Clovis City Council
November 4, 2024

Home Place Master Plan
The Home Place Master Plan covers approximately 310 acres identified as the Gettysburg/Ashlan master plan community in the Loma Vista Specific Plan. The master plan will accommodate a mixture of single-family and multifamily units as well as neighborhood commercial uses and open space amenities integrated with Dog Creek and its tributaries. The annexation of the area was approved by LAFCO on March 8, 2023. As of October 2023, the developer is working on the final map and civil improvement plans for the first Phase of development and submitted an initial draft of the plans in September of 2023. Construction is expected to commence as soon as the improvement plans are approved, which will also allow the final map for the first phase to record. This project is counted in the sites inventory as a pipeline project.

The land use diagram is provided in Figure 6-6 and land use designations are described in Table 6-10. The master plan provides general land use and design direction for all types of proposed development, with more specific development standards identified for single-family residential development based on lot size. Multifamily and commercial uses will be subject to applicable standards identified in the Loma Vista Specific Plan and the Development Code.

Table 6-10 Home Place Master Plan Proposed Land Uses
Proposed Development Description Proposed Zoning District / Land Use Residential Density 1,174 Single-Family Units A mixture of single-family residential units with varying lot sizes.

Single-Family Planned Residential
Development (R-1-PRD) and open
spaces/parks
Maximum overall residential
density is 4.8 du/acre.
132 Multifamily Units Comprised of 22 6-Plexes. High Density Multifamily (R-3) Neighborhood
Commercial Uses
TBD – Future neighborhood commercial
projects will submit proposed designs
for review, in compliance with
Development Code requirements.

Neighborhood Commercial (C-1) N/A
Historic Home Place Site Interactive agricultural museum with orchards and a public gathering site.

Commercial Recreation (C-R) N/A
Source: City of Clovis Home Place Master Plan Draft, 2022.

Other Area Plans
Heritage Grove Development Co. Specific Plan
Heritage Development Company is preparing a specific plan that encompasses approximately 900 acres of land within the Northwest Urban Center located north of Shepherd Avenue to Behymer Avenue, east of Willow Avenue to Sunnyside Avenue. The proposed land use plan (see Figure 6-7) identifies different planning areas, or sites, ranging from 1.5 to 47.5 acres. The plan designates the area for mixed use, residential, commercial, business campus, public, and park uses. The Heritage Grove Development Co. Specific Plan includes a range of residential uses including Very Low Density Residential (0.6 – 2.0 du/ac), Low Density Residential (2.1 – 4.0 du/ac), Medium Density Residential (4.1 –

7.0 du/ac), and Medium High Density Residential (7.1 – 15.0 du/ac). In addition, the plan provides planning areas designated as Mixed Use Village, which allows residential up to 43 du/ac.

The sites inventory includes the “Urban Center” portion of the Heritage Grove Development Co. Specific Plan that is included in the Willow Corridor RHNA Annexation, which was annexed in 2023, prior to the start of the planning period, and is within the Heritage Grove Development Co. Specific Plan area. In addition, the sites inventory includes Heritage Grove Development Co. – Phase 1 as well as TM6343 – Wilson (Project A-1), both of which are assumed to be annexed early in the planning period and are within the Heritage Grove Development Co. Specific Plan area. 453
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Figure 6-6 Home Place Master Plan Proposed Land Use Plan

Source: City of Clovis Home Place Master Plan Draft, 2022 454
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Figure 6-7 Heritage Grove Specific Plan Proposed Land Use Plan

Source: City of Clovis Heritage Grove Specific Plan Draft, 2021. Ascent 2023. 456
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Heritage Grove City Center Villages Master Plan
The Heritage Grove City Center Villages Master Plan was originally adopted by the City Council on May 20, 2019. The master plan encompasses approximately 210 acres and includes both City Center Village North and South. The plan area is currently outside of city limits and has a previously prepared master plan, is prezoned, and is projecting annexation prior to the start of the sixth cycle planning period (December 31, 2023).

The master plan designates different uses for planning areas as shown in Figure 6-8, and will generally allow for a variety of housing types including small-lot single-family detached homes, medium-density single-family cluster developments, and higher density residential products such as townhomes and apartments. The master plan also establishes development standards specific to each land use designation, which tend to be more flexible relative to standard Development Code requirements by allowing reduced setbacks, smaller minimum lot sizes, and increased maximum building heights.

Conclusion
The City’s land use controls provide for a balance of non-residential and residential uses at varying density and intensity to meet the needs of Clovis residents. The City allows for by-right multifamily development in medium to high density zoning districts.

The recent density and height increase in the R-3 zone removed a barrier to multifamily housing in the City. The General Plan focus areas and specific plan areas identify land for higher density residential development and often establish more flexible development standards to encourage development. However, inconsistencies between standards for General Plan designations and Development Code zoning districts create confusion about which development standards apply. The City is conducting an evaluation of its current General Plan which may lead to the initiation of a comprehensive General Plan update within the planning period. The Housing Element includes a program to conduct a comprehensive Development Code update following the completion of the General Plan update. A lack of clarity regarding the wide variety of residential land use types identified in the Development Code (see Table 6-3) may also pose a potential constraint to development. This is analyzed further in the Zoning for Variety of Housing Types section later in this chapter.

Parking Requirements
The Development Code outlines citywide parking requirements for residential development as well as specific parking requirements applicable to residential and mixed use development within the Central Clovis Specific Plan and Loma Vista Specific Plan, which contain unique parking standards.

Citywide Parking Requirements
The citywide residential parking requirements vary by housing type and number of bedrooms for multifamily units:
• Single-family dwellings are required to provide a minimum of two covered spaces, not in tandem. • Accessory dwelling units are required to provide one additional parking space, except as allowed by Government Code Section 65852.2.
• Residential planned unit developments are required to provide two covered spaces per units, as well as one covered or uncovered guest space. Tandem parking cannot be used to satisfy this requirement. Applicants may request to reduce off-street parking as part of the planned development permit if they can demonstrate that the project is still able to meet anticipated parking demand. • Parking spaces for multifamily developments vary by number of bedrooms. Studio, one-bedroom, and two- bedroom units are required to provide two spaces per unit, and units with three bedrooms or more are required to provide three spaces per unit. At least one space per unit must be covered. • Condominiums are required to provide two covered spaces and one covered or uncovered guest parking space per unit.
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Figure 6-8 Heritage Grove City Center Villages Master Plan Land Use Plan

Source: City of Clovis Heritage Grove City Center Villages Master Plan, 2019.

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• Mobile home parks are required to provide one covered space per mobile home, and one guest parking space per 10 mobile homes. Guest parking areas must be located separately from mobile home spaces. • Parking requirements for mixed use projects are set either through the Conditional Use Permit process, or through adoption of a master plan for areas within the M-U Overlay District.

The Development Code also outlines parking requirements for special housing types, including a variety of senior housing products. Table 6-11 shows the parking requirements for special housing developments.

Table 6-11 Parking for Special Housing Developments
Type of Housing Required Parking Spaces
Domestic violence shelters Determined through Conditional Use Permit, or by Planning Director Group quarters (including boarding houses, rooming
houses, dormitories and organizational houses)
1 space for each sleeping room
Senior housing projects, semi-independent/dependent
units

0.5 spaces per unit (At least half of total spaces must be covered.), plus 1 guest parking space for each 10 units.

Senior housing projects, independent 1.25 spaces per unit, plus 1 space for each employee or as established by Conditional Use Permit.

Assisted living facility 1 space for each 400 square feet of gross floor area, plus 1 space for every 3 employees.

Source: City of Clovis Development Code, 2022.

State density bonus law (Government Code Section 65915) imposes statewide parking standards that a jurisdiction must grant upon request from a developer of an affordable housing project that qualifies for a density bonus. The parking standards are summarized in Table 6-12. When local parking requirements are higher, the statewide parking standards supersede the local requirements. The developer may request these parking standards even if they do not request the density bonus. These numbers are the total number of parking spaces including guest parking and accessible parking. Relative to citywide parking requirements, statewide parking standards offer a reduction in the required amount of parking spaces. The City’s density bonus ordinance incorporated these statewide parking standards and allows affordable housing projects to request additional reductions beyond state standards as an incentive. This was implemented for Butterfly Gardens, which provided 0.5 spaces per unit.

Table 6-12 Statewide Parking Standards for Affordable Housing Number of Bedrooms Number of On-Site Parking Spaces
0 to 1 bedroom 1
2 to 3 bedrooms 1.5
4 or more bedrooms 2.5
Source: California Government Code Section 65915.

Central Clovis Specific Plan Parking Requirements
The citywide parking requirements are applicable to the Central Clovis Specific Plan Area, except for the following:
• No parking is required in the Parking Business Improvement Area in PA-1. • Only one of the two spaces required for single-family homes must be covered in the Garden Residential planning area (PA-8)
• In the Landmark District (PA-9), off-street parking requirements will be established through a master plan adopted for the area since it is designated as M-U Overlay District; in the interim any proposed uses would be subject to the standards in the development code.
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Loma Vista Specific Plan Parking Requirements
The citywide parking requirements are also applicable to the Loma Vista Specific Plan Area, except within master planned community areas, which may establish unique parking requirements, and with the exceptions described for the Loma Vista Community Centers North and South Master Plan.

Loma Vista Community Centers North and South Master Plan Parking Requirements The parking requirements outlined in the Loma Vista Community Centers North and South Master Plan are consistent with the citywide parking requirements, except for the following:
• In the Main Street Planning Area (PA-1), studio, one-bedroom, and two-bedroom units are required to provide only one covered parking space. Three-bedroom units must provide one covered space and one uncovered space. In the case of a live-work unit, 0.5 additional spaces are required. • Senior housing projects are to provide one covered space per unit and 0.25 uncovered spaces per unit in independent living developments or 0.50 covered spaces per unit in semi-independent living developments. • In the High Density Residential Planning Area (PA-7A), single-family homes are required to provide one covered parking space and 0.5 uncovered spaces per home. In the case of a live-work unit, 0.5 additional spaces are required.

Conclusion
In response to a program included in the 2015-2023 Housing Element, the City reviewed its parking requirements and adopted an amendment to the Development Code in 2018 to remove guest parking requirements for multifamily residential. Although this amendment reduced multifamily parking requirements, the existing parking requirements are still high relative to those in other jurisdictions, specifically for studio and one-bedroom units and units with 3 or more bedrooms. During the stakeholder consultations for the Housing Element Update, developers cited the parking requirements for multifamily housing as a barrier to achieving the maximum densities. Further, the requirement of one space per sleeping room for group housing poses an added constraint to developing group housing that is not required of other residential uses in the same zone. The Housing Element includes a program to further review residential parking standards and modify standards to remove any identified barriers, including a commitment to reduce parking required for group homes, as well as studio and one-bedroom multifamily housing units and multifamily housing units with three or more bedrooms.

Site Improvements
The Municipal Code requires housing developers to provide wiring for electrical and telecommunications, including undergrounding of utilities for all residential development. For projects located on public streets, dedication of right- of-way, pavement restoration, and other street improvements are required when necessary to maintain acceptable service to the project site and/or vehicular and pedestrian safety. For multifamily units, developers are also required to provide trash enclosures for solid waste storage and collection.

Chapter 9.110 of the Development Code requires the following site improvements for land subdivision:
• water supply, distribution, and fire protection system; • sanitary sewage collecting and pumping system;
• storm drainage system;
• City-approved conditions, covenants, and restrictions providing standards for maintenance of private facilities (including private streets and common spaces);
• monuments when required by City Engineer;
• underground public utilities connections;
• access rights for local cable television system infrastructure; 461
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• street alignment plan that shows proposed street network is consistent with minimum width and curve radius requirements shown in Table 6-13
• street lighting, street signs, and street names;
• bicycle/walking paths and hiking/equestrian trails with access to multiple use trails when designated by the General Plan or an applicable Specific Plan; and
• dedication of rights-of-way or granting of easements when necessary for the proper layout and maintenance of facilities.

The Loma Vista Specific Plan and Central Clovis Specific Plan require site improvements consistent with the Municipal Code, with some variation in street width requirements. The Central Clovis Specific Plan also provides specific details on suitable landscaping, lighting fixtures, and other streetscape furnishing by street section.

Table 6-13 City of Clovis Street Standards
Street Type
Standard Minimum Widths
Minimum Curve Radius
Overall Curb to Curb Median
Alley (one-way) 20 ft. Clear width None 200 ft.

Alley (two-way) 24 ft. Clear width None 200 ft.

Arterial streets Varies 80 ft. 16 ft. 600 ft.

Collector streets Varies 64 ft. None 600 ft.

Cul-de-sac streets 50 ft. 36 ft. None 200 ft.

Expressways Varies 86 ft. 16 ft. 600 ft.

Industrial streets 62 ft. 48 ft. None 200 ft.

Local streets 50 ft. 36 ft. None 200 ft.

Street intersections Right angles preferred, not less than 75 degrees.

Source: City of Clovis Municipal Code, Chapter 9.110.

As shown in Table 6-13, the City mandates a 50-foot right-of-way for local streets. This layout consists of a 36-foot- wide roadway with parking available on both sides with 5-foot sidewalks and 2-foot parkway strips on each side. This specific configuration has proven to be the optimal choice for enhancing the quality of life for Clovis residents. It ensures safe pedestrian walkways on both sides of the street while maintaining ample parking. Crucially, this layout represents the most space-efficient option that aligns with the preferences of Clovis residents while addressing the important need for emergency and public utilities vehicles to navigate through the area unimpeded. The Fire Department has raised concerns about response time delays in neighborhoods with narrower streets that hinder their vehicle maneuverability. Previous experiments with narrower streets than current standard have resulted in reductions in emergency and public utilities vehicle maneuverability.

Conclusion
The City’s street width requirements may be higher than other nearby jurisdictions. During stakeholder workshops, local developers indicated that the City’s street width requirements exceed those of Fresno County, especially for cul- de-sacs and local streets. As a result, developers have opted to develop private streets in order to maximize buildable area on the project site, resulting in increased project costs. However, the City’s local street width standards provide for optimal emergency vehicle access and are considered essential to community safety.

City staff estimates that per-unit costs of required on- and off-site improvements range between $27,000 and $80,000 for single-family developments, having an average cost of around $46,000 per unit. The cost of on- and off- site improvements for a recent multifamily development at 14 units per acre was approximately $32,000 per unit. Site improvement costs comprise a fraction of total development costs and are not considered a significant constraint to housing.
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Open Space Requirements
The Development Code requires that all required setback areas visible to the public are landscaped. There are no explicit minimum open space requirements for single-family homes. Projects including two or more units are subject to the City’s Multifamily Residential Design Standards, which require a minimum of 260 square feet of private and/or common open space per dwelling unit. Ground-level private open space must be at least 10 feet while balcony space must be at least six feet. Projects with 25 units or more are also required to provide a children’s play area that is at least 600 square feet. Multifamily projects may request flexibility from these open space requirements through the site plan review process.

Conclusion
The City’s open space requirements are generally consistent with requirements of other jurisdictions. The City has not received any development proposals that request a deviation from open space requirements, suggesting that it is not a constraint on development.

Building Codes and Their Enforcement
The City of Clovis has adopted the current edition of the California Building Standards Code, excluding Chapter 29, “Plumbing Systems,” and including Appendix J, “Grading.” The City is subject to building energy efficiency standards defined under Title 24, Part 6 of the California Code of Regulations. In addition, the City adopted the current edition of the California Energy Code, California Plumbing Code, and the California Mechanical Code by reference. The City also adopted the current California Fire Code, which incorporates the 2018 International Fire Code by reference.

The City administers a code enforcement program that aims to preserve and maintain the livability and quality of neighborhoods. Code enforcement staff are informed of violations on a complaint basis and investigate violations of property maintenance standards as defined in the Municipal Code as well as other complaints. When violations are identified or cited, staff encourage property owners to seek assistance through the rehabilitation assistance programs offered by the City.

Conclusion
The intent of the codes is to provide structurally sound, safe, and energy-efficient housing. The City is required to adopt California’s Building Standards Codes and Title 24, which is necessary for public safety and has not been shown to act as a constraint on housing development.

Processing and Permitting Procedures
Planning is an essential part of the development process. Good planning can mean the difference between an average development and an excellent development that meets the community’s expectations. Before development can occur, obtaining certain permits and approvals will be required. However, excessive processing time may act as a constraint on the production of housing because it increases carrying costs to the developer for land and financing.

The City of Clovis places a strong emphasis on customer service and satisfaction. The City’s Planning and Development Services Department is organized to include planning, engineering, and building inspection staff as divisions within the same team. This organization allows the department to provide consistent information on all stages of the development process to clients, from initial scoping to final approval. Recognizing the complexity of the development process for property owners and developers, the City of Clovis offers easy-to-read handouts, application forms, and current fee schedules (available in paper or on the website) to help developers and homeowners better understand the local planning and development procedures. Permit applications, fees, forms, and checklists are publicly available on the City’s website.

Typical processing and permitting procedures and timelines for residential development are described below. The City complies with the Housing Accountability Act and the Permit Streamlining Act. Although the City’s findings are subjective, the City does not deny or reduce density unless it is inconsistent with objective standards. The City meets 463
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timelines in the Housing Accountability Act and Permit Streamlining Act and has taken steps to streamline the development approval process, as described below.

Preliminary Review Process
Clovis encourages prospective developers to submit preliminary plans for a pre-application conference with either staff or the Development Review Committee before formal submittal of any applications. The City provides detailed feedback to inform the developer of any applicable General Plan or specific plan policies that may apply to the development project, specifics on processing procedures, and potential alternatives or modifications that may facilitate the review process. While this information is non-binding, this preliminary review provides valuable information to developers at the early stage of the planning process, which can minimize developer time and money by reducing the application processing time and increasing the likelihood of approval.

Planning Entitlements
The City has several planning permit types and the processing varies based on the level of environmental review required for a proposal. The City encourages concurrent processing of applications and considers all entitlement applications, including the applicable environmental document(s), at public hearings before the Planning Commission and City Council.

For development of multiple residential units on a site, minor projects (projects exempt from CEQA) are reviewed at a staff level. Staff-level review is available for single-family homes. The City has also implemented code amendments to streamline the approval of multifamily housing. Section 9.77.050 of the Development Code specifies that all multifamily projects and the muti-family portion of mixed use projects are processed as "Multifamily Residential Development Review" (MFRDR) applications, which are ministerial, exempt from CEQA, and only appealable by applicants. The site plan review process is used when a project does not comply with the multifamily objective standards. Minor deviations from development standards may also be granted at staff-level, as described below.

Accessory dwelling units and Senate Bill (SB) 9 lot splits are also reviewed at a staff level, consistent with state law.

Residential developments that require further environmental review such as a Negative Declaration or Environmental Impact Report (EIR) are generally reviewed at a public hearing by the Planning Commission. Residential proposals that include planned developments and/or a request to amend zoning or General Plan requirements must be reviewed by the City Council. Project applications are reviewed by several divisions and applicants are provided feedback on compliance with City standards and information on requirements in later phases of the project (construction, operation, etc.).

Senate Bill 35 Approvals
SB 35 requires jurisdictions where fewer building permits have been issued than needed to meet their RHNA to provide a streamlined, ministerial entitlement process for housing developments that incorporate affordable housing. In 2022 in Clovis, multifamily projects providing at least 50 percent affordable units that meet all objective standards are eligible for ministerial (i.e., staff-level) approval under SB 35. However, to be eligible projects must also meet several other criteria, including prevailing wage requirements for projects with more than 10 units. In order for applicants to take advantage of SB 35, per Government Code Section 65913.4 (10)(b)(1)(a) et seq. they need to submit a Notice of Intent and jurisdictions need to give Native American tribes an opportunity for consultation. In December 2019, the City adopted Multiple Family Residential Design Standards, which establish objective design criteria for reviewing multifamily projects. The City has also developed a streamlined, ministerial review process for eligible housing projects consistent with SB 35.

Senate Bill 330
SB 330, the Housing Crisis Act of 2019, established specific requirements and limitations on development application procedures. In addition, SB 8, passed in 2021, extended the sunset date of the Housing Crisis Act provisions through January 1, 2030. The bill allows a housing developer to submit a “preliminary application” to a city for a housing development project. Submittal of a preliminary application allows a developer to provide a specific subset of information on the proposed housing development before providing the full amount of information required by the City for a housing development application. Submittal of the preliminary application secures the applicable 464
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development standards and fees adopted at that time, subject to certain exceptions. If the applicant fails to timely submit a regular application within 180 days or does not complete the application within 90 days after being told the application is incomplete, the preliminary application will expire.

The City has developed a preliminary application form consistent with SB 330 that is publicly available online. In addition, the bill limits review of a complete application requiring no legislative approval to no more than 5 total City- held public meetings (e.g., Planning Commission, City Council, or community meeting), again with certain exceptions. The City complies with these requirements.

Site Plan Review for Single-Family Homes
Site plan review is a staff-level approval process completed for subdivision tract maps prior to recordation that considers development standards and applicable design criteria. It is often required for residential subdivisions as a condition of approval to ensure that any improvement plans and construction plans are consistent with the approved subdivision map and Development Code prior to the issuance of any building permits. Applications are evaluated for compliance with the Municipal Code including zoning and development standards, consistency with applicable design guidelines, and consistency with the General Plan and any applicable specific plan.

Multifamily Residential Design Review
The City’s Multi-Family Residential Design Review (MFRDR) provides objective standards for streamlined review of multifamily housing developments. MFRDR is limited to the physical aspects of the proposed development and does not grant the City discretion over the use itself. All projects that include two or more attached residential units are subject to design review. Eligible projects are reviewed for consistency with the City’s Multiple Family Residential Design Standards, which establish objective and quantifiable standards for reviewing multifamily residential projects.

Deviations from the design standards can be considered through the Site Plan Review process. The Director may approve a Design Review request without a public hearing if the proposed development is found to be:
• Allowed within the subject zoning district;
• In compliance with all applicable provisions of the Development Code that are necessary to carry out the purpose and requirements of the subject zoning district, including prescribed development standards and applicable objective multifamily residential development standards; • In compliance with all other applicable provisions of the Municipal Code; and • Consistent with all objective policies and standards identified in the General Plan and any applicable specific plan.

Subdivisions
The City requires submission and approval of a tentative parcel or tract map for any development project requiring the creation of new parcels, consistent with the Subdivision Map Act. Tentative parcel maps are required for proposals including the creation of four or fewer parcels. The Planning Director is the review authority for tentative parcel maps, unless the proposal is filed concurrently with an application that is otherwise required to be reviewed at a public hearing or the Planning Director determines the proposal is controversial. Tentative tract maps are required for proposals including the creation of five or more parcels. The Planning Commission is the review authority for tentative tract maps, following a recommendation from the Planning Director. The review authority must make findings in order to approve a tentative map, consistent with Subdivision Map Act Sections 66474 and 66474.6.

A tentative parcel map is not required for eligible housing projects in the RHN overlay if the City Engineer can make a finding that the proposed map is consistent with the Municipal Code, Map Act, and other applicable regulations related to parcel size, zoning, and density.

Parcel maps are required to complete the subdivision review process for land divisions creating four or fewer parcels.

Tract maps are required for subdivisions of five or more parcels. Both parcel maps and tract maps must be filed with the City Engineer within the applicable time limits on the tentative map. After determining that the parcel map is technically correct and all conditions of approval are sufficiently met, the City Engineer may approve the parcel map and distribute to the County Recorder for recordation of the map. Tract maps are reviewed by the City Council, 465
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following recommendation from the City Engineer. The City Council must approve the final map if it conforms to all requirements of the Map Act, provisions of the Development Code in place at the time the tentative map was approved, and is in substantial compliance with the approved tentative map.

Lot Line Adjustments and Parcel Mergers
Lot line adjustments between no more than four parcels may also be approved by the Planning Director if the following findings can be made:
• The proposed lot line adjustment is consistent with the General Plan, Development Code, and any applicable specific plan; and
• The proposed lot line adjustment will not adversely affect public health and safety.

Contiguous parcels may be merged in compliance with the Map Act if the Planning Director can make the following findings:
• The parcels to be merged at the time of merger are under common ownership; • The parcels as merged will not be deprived of legal access as a result of the merger and access to the adjoining parcels will not be restricted by the merger; and
• All current and any delinquent taxes have been paid on all affected parcels.

Use Permits
A use permit is required for uses that have unique characteristics or special form in order to evaluate their effect on the surrounding environment for a particular location. The City identifies two types of use permits; administrative use permits are ministerially approved at a public hearing by the Planning Director, conditional use permits are discretionary entitlements approved at a public hearing by the Planning Commission.

An administrative use permit provides for a ministerial review of a proposed use to analyze compatibility with surrounding area and ensure that any potential detrimental impacts are properly mitigated for in the design, scale, or operating characteristics of the proposal. Proposals are reviewed for compliance with specific standards established for the use. The only residential use types that are subject to an administrative use permit are small domestic violence shelters in residential zones and caretaker housing.

Administrative use permits are approved at a public hearing by the Planning Director, if the Planning Director can make all of the following findings:
• The proposed use is conditionally allowed within, and would not impair the integrity and character of, the subject zoning district and is in compliance with all of the applicable provisions of the Development Code; • The proposed use is consistent with the General Plan and any applicable specific plan; • The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses and would not create significant noise, traffic, or other conditions that may be objectionable or detrimental to other allowed uses operating nearby or adverse to the public interest, health, safety, convenience, or welfare of the City;
• The subject parcel is physically suitable in size and shape for the type and density/intensity of use being proposed;
• There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety; and • The proposed project has been reviewed in compliance with the provisions of CEQA and there would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless findings are made in compliance with CEQA. 466
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A conditional use permit provides for a discretionary review of conditional uses for which the public benefit must be weighed against potential negative impacts to the surrounding area. Conditional use permits are required for condominium and community apartments, senior assisted living facilities, single room occupancy units, homeless emergency shelters in the R-3 zone, large domestic violence shelters with capacity of 30 persons or more, parolee/probationer homes in the R-3 zone, sober living homes greater than 16 persons, and group living uses with 7 persons or more residents in the R-3 zone. Multifamily residential projects that exceed maximum height standards are also required to obtain a conditional use permit. Conditional use permits may be approved by the Planning Commission following a public hearing, if the Commission finds that the project meets all of the findings listed above.

The City recognizes that these findings are subjective and so the City cannot deny a use permit application for a housing development project, or reduce the project’s density, unless the project fails to conform with objective standards or the City can make the “specific health or safety” finding required by the Housing Accountability Act.

Variances and Minor Deviations
Variances provide for deviations from the Development Code to address practical difficulties, unnecessary hardships, or results inconsistent with the general purposes of the zoning district. The Planning Director may approve a minor deviation up to a maximum of 10 percent for the following standards:
• Allowable height of a fence, hedge, or wall;
• Waiver of wall or fence requirements in commercial and industrial zoning districts; • Waiver of residential district equivalent setback requirements for projects sited in a commercial or industrial zoning district;
• Distance between structures;
• Parcel coverage;
• Parcel dimensions and area;
• Reconstruction or remodeling of a nonconforming structure; and • Setbacks.

A variance may be approved by the Planning Commission, following a public hearing, and can be requested to adjust any of the requirements within the Development Code, except for land use regulations. A public hearing is not required for a Director approval of a minor deviation. The Planning Director or Planning Commission may approve a variance or a minor deviation, only if the following findings can be made:
• There are special circumstances applicable to the property, including location, shape, size, surroundings, or topography so that the strict application of the Development Code denies the owner the property privileges enjoyed by other property in the vicinity and under an identical zoning district classification; • Granting the variance or minor deviation:
 Is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the area and zoning district and unavailable to the property for which the variation or minor deviation is sought;
 Would not be detrimental to the public health, safety, or welfare, or injurious to the property or improvements in the vicinity and zoning district in which the property is located;  Does not constitute a special privilege inconsistent with the limitations upon other property in the area and zoning district in which the property is located;
 Does not allow a use or activity which is not otherwise expressly authorized by the regulations governing the subject parcel; and
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• The project has been reviewed in compliance with the provisions of CEQA.

Similar findings are required by state law to grant a variance. The City does not have records of any recent requests for variances and minor deviations for multifamily residential projects.

Planned Development Permits
A planned development permit is a discretionary entitlement that offers a pathway to allow design flexibility for complex development projects that incorporate innovative site planning and enhanced amenities. A planned development permit is required for all development in the R-1-PRD zoning district and may be requested by the applicant for residential, office, commercial/mixed use, and business campus-type developments. A planned development permit may be approved by the City Council and can incorporate modifications to any requirements within the Development Code, except for General Plan density, intensity, or land uses allowed by the base zoning.

Chapter 9.66 outlines minimum development standards for planned residential developments, including:
• Design requirements,
• Equipment and material storage,
• Gates and vehicle access,
• Minimum yard areas,
• Space between structures,
• Undergrounding of utilities, and
• Establishment of an owners’ association to maintain common areas and enforce the covenants, conditions, and restrictions.

The City Council may approve a planned development permit, following a public hearing and a recommendation from the Planning Commission, upon finding that:
• The planned development would:
 Be allowed within the subject base zoning district;
 Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan;
 Be generally in compliance with all applicable provisions of this Development Code relating to both on- and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of the Development Code and the subject base zoning district, including prescribed development standards and applicable design guidelines; and
 Ensure compatibility of property uses within the zoning district and general neighborhood of the proposed development.
• The proposed project would produce a comprehensive development of superior quality (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, increased amounts of landscaping and open space, improved solutions to the design and placement of parking facilities, incorporation of a program of enhanced amenities) than what might otherwise occur from more traditional development applications;
• Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare;
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• Proper on-site traffic circulation and control is designed into the development to ensure protection for the fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in the Development Code; • The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development; and
• The design, location, operating characteristics, and size of the proposed development would be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection.

Processing Timelines
Table 6-14 shows the approval body and typical processing times for the City’s permitting and processing procedures. These timelines are consistent with the Permit Streamlining Act and are not considered a constraint on housing development.

Table 6-14 Local Development Processing Times
Item Approximate Length of Time to Public Hearing
Conditional Use Permit 9 to 15 Weeks to Commission
13 to 19 Weeks to Council
Site Plan Review 8 Weeks (does not require public hearing) Tentative Parcel Map 8 Weeks
Tentative Tract Map 9 to 16 Weeks
Variance 9 to 16 Weeks
Zoning Amendments or Zone Change 13 to 20 Weeks
Environmental Document (Not including EIRs) 10 to 20 Weeks General Plan Amendment 13 to 22 Weeks
Source: City of Clovis, 2022.

Typical Single-Family and Multifamily Development Processing and Procedures Processing procedures vary by the residential use and the size of the proposed development. Single-family homes are permitted by right in the A, R-R, R-A, R-1, and R-1-MD, and R-2 zoning districts. Deviations to the Development Code must be reviewed as part of a variance, minor deviation, or use permit subject to discretionary review.

Multifamily developments in the R-2, R-3, and R-4 zoning district may also be processed through a MFRDR at the staff level, if the development is consistent with development standards and land use requirements. Minor deviations from certain development standards can be approved by the Planning Director or Planning Commission, following a public hearing.

Typical processing procedures and time by project are shown in Table 6-15.

Table 6-15 Typical Processing Procedures by Project Type Development Type Typical Approval Requirement Approving Authority Total Typical Processing Time Accessory Dwelling Unit Building Permit Building Department 30 Business Days Single-Family Unit Building Permit Building Department 30 Business Days Multifamily Multifamily Residential Design Review Director 6 Weeks Residential subdivision Tentative Tract Map Planning Commission 9 to 15 Weeks Planned Residential Development Planned Development Permit City Council 13 to 19 Weeks Source: City of Clovis, 2022
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Conclusion
The City’s review processes allow for efficient review of ministerial and discretionary requests for single-family and multifamily residential projects. Processing procedures are consistent with state law and do not pose a constraint to housing development. The City has implemented amendments to the development code to streamline the approval of multifamily residential developments, providing ministerial approval of any multifamily development that is consistent with objective standards. Ministerial approval of multifamily development applications is now completed by staff in about six weeks.

Fees and Exactions
The City of Clovis collects various fees from developments to cover the cost of processing permits. The current (2022) planning application fees are publicly available on the City’s website. Table 6-16 summarizes the building permit fees and Table 6-17 summarizes the planning fees applicable to housing construction.

