Thinking about refreshing a storefront or adding space in Old Town Clovis? The rules here are different for a reason. The City protects the downtown character that makes Old Town walkable and memorable, so your design needs to match that look and feel. This guide shows you how the objective standards work, what reviewers expect, and the steps that keep your project moving. Let’s dive in.
Why Old Town has design rules
Old Town Clovis has a distinct historic, pedestrian-friendly character the City wants to preserve and strengthen. The design rules help keep storefronts active, retain classic details, and maintain a cohesive street experience. When you plan updates with these goals in mind, you shorten review time and protect the value of your property and the district.
Objective vs. discretionary review
Objective design standards are specific and measurable. If your plans meet these standards, staff can usually approve them administratively. Discretionary guidelines are more qualitative. If you depart from them, your project may need Planning Commission review, which takes longer and can require public noticing.
Plan your façade updates
Focus first on the ground-floor storefront. Reviewers look for a continuous rhythm along the street with generous display windows, transom windows, and a recessed entry or defined threshold. Keep or reinstate traditional elements and align doors and windows so they read as part of the historic pattern. Include scaled elevations and current-condition photos so staff can verify alignment and proportions.
Materials that fit Old Town
Use durable, pedestrian-scale materials. Brick, stone, painted stucco in the right context, and wood trim typically fit the downtown character. Avoid industrial-feeling metal panels on primary façades and heavy reflective glass. Submit material samples, finish specifications, and color chips with your package so staff can confirm compatibility.
Rooflines and upper floors
The roofline sets the silhouette of the block. Additions should respect parapet heights, cornice lines, and visible roof pitches. If you propose rooftop or upper-level additions, step them back or screen them so they are not visible from public streets. Include roof elevations and visibility studies from sidewalks to show compliance.
Awnings and canopies
Awnings help with shade and signal entries when they fit the storefront bay. Size and place them so they do not cover transoms or decorative cornices. Traditional canvas or fabric often works best. If you add graphics, keep signs on the valance or awning face as allowed. Provide scaled elevations and cut sheets for frames and fabric.
Signs that get approved
Signs are a common source of delays. The City limits total sign area per tenant, along with height and projection into the right of way. Pedestrian-scaled wall signs and projecting blade signs that sit within a defined sign band usually perform well. Lighting must be non-glare and shielded, and flashing or animated signs are restricted. Plan on a separate sign permit and an electrical permit if the sign is illuminated.
Lighting that meets code
Exterior lighting should make the sidewalk feel safe without causing glare. Downward-shielded fixtures, reasonable mounting heights, and no uncontrolled uplighting are typical requirements. Energy-efficient fixtures are expected. Include fixture cut sheets, mounting heights, and photometric data if requested.
Hide equipment and utilities
Keep rooftop units, vents, meters, and dumpsters out of public view. Screen rooftop equipment with materials that match the building or set it back so it cannot be seen from the sidewalk. For ground equipment, use low walls or landscaping. Show equipment locations, screening details, and elevations in your submittal.
Street frontage and parking
Old Town design favors the pedestrian realm. New parking should sit to the side or rear when possible and be screened with low walls or landscaping. Plan for street trees, tree wells, and planters where required for larger projects. Include a site plan that shows the parking layout, landscape, and an irrigation approach.
Accessibility and code checks
Any remodel or tenant improvement needs to address accessibility, life safety, and energy code. Expect to upgrade entries, door clearances, restrooms, and paths of travel when you alter primary public spaces. Coordinate early with the Building Division to understand how the California Building Code and Energy Code apply to your scope.
Your permit roadmap
- Planning and design review: If your plans meet objective standards, staff can typically approve them at the counter or through a staff-level review. Departures or historic resources can trigger a public hearing.
- Sign permits: Required for new or modified signs. Illuminated signs need electrical permits.
- Building permits and plan check: Structural, accessibility, fire, and energy compliance are reviewed by the Building Division. Tenant improvements often require full plan check.
- Historic properties: If your building is designated historic or within a historic district, additional review and the Secretary of the Interior’s Standards may apply.
Build a complete submittal
Include a short project narrative that maps how your design meets each objective standard. Provide a current site plan, all street-facing elevations, floor plans for interior work, and photos of existing conditions and adjacent buildings. Add material samples, color chips, and cut sheets for lighting, awnings, and signs. If you alter structural elements, include engineering. For signs, calculate total sign area, show exact placement, lighting type, and attachment details.
Avoid these common pitfalls
- Incomplete submittals: Missing elevations, materials, photos, or sign calculations cause stops. Use a checklist and label drawings clearly.
- Oversized or misplaced signs: Confirm allowed area and projection. Favor pedestrian-scaled blades and wall signs in the sign band.
- Covering historic details: Keep cornices, transoms, and lintels. If you propose changes, justify them and show how you will mitigate impacts.
- Visible equipment: Plan screening and include sight-line diagrams for rooftop units.
- Color surprises: Submit color chips and show the relationship to neighboring façades.
- Skipping accessibility: If you remodel public areas, plan for thresholds, routes, and restroom upgrades.
Quick owner checklist
- Schedule a pre-application meeting with Clovis Planning.
- Confirm if your property is designated historic or in a historic district.
- Determine if your project can meet objective standards or needs discretionary review.
- Assemble a complete package: site plan, elevations, floor plans, materials, color chips, photos, sign calculations, equipment locations.
- Verify ADA and California code triggers for your scope.
- Prepare separate sign and electrical permits for illuminated signage.
- Submit applications with fees and be ready to respond to plan check comments.
- If unsure, hire a local architect or sign professional familiar with Old Town standards.
Local offices to contact
- City of Clovis Planning Division for design review, sign permits, submittal requirements, and fees.
- City of Clovis Building Division for plan check, building permits, structural questions, life safety, and energy code.
- Historic preservation staff or an Old Town advisory board if your building is a designated resource.
Bringing it all together
When your plans honor Old Town’s storefront rhythm, materials, and scale, you make review easier and protect the character that draws customers. Start early with Planning and Building, build a complete package, and treat signage, lighting, and equipment screening as core design elements, not afterthoughts.
If you are balancing a remodel with leasing, a sale, or a long-term hold strategy, let’s talk through timing and market impact. For friendly, locally informed guidance on property decisions in the greater Fresno-Clovis-to-foothills corridor, reach out to Unknown Company to schedule a free consultation.
FAQs
What are Old Town Clovis objective standards?
- They are measurable design rules for things like storefront glazing, sign size, and equipment screening that staff can approve without a public hearing when you comply.
Do I need a sign permit for a new storefront sign?
- Yes. Most new or modified signs need a sign permit, and illuminated signs also require an electrical permit.
How should I handle rooftop HVAC units in Old Town?
- Place and screen them so they are not visible from public streets, and include elevations and sight-line diagrams in your submittal.
Are there preferred materials for Old Town façades?
- Durable, pedestrian-scale materials like brick, stone, appropriate painted stucco, and wood trim are generally preferred, while industrial panels and reflective glass are discouraged on primary façades.
When does a project require discretionary review in Old Town?
- If you cannot meet objective standards or your building is a designated historic resource, the project may go to the Planning Commission for a longer, discretionary review.
Do remodels trigger accessibility upgrades in California?
- Often yes. If you alter primary public areas, expect to address entries, routes, door clearances, and restrooms in line with California accessibility requirements.
