ATTACHMENT B: ENVIRONMENTAL CHECKLIST
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
(08/10/23) B-69
LIST OF PREPARERS
LSA Associates, Inc.
2565 Alluvial Avenue, Suite 172
Clovis, California 93611
Amy Fischer, Principal-in-Charge
Kyle Simpson, Principal, Project Manager
Nathaly Granda Bustamante, Environmental Planner
Jason Thomas, Graphics and Production
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT B: ENVIRONMENTAL CHECKLIST
AUGUST 2023
(08/10/23) B-70
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ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C
PROPOSED OFFICIAL PLAN LINES
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
OFFICIAL PLAN LINES FOR EAST COPPER AVENUE FROM WILLOW
AVENUE TO SUNNYSIDE AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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CLOVIS AVENUE
COPPER AVENUE
WILLOW AVENUE
PEACH AVENUE
MINNEWAWA AVENUE
SUNNYSIDE AVENUE
AUBERRY AVENUE
Sheet No.of Sheets1 7
THIS MAP CONSTITUTES PART OF THE GENERAL PLAN LINES OF THE CITY OF CLOVIS, CALIFORNIA AND IS FILED IN THE VOLUME ENTITLED "OFFICIAL PLAN LINES - CITY OF CLOVIS" IN THE DEVELOPMENT DEPARTMENT.
OFFICIAL PLAN LINES
COPPER AVENUE
FROM
WILLOW AVENUE TO SUNNYSIDE AVENUE
SEE SHEET 2SEE SHEET 3SEE SHEET 4SEE SHEET 5SEE SHEET 6 SEE
SHEET 7
Sheet No.ofSheets 27
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
COPPER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
WILLOW AVENUE
WILLOW AVENUE
Sheet No.ofSheets 37
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
COPPER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
PEACH AVENUE
AUBERRY RD
Sheet No.ofSheets 47
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
COPPER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
AUBERRY RD
MINNEWAWA AVENUE
EXCLUSIVE
BIKE STREET
Sheet No.ofSheets 57
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
COPPER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
FUTURE STREET
Sheet No.ofSheets 67
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
COPPER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
FUTURE STREET
Sheet No.ofSheets 77
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
COPPER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
SUNNYSIDE AVENUE
COPPER AVENUE CROSS SECTION
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
OFFICIAL PLAN LINES FOR EAST BEHYMER AVENUE FROM WILLOW
AVENUE TO SUNNYSIDE AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
This page intentionally left blank
BEHYMER AVENUE
MINNEWAWA AVENUE
PEACH AVENUE
SUNNYSIDE AVENUE
WILLOW AVENUE
OFFICIAL PLAN LINES
BEHYMER AVENUE
FROM
WILLOW AVENUE TO SUNNYSIDE AVENUE
Sheet No. of Sheets1 7
SEE SHEET 2SEE SHEET 3SEE SHEET 4
THIS MAP CONSTITUTES PART OF THE GENERAL PLAN LINES OF THE CITY OF CLOVIS, CALIFORNIA AND IS FILED IN THE VOLUME ENTITLED "OFFICIAL PLAN LINES - CITY OF CLOVIS" IN THE DEVELOPMENT DEPARTMENT.
SEE SHEET 5SEE SHEET 6
SEE
SHEET
7
Sheet No.ofSheets 27
LEGEND:
OFFICIAL PLAN LINES
BEHYMER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
WILLOW AVENUE
WILLOW AVENUE
FUTURE ROAD
FUTURE ROAD
Sheet No.ofSheets 37
LEGEND:
OFFICIAL PLAN LINES
BEHYMER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
NORTH PEACH AVENUE
NORTH PEACH AVENUE
Sheet No.ofSheets 47
LEGEND:
OFFICIAL PLAN LINES
BEHYMER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
MINNEWAWA AVENUE
MINNEWAWA AVENUE
Sheet No.ofSheets 57
LEGEND:
OFFICIAL PLAN LINES
BEHYMER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
CLOVIS AVENUE
CLOVIS AVENUE
Sheet No.ofSheets 67
LEGEND:
OFFICIAL PLAN LINES
BEHYMER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
FUTURE ROAD
FUTURE ROAD
Sheet No.ofSheets 77
BEHYMER AVENUE CROSS SECTION STA 77+74.64 TO 110+25.66 BEHYMER AVENUE CROSS SECTION STA 38+23.25 TO 77+74.64 LEGEND:
BEHYMER AVENUE CROSS SECTION STA 10+00.00 TO 38+23.25
OFFICIAL PLAN LINES
BEHYMER AVENUE
WILLOW AVENUE TO SUNNYSIDE AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
SUNNYSIDE AVENUE
(ALIGNMENT)
SUNNYSIDE AVENUE
(ALIGNMENT)
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
OFFICIAL PLAN LINES FOR EAST INTERNATIONAL AVENUE FROM
WILLOW AVENUE TO MINNEWAWA AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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INTERNATIONAL AVENUE
CLOVIS AVENUE
WILLOW AVENUE
PEACH AVENUE
MINNEWAWA AVENUE
Sheet No.of Sheets1 4
THIS MAP CONSTITUTES PART OF THE GENERAL PLAN LINES OF THE CITY OF CLOVIS, CALIFORNIA AND IS FILED IN THE VOLUME ENTITLED "OFFICIAL PLAN LINES - CITY OF CLOVIS" IN THE DEVELOPMENT DEPARTMENT.
OFFICIAL PLAN LINES
INTERNATIONAL AVENUE
FROM
WILLOW AVENUE TO MINNEWAWA AVENUE
SEE SHEET 2SEE SHEET 3SEE SHEET 4
Sheet No.ofSheets 24
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
INTERNATIONAL AVENUE
WILLOW AVENUE TO MINNEWAWA AVENUE
WILLOW AVENUE
WILLOW AVENUE
FUTURE
VILLAGE STREET
Sheet No.ofSheets 34
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
INTERNATIONAL AVENUE
WILLOW AVENUE TO MINNEWAWA AVENUE
PEACH AVENUE
PEACH AVENUE
FUTURE
EXCLUSIVE
BIKE STREET
Sheet No.ofSheets 45
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
INTERNATIONAL AVENUE
WILLOW AVENUE TO MINNEWAWA AVENUE
INTERNATIONAL AVENUE CROSS SECTION
FUTURE EXCLUSIVE
BIKE STREET
Sheet No.ofSheets 55
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN
FOR REFERENCE ONLY - OPL NOT
TO BE USED FOR DETERMINING
EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
INTERNATIONAL AVENUE
WILLOW AVENUE TO MINNEWAWA AVENUE
MINNEWAWA AVENUE
SHEET
6 MINNEWAWA OPL
MINNEWAWA AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
OFFICIAL PLAN LINES FOR NORTH MINNEWAWA AVENUE FROM
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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MINNEWAWA AVENUE
BEHYMER AVENUE
PERRIN ROAD
SHEPHERD AVENUE
INTERNATIONAL AVENUE
OFFICIAL PLAN LINES
MINNEWAWA AVENUE
FROM
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
Sheet No.ofSheets 15
SEE SHEET 2SEE SHEET 3SEE SHEET 4
THIS MAP CONSTITUTES PART OF THE GENERAL PLAN LINES OF THE CITY OF CLOVIS, CALIFORNIA AND IS FILED IN THE VOLUME ENTITLED "OFFICIAL PLAN LINES - CITY OF CLOVIS" IN THE DEVELOPMENT DEPARTMENT.