Table 6-16 Building Permit Fees, 2022
Permit Type Fee
Building Permit Fee
Residential, one- and two-family $122 - $156
Residential, multiple family $113 - $167 per square foot Electrical Fees
Permit Issuance $38
Plan Check 25% of electrical fee permit
Mechanical Fees
Permit Issuance $38
Residential Fee (0-750 sf) $28.50
Residential Fee (751-1500 sf) $38
Residential Fee (1501-2500 sf) $57
Residential Fee (2501-3600 sf) $76
Residential Fee (3600+ sf) $95
Manufactured Home $47.50
Plumbing Fees
Supplement Permit Issuance $19
Plan Check 25% of plumbing fee permit
Single-Family Residential (one bath) $95
Single-Family Residential (extra bath) $38

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Table 6-17 Planning Permit Application Fees
Permit Type Fee
Site Plan Review
Site Plan Review – Single-Family Residential Amendments $875 Site Plan Review – Single-Family Residential Subdivision $4,600 + $60/building permit Site Plan Review – 1-4 Multifamily Residential Units $4,125 + $55/unit Site Plan Review – 5+ Multifamily Residential Units $5,725 +$55/unit Site Plan Review – Multifamily Residential (requiring Planning Commission hearing) $9,675 + $55/unit Site Plan Review Amendment ½ Established Fee
Site Plan Review Exterior Amendment/Amendments to Conditions $1,350 Multifamily Design Review
Design Review – 1-4 units $4,125 + $55/unit
Design Review – 5+ units $5,725 + $55/unit
Design Review Amendment ½ Established Fee
Subdivisions
Lot Line Adjustment – Minor (involving one lot line) $1,100 Lot Line Adjustment – Major (involving multiple lot lines) $1,550 Tentative Parcel Map $6,850
Final Parcel Map $2,150 $55/lot or unit
Tentative Tract Map, Planning Commission hearing $11,075 + $55/lot or unit Tentative Tract Map, Planning Commission & City Council hearings $13,475 + $55/lot or unit Final Tract Map $3,100 + $30/lot or unit
Tentative Tract Map – Amendment/Amendment to Conditions ½ Base Fee Refilling of an Expired Tentative Tract Map ½ Established Fee Use Permits
Administrative Use Permits $1,650
Conditional Use Permit $7,675
Conditional Permit, City Council hearing $9,375
Planning Development Permit $10,125 + $35/lot or unit
Conditional Use Permit Amendment $5,925
Conditional Use Permit Extension $2,500
Variance
Minor Deviation $825
Variance – Single-Family Residential $4,950
All Other Variances $7,550
Zoning
Staff Research & Document Preparation (Deferment Agreements, Zoning Confirmations, etc.) $119/hr (1 hr. min) Determination of Use $4,525
Rezone/Prezone $13,050 + $55/acre
Mixed Use Zone $14,800 + $55/acre
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Table 6-17 Planning Permit Application Fees
Permit Type Fee
Master Plan Community Overlay District $17,900 + $55/acre Master Plan Community Overlay District Amendments – Minor Amendment $1,350 Master Plan Community Overlay District Amendments – Major Amendment ½ Base Fee Appeals
Appeal to Planning Commission $3,075
Appeal to City Council $1,625
Environmental Review
EIR or EA by consultant hired by the City Cost + 15% ($10,000 initial deposit) Categorical Exemption $1,075
Negative Declaration $4,075
Mitigated Negative Declaration $5,000
NEPA compliance Actual Cost
Note: Fees are typically updated annually.

Source: City of Clovis, 2022.

The financing of public facilities and services for new development is funded in part by exactions and fees levied against development projects in proportion to the anticipated fiscal impacts on the jurisdiction. Although these fees are necessary to cover costs, they can also have substantial financial impact on the development of housing, particularly affordable housing.

In 2022, the City approved rate increases for development impact fees by approximately 15 percent. The fee increases were evaluated based on the Construction Cost Index developed by the California Department of General Services, Real Estate Division, which reflects trends in statewide construction costs.

The City’s development impact fees are listed in Table 6-18 below and are publicly available on the City’s website.

Table 6-18 Development Impact Fees, 2022
Type Fee
Impact Fees
Clovis Unified School District Fee $5.36 per square foot Park Acquisition and Development Fee $5,354 per unit
Community Sanitation Impact Fee
Single-family lot
Multifamily/non-residential
Per Unit
$481
$396
Library Facilities Impact Fee
Single-family lot
Multifamily, assisted living/group homes
Per Unit
$760
$621
Loma Vista Specific Plan Impact Fees:

Neighborhood Park Deposit
Community Centers Master Plan Zone District Program Fee

$5,395 per unit
$1,591 per net acre
Growth Area Impact Fees
Fire Department Fee $2,347 per unit
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Table 6-18 Development Impact Fees, 2022
Type Fee
Police Department Fee $1,134 per unit
Infrastructure Fees
Water Major Facilities
• Low density single-family (less than 4.5 units per unit) • Low/medium density single-family (7.1-7.5 units per acre) • Low/medium density multifamily (14.6-15 units per acre) • Medium density multifamily (19.6 to 20 units per acre) Per Unit
$8,580
$5,445
$4,058
$3,518
Water oversize $1,682 per gross acre
Water front frontage $27.40 per linear foot
Non-potable water system $2,454 per gross acre
Water Meters
¾”
1”
1 ½”
2”
3”
4”
6”
Each
$341
$424
$1,227
$1,391
$1,919
$2,993
$5,220
Water Supply (Inside Fresno Irrigation District):
• Low density residential (2.1-4.0 units per acre)
• Medium high density residential (7.1-15.0 units per acre) • High density residential (15.1-25.0 units per acre)
• Very high density residential (25.1-43.0 units per acre) Water Supply (Outside Fresno Irrigation District)
• Low density residential (2.1-4.0 units per acre)
• Medium high density residential (7.1-15.0 units per acre) • High density residential (15.1-25.0 units per acre)
• Very high density residential (25.1-43.0 units per acre) Per Gross Acre
$9,100
$13,540
$21,310
$35,740

$13,880
$18,320
$26,090
$40,520
Sewer Major Facilities
• Single-family residential
• Multifamily residential
Per Unit
$9,325
$7,554
Sewer oversize $1,190 per gross acre
Sewer front frontage $22.64 per linear foot
Sewer house branch connection
4” lateral
6” lateral
Per Linear Foot
$136
$138
Utility Undergrounding (See Figure 6-9 for Area Map)
Area 1
Area 2
Area 3
Area 4
Area 5
Administrative Fee (All Areas)
Per Gross Acre
$8,692
$0
$8,268
$7,960
$0
+1.5% total fee
Street Fees1,2 (See Figure 6-9 for Area Map)
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Table 6-18 Development Impact Fees, 2022
Type Fee
Area 1:

Low/medium density single-family residential (2.1-7 units per acre) Multifamily residential (7.1-43 units per acre)
Per Unit
$9,281
$5,563
Area 2:

Low/medium density single-family residential (2.1-7 units per acre) Multifamily residential (7.1-43 units per acre)
Per Unit
$592
$351
Area 3:

Low/medium density single-family residential (2.1-7 units per acre) Multifamily residential (7.1-43 units per acre)
Per Unit
$189
$110
Area 4:

Low/medium density single-family residential (2.1-7 units per acre) Multifamily residential (7.1-43 units per acre)
Per Unit
$9,374
$5,619
Area 5:

Low density single-family residential (2.1-4 units per acre) Medium density single-family residential (4.1-7 units per acre) Multifamily residential (7.1-43 units per acre)
Per Unit
$4,894
$4,890
$2,932
Note: Fees are typically updated annually
1 Street fees are collected for each of the following circulation features as applicable in street area: outside travel lane, center travel lane, traffic signals, bridges, and quadrant intersections. 2 Administrative surcharge for street fees is 1.5% total street fee.

Source: City of Clovis, 2022.
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Figure 6-9 City of Clovis Street and Undergrounding Area Boundaries

Source: City of Clovis, Master Development Fee Schedule, 2022-2023. 475
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Fees Required for Typical Residential Developments
Table 6-19 shows the assessed fees for two examples of typical residential developments, including an 18-lot single- family subdivision and a 216-unit multifamily housing development. Fees for the 18-lot single-family subdivision total $901,237 ($50,069 per unit); fees for the 216-unit multifamily development total $4,290,318 ($19,863 per unit). Fees collected for parks, sewer, water, and street improvements were among the most significant charges assessed for both sample projects. In comparison to average total development costs, these fees make up less than 10 percent of total development costs for a typical single-family home or multifamily development.

School district impact fees are paid directly to Clovis Unified School District (CUSD) and are not included in the sample project development impact fees shown in the Table 6-18. CUSD’s 2022 Residential Type 2 Developer Fee is assessed at $5.36 per square foot of building area (see Table 6-17). School fees for a 2,000 square foot single-family home would be $10,720 and fees for a multifamily development with 850 square foot average units would be $4,556 per unit.

Table 6-19 Fees for Sample Residential Developments
Fee Type Sample 18-lot Single-Family Subdivision1 Sample 216-unit Multifamily Project2 Development Impact Fees $892,457.47 $4,278,508.13
Parks $85,788.00 $433,706.00
Community Sanitation $7,722.00 $52,272.00
Library Facilities $11,376.00 $47,047.00
Loma Vista Specific Plan –
Neighborhood Park Deposit $90,342.00 $1,084,104.00
Fire Department $28,224.00 $338,688.00
Police Department $13,662.00 $69,069.00
Water $173,074.99 $1,010,997.29
Non-Potable Water System $8,386.62 $34,144.00
Sewer $162,631.15 $604,926.47
Streets $180,054.91 $384,985.44
Utility Undergrounding $32,019.30 $130,358.48
Storm Drain $50,977.00 N/A
Miscellaneous3 $48,199.50 $88,210.45
Planning Entitlement Fees4 $8,780.00 $11,810.00
Total Project Fees $901,237.47 $4,290,318.13
Total Fees (per unit) $50,068.75 $19,862.58
Source: City of Clovis, 2023.
1 Fees are based on a sample 18-lot single-family subdivision that were assessed development impact fees in 2021. The project is located on a 3.9-acre site within Street Area 4 and Underground Utility Area 3. 2 Fees are based on a sample 216-unit multifamily housing development that were assessed development impact fees in 2021.

The project is located on a 16-acre site within Street Area 4 and Underground Utility Area 3. 3 Miscellaneous fees include administrative charges, final map review, encroachment and inspection fees, and utility tie-in as applicable.
4 Planning entitlement fees include fees for project-specific entitlements, as well as the cost of environmental assessments. 476
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Conclusion
Development impact fees for multifamily housing in Clovis are relatively low in comparison to most other regions of California and overall are comparable to multifamily housing fees in the City of Fresno, but fees for single-family development are significantly higher in Clovis than in Fresno. In particular, Clovis charges higher development fees for street, water, and sewer infrastructure, resulting in increased costs per unit for single-family subdivisions. Other fees are either lower or similar to those charged in Fresno. Feedback from local developers during stakeholder workshops corroborates that the City’s impact fees are higher than those of surrounding jurisdictions.

The City conducts an annual assessment of its Development Impact Fees (DIFs) to determine whether it is more suitable to pursue a comprehensive update or to maintain the current approach (CCI). These fees are designed in accordance with the Mitigation Fee Act, ensuring that each fee is directly linked to the facilities financed by it and the specific land use to which it applies. To keep in step with fluctuations in construction costs and guarantee adequate funding for the infrastructure needed to accommodate growth, regular yearly reviews, assessments, and adjustments to the City’s DIFs are essential. During the two most recent updates to the DIFs, the City Council chose to lessen the water fees and instead implement adjustments lower than the cost evaluation suggested. These actions effectively lowered the total DIF obligation of every land use type below their estimated share.

Although some development fees in Clovis are high for the region, single-family development in Clovis has continued at a rapid pace over the last several decades, particularly in the City’s new growth areas where there are more substantial infrastructure improvements needed. The City’s fee program covers a substantial amount of public amenities, which may not be similarly funded in other jurisdictions such as sidewalks, landscaping, and public park and trail maintenance. Overall, development fees comprise less than 10 percent of total development costs and are not considered a constraint to housing construction in Clovis. The fees are a reflection of the cost of greenfield development. However, despite relatively low fees on multifamily housing compared to most other parts of the state, fees can still be a barrier to the financial feasibility of affordable housing developments. As such, the Housing Element includes a program to continue to implement the Affordable Housing Fee Reduction Program as well as expand the fee deferral program for affordable housing.

Density Bonus
A density bonus is the allocation of development rights that allows a parcel to accommodate additional residential units beyond the maximum for which the parcel is zoned. State Density Bonus Law (Government Code Sections 65915 – 65918) provides density bonuses to residential projects on a sliding scale that varies based on the type of housing and the percentage of affordable units. The maximum density bonus is 50 percent for a mixed-income development and 80 percent for projects that are 100 percent affordable. Density bonus law also provides 100 percent affordable projects within one-half mile of a major transit stop with unlimited density; however, there are no transit stops within Clovis that currently (2022) meet this standard. In addition, State density bonus law provides eligible projects up to three incentives/concessions on a sliding scale based on the percentage of affordable units provided. Projects that provide 100 percent affordable units are eligible for up to four incentives/concessions. The City is required to grant the concession or incentive proposed by the developer unless it finds that the proposed concession or incentive does not result in identifiable and actual cost reductions, would cause a public health or safety problem, would cause an environmental problem, would harm historical property, or would be contrary to law. The local jurisdiction has the burden of proof in the event it declines to grant a requested incentive or concession. Any project eligible for a density bonus may request waivers for any development standards that would have the effect of physically precluding the construction of a development at the densities or with the concessions or incentives allowed under the Density Bonus provisions. Chapter 9.26 of the Municipal Code contains the City’s density bonus regulations. It was most recently updated in December 2021 and is currently (2022) consistent with State law.

Conclusion
The City complies with State density bonus law, and its processing procedures are consolidated with other discretionary approvals and not a constraint on housing development. There have been three affordable housing projects that have utilized the density bonus; however, two of the projects have not yet been successful in obtaining 477
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funding. Only one development in Clovis, Butterfly Gardens, has utilized the density bonus and has been constructed.

Because State density bonus law is frequently updated by the Legislature, the Housing Element includes a program to annually monitor Legislative changes to State Density Bonus and update the City’s ordinance as needed to maintain compliance with State law.

Locally Adopted Ordinances
The City of Clovis does not have an adopted inclusionary housing ordinance. Short-term rental units are regulated by adopted ordinance.

Short-Term Rentals
Short-term rentals are regulated by Chapter 9.58 of the Development Code. Hosted short-term rentals are allowed in any residential zoning district, subject to operational requirements, with approval of a home occupation permit by the Planning Director and issuance of a business license. Only one unit within a multifamily development of two units or more may be used as a short-term rental. Accessory dwelling units and junior accessory dwelling units may be used as short-term rentals, subject to the operational requirements that apply to all short-term rental units.

Conclusion
The City’s locally adopted ordinances do not pose a constraint to development. Short-term rental operational restrictions are intended to minimize adverse impacts to neighboring residents and do not significantly limit the ability to develop short term rental units.

Zoning for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. This includes multifamily rental housing, factory-built housing, mobile homes, farmworker housing, single-room occupancy housing, emergency shelters, accessory dwelling units, low barrier navigation centers, and supportive and transitional housing.

Multifamily Rental Housing
The City’s Development Code allows development of multifamily housing developments in the R-2, R-3, and R-4 zoning districts as shown in Table 6-3 (Land Use Types). Multifamily housing is also permitted in the Mixed Use designation, Central Clovis Specific Plan, and Loma Vista Specific Plan, as well as several focus areas as described in Table 6-2 (Focus Areas). Multifamily housing is generally permitted by-right, except for community apartments and condominiums which require a conditional use permit in the R-2, R-3, and R-4 zones. Thus, the Development Code favors multifamily rental housing where multifamily residential uses are permitted.

Accessory Dwelling Units
Accessory dwelling units (ADUs) (often referred to as “granny units”) allow more efficient use of land and infrastructure in single-family neighborhoods and provide the opportunity for the development of small housing units designed to meet the needs of individuals or families, who may be rental tenants or extended family members, and who would otherwise not typically afford single-family housing costs.

To encourage establishment of ADUs on existing developed lots, Clovis has adopted an ADU ordinance consistent with state law that provides for ministerial review of ADUs that meet the standards in the ordinance.

Section 9.40.020 of the Development Code contains the regulations for ADUs and junior accessory dwelling units (JADUs). ADUs and JADUs are allowed in all residential zoning districts and mixed use zones where residential uses are permitted. ADUs are allowed on single-family and multifamily lots with a proposed or existing dwelling. JADUs are allowed only on lots zoned for single-family residential use, and which are contained within a proposed or existing single-family dwelling. The City updated its ADU ordinance in 2021 and permits up to one ADU and one JADU (JADU) per single-family residential lot, up to two detached ADUs on lots with existing multifamily residential 478
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development or up to 25 percent of the existing multifamily units in areas not used as livable space. Consistent with State law, the City provides a streamlined ministerial approval process for ADUs if the following criteria are met. • Total floor area of detached ADUs may be 1,200 square feet or less. Total floor area of attached ADUs may be 50 percent or less of the area of the existing primary dwelling or 1,200 square feet, whichever is greater. JADUs may not be more than 500 square feet.
• A four-foot setback must be provided from the side and rear lot lines, unless the ADU is constructed within an existing primary dwelling or permitted accessory structure, or in the same location and to the same dimensions as an existing permitted accessory structure.
• ADUs and JADUs shall not exceed a single story and 16 feet in height, unless constructed above an attached or detached garage, in which case the ADU/JADU shall not exceed the height limit of the applicable zoning district. • ADUs and JADUs must be architecturally compatible with the primary dwelling, having similar materials, colors, and style of construction. The design and size of ADUs and JADUs shall conform to all applicable standards of the building, health, and other codes adopted by the City.
• Attached ADUs and JADUs shall be compatible and made structurally a part of the primary dwelling (e.g., share a common wall with the primary dwelling, rely partially on the primary dwelling for structural support, or be attached to the primary dwelling).
• Adequate provisions shall be made for the water and sewer service and drainage generated by the occupancy of the ADU as determined by the City Engineer. The ADU/JADU can either have shared or separate services for electric, gas, sewer, and water. Approval by the local health officer is required where a private water well and/or private sewage disposal system is being used, and the applicant must demonstrate that there is sufficient capacity on any private water well and/or private sewage disposal system to adequately serve proposed ADUs/JADUs. New private water wells, new private sewage disposal systems, or expansion of existing private water wells and/or private sewage disposal systems shall not be allowed in order to accommodate ADUs/JADUs. • There shall be at least one parking space per ADU, except as provided in state law (i.e., Government Code 65852.2). Additional parking is not required for JADUs. • The floor area of the ADU together with the floor area of the primary dwelling unit shall not cause the parcel coverage for the subject site to exceed the maximum allowable lot coverage for the applicable zoning district. • Fire sprinklers are required for ADUs/JADUs if fire sprinklers are required for the primary residence.

In addition, all other zoning requirements must be met, including, but not limited to, maximum lot coverage, floor area ratio, parking, landscaping, and architectural review, as long as those requirements permit construction of an accessory dwelling unit that is at least 800 square feet gross floor area in size, at least 16 feet in height, with at least four-foot side and rear setbacks, and which complies with all Fire and Building Code requirements and applicable standards of the Development Code necessary to protect the public health and safety.

For ADUs that do not meet the above criteria, an administrative use permit is required. An administrative use permit may be approved as a discretionary action by the Planning Director. The Planning Director may impose specific development standards and/or conditions of approval relating to site improvements that are necessary to accommodate property development, mitigate negative impacts resulting from the project, or carry out the purpose and requirements of the subject zoning district.

Consistent with state law, no impact fees are required of ADUs less than 750 square feet in size. Owner-occupancy is not required for ADUs. Owner-occupancy is required for a single-family residence with a JADU. The owner may reside in either the single-family residence or the newly created JADU. Owner-occupancy is not required if the owner is a governmental agency, land trust, or housing organization. 479
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Cottage Homes
The City identifies cottage homes as a sub-type of ADUs specifically allowed on R-1 zoned lots with rear access to an alley.

The City permits cottage homes through the Cottage Home Program, which provides three plan sets for cottage homes smaller than 500 square feet free of charge on their website: https://cityofclovis.com/planning-and- development/planning/cottage-home-program. These plans are eligible for streamlined review at a staff-level, with permits issued approximately 10 to 15 days after submittal. Cottage homes must be developed according to the following criteria:
• The cottage home unit shall have access through an alleyway. • Only one cottage home unit shall be created on a single-family parcel. • The cottage home shall be built using plans provided by the City. • One off-street (covered or uncovered) parking space shall be provided for the cottage home unit with the dimensions of 10 by 20 feet, except where exempted by State law. • Adequate provisions shall be made for the water and sewer service and drainage generated by the occupancy of the cottage home unit as determined by the City Engineer. The cottage home can have either shared or separate services for electric, gas, sewer, and water.
• Single-family lots with an alley-facing detached unit shall receive the same address as the main house with a letter “B” as the address unit portion of the unique address designator.

Several lots in the “Old Town” or Central Clovis area have alley access. As such, the Cottage Home Program supports infill residential development in existing single-family neighborhoods in the city center, near services and employment opportunities. Following the launch of the Cottage Home Program, 24 cottage homes have been built and there are issued permits for 9 new units.

The City’s ADU standards are consistent with State law and do not serve as a constraint to development. The City has seen an increase in recent ADU production. Since 2019, the City has issued an average of 18 ADU permits annually.

There is a minor discrepancy in the permitted use table, shown earlier in Table 6-3. While Development Code section

9.40.020 states that ADUs are permitted in all residential and mixed use zones, the use table in section 9.10.020 (shown earlier in Table 6-3) does not show that ADUs are permitted in all residential zones. A footnote to the table in section 9.10.020 states that if there is a conflict between the use table and any written description setting forth allowable uses and permit requirements elsewhere in the Development Code, the written description shall supersede.

While this discrepancy does not create a constraint on ADUs, it could be cleaned up to provide clarity. The Housing Element includes a program to address this discrepancy.

Senate Bill 9 Duplex and Lot-Splits
SB 9, signed into law in 2021, requires ministerial approval of a housing development with no more than two primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. This bill facilitates the creation of up to four housing units on a lot typically used for one single-family home.

As of August 2022, the City has received and approved one application for SB 9 approval, resulting in the construction of 4 single-family units on what was previously a 6,900 square foot lot with one home. The City has not yet established SB 9 processing procedures. This Housing Element includes a program to establish permit processing procedures in compliance with SB 9.

Manufactured Housing/Mobile Homes
Section 65852.3 of the California Government Code requires jurisdictions to administratively allow manufactured homes on lots zoned for single-family dwellings if they meet certain standards. Consistent with this requirement, Clovis permits manufactured homes on a permanent foundation for use as a single-family dwelling in all residential zoning districts.
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Mobile homes are an important source of affordable housing in Clovis. There are six mobile home parks located in Clovis, and a total of 984 mobile home units. The City has established two designated mobile home park zoning districts. The R-1-MH district provides for mobile homes in a single-family planned unit development with individually owned lots. The MHP district provides for mobile homes within a multifamily development and allows a density between 7.1 and 15 dwelling units per acre. The City’s mobile home park zoning districts prevent the conversion of mobile home parks by requiring a zone map amendment for any proposed conversion to non-mobile home/modular home uses. All but one of the mobile home parks in the City (Arabian Villa) is zoned MHP. The Housing Element includes a program to rezone the remaining mobile home park to MHP to support the preservation of all mobile home parks in the City of Clovis.

Chapter 5.13 of the Municipal Code outlines the City’s Mobile Home Rent Review and Stabilization ordinance which is intended to protect mobile home park residents from unreasonable rent increases, while recognizing the need for park owners to periodically adjust rents to cover operational costs and maintain a fair return on their investment. The ordinance limits rent increases to an annual basis and requires park owners provide advanced notice and justification for proposed rent increases. Rent increases must be tied to proportional increases in the Consumer Price Index, or may be subject to review at a public hearing. Park residents may request a rent review hearing by submitting a petition signed by at least half of the park’s residents and a cash deposit cover half the cost of the hearing to the City Manager. The hearing officer, selected by the City Manager in consultation with the park owner and home owners, determines whether or not the proposed rent increase is reasonable based on costs of necessary capital improvements/replacements or maintaining park services.

Farmworker and Employee Housing
According to the 2016-2020 American Community Survey of the Census Bureau, 646 Clovis residents were employed in agriculture, forestry, fishing and hunting, and mining occupations, representing about 0.5 percent of the City’s population. It is unknown if most of these residents were employed as farmworkers. According to the US Department of Agriculture (USDA) Census of Farmworkers, the number of permanent farmworkers in Fresno County in 2017 was 37,819 and the number of seasonal farmworkers in 2017 was 20,943.

Under California Health and Safety Code 17021.5 (Employee Housing Act), farmworker housing up to 12 units or 36 beds must be considered an agricultural use and permitted in any zone that permits agricultural uses. In compliance with State law, the City permits agricultural uses and farmworker housing up to 12 units or 36 beds in the Agricultural (A), Rural Residential (R-R), and Very Low Density Single-Family Residential (R-A) districts.

The California Health and Safety Code Section 17021.5(b) requires that employee housing providing accommodations for six or fewer are treated the same as any other single-family home. Consistent with State law, the City permits employee housing for 6 or fewer occupants in all zoning districts that allow single-family homes.

Single Room Occupancy Units
Single room occupancy (SRO) residences are small, one room units (generally 100-250 square feet) occupied by a single individual and may either have shared or private kitchen and bathroom facilities. SROs can provide an entry point into the housing market for extremely low-income individuals, formerly homeless, and disabled persons.

The City conditionally permits SROs with a use permit in the R-4 zoning district. While the City doesn’t establish any use-specific development standards or approval criteria, SROs are subject to development standards applying to multifamily housing projects and standard findings for approval identified in the Development Code for conditional use permits. The requirement for a conditional use permit is a potential constraint to the development of SROs and an implementation program is included in the Housing Element to allow SROs in the R-4 zoning district as a permitted use. As described in Chapter 5, there is approximately 45.7 acres of land available for housing development across seven sites in the R-4 zoning district, which will provide opportunities for new SRO development in Clovis. However, the application of multifamily development standards may pose a constraint to the development of SRO housing projects, which tend to provide smaller units and have a lower parking need. A program is included in the Housing Element to adopt development standards specific to SRO housing, including density equivalencies and realistic parking requirements, to make SROs more feasible. 481
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Transitional and Supportive Housing
Transitional housing is temporary housing (generally six months to two years) to help an individual or family experiencing homelessness to transition to permanent housing. Residents are usually provided with one-on-one case management, education and training, employment assistance, mental and physical services, and support groups.

Government Code Section 65583(c)(3) requires transitional housing and supportive housing to be treated the same as any other residential use of the same type within the same zone. The City’s regulations for transitional housing are in compliance with State law. The Development Code defines transitional housing as buildings configured as rental housing developments but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined point in time, no less than 6 months from the beginning of assistance. The City permits transitional housing in all residential zoning districts, consistent with State law. The City also allows transitional housing in the C-3 zoning district if the capacity is 16 or less. Transitional housing with a capacity greater than 16 is conditionally permitted in the C-2 and C-3 zoning districts.

The allowance of transitional housing in commercial districts exceeds the requirements of State law.

Supportive housing is generally defined as permanent, affordable housing with on-site services that help residents transition into stable, more productive lives. Services may include childcare, after-school tutoring, career counseling, etc. The Development Code defines supportive housing as permanent housing, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Similar to transitional housing, the City permits supportive housing in all residential zoning districts, as well as in the C-3 zoning district if the capacity is 16 or less. Supportive housing with a capacity greater than 16 is conditionally permitted in the C-2 and C-3 zoning districts.

Government Code Sections 65650 et seq. states that supportive housing with no more than 50 units and meeting certain standards is a use by right in zones where multifamily housing is permitted. This means that such supportive housing is exempt from CEQA and may be only subject to design review. A qualifying project must be restricted to lower-income households and at least 25 percent of the units, or 12 units, whichever is greater, must be restricted to formerly homeless persons or those at risk of homelessness. The City allows supportive housing by-right in all zoning districts where multifamily residential development is permitted. Supportive housing is only conditionally permitted in the C-2 and C-3 zoning districts when the capacity is greater than 16 residents; neither zoning district permits multifamily residential development by right and therefore the City’s regulations are more permissive than what is required under State law.

Butterfly Gardens, a 75-unit permanent supportive housing development, was built in Clovis in 2022.

Emergency Shelters
Pursuant to State housing law (California Government Code Sections 65582, 65583, and 65589.5), jurisdictions must identify at least one zone where emergency shelters are allowed as a permitted use without a conditional use permit or other discretionary permit. Assembly Bill (AB) 2339, effective January 1, 2022, revised Government Code Section 65583 to require that the zoning district identified to allow emergency shelters by right must also allow residential uses. The identified zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter. Emergency shelter site capacity must be calculated based on a minimum assumption of 200 square feet per person experiencing homelessness. Permit processing, development standards, and management standards for emergency shelters must be objective and facilitate the development of, or conversion to, emergency shelters.

The Development Code allows homeless emergency shelters as a permitted use in the C-2 zoning district, and as a conditional use in the R-3 zone with an approved conditional use permit. The C-2 zoning district does not allow other residential uses by right and therefore does not meet the new requirements of Government Code Section 65583. The City does not limit the number of beds or capacity per emergency shelter. However, Section 9.40.100 contains a separation requirement of 1,000 feet requiring group housing to be located at least 1,000 feet from other group 482
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housing. This standard conflicts with state law, which allows only a location restriction of 300 feet from other emergency shelters and requires that group housing generally be treated like other residential uses.

As discussed in Chapter 3, “Housing Needs Assessment,” the 2023 Fresno Madera Point in Time Count identified 605 individuals experiencing homelessness in Fresno County, outside of the City of Fresno. Of those, 76 individuals experiencing homelessness were identified in the zip codes that include the City of Clovis. There are no existing general population emergency shelters within Clovis. However, the Marjaree Mason Center operates one safe house in Clovis for victims of domestic violence needing emergency shelter. The shelter can house up to 30 people. In addition, there are another 73 permanent supportive housing beds at Butterfly Gardens, a housing development for individuals with disabilities and those at-risk of homelessness. Butterfly Gardens opened in October 2022.

There is approximately 43 acres of vacant land across 8 sites within the C-2 zoning district that is available for emergency shelter development (see Table 6-20). Based on the assumption of 200 square feet per person experiencing homelessness identified in Government Code Section 65583, these sites could theoretically accommodate more than 9,000 people. Although the City does not limit the number of beds per emergency shelter, for the purpose of this analysis, it is conservatively assumed that one emergency shelter would provide capacity for 50 individuals. All sites are located among major arterials within the existing developed area of the City, close to existing transit lines and services. Assuming a per shelter capacity of 50 individuals, these 8 parcels provide more than enough capacity to house Clovis’ estimated homeless population of 76 individuals.

AB 139, passed in 2019, revised state housing element law by requiring that emergency shelters need only provide sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. The City does not have parking requirements specific to emergency shelters.

As a result of recent changes to state law described above, the City’s by-right allowance of emergency shelter facilities in the C-2 zone is no longer sufficient to comply with state law. This Housing Element includes a program to amend parking standards for emergency shelters to comply with AB 139 and amend the Development Code to allow emergency shelters in the R-4 zone or another residential zone to comply with AB 2339.

Table 6-20 Potential Emergency Shelters Sites Zoned C-2 APN Acres
56405054T 8.53
56405056 1.25
56126016 11.36
56405032 2.29
56405023 2.41
49931154 0.88
49123124 1.26
55002047T 14.79
Total 42.77
Source: City of Clovis, 2022.

Low Barrier Navigation Centers
AB 101, passed in 2019, requires that Low Barrier Navigation Center development be a use by right in mixed use zones and nonresidential zones permitting multifamily uses if it meets specified requirements. A Low Barrier Navigation Center is a housing-first, low-barrier, temporary, service-enriched shelter focused on helping homeless individuals and families obtain permanent housing. The City adopted an ordinance in 2021 to comply with AB 101.

Development Code section 9.40.200 allows a low barrier navigation center development as a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses, if it meets the requirements of Government Code Section 65662.
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Group Care Homes
Small Group Care Homes
Section 1566.3 of the California Health and Safety Code requires licensed residential facilities serving six or fewer persons to be considered a residential use of property for local zoning ordinances. No local agency can impose stricter zoning or building and safety standards on these residential facilities – such as a use permit, zoning variance or other zoning clearance - than is required of a family dwelling of the same type in the same zone.

The Clovis Development Code identifies residential care facilities as “group care homes.” The Development Code permits licensed group care homes serving six or fewer persons by right in all residential zoning districts and does not subject such facilities to a use permit, building standard, or regulation not otherwise required of single-family homes in the same zone. Site plan review is required for group care homes not located within single-family zoning districts. This requirement is the same for multifamily dwellings in these zoning districts. Unlicensed group care homes are permitted in the R-3 zoning district, subject to a use permit. State law does not regulate unlicensed residential care facilities in the same way.

Large Group Care Homes
The Clovis Development Code allows group care homes with a capacity greater than six persons in the R-3 and C-2 zone districts, subject to a use permit. In December 2022, the Department of Housing and Community Development (HCD) produced a Group Home Technical Advisory that explains that local governments have an affirmative obligation under State law to promote inclusive communities and affirmatively further fair housing.1 This includes treating group homes of all sizes the same as any other residential use to ensure persons with disabilities have equal opportunity to live in a community. Requiring a use permit for group homes of more than six persons has been identified by HCD as a fair housing issue. The Housing Element includes a program to review the City’s requirements for larger group homes and permit them in all residential zones similar to other residential uses, subject to specific objective design standards and appropriate findings to comply with the City’s obligation to affirmatively further fair housing.

Other Group Housing
The Development Code identifies specific development standards for group housing facilities, as follows. • Alcohol and Drug Treatment Facility. The Development Code defines an “alcohol and drug treatment facility” as any premises, place, or building that provides care, services, or treatment in a community residential setting for two or more persons, not a family, in exchange for monetary or nonmonetary consideration, who are recovering from alcohol, substance, or drug related abuse, and who need drug or alcohol recovery treatment or detoxification services. The City requires that such facilities be licensed by the State of California. Facilities with six or fewer persons are permitted in any residential zone district, like a small group home. Facilities with seven or more persons are permitted in the R-3 Residential District and C-2 Community Commercial District with a conditional use permit.
• Domestic Violence Shelter. The Development Code defines a “domestic violence shelter” as a facility designed to house more than six persons, which provides temporary housing and services on a 24-hour basis for victims of domestic violence and their families. Small domestic violence shelters, which include facilities no larger than 5,000 square feet designed to house no more than 30 persons, are permitted in all residential zone districts with an administrative use permit and site plan review. Large domestic violence shelters, which include facilities larger than 5,000 square feet designed to house more than 30 persons, are permitted in all residential zone districts with a conditional use permit and site plan review.
• Parolee/Probationer Home. The Development Code defines a “parolee/probationer home” as any premises, place or building, whether owned and/or operated by an individual or a for-profit or nonprofit entity, which

1 HCD Group Home Technical Advisory: www.hcd.ca.gov/sites/default/files/docs/planning-and-community/group-home-technical-advisory- 2022.pdf.
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houses two or more parolees/probationers unrelated by blood, marriage, or legal adoption, in exchange for monetary or nonmonetary consideration given and/or paid by the parolee/probationer and/or any public or private entity or person on behalf of the parolee/probationer excluding those who reside in a sober living home.

The City requires that such homes be located at least 1,000 feet away from any other group housing, assisted living facility, public or private schools, day care center, public park or library, or business licensed for on- or off- sale of alcoholic beverages. Parolee/probationer homes are allowed in the R-3 zoning district with a conditional use permit and site plan review.
• Sober Living Home. The Development Code defines a “sober living home” as the use of a residential dwelling structure or unit for a cooperative living arrangement to provide an alcohol and drug free environment for persons recovering from alcoholism, drug and/or substance addiction, or alcohol, substance and/or drug abuse, who seek a living environment in which to remain clean and sober. Operators must either have received a sober living home certification from the State Department of Alcohol and Drug Programs, or maintain membership with a non-profit organization of sober living homes that offers credible quality assurance services. The City restricts operators of sober living homes from providing the following services on-site: detoxification, educational counseling, individual or group counseling sessions, or treatment or recovery planning. Facilities that cannot meet the required criteria of sober living homes are characterized akin to unlicensed group homes. Sober living homes serving six or fewer persons are permitted in any residential zone district like a small group home, but must be located within a single-family dwelling regardless of the zone district. Sober living homes with a capacity between seven and 16 persons are permitted in the R-3 and C-2 zone district by right and those with a capacity greater than 16 persons are permitted in the C-2 and C-3 zone districts with a use permit.

Although the Development Code complies with state law requirements for group homes by permitting those with six or fewer persons in any residential zone district, the additional requirements, particularly on parolee/probationer homes could result in housing discrimination and other fair housing issues. As such, the Housing Element includes a program directing the City to review and amend the group housing requirements to comply with the City’s obligation to affirmatively further fair housing.

Definition of Family
California’s Constitution contains an express right to privacy, adopted by the voters in 1972. The California Supreme Court has found that this right includes “the right to be left alone in our own homes” and has explained that “the right to choose with whom to live is fundamental.” Consequently, the California courts have struck down local ordinances that attempt to control who lives in a household—whether families or unrelated persons, whether healthy or disabled, whether renters or owners. Local ordinances that define a “family” in terms of blood, marriage, or adoption but to treat unrelated groups differently from “families” violate California law.

The Development Code contains the following definition of “family”: one person living alone; or two or more persons living together in a dwelling unit with common access to and use of all living, kitchen, and eating areas within the dwelling unit. Members of the family shall have established ties and familiarity with each other and shall have control over who becomes a member of the family. Family does not include a fraternity, sorority, club, or other group occupying a hotel, other transient lodging, or institution of any kind. This definition complies with California law.

However, because residents of group homes may not have established ties with each other or control over the admission of a new resident, these provisions have the potential to limit the allowance of group homes. The Housing Element includes a program to modify the definition of family to remove these provisions and ensure the definition of “family” does not constrain group homes from locating in single-family zones.

Housing for Persons with Disabilities
Persons with disabilities have a number of housing needs related to accessibility of dwelling units; access to transportation, employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive living services. This section analyzes potential governmental constraints on the development of housing for persons with disabilities related to accessibility accommodations. 485
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Accessibility Accommodations
The federal Fair Housing Act of 1988 and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford persons with disabilities an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments.

The City’s reasonable accommodation procedures are outlined in Chapter 9.94 of the Development Code. Requests for reasonable accommodation are reviewed by the Planning and Development Services Director through a Planning Division application or in the form of a letter, except when the reasonable accommodation request is part of a project that requires some other discretionary approval, in which case the request is reviewed by the decision-making body with that discretionary approval. There is no application fee for an application for reasonable accommodation.

A request for a reasonable accommodation is intended to be an interactive process between the City and the applicant to meet the applicant’s needs. The decision to grant a reasonable accommodation request is based on certain findings consistent with the federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act, including the following:
• Whether the housing in the request will be used by a person with a disability under the Acts; • Whether the request for reasonable accommodation is necessary to make specific housing available to a person with a disability under the Acts;
• Whether the requested reasonable accommodation would impose an undue financial, administrative or enforcement burden on the City;
• Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning; • Potential impact on surrounding uses;
• Physical attributes of the property and structures; and • Other reasonable accommodations that may provide an equivalent level of benefit.

The findings of whether alternative accommodations could provide an equivalent level of benefit and regarding potential impacts to surrounding uses could be considered constraints if the burden is on the person requesting the accommodation. In addition, the process of taking the reasonable accommodation request for a project requiring other discretionary action to the same decision-making body as the discretionary request, while meant to streamline the approval process, has the potential to disclose sensitive or confidential information about. The Housing Element includes a program directing the City to review and update the reasonable accommodation findings and procedures to remove any constraints to housing and protect the right to privacy for persons with disabilities.

6.2 Non-Governmental Constraints
Land costs, construction costs, and the availability of financing directly impact the cost of housing development.

Although many constraints are driven by market conditions, jurisdictions have some limited ability to institute policies and programs to address these constraints. This section contains an analysis of non-governmental constraints that impact housing production.

Development Costs
Land/Acquisition Costs
While land costs in Clovis are much lower than other areas of California, local developers interviewed as part of the Housing Element expressed that land costs and availability represent barriers to the production of new housing in Clovis.

They estimated that vacant land tends to cost between $300,000 and $500,000 per acre in Clovis. This estimate is 486
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generally consistent with local real estate listings of recently available residentially-zoned vacant land, as shown in Table 6-19. However, there is substantial variation in the price per acre cost of vacant land in the City. This is likely due to a combination of factors including location, zoning, infrastructure availability, and other site-specific constraints. There is very little residentially-zoned vacant land available in Central Clovis, which tends to be reflected in significantly higher land costs relative to vacant land in new growth areas. According to local developers, much of the land in Clovis is owned by just a few landowners who can control the availability and affordability of those properties.

Table 6-21 Vacant Land Available for Sale or Recently Sold in Clovis, September 2022 Address Land Use / Zoning Parcel Size Total Price Price per Acre 4381 E International Avenue Northwest Urban Center – General Plan Designation Medium Density Residential
20 acres $10,000,000 $500,000
3585 Leonard Avenue R-1 1.4 acres $443,500 $316,786
1703 De Wolf Avenue R-3 2.6 acres $750,000 $288,461
0 N Armstrong Avenue General Plan Designation Rural Residential 5 acres $410,000 $82,000 849 Osmun Circle Central Clovis Specific Plan PA-9: 15-25 du/acre 3.86 acres $4,900,000 $1,269,430 Source: Zillow.com, September 2022.

Construction Costs
Construction costs vary widely according to the type of development, with multifamily housing generally less expensive per unit to construct than single-family homes. However, there is wide variation within each construction type depending on the size of unit and the number and quality of amenities provided. A reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could slightly lower the cost of development. In addition, prefabricated factory-built housing could reduce construction and labor costs to some extent. Another factor related to construction costs is the number of units built at one time. As the number increases, overall costs per unit generally decrease as builders can benefit from economies of scale.

In a report focused on the cost of developing affordable housing statewide, the Terner Center for Housing Innovation at UC Berkeley identifies significant regional variability in total development costs throughout the state. Total development costs in the Central Valley are relatively lower than other metropolitan areas in California, with an affordable project in the Central Valley costing $330 per square foot compared to $700 per square foot statewide. 2 According to the Terner Center, hard construction costs comprise approximately 63 percent of total development costs for multifamily projects statewide.3 Rising construction costs are identified as the primary driver behind rising development costs statewide; costs for constructing multifamily housing increased 25 percent between 2008 and 2018, from $177 per square foot to $222 per square foot. The data presented in the Terner Center report does not capture cost increases due to economic pressures during the Covid-19 pandemic such as supply chain issues and shortages in the construction labor market, which have also added significantly to the cost of producing housing.

Local developers have reported that material prices and construction costs seemed to be leveling out in 2022, but that they remain high.

Availability of Financing
The availability of financing in a community depends on several factors, including the type of lending institutions active in the community, lending practices, rates and fees charged, and equal access to financial institutions. Housing developments require capital used by developers for initial site preparation and construction and capital used by

2 The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program | Carolina Reid | March 2020 | See: https://ternercenter.berkeley.edu/wp-content/uploads/2020/08/LIHTC_Construction_Costs_2020.pdf. 3 The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California | Hayley Raetz, Teddy Forscher, Elizabeth Kneebone, & Carolina Reid | March 2020. See: https://ternercenter.berkeley.edu/research-and-policy/hard-construction- costs-apartments-california/
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homeowners and investors to finance the purchase of units. Financing is largely impacted by interest rates. Small fluctuations in interest rates can dramatically influence the ability to qualify for a loan.

Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. In an effort to combat economic inflation, the Federal Reserve has sharply increased interest rates in 2022, after record lows for the better part of 2021. As of September 2022, the average interest rate on a fixed 30-year mortgage is 5.89 percent, representing the highest rate since 2008. Developers interviewed as part of the Housing Element indicated that the local housing market has experienced a decline in homebuyer demand as higher interest rates have significantly increased expected monthly payments on mortgages. Ideally, interest rate hikes and inflated home values will balance out as the economy recovers and the cost of financing will pose less of a constraint to housing development.

Requests for Housing Developments at Reduced Densities
State law requires the housing element to include an analysis of requests to develop housing at densities below those anticipated in the sites inventory. The sites inventory prepared for the 2015 Housing Element assumed build out of 70 to 80 percent of the maximum permitted density. Since that time, most multifamily high-density sites have been approved or proposed for development at higher densities than assumed in the 2015 Housing Element. The City has not received any requests to develop at reduced densities.

Stakeholders interviewed as part of the Housing Element update indicated that community opposition to higher density residential development is prevalent in Clovis and can create challenges for developers proposing high density housing projects.

Length of Time Between Project Approval and Applications for Building Permits State law requires an analysis of the length of time between receiving approval for housing development and submittal of an application for building permit. On average, approximately 6-9 months pass between the approval of a multifamily housing development application or a subdivision map approval and submittal of an application for building permits. Once a project receives approval, the City requires a 15-day decision appeal period before an application for building permits may be submitted. For the most part, the timing of when building permit applications are submitted is largely determined by the developer. Depending on the complexity of the project, the developer may need time to prepare building permit plans or satisfy conditions of approval. In addition, for most affordable housing projects, the developer must secure multiple sources of funding but can do so only after a project receives planning entitlements. This financing process may add months or possibly years between project approval and applications for building permits.

Local Efforts to Remove Non-Governmental Constraints
The City has little ability to control non-governmental constraints, such as the price of land and the impact of inflation on the housing market. However, the City is working to streamline the development application process to reduce time and money spent. Furthermore, the City supports the development of affordable housing through the provision of site acquisition and gap funding. For example, the City recently approved the issuance of revenue bonds in the amount of $30 million to help finance the Butterfly Gardens supportive rental housing development at 748 Holland Avenue.

In addition, to address potential constraints and expand homeownership and home improvement opportunities, Clovis offers and/or participates in a variety of programs. These include the Home Rehabilitation Program and the First Time Home Buyer Program. The homebuyer assistance program has received state grant funding, but has not yet begun as home prices in Clovis have recently risen beyond the current purchase price limit set by HCD. Such programs assist lower- and moderate-income residents by increasing access to favorable loan terms to purchase or improve their homes.

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CHAPTER 7 | OPPORTUNITIES FOR

ENERGY CONSERVATION
The City plays an important role in encouraging energy conservation through policies, programs, regulations, education, and offering financial incentives. Energy efficient buildings increase the health of residents, improve comfort, and decrease utility bills. High energy costs have significant effects on low-income households that do not have the ability to absorb rate increases or seasonal spikes in demand to meet heating or cooling needs, and at times, these costs may force low-income households to make choices between basic needs such as housing, food, and energy. In addition, energy efficient housing is more resilient to climate change by helping to keep homes comfortable during extreme heat events.

State law (Government Code Section 65583[a][8]) requires housing elements to include an analysis of opportunities for energy conservation in residential development. This chapter describes the programs and initiatives available to developers and residents to encourage energy saving features, energy saving materials, and energy efficient systems in residential development.

7.1 General Plan Policies
The Open Space and Conservation Element of the City’s General Plan seeks to protect and preserve open space, productive agricultural areas, and environmental resources. The primary issue addressed by the Open Space and Conservation Element is providing sufficient park space and recreation facilities to serve existing residents and planned growth. The element also seeks to celebrate and memorialize the community’s natural, agricultural, and cultural roots. Additionally, the element provides policies to protect water and energy supply and quality. The following are the relevant guiding policies from the General Plan regarding opportunities for energy conservation. • Policy 3.5: Energy and water conservation. Encourage new development and substantial rehabilitation projects to exceed energy and water conservation and reduction standards set in the California Building Code. • Policy 3.6: Renewable Energy. Promote the use of renewable and sustainable energy sources to serve public and private sector development.
• Policy 3.7: Construction and design. Encourage new construction to incorporate energy efficient building and site design strategies.

7.2 Building Regulations
Building energy efficiency standards are regulated by the state under Title 24, Part 6 of the California Code of Regulations (Title 24 standards). These mandatory standards apply to both new residential structures as well as alterations to existing ones.

First established by the California Energy Commission in 1978, Title 24 standards respond to California's energy consumption crisis and need to reduce energy bills while maintaining the reliability of the current energy delivery system. Each city and county must enforce the Title 24 standards as part of its review of building plans and issuance of building permits. The standards are updated every three years to consider and incorporate new energy efficiency technologies and methods. All new construction must comply with the standards in effect on the date a building permit application is made. With regard to the Housing Element’s planning period, the 2022 Title 24 standards will apply after January 1, 2023.
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The California Building Code also includes green building regulations, referred to as CALGreen, to encourage more sustainable and environmentally friendly building practices, require low pollution emitting substances that can cause harm to the environment, conserve natural resources, and promote the use of energy-efficient materials and equipment. There are mandatory measures, which apply statewide, and voluntary measures, which can be adopted locally. Voluntary measures are organized into two tiers with their own respective prerequisites and elective measures: Tier 1 prerequisites set a higher baseline than CALGreen mandatory measures while Tier 2 prerequisites include all of Tier 1 prerequisites plus some enhanced or additional measures. The City adopted the California Green Building Standards Code as codified in Chapter 8.17 of the Clovis Municipal Code; the City has not adopted any of the CALGreen voluntary measures.

California Solar Mandate
The California Energy Commission (CEC) introduced the California solar mandate, which requires rooftop solar photovoltaic systems to be equipped on all new homes built on or after January 1, 2020. This initiative by the CEC is a core part of California’s milestone goal of producing 50 percent of the state’s energy through clean energy sources by 2030.

7.3 Energy Efficiency Programs
This section describes some of the potential ways to achieve energy savings through City and County programs, local utility providers, and the State of California.

City and County Programs
The following is a list of some of the energy saving and financing programs available to Clovis residents. • Fresno Energy Services Program. The Fresno Economic Opportunities Commission (EOC) provides housing improvements that increase a home’s energy efficiency at no-cost to applicants through funding from various state, federal, and private grants. Homeowners and renters in Fresno County who are income-eligible can save money not only on their energy bills but also on weatherization repairs for mobile homes, apartments, houses, and condos. Weatherization measures may include:
 Weather-stripping doors and caulking windows or gaps around home  Testing, repairing, or replacement* of refrigerators, water heaters, heating and/or cooling systems, and cooking appliance
 Insulating exterior walls, ceilings, and floors
 Installing low-flow shower heads
 Upgrading interior and exterior lighting services to LED  Duct repair and replacement
• Property Assessed Clean Energy (PACE) Programs. These programs are available to help local property owners save energy and water while improving the quality of their home or building. PACE programs offer financing options or offset the costs of upgrades such as improvements to mechanical and electrical systems, installation of water-efficient fixtures, and development of onsite renewable energy and electric vehicle charging. Financing is repaid via the property owner’s tax bill or monthly utility bill over time. Eligible improvements may vary by PACE program, but generally include improvements for energy and water efficiency, distributed generation renewable energy facilities such as solar photovoltaics, and vehicle charging. The City advertises the following PACE programs on their website:
 Energy Efficiency Retrofit Loan Program. Also known as On-Bill Financing (OBF), this program provides loans to finance the purchase and installment of qualifying energy-efficient equipment for residential and business customers.
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 Home Energy Renovation Opportunity (HERO) Financing. HERO offers a low-interest, long-term, tax- deductible financing option that is repaid through your property taxes. Financing can be used to make energy efficient upgrades to homes or businesses.

Local Public Utilities
Pacific Gas and Electric Company (PG&E), which provides electricity and natural gas service in Fresno County, provides a variety of energy conservation services and assistance programs. The following programs are a few of the available services to PG&E customers.
• California Alternate Rates for Energy (CARE). PG&E provides rate reductions for low-income households. The CARE program provides a discount of 20 percent or more on monthly energy bills. PG&E determines qualified households by a sliding income scale based on the number of household members. • Energy Savings Assistance Program. This program offers free weatherization measures and energy-efficient appliances to qualified low-income households. PG&E determines qualified households through the same sliding income scale used for CARE. The program includes measures such as attic insulation, weather stripping, caulking, and minor home repairs. Some customers qualify for replacement of appliances including refrigerators, air conditioners, and evaporative coolers.
• Energy Savings Assistance: Common Area Measures. The Energy Savings Assistance: Common Area Measures program covers up to 100 percent of the cost of qualifying energy upgrades to common areas and central systems of deed-restricted, multifamily buildings. This includes community and laundry rooms, outdoor recreation areas, parking lots, and central heating and cooling systems. To qualify, the property must be deed restricted and the owner must certify that at least 65 percent of the tenant households meet the ESA income guidelines.
• Energy Efficiency for Multifamily Properties. This program is available to owners and managers of multifamily residential dwellings. The program encourages energy efficiency by providing rebates for the installation of certain energy-saving products such as high-efficiency appliances, compact fluorescent light bulbs, attic and wall insulation, and efficient heating and cooling systems.
• Family Electric Rate Assistance (FERA) Program. PG&E provides a monthly discount for qualifying low-income households of three or more people.
• Budget Billing. This program is designed to eliminate big swings in customer monthly payments (i.e., high winter heating and summer air conditioning peaks) by averaging energy costs over the previous 12 months. • Green Saver Program. PG&E's Green Saver Program enables income-qualified residential customers in select communities to save 20 percent on their electricity bill by subscribing to 100 percent solar energy. • Medical Baseline Allowance. The Medical Baseline Allowance program is available to households with certain disabilities or medical needs. The program allows customers to get additional quantities of energy at the lowest or baseline price for residential customers.
• REACH (Relief for Energy Assistance through Community Help). The REACH program is sponsored by PG&E and administered through the Salvation Army. PG&E customers can enroll to give monthly donations to the REACH program. Through the REACH program, qualified low-income customers who have experienced unforeseen hardships that prohibit them from paying their utility bills may receive an energy credit up to $200.

State and Federal Programs
In addition to the local programs described above, the following programs are available through state and federal funding.
• Low-Income Home Energy Assistance Program (LIHEAP). This program, administered by the California Department of Community Services and Development (CSD), provides two types of assistance: Home Energy Assistance and Energy Crisis Intervention. The first type of assistance is a direct payment to utility bills for 492
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qualified low-income households. The second type of assistance is available to low-income households that are in a crisis. CSD also offers free weatherization assistance, such as attic insulation, caulking, water heater blankets, and heating and cooling system repairs to low-income households. • Single-family Affordable Solar Housing (SASH) Program. The SASH program provides qualified low-income homeowners fixed, up front, capacity-based incentives to help offset the upfront cost of a solar electric system.

The program is administered through GRID Alternatives, an Oakland-based non-profit organization. • Multifamily Affordable Solar Housing (MASH) Program. Established in 2008, the MASH Program provides solar incentives for qualifying affordable housing multifamily dwellings. The amount of the incentive depends on which track the applicant is eligible for (e.g., photovoltaic system offsetting common area load versus tenant load and tenant benefit). In the Central Valley (including Clovis), MASH is administered through PG&E. • California Solar Initiative-Thermal Program. This program provides rebates for solar water heating and other solar thermal systems to residential and commercial customers of PG&E, Southern California Edison, Southern California Gas Company, and San Diego Gas & Electric.

There are also a few national voluntary recognition programs that encourage energy efficient homes and green building practices and provide guidance to cities and developers. Some of the programs utilized by the housing industry include:
• US Green Building Council’s LEED green building programs • Build it Green’s Green Point Rated program
• National Association of Home Builders Model Green Home Building program • US Environmental Protection Agency’s Energy Star for Homes program • Building Industry Institute’s California Green Builder program Many of these programs have been designed to reduce the impacts associated with the construction and operation of residential buildings through reductions in energy and water use, use of innovative technologies, and reduced maintenance costs.
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CHAPTER 8 | Evaluation of the Previous
Housing Element

8.1 Accomplishments under the Fifth Cycle Housing Element State housing element law requires that local governments review the effectiveness of a housing element’s goals, policies, and related actions to meet the community’s housing needs, including those with special housing needs (Government Code Section 65588). The following is a summary of the City’s major accomplishments during the fifth cycle, described in Table 8-2, and highlights progress toward meeting special housing needs in the City of Clovis, where applicable:
• RHN Overlay Zone. In 2018, the City adopted a Regional Housing Needs (RHN) Overlay zone and City staff marketed the program to affordable housing developers.
• New Permanent Supportive Housing. The RHN Overlay has resulted in Butterfly Gardens, a 75-unit permanent supportive housing project that completed construction in 2022. Butterfly Gardens provides housing and social services for vulnerable residents, including individuals with disabilities and at risk of homelessness. • New Affordable Housing Production. In 2021 the Fresno Housing Authority completed a 60-unit affordable housing complex called Solvita Commons, located on West Alluvial Avenue in the northern part of the city. The complex includes units accessible to people with disabilities. The City provided financial subsidies to other affordable housing developments that provide housing for seniors and people living with disabilities including a 48-unit assisted living complex (Magnolia Crossing) with 24 of those units restricted for low-income seniors, as well as Butterfly Gardens. Affordable housing units also support the housing needs of the City’s single-parent households.
• Affordable Housing Fee Reduction Program. In 2019 the City Council adopted the Affordable Housing Development Impact Fee Reduction Program with an initial funding of $1 million to assist in the payment of impact fees for affordable housing developments. In 2020 the City allocated $1 million to the Fresno Housing Authority for the 60-unit affordable housing development called Solvita Commons. In 2021, the City granted $300,000 through this program to support the construction of Butterfly Gardens, a 75-unit permanent supportive housing development. The City also committed PHLA funds to the Jefferson multifamily project, an affordable 59-unit project that is seeking funds from the State for construction. • Streamlining Multifamily Housing Approvals. In 2019, the City amended its Development Code to specify that all multifamily projects and the muti-family portion of mixed use projects are processed as “Multifamily Residential Development Review” (MFRDR) applications, which are ministerial, exempt from CEQA, and only appealable by applicants.
• Cottage Home Program and Accessory Dwelling Units. Clovis has a Cottage Home Program to encourage infill residential development of 400-square foot accessory dwelling units that have alley access. The City funded the cost of preparing and approving three sets of building plans that can be used for free by anyone participating in the program. In addition, the City has seen an increase in the number of accessory dwelling units (ADUs) since 2018 when the City updated its ADU ordinance consistent with State law. In 2021, the City permitted a total of 23 ADUs (not including any Junior ADUs which might have gone untracked). ADUs and cottage homes continue to provide a source of affordable housing to seniors, as well as support senior homeowners aging in place by providing an opportunity to supplement their income or house caretakers. 494
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• Home Repair and Mobile Home Replacement Grants. Staff completed 323 home repair grants and 15 replacements of dilapidated mobile homes during the planning period, many of which provided support to seniors, people with disabilities, and others living on fixed incomes who have difficulty keeping up with home repair and maintenance needs. In 2020, Department of Housing and Community Development (HCD) released a CalHome Program NOFA, and the City submitted an application for $5,000,000, which was awarded to the City in 2021 and is being expended. In 2021, the City completed 25 home repair grants, expending approximately $140,000 in Community Development Block Grant (CDBG) funds for the program. The City recently submitted a CalHome Program application for an additional $5,000,000 in response to the 2023 NOFA. • Facilitating Annexation. On June 4, 2018, City Council Resolution 18-76 was adopted approving an amendment to the Tax Sharing Agreement to permit annexation of land for Regional Housing Needs Allocation (RHNA). The County Board of Supervisors approved the amendment
• Annexation of Land for Housing. The City annexed land to expand capacity for housing, including Site PA-3 (20.9 acres of HDR - 418 unit capacity) annexed in 2016, and Site PA-1 (13.3 acres MU-V - 266 unit capacity) and PA-2 (18 acres of HDR - 360 unit capacity) annexed in 2019.
• Development Code Amendments. On August 6, 2018, the City adopted Development Code amendments that include a procedure to allow reasonable accommodations for people with disabilities and provisions for farmworker housing and single-room occupancy units. Although the City allows farmworker housing consistent with the requirements of State law, the City received no proposals for farmworker housing during the planning period.

8.2 Progress Toward Meeting the RHNA
The City issued 8,990 total building permits issued for housing units from the start of the fifth cycle planning period (2015) through the end of 2022. Of the total building permits issued for housing units, 59 percent were for above moderate-income housing, 39 percent were for moderate-income housing, and 2 percent were for low- or very low- income housing. It should be noted that two affordable housing developments built in the City provided very low- and extremely low-income units (Solvita Commons and Butterfly Gardens). However, because the affordability of the units was unknown at the time of building permits being issued, these units are counted as low-income units in the APR.

As shown in Table 8-1, the City has permitted more than double the number of units needed to meet the above moderate-income RHNA, triple the number of units needed to meet the moderate-income RHNA, but has not issued sufficient permits to meet the lower-income housing need.

Table 8-1 2015-2023 Regional Housing Needs Allocation Progress Income Level RHNA Allocation Number of Units Permitted as of 2022 Percentage of RHNA met Very Low 2,321 7 0.3%
Low 1,145 167 15%
Moderate 1,018 3,542 348%
Above Moderate 1,844 5,274 286%
Total 6,328 8,990 78%
Source: City of Clovis 2022 Annual Progress Report.
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8.3 Program Evaluation
The following section reviews and evaluates the City’s progress in implementing programs from the previous planning period. As part of analyzing prior programs, state housing element law requires that local governments review the cumulative effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs (Government Code Section 65588). Table 8-2 summarizes progress on the implementation programs from the previous Housing element, including programs to address special needs populations summarized below.

Seniors and Persons with Disabilities
As discussed in Chapter 3, nearly 50 percent of the City’s senior households are considered lower-income households. Seniors and persons with disabilities are especially likely to live on fixed incomes and require accessibility modifications to homes to support mobility and independent living. A sizable portion of the City’s housing stock was built prior to the passage of the Americans with Disability Act (ADA) in 1990. Rehabilitation and physical improvements are important to ensure that housing is accessible to older populations and people with disabilities.

The City continues to work on improving and maintaining its building codes to meet accessibility requirements as well as advancing the creation of affordable housing. As described in Chapter 4, the City secured federal and state grant funding to continue administering a Housing Rehabilitation Program (Program 14) that provided grants to complete 323 home repairs and replacement of 15 dilapidated mobile homes that house extremely low-income seniors at high risk of homelessness. The City has been awarded additional federal and state funding to continue and expand this program, as well as $1,337,500 in CDBG funds to complete necessary ADA accessibility improvements on public facilities in Clovis’s older neighborhoods.

Although new construction fell short of the City’s Fifth Cycle RHNA, especially in the lower-income categories, the City provided financial support to several affordable housing developments that provide accessible housing for seniors and people with disabilities (Program 7), including a 75-unit permanent supportive housing development (Butterfly Garden) constructed in 2022 and a 48-unit assisted living complex (Magnolia Gardens) with half of the units deed-restricted to low-income seniors. The City also provided financial support to Solvita Commons, a 60-unit affordable housing development with units accessible to people with disabilities.

Large Households
Homes consisting of five or more members residing together typically lack adequately sized and affordable housing options. Approximately 14.3 percent of all households in Clovis are large households with five or more members, as of 2020. Most large households are owner-occupied households (69.2 percent). The most critical housing need of large households is access to larger housing units with more bedrooms than a standard three-bedroom dwelling. As discussed in Chapter 3, Clovis has an adequate supply of units with four or more bedrooms for large households that are able to purchase a home. Among affordable housing units built during the 5th Cycle, 31 units included three or more bedrooms.