SEE SHEET 5
Sheet No.ofSheets 25
LEGEND:
OFFICIAL PLAN LINES
MINNEWAWA AVENUE
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
SHEPHERD AVENUE
SHEPHERD AVENUE
FUTURE STREET
Sheet No.ofSheets 34
LEGEND:
OFFICIAL PLAN LINES
MINNEWAWA AVENUE
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
PERRIN AVENUE
PERRIN AVENUE
Sheet No.ofSheets 45
LEGEND:
OFFICIAL PLAN LINES
MINNEWAWA AVENUE
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
BEHYMER AVENUE
BEHYMER AVENUE
Sheet No.ofSheets 56
LEGEND:
OFFICIAL PLAN LINES
MINNEWAWA AVENUE
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
FUTURE STREET
INTERNATIONAL AVENUE
INTERNATIONAL AVENUE
Sheet No.ofSheets 66
LEGEND:
OFFICIAL PLAN LINES
MINNEWAWA AVENUE
SHEPHERD AVENUE TO INTERNATIONAL AVENUE
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
INTERNATIONAL AVENUE
MINNEWAWA AVENUE CROSS SECTION
MINNEWAWA AVENUE CROSS SECTION
INTERNATIONAL AVENUE
SHEET 5 INTERNATIONAL OPL
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
OFFICIAL PLAN LINES FOR CLOVIS AVENUE FROM BEHYMER
AVENUE TO COPPER AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
This page intentionally left blank
CLOVIS AVENUE
BEHYMER AVENUE
INTERNATIONAL AVENUE
COPPER AVENUE
ENTERPRISE CANAL
Sheet No.of Sheets1 4
THIS MAP CONSTITUTES PART OF THE GENERAL PLAN LINES OF THE CITY OF CLOVIS, CALIFORNIA AND IS FILED IN THE VOLUME ENTITLED "OFFICIAL PLAN LINES - CITY OF CLOVIS" IN THE DEVELOPMENT DEPARTMENT.
OFFICIAL PLAN LINES
CLOVIS AVENUE
FROM
BEHYMER AVENUE TO COPPER AVENUE
SEE SHEET 2SEE SHEET 3SEE SHEET 4
D
D
Sheet No.ofSheets 24
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
CLOVIS AVENUE
BEHYMER AVENUE TO COPPER AVENUE
BEHYMER AVENUE
BEHYMER AVENUE
FUTURE ROAD
Sheet No.ofSheets 34
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
INTERNATIONAL AVENUE
INTERNATIONAL AVENUE
OFFICIAL PLAN LINES
CLOVIS AVENUE
BEHYMER AVENUE TO COPPER AVENUE
Sheet No.ofSheets 44
LEGEND:
NOTE: ALL SETBACKS SHALL BE MEASURED FROM THE "OFFICIAL PLAN LINES". *EXISTING RIGHT OF WAY SHOWN FOR REFERENCE ONLY - OPL NOT TO BE USED FOR DETERMINING EXISTING RIGHT OF WAY.
OFFICIAL PLAN LINES
CLOVIS AVENUE
BEHYMER AVENUE TO COPPER AVENUE
CLOVIS AVENUE CROSS SECTION STA 10+00.00 TO 36+05.25
CLOVIS AVENUE CROSS SECTION STA 36+05.25 TO 62+65.44
COPPER AVENUE
COPPER AVENUE
HERITAGE GROVE AREA OFFICIAL PLAN LINES
CLOVIS, CA
ATTACHMENT C: PROPOSED OFFICIAL PLAN LINES
AUGUST 2023
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Report to the City Council
To: City Council
From: Public Utilities Department
Date: April 20, 2026
Staff: Kevin Tuttle, Assistant Public Utilities Director Subject: Provide Direction - Update on Status of the Maintenance Community Facilities District.
Recommendation: Provide Direction
Attachments:
1. Maintenance CFD ATT 1 List of Authorized Services
Recommendation:
For the City Council to provide direction on the status of the Maintenance Community Facilities District (CFD) to provide funding for the ongoing maintenance and operation of public facilities such as landscaping, parks, street lighting, traffic signals, streets and other community amenities.
Executive Summary:
The City has experienced unsustainable cost increases to the streetlighting and traffic signal budget, primarily due to PG&E rate increases over the past several years. Funding of streetlights is currently paid for by the General Fund and Highway User Tax Account (HUTA). As new streetlights and traffic signals are being added in the City, this has placed an additional strain on the current funds available.
Consequently, City staff are exploring alternative funding mechanisms to support new growth areas.
Additionally, the City currently uses a Landscape Maintenance District (LMD) to fund the maintenance of public landscaping. The creation of a Maintenance CFD for future growth areas would provide a more comprehensive approach for funding City public facilities and amenities and could be used instead of an LMD.
The primary purpose of Maintenance CFDs is to ensure that public amenities and infrastructure are well-maintained and continue to provide benefits to the community. Maintenance CFDs are funded through special taxes levied on properties within the district. These special taxes are typically collected annually and are used exclusively for the maintenance and operation of the specified facilities and infrastructure.
The maximum special tax rate for Maintenance CFDs is set based on the estimated costs of maintaining the facilities and infrastructure. This rate may be adjusted annually to account for inflation
or changes in maintenance costs. The Rate and Method of Apportionment (RMA) approved at CFD formation and for each subsequent annexation outlines how the special tax is calculated and distributed among properties within the CFD.
Staff brought the concept of a Maintenance CFD to Council in March 2025. At that time, Council provided direction to staff to move forward with the Resolution of Intention, and setting the initial boundaries and rates for the new CFD. Staff committed to a hybrid approach that provides Council with high-level updates on progress made for the new CFD prior to finalizing the Resolution of Intention. This workshop is intended to provide that update to Council regarding the Authorized Services that will be included in the CFD formation.
Background:
Community Facilities Districts (CFDs) in California are special tax districts created under the Mello- Roos Community Facilities Act of 1982. They provide funding for various public improvements and ongoing services within a specific area. Maintenance CFDs can fund a broad range of public services including but not limited to, operations and maintenance of street lighting, traffic signals, public landscaping, and parks. A special tax is levied on the property tax bill of taxable property within the district boundaries.