Single-Parent Households (Female-Headed)
As discussed in Chapter 3, many single parent households, especially female-headed households, have a greater risk of poverty due to higher family expenses and single-wage incomes. Given the availability of jobs, transit, housing, educational facilities and other services, Clovis has a greater presence of single female-headed households than other area in the county, with the exception of the City of Fresno. Single-parent households can benefit from most affordable housing programs, including Housing Choice Vouchers (Program 19), Homebuyer Assistance Program (Program 16), and Housing Rehabilitation Program (Program 14). Between 2015 and 2021, the City assisted 157 female-headed households through the Housing Rehabilitation Program. The City offers information on these programs on their website and refers individuals when queried, as well as continuing to allocate federal, state, and local funding to support these programs.
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Farmworkers
As described previously in Chapter 3, farmworkers are a significant population to the regional economy but likely represent a relatively small population in the City of Clovis. Although the City received no applications to develop farmworker housing, the City continues to monitor farmworker housing as well as offer incentives and support for farmworker housing (Program 8), including streamlined processing and gap financing on their website. Farmworker housing needs are accommodated through housing programs and policies that assist lower-income households.

People Experiencing or At-Risk of Homelessness
Without sufficient protections and affordable housing options, many low-income renters are at risk of experiencing homelessness. The last Point in Time (PIT) count, which was done in 2023, estimated 76 individuals experiencing homelessness in the zip code areas of the City of Clovis out of 3,812 people experiencing homelessness in Fresno and Madera Counties. The City collaborates with service agencies dedicated to providing shelter, housing, and case management services to those in need. In addition to coordination at a local level, Clovis has leveraged state and federal grant funding to preserve existing forms of affordable housing and expand the City’s stock of affordable units.

As described above, the City’s Housing Rehabilitation and Mobile Home Replacement Program funded the replacement of 15 dilapidated mobile homes that house extremely low-income seniors who are at high risk of homelessness. The City also provided financial support to a 75-unit permanent supportive housing development (Butterfly Gardens) that provides housing to people at-risk of experiencing homelessness. In order to continue and expand upon these efforts, the City has allocated $750,000 in CDBG funding over the next five years towards efforts to increase the supply of affordable multifamily units including transitional and permanent housing, support ongoing regional efforts to end chronic homelessness, and improve the quality of existing housing stock. 497
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Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
Program 1: Regional Collaboration on Housing Opportunities • Continue to participate in the Countywide Housing Element Technical Committee to collaborate on housing program implementation and regional issues.
• The Countywide Housing Element Technical Committee will meet at least biannually.
• The Committee will meet annually with HCD to discuss funding opportunities and challenges in implementation of programs and seek technical assistance.
• The Committee will meet periodically with Fair Housing of Central California to discuss fair housing issues.
• The Committee will advocate on behalf of the Fresno region for more grant funding.
• Continue to seek partnerships with other jurisdictions in the region and other agencies (such as the Housing Authority), housing developers, community stakeholders, and agricultural employers/employees to explore viable options for increasing the availability of farmworker housing.
• Develop a directory of services and resources for lower-income households.
• Make the directory available on City/County websites and at City/County offices.

Ongoing City Staff normally meets twice annually with all participating jurisdictions to work towards the goals and objectives outlined in the Housing Element by sharing best practices, exploring opportunities for further collaboration, and making the best use of limited resources.

Staff of the participating local governments also met with representatives of HCD to discuss funding opportunities and challenges in implementing their programs.

The City posts available affordable housing resources on the City website, and posts affordable housing resources as they become available on the City's social media accounts.

Program was applicable
to the Fifth Cycle
Housing Element only.

Remove program.

Program 2: Review Annexation Standards in Memorandum of Understanding • The County of Fresno and the cities within the County shall work together to review and revise, as deemed appropriate by all parties, the standards for annexation contained in the Memorandum of Understanding between the County and the cities.

Ongoing On June 4, 2018, the City Council adopted an amendment to the Tax Sharing Agreement to permit annexation of land for RHNA.

The County Board of Supervisors also approved the amendment.

Program completed.

Remove program.

Program 3: Provision of Adequate Sites
• Maintain and annually update the inventory of residential land resources. • Provide the inventory on the City website and make copies available upon request.

Ongoing The City monitors development relative to the sites inventory and continues to maintain adequate sites to meet the Fifth Cycle Regional Housing Needs Allocation. The Planning Division maintains an inventory of affordable housing sites within its Geographical Information System.

Modify this program to
meet new no net loss
requirements.
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Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
• Monitor development and other changes in the inventory to ensure the City has remaining capacity consistent with its share of the regional housing need.
• Actively participate in the development of the next RHNA Plan to better ensure that the allocations are reflective of the regional and local land use goals and policies.

The City also participated in the Fresno COG RHNA
subcommittee to provide input on the Sixth Cycle Regional Housing Needs Plan and allocation methodology.

Program 4: Rezoning for RHNA
• Provide adequate zoning on at least 221 acres of land by December 31, 2016, to cover the unaccommodated need from the Fourth Cycle RHNA of 4,425 lower-income units.
• If annexation of the “prezoned” sites is not completed within three years of adoption of the Housing Element, the City will conduct an analysis to determine if adequate capacity exists on the remaining sites in the inventory to meet the Fifth Cycle RHNA.
• If the City cannot identify adequate capacity, the City will rezone sites within four years of adoption of the Housing Element to meet the RHNA.

The rezoned sites will meet the criteria for lower-income housing described above.

Completed on
December 31,
2016 and
April 2019
The City took several actions to meet the Fourth and Fifth Cycle RHNA obligations. In 2018, the City created a new RHN Overlay zone that allows affordable housing at 35-43 units per acre and applied it to over 130 acres to accommodate the Fourth Cycle unaccommodated need. The City added additional RHN Overlay sites to further expand capacity for lower-income housing. The City marketed the RHN Overlay program and it resulted in Butterfly Gardens, a 75-unit affordable housing project that completed construction in 2022.

The City also annexed the prezoned sites that were counted toward the Fifth Cycle RHNA. Specifically, the City annexed Site PA-3 (20.9 acres of HDR - 418 unit capacity) on April 10, 2016, and annexed Site PA-1 (13.3 acres MU-V - 266 unit capacity) and PA-2 (18 acres of HDR - 360 unit capacity) on January 28, 2019.

Program completed.

Replace with strategy
to meet the Sixth Cycle
RHNA.

Program 5: Monitoring of Residential Capacity (No Net Loss) • Develop and implement a formal evaluation procedure pursuant to Government Code Section 65863 by 2016.
• Monitor and report through the HCD annual report process. 2016/ Annual The Planning Division maintains an inventory of affordable housing sites within its Geographical Information System. The identification of housing inventory sites has been added to the application forms for all types of development activity, triggering the need to conduct the no-net-loss analysis for applicable projects. The Planning Division has procedures to conduct the no-net-loss analysis when development other than what is shown in the housing sites inventory is proposed and/or approved. The procedures are posted on the City's Affordable Housing website.

Combine program with
Program 3.
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Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
Program 6: Water and Wastewater Service
• Continue to monitor water and wastewater capacity and make improvements, as appropriate and feasible, to better serve existing development and strive to accommodate the RHNA.
• Establish procedures by the end of 2016 for granting priority water and sewer service to developments with lower-income units in compliance with California Government Code Section 65589.7.

Ongoing The water, wastewater, and recycled water masterplans were adopted in July 2018. These plans work in concert with each other to enhance available supply and provide full service to the plan area as systematic growth occurs.

The City Council adopted policy language on March 18, 2019 to provide priority water and sewer service for lower-income housing in compliance with Government Code Section 65589.7.

Remove program and
add a policy to
continue to monitor
water and wastewater
capacity.

Program 7: Affordable Housing Incentives
• Continue to seek partnerships and regularly meet, at least annually, with other agencies (such as the Housing Authority), housing developers, community stakeholders, and employers to discuss and pursue viable opportunities for providing affordable housing.
• Continue to offer incentives such as gap financing, density bonus, streamlined processing (such as pre-application consultation to identify potential issues early on and concurrent processing of required permits to the extent feasible) to facilitate the development of affordable housing, with an emphasis on housing opportunities for very low and extremely low income households, as well as special needs populations, such as the elderly, disabled (including developmentally disabled), farmworkers, the homeless, and those at risk of becoming homeless. • Continue to streamline the environmental review process for housing developments to the extent possible, using available State categorical exemptions and Federal categorical exclusions, when applicable. • Annually pursue State, Federal, and other funding opportunities to increase the supply of safe, decent, affordable housing in Clovis for lower income households (including extremely low income households), such as seniors, disabled (including persons with developmental disabilities), farmworkers, the homeless, and those at risk of homelessness. • Expand the City’s affordable housing inventory by 700 units over the next eight years – 160 extremely low income, 240 very low income, and 300 low income units.

Ongoing During the planning period, the City provided support in the form of funding, fee reductions, or land donation for the following:
• 48-unit senior assisted living facility with 24 units restricted to low-income seniors (Magnolia Crossing);
• 60-unit lower-income affordable housing development by the Fresno Housing Authority (Solvita Commons),
• 75-unit permanent supportive housing development
(Butterfly Gardens), and
• 13 single-family homes for lower-income households built by Habitat for Humanity (Rialto Ranchos subdivision and Stanford Addition Infill).

In 2019 the City Council adopted the Affordable Housing Development Impact Fee Reduction Program with an initial funding of $1,000,000, and subsequently an additional $300,000.

In 2020, a $1,000,000 funding request through the program from the Fresno Housing Authority was approved for construction of a 60-unit affordable housing complex (Solvita Commons). Building permits were issued in 2020 and construction completed in 2021.

In Spring 2021, $300,000 was approved for the construction of a 75-unit supportive housing project, Butterfly Gardens, being developed by UpHoldings. The project completed construction in 2022.

In 2021 the City applied for, was awarded, and committed $1.2 million in PLHA funds to the Jefferson multifamily project, an affordable 50-unit project that is currently seeking funds from the State for construction. The City received an additional $1,559,243 Continue program to
expand affordable
housing development
opportunities.
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Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
in PHLA funds between 2022 and 2023 to commit to affordable housing development.

In 2019, the City amended its Development Code to specify that all multifamily projects and the muti-family portion of mixed use projects are processed as "Multifamily Residential Development Review" (MFRDR) applications, which are ministerial, exempt from CEQA, and only appealable by applicants.

Program 8: Farmworker Housing
• Continue to support and encourage other agencies and housing developers, such as the Fresno Housing Authority and Self-Help Enterprises, in the application of funds for farmworker housing, including State HCD and USDA Rural Development loans and grants and other funding sources that may become available.
• Continue to offer incentives such as gap financing, density bonus, streamlined processing to facilitate the development of farmworker housing.
• Annually monitor the status of farmworker housing as part of the City’s annual report to HCD on Housing Element progress and evaluate if City efforts are effective in facilitating the provision of farmworker housing. If appropriate, make necessary changes to enhance opportunities and incentives for farmworker housing development.

Ongoing There were no applications for farmworker housing during the planning period. However, the City makes available on the City of Clovis website information about potential gap financing, density bonus, and streamlined processing.

Continue and modify
program to increase
outreach and
effectiveness.

Program 9: Preserving Assisted Housing
• Monitor the status of any HUD receipt/approval of Notices of Intent and Plans of Action filed by property owners to convert to market rate units. • Identify non-profit organizations as potential purchasers/ managers of at- risk housing units.
• Explore funding sources available to purchase affordability covenants on at-risk projects, transfer ownership of at-risk projects to public or non- profit agencies, purchase existing buildings to replace at-risk units, or construct replacement units.
• Ensure the tenants are properly noticed and informed of their rights and eligibility to obtain special Section 8 vouchers reserved for tenants of converted HUD properties.

Ongoing In October 2021 the City of Clovis received informal notice that an apartment project that was financed with 4 percent bonds is intending to increase rents as it has fulfilled its obligations to the state bond program. Staff has been working with the owner and the Fresno County Housing Authority to address the affordability needs for the impacted families. However, rents have now increased as of January 2023 but are still below market rates.

Continue program to
preserve assisted
housing units. Expand
program to specifically
address at-risk
developments.
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Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
Program 10: Encourage and Facilitate Accessory Units (Second Units) • By 2018, consider fee reductions for second units.
• By 2019, implement a public education program advertising the opportunity for second units through the city website and at the planning counter.
2018 & 2019 Clovis has a Cottage Home Program to encourage infill residential development of 500-square foot accessory dwelling units (ADUs) that have alley access. The City has funded the cost of preparing and approving three sets of building plans which can be used for free by anyone participating in the program. In addition, school fees are exempted for the cottage homes and there is no requirement for separate utilities. The City is advertising the Cottage Home Program on the City website, social media, and direct mail with much success.

The City has also adopted an ADU ordinance consistent with state law and offers reduced fees.

Modify program and
set new target goal for
program
Program 11: Zoning Code Amendments
• Amend Zoning Code to address State law requirements within one year of Housing Element adoption.
• Review residential parking standards for studio and one-bedroom multi- family units and take action by 2017 to modify the requirements based on the findings of the review.
• Annually review the effectiveness and appropriateness of the Zoning Code and process any necessary amendments to remove or mitigate potential constraints to the development of housing.
2017/ Annually The City Council adopted Development Code amendments on August 6, 2018. The ordinance amendment addressed all the requirements of this program including updates to address farmworker/employee housing, reasonable accommodation,
definition of family, single room occupancy units, and removing guest parking requirements for multifamily housing.

Urgency Ordinance 19-21 was adopted by the City Council on December 1, 2019, to incorporate changes in State law brought about by the Housing Crisis Act of 2019. Urgency Ordinance 19- 21 was extended for one year on December 7, 2020, to allow the City’s municipal code to continue to be in conformance with State Housing Laws. The language in the Urgency Ordinance, together with any additional changes brought about by new State housing laws, was permanently adopted through a
traditional ordinance amendment process on October 18, 2021.

Modify program to
reflect new state law
requirements.

Program 12: Lot Consolidation and Lot Splits
• Assist interested developers/property owners in identifying opportunities for lot consolidation or lot splitting.
• Process requests for lot consolidation and lot splitting concurrent with other development reviews.
• Encourage the use of master plans/specific plans to provide a cohesive development strategy for large lots.

Ongoing Planning staff makes recommendations to the development community on opportunities to further develop parcels/lots to the maximum density allowed for best and maximum use of properties within the City of Clovis. In 2020, the Development Code was amended to establish a ministerial process to
subdivide parcels that qualify for development pursuant to the RHN Overlay District.

Continue program.
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Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
City Housing staff works with potential developers on identifying opportunity sites that may require lot consolidations or divisions.

This is done in conjunction with other planning approvals.

Program 13: Monitoring of Planning and Development Fees • Continue to monitor the various fees charged by the city to ensure they do not unduly constrain housing development.
• As appropriate, consider incentives such as deferred or reduced fees to facilitate affordable housing development.

Ongoing On November 4, 2019, Clovis City Council passed a resolution authorizing the Affordable Housing Development Impact Fee Reduction Program. The program is intended to reduce impact fees for affordable housing projects that provide deed-restricted units to households that make at or below 80% of Area Median Income.

On May 7, 2021, Clovis City Council approved a rate adjustment to the Development Impact Fee (DIF) program which included phased-in adjustment of rate increases in the DIF program to help reduce constraints to development.

Continue program.

Program 14: Housing Rehabilitation Program
• Continue to apply for CalHome funds to maintain the housing rehabilitation program.
• Promote Home Rehabilitation Program on City website, at public counters, and to income-eligible households identified through the Code Enforcement program.

Ongoing The City continues to apply for CalHome and CDBG funds to support the housing rehabilitation program. Since 2016, the City has provided 323 home repair grants and replaced 15 dilapidated mobile homes. In 2021, City was awarded $5 million in CalHome funds, which is being used to fund owner-occupied home
rehabilitation, mobile home replacement loan program, and acquisition/rehab/resale loan program all for low-income households
City staff continues to promote the housing rehabilitation program on the City’s website, at public counters, and to low- and moderate-income households identified through code
enforcement and is seeking additional grant funding.

Continue program.

Program 15: Code Enforcement
• Continue to use code enforcement and substandard abatement processes to bring substandard housing units and residential properties into compliance with city codes.
• Refer income-eligible households to City of Clovis housing rehabilitation programs for assistance in making the code corrections. • Conduct a housing conditions survey by 2020 to assess the extent of housing rehabilitation needs, as resources are available.

Ongoing /2020 Clovis formed a Code Enforcement Team which uses Staff from the Building Department, Affordable Housing Department, City Manager’s Office, Police Department, Fire Department, Public Utilities, and Legal Counsel to work together to bring
substandard housing units and residential properties into compliance with City Code and make referrals to City housing rehabilitation programs.

The City completed a housing conditions survey in 2019, with a final report produced in the Spring of 2020.

Continue program to
advance the code
enforcement team to
repair substandard
housing.
503
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Evaluation of the Previous Housing Element
Final Housing Element | September 2024 Page 8-11
Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
Program 16: Homebuyer Assistance Program
• Continue to pursue CDBG, HOME, and other funding opportunities annually to maintain the first-time homebuyer assistance program.

Annually In 2020 the City received an award of $1,000,000 for the first time homebuyer program. However, due to the rapid increase in home prices and the very low purchase price limit issued by HUD for the program, the program was stalled from 2020 to 2022. In 2022 HUD put all HOME funded DAP programs on hold
statewide.

Modify program to
work with HUD and
HCD to implement
program when
authorized by HUD.

Program 17: First-Time Homebuyer Resources
• Prepare promotional materials by 2016 and promote available homebuyer resources on City website and public counters. • Annually review funding resources available at the state and federal levels and pursue as appropriate to provide homebuyer assistance. 2016/ Annually City Staff continue to seek additional funding from State and Federal resources to provide homebuyer assistance. Because the demand for Clovis’ First Time Homebuyer (FTHB) funds far exceeds the amount of funding available, City Staff also refer potential homebuyers to the California Housing Finance Agency's Homebuyer Programs, the Federal Home Loan Bank of San
Francisco’s, and the Golden State Housing Authority’s FTHB programs on a regular basis. Information for all three programs is available on the City of Clovis’ affordable housing website. When applications are being accepted for Clovis’ FTHB program (as available funding permits), promotional materials for the program are available to the public at Clovis City Hall.

Continue program to
annually review and
pursue funding.

Combine with other
first time homebuyer
program.

Program 18: Energy Conservation
• Consider incentives to promote green building techniques and features in 2017, and as appropriate adopt incentives by 2018.
• Continue to promote HERO program by providing a link on the City website and making brochures available at City counters. • Continue to promote and support Pacific Gas and Electric Company programs that provide energy efficiency rebates for qualifying energy- efficient upgrades by providing a link on the City website and making brochures available at City counters.
• Continue to incorporate conservation measures in housing rehabilitation programs.
• Expedite review and approval of alternative energy devices (e.g., solar panels).
2017/2018 &
Ongoing
The City supports and promotes the HERO program and PG&E programs that support energy conservation. City Staff provide information about these programs to Clovis residents on a regular basis, including referrals to the Fresno Economic Opportunities Commission’s (EOC) Weatherization Program for low-income clients needing energy efficiency repairs. City staff print and give or mail potential recipients the applications. Staff also make referrals to Fresno EOC’s and Grid Alternative’s solar panel program for low-income homeowners. Information
regarding all of these programs is also available on the City’s website.

The City has adopted expedited, streamlined permitting
processes for electric vehicle charging stations (2017) and roof top solar energy systems (2015) (Chapter 8.14 and 8.18 of the Clovis Municipal Code).

Continue program to
promote and support
the HERO program and
PG&E programs that
support energy
conservation.
504
AGENDA ITEM NO. 13.

Evaluation of the Previous Housing Element

Table 8-2 Evaluation of 2015-2023 City of Clovis Housing Element Programs Program Target
Timeframe Evaluation Recommendation
Program 19: Housing Choice Vouchers
• Prepare promotional materials by 2016 and provide information on the HCV program on City website and at public counters.
• Refer interested households to the Fresno Housing Authority and encourage landlords to register their properties with the Housing Authority for accepting HCVs.
• Work with the Housing Authority to disseminate information on incentives for participating in the HCV program throughout city neighborhoods with varying income levels to promote housing opportunities for all city residents.

Ongoing City Staff provide referrals to property owners for HCVP and work regionally to increase funding to all affordable housing agency partners. In 2020, the City partnered with the Fresno Housing Authority on a 60-unit multifamily housing project to increase the supply of affordable housing in Clovis. In addition, in 2021, the Fresno Housing Authority has committed 73 project-based vouchers to a 75-unit permanent supportive housing project in Clovis (Butterfly Gardens) completed in 2022.

Continue program to
add promotional
materials and expand
landlord participation.

Program 20: Fair Housing
• Conduct Fair Housing Assessment as required by HUD on a regular basis (every five years).
• Work collaboratively with other jurisdictions in the region to provide education to lenders, real estate professionals, and the community at large.
• Provide information and written materials on fair housing rights, available services, and responsible agencies in English and Spanish. Distribute materials at libraries, community facilities, City offices and public counters, and on the city website by 2016.
• Refer fair housing complaints to HUD, DEFH, Fair Housing Council of Central California, and other housing agencies, as appropriate.

Ongoing On November 4, 2019, Clovis City Council adopted an updated Analysis of Impediments to Fair Housing Choice. The City has posted fair housing information on the City’s website and continues to distribute information and written materials on fair housing rights. The materials are also available at the public counter. Fair Housing printed materials are available in both English and Spanish. Fair Housing complaints are referred by City staff to the Fair Housing Council of Central California.

Expand program to
address new AB 686
fair housing
requirements.

505
AGENDA ITEM NO. 13.

APPENDIX A
Public Engagement Materials
506
AGENDA ITEM NO. 13.

We need your
input on housing!
What types of housing
should we have in Clovis?
Where should we locate new
housing? Your ideas about
these topics will help us
update the Clovis Housing
Element. The Housing
Element is our 8-year plan for
how we will meet the housing
needs of everyone in the
community and shows how
the City will accommodate its
fair share of housing.

Attend the community
workshop to learn more
about the Housing Element
and share your concerns and
ideas for solutions.

You’re Invited
Community Workshop
Tarpey Elementary School
2700 Minnewawa
Clovis, CA 93612
Wednesday, August 24, 2022
6:00p.m. to 7:30p.m.

Spanish interpretation will be provided
Can’t make it?
Take our survey to provide your input.

The survey is available in the following languages:

CITY of CLOVIS
2023-2031

HOUSING

ELEMENT
Do you have questions, or would you
like to learn more about the project?
Visit the project’s website, qrco.de/clovis3 ,
or contact the City’s Project Manager, Lily Cha at:
559-324-2335 or
[email protected]

ENGLISH
qrco.de/clovis1

SPANISH
qrco.de/clovis2
507
AGENDA ITEM NO. 13.
¡Necesitamos su
opinión sobre el
tema de la vivienda
en nuestra ciudad!
¿Qué tipos de vivienda
deberíamos tener en Clovis?
¿Dónde se deben ubicar las
nuevas viviendas? Sus ideas
sobre estos temas nos ayudarán
a actualizar el Componente de
Vivienda de Clovis. El Componente
de Vivienda es nuestro plan de 8
años sobre cómo cumpliremos
con las necesidades de vivienda
de todos en la comunidad y cómo
el municipio elaborará el plan de
vivienda justa.

Asista a la sesión comunitaria para
obtener más información sobre el
Componente de Vivienda y para
compartir sus inquietudes e ideas
sobre posibles soluciones.

Le Invitamos a Participar
Sesión Comunitaria
Tarpey Elementary School
2700 Minnewawa
Clovis, CA 93612
miércoles, 24 de agosto de 2022
de 6 p.m. a 7:30 p.m.

Contaremos con interpretación en español
¿No puede venir? Complete nuestra encuesta
para compartir su opinión.

La encuesta está disponible en los siguientes idiomas:

COMPONENTE

DE VIVIENDA

DE LA CIUDAD

DE CLOVIS
2023-2031
¿Tiene preguntas o le gustaría
saber más sobre el proyecto?
Visite el sitio web del proyecto, qrco.de/clovis3,
o comuníquese con la Gerente de Proyectos
del Municipio [Project Manager, Lily Cha at:
559-324-2335 or
[email protected]
INGLÉS
qrco.de/clovis1
ESPAÑOL
qrco.de/clovis2
508
AGENDA ITEM NO. 13.

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1 / 33

96.70% 176

3.30% 6
Q1 Are you a resident of Clovis? (Choose one)
Answered: 182 Skipped: 2
TOTAL 182
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No

ANSWER CHOICES RESPONSES
Yes
No
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14.36% 26

85.64% 155
Q2 Do you currently rent or own your home? (Choose one) Answered: 181 Skipped: 3
TOTAL 181
# OTHER (PLEASE SPECIFY) DATE
1 Live in older home owned, but not occupied by a relative. 9/4/2022 5:48 AM 2 Live with my parents due to economy and divorce process 8/31/2022 8:54 PM 3 Wanting to move out 8/31/2022 2:12 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Rent
Own

ANSWER CHOICES RESPONSES
Rent
Own
510
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7.10% 13

25.68% 47

48.09% 88

6.01% 11

1.64% 3

7.65% 14

0.55% 1

0.55% 1

2.73% 5
Q3 Which best describes your household? (Choose one)
Answered: 183 Skipped: 1
TOTAL 183
# OTHER (PLEASE SPECIFY) DATE
1 Sisters living together 9/2/2022 4:47 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
One person
living alone
Couple with no
children in ...

Couple with
child(ren)
Single-parent
with child(ren)
Grandparent(s)
raising...

Multi-generatio
nal...

Unrelated
individuals...

Multiple
families liv...

Other (please
specify)

ANSWER CHOICES RESPONSES
One person living alone
Couple with no children in the home
Couple with child(ren)
Single-parent with child(ren)
Grandparent(s) raising grandchild(ren)
Multi-generational (grandparents, parents, and grandchildren) Unrelated individuals living together
Multiple families living together
Other (please specify)
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2 Single mom. Adult child 8/31/2022 7:10 PM
3 Kid living at home 8/31/2022 2:12 PM
4 Married couple and adult son 8/31/2022 1:19 PM
5 2 related adults living together 8/23/2022 3:32 PM
512
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95.58% 173

0.00% 0

0.00% 0

3.87% 7

0.00% 0

0.00% 0

0.00% 0

0.55% 1
Q4 What type of housing do you live in? (Choose one)
Answered: 181 Skipped: 3
TOTAL 181
# OTHER (PLEASE SPECIFY) DATE
1 Condo 8/31/2022 2:12 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single Family
Home
Duplex/triplex/
fourplex
Condominium or
Townhouse
Apartment
Accessory
Dwelling Uni...

Mobilehome or
Manufactured...

Car, van, RV,
or unhoused
Other (please
specify)

ANSWER CHOICES RESPONSES
Single Family Home
Duplex/triplex/fourplex
Condominium or Townhouse
Apartment
Accessory Dwelling Units (granny flats/second units/guest houses) Mobilehome or Manufactured Home
Car, van, RV, or unhoused
Other (please specify)
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49.18% 90

13.11% 24

21.31% 39

4.92% 9

19.67% 36

6.01% 11

18.03% 33

3.83% 7
Q5 Have you recently experienced or are currently experiencing any of thefollowing housing issues? (Choose all that apply) Answered: 183 Skipped: 1
Total Respondents: 183
# OTHER HOUSING ISSUE: DATE
1 Neighbor has 7 vehicles, 9/9/2022 10:03 AM
2 Don’t like HOA but can’t afford to move 9/8/2022 8:59 AM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
None of the
above
Struggle to
pay rent or...

Lack funding
to make...

Significant
rent increase
Want to move
but can’t...

Too many
people livin...

Adult child
living at ho...

Other housing
issue:

ANSWER CHOICES RESPONSES
None of the above
Struggle to pay rent or mortgage (e.g., sometimes paying late, not paying other bills to pay rent, not buying food or medicine)
Lack funding to make necessary home repairs
Significant rent increase
Want to move but can’t find/afford a home that meets my needs or my family’s needs Too many people living in one home (overcrowding)
Adult child living at home due to inability to afford housing Other housing issue:
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3 Roof framing issues causing collapse of roof 9/7/2022 6:18 PM 4 Energy bill too high 8/31/2022 2:09 PM
5 Too expensive. City wages don’t support housing prices. 8/31/2022 12:50 PM 6 Seniors needing afforable 55 + condo,patio home or newer mobile home park in good area 8/31/2022 12:37 PM 7 Neighborhood filling up with AirBnBs 8/31/2022 12:23 PM 515
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Q6 What do you feel is the most significant housing problem facing Clovisresidents? (Choose up to three, this question requires an answer) Answered: 184 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
None of the
above
Not enough
housing for...

Not enough
places to rent
Rents are too
high
Buying a house
is too...

Housing sizes
don’t meet...

Housing
conditions a...

Too expensive
to maintain...

Not enough
housing opti...

Not enough
shelters or...

Other (please
specify)
516
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9 / 33

13.04% 24

10.87% 20

14.67% 27

38.04% 70

47.83% 88

9.24% 17

1.09% 2

15.22% 28

19.57% 36

14.13% 26

14.13% 26
Total Respondents: 184
# OTHER (PLEASE SPECIFY) DATE
1 Too many new housing. Traffic getting bad, schools are crowding 9/10/2022 6:57 AM 2 Too many new communities 9/10/2022 3:10 AM
3 Fear of getting low income housing to bring down property values. 9/9/2022 10:03 AM 4 Tiny lots 9/8/2022 7:32 PM
5 too many houses being built 9/8/2022 4:23 PM
6 Too many homes in one area. 9/8/2022 6:19 AM
7 No affordable housing 9/7/2022 4:47 PM
8 Low income/section 8 housing being built in areas with million dollar homes. 9/4/2022 8:53 AM 9 Too many apartments being built in Clovis 9/3/2022 10:11 PM 10 water to maintain parks, medians, green spaces 9/3/2022 12:32 PM 11 Too many houses going up not enough schools or stores 9/1/2022 10:22 PM 12 no programs to purchase a home 9/1/2022 9:06 PM
13 Too many new housing, not enough schools 9/1/2022 12:22 PM 14 Too many houses are being built. Schools are now over populated. 9/1/2022 12:03 PM 15 Too many houses being built 9/1/2022 7:30 AM
16 I don’t have an opinion 9/1/2022 5:48 AM
17 Stop building 8/31/2022 10:14 PM
18 TOO MUCH NEW BUILDING. Too many out of town people buying homes and just renting them out!
8/31/2022 8:20 PM
19 Water... Can't afford more housing. 8/31/2022 6:20 PM 20 This happened in San Jose in the 1990’s 8/31/2022 2:51 PM 21 Too many new homes being built. We need to rebuild the run down neighborhoods and retail in this city.
8/31/2022 2:29 PM

ANSWER CHOICES RESPONSES
None of the above
Not enough housing for sale
Not enough places to rent
Rents are too high
Buying a house is too expensive
Housing sizes don’t meet family needs
Housing conditions are poor
Too expensive to maintain homes
Not enough housing options for seniors or people with disabilities Not enough shelters or services for people experiencing homelessness Other (please specify)
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22 Not enough homes with land. All the new homes are built right on top of eachother. 8/31/2022 2:09 PM 23 There’s no housing plans for single adult male with no children to be self sufficient. Even with a decent paying job
8/31/2022 12:54 PM
24 Toooo many houses being built, given our water issues! 8/31/2022 12:49 PM 25 Rather than "tough it out" too many homeless would rather "camp out" than improve their situation and take a "low paying" job. Many adults worked in low paying jobs and improved their job skills so they could qualify for "better jobs." Sleeping in bushes is rarely a way to learn and train for better jobs.
8/31/2022 12:45 PM
26 Investors buying up properties for short term rentals 8/31/2022 12:23 PM 518
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25.00% 46

11.96% 22

34.78% 64

37.50% 69

34.78% 64

18.48% 34

34.78% 64

15.76% 29
Q7 What strategies do you think the City should prioritize? (Choose up tothree, this question requires an answer) Answered: 184 Skipped: 0
Total Respondents: 184
# OTHER: DATE
1 Jobs where people work 9/11/2022 5:19 PM
2 Economics 9/10/2022 3:10 AM
3 Keeping affordable housing out of established neighborhoods. 9/9/2022 10:03 AM 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Down payment
assistance f...

Tenant
protections ...

Promote
accessory...

Accessible
housing for...

Support
development ...

Programs for
people...

Minor home
repair program
Other:

ANSWER CHOICES RESPONSES
Down payment assistance for homebuyers
Tenant protections for renters
Promote accessory dwelling units (i.e., granny flats, second units, backyard cottage) Accessible housing for seniors and people with disabilities Support development of affordable housing
Programs for people experiencing or at risk of homelessness Minor home repair program
Other:
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4 stop building 9/8/2022 4:23 PM
5 No more low-income housing or paying for other people's bills/debt 9/7/2022 9:27 PM 6 Put a moratorium on building new houses. There’s no infrastructure or water to support it 9/7/2022 7:05 PM 7 Diversity is housing options to meet needs of diverse community 9/7/2022 5:14 PM 8 Clean up areas that are falling below Clovis standards. No low income/section 8 housing.

Clovis is a goal for many, it’s expensive for a reason. Keep it nice and safe. Zip codes aren’t entitlements.
9/4/2022 8:53 AM
9 Adhere to city planning put forth 20 plus years ago. City centers among housing developments, ag lands preserved.
9/3/2022 12:32 PM
10 Affordable housing must be in correct areas, walkable to shopping 9/1/2022 10:36 PM 11 Mixed housing, above stores 9/1/2022 12:45 PM
12 None of the above 9/1/2022 12:38 PM
13 Population is growing too fast but not enough schools 9/1/2022 12:22 PM 14 Stop building more houses until you have enough schools to accommodate the growing population.
9/1/2022 12:03 PM
15 multi family homes, apartments, duplexes, build UP not out 9/1/2022 8:36 AM 16 None 9/1/2022 7:30 AM
17 None 9/1/2022 6:25 AM
18 Police protection 9/1/2022 6:18 AM
19 Support Development of houses that are affordable, and not affordable housing (apartments) 9/1/2022 3:04 AM 20 Paseo access for decrease need for cars for some trips 8/31/2022 10:21 PM 21 Nothing. Not Clovis' job. Worry about maintaining Clovis. 8/31/2022 9:06 PM 22 More free Community resources like parks, playgrounds, libraries, etc. to help out families so they don’t have to drive far/pay money to give family access to resources that can help their families save money
8/31/2022 8:53 PM
23 Don’t put low income housing where it will negatively impact property values of existing homes 8/31/2022 5:30 PM 24 None of the above 8/31/2022 3:38 PM
25 We don’t need homes until we have a water storage plan! This used to be a little country town stop building out and build on existing!
8/31/2022 2:51 PM
26 Make it easier for homeowners to evict renters, when they do not pay their rent. 8/31/2022 2:41 PM 27 Maintain what exists 8/31/2022 2:38 PM
28 Put money in rebuilding established neighborhoods. 8/31/2022 2:29 PM 29 Put in place laws regarding short term rentals that would open up housing to permanent residents
8/31/2022 12:23 PM
520
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5.46% 10

88.52% 162

6.01% 11
Q8 Have you or a neighbor been displaced from your home in the last fiveyears? Answered: 183 Skipped: 1
TOTAL 183
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Maybe/ Unsure

ANSWER CHOICES RESPONSES
Yes
No
Maybe/ Unsure
521
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31.25% 5

37.50% 6

6.25% 1

6.25% 1

18.75% 3

0.00% 0
Q9 If Yes, which of these best describe the reason you were displaced? IfNo, move on to Question 10.

Answered: 16 Skipped: 168
TOTAL 16
# OTHER: DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
N/A, Not
applicable
Rent increased
more than I...

Landlord
selling home
Was living in
unsafe...

Personal
reasons
Other:

ANSWER CHOICES RESPONSES
N/A, Not applicable
Rent increased more than I could pay
Landlord selling home
Was living in unsafe conditions
Personal reasons
Other:
522
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6.59% 12

86.26% 157

7.14% 13
Q10 When you looked for housing in Clovis in the past 10 years, did youever feel you were discriminated against? Answered: 182 Skipped: 2
TOTAL 182
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Maybe/ Unsure

ANSWER CHOICES RESPONSES
Yes
No
Maybe/ Unsure
523
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Q11 If Yes, why do you think you were discriminated against? (Choose allthat apply) If No, move to Question 12.

Answered: 24 Skipped: 160
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
N/A, Not
applicable
Race/
Ethnicity/...

Sex/
Gender/LGBTQ
Income status
/ Income too...

Age
Familial
status / Hav...

Disability
Criminal
history
History of
eviction,...

Being homeless
Religion
Other:

Other:
524
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12.50% 3

70.83% 17

16.67% 4

41.67% 10

25.00% 6

8.33% 2

4.17% 1

0.00% 0

12.50% 3

0.00% 0

4.17% 1

0.00% 0

12.50% 3
Total Respondents: 24
# OTHER: DATE
1 no having enough money to buy 9/8/2022 4:24 PM
2 Having pets 9/4/2022 10:13 AM
3 Not being local at the time and using out-of-town realtor and lender 8/31/2022 12:53 PM

ANSWER CHOICES RESPONSES
N/A, Not applicable
Race/ Ethnicity/ Language spoken
Sex/ Gender/LGBTQ
Income status / Income too low
Age
Familial status / Having children
Disability
Criminal history
History of eviction, foreclosure, bad credit
Being homeless
Religion
Other:

Other:
525
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7.18% 13

92.82% 168
Q12 When you looked for housing in Clovis in the past 10 years, were youever denied housing to rent or buy? Answered: 181 Skipped: 3
TOTAL 181
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No

ANSWER CHOICES RESPONSES
Yes
No
526
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Q13 If Yes, why were you denied? (Choose all that apply) If No, move toquestion 14.

Answered: 12 Skipped: 172
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Another tenant
willing to p...

Income too low
Bad credit
Eviction
history
Criminal
History
Lack of stable
housing record
Size of
family; too...

I have a
housing vouc...

Landlord
didn’t accep...

Employment
history
Another tenant
willing to p...

Unknown/Not
sure/Was not...

Other:

Other:
527
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0.00% 0

41.67% 5

58.33% 7

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

8.33% 1

8.33% 1

8.33% 1

0.00% 0

16.67% 2
Total Respondents: 12
# OTHER: DATE
1 No pets allowed 9/1/2022 3:08 PM
2 Too many applicants or within minutes housing availability gone 8/28/2022 2:14 PM

ANSWER CHOICES RESPONSES
Another tenant willing to pay more
Income too low
Bad credit
Eviction history
Criminal History
Lack of stable housing record
Size of family; too many people
I have a housing voucher
Landlord didn’t accept the type of income I earn
Employment history
Another tenant willing to pay more
Unknown/Not sure/Was not given a reason
Other:

Other:
528
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Q14 Most cities struggle to meet their very low- and low-income housingneeds because there is not enough land zoned for multifamily/apartments.Which of the following strategies would you support to meet the very low-and low-income housing need? Answered: 173 Skipped: 11
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Support Do not sup… Not sure/ N…
Promote infill
housing...

Allow for
mixed use...

Annex land
into the Cit...

Adopt an
inclusionary...
529
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30.23%
52 31.98%
55 37.79%
65 172

2.08 39.77%
68 35.67%
61 24.56%
42 171

1.85 23.67%
40 42.60%
72 33.73%
57 169

2.10 34.88%
60 34.88%
60 30.23%
52 172

1.95 SUPPORT DO NOTSUPPORT NOT SURE/NEED MOREINFORMATION

TOTAL WEIGHTEDAVERAGE
Promote infill housing development in Central Clovis
Allow for mixed use development that includes housing on commercial corridors, such as Shaw Avenue, Herndon
Avenue, and Shepherd Avenue.

Annex land into the City for higher density housing.

Adopt an inclusionary housing ordinance that would require market rate developments to include a percentage of
affordable housing.
530
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Q15 Do you have other ideas for ways to accommodate lower-incomehousing that are not listed above? (Fill in) Answered: 68 Skipped: 116
# RESPONSES DATE
1 No section 8 in Clovis please 9/10/2022 7:00 AM
2 I think people should buy homes they can afford. 9/10/2022 3:15 AM 3 Move them into lawmakers homes/neighborhoods. 9/9/2022 10:07 AM 4 stop building 9/8/2022 4:25 PM
5 Too many houses being built in Clovis. The city is losing its charm from the days when and why I moved here
9/8/2022 1:42 PM
6 Fee waivers for seniors attempting to fix their homes 9/7/2022 10:47 PM 7 Allowing homeowners to have granny units and or conversion types to their property (garages) and rent at lower market rate as an incentive. Offer assistance to homeowners willing to convert part of their property to a low market rental by construction, Cody support, and approval assistance.
9/7/2022 9:57 PM
8 Address the low income situation on the income side through training, education, help with financial budget training and job placement.
9/7/2022 7:10 PM
9 Availability of surplus is needed so rents can go down. When you have limited surplus there is no wiggle room to reduce rent amounts. Landlords can charge high price and they get it $$$ cause of the high demand.
9/7/2022 6:30 PM
10 None 9/7/2022 5:26 PM
11 Quit building unaffordable housing. 9/7/2022 4:50 PM 12 I'm just wondering where are we going to get water to all of these new houses? 9/4/2022 9:00 PM 13 No need for lower income housing in Clovis. Of opportunity and education is the concern, CUSD should approve more district transfers and provide transportation. 9/4/2022 8:55 AM
14 No 9/4/2022 6:01 AM
15 Provide homes, not just shelters for unhoused people 9/4/2022 5:51 AM 16 Pay the fines and don't build low income housing at all. 9/3/2022 10:13 PM 17 no 9/3/2022 12:36 PM
18 I enjoy my nice things and don’t want lower income crowding near 9/2/2022 7:49 PM 19 No 9/2/2022 6:42 AM
20 Live/work. Stop fearing “who may come” and instead have faith in your public policy, infrastructure, and public safety efforts that “those” people will adjust to the Clovis way of life if given a fair chance. We MUST grow as a community to be inclusive and welcoming. Check out Walnut Creek!
9/2/2022 12:18 AM
21 Stop putting apartments in neighborhoods. Use or buy existing land near shopping centers, etc. Convert or tear down old commercial buildings to make way for apts. 9/1/2022 10:42 PM
22 None 9/1/2022 9:42 PM
23 increase low income limits for families to be able to qualify gor the first time buyers program 9/1/2022 9:10 PM 24 We need more housing 9/1/2022 8:16 PM
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25 Carefully choose when allowing large apartment complexes. Consider proximity to single family residences and location of schools to be affected.
9/1/2022 3:32 PM
26 Offer incentives to home owners with corner lots to build a small apartment in their back yard with separate street access.
9/1/2022 3:13 PM
27 Make them all in the southwest part of the city. I don’t want low income housing near where I live. Let’s be honest and real, low-income housing brings crime. When you do make a low- income development please make sure you vet the tenants very good! 9/1/2022 1:41 PM
28 No. 9/1/2022 1:28 PM
29 No 9/1/2022 12:47 PM
30 Accomodate people that are here first before building more housing that just draws more and more people to move here.
9/1/2022 12:25 PM
31 Encourage developers 9/1/2022 7:31 AM
32 Encourage people to work enough to make enough money to support themselves. 9/1/2022 6:21 AM 33 Build houses that are affordable ($180K-$250k) and not affordable housing (apartment). Let's not become a RENTERS town.
9/1/2022 3:07 AM
34 Research and visit cities that already do it well 8/31/2022 11:26 PM 35 Abandoned shopping centers or mega stores no longer used that are not near other commercial property turn into apartments.
8/31/2022 10:23 PM
36 We don’t need more building. Clovis is fine the way it is. Stop allowing builders to take over land.
8/31/2022 10:16 PM
37 None 8/31/2022 9:50 PM
38 Term limits 8/31/2022 9:28 PM
39 No. Life isn't fair. I don't get to live in the house or neighborhood I want to in Clovis. That's life. 8/31/2022 9:09 PM 40 We don’t need low income housing in Clovis 8/31/2022 8:57 PM 41 Require people to live in homes they purchase for at least 5 years. 8/31/2022 8:22 PM 42 Nothing to input at this time 8/31/2022 8:22 PM
43 Housing development for homeless veterans along with other services for them. 8/31/2022 7:42 PM 44 More concerned for seniors that need affordable housing 8/31/2022 7:11 PM 45 No 8/31/2022 6:23 PM
46 Convert vacant buildings to housing 8/31/2022 5:44 PM 47 Replace older single story apartment complexes with multilevel high density housing and guarantee current residents priority housing
8/31/2022 5:32 PM
48 Infill is fine, but those new housing on Peach/Gettysburg is WAY overcrowded. 8/31/2022 4:22 PM 49 No 8/31/2022 3:41 PM
50 no 8/31/2022 3:16 PM
51 If you build more you need more police and traffic control police 8/31/2022 2:56 PM 52 With lower income comes crime. Build with police substation nearby to control & keep Clovis free of crime communities
8/31/2022 2:50 PM
53 If not already being considered, repurposing of vacant buildings should be part of any plan 8/31/2022 2:39 PM 54 Create more affordable housing that DOES NOT produce gentrification. 8/31/2022 2:37 PM 55 no 8/31/2022 2:31 PM
56 Allow farms to include one trailer for older relatives or adult child 8/31/2022 2:20 PM 532
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57 Stop running with the inflation from LA and San Francisco 8/31/2022 2:13 PM 58 Require developers to create low income rentals 8/31/2022 1:20 PM 59 Don’t bring lower income housing to new developments! 8/31/2022 1:16 PM 60 Rent are so high that even someone with a decent minimum paying job can’t afford to live on their own. Have section 8 be open to single men as well. 8/31/2022 1:00 PM
61 Help fix old homes ! With renovations to help out home owners with lots of family members living in a single home
8/31/2022 12:59 PM
62 Require training and education for those who have trouble supporting themselves and their families.
8/31/2022 12:50 PM
63 No 8/31/2022 12:49 PM
64 Clovis doesn't have newer/well kept mobile home parks, in good neighborhoods 8/31/2022 12:40 PM 65 Work with Clovis residents to find solutions. Avoid working with outside investors who do not understand the Clovis way of life and simply look at numbers and profits. 8/31/2022 12:27 PM
66 Build more apartments 8/25/2022 5:59 PM
67 We seem to have a lot of land zoned/built for business/retail use that sits empty--perhaps that could be better utilized.
8/22/2022 3:04 PM
68 additional monies from the State for affordable housing in Clovis 8/22/2022 11:20 AM 533
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100.00% 83
Q16 What is your race? (Fill in)
Answered: 83 Skipped: 101
TOTAL 83
# PLEASE FILL IN: DATE
1 Hispanic 9/11/2022 5:23 PM
2 Hispanic 9/10/2022 3:15 AM
3 White 9/8/2022 7:33 PM
4 Middle eastern 9/8/2022 5:27 PM
5 Mixed 9/8/2022 6:24 AM
6 Asian American 9/8/2022 3:30 AM
7 White 9/7/2022 10:32 PM
8 Caucasian 9/7/2022 9:58 PM
9 Mexican 9/7/2022 9:53 PM
10 White 9/7/2022 9:30 PM
11 Armenian 9/7/2022 8:59 PM
12 White 9/7/2022 6:31 PM
13 Caucasian 9/7/2022 5:44 PM
14 Hispanic 9/7/2022 5:26 PM
15 White 9/4/2022 9:00 PM
16 Asian 9/4/2022 10:14 AM
17 White 9/4/2022 6:02 AM
18 Hispanic, white 9/4/2022 5:52 AM
19 White 9/3/2022 7:49 PM
20 Black and Mexican 9/2/2022 7:49 PM
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Prefer not to
answer

ANSWER CHOICES RESPONSES
Prefer not to answer
534
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21 Race? Caucasian ethnicity? Latino 9/2/2022 12:19 AM
22 Hispanic 9/1/2022 9:43 PM
23 Asian 9/1/2022 9:37 PM
24 Caucasian 9/1/2022 8:34 PM
25 Caucasian 9/1/2022 5:02 PM
26 Caucasian 9/1/2022 3:36 PM
27 Caucasian 9/1/2022 3:33 PM
28 White 9/1/2022 3:14 PM
29 Human 9/1/2022 1:29 PM
30 White 9/1/2022 12:56 PM
31 White 9/1/2022 12:40 PM
32 White 9/1/2022 10:49 AM
33 white 9/1/2022 8:38 AM
34 White 9/1/2022 8:32 AM
35 American 9/1/2022 6:22 AM
36 Hispanic 9/1/2022 3:08 AM
37 Mexican 8/31/2022 11:24 PM
38 Hispanic 8/31/2022 10:16 PM
39 Hispanic 8/31/2022 9:49 PM
40 Asian 8/31/2022 9:40 PM
41 Native American 8/31/2022 9:29 PM
42 White 8/31/2022 9:05 PM
43 Asian 8/31/2022 9:01 PM
44 Caucasian 8/31/2022 9:00 PM
45 Hispanic 8/31/2022 8:45 PM
46 Asian and Hispanic 8/31/2022 8:22 PM
47 White 8/31/2022 8:21 PM
48 White 8/31/2022 7:43 PM
49 Caucasian 8/31/2022 7:12 PM
50 White 8/31/2022 6:24 PM
51 Native American, Spaniard 8/31/2022 6:23 PM
52 Hispanic 8/31/2022 5:58 PM
53 White/Hispanic 8/31/2022 5:42 PM
54 Latino 8/31/2022 5:02 PM
55 White 8/31/2022 4:54 PM
56 Irish 8/31/2022 4:29 PM
57 White 8/31/2022 4:23 PM
58 White 8/31/2022 3:41 PM
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59 Caucasian 8/31/2022 3:34 PM
60 white 8/31/2022 3:16 PM
61 White 8/31/2022 3:07 PM
62 Asian & Hispanic 8/31/2022 2:50 PM
63 Hispanic 8/31/2022 2:43 PM
64 White 8/31/2022 2:38 PM
65 white 8/31/2022 2:32 PM
66 white 8/31/2022 2:20 PM
67 American 8/31/2022 2:14 PM
68 White 8/31/2022 1:31 PM
69 White 8/31/2022 1:20 PM
70 Hispanic 8/31/2022 1:16 PM
71 Celtic 8/31/2022 1:08 PM
72 Black 8/31/2022 1:03 PM
73 Hispanic 8/31/2022 12:59 PM
74 White 8/31/2022 12:53 PM
75 White 8/31/2022 12:52 PM
76 White 8/31/2022 12:50 PM
77 asian 8/31/2022 12:49 PM
78 Caucasion 8/31/2022 12:41 PM
79 Caucasian 8/31/2022 12:36 PM
80 White 8/31/2022 12:19 PM
81 White 8/31/2022 12:18 PM
82 White 8/28/2022 2:15 PM
83 caucasian 8/25/2022 2:44 PM
84 white 8/25/2022 9:17 AM
85 White 8/24/2022 2:57 PM
86 White 8/23/2022 3:36 PM
87 Caucasian 8/22/2022 3:05 PM
88 White 8/22/2022 11:20 AM
536
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18.24% 31

48.82% 83

32.94% 56
Q17 Are you Hispanic, Latino, or Spanish origin?
Answered: 170 Skipped: 14
TOTAL 170
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
Prefer not to
answer

ANSWER CHOICES RESPONSES
Yes
No
Prefer not to answer
537
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0.00% 0

1.75% 3

16.37% 28

36.84% 63

26.32% 45

18.71% 32
Q18 What is your age?
Answered: 171 Skipped: 13
TOTAL 171
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Under 18
18-24
25-34
35-49
50-64
65 and above

ANSWER CHOICES RESPONSES
Under 18
18-24
25-34
35-49
50-64
65 and above
538
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Q19 Do you have any additional housing related comments that are notlisted above and should be considered in the Housing Element updateprocess? Answered: 58 Skipped: 126
# RESPONSES DATE
1 More jobs for residents in clovis 9/11/2022 5:23 PM
2 I hope they will not allow section 8 in Clovis 9/10/2022 7:01 AM 3 Clovis is an oasis in an otherwise really screwed up state, Don’t try and make it like SF or LA! 9/9/2022 10:10 AM 4 stop building 9/8/2022 4:26 PM
5 Stop building. I loved here because it was a safe place to live. The police/resident ratio was excellent. This is not the case now and more and more crime is moving in to town. 9/8/2022 1:44 PM
6 We need to stop putting houses on valuable agricultural land. 9/8/2022 9:04 AM 7 NIMBY appears to be accepted in the more affluent parts of the city. Do not take the path of least resistance and only allow high density housing in the lesser affluent parts. 9/8/2022 3:33 AM
8 Distribute lower invoking housing to different areas of the city to not overrun a single neighborhood or school(s) with low income families.
9/7/2022 9:59 PM
9 Please do not add low income housing to locations with high income housing that result in a loss of property value. Please put qualification requirements on the required low/very-low income housing regarding background checks, drug use, etc. if you are legally allowed to.

Please do not create housing for the homeless unless it's being built in a location where there's already a homeless encampment and again only if there are qualification requirements. 9/7/2022 9:35 PM
10 Too much housing already in Clovis. Need to build more commercial and retail so we who live here don’t have to drive so far to visit restaurants, banks, stores, etc. Bad for the environment to drive so much for basics especially with the gas prices the way they are. 9/7/2022 7:16 PM
11 We need city code enforcement to be active to ensure quality of our Clovis Communities.

Clovis is deteriorating to the point I have considered moving. Clovis has lost its reputation of being tough on crime, code enforcement, etc.
9/7/2022 6:36 PM
12 None 9/7/2022 5:26 PM
13 There should be less outrageously priced homes being built and more affordable ones. 9/7/2022 4:51 PM 14 Availability of water for these new houses. I know we want to grow but where does the water come from?
9/4/2022 9:02 PM
15 no 9/3/2022 12:36 PM
16 Too many new developments in east Clovis and too much traffic on roads. Also too many school bonds to provide for new schools, let the developer pay for new schools. 9/2/2022 4:52 PM
17 As stated every city in California has problems with providing housing for very low and low income families. Rather than trying to provide housing, the effort should be in lifting these families above low income so housing becomes more affordable. Usually this is accomplished by education and technical training with the purpose of better jobs. 9/2/2022 6:48 AM
18 Invest in supporting current homeowners with home repairs and improvements. Don’t rely on church volunteers to do this. Invest in green space. Why are so many homes being built without green space? Don’t be scared of low income people. And don’t cluster them into one side of town only. If you’re concerned about safety have your police officers park and do their paper work in a public space rather than behind church parking lots. We can do this! We can 9/2/2022 12:22 AM
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be welcoming and helpful to others. Invest in live work areas! Housing in downtown Clovis.

Thank you for the opportunity to respond.
19 Address the issue of more schools and other infrastructure needs that all this housing will bring. Be ahead of the game, not behind.
9/1/2022 10:44 PM
20 None 9/1/2022 9:43 PM
21 no 9/1/2022 9:11 PM
22 I reside in east Clovis and seeing all of the apartments going up is concerning. You want to put lower income apartments out this way but there is no accommodations. There is almost no public transportation out this way and no walking distance shops as of yet. Not saying that all people who are low income don’t have transportation but there are very few options out in east Clovis. Might want to think about that.
9/1/2022 7:47 PM
23 No 9/1/2022 3:33 PM
24 Home owners with large lots may be interested in building a tiny rental house or apartment in their back yard if the city provided a grant, incentive or financial assistance. 9/1/2022 3:22 PM
25 None 9/1/2022 1:41 PM
26 Too many houses and apartments are being built. WATER WATER WATER 9/1/2022 12:41 PM 27 Stop building more houses we’re starting to become overpopulated now. Instead build more schools esp. High schools.
9/1/2022 12:26 PM
28 Most people want to live in nice areas with little to no crime. Good police protection is key. No crime, higher property values. Cheaper housing, more crime. You can’t legislate for things to be what they aren’t.
9/1/2022 6:24 AM
29 Address the mental health and homeless population in Clovis seems to be growing 8/31/2022 11:27 PM 30 Understandably trying to comply w state mandate but also we have to grow responsibly keeping in mind roads, natural resources, and schools district 8/31/2022 10:24 PM
31 We need to stop building. Instead hire more police officers. Build a IT program within the police that can monitor the city. Make a point that crime will not be tolerated. 8/31/2022 10:18 PM
32 Stop rezoning to accommodate apartment or multi family housing. 8/31/2022 9:51 PM 33 Show leadership. Don't be bullied by idealogues within the state and federal government. Serve your constituents and not social engineering elites from other parts of the state and country.

Unless the City of Clovis is going to be severely impacted financially by not complying, don't do a single thing. Those who have bettered themselves and moved into an area with similar people deserve their right to chose their community.
8/31/2022 9:14 PM
34 There are a lot of developers that have high density homes throughout Clovis. It actually seems that there are more of these communities than other types in the area. Along with housing, I think you need to look into the type of communities you are advertising. No outdoor living. No outdoor play structures for kids. High traffic on neighborhood streets results in kids and parents fearful of having their children outside independently or at all. It is promoting a future generation of insiders with low activity levels. I can only imagine the activities this can lead teenagers and young adults into doing. Please incorporate some basketball courts or playgrounds that are not imaginative for the kids. Not just the standard run of the mill type things. If you need help with creativity, please look at Roseville or Folsom for ideas. They are the happiest towns for small families to live in for a reason. 8/31/2022 9:03 PM
35 Hard to compete for affordable Housing with investors. When they buy housing prices goes up and rental prices goes up.
8/31/2022 8:23 PM
36 Need builders to build affordable dwellings for seniors, like Leisure world. Or affordable multi family condos or homes. Attention goes to low income. What about seniors on ss or lower med income?
8/31/2022 7:14 PM
37 Yeah, get more water to support what we have already... 8/31/2022 6:24 PM 38 We want to keep Clovis clean and not overcrowd this city. 8/31/2022 5:03 PM 39 Thanks for the survey. It must be hard to balance housing for everyone and water usage 8/31/2022 4:31 PM 540
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demands.
40 Too much “not in my backyard” attitude. People say they want affordable housing……but not in their neighborhood.
8/31/2022 4:24 PM
41 City council needs to take pay cut to hire more police officers for traffic. 8/31/2022 2:59 PM 42 A housing development for retirees still young enough to enjoy all the activities & exercises that don’t make us feel old. Senior living places are for those waiting to pass. They’re more for the elderly needing assistance.
8/31/2022 2:53 PM
43 Unfortunately, when low-income housing is increased, crime rates tend to increase. I believe you should talk with the police department about which plan would allow them to police well. 8/31/2022 2:47 PM
44 No gentrification. People born in Clovis should be able to BUY a house in Clovis. 8/31/2022 2:38 PM 45 Does Clovis have any homeless shelters? We need some. There are so many homeless living under freeways and near the river. A friend of a friend ended up living in her car because her husband threw her out! Women's shelters were full. We need more women's shelters. We have more cat & dog shelters in Fresno/Clovis than for women... 8/31/2022 2:26 PM
46 Why are one bedroom apartments almost 2000 a month raising minimum wage won't work you'd have to bring down the prices
8/31/2022 2:15 PM
47 We need resources for homeless individuals in Clovis. 8/31/2022 1:20 PM 48 Stop with all of the apartments! 8/31/2022 1:16 PM
49 The City needs to put in place laws in regard to short term housing such as AirBnBs, especially in areas like Old Town. When homes are purchased by investors and used for this purpose they are essentially removed from the available housing permanently. They will likely not be sold or used as long term rentals again. This is becoming an increasing problem in the Old Town area as more and more houses are purchased to be used in this way. 8/31/2022 1:15 PM
50 N/A 8/31/2022 1:01 PM
51 Let us build more small houses in back yard to accommodate older family members with disability!!
8/31/2022 1:00 PM
52 Those who can't qualify for satisfactory housing would be doing everyone a favor if they completed education or training. Sitting in the bushes with their buddies is probably not the best way to become ready for a "real job." I personally worked as a car hop for $1.20 an hour.

It didn't take me long to know that I didn't want to continue doing that. It was hot and tiring. 8/31/2022 12:56 PM
53 Just don’t keep doing away with the ‘country’ ….need the smaller farms, etc to stay! 8/31/2022 12:53 PM 54 Housing is becoming increasingly harder for middle income families. As prices rise we struggle to save and purchase a home of our own.
8/31/2022 12:51 PM
55 No 8/31/2022 12:42 PM
56 Please ensure diverse population provides feedback 8/28/2022 2:16 PM 57 Please make concerted, direct efforts to engage low-income, homeless, disabled, Latinos, Hmong/Asians, Blacks, and people at-risk of losing housing in your outreach and information gathering. I'm financially stable and white, so am not a good representative of knowing what really needs to be done. Talk with those who are living the challenges. They are the ones with knowledge and experience that can guide these efforts better than I and so many other Clovis residents.
8/25/2022 9:21 AM
58 I am concerned that there may be a push to locate much of the low/lower income housing in southwest Clovis, because our area is already considered "disadvantaged." I hope that these types of developments will be spread throughout the city, including the newer, more affluential neighborhoods. Not all of us who live in the Helm Ranch neighborhood are low income or disadvantaged--many of us have made our homes here for decades, and are doing our part to try to keep the neighborhood vital. Adding too much more low income housing to our area will only serve to reinforce the perception that our neighborhood will always be disadvantaged, or blighted. We need to revitalize what we already have in the southwest, rather than compound existing problems.
8/22/2022 3:14 PM
541
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 1 / 16
100.00% 1

0.00% 0
Q1 ¿Usted vive en Clovis? (Escoja una opción)
Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No

ANSWER CHOICES RESPONSES
Sí
No

0.00% 0
100.00% 1
Q2 ¿Actualmente es inquilino o es propietario de su vivienda? (Escoja unaopción) Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Inquilino
Propietario

ANSWER CHOICES RESPONSES
Inquilino
Propietario
542
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 2 / 16
# OTHER (PLEASE SPECIFY) DATE
There are no responses.

0.00% 0
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q3 ¿Cuál describe mejor la situación de su hogar? (Escoja una opción) Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Una persona
que vive sola
Una pareja sin
hijos que vi...

Una pareja con
hijos
Padre de
familia que...

Abuelo/Abuela/A
buelos a car...

Varias
generaciones...

Personas sin
lazos...

Varias
familias que...

Other (please
specify)

ANSWER CHOICES RESPONSES
Una persona que vive sola
Una pareja sin hijos que vivan en la vivienda
Una pareja con hijos
Padre de familia que cría solo (sin pareja) a su hijo/hija/hijos Abuelo/Abuela/Abuelos a cargo de la crianza de un nieto/nietos Varias generaciones (abuelos, padres de familia y nietos) Personas sin lazos familiares que comparten la vivienda Varias familias que comparten la vivienda
Other (please specify)
543
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# OTHER (PLEASE SPECIFY) DATE
There are no responses.
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q4 ¿En qué tipo de vivienda vive? (Escoja una opción)
Answered: 1 Skipped: 0
TOTAL 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Unifamiliar
Estructuras
dúplex/trípl...

Condominio o
townhouse
Apartamento
Vivienda
accesoria (ADU)
Prefabricada o
móvil
Coche, van, RV
o sin vivienda
Other (please
specify)

ANSWER CHOICES RESPONSES
Unifamiliar
Estructuras dúplex/tríplex/de cuatro unidades
Condominio o townhouse
Apartamento
Vivienda accesoria (ADU)
Prefabricada o móvil
Coche, van, RV o sin vivienda
Other (please specify)
544
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ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 4 / 16

0.00% 0

0.00% 0
100.00% 1

0.00% 0
100.00% 1

0.00% 0
100.00% 1

0.00% 0
Q5 ¿Recientemente o alguna vez ha tenido alguno de los siguientesproblemas de vivienda? (Marque todas las opciones que correspondan) Answered: 1 Skipped: 0
Total Respondents: 1
# OTRO PROBLEMA DE VIVIENDA DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Ninguna de las
opciones...

Dificultades
para pagar e...

Insuficiente
dinero para...

Incremento
significativ...

Quiero
mudarme, per...

Demasiadas
personas viv...

Hijo/a
adulto/a que...

Otro problema
de vivienda

ANSWER CHOICES RESPONSES
Ninguna de las opciones mencionadas
Dificultades para pagar el alquiler o la hipoteca (p. ej., a veces paga tarde, deja de pagar otras cuentas para pagar el alquiler, deja de comprar alimentos o medicinas)
Insuficiente dinero para hacer las reparaciones necesarias en la casa Incremento significativo del alquiler
Quiero mudarme, pero no puedo encontrar o pagar una casa que satisfaga mis necesidades y/o las de mi familia Demasiadas personas viven en la vivienda (hacinamiento) Hijo/a adulto/a que vive en casa porque no puede pagar una vivienda Otro problema de vivienda
545
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 5 / 16
Q6 ¿Cuál cree que es el problema de vivienda más importante queenfrentan los residentes de Clovis? (Marque hasta tres, esta preguntarequiere una respuesta) Answered: 1 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Ninguna de las
opciones...