The maximum tax rate for a CFD is set through a process that involves several steps:
1. Initiation for Formation of the CFD: The process begins with the formation of the CFD, which may be initiated by the relevant registered voters or landowners, or the members of the Council.
2. Rate and Method of Apportionment (RMA): The Rate and Method of Apportionment (RMA) is established, which outlines the maximum special tax rates and how the special tax will be levied on properties within the CFD. The RMA considers factors such as property size, land use, and proximity to the funded improvements. The RMA also establishes the annual adjustments that will be authorized for the spcial tax to keep up with inflationary cost increases.
3. Approval by Voters or Landowners: The proposed special tax rate must be approved by either the registered voters residing within the CFD boundaries or the landowners if there are fewer than 12 registered voters. A two-thirds majority is required for approval. It is common for these types of proceedings to be conducted with landowner voters who will agree to waive many election requirements.
4. Annual Adjustments: Once the CFD is established and the special tax rate is approved, the maximum special tax rate may be subject to annual adjustments based the Consumer Price Index (CPI) or other inflationary measures pursuant to the RMA. These adjustments ensure that the tax rate remains sufficient to cover the costs of the funded improvements or services.
5. Annexations: As new developments come forward post CFD formation, the City staff anticipates these additional properties will be annexed to the CFD.
6. Ongoing Administration: The CFD requires ongoing administration to ensure that the special taxes are collected and used appropriately. This includes annual disclosure reports and presentations to the relevant governing bodies.
Staff have initiated the pre-formation process of the CFD, which begins with the definition of services that will be funded through the special taxes. These Authorized Services establish the allowable maintenance activities for which the CFD may be used and are typically broad in nature. Each new development will be assessed for services, the tax rates will be set for maintenance of these services, and this will ultimately be included in the Resolution of Intention which represents the first Council
step in the formation process for the CFD.
The City’s preferred Authorized Services list includes two major components: Citywide Services and Localized Services. The Citywide Services includes such items as Regional Parks, Community Parks, Major Roadway Street Lighting and Traffic Signals, Major Roadway Landscaping, Major Roadway Maintenance, Open Space, and Stormwater. The Localized Services will include such items as Neighborhood Parks, Neighborhood Landscaping, Localized Street Maintenance, Neighborhood Street Lighting, and Stormwater. The intent of the Citywide Services component is to fund the maintenance of new City facilities required by new development and the proportionate impact of growth-related to maintenance activities on existing City facilities, while the Localized Services component will generally cover the improvements confined within the limits of the development. The CFD will also include an administrative and reserve component that allow for the appropriate recovery of costs related to administering the CFD.
Fiscal Impact:
Establishment of a Maintenance CFD will provide a long-term sustainable funding source as the City continues to develop and add community amenities. A CFD could alleviate use of existing funding mechanisms, like General Fund and HUTA, going forward and allow those funds to be used for other city services and resources.
Reason for Recommendation:
Establishing a maintenance CFD for future development will help ensure a sustainable funding mechanism for the operation and maintenance of public improvements. This will help ensure the long- term upkeep of community facilities, preserving property values and enhancing quality of life.
Actions Following Approval:
Staff will continue working with the consultant to determine the CFD special tax structure and maximum rates. Should this be approved, staff will work to identify an initial boundary of the CFD which will likely encompass undeveloped property. An adoption of a Resolution of Intention to establish a CFD would then be brought to Council for consideration and a Public Hearing and landowner election would follow.
Conflict of Interest:
None.
1 LIST OF AUTHORIZED SERVICES
FOR PROPOSED MAINTENANCE SERVICES
COMMUNITY FACILITIES DISTRICT
The proposed Community Facilities District will finance, in whole or in part, the following services, including all related administrative costs, expenses and related reserves for replacement of vehicles, equipment and facilities:
Citywide Services
Regional Parks
Annual operation, maintenance and servicing, including repair and replacement, of all regional park improvements (includes, but is not limited to, buildings, sport fields, sport courts, playground equipment, play courts, play structures, picnic tables, lighting, drinking fountains, barbeques, landscaping and irrigation systems, etc.). Maintenance also includes cleaning and removal of graffiti, and associated electric, water, sewer, solid waste and other utility costs.
Community Parks
Annual operation, maintenance and servicing, including repair and replacement, of all community park improvements (includes, but is not limited to, buildings, sport fields, sport courts, playground equipment, play courts, play structures, picnic tables, lighting, drinking fountains, barbeques, landscaping and irrigation systems, etc.), and specialty improvements (dog parks and associated appurtenances, etc.). Maintenance also includes cleaning and removal of graffiti, and associated electric, water, sewer, solid waste and other utility costs.
Major Roadway Street Lighting and Traffic Signals
Annual operation, maintenance and servicing, including repair and replacement, of all street light and Traffic Signal improvements (includes poles, fixtures, bulbs, conduits, equipment, including guys, anchors, posts, pedestals and metering devices, etc.). Maintenance also includes cleaning and removal of graffiti, associated electric and other utility costs.
Major Roadway Landscaping
Annual operation, maintenance and servicing, including repair and replacement of all landscaping improvements (includes parkways, landscape setbacks, landscape roadway medians, publicly- owned masonry walls, fences, monuments, and features, trails, bike paths, etc.). Maintenance also includes cleaning and removal of graffiti, and associated electric, water and other utility costs.
Open Space
Annual operation, maintenance and servicing, including repair and replacement, publicly-owned masonry walls, fences, monuments and features, trails, bike paths, plantings, grazing, landscaping, irrigation, signage, etc. Maintenance also includes cleaning and removal of graffiti and associated electric, water and other utility costs.
Attachment 1
2 Stormwater
Annual operation, maintenance and servicing, including repair and replacement, of all stormwater improvements (including but not limited to detentio n and bio-retention basins and associated facilities, field inspections, record keeping, cost of permits and regulatory fees, environmental mitigation monitoring, annual reporting, vegetation management, removal of silt, sediment, trash and debris, etc. from drainage areas, detention and bio-retention basins and City catch basins and outfall structures), and any other specialty stormwater mitigation improvements that may arise out of need or otherwise and caused to be maintained by the City.
Localized Services
Neighborhood Parks
Annual operation, maintenance and servicing, includ ing repair and replacement, of all neighborhood park improvements (includes, but is no t limited to, buildings, sport fields, sport courts, playground equipment, play courts, play str uctures, picnic tables, lighting, drinking fountains, barbeques, landscaping and irrigation system, etc.). Maintenance also includes cleaning and removal of graffiti, and associated electric, water, sewer, solid waste and other utility costs.