No hay
suficientes...

No hay
suficientes...

Los alquileres
son demasiad...

Comprar una
casa es...

El tamaño de
las vivienda...

Las
condiciones ...

El
mantenimient...

No hay
suficientes...

No hay
suficientes...

Other (please
specify)
546
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 6 / 16

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 1

0.00% 0
100.00% 1
100.00% 1
100.00% 1

0.00% 0

0.00% 0
Total Respondents: 1
# OTHER (PLEASE SPECIFY) DATE
There are no responses.

ANSWER CHOICES RESPONSES
Ninguna de las opciones mencionadas
No hay suficientes propiedades en venta
No hay suficientes lugares en alquiler
Los alquileres son demasiado altos
Comprar una casa es demasiado caro
El tamaño de las viviendas no satisface las necesidades de las familias Las condiciones de vivienda son malas
El mantenimiento es demasiado caro
No hay suficientes viviendas para personas mayores o personas con discapacidades No hay suficientes albergues o servicios para personas desplazadas sin hogar Other (please specify)
Q7 ¿A qué estrategias cree que el municipio debería dar prioridad? (Marque hasta tres, esta pregunta requiere una respuesta) Answered: 1 Skipped: 0
547
AGENDA ITEM NO. 13.

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0.00% 0

0.00% 0
100.00% 1
100.00% 1

0.00% 0

0.00% 0
100.00% 1

0.00% 0
Total Respondents: 1
# OTRO: DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Asistencia con
el pago inic...

Protecciones
para los...

Promover
unidades de...

Vivienda
accesible pa...

Apoyar el
desarrollo d...

Programas para
personas...

Programa de
reparaciones...

Otro:

ANSWER CHOICES RESPONSES
Asistencia con el pago inicial para los compradores de vivienda Protecciones para los inquilinos
Promover unidades de vivienda accesorias (unidad para parientes, unidad secundaria, en el patio atrás) Vivienda accesible para personas mayores y personas con discapacidades Apoyar el desarrollo de viviendas asequibles
Programas para personas desplazadas que han perdido su hogar o están en riesgo de quedarse sin hogar Programa de reparaciones menores en las viviendas
Otro:

Q8 ¿Usted o un vecino ha sido desplazado de su hogar en los últimoscinco años? Answered: 1 Skipped: 0
548
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100.00% 1

0.00% 0

0.00% 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No
No estoy seguro

ANSWER CHOICES RESPONSES
Sí
No
No estoy seguro
Q9 Si respondió Sí, ¿cuál de estas opciones describe mejor la razón por laque fue desplazado? Si respondió No, pase a la pregunta 10.

Answered: 1 Skipped: 0
549
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0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 1

0.00% 0

0.00% 0

0.00% 0

0.00% 0
TOTAL 1
# OTHER: DATE
There are no responses.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
N/A, No aplica
Rent increased
more than I...

Landlord
selling home
Was living in
unsafe...

Personal
reasons
El alquiler
aumentó más ...

El propietario
vendió la casa
Vivía en
condiciones...

Razones
personales
Other:

ANSWER CHOICES RESPONSES
N/A, No aplica
Rent increased more than I could pay
Landlord selling home
Was living in unsafe conditions
Personal reasons
El alquiler aumentó más de lo que podía pagar
El propietario vendió la casa
Vivía en condiciones inseguras
Razones personales
Other:
550
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 10 / 16

0.00% 0
100.00% 1

0.00% 0
Q10 Cuando ha buscado una vivienda en Clovis en los últimos 10 años,¿alguna vez sintió que lo discriminaron? Answered: 1 Skipped: 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No
No estoy seguro

ANSWER CHOICES RESPONSES
Sí
No
No estoy seguro
Q11 Si respondió Sí, ¿por qué cree que lo discriminaron? (Marque todaslas opciones que correspondan) Si la respuesta es No, pase a la pregunta12.

Answered: 0 Skipped: 1
! No matching responses.
551
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0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Total Respondents: 0
# OTRO: DATE
There are no responses.

ANSWER CHOICES RESPONSES
N/A, No aplica
Raza/ Etnicidad/ Idioma
Sexo/ Género/LGBTQ
Situación económica/ Ingresos demasiado bajos
Edad
Situación familiar/Tener hijos
Discapacidad
Historial delictivo
Historial de desalojo, quiebra financiera, mal crédito
Por estar desplazado sin tener hogar
Religión
Other:

Otro:

Q12 Cuando ha buscado una vivienda en Clovis en los últimos 10 años,¿alguna vez le negaron una vivienda en alquiler o en venta? Answered: 1 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No
552
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ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 12 / 16

0.00% 0
100.00% 1
TOTAL 1

ANSWER CHOICES RESPONSES
Sí
No

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
Q13 Si respondió Sí, ¿por qué le negaron la vivienda? (Marque todas lasopciones que correspandan) Si respondió No, pase a la pregunta 15.

Answered: 0 Skipped: 1
Total Respondents: 0
# OTRO: DATE
There are no responses.
! No matching responses.

ANSWER CHOICES RESPONSES
Another tenant willing to pay more
Ingresos demasiado bajos
Mal crédito
Historial de desalojo
Historial delictivo
Falta de un registro de vivienda estable
Tamaño familiar; demasiadas personas
Tengo un vale (voucher) de vivienda
Landlord didn’t accept the type of income I earn
Historial laboral
Otro inquilino ofreció pagar más
No lo sé/ No estoy seguro / No me dijeron por qué
Other:

Otro:

Q14 La mayoría de las ciudades luchan por satisfacer sus necesidades devivienda para familias de muy bajos y bajos ingresos porque no haysuficientes terrenos zonificados para viviendas 553
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 13 / 16
multifamiliares/apartamentos. ¿Cuál de las siguientes estrategias apoyaríapara satisfacer la necesidad de vivienda de las familias de muy bajosingresos y bajos ingresos? Answered: 1 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Apoya No apoya No estoy se…
Promover el
desarrollo d...

Permitir un
desarrollo d...

Terreno anexo
al Municipio...

Adoptar una
ordenanza de...
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ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 14 / 16
100.00%
1 0.00%
0 0.00%
0 1

1.00 100.00%
1 0.00%
0 0.00%
0 1

1.00 100.00%
1 0.00%
0 0.00%
0 1

1.00 100.00%
1 0.00%
0 0.00%
0 1

1.00 APOYA NOAPOYA NO ESTOYSEGURO/NECESITO MÁSINFORMACIÓN

TOTAL WEIGHTEDAVERAGE
Promover el desarrollo de viviendas en puntos urbanos no utilizados en Central Clovis.

Permitir un desarrollo de uso mixto que incluya viviendas en corredores comerciales, como Shaw Avenue, Herndon Avenue y Shepherd Avenue.

Terreno anexo al Municipio para vivienda de mayor densidad.

Adoptar una ordenanza de vivienda inclusiva que requeriría que los desarrollos a precio de mercado incluyan un
porcentaje de vivienda asequible.

Q15 ¿Tiene otras ideas sobre formas de acomodar viviendas parapersonas de bajos ingresos que no se encuentran en la lista anterior?(Escribir) Answered: 1 Skipped: 0
# RESPONSES DATE
1 Ayudar a dueños a mejorar sus casas y poder talves rentar un cuarto o poner una casita en los patio de atrás.
9/2/2022 10:19 AM

0.00% 0
Q16 ¿Cuál es su raza? (Escribir)
Answered: 0 Skipped: 1
TOTAL 0
# ESCRIBIR: DATE
There are no responses.
! No matching responses.

ANSWER CHOICES RESPONSES
Prefiero no responder
Q17 ¿Es de origen hispano, latino o español?
Answered: 1 Skipped: 0
555
AGENDA ITEM NO. 13.

ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 15 / 16
100.00% 1

0.00% 0

0.00% 0
TOTAL 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Sí
No
Prefiero no
responder

ANSWER CHOICES RESPONSES
Sí
No
Prefiero no responder
Q18 ¿Cuál es su edad?
Answered: 1 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Menos de 18
18-24
25-34
35-49
50-64
65 o mayor
556
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ACTUALIZACIÓN DEL COMPONENTE DE VIVIENDA DE CLOVIS ENCUESTA COMUNTARIA 16 / 16

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 1
TOTAL 1

ANSWER CHOICES RESPONSES
Menos de 18
18-24
25-34
35-49
50-64
65 o mayor
Q19 ¿Tiene algún comentario adicional sobre la problemática de lavivienda que no se haya mencionado en la lista anterior y que debatomarse en cuenta en el proceso de actualización del Componente deVivienda? Answered: 1 Skipped: 0
# RESPONSES DATE
1 Tenemos que empezar con ayudar a los dueños que existen en Clovis y mejorar las áreas como Jefferson y Sunnyside y por Peacock. Porque no hay parque? Porque es tan peligroso cruzar la Sunnyside para los niños que viven en la Jefferson y van a Clovis High. Si debemos ser man conscientes de ayudar a las personas de bajo recursos pero también tiene la obligación la cuidad de que esas áreas sean seguras, bonitas, y igual que otras áreas de Clovis. Porque dejamos que hagan tantas casas sin dar a las otras áreas de Clovis? Y por la Peach también necesita ayuda esa área. No más construcción sin mantenimiento de las áreas viejitas de Clovis. Como dueño latino en Clovis desde los 1980, es tiempo de ser inclusivos des todos.
9/2/2022 10:23 AM
557
AGENDA ITEM NO. 13.

Comments Received on Public Review Draft
Housing Element

558
AGENDA ITEM NO. 13.

Via Email
Ms. Lily Cha
Senior Planner
City of Clovis Planning Department
1033 Fifth Street
Clovis, CA. 93612
[email protected]

Dear Ms. Cha:

On behalf of our client Desiree Martinez, Central California Legal Services, Public Interest Law Project, and Patience Milrod, submit these comments on the City’s March Draft Housing Element (Draft or Draft Element). We appreciate the opportunity to review the draft and provide comments to ensure the Draft complies with state law. Below are our comments that address where the Draft must be revised to comply with state law. In general, our comments address:

 The need for additional programs to address the contributing factors identified in the AFFH analysis
 Factual and analytic gaps in the required Needs Analysis  Deficient Constraints analysis
 The lack of specificity in Programs
 The lack of an adequate inventory of sites for all income groups  Immediate actions required to preserve at-risk units as required by the City’s current Housing Element Program 9. (See page 2)

AFFH
Since Clovis’ last submittal, Housing Element Law has been amended to include new obligations to implement the City’s duty to affirmatively further fair housing. As you are aware the City was found to have acted inconsistently with that duty pursuant to Government Code section 8899.50. in the recent Martinez v. Clovis opinion, based on its failure to zone for high density housing in the manner required by law. Notwithstanding the Draft Housing Element’s suggestion otherwise, it is the City’s long history of failing to zone for units to accommodate affordable housing (which resulted in a carryover in the first place) that contributes to the housing patterns and lack of economic and racial integration in Clovis, which in turn trigger the City’s duty to affirmatively further fair housing. The City’s AFFH obligation requires that its 6th Cycle Housing Element examine its decades-long failure to zone for multi-family housing as a contributing factor to the patterns in Clovis, and further requires programs not to just adequately zone for the current need but to address these past failures to follow the Housing Element Law.

See the attached Fresno Bee article, Thousands of homes, and not a single one affordable: Clovis moves forward on expansion, January 2, 2023.
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Clovis March 2023 Draft Housing Element

Overall, the data included to satisfy the new Housing Element requirements looks complete, but questions remain. The Draft indicates that the Housing Needs for people experiencing homelessness were assessed prior to the opening of Butterfly Gardens, a permanent supportive housing development (p. 4-58, pdf p. 123). Is there information about whether residents at Butterfly Gardens are from Clovis, or from surrounding areas? It would be useful information to know whether that development has helped to reduce the number of people in need of emergency shelter in Clovis. Also, needed is information about whether families or single adults are residents there, to know if the needs of families experiencing homelessness are being met within the City.

Also, the difficulties the Draft identifies in accessing the rent hearings for mobile home park owners should be addressed in the program section of the Draft. (p. 4-63, pdf p. 127). In addition, a program to help preserve these parks, such as zoning them exclusively for mobile home use or adopting a mobile home preservation ordinance, should be part of the Draft.

The City has had record growth since 1990 (p 4-4-, pdf. p. 73) and since at least 2008 has not zoned adequately for lower income households.1 In addition, the maps in the Draft, such as Figure 4-37, clearly indicate where new affordable housing should be located to prevent concentrating all affordable housing in close proximity. Statements by City Councilmembers promising that new planning areas will not have affordable housing run counter to the City’s duty to further fair housing, and the requirements of Housing Element Law. Every effort should be made to identify parcels for high density residential development in older neighborhoods that will ensure that multi-family sites are distributed throughout the city as much as possible. Figure 4-43 indicates that there are sites for above-moderate income housing in those older neighborhoods; to meet the City’s AFFH obligations, those sites should instead be identified and zoned for potential multi-family housing, as there are already an oversupply of housing for above-moderate income households in that area.

Section 4.9 Summary, Factors and Actions
Table 4-15 (p. 4-94, pdf p. 159) must acknowledge the City’s own failure to zone for high density housing—resulting in an excess supply of single-family development—as a contributing factor to the segregated housing patterns in Clovis. The Housing Element’s description of this growth as occurring without city action undermines the requirements of AFFH, and makes it impossible to address the factor in a meaningful way. This means that to undo the absence of any subsidized housing in many areas of the city, the city cannot be a passive observer of development that undermines fair housing goals, but must prioritize those neighborhoods for multi-family housing now, before the very last sites are developed for more single-family homes.

The efforts to preserve at-risk housing should be started immediately, as the Draft indicates that 37 units have recently-expired subsidies, although it is unclear whether the owner provided state-

1 Before the requirement to address a carryover was enacted it is not clear that the City identified adequate sites within the individual 5-year planning periods; therefore the history of not identifying adequate sites may extend well before 2008.
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Clovis March 2023 Draft Housing Element

required notices to qualified entities or to tenants. The City should launch efforts immediately to preserve these units. Other than a proposed fee deferral program (program H4 which does not include the amount of any fee reduction), all of the incentives identified in Program H5 already exist in state law. The City must do more than just follow existing law to facilitate affordable housing production in high opportunity areas: the City should develop and implement a method to help fund affordable housing, such as a linkage fee, an inclusionary ordinance, or a housing bond.

Needs Analysis
Jobs/Housing Fit – The Draft indicates that 75% of the people working in Clovis are commuting from another city, most from Fresno (pdf p. 38). But the Draft does not indicate what types of jobs people are commuting to, which would tend to indicate what types of housing those commuters would need to live in closer proximity to their work. And if projections for future job growth are correct (pdf p. 40), there is not currently not enough housing for workers in Clovis.

Producing housing to meet the needs of workers thus becomes even more important with anticipated job growth

SROs - The Draft indicates that Single Room Occupancy developments are necessary to meet the needs of people with extremely-low income, and yet the City only allows SROs in one zone, and a conditional use permit is required in that zone. This would very likely be a constraint on the development of SROs—a needed use—and should be analyzed in the constraints section.

People with Disabilities – the City’s reasonable accommodation ordinance must be amended to ensure the confidentiality of any information related to a person’s disability. The City’s ordinance as it currently stands requires an accommodation request with respect to a project that also needs a discretionary approval; as a result, the accommodation request and the discretionary approval request go together to the planning commission, a public hearing where confidential information should not be disclosed. Municipal Code section 9.94.030 (D).

Seniors and Large Households. There is a need for accessible housing due to number of senior residents, 17.3% of households (pdf p. 47). There should be a program in the Draft that increases the number of accessible units in the City.

Also, 38% of large families rent and multi-bedroom rentals (5,442 units) are scarcer than the for- sale units with 3 bedrooms or more. The Draft should include a program that prioritizes affordable units with multiple bedrooms.

Mobile homes – As addressed above in the AFFH section, and in Figure 3-16 (pdf p. 55) the increase in multi-family units since 1990 was de minimis as compared to single family development. Over the same period, there was almost no increase in the number of mobile homes, which are often an important resource for lower income households. The City should include a preservation ordinance for mobile homes, urgently needed to preserve this scare resource for lower income households.
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Clovis March 2023 Draft Housing Element

At-Risk Units –State law provides robust protections for units at risk of converting to market rate, and yet the Draft states that 37 units of affordable housing have likely been lost due to the owner’s potential failure to follow state noticing requirements and the City’s failure to act consistently with its current housing element program to preserve at -risk units. Possible statutory violations include the owner’s failure to notify the City and qualified entities, and the owner’s apparent failure to provide legally required notice to tenants of its intention to allow a valuable subsidy to expire.

In addition to a program in this Draft to preserve as affordable units at risk of conversion to market rate rents, the City should take immediate action to preserve the 37 units described in the Draft. The cost of developing 37 new affordable units is so much higher than the possible costs to preserve these units, it is shocking that the City casually mentions that these units are not counted as at-risk because they may have already converted to market rate without following the law (which includes notifying the City in advance of the conversion). See Government Code section 65853.10.

Constraints
Parking - The Draft Element indicates that there are significant citywide parking requirements varying by housing type, as well as requirements specific to Central Clovis and Loma Vista.

However, the Housing Element draft proposes no substantive measures to address this issue.

Whilst the 2018 amendment to the Development Code that removed guest parking requirements for multi-family residential units was a positive step, other significant issues in the parking requirements remain unaddressed in this plan, a fact which the Element itself notes. The only proposed actions are “reviewing” and “modifying” the parking requirements, without details as to specific standards or timelines.

Site improvements - A number of site improvements are required by the Clovis Development Code for all residential developments as noted by the Draft Element, of which the street width requirements have posed an additional issue. The Element states that developers have faced increased project costs by developing private streets in an effort to work around the street-width requirements. However, the only proposal to address this constraint is to “review” the minimum street requirements, despite already including clear details of these in the Element, and to possibly make modifications. To meet the standards of the Housing Element Law, Clovis’ draft must identify not only the constraint, but the corrective action. This draft has not met that requirement.

Fees - The Draft Element states that the City of Clovis collects various fees from developments to cover the processing permits, which vary from a flat rate of $19 for plumbing to $17,900 + $55/unit for a Master Plan Community Overlay District. The Element also details the City’s development impact fees, acknowledging that these fees can have a substantial financial impact on the development of affordable housing. Finally, the Element includes details of example fees 562
AGENDA ITEM NO. 13.

Clovis March 2023 Draft Housing Element

for two typical residential developments, totaling $901,237 for an 18-lot single family project and $4,290,318 for a 216-unit multi-family project.

The Draft concludes that development fees in Clovis are high in comparison to other jurisdictions, and that feedback from local developers indicates these fees likely serve as a constraint to the development of affordable housing. Despite this evidence, there is no program in the Element to address the constraint of fees beyond “reviewing” their impact and “considering” a fee deferral program for affordable housing projects. Having identified the constraint, the Draft must propose specific, concrete, enforceable correctives to ensure that it does not interfere with the City’s efforts to facilitate construction of lower-income housing units commensurate with the City’s RHNA obligations. (See Programs, H4, infra.)

Programs
As the plan itself indicates, all Housing Elements must quantify their objectives for meeting their housing needs in the programs they propose. This should include clear and specific details of each program, including metrics and milestones that will allow for accountability and an assessment of results.

The Draft largely fails to provide details of programs that meaningfully address Clovis’ housing needs with accountability, specificity, and a clear explanation of how the proposed programs will solve existing problems. Multiple programs contain vague language with no metrics or specific goals, are based around ‘informing’ or ‘outreach’ as the solution to critical issues with no justification as to why this is sufficient, and continue previous programs from the last Element without clearly indicating they have succeeded in the past.

The Draft Element notes that some of its programs are difficult to quantify as they have general objectives of reducing barriers and creating opportunities for affordable housing. However, the difficulty in quantifying these proposals comes from their lack of specificity, and not the topic they address in itself.

H4 Affordable housing fee reduction program - This program should address the impact housing fees have on developers’ ability or willingness to construct affordable housing, provide clear information about what funding, waivers, or deferrals will be provided, and indicate the likely outcome of such a program.

H5 Affordable housing incentives and support - This program needs to specifically address how incentives will ensure housing developers provide more affordable housing. It needs to be clear on which incentives have been proven to be useful in the past and how they created desired outcomes, why incentives will address the issues Clovis faces, and a quantified account of the expected impacts. This program must also provide some means of accountability.

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Clovis March 2023 Draft Housing Element

H9 Preserve at-risk affordable housing - This program needs to provide more meaningful information about exactly how at-risk affordable housing will be preserved, through clear and specific proactive measures, and accountability for landlords and developers. Preservation of existing affordable housing and production of new affordable housing is necessary to meet the City’s housing needs. However, the only measure proposed in the Draft is “communicate with property owners.” Even if the who/when/where/how were defined—which the Draft does not— such an effort would be utterly insufficient to forestall the consequences of losing valuable existing affordable housing units.

H10 Mobile home rent review and stabilization - If the City intends to continue its existing program, the Draft must explain how the Program has or will specifically address the systemic reasons mobile home residents continue to be displaced. The Draft must either explain why the Mobile Home Rent Review and Stabilization Ordinance has been successful in the past, or why expanding outreach to residents will measurably help more successfully enforce it in the future.

H11 Code Enforcement - This program needs to address how Code Enforcement has been successful at addressing systemic issues of substandard housing conditions in the past, and what existing issues remain. It needs to explain how expanding the use of Code Enforcement will tackle these issues, preserve affordable housing units, and describe specific accountability measures.

H12 Housing rehabilitation - This program needs to provide the data supporting a claim that it was successful in the last Housing Element, and explain how and why continuing the program will also be successful—including funding needed and funding sources for rehabilitation and administration, and numbers and types of units to be rehabilitated.

H15 Resources for special needs households - This program needs to provide specific information as to how it will provide housing resources for extremely low-income residents, and the quantified impact this will have on addressing Clovis’ housing needs. It needs to provide specifics of the financial support that will be provided, and an enforceable commitment to protecting this program amongst other competing needs of the City.

H16 Housing choice vouchers - This program needs to provide evidence that its use in the previous Housing Element cycle was successful, as it is a repeat of that initiative. It needs to address why Housing Choice Voucher participation is not currently maximized, how the City intends to correct that problem, and a quantified goal of the program’s positive impact.

Additionally, it needs to provide accountability measures beyond “disseminating information.”

H18 Distribute fair housing information - This program needs to provide quantified specifics on whom it will reach, and how it will meaningfully impact fair housing in Clovis, together with accountability measures.

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H19 Fair-housing tests - This program needs to be significantly more specific about how it will operate—with what staff, what funding, under the aegis of which City department, etc—to ensure compliance with fair housing laws.

H20 Homebuyer assistance program - This program needs to provide evidence that its use in the previous Housing Element cycle was successful, as it is a repeat of that initiative. It needs to address why Homebuyer Assistance program participation is not currently maximized, and explain how the program will operate differently in order to achieve a quantified positive impact during this planning period. Additionally, it needs to provide accountability measures beyond disseminating information.

H21 Multilingual outreach on affordable housing opportunities - This program needs to provide quantifiable goals, and an explanation of how the City will conduct such outreach in order to meaningfully address Clovis’ housing needs.

H22 Actions to address homelessness - This program needs to provide specifics of where the funding will be directed and how the City will ensure accountability for this funding amongst other financial needs.

Failure to plan and zone to create housing capacity to accommodate the RHNA Clovis’ current, 6th Cycle, RHNA requires zoning and planning for the following units:

Very low income Low income Moderate Income Above-Moderate Income
2926 1549 1448 3054

As noted below, carryover from its 4th Cycle RHNA requires zoning for several thousand2 additional units of lower-income housing.

General Concerns
R-3 zones At numerous points (e.g., p. 5-3), the Draft commits the City to increasing maximum density in R-3 zones to 30 units/acre. However, there is no firm commitment to make this change by December 31, 2023, and it should therefore not be the basis for calculating density in R-3 zones for purposes of this Housing Element.

RHN Overlay site capacity In light of the Fifth District Court of Appeal’s ruling in Martinez v.

Clovis, the City’s general reliance on an RHN Overlay zoning mechanism to increase per/acre development capacity is problematic. The Draft offers no objective basis for its assumption that RHN Overlay sites will develop at 75% of a “minimum density” of 35 units/acre—especially given that a far lower density is also permitted on each of these sites. The Draft does not

2 The unaccommodated carryover from the 4th Cycle RHNA was 4,425. Due to actions since the carryover calculation and the inclusion of several P-F sites in the amended inventory, the remaining carryover is over 3,500 units.
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disclose the basis for this calculation; revisions should provide information on how many RHN sites have developed for lower density housing in order to provide a realistic assessment of the density at which such sites are likely to develop3.

4th Cycle RHNA Carryover In addition, in its Martinez v. Clovis ruling on April 7, the Fifth District Court of Appeal re-imposed the obligation to zone—immediately—for an additional three to four thousand units carried over from the 4th Cycle RHNA, which must be accommodated using the criteria set forth in Government Code § 65583.2, subd. (h). As the court points out, in rezoning for those units, the City may not rely on its RHN Overlay zoning scheme to calculate per-acre capacity.

Very Low Income (VLI) Housing
Clovis’ VLI RHNA for its 6th Cycle planning period is 2,926. Table 5-1, p. 5-1. The Housing Element as drafted incorporates no plan or program to accommodate 2,886 of those units. Table 5-14, (Forty ADUs are the only anticipated very low-income housing planned for in the Housing Element.). The Draft must reflect which of the parcels in its inventory will accommodate VLI, and what programs will do the same.

Moreover, Clovis’ most recent APR acknowledges that a total of 7 VLI units obtained building permits over the entire duration of its 5th cycle planning period. The very small number of very low-income units achieved over the entire 5th cycle establishes failure to implement the 5th Cycle Program 7, which called for adding a total of 400 very low and extremely low income units to Clovis’ housing inventory. (p. 8-5)

VLI units are likewise missing from the Housing Element’s plan and programs. The City must program to create new extremely low income units in a targeted way. Table 5-14 does not even gesture toward this obligation. The Housing Element’s Policies H-1.3 and H-1.10 lump in “extremely low” with other needed housing types scarce in Clovis, but offer no specifics whatsoever about how such units would be created. Program H5 proposes housing incentives and support, but aspires only to assist 100 “extremely low- or special needs” units, a number not even 1% of the total needed.

Other programs offer other kinds of assistance to VLI residents, without adding new units. For example, Program H15 offers some housing counseling, and Program H12 proposes rehabilitation loans and grants for a total of 100 ELI and VLI units—again, not new inventory.

3 The Draft effectively concedes the limitations of the RHN Overlay to create high density development at p. 5-11: “[T]he City has chosen to take a selective approach to limit the reliance on RHN Overlay sites to meet the sixth cycle RHNA. As described under ‘Methodology’ above, the inventory only identifies RHN Overlay sites most likely for high density residential development during the planning period and assumes only 75 percent of the realistic high density residential development potential to reflect the potential for non-residential or low density residential redevelopment.” 566
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Low Income (LI) Housing
Clovis’ LI RHNA for its 6th Cycle planning period is 1,549. Table 5-1, p. 5-1. However, Clovis failed to meet its 5th cycle RHNA, with only 167 units permitted out of 1,145 for that planning period. At a minimum, this current Draft must identify the errors in its prior assumptions about what conditions will best promote robust lower income housing production in the City, and its site inventory must correct for those.

Site Inventory Deficits
Sites labeled with APN 999-999-99XX
We appreciate City staff’s work to respond to our requests for accurate APN numbers for these sites. However, since it was apparently not possible to provide them until yesterday at close of business, we will review them and submit public comment in a supplemental letter.

City-owned sites
The inventory description of the two city-owned sites does not comply with Government Code 65583.2(b)(3), in that it fails to inform the reader whether there are any plans to sell the property during the planning period, and how the city will comply with the Surplus Land Act.

Moreover, one of the sites is in use as an animal shelter. It is therefore non-vacant, so disclosure of the city’s plans to subdivide the lot and divest 6.8 acres of it for residential development would be particularly important. Otherwise, residential development on the site would create a mixed use, with environmental constraints that make lower-income residential development on the site unlikely or inappropriate. The draft neither acknowledges those constraints nor discusses how they might be removed.4

Sites larger than 10 acres
Generally, the draft has explained away the site-size problem prospectively, along the lines of (paraphrasing) “we have plans to subdivide,” and “individual development applications will be for smaller pieces of the larger site.” Pp. 5-4 – 5-6. However, the city would need to objectively justify reliance on statutorily unqualified sites. Specifically, HCD5 requires evidence that the site is adequate to accommodate lower income housing, which “may include developer interest, proposed specific-plan development, potential for subdivision, the jurisdiction’s role or track record in facilitating lot splits, or other information that can demonstrate to HCD the feasibility of the site for development,” such as previous successes in developing lower-income housing on similar sites. HCD also expects that “[t]he housing element should include programs promoting,

4 The only discussion of constraints with respect to this parcel is at p.5-5, and addresses only the site’s size (greater than 10 acres). If the City has in fact done the analysis required to “specify the additional development potential for each [nonvacant] site within the planning period and … provide an explanation of the methodology used to determine the development potential” (§ 65583.2, subd. (g)(1)), the Draft must direct the reader to that analysis.
5 See, HCD Housing Element Site Inventory Guidebook, Government Code Section 65583.2, June 10, 2020, at https://www.hcd.ca.gov/community-development/housing-element/housing-element- memos/docs/sites_inventory_memo_final06102020.pdf, p. 17. 567
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incentivizing, and supporting lot splits and/or large lot development.” This Draft includes neither the required evidence, nor the programs, that would suggest large sites will be successfully developed as lower-income housing.

Moreover, the draft essentially concedes that dense development on such large sites is not in fact feasible: the “realistic” development potential ranges from something less than 12u/a to about 16u/a. Again, the city would need to show successful lower-income development at such reduced densities before relying on larger-size sites as part of its Housing Element site inventory.

Non-vacant sites
All of the non-vacant sites but one are currently dedicated to agriculture. To support these sites’ developability, the draft relies on the farmland-to-subdivisions dynamic that has characterized Central Valley residential development over the past half century. P. 5-6. As a result, no such sites are analyzed with respect to any environmental constraints that might affect their availability or utility for lower-income housing (including distance from public transit; access to parks, services, health care facilities, or grocery stores; or locational scoring criteria for Low- Income Housing Tax Credit funding). See also, HCD Housing Element Site Inventory Guidebook, which calls out additional criteria that must be analyzed pursuant to Government Code § 65583.2(g)(1)6. Given these sites’ current agricultural use and rural locations—by definition removed from services and amenities—their appropriateness for lower-income housing is questionable, and their inclusion undermines claims that the new Housing Element affirmatively furthers fair housing.

In addition, with respect to multiple sites used in a prior housing element, there is no explanation why at they were once classified as “Non-Vacant,” but are now being identified as “Vacant” for purposes of the current Housing Element. To the extent a Google Earth view gives an idea of their current use, they look essentially identical to the Non-Vacant/Agriculture sites also in the inventory.

The sites right next to the helicopter charter business (550-260-18XX and 550-260-19SX) The environmental constraints on these sites include noise and dust. We must assume this information was not apparent to whomever recommended them for inclusion as potential sites for lower-income housing. These sites must be analyzed for such constraints in order to qualify for inclusion.

Conclusion

Please feel free to contact us with any questions regarding these comments. We look forward to working with the City to develop a Housing Element that complies with the requirements of state law and that will facilitate much needed affordable housing.