Neighborhood (Localized) Landscaping
Annual operation, maintenance and servicing, including repair and replacement, of all landscaping improvements (includes parkways, landscape setbacks , landscape roadway medians, irrigation systems, publicly-owned masonry walls, fences, monuments and features, trails, bike paths, etc.).
Maintenance also includes cleaning and removal of graffiti, and associated electric, water and other utility costs.
Localized Street Maintenance
Annual operation, maintenance, and servicing, inclu ding repair and replacement of street improvements (includes pavement, cure and gutter, c urb ramps, hardscape, marking and striping, entry features, roundabouts, hardscape, landscaping , irrigation, monuments, signage, etc.).
Maintenance also includes cleaning and removal of g raffiti, and associated electric, water, and other utility costs.
Neighborhood (Localized) Street Lighting
Annual operation, maintenance and servicing, including repair and replacement, of all street light improvements (includes poles, fixtures, bulbs, cond uits, equipment, including guys, anchors, posts, pedestals and metering devices, etc.). Main tenance also includes cleaning and removal of graffiti, associated electric and other utility costs.
Stormwater
Annual operation, maintenance and servicing, including repair and replacement, of all stormwater improvements (including but not limited to detentio n and bio-retention basins and associated facilities, field inspections, record keeping, cost of permits and regulatory fees, environmental mitigation monitoring, annual reporting, vegetation management, removal of silt, sediment, trash and debris, etc. from the drainage areas, detention and bio-retention basins and City catch basins and outfall structures), and any other specialty stormwater mitigation improvements that may arise out of need or otherwise and caused to be maintained by the City.
3 Administrative Expenses and Reserve Collection
In addition, the following costs will also be funde d by the special taxes levied within the Community Facilities District and be allocated to each improvement described above based upon their pro-rata share of administrative costs, operating reserves and capital reserves, and actuals or estimated delinquencies.
1. Administrative Expenses including the costs incu rred to determine, levy and collect the special taxes, including compensation of City e mployees for administrative work performed in relation to the Community Facilities District and a proportionate amount of the City’s general administrative overhea d related thereto, the fees of consultants and legal counsel, the costs of collect ing installments of the special taxes upon the general property tax rolls, preparat ion of required reports, and any other costs incurred in the administration of the C ommunity Facilities District by the City;
2. Any amounts needed for operating reserves and ca pital reserves; and
3. Any amounts needed to cure actual or estimated d elinquencies in special taxes for the current or previous fiscal years.
Report to the City Council
To: City Council
From: Administration
Date: April 20, 2026
Staff: Briana Parra, City Clerk
Subject: Consider Adoption – Ord. 26-03, an Ordinance of the City Council of the City of Clovis finding that the proposed ordinance amendment is exempt from CEQA pursuant to CEQA Guidelines Section 15061, Subdivision (b)(3); and amending the City's Development Code by adding Chapter 9.27 to the Clovis Municipal Code to establish a Mixed-Income Zoning Ordinance for Residential Development Projects. (Vote: 4-1 with Mayor Mouanoutoua voting no) Recommendation: Adopt
Attachments:
1. MIZO Adopt Ord. 26-03 ATT 1 Ordinance
This item was approved for introduction on April 13, 2026, with less than a unanimous vote. Please direct questions to the City Manager’s office at 559-324-2060.
1 Attachment 1
ORDINANCE 26-03
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CLOVIS FINDING THAT THE PROPOSED ORDINANCE AMENDMENT 2026-001 IS EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES SECTION 15061, SUBDIVISION (B)(3); AND AMENDING THE CITY’S DEVELOPMENT CODE BY ADDING CHAPTER 9.27 TO THE
CLOVIS MUNICIPAL CODE TO ESTABLISH A MIXED-INCOME ZONING ORDINANCE
FOR RESIDENTIAL DEVELOPMENT PROJECTS
WHEREAS, in October 2019, an individual (“Petitioner”) filed a lawsuit that included causes of action challenging the validity of the City of Clovis’s (“City”) General Plan and Housing Element (Martinez v. City of Clovis); and
WHEREAS, in April 2021, the Fresno County Superior Court granted Petitioner’s request for a writ of mandate, ordering the City to adopt a compliant Housing Element and to implement a rezoning program to meet its Regional Housing Needs Assessment (“RHNA”) for the 2008-2015 planning period; and
WHEREAS, in April 2023, the Fifth District Court of Appeal denied the City’s appeal to the April 2021 order granting the writ of mandate. In July 2023, the California Supreme Court denied the City’s request for review of the Court of Appeal’s decision; and
WHEREAS, following a settlement agreement between the parties, the Fresno County Superior Court entered a Judgment in the Martinez v. City of Clovis case on March 19, 2024 (“Judgment”); and
WHEREAS, the terms of the Judgment require the City to adopt a Mixed-Income Zoning Ordinance as a program within the City’s 6th Cycle Housing Element and conduct a financial feasibility analysis for such an ordinance; and
WHEREAS, in accordance with the Judgment, the City contracted with Keyser Marsten Associates, Inc. (“KMA”) in May 2024 to conduct a study of the financial feasibility of a mixed income zoning ordinance on residential development projects in Clovis, and the KMA feasibility report was issued in October 2025; and
WHEREAS, on November 4, 2024, the City adopted its 6th Cycle Housing Element covering the eight (8) year period of 2024-2031, which includes adoption of a Mixed-Income Zoning Ordinance as one of the required programs the City will implement (Program H12); and
WHEREAS, California is facing a severe shortage of housing options for individuals and families at lower income levels, and many municipalities throughout the State have adopted Mixed-Income Zoning Ordinances to help address the availability of affordable housing to individuals and families at lower income levels; and
WHEREAS, the adoption of a Mixed-Income Zoning Ordinance is intended to increase the number of housing units available to lower income households; and
2 WHEREAS, adoption of a Mixed-Income Zoning Ordinance is a required program in the City’s 6th Cycle Housing Element that will help the City meet its current and future RHNA obligations of facilitating lower-income housing availability; and
WHEREAS, increasing the availability of affordable housing is consistent with the City’s General Plan; and Housing Element Program H12 “Mixed Income Zoning Ordinance” includes an objective to facilitate the construction of at least 320 low- and very low-income units, depending on overall housing production during the 6th Cycle (2024-2031); and
WHEREAS, on February 26, 2026, the City’s Planning Commission considered the proposed Ordinance and adopted Planning Commission Resolution No. 26-04, recommending that the City Council approve the proposed Ordinance; and
WHEREAS, notice of the public hearing for the consideration of this Ordinance was published in the Business Journal on March 27, 2026, and the notice of the Public Hearing was also posted in accordance with applicable law; and
WHEREAS, the City Council has considered the California Environmental Quality Act (“CEQA”) analysis for this proposed ordinance as described and summarized in the staff report and elsewhere in the record of proceedings for this matter, which analysis includes a determination that the Mixed-Income Zoning Ordinance will not result in any significant effect on the environment, and is therefore exempt from further environmental under CEQA pursuant to CEQA Guidelines 15061, subdivision (b)(3); and
WHEREAS, the City Council has reviewed and considered the Judgment, the KMA feasibility report, the CEQA analysis, staff report, and all written materials submitted in connection with this proposed Ordinance and public hearing, and considered all written and oral presentations presented to the City Council for this item during the public hearing (“Administrative Record”).
NOW, THEREFORE, BASED UPON THE ENTIRE RECORD OF THE
PROCEEDINGS, THE CITY COUNCIL HEREBY ORDAINS AS FOLLOWS:
Section 1. Based on the Administrative Record, the City Council finds that the Mixed- Income Zoning Ordinance is exempt from further environmental review under CEQA pursuant to CEQA Guidelines section 15601, subdivision (b)(3).
Section 2. The City Council makes the following findings in accordance with Clovis Municipal Code section 9.86.060:
(A) The proposed ordinance amendment is consistent with the goals, policies, and actions of the General Plan.
(B) The proposed ordinance amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.
3 (C) The proposed ordinance amendment is internally consistent with other applicable provisions of the City’s Development Code.
Section 3. The bases for these findings are detailed in the April 13, 2026, staff report, which is hereby incorporated by reference, the entire Administrative Record, as well as the evidence and comments presented during the public hearing.
Section 4. The City Council hereby approves Ordinance Amendment 2026-001, which amends Title 9 of the Clovis Municipal Code to add Chapter 9.27 (Mixed-Income Zoning Ordinance) as outlined in Attachment A, attached hereto and incorporated by this reference herein.
Section 5. This Ordinance shall go into effect and be in full force after thirty (30) days from its final passage and adoption. Upon the effective date of this Ordinance, that certain Urgency Ordinance No. 26-02, adopted on April 13, 2026, is hereby repealed in its entirety and shall be of no further force or effect.
It is the intent of the City Council that this Ordinance shall supersede and replace the provisions of said Urgency Ordinance as of the effective date of this Ordinance.
APPROVED: April 13, 2026
____________________________ ______________________________ Mayor City Clerk
* * * * * * * * * *
The foregoing Ordinance was introduced and read at a regular meeting of the City Council held on April 13, 2026, and was adopted at a regular meeting of said Council held on April 20, 2026, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATED: April 20, 2026
________________________________
City Clerk
4 ATTACHMENT A
Chapter 9.27
MIXED-INCOME ZONING ORDINANCE
Sections:
9.27.010 Purpose
9.27.020 Definitions
9.27.030 Applicability of Mixed-Income Unit Requirements
9.27.040 Mixed-Income Unit Requirements
9.27.050 In-Lieu Fees and Alternatives to Compliance
9.27.060 Mixed-Income Unit Standards
9.27.070 Development Project Approval
9.27.080 Occupancy and Continuing Availability of Mixed-Income Units
9.27.090 Collection and Use of In-Lieu Fees
9.27.100 Implementation, Monitoring, and Enforcement
Section 9.27.010 – Purpose
The purpose of this Chapter is to enhance the public welfare by facilitating mixed-income housing opportunities and contributing toward the City’s share of the region’s housing needs, assisting in the implementation of the City’s Housing Element goals, policies, and programs, and ensuring compatibility of future housing development by requiring that land in the City developed for future residential housing is utilized in a manner consistent with State and local land use and housing policies.
Section 9.27.020 – Definitions
For the purposes of this Chapter, unless otherwise apparent from the context, certain words and terms used herein are defined as follows:
Administrator shall mean the housing program administrator, which shall either be the City itself or a third-party administrator acting as an agent for the City pursuant to an agreement entered into between the City and the administrator, as such agreement may be amended or replaced from time to time.
Affordable shall mean that the cost of a housing unit (rent or sale price) does not exceed thirty percent (30%) of the state maximum household income adjusted for family size appropriate for the unit. The term “adjusted for family size appropriate for the unit” shall have the same meaning as provided in Health and Safety Code section 50052.5, subdivision (c) as it may be amended, or in any successor statute.
Affordable Housing Plan shall mean a plan submitted as part of a residential development project application that contains information specifying the manner in which the applicant proposes to comply with the requirements of this Chapter.
Applicant shall mean any person, firm, partnership, association, joint venture, corporation, or any other entity or combination of entities, who either (i) submits an application to the City
5 for approval of a residential development project subject to this Chapter, or (ii) submits an application for a building permit for construction in any approved residential development project subject to this Chapter.
Area Median Income shall mean the area median income as periodically established by the Department of Housing and Community Development pursuant to Health and Safety Code section 50093 as it may be amended, or in any successor statute.
Attached single-family dwelling unit shall mean a single-family dwelling unit having one (1) or more walls attached to and in common with one (1) or more single-family dwellings.
Density bonus shall mean a density increase over the otherwise maximum allowable density on a site pursuant to Government Code section 65915 and Chapter 9.26 of this Title (Affordable Housing Incentives: Density Bonus).
Detached single-family dwelling unit shall mean a dwelling unit intended for use by a single household and not attached to any other building.
Director shall mean the City’s Planning and Development Services Director or designee.
Dwelling unit shall mean a residential unit, either for sale or rent.
For-sale residential development project shall mean a residential development project that includes the creation of one (1) or more new dwelling units that may be sold individually. A for-sale residential development project also includes the conversion of a residential rental development to a residential ownership development.
Gap Financing means the amount of funding necessary to fill the gap between the estimated funding required to develop and make available the Mixed-Income Units and the resources commonly available to residential development applicants as described in the October 2025 Mixed Income Zoning Ordinance feasibility report on file with the City.
In-lieu fee shall mean a monetary payment made by an applicant for a residential development project subject to this Chapter to the City in lieu of constructing the number of Mixed-Income Units that would otherwise be required under this Chapter. The in-lieu fee is intended to provide funds needed to cover the Gap Financing necessary to facilitate the construction of required Mixed-Income Units as described in the October 2025 Mixed Income Zoning Ordinance feasibility report on file with the City.
Lower/Low-income household shall mean a household whose income does not exceed eighty percent (80%) of the Area Median Income, adjusted for household size, applicable to Fresno County, as set forth in Health and Safety Code section 50079.5, as it may be amended, or in any successor statute.
Market rate unit shall mean a new dwelling unit for sale or rent in a residential development project that is not a Mixed-Income Unit.