6 Id., at pp. 25-26.
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Sincerely,

/s/
Natasha Spreadborough
Central California Legal Services

/s/
Patience Milrod
Attorney at law

/s/
Valerie Feldman
Public Interest Law Project

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1 Lily Cha
From: Jeff Harris <[email protected]>
Sent: Wednesday, April 19, 2023 4:04 PM
To: Lily Cha
Cc: Mike Prandini - BIA of Fresno & Madera Counties ([email protected]); Todd Wilson; Renee Mathis; David Merchen; Dirk Poeschel
Subject: [External] City of Clovis draft Housing Element Program H1 - Wilson projects Follow Up Flag: Follow up
Flag Status: Flagged
Hi, Lily-
Regarding the reference in the dra Clovis Housing Element Program H1 (page 2-2) and represented on page 5- 8, to two
specific Wilson projects TM6205 and TM6343, Wilson Homes is fully suppor.ve of the noted reference to our two projects. If approved and annexed into the City these two projects will provide 1195 desperately needed new housing units at a .me when market-rate housing produc.on in Clovis is quan.fiably declining. Addi.onally, both proposed projects include General Plan Amendments to significantly increase density above current General Plan designa.ons for the cons.tuent proper.es, which will therefore improve both the housing affordability and economic diversity provided by these proposed neighborhoods.

Thank you.
-Jeff

Jeffrey B. Harris
Chief Operating Officer

7550 N. Palm Avenue, Ste. 102 | Fresno, CA 93711
Office: 559.224.7550 | Fax: 559.224.6625
Email:
[email protected]

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Via Email Only: [email protected]

April 21, 2023

Ms. Lily Cha
Senior Planner
City of Clovis Planning Department
1033 Fifth Street
Clovis, CA. 93612
[email protected]

RE: Supplemental Comments regarding Clovis March Draft Housing Element

Dear Ms. Cha:

On behalf of our client Desiree Martinez, Central California Legal Services, Public Interest Law Project, and Patience Milrod, submit these supplemental comments on the City’s March Draft Housing Element (Draft or Draft Element).

Thank you for providing the APNs for the sites in the inventory that had been identified as “999-999- 99XX.” As you know, we’d requested them on March 20, and received them at close of business April 12, hours before close of public comment. As we’d agreed, we are now submitting supplemental comments specifically in reference to those newly-identified sites. This letter refers to, and incorporates by this reference, the comments in our April 13 letter.

Sites 555-450-03XX, -14XX, -16XX, and -17XX—total LI capacity claimed: 956 These sites are non-vacant, and they were used in prior housing elements. Each is assigned a Lower Income Capacity of 239 units, or about 25 units/acre. Meanwhile, each shows a minimum density of 25 units and a maximum capacity of 43, although has a different zoning (R-1, R-2, R-3, R-4), only one of which accommodates even 25 units/acre. Especially in light of the fact that these parcels were 571
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used in at least one prior housing element, the City must explain on what basis it believes these parcels are likely to be developed at the densities identified in the inventory.1 Sites identified as 556-020-29SX—total LI capacity claimed: 1,123 There are four different sites with this APN, each over 30 acres: 35.9, 36.3, 37.3, and 30.3. Ms.

Martinez incorporates here her concerns with respect to oversize sites outlined in our April 13 letter.

All four sites are non-vacant, with the current use being Agriculture. Ms. Martinez incorporates here her concerns with respect to non-vacant sites, including those now in agricultural use, outlined in our April 13 letter.

Finally, Clovis zoning code 9.74.010.E (Chapter 9.74, Urban Center)2 appears to require a conditional use permit “for any change in use category from that approved by the Council under the development plan.” Clovis Land Use Element Tables, Table LU‐4, Mixed‐Use Focus Areas and Specific Plans3, specifies that undeveloped U-C projects require a Master Plan. It is therefore not clear from the inventory what use or uses the Council has already approved for these very large sites, and whether a CUP or other discretionary entitlement may be required to develop lower income housing in these locations.

Moreover, the U-C zone is assigned no residential units/acre capacity. Although each of these sites asserts capacity for housing at all income levels, the Draft is silent as to how the City calculates the LI capacity of each site, and how it will incentivize or otherwise ensure that the number of identified LI units is actually developed there.
580-071-34XX and 580-071-32XX—total LI capacity claimed: 570 These sites are zoned U-C—please see concerns expressed, supra, re: 556-020-29SX sites. They are also nonvacant (agriculture/residential). See April 13 comment letter. 580-071-03XX, 580-071-04XX580-071-13XX, 580-071-16XX—total LI capacity claimed: 813

1 See, HCD Housing Element Site Inventory Guidebook, Government Code Section 65583.2, June 10, 2020, at https://www.hcd.ca.gov/community-development/housing-element/housing-element- memos/docs/sites_inventory_memo_final06102020.pdf, p.13. 2 https://www.codepublishing.com/CA/Clovis/html/Clovis09/Clovis0974.html#9.74. 3 https://cityofclovis.com/wp-content/uploads/2018/10/Table-LU-4.pdf. 572
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These sites are larger than 10 acres, and nonvacant (agriculture or agriculture/residential), and thus unqualified for inclusion as LI sites without analysis, which is missing from the Draft. See April 13 comment letter.
555-031-46XX—total LI capacity claimed: 239
This site was used in a prior housing element and is not vacant (agriculture). See April 13 comment letter.

Conclusion
Please feel free to contact us with any questions regarding these comments. We look forward to working with the City to develop a Housing Element that complies with the requirements of state law and that will facilitate much needed affordable housing.

Sincerely,
/s/
Natasha Spreadborough
Central California Legal Services
/s/
Patience Milrod
Attorney at law
/s/
Valerie Feldman
Public Interest Law Project

cc: Desiree Martinez

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City of Clovis Attachment 2 2023-2031 Housing Element 1
Addendum to the City of Clovis General Plan and Development Code Update Program Environmental Impact Report (State Clearinghouse No. 2012061069) for the Sixth Cycle (2023-2031) Housing Element 1 INTRODUCTION
The City of Clovis (City) is currently in the process of updating its Housing Element for the 6th cycle housing element planning cycle (project). State law requires each city and county to adopt a general plan containing at least eight mandatory elements, including a housing element. The housing element is the only element that is required by law to be updated every eight years and must be reviewed by the State Department of Housing and Community Development (HCD). The 6th Cycle Housing Element is an update of the City’s previous housing element, the 5th Cycle Housing Element, which was adopted by the City in March 2016, and accounted for the 2015-2023 planning period. This update will cover the 2023-2031 planning period, from January 31, 2023, to January 31, 2031.

1.1 BACKGROUND
On August 25, 2014, the City certified the Program Environmental Impact Report (PEIR) (State Clearinghouse No. 2012061069) for the General Plan and Development Code Update (2014 General Plan) . Pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code (PRC) § 21000, et seq.), the PEIR for the 2014 General Plan (2014 General Plan PEIR) evaluated the potential environmental impacts that would result from the 2014 General Plan. The 2014 General Plan was a comprehensive update of the previous general plan with the exception of the Housing Element, which is a standalone document that is updated separately on a different timeline. While the 2014 General Plan did not update the applicable Housing Element at the time , all other elements of the plan were updated to be consistent with the Housing Element.

1.2 CITY OF CLOVIS’ 6TH CYCLE REGIONAL HOUSING NEEDS

ALLOCATION
Housing element law requires local governments to adequately plan to meet the existing and projected housing needs of all economic segments of the community, including their share of the regional housing need. Housing element law is the State’s primary market-based strategy to increase housing supply, choice, and affordability.

The law recognizes that in order for the private for-profit and non-profit sectors to adequately address housing needs and demand, local governments must adopt land use plans and regulatory requirements that provide opportunities for, and do not unduly constrain, housing development.

An important part of State housing element law is the determination of the City’s ability to accommodate forecasted housing demand for all income levels, known as the Regional Housing Needs Allocation (RHNA). The RHNA quantifies the need for housing in each region statewide and is determined by HCD. The Fresno Council of Governments (FCOG) is responsible for allocating the RHNA to each city and county in its region, which includes the City of Clovis. On November 17, 2022, FCOG adopted the 2023-2031 RHNA Plan for Fresno County.

Through the RHNA Plan, FCOG allocates a “fair share” by income category based on projected housing needs for each jurisdiction. The allocations are used by jurisdictions when updating their housing elements as the basis for assuring that adequate sites and zoning are available to accommodate at least the number of units allocated.

Each jurisdiction is required to report to HCD, through the housing element, on how the RHNA can be accommodated within the planning period.

Table 1 shows the RHNA assigned to the City for the 2023-2031 Housing Element. As shown in the table, FCOG allocated 8,977 new housing units to the City, which includes 2,926 very low-, 1,549 low-, 1,448 moderate-, and 3,054 above moderate-income units. State law also requires the City to identify the projected need for extremely low-income housing. The City assumes that 50 percent of the very low-income housing need is equal to the extremely low-income housing need, which equates to 1,463 extremely low-income housing units. 623
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2 2023-2031 Housing Element
Table 1 Regional Housing Needs Allocation, City of Clovis 2023-2031 Very-Low-Income
Units (<50% of AMI)
Low-Income Units
(50%-80% of AMI)
Moderate-Income
Units
(80-120% of AMI)
Above-Moderate-Income Units
(>120% of AMI) Total
2023-2031 RHNA 2,9261 1,549 1,448 3,054 8,977
Percent of Total 33% 17% 16% 34% 100%
Notes: AMI = area median income. Fresno County 2022 AMI is $80,300 for a 4-person household. 1 Extremely low income allocation is equal to 50 percent of the very low income category allocation (1,463 units) Source: Fresno Council of Governments. 2022. Final Sixth Cycle Regional Housing Needs Allocation Plan. Adopted November 2022.

1.3 PREVIOUS ENVIRONMENTAL ANALYSES
The environmental process for the General Plan involved the preparation of the following documents that are relevant to the consideration of the proposed project:
 Draft PEIR for the City of Clovis 2014 General Plan and Development Code Update, June 2014;  Final PEIR for the City of Clovis 2014 General Plan and Development Code Update, August 2014; and  Mitigation Monitoring and Reporting Program for the City of Clovis 2014 General Plan and Development Code Update, August 2014.

1.3.1 2014 General Plan and PEIR
The 2014 General Plan updated the land use map and all elements, except the Housing Element, and added a new Economic Development Element. The 2014 General Plan provides the framework for guiding planning and development in the City through 2035 and beyond (referred to as the 2035 Buildout Scenario and the Full Buildout Scenario) and establishes the blueprint for the City’s planning area1 growth and development. The 2014 General Plan guides growth and development (e.g., infill development, redevelopment, and revitalization/restoration) within the City’s planning area by designating land uses in the updated land use diagram and through implementation of the goals and policies of the General Plan Update. The 2014 General Plan addresses the entire territory within the City’s planning area boundary and the full spectrum of issues associated with management of the planning area. The 2014 General Plan also includes forecasts of long-term conditions and outlines development goals and policies; exhibits and diagrams; and the objectives, principles, standards, and plan proposals throughout its various elements.

The 2014 General Plan PEIR evaluated the implementation of 2014 General Plan through two buildout scenarios:
1) 2035 Buildout Scenario, and 2) Full Buildout Scenario. As shown in Table 2, under the 2035 Buildout Scenario, the City’s population and housing units were projected to grow by 69,100 residents and 25,200 units, respectively, compared to the 2013 baseline. Under the Full Buildout Scenario, the City’s population and housing units were projected to grow by 179,300 residents and 65,100 units, respectively, compared to the 2013 baseline.

Table 2 2014 General Plan Buildout Summary
Scenario Acres Units Households Population Employmen
t
Building
SF
Existing Conditions (2013) 47,805 42,000 40,500 115,000 31,500 13,050,000 2014 General Plan – 2035 Buildout Scenario 47,805 67,200 63,900 184,100 62,400 37,410,000 2014 General Plan - Full Buildout Scenario 47,805 107,100 101,800 294,300 106,900 51,300,000 Source: City of Clovis, 2014.

The 2014 General Plan PEIR determined that implementation of 2014 General Plan would result in less-than- significant impacts, with the exception of agriculture and forestry resources, air quality, cultural resources, greenhouse gas emissions, hydrology and water quality, noise, population and housing, transportation, and water supply, which would have significant and unavoidable impacts.

1 The City’s planning area encompasses the City, its Sphere of Influence (SOI), and the Non-SOI area. 624
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2023-2031 Housing Element 3

1.4 CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES

REGARDING AN ADDENDUM TO AN ENVIRONMENTAL

IMPACT REPORT
Altered conditions, changes, or additions to the description of a project that occur after certification of an EIR may require additional analysis under CEQA. The legal principles that guide decisions regarding whether additional environmental documentation is required are provided in the State CEQA Guidelines, which establish three mechanisms to address these changes: 1) a subsequent environmental impact report (SEIR), 2) a Supplement to an EIR, or 3) an Addendum to an EIR.

Section 15162 of the State CEQA Guidelines describes the conditions under which a SEIR would be prepared. In summary, when an EIR has been certified for a project, no Subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measures or alternatives; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

Section 15163 of the State CEQA Guidelines states that a lead agency may choose to prepare a supplement to an EIR rather than a Subsequent EIR if:
(1) any of the conditions described above for Section 15162 would require the preparation of a SEIR; and (2) only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation.

Under Section 15164, an addendum is appropriate where a previously certified EIR has been prepared and some changes or revisions to the project are proposed, or the circumstances surrounding the project have changed, but none of the changes or revisions would result in significant new or substantially more severe environmental impacts, consistent with CEQA Section 21166 and State CEQA Guidelines Sections 15162, 15163, 15164, and 15168.

As the lead agency under CEQA, the City has prepared this Addendum in accordance with State CEQA Guidelines Section 15164 to evaluate whether the proposed project’s effects were adequately examined in the previous environmental analysis in the General Plan PEIR or whether any changes trigger supplemental or subsequent review under State CEQA Guidelines Section 15162 or 15163. This Addendum considers whether the environmental conditions that exist today have changed such that new or substantially more severe environmental impacts would occur compared to that evaluated in the General Plan PEIR. Based on the criteria above and the results of the following Addendum evaluation, the City has determined that an addendum to the General Plan PEIR is the appropriate CEQA document. The Addendum evaluation is intended to review relevant environmental topic areas for any changes in circumstances or the substantial new information as defined under State CEQA Guidelines Section 15162 (stated above), as compared to the envir onmental impacts identified in the 625
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4 2023-2031 Housing Element
certified EIR prepared for the 2014 General Plan. As described below, no changes associated with the proposed project, and no changes in circumstances, trigger subsequent or supplemental review. 2 PROJECT DESCRIPTION

2.1 PROJECT OVERVIEW
In accordance with State law, the City has prepared the 2023-2031 Housing Element to ensure that the City grows in a manner that meets the housing needs of residents. As of 2022, there are currently 45,835 housing units in the city (refer to Table 3-15 of the 2023-2031 Housing Element). As part of this update, the City is obligated under State law to develop an inventory of vacant and underutilized land suitable for residential development that can accommodate the 8,977 housing units allocated through the RHNA, which includes a total of 4,475 lower-income units (includes very low- and low-income units; refer to Table 1). Table 3 provides a summary of the City’s capacity to meet the 2023-2031 RHNA. Based on the housing units in approved, planned, and near-term annexation projects; capacity on Regional Housing Needs (RHN) overlay sites, within Specific and Master Plan areas, and vacant and underutilized sites; and the City’s projection of accessory dwelling units (ADUs), the City has sufficient capacity to meet the RHNA with a surplus of 215 lower-income units, 1,657 moderate-income units, and 3,972 above moderate-income units. These sites are mapped and shown below in Figure 1.

Table 3 Housing Capacity to Accommodate RHNA, City of Clovis (2023-2031) Lower1 Moderate Above Moderate Total
City’s Housing Capacity
Approved Projects 202 440 849 1,491
Planned and Approved Projects 279 727 1,196 2,202
RHN Overlay Sites 1,026 0 0 1,026
Other Sites Outside of Plan Areas 146 487 1,153 1,786
Central Clovis Specific Plan 14 105 29 148
Loma Vista Specific Plan 1,208 588 953 2,749
Heritage Grove City Center Villages Master Plan 783 822 592 2,197 Heritage Grove Development Co. Specific Plan “Urban Center” 1,154 336 728 2,218 Heritage Grove Development Co. Specific Plan – Phases 1a and 1b 0 0 1,167 1,167
Other Near Term Annexation Projects 0 0 1,195 1,195
Accessory Dwelling Units (ADUs) 80 40 13 133
Total Capacity 4,690 3,105 7,026 14,821
6th Cycle Regional Housing Needs Allocation 4,475 1,448 3,054 8,977 Surplus (+) 215 1,657 3,972 5,844
1 Lower-income includes extremely low-, very low-, and low-income housing units.

Source: City of Clovis, Ascent. 2024.
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Figure 1 Sites Inventory Map, City of Clovis, March 2024

Source: Ascent 2024.
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The City has created significant new housing capacity through the land use and rezoning modifications associated with the 2014 General Plan as well as with approval of the various specific plan areas throughout the city. The City also increased housing capacity through the annexation of the various areas of its Sphere of Influence (SOI), including the Willow-Shepherd Northeast Prezone and Annexation in 2023. In addition, the City has several annexations underway that will create capacity for new housing during the first year of this Housing Element planning period. The City is working to annex land for residential development, which will further increase the City’s housing capacity, including Phase 1a and Phase 1b of the Heritage Grove Development Co. Specific Plan, TM6205 – Shepherd North and Wilson TM-6343. These annexation areas are expected to accommodate a large portion of residential demand over the next several years.

Development of planned and approved projects are expected to account for 15 percent of the City’s total housing capacity (Table 2). All these actions taken together have helped to ensure that the City has adequate housing capacity to meet the RHNA for this Housing Element planning period. As such, no rezoning efforts are required within the city at this time to accommodate the 6th Cycle RHNA.

The Housing Element includes a set of goals, policies, implementation programs, and quantified objectives for the maintenance, improvement, and development of housing. The focus of the goals, policies, and programs in this Housing Element is to meet the housing needs of all income groups while preserving and enhancing existing neighborhoods, removing impediments to housing growth, reducing living expenses that are indirectly related to housing, such as transportation costs and energy costs, and to affirmatively further fair housing.

This Housing Element includes three goal statements:
 Goal H1: Accelerate Housing Production. Provide an ample supply of housing to meet the existing and projected housing needs for households at all income levels.  Goal H2: Preserve and Improve the Existing Housing Stock. Preserve and improve the existing housing stock to ensure safe and sanitary housing conditions, prevent displacement, and maintain housing affordability.
 Goal HE-3: Affirmatively Further Fair Housing. Foster inclusive communities and remove barriers to housing for vulnerable communities including special needs populations and persons experiencing homelessness
Under each goal statement, the element sets out policies that guide the City toward reaching its goals.

Implementation programs are listed at the end of each goal section and describe the proposed action, the City departments with primary responsibility for carrying out the program, the timeframe for accomplishing the program, and the program objectives (refer to the 2023-2031 Housing Element for the detailed description of the plan’s policies and 29 implementation programs).

State law requires the City to identify quantified objectives for the maintenance, preservation, and construction of housing from 2023 to 2031. These objectives set a target goal for the City based on needs, resources, and constraints. The quantified objectives are based largely upon implementation programs that have measurable outcomes. However, the Housing Element contains several policies and implementation programs essential to meeting the City’s housing needs that reduce barriers and create opportuniti es for affordable housing but are more qualitative and difficult to quantify. The quantified objectives are shown below in Table 4.

Table 4 Summary of 2023-2031 Quantified Objectives, City of Clovis (2023-2031) Program Types Very Low-Income Low-Income Moderate-Income Above Moderate- Income Total
New Construction 1 2,926 1,549 1,448 3,054 8,977
Rehabilitation 2 200 200 -- -- 400
Conservation and Preservation 3 808 809 -- -- 1,127
Notes:
1 New Construction objective is equal to the RHNA
2 Rehabilitation objective is equal to the program objectives for Program H-13. 3 Conservation and preservation target is based on the 260 assisted units considered “at risk” of converting to market rate, 867 existing mobile homes, and 490 housing choice vouchers, assumed to be 50/50 very low/low-income.

In February 2024, the City entered into a Settlement Agreement with Desiree Martinez related to a lawsuit on a previous action to rezone sites to meet a carryover RHNA from the 4th Cycle Housing Element. The Settlement Agreement contained six actions, summarized below:
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 Action Item 1 – Changes to the R-3 Zone District: City shall amend its R-3 medium density zone district increasing the minimum permitted density from 15 units/acre to 20 units/acre.  Action Item 2 – Local Housing Trust Fund: City shall establish a Local Housing Trust Fund ("Housing Trust Fund") for Affordable Housing that meets the requirements of HCD and shall contribute at least $1.8 million in general fund money to the Housing Trust Fund.
 Action Item 3 – Real Property Dedication: the City shall dedicate to the Housing Trust Fund identified in Action Item 2, the following two City owned properties: an approximate 0.89 acre parcel at 650 Fowler Avenue and an approximate 0.43 acre parcel at 354 Osmun Circle ("Initial Property Dedication") .  Action Item 4 – Infill Rezone Program: the City shall complete an Infill Rezone Program based upon a map and analysis of sites dated December 8, 2023, and delivered to Martinez's counsel on December 8, 2023 ("Sites Map and Analysis"). The Sites Analysis identified 24 parcels, comprising approximate ly 54 acres, to be re-zoned to R-3 or R-4 creating capacity to provide approximately 1,284 Affordable Housing Dwelling Units.  Action Item 5 – Mixed Income Zoning Ordinance: the City shall adopt a Mixed Income Zoning Ordinance and shall include a Program to adopt the Ordinance in its 6th Cycle Housing Element that provides that the Ordinance will be adopted within 12 months after Notice of Entry of the Stipulated Judgment is serve d on all parties, or February 28, 2025, whichever is earlier.
 Action Item 6 – Development Impact Fee Deferral/Waiver Program: the City shall adopt a Development Impact Fee Deferral/Waiver Program.

The requirements of the six action items from the Settlement Agreement have been incorporated into the implementation programs of the 6th Cycle Housing Element. However, it should be noted that the 1,284 affordable housing units identified in the Site Analysis under Action Item 4 of the Settlement Agreement have not been included in the sites inventory for the 6th Cycle Housing Element as these sites are Court-mandated to be rezoned on a different timeline than the Housing Element. Therefore, while Action I tem 4 has been incorporated into the 6th Cycle Housing Element as an implementation program, the 1,284 affordable housing units are not included in the site inventory evaluated within this Addendum.

2.2 PROJECT LOCATION
The City of Clovis is in the central portion of Fresno County, approximately 6.5 miles northeast of the City of Fresno. The City is surrounded by portions of unincorporated Fresno County to the north, east, and south and by the City of Fresno to the west and southwest. The City encompasses approximately 75 square miles, or 47,805 acres, and includes three generalized areas within its planning area: the incorporated boundaries of the City of Clovis, the unincorporated portions of its SOI, and unincorporated areas outside of the current SOI. 3 ADDENDUM TO 2014 GENERAL PLAN EIR
As described in the Introduction, the purpose of this Addendum to the 2014 General Plan EIR is to review environmental topic areas included in Appendix G of the State CEQA Guidelines for any changes in circumstances or the substantial new information as defined under State CEQA Guidelines Section 15162 (stated above), as compared to the environmental impacts identified in the certified EIR prepared for the 2014 General Plan.

The proposed project consists of updates to the Housing Element of the 2014 General Plan, as described in Section 2. Updates to the Housing Element do not include any actions that would result in ground disturbing activity or a physical impact on the environment that was not already analyzed in the 2014 General Plan PEIR.

Implementation of the project would be subject to the Mitigation Monitoring and Reporting Program adopted as part of the Final PEIR in August 2014. As discussed below the project would not result in any new impacts or severity of impacts previously identified, therefore the project would not require amending the adopted Mitigation Monitoring and Reporting Program. The following discussion contains an analysis of the potential project impacts in relation to impacts identified in the certified 2014 General Plan PEIR.  Aesthetics. The 2014 General Plan PEIR determined that development under the 2014 General Plan would have less-than-significant impacts related to visual resources, scenic vistas, and new sources of light and glare through both the 2035 and Full Buildout Scenarios. While future development under the 2014 General Plan would consist of infill and redevelopment efforts within the City’s limits, new development would occur 629
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within the City’s SOI and Non-SOI planning areas, which would alter the existing rural scenic vistas and open space characteristics of these areas. However, the land use plan established by the 2014 General Plan was developed to accommodate growth while also preserving existing viewsheds, landscapes, and natural vistas.

In addition, future development implemented under the 2014 General Plan would be required to comply with the City’s design and architectural standards, applicable Specific Plan design guidelines, and Zoning Ordinance requirements related to visual character and quality as well as with lighting and glare. Compliance with the 2014 General Plan’s land use plan and goals and policies in addition with the City’s building and design requirements would ensure that impacts to aesthetics would be less than significant through buildout of the 2014 General Plan.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2031 Housing Element would not include any development proposals that would result in physical changes to the existing visual character in the City’s planning area or conflict with zoning or other regulations adopted to protect scenic quality or include new sources of light and glare. The 2023-2031 Housing Element does not include any changes to the City’s current land use plan nor any rezoning efforts and as such, would accommodate future residential growth as envisioned by the land use plan of the 2014 General Plan.

Furthermore, the 2023-2031 Housing Element would not induce growth beyond what was anticipated by the 2014 General Plan and evaluated within the 2014 General Plan PEIR as the total capacity of the sites inventory of the 2023-2031 Housing Element is still within the growth projections of the 2035 Buildout Scenario of the 2014 General Plan PEIR2,3.

Future development implemented under the 2023-2031 Housing Element would continue to comply with General Plan policies and would be reviewed through the City’s development standards (e.g., Municipal Code and design review process), entitlement process and the CEQA process to ensure consistency with all relevant federal, State, and local laws, regulations, and policies related to aesthetic resources. Therefore, the project would not result in visual impacts that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Agriculture Resources. The 2014 General Plan PEIR determined that implementation of the 2014 General Plan land use plan would result in significant and unavoidable impacts to agricultural resources, even with the application of the 2014 General Plan goals and policies and incorporation of mitigation measures. Under the 2014 General Plan, approximately 2,651 acres of Prime Farmland, 1,528acres of Farmland of Statewide Importance, and 1,411 acres of Unique Farmland to non-agricultural land uses. In addition, approximately 4,610 acres of land designated Agriculture and 3,047 acres of farmland under Williamson Act contracts throughout the City’s planning area would be converted into other land use designations. The 2014 General Plan PEIR concluded that impacts related to riparian forests and conversion of agricultural lands due to other environmental changes would be less than significant with buildout of the 2014 General Plan.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2031 Housing Element would not include any development proposals or changes in land use designations or zoning that would result in physical changes that would affect the existing land use pattern of the City’s

2 The 2014 General Plan PEIR projected 67,200 residential units under the 2035 Buildout Scenario. The total capacity of the 2023-2031 Housing Element plus the existing units within the City would be 60,656 units (45,835 existing units + 14,821 6th Cycle Sites Inventory Capacity = 60,656 units). 3 It is unlikely that the full capacity of the 2023-2031 Housing Element’s sites inventory would be developed within the 6th housing planning cycle due to market and economic constraints. However, evaluation of buildout of the full capacity is provided as a conservative analysis of projected growth under the 2023-2031 Housing Element.
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planning area nor result in any physical change to the environment. Future development under the 2023-2031 Housing Element would follow the land use plan established by the 2014 General Plan and would not convert any additional agricultural land beyond that evaluated within the 2014 General Plan PEIR. Furthermore, future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local laws, regulations, and policies related to agricultural resources. Future development would be required to incorporate mitigation measures, including those applicable from the 2014 General Plan, to reduce any potentially significant impacts related to agriculture. Therefore, the project would not result in any new or more severe significant impacts beyond what was evaluated in the 2014 General Plan EIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Air Quality. The 2014 General Plan PEIR concluded that implementation of the 2014 General Plan would result in significant and unavoidable air quality impacts through both the 2035 and Full Buildout Scenarios, primarily due to the lack of mitigation measures available to reduce impacts to a less-than-significant level at the plan- level and the magnitude of emissions associated with buildout of the 2014 General Plan land uses. The 2014 General Plan PEIR indicated that there would be less than significant impacts related to the following:
generation of carbon oxide (CO) hotspots, placement of sensitive receptors near major sources of air pollutants, health risk impacts, and the introduction of new odor-generating land uses.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs framework; however, the new and updated goals, policies, and programs would not result in physical effects to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improvin g the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. The policy updates in the 2023-2031 Housing Element would not include or otherwise result in development projects that could result in physical effects to the environment. Implementation of the 2023- 2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. Future projects developed under the 2023-2031 Housing Element would continue to comply with the 2014 General Plan goals and policies related to air quality and would be reviewed through the City’s development standards (e.g., Municipal Code and design review process), entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, state, and local laws, regulations, and policies on a project-by-project basis. Future projects would also be required to incorporate project-specific mitigation measures in addition to applicable mitigation measures from the 2014 General Plan PEIR. Therefore, the project would not result in air quality impacts that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR and there would be no new impacts beyond those evaluated in the PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.
 Biological Resources. The 2014 General Plan PEIR determined that implementation of the 2014 General Plan would result in less-than-significant impacts to biological resources through the 2035 and Full Buildout Scenarios with application of the goals and policies of the 2014 General Plan and mitigation measures 4-1 through 4-5. These mitigation measures require various surveys and required actions to be taken if biological resources have potential to be impacted by development.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs of this General Plan element in a manner that would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2031 Housing Element would not include any development proposals nor any changes to land use designations or zoning that would directly result in construction and operation of facilities that would impact biological resources beyond what was evaluated in the 2014 General Plan PEIR. In addition, future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all 631
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relevant federal and State policies and regulations related to biological resources. Furthermore, future projects would be required to incorporate mitigation measures, including those applicable from the 2014 General Plan, on a project-by-project basis to reduce any potentially significant impacts. Therefore, the project would not result in impacts to biological resources that would be more severe than the less -than- significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, n or has any new information of substantial importance been identified requiring new analysis or verification.  Cultural Resources. The 2014 General Plan PEIR determined that based on CEQA Guidelines Section 15064.5, impacts to historical resources would be significant and unavoidable, even with application of the goals and policies of the 2014 General Plan and incorporation of mitigation measures 5-1 through 5-3, which require historical assessments and recordation efforts. The 2014 General Plan PEIR also concluded that impacts to archaeological and paleontological resources could be reduce to less than significant with implementation of mitigation measures 5-4 through 5-5, which require various studies, surveys, and recovery efforts, as applicable, on a project-by-project basis. Furthermore, the 2014 General Plan requires compliance with existing regulations relating to the treatment of human remains should ground -disturbing activities associated with development result in damage to or destruction of huma n burials. As such, impacts to human remains would be less than significant with compliance with Section 5097.98 of the Public Resources Code.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2031 Housing Element would not include any development proposals nor any land use or zoning designation changes that would directly result in construction and operation of facilities that would impact cultural resources beyond what was evaluated in the 2014 General Plan PEIR. Implementation of the 2023-2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. As such, future development under the 2014 General Plan would not result in any additional ground disturbance beyond what was previously analyzed in the 2014 General Plan EIR. In addition, future development would continue to comply with all applicable laws and regulations, the required policies and procedures from the 2014 General Plan, and the mitigation measures established in the 2014 General Plan EIR as related to cultural and paleontological resources. Therefore, the project would not result in impacts to cultural resources that would be more severe than the impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Energy. Since the 2014 General Plan PEIR was certified prior to energy being incorporated into the CEQA Guidelines as an environmental issue area, the 2014 General Plan PEIR did not include a standalone energy analysis. However, since implementation of the 2023-2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR, it is reasonable to conclude that energy usage would be consistent with the growth projected in the 2014 General Plan. The 2014 General Plan also includes various goals and policies related to energy that would help to increase energy efficiency and decrease excessive energy consumption with future development.