6 Mixed-Income Unit or Mixed-Income Zoning Ordinance (MIZO) Unit shall mean a dwelling unit available at an Affordable rent or sold at an Affordable price to very low-, or low-income households in accordance with Section 9.27.050 of this Chapter. A dwelling unit designated as a Mixed-Income Unit or MIZO Unit shall remain affordable for the longest feasible duration (but not less than fifty-five (55) years for rental units and forty-five (45) years for for-sale units) from the date of recordation of a covenant or regulatory agreement or similar document recorded with the Fresno County Recorder’s office. The recording must occur prior to the issuance of the Certificate of Occupancy.
Multi-family unit shall mean a residential unit intended for the use of a single household that is part of a larger building having one (1) or more walls attached to and in common with other residential units.
Qualified buyer shall refer to the eligible member(s) of a low-income household that are qualified to purchase a for-sale Mixed-Income unit.
Rental residential development project shall mean a residential development project that creates one (1) or more dwelling units that cannot be lawfully sold individually in conformance with the Subdivision Map Act.
Residential development project shall mean a development for which a discretionary approval is required for a development that includes the creation of one (1) or more new dwelling units, conversion of nonresidential uses to dwelling units, or the conversion of a use from a rental residential development project to a for-sale residential development project, and includes any for-sale residential development project and any rental residential development project.
Unit type shall mean the type of dwelling unit, either attached single-family dwelling unit, detached single-family dwelling unit, or multi-family unit.
Very low-income household shall mean a household whose income does not exceed fifty percent (50%) of the Area Median Income, adjusted for household size, applicable to Fresno County, as set forth in Health and Safety Code section 50105, as it may be amended, or in any successor statute.
Vesting tentative map shall mean a map which confers certain vested rights to proceed with development for a specified period of time after recordation in accordance with the Subdivision Map Act. (Gov. Code § 66452, subd. (b).)
Section 9.27.030 – Applicability of Mixed-Income Unit Requirements
Applicability. Any new residential development project consisting of eleven (11) or more market rate units as approved by the City to be built anywhere within the City, and in any area within the City’s sphere of influence to be annexed to the City in the future, shall comply with the requirements of this Chapter.
7 Section 9.27.040 – Mixed-Income Unit Requirements
Any residential development project to which this Chapter applies shall include Mixed- Income Units as determined herein. The number of Mixed-Income Units to be included in the residential development project and constructed on the project site shall be based on the total number of units proposed in the residential development project without regard to any density bonus units provided pursuant to Chapter 9.26 of this Title (Affordable Housing Incentives: Density Bonus).
A. Mixed-Income Unit Requirement. No less than five percent (5%) of all proposed units for a residential development project to which this Chapter applies shall be Mixed- Income Units. The minimum five percent (5%) total shall be achieved using the following allowable ranges of affordability:
1. Rental residential development projects:
i. At least fifty percent (50%) of the required Mixed-Income Units shall be affordable to very low-income households, and the balance of the required Mixed-Income Units shall be affordable to low-income households. For purposes of this provision, the minimum fifty percent (50%) affordable to very low-income households shall be calculated as no less than one (1) very-low income unit for every one (1) low-income unit.
2. For-sale residential development projects:
i. One hundred percent (100%) of the required Mixed-Income Units shall be affordable to low-income households.
B. Fractional units. Notwithstanding any other provision of law or this Chapter, when the application of the percentage specified in Section 9.27.040, subdivision (A) results in a number that includes a fraction, the fraction shall be rounded to the nearest whole number to determine the Mixed-Income Unit requirement for the project.
Examples: For-sale residential development project proposing 11 market rate units (x.05) = 0.55 (rounded to the nearest whole number) = 1 Mixed-Income Unit.
For-sale residential development project proposing 29 market rate units (x.05) = 1.45 (rounded to the nearest whole number) = 1 Mixed-Income Unit.
Rental residential development project proposing 40 market rate units (x.05) = 2 Mixed-Income Units = 1 unit affordable to very low-income households and 1 unit affordable to low-income households.
8 Rental residential development project proposing 24 market rate units (x.05) =
1.2 (rounded to the nearest whole number) = 1 Mixed-Income Unit = 1 unit affordable to low-income households.
C. Density Bonus. Any Mixed-Income Units provided on site in compliance with this Chapter may be used to qualify for a density bonus in accordance with the provisions of Chapter 9.26 of this Title (Affordable Housing Incentives: Density Bonus).
D. Affordable Housing Agreement. The applicant for a residential development project subject to this Chapter shall execute a written agreement with the City at the time the project is approved, indicating the number, type, location, approximate size, and construction schedule of all dwelling units for the project as required to determine the project’s compliance with this Chapter, and duly execute any applicable affordability restriction to be recorded and run with the land for the required Mixed-Income Units.
E. Construction Timing. All Mixed-Income Units constructed on the project site, or constructed off-site as authorized by Section 9.27.050, subdivision (C), shall be completed no later than the completion of all market rate units for the applicable residential development project. For phased developments, Mixed-Income Units shall be completed in reasonably approximate proportion to the number of market rate units completed in each phase. The City may approve guidelines to assist in implementing this Chapter.
Section 9.27.050 – In-Lieu Fees and Alternatives for Compliance
Notwithstanding any provision in this Chapter addressing constructing Mixed-Income Units on the project site as provided in Section 9.27.040, any applicant of a residential development project subject to this Chapter may fulfill the requirements of this Chapter by any of the following alternatives, rather than constructing Mixed-Income Units on the project site:
A. In-Lieu Fee. Payment of an in-lieu fee as provided herein. The fee amount shall be $2.80 per square foot of residential floor area for each market rate unit. The in-lieu fee shall be calculated based on the net livable residential floor area (in square feet) of all market rate units for the applicable residential development project.
Example: In-Lieu Fee = [Net livable residential floor area of the market rate units] x [$2.80/sq.ft.])
1. Payment of In-Lieu Fee. Such in-lieu fee for an applicable project shall be paid no later than upon issuance of a building permit for each market rate units in the residential development project but may be deferred to occupancy as approved by the Director.
2. The City Council may, by resolution, adjust the in-lieu fee rate by any reasonable means, including, without limitation, for inflation in accordance with Municipal Code Section 3.10.02, as necessary to reflect changes in land costs,
9 construction costs, and needed subsidy levels — provided that the revised fee continues to reasonably approximate the City’s estimated per-square-foot cost of providing Gap Financing.
B. Land Dedication/Conveyance. Land sufficient for constructing the required number of Mixed-Income Units for a residential development project may be dedicated or conveyed to the City, as provided herein, in lieu of constructing Mixed-Income Units.
The City shall evaluate any proposed land based on the following criteria and any guidelines approved as provided in Section 9.27.100:
1. The fair market value of the land proposed to be dedicated/conveyed shall be of equal or greater value than the estimated amount of the in-lieu fees that would otherwise be required under this section. A recent appraisal of the land shall be submitted as prepared by an MAI appraiser approved by the City.