In addition, as technology has improved over the last ten years since the 2014 General Plan was adopted, energy efficiency has also improved, which would help to reduce energy usage compared to levels considered at time of preparation of the 2014 General Plan PEIR. Future development facilitated by the 2023- 2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to a ensure consistency with all relevant federal, state, and local laws, regulations, and policies related to energy, including those that have been adopted since the certification of the 2014 General Plan PEIR which aid in further improving energy efficiency, such as the California Building Code (CBC) and the City’s Municipal Code. Furthermore, future projects would be required to incorporate mitigation measures on a project-by-project basis to reduce any potentially significant impacts related to energy to the greatest extent feasible. Therefore, implementation of the 2023-2031 Housing Element would result in less-than-significant impacts related to energy. 632
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 Geology/Soils. The City’s planning area is relatively flat with limited steep slopes and is composed of coarse and/or clay soil types, which are not susceptible to geologic hazards, such as liquefaction. In addition, geologic and seismic hazards are highly regulated through federal, state, and local laws, regulations, design and engineering standards, and policies, including the National Pollution Discharge Elimination System (NPEDS) Construction Permit, CBC, and the City’s Municipal Code requirements. The 2014 General Plan PEIR stated that future projects developed under the 2014 General Plan would be required to conduct site - specific surveys of geologic and seismic conditions in accordance with Sections 17953 to 17955 of the California Health and Safety Code. Based on these geologic conditions and compliance with applicable regulatory requirements, the 2014 General Plan PEIR concluded that implementation of the 2014 General Plan would result in less than significant impacts related to geology and soils.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2031 Housing Element would not include any development proposals nor any land use or zoning designation changes that would increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. In addition, future development would continue to comply w ith all applicable laws and regulations as well as the required policies and procedures from the 2014 General Plan related to geology and soils. Compliance with applicable design and engineering standards and industry best practices as well as the requirements of the California and City’s building codes would ensure impacts related to geology and soils would be less than significant. Therefore, the project would not result in impacts to geology and soils that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new informati on of substantial importance been identified requiring new analysis or verification.  Greenhouse Gas Emissions. Implementation of the 2014 General Plan would improve the jobs-to-housing ratio, which would contribute to reducing the total vehicle miles traveled within the City’s planning area and in turn, reducing GHG emissions per capita. In addition, the goals and policies of the 2014 General Plan would help to minimize GHG emissions associated with buildout of the 2014 General Plan. Even with the added benefits of the 2014 General Plan, the 2014 General Plan still concluded that impacts at the plan-level would be significant and unavoidable due to the magnitude of development associated with the buildout of the land use plan, even with incorporation of mitigation. Forecasted GHG emissions for the 2035 and Full Buildout Scenarios would not meet the San Joaquin Valley Air Pollution Control District’s (SJVAPCD’s) threshold of 29 percent below business as usual (BAU) and there are no additional feasible statewide measures that would aid in reducing emissions beyond year 2020.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2031 Housing Element would not include any development proposals nor any land use or zoning designation changes that would increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. In addition, future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local policies and regulations related to GHG emissions, including those that have been adopted since the certification of the 2014 General Plan PEIR which aid in further reducing GHG emissions. Furthermore, future projects would be required to incorporate mitigation measures, including those applicable from the 2014 General Plan, on a project -by-project basis to reduce any potentially significant impacts to the greatest extent feasible. Therefore, the project would not result in impacts to GHG emissions that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 633
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2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Hazards and Hazardous Materials. The 2014 General Plan PEIR determined that implementation of the 2014 General Plan would result in less-than-significant impacts related to hazards and hazardous materials through application of the City’s standard conditions of approval and goals and policies of the 2014 General Plan as well as with regulatory compliance. While a portion of the City’s planning area is within Zone 6, Traffic Pattern Zone for the Fresno-Yosemite International Airport, there are no restrictions on land uses or on special characteristics (distracting lights or glare, sources of smoke or electrical interference, or attractors of birds) within this zone. The 2014 General Plan also identifies certain areas of the City and SOI that are under height restrictions in accordance with the Federal Aviation Administration (FAA) Part 77 Regulation for the Fresno-Yosemite International Airport. Future development within these designated areas would be required to comply with the FAA requirements through the building review and permit process to ensure no impacts would occur to FAA protected airspace.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of this updated General Plan element would not include any development proposals that would result in physical changes that would affect the land use pattern of the City’s planning area nor result in any physical change to the environment. Future development under the 2023-2031 Housing Element would follow the land use plan established by the 2014 General Plan, where future development would adhere to the height requirements established by the FAA, as applicable.

Future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, state, and local laws, regulations, plans, and policies related to hazards and hazardous materials. Since hazardous materials are highly regulated, these regulatory requirements have been established to reduce impacts associated with their transport, handling, and disposal. In addition, future projects facilitated under the 2023-2031 Housing Element would be required to incorporate mitigation measures on a project-specific basis for any potentially significant impacts in accordance with CEQA.

Therefore, the project would not result in impacts related to hazards and hazardous materials that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial chan ges in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.
 Hydrology/Water Quality. The 2014 General Plan PEIR determined that implementation of the 2014 General Plan would have significant and unavoidable impacts related to depletion of groundwater supplies or interference with groundwater recharge due to increased population growth and impervious surfaces associated with both buildout scenarios. While the 2014 General Plan includes long-term facility planning, conservation measures, recycling projects, and existing regulatory compliance (e.g., Senate Bill (SB) 610 and SB 221), there are no other feasible mitigation measures to address the long-term impacts the drought could have on groundwater supplies as the duration of the drought is unknown. The 2014 General Plan PEIR concluded that all other impacts to hydrology and water quality would be less than significant with regulatory compliance.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023 -2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing co nditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of this updated General Plan element would guide residential development within the City’s planning area and does not include alteration of any water bodies within the City’s planning area. Adoption of the 2023-2031 Housing Element would not include any development proposals nor any land use or zoning designation changes that would increase 634
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development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. Future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local laws, regulations, plans, and policies related to hydrology and water quality. Since hydrological conditions and water quality are highly regulated, these regulatory requirements have been established to reduce impacts associated with construction and operation of development within jurisdictions. Moreover, projects that have potentially significant impacts related to hydrology and water quality would be required to incorporate project-specific mitigation measures in accordance with CEQA.

Since the time of adoption of the 2014 General Plan, the drought in California has ended, which has positively affected the State’s ability to plan for future water supplies and demands. Nevertheless, future projects facilitated under the 2023-2031 Housing Element would be required to demonstrate that adequate water supplies, including groundwater sources, would be available to accommodate the project based on the applicable urban water management plan (UWMP) at the time of project approval . If a future project proposed 500 residential units or more, a water supply assessment (WSA) would be required to demonstrate adequate water supplies are available to serve large-scale developments in accordance with SB 221. Therefore, the project would not result in impacts related to that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Land Use and Planning. The 2014 General Plan PEIR determined that the 2014 General Plan would have less-than-significant impacts on land use and planning as buildout of the plan would not divide an established community, would not conflict with other applicable land use plans which would cause an environmental impact, and would not interfere with planning efforts of neighboring jurisdictions. Implementation of the 2014 General Plan would provide for orderly development throughout the City’s planning area through the 2035 and Full Buildout Scenarios. While the 2014 General Plan envisions growth within the SOI and non-SOI areas of the City’s planning area, the land use plan for these areas would remain relatively the same as existing conditions with implementation of the plan. Therefore, while growth is envisioned for these areas, future development would not physically divide the existing neighborhoods and would help to create a more unified community in these rural areas.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023 -2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing co nditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of this updated General Plan element would not include any development proposals that would result in physical changes that would affect the land use pattern of the City’s planning area nor result in any physical change to the environment.

Future development under the 2023-2031 Housing Element would follow the land use plan established by the 2014 General Plan and would help to address housing needs within the City’s planning area in order to meet the City’s 6th Cycle RHNA. In addition, implementation of the 2023-2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. Since the project would be consistent with the land use plan of the 2014 General Plan and would help to facilitate buildout as the City envisions, impacts to land use and planning would be less than significant. Therefore, the project would not result in impacts related to land use and planning that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importan ce been identified requiring new analysis or verification.
 Mineral Resources. The 2014 General Plan PEIR determined impacts to mineral resources associated with implementation of the 2014 General Plan would be less than significant through both the 2035 and Full Buildout Scenarios as the City’s planning area does not contain mineral deposits of significance. In addition, no mineral resource zones and no active or inactive mines mapped by the Office of Mine Reclamation are in the City’s planning area. The closest significance mineral deposit area and nearest mineral resource section, 635
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Sector S11b, are located approximately 1 mile northwest of the City’s planning area in the San Joaquin River Resource Area. The 2014 General Plan would not facilitate new or additional development within the se areas.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023 -2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing co nditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of this updated General Plan element would guide residential development within the City’s planning area and does not include either of the nearest mineral resource areas located to the northeast of the City’s planning area nor would interfere with any ongoing mineral recovery operation. As such, implementation of the 2023-2031 Housing Element would not impact mineral resources within the City’s planning area. Therefore, the project would not result in impacts related to mineral resources that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Noise. The 2014 General Plan PEIR concluded that noise impacts associated with buildout of the 2014 General Plan would be significant and unavoidable at the plan-level, even with incorporation of mitigation measures 12-1 through 12-2, which require various best practices to minimize construction noise and vibration, as application of these measures cannot guarantee that project-specific impacts would be fully mitigated. The 2014 General Plan PEIR also stated there were no feasible mitigation measures to reduce significant impacts associated with traffic noise. The 2014 General Plan PEIR determined that implementation of the 2014 General Plan would result in less-than-significant impacts related to: noise impacts from stationary sources, transportation-related and stationary-related vibration impacts, and noise impacts associated with aircrafts and airports.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs in a manner that would not result in physical changes to the environment. The 2023 -2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing co nditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of this updated General Plan element would guide residential development within the City’s planning area and would follow the 2014 General Plan land use plan as no land use or zoning changes are required to implement the 2023-2031 Housing Element.

Implementation of the project does not include any development proposals or land use changes that would directly result in construction and operation of facilities that would generate noise. Therefore, implementation of the project would not increase development beyond that which was planned for and analyzed in the 2014 General Plan PEIR.

Future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local policies and regulations related to noise and vibration, including those that have been adopted since the certification of the 2014 General Plan PEIR which aid in further reducing noise and vibration impacts. Furthermore, future projects would be required to incorporate mitigation measures, including those applicable from the 2014 General Plan, on a project-by-project basis to reduce any potentially significant impacts to the greatest extent feasible. Therefore, the project would not result in noise impacts that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.
 Population and Housing. The 2014 General Plan PEIR indicated that while implementation of the 2014 General Plan would result in less-than-significant impacts related to population and housing under the 2035 Buildout Scenario, the 2014 General Plan PEIR determined that impacts under the Full Buildout Scenario would be significant and unavoidable due to the long-range planning horizon extending past FCOG’s 25-year planning period and the future annexation of areas in the SOI and Non-SOI portions of the City’s planning area. However, the 2014 General Plan PEIR determined that the 2014 General Plan accommodates and 636
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plans for population growth and includes policies to manage new development through both buildout scenarios. In addition, while the land use map of the 2014 General Plan redesignates approximately 753 acres of residential land to non-residential uses, the 2014 General Plan intensifies residential uses throughout the City’s planning area under which would accommodate more residential uses under both the 2035 and Full Buildout Scenarios. Therefore, the 2014 General Plan PEIR indicated that implementation of the 2040 General Plan would not result in the displacement of substantial numbers of persons or housing and concluded the impact would be less than significant.

In accordance with State law and local housing requirements, the purpose of the Housing Element in a local General Plan is to identify and analyze existing and projected housing needs in order to preserve, improve, and develop housing for all economic groups of the community, consistent with the RHNA requirements.

While the 2014 General Plan PEIR did not include an analysis of the 2015-2023 Housing Element, the 2014 General Plan PEIR did evaluate the City’s projected population and housing unit growth associated with the land use changes proposed in the 2014 General Plan, which is guided by the City’s Housing Element. In addition, the remaining elements of the 2014 General Plan were developed to be consistent with the Housing Element, which was in development at the time of adoption of the 2014 General Plan. As discussed above, the City has created significant new housing capacity through the land use and rezoning modifications associated with the 2014 General Plan as well as with approval of the various specific plan areas throughout the City prior to the 6th housing planning cycle.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and objectives in a manner that would not result in physical changes to the environment and would not result in increased development or ground disturbing activities beyond what was evaluated within the 2014 General Plan PEIR. Adoption of this updated General Plan element would guide residential development and further housing goals within the City’s planning area. The 2023-2031 Housing Element does not include any changes to land use designations or zoning that would directly result in growth or removal of existing housing beyond what was evaluated in the 2014 General Plan PEIR and would accommodate future residential growth as envisioned by the land use plan of the 2014 General Plan. Future development under the 2023-2031 Housing Element would help to address housing needs within the City’s planning area in order to meet the City’s 6th Cycle RHNA. Furthermore, the 2023-2031 Housing Element would not induce growth beyond what was anticipated by the 2014 General Plan and evaluated within the 2014 General Plan PEIR as the total capacity of the sites inventory of the 2023-2031 Housing Element is still within the growth projections of the 2035 Buildout Scenario of the 2014 General Plan PEIR 4,5. Therefore, the project would not result in impacts related to population and housing that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated i n the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Public Services. The 2014 General Plan PEIR determined that buildout of the 2014 General Plan would result in less-than-significant impacts related to public services with incorporation of mitigation that addresses the fiscal ramifications on public services associated with non-continuous annexations. While growth is anticipated to occur with implementation of the 2014 General Plan, the 2014 General Plan PEIR deter mined that there are adequate funding mechanisms to ensure that public services growth in pace with the projected growth under the 2014 General Plan.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and objectives in a manner that would not result in physical changes to the environment and would not result in increased development or ground disturbing activities beyond what was evaluated within the 2014 General Plan PEIR. The 2023-2031 Housing Element would not result in physical effects to the environment, and the updates to this General Plan element would not include or otherwise result in develop ment projects that could result in physical effects to the environment. Implementation of the 2023-2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. As such, implementation of the 2023-2031 Housing Element would not increase demand for public services beyond what was evaluated in the 2014 General Plan PEIR. Future projects proposed in non-contiguous areas of the City’s planning area would be required to incorporate mitigation

4 The 2014 General Plan PEIR projected 67,200 residential units under the 2035 Buildout Scenario. The total capacity of the 2023-2031 Housing Element plus the existing units within the City would be 60,656 units (45,835 existing units + 14,821 6th Cycle Sites Inventory Capacity = 60,656 units). 5 It is unlikely that the full capacity of the 2023-2031 Housing Element’s sites inventory would be developed within the 6th housing planning cycle due to market and economic constraints. However, evaluation of buildout of the full capacity is provided as a conservative analysis of projected growth under the 2023-2031 Housing Element.
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measure 14-1, as applicable, to reduce impacts to public services to a less-than-significant level. Therefore, with mitigation incorporated as necessary, the project would not result in impacts related to public services that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantia l importance been identified requiring new analysis or verification.
 Recreation. The 2014 General Plan PEIR determined impacts related to recreation would be less than significant under both the 2035 and Full Buildout Scenarios as the 2014 General Plan designates 745 acres of parkland throughout the City’s planning area, which is intended to serve future residents as the City’s population grows. In addition, there are funding mechanisms in place to increase and/or improve recreational facilities as growth occurs, which would help to ensure the City has adequate parkland and recreational facilities.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure adequate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness . Adoption of this updated General Plan element would guide residential development within the City’s planning area and does not include any changes to existing land use designations or zoning, including land designated for recreational purposes. As such, the parkland and recreational facilities planned for in the 2014 General Plan would be sufficient to serve the City’s population throughout the 2035 and Full Buildout Scenarios. In addition, as described in the 2014 General Plan PEIR, future development facilitated by the 2023 -2031 Housing Element would be required to dedicate land or pay in-lieu impact fees to ensure adequate parkland and recreational facilities are maintained or developed in pace with growth within the City. Therefore, the project would not result in impacts related to that would be more severe than the less-than-significant impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.  Transportation and Traffic. The 2014 General Plan PEIR determined that impacts related to levels of service would be significant and unavoidable as there are no feasible mitigation measures due to lack of funding and/or jurisdiction over the affected roadways. The 2014 General Plan PEIR indicated that all other transportation and traffic impacts would be less than significant with implementation of the 2014 General Plan.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure ade quate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of this updated General Plan element would guide residential development within the City’s planning area and does not include any changes to existing land use pattern, including the circulation system, or land use and zoning designations. In addition, the adoption of the 2023-2031 Housing Element would not include any development proposals or land use designation changes that would directly result in construction and operation of facilities that would generate traffic. Furthermore, implementation of the 2023-2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR.

It should also be noted that Senate Bill (SB) 743, which was signed into law in 2013, resulted in a shift in how transportation impacts are analyzed under CEQA. This legislation required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines (Section 15065.3), ultimately replacing the traditional LOS metric with vehicle miles traveled (VMT). SB 743 required the transition to VMT for all CEQA documents starting July 1, 2020 — six years after the 2014 General Plan EIR was certified. In October 2022, the city amended its general plan to incorporate VMT criteria into the General Plan Circulation Element. A Supplemental Environmental Impact Report (SEIR) was prepared for this update and concluded that there are no impacts on programs, plans, policies, or ordinances related to the circulation system. The update identified 638
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a less than significant impact regarding increased hazards due to design features, incompatible land uses, or inadequate emergency access. The implementation of the General Plan would result in a total citywide VMT per capita exceeding the applicable thresholds. Although mitigation measures TRANS-1 through TRANS-4 were provided, there are no feasible measures to fully mitigate this impact. Because the 2023-2031 Housing Element would not alter the type and overall distribution of residential (or other) development within the city and would also not alter the overall transportation system, no increases in VMT would result beyond the level of VMT attributed to buildout of the 2014 General Plan. Therefore, no new or more significant VMT impacts would result associated with the 2023-2031 Housing Element.

Future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local policies and regulations related to transportation and traffic, including those that have been adopted since the certification of the 2014 General Plan PEIR, such as Section 15064.3 subdivision (b) which requires evaluation of traffic impacts associated with VMT. Furthermore, future projects would be required to incorporate mitigation measures, including those applicable from the 2014 General Plan, on a project-by-project basis to reduce any potentially significant impacts to the greatest extent feasible.

Therefore, the project would not result in transportation and traffic impacts that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.
 Tribal Cultural Resources. Since the 2014 General Plan PEIR was certified prior to tribal cultural resources being incorporated into the CEQA Guidelines as an environmental issue area, the 2014 General Plan PEIR did not include a standalone tribal cultural resources analysis. While the 2014 General Plan did not include tribal consultation, the 2014 General Plan PEIR included various mitigation measures related to cultural resources to reduced impacts to archeological resources and human remains, which could constitute tribal cultural resources, to a less-than-significant level. In addition, the 2014 General Plan PEIR anticipated ground disturbance associated with buildout of the 2014 General Plan, which would have the potential to impact previously unidentified tribal cultural resources. Effects on tribal cultural resourc es can only be known once a specific project has been proposed because the effects are highly dependent on the individual project site conditions, and the characteristics of the proposed activity, including but not limited to the level of ground disturbance associated with construction activities.

In accordance with SB 18, the City prepared and mailed letters to local Native American contacts informing them of the 2023-2031 Housing Element on July 18, 2024. On August 8, 2024, the City received a response from the Table Mountain Rancheria Tribe expressing interest in the project and requested the City identify the properties and areas of potential affect which would be affected with implementation of the 2023-2031 Housing Element. On August 22, 2024, the City responded to the tribe’s request by providing clarification that the 2023-2031 Housing Element is a State-mandated general plan element that is a policy document that does not include any physical development. In addition, the City clarified that no land use or zoning changes are required to implement the 2023-2031 Housing Element as the housing implementation programs can be achieved under the City’s existing land use designations and zoning. As of September 3, 2024, the City has not received any other requests from the tribe regarding the 2023-2031 Housing Element.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure ade quate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness. Adoption of the 2023-2032 Housing Element would guide residential development within the City’s planning area and would not include any development proposals or land use designation changes that would result in any additional development or ground disturbing activities beyond what was previously analyzed in the 2014 General Plan PEIR.

In addition, future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local policies and regulations related to tribal cultural resources, including Assembly Bill (AB) 52 and SB 18 (as applicable). Compliance with AB 52 and SB 18 would ensure the appropriate tribes have the opportunity to consult with the City, as lead agency, on a project-by-project basis 639
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and recommend project-specific mitigation measures, as necessary. For these reasons, implementation of the 2023-2031 Housing Element would not result in new or more severe significant impacts beyond the level associated with buildout of the 2014 General Plan.
 Utilities and Service Systems. The 2014 General Plan PEIR determined that impacts related to utilities and service systems would be less than significant through both the 2035 and Full Buildout Scenarios, with the exception of impacts related to water supply. While the City’s 2010 UWMP, the applicable water supply management plan at the time, indicated sufficient water supplies to meet projected water demand for the 2035 Buildout Scenario, the 2014 General Plan PEIR determined that the severity and uncertain duration of California’s drought conditions made water supply unreliable for both buildout scenarios. As there were no feasible mitigation measures, the 2014 General Plan PEIR concluded impacts related to water supply would be significant and unavoidable under both the 2035 Scenario and Full Buildout.

The 2023-2031 Housing Element includes changes to the currently adopted Housing Element goals, policies, and programs; however, those policy revisions would not result in physical changes to the environment. The 2023-2031 Housing Element includes updated policies related to increasing housing production within the City through a variety of strategies, such as incentivizing affordable housing and removing barriers to housing production; preserving and improving the City’s existing housing stock to ensure ade quate housing conditions, prevent displacement, and maintain housing affordability; and affirmatively further fair housing, including special needs populations and persons experiencing homelessness . Implementation of the project does not include any development proposals or land use changes that would directly result in construction and operation of facilities that would increase demand on utilities and service systems beyond what was planned for and analyzed in the 2014 General Plan PEIR.

Future development facilitated by the 2023-2031 Housing Element would be reviewed through the City’s development and entitlement process and subject to the CEQA process to ensure consistency with all relevant federal, State, and local laws and regulations related to utilities and service systems, including those that have been adopted since the certification of the 2014 General Plan PEIR which aid in further reducing impacts. Furthermore, future projects would be required to incorporate mitigation measures on a project-by- project basis to reduce any potentially significant impacts to the greatest extent feasible. Specific to water supply, the City’s 2020 UWMP indicates there is sufficient water supply to meet demands in the City through 2040 under normal, single-dry years, and multiple-dry years scenarios (City of Clovis 2021). Therefore, the project would not result in impacts to utilities and service systems that would be more severe than the significant and unavoidable impacts identified in the 2014 General Plan PEIR, and there would be no new impacts beyond those evaluated in the 2014 General Plan PEIR. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification.
 Wildfire. Since the 2014 General Plan PEIR was certified prior to wildfire being incorporated into the CEQA Guidelines as an environmental issue area, the 2014 General Plan PEIR did not include a standalone wildfire analysis. However, the topic of hazards associated with wildfire was addressed in the Hazards and Hazardous Materials section of the 2014 General Plan PEIR. The 2014 General Plan identified one small area within the northeast quadrant of the City and the north and northeastern portions of the City’s planning area as being designated a moderate fire hazard severity zone (refer to Figure ES-2, “Fire Hazards Zones” of the 2014 General Plan). The 2014 General Plan did not identify any high or very high fire hazard severity zones within the City’s planning area. Under the 2035 Buildout Scenario, this area of the City’s planning area would be designated with a Water land use designation and a Public Facilities zoning designation and would remain part of the Pup Creek Basin, which would be approximately two miles northeast of surrounding residential and parkland uses. For this reason, future development under the 2035 Buildout Scenario would not pose wildland fire hazards and as such, impacts would be less than significant.

Under the Full Buildout scenario, the 2014 General Plan PEIR indicated that future buildout of the 2014 General Plan could expose people and/or structures to fire hazard by development and/or redevelopment within moderate fire hazard severity zones in the northern and northeastern parts of the City’s planning area in the SOI and non-SOI areas. Projects built or redeveloped within the severity zone would be required to comply with Chapter 7A of the CBC. Any project developed or redeveloped surrounded by or next to forest, brush, grass, or other flammable vegetation would also be mandated to comply with requirements regarding hazardous vegetation, defensible space, and fuel management in California Public Resources Code Sections 4291 et seq. and in Sections 4906 and 4907 of the California Fire Code. The 2014 General Plan PEIR determined that impacts associated with wildfire hazards would be less than significant with r egulatory compliance under the Full Buildout scenario.
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Based on the most recent State Responsibility Area Fire Hazard Severity Zones Map (CALFIRE 2023), there have been no changes to the mapped fire hazards zones shown in the 2014 General Plan and as such, there are still no high or very high fire hazard severity zones within the City’s planning area. No substantial changes in circumstances have occurred, nor has any new information of substantial importance been identified requiring new analysis or verification since certification of the 2014 General Plan. As mentioned previously, the City’s planning area is relatively flat with little topographic relief, which also helps to reduce geographical characteristics that aid the risk or spread of wildfire. In addition, the 2023-2031 Housing Element would amend the goals, policies, and programs of this General Plan element in a manner that would not result in physical changes to the environment. Adoption of the 2023-2031 Housing Element would not include any development proposals nor any land use or zoning designation changes that would directly result in construction and operation of facilities that would increase impacts associated with wildfire beyond what was evaluated in the 2014 General Plan PEIR. Implementation of the 2023-2031 Housing Element would not increase development or induce population growth beyond that which was planned for and analyzed in the 2014 General Plan PEIR. In addition, future development would continue to comply with all applicable laws and regulations, including California Public Resources Code Sections 4291 et seq. and Sections 4906 and 4907 of the California Fire Code as well as all applicable building codes. Therefore, implementation of the 2023-2031 Housing Element would result in less-than-significant impacts related to wildfire.

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4 LIST OF PREPARERS AND PERSONS CONSULTED

4.1 CITY STAFF
Renee Mathis…………………………………….……………………………………………….………. Planning and Development Services Director
Dave
Merchen…………………………………………………………………………………………………………………………
…………….………… City Planner
Lily Cha-
Haydostian………………………………………………………………..……………………..……………………………… ……………. Senior Planner

4.2 ASCENT ENVIRONMENTAL
Mike Parker, AICP ......................................................................................................................... Principal-in-Charge Chelsey Payne, AICP ........................................................................................ Urban Design and Planning Director Matt Gelbman, AICP ......................................................................................................................... Project Manager Marlie Long .................................................................................................................. Senior Environmental Planner

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5 REFERENCES
City of Clovis. 2014. General Plan and Development Code Update Final Program Environmental Impact Report.

Adopted August 25, 2014. Available: VolumeI_RevisedDraftPEIRandAppxA.pdf (cityofclovis.com).

Accessed July 18, 2024.
———. 2021. City of Clovis Urban Water Management Plan 2020 Update. Available: https://cityofclovis.com/wp- content/uploads/2021/08/2020-UWMP-Adopted-July-2021_reduced.pdf. Accessed July 29, 2024. ———. 2024. 2023-2031 Housing Element, Second Revised HCD Review Draft. Available: 00_City-of- Clovis_SecondRevHCDDraft_tracked.pdf (cityofclovis.com). Accessed July 18, 2024.

City of Clovis and D. Martinez. 2024 (February 20). Settlement Agreement and General Release. Case No. 19CECG03855. Available: Settlement-Agreement.pdf (cityofclovis.com). Accessed July 19, 2024.

Fresno Council of Governments (FCOG). 2022. Final Sixth Cycle Regional Housing Needs Plan. Adopted November 17, 2022. Available: https://fresnocog.wpenginepowered.com/wp- content/uploads/2022/11/FCOG_RHNP_Public_Review_Final_November_2022_Compiled.pdf . Accessed July 18, 2024.

Martinez v. City of Clovis, 90 Cal.App.5th 193, 307 Cal. Rptr. 3d 64 (Cal. Ct. App. 2023). Available: Martinez v.

City of Clovis, 90 Cal.App.5th 193 | Casetext Search + Citator. Accessed July 19, 2024. 643
AGENDA ITEM NO. 13.

TO: Mayor and City Council
FROM: Administration
DATE: November 4, 2024
SUBJECT: Consider Introduction – Ord. 24 -___, Amending Section 2.1.01 of Chapter 2 of Title 2 of the Clovis Municipal Code Relating to City Council Meeting Day and Time.

Staff: John Holt, City Manager
Recommendation: Approve

ATTACHMENTS: 1. Draft Ordinance 24-__

2. Council Meetings – Polling results

RECOMMENDATION
For the City Council to approve the introduction of an ordinance amending Section 2.1.01 of Chapter 2 of Title 2 of the Clovis Municipal Code changing the City Council meetings fro m Monday at 6:00 p.m. to Tuesday beginning at 6:00 p.m.

EXECUTIVE SUMMARY
Section 2.1.01 of the Clovis Municipal Code mandates that the City Council shall meet in regular session three times each month. These meetings are scheduled for the first, second, and third Mondays of each month at 6:00 p.m., unless a Monday falls on a legal holiday, in which case the meeting will be held on the next business day.

If approved, the ordinance includes an effective date of January 1, 2025, (instead of the typical effective date 30 days after adoption of an ordinance) to allow time for a smooth transition by coordinating with all stakeholders.

BACKGROUND
City Council has been meeting on Mondays since 1912 and has been meeting the first three (3) Mondays at 6:00 p.m. since April 1, 2010. City Council meeting day and times are codified, and any change would therefore require an amendment to the municipal code. Approval of the introduction of the ordinance will begin the process to change the meeting day from Mondays at 6:00 p.m. to Tuesdays beginning at 6:00 p.m.

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AGENDA ITEM NO. 14.

The City conducted a poll through a homepage banner on our website and via social media, asking the community, “When do you think Clovis City Council Meetings should take place?” Over a two -week period, we received 45 responses. Of these, 14 respondents preferred Mondays, 15 preferred Tuesdays, and another 15 had no specific preference. A majority selected 6:00 p.m. as the preferred start time, though when votes for earlier start time s of 4:00 p.m. and 5:00 p.m. were combined, they collectively outnumbered votes for a 6:00 p.m. start.

FISCAL IMPACT
None.

REASON FOR RECOMMENDATION
The City has grown to a point where council meetings are extending late into the night, which can hinder the effectiveness of decision -making. Moving the meetings from Mondays to Tuesdays would provide staff with additional time to prepare, leading to more product ive sessions. This change would take effect on January 1, 2025.

ACTIONS FOLLOWING APPROVAL
If approved, this item will be considered for adoption on November 12, 2024, with an effective date of January 1, 2025. During that time, staff will reach out to all stakeholders to inform them of the change.

CONFLICT OF INTEREST
None.

Prepared by: Briana Parra, City Clerk

Reviewed by: City Manager JH
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AGENDA ITEM NO. 14.

Attachment 1

ORDINANCE 24-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CLOVIS AMENDING SECTION 2.1.01 OF CHAPTER 2 OF TITLE 2 OF THE CLOVIS MUNICIPAL CODE

RELATING TO CITY COUNCIL MEETING TIME

The City Council of the City of Clovis does ordain as follows:

Section 1 Section 2.1.01 of Chapter 2 of Title 2 of the Clovis Municipal Code is hereby amended to read as follows:

2.1.01 Meetings: Time:

The Council shall meet three times (3) each month in regular session. Such meetings shall be held on the first, second, and third Tuesdays of each month beginning at 6:00 p.m, unless such Tuesday is a legal holiday, in which event such meeting shall be held on the next business day beginning at 6:00 p.m. and be a regular meeting for all purposes.

Section 3 This Ordinance shall go into effect and be in full force beginning on January 1, 2025.

APPROVED: November 4, 2024

______________________________ ______________________________ Mayor City Clerk

* * * * * * * * * *

The foregoing Ordinance was introduced and read at a regular meeting of the City Council held on November 4, 2024, and was adopted at a regular meeting of said Council held on ______________, 2024, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

DATED:

________________________________
City Clerk

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AGENDA ITEM NO. 14.

POLL: When do you think Clovis City Council
Meetings should take place?

1. Are you a Clovis resident?

2. How often do you attend Clovis City Council Meetings? 45 Responses
00:44
Average time to complete
Closed
Status
Yes 43
No 2
Often 8
Sometimes 14
Seldom 15
Never 8
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AGENDA ITEM NO. 14.

3. There have been suggestions to move Clovis City Council Meetings from Monday to Tuesday. Which day would you prefer?

4. There have been suggestions to move Clovis City Council Meetings from 6:00 PM to an earlier time. Which time would you prefer?

5. (OPTIONAL) Do you have any additional feedback that you'd like to share with us regarding the Clovis City Council Meeting schedule?
7 Responses
Latest Responses
"I watch virtually live. Video of council should be maximized ins… Monday 14
Tuesday 15
No Preference 15
Other 1
6:00 PM 18
5:00 PM 9
4:00 PM 11
No Preference 4
Other 3
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AGENDA ITEM NO. 14.