Costs associated with the appraisal, title insurance, property transfer, document recordation and related costs shall be borne by the applicant.
2. The Director shall review the proposed land to be dedicated/conveyed to determine if the land is economically feasible to develop or be used to facilitate development of Mixed-Income Units. The Director’s review and determination may include, without limitation, determining whether adequate infrastructure exists to serve the site, whether the site is a sufficient size, physically suitable, and includes an appropriate General Plan land use designation and zoning to accommodate or facilitate the development of the required number of Mixed- Income Units. The Director shall also determine that development of the land would not be significantly restricted by environmental constraints, hazardous materials, public service constraints, or public health and safety concerns before the City accepts the dedication or conveyance. The City Manager or designee shall make the final determination as to whether the City will accept any land proposed to fulfill the requirements of this Chapter.
3. Unless otherwise approved by the City Manager, the applicant must complete the dedication/conveyance of the land to the City within ninety (90) days of the City’s final determination that the land proposed for dedication/conveyance is acceptable to fulfill the requirements of this Chapter.
Example: Residential development project proposing 100 market rate units (x.05) = 5 Mixed-Income Units. Applicant may propose land suitable to develop or facilitate development of the 5 Mixed-Income Units.
C. Off-Site Construction of Mixed-Income Units. Any applicant may build Mixed-Income Units not located within the residential development project or physically contiguous to the market rate units of the applicable residential development project, provided they are built in the city limits and equal to or more than the number of Mixed-Income Units required under Section 9.27.040 of this Chapter. Off-site construction of Mixed- Income Units shall be subject to appropriate application by the applicant and approval by the City.
10 D. Acquisition and Rehabilitation of Existing Dwelling Units. Any applicant may fulfill the requirements of this Chapter for any applicable residential development project by acquiring and rehabilitating existing market rate units elsewhere in the City to become Mixed-Income Units. Acquisition and rehabilitation of existing units in-lieu of constructing Mixed-Income Units shall be allowed only if the applicant’s rehabilitation plan is approved by the City Manager or designee, and only if the rehabilitated units meet each of the standards provided in Section 9.27.060 below.
E. Discretion. An applicant may propose an alternative not specifically addressed above to fulfill the requirements of this Chapter. The City Manager or designee may approve, conditionally approve, or reject any alternative proposed by the applicant.
The City Manager’s determination shall be final, subject to appeal to the City Council.
Section 9.27.060 – Mixed-Income Unit Standards
The following standards shall apply to Mixed-Income Units constructed to fulfill the requirements of this Chapter, whether constructed on the residential development project site or elsewhere within the City.
A. Recipient Requirements. All Mixed-Income Units shall be sold or rented to low- income, or very low-income households.
1. Qualified buyers of for-sale Mixed-Income Units shall enter into an affordable housing agreement with the City and execute appropriate implementation documents as required by the City.
2. Renters shall be subject to the applicant’s affordable housing agreement and must be selected by means of an open and public process.
B. Unit Type and Physical Quality. The unit type(s) of the Mixed-Income Units constructed to fulfill the requirements of this Chapter shall comply with the following:
1. Except as otherwise provided in Section 9.27.050, subdivision (C), Mixed- Income Units constructed on the same site as the applicable residential development project subject to this Chapter shall be reasonably dispersed throughout the project to prevent a concentration of Mixed-Income Units.
2. Detached single-family affordable dwelling units constructed to fulfill the Mixed-Income Unit requirements of this Chapter shall comply with comparable design requirements as market-rate units in the same residential development project as approved by the City in accordance with any applicable guidelines approved as provided in Section 9.27.100.
11 Section 9.27.070 – Development Project Approval
A. From and after the effective date of this Chapter, a residential development application will not be deemed complete until the applicant has provided the City with an Affordable Housing Plan that demonstrates the manner in which the applicant proposes to fulfill the requirements of this Chapter, if applicable, including, without limitation, any plans indicating the location of on-site/off-site Mixed-Income Units, land dedication, or intent to pay in-lieu fees, or some other alternative as authorized by Section 9.27.050, subdivision (E).
B. Fulfillment of the requirements of this Chapter shall be a condition of approval for any residential development project subject to this Chapter. Condition(s) for fulfilling the requirements of this Chapter shall be imposed by the City on the first approval of an entitlement for an applicable residential development project.
The imposition of any condition(s) on the first approval of an entitlement does not preclude the appropriate authority from imposing such other conditions as may be required by this Chapter when acting on a subsequent application for a subsequent approval for all or part of the same residential development project to which this Chapter applies.
C. Any determination made by the approval authority to implement this Chapter in connection with granting a first approval of an entitlement for an applicable project may be appealed in accordance with the provisions of Chapter 9.90 of this Code.
Section 9.27.080 – Occupancy and Continuing Availability of Mixed-Income Units
A. Ongoing Affordability of For-Sale Mixed-Income Units. In order to maintain the availability of for-sale Mixed-Income Units constructed pursuant to this Chapter, the following requirements apply to such Mixed-Income Units, which shall remain affordable for forty-five (45) years, and shall be documented in an affordable housing agreement and affordability restriction(s) as described in section 9.27.040, subdivision (D) and recorded against the property upon which the Mixed-Income Unit is constructed:
1. The monthly housing costs (including principal, interest, taxes, insurance, and any mandatory association dues) of a for-sale Mixed-Income Unit shall not exceed thirty percent (30%) of the State maximum household income adjusted for household size appropriate for the unit.
2. The qualified buyer shall occupy the Mixed-Income Unit as the buyer's principal place of residence.
3. The qualified buyer shall not lease or rent the Mixed-Income Unit, or any portion of the Mixed-Income Unit, to another party, including listing the Mixed- Income Unit as a short-term rental. Any such lease or rental of the Mixed- Income Unit or a portion of the Mixed-Income Unit, or any use other than as
12 the buyer’s principal place of residence shall constitute a default under the requirements of this Chapter and the affordable housing agreement between the City and the qualified buyer.
B. Ongoing Affordability of Rental Mixed-Income Units. In order to maintain the availability of rental Mixed-Income Units constructed pursuant to this Chapter, such rental Mixed-Income Units shall remain affordable for fifty-five (55) years, as documented in an affordable housing agreement as described in Section 9.27.040, subdivision (D) and recorded against the property upon which the Mixed-Income Unit is constructed.
Section 9.27.090 – Collection and Use of In-Lieu Fees
Any in-lieu fees received by the City pursuant to this Chapter shall be deposited into the City’s Housing Trust Fund, to be used for authorized purposes and expenditures.
Section 9.27.100 – Implementation, Monitoring, and Enforcement
A. Establishment of Guidelines. The City Council may approve Mixed-Income Zoning guidelines to assist in the implementation of this Chapter.
B. Establishment of Administrative Fees. The City Council, by resolution, may establish fees to recover the costs to the City for ongoing administration and monitoring of Mixed-Income Units in the City, which fees may be adjusted by City Council resolution.
C. Enforcement. The City may pursue and undertake enforcement action as authorized under this Code and/or any other action authorized by law or by any regulatory document, restriction, or agreement executed under this Chapter.
D. Project Approval Restrictions. No permit, license, map, or other approval or entitlement for a residential development project to which this Chapter applies shall be issued, including without limitation a final inspection or certificate of occupancy, until all applicable requirements of this Chapter have been satisfied.
E. Annual Monitoring.
1. Homeowners may receive an annual monitoring notice from the City to confirm the owner occupancy requirement and prohibition of renting the dwelling unit.
For rental units, an annual monitoring notice from the City may be sent to any management company of rental units to confirm residents are eligible to reside in the Mixed-Income Units.
2. The City shall prepare and present at a regular City Council meeting an annual report on the status of this Mixed-Income Zoning Ordinance, including how many market-rate residential development projects are subject to this Chapter,
13 how each of the projects has satisfied the requirements of this Chapter, and a record of funds deposited in the City’s Housing Trust Fund.
Report to the City Council
To: City Council
From: Administration
Date: April 20, 2026
Staff: Andrew Haussler, City Manager
Subject: Provide Direction – Peg Bos Plaza Honoree Additions Policy.
Recommendation: Provide Direction
Attachments:
1. Peg Bos Plaza Honorees ATT 1 Image of Plaza Wall
2. Peg Bos Plaza Honorees ATT 2 Proposed Policy
Recommendation:
That the City Council provides direction on the process for adding honorees to Peg Bos Plaza.
Executive Summary:
Peg Bos Plaza, approved by City Council on November 12, 2024, honors former Mayor Peg Bos—the first female Mayor of Clovis and a longtime civic leader dedicated to preserving the City’s heritage.
The completed plaza includes space for future honorees who reflect her community spirit. Following Council direction on January 12, 2026, staff developed options to add and recognize additional individuals annually, either through a limited set of plaques or an expanded approach. Two selection processes are proposed: a Council-based nomination or a citizen-staff committee, with honorees to be celebrated each year near Clovis Founders Day.
Background:
On November 12, 2024, City Council approved the construction and naming of a plaza at the northwest corner of Third Street and Sunnyside Avenue. The Plaza, now complete, is named after former Mayor Peg Bos.
November 12, 2024, staff report Quote:
“Ms. Bos is a trailblazer as the first female Mayor of Clovis, Planning Commissioner, and City Council Member. She was the force behind rejuvenating the Clovis Big Dry Creek Historical Society and Museum – volunteering for more than two decades after her retirement from Grundfos Pumps and from her City Council work. The Peg Bos Plaza project is the City’s newest monument to our Clovis heritage, highlighting this remarkable woman and civic leader. Peg Bos' story is told in the plaza. And, as time goes on, Bos Plaza will be a place where we can recognize other leaders with her same spirit that have helped build our city in ways large and small.”
The original plan for the Peg Bos Plaza included space for 8 additional plaques on the wall (see Attachment 1) to honor individuals that also have "trailblazed" to serve the community of Clovis and hold up the heritage Clovis is built on.
On January 12, 2026, Council directed staff to return with proposals on how to add additional individuals to the Peg Bos Plaza. Staff has developed options for Council to consider and an option to expand the number of honorees if desired.
Number of Honorees
Original Plan – Approximately 8 Honorees:
The original plan for the Peg Bos Plaza included space for 8 additional plaques on the surrounding wall (see Attachment 1). If chosen, it is recommended that up to two nominees be added annually until the spots are full.
Expansion of Honorees – More than 20 Honorees:
The number of honorees can be expanded by engraving a brick on the seat wall with their name or added to a plaque, allowing for a significant number of honorees over time. If chosen, it is recommended that up to two nominees be added annually.
Honoree Selection Option 1: Council Nomination Process
The City Manager would seek nominations from the community. The Mayor would review the nominations and would provide a recommendation to Council for consideration. Council would consider the Mayor’s recommendation. The goal would be to hold an event annually on/near Clovis Founders Day (February 27th) to unveil the honorees. It is recommended that two nominees be added annually until the spots are full.
Honoree Selection Option 2: Committee Nomination Process A committee with citizens and staff would be established by the City Manager to seek nominations, review, and provide two names to Council on an annual basis as a recommendation. Council would consider the recommendation. The goal would be to hold an event annually on/near Clovis Founders Day (February 27th) to unveil the honorees.
A proposed policy has been attached (Attachment 2) for Council to consider and can be adjusted to meet Council’s goals.
Fiscal Impact:
If directed by Council, adequate resources will be budgeted in the City Council Budget for plaques/engraving and unveiling events.
Reason for Recommendation:
On January 12, 2026, Council directed staff to return with proposals on how to add additional individuals to the Peg Bos Plaza.
Actions Following Approval:
Staff will implement the direction from Council.
Conflict of Interest:
None.
Attachment 1
Attachment 2
Peg Bos Plaza Honoree Policy
Purpose
The purpose of this policy is to establish the process for selecting and recognizing honorees at Peg Bos Plaza by engraving the honorees in a brick at Peg Bos Plaza.
Policy
It is the policy of the City of Clovis to ensure that individuals or groups recognized at Peg Bos Plaza reflect the City’s history and represent Clovis “trailblazers” whose service, achievements, or contributions to Clovis have brought distinction to or made a lasting impact on the community.
Authority
The City Council retains the sole and absolute discretion and authority for approving honorees to be recognized at Peg Bos Plaza.
Committee Formation
The City Manager shall form a committee consisting of at least two (2) City residents (such as a representative of the Historical Society) and two (2) City staff members. The City Manager shall select a chairperson to lead the committee.
Committee Responsibilities
The committee shall be responsible for soliciting nominations, reviewing submissions, and creating or updating a list of recommended honorees to the City Council by September 30th annually.
Nomination Review and Selection
The committee chairperson shall prepare a written report summarizing the nominations received and a committee-ranked and recommended nominees list. The City Manager shall forward the report and any additional comments to the City Council. The City Council may select up to two (2) honoree names per year by October 30th annually.
Recognition Event
Upon City Council approval, any honoree(s) shall be recognized annually at an event held in honor of Clovis Founders Day (on or around February 27th).
Criteria
Honorees at Peg Bos Plaza shall meet the following criteria:
• Recognize a local citizen, group, or other individual who has provided leadership, service, or contributions to the City of Clovis; or whose accomplishments have brought distinction and honor to the community as a “trailblazer” for others. • Honorees who have served as City officials or employees shall be eligible for recognition only after separating from City service.