Clovis Planning & Zoning Commission Regular Meeting - August 12, 2026
Clovis Planning & Zoning Commission Regular Meeting - August 12, 2026
The Planning & Zoning Commission met on Wednesday, August 12, 2026, at 3:00 PM in the North Annex. The meeting addressed two new business items: an appeal for a conditional use for an upholstery shop at 1208 East 4th Street and an amendment to the Unified Development Ordinance (UDO) to comply with Senate Bill 96 regarding childcare. Both items were decided with unanimous votes.
Consent Calendar
- Approval of Agenda: Motion by Commissioner London, second by Commissioner Garza, passed unanimously.
- Approval of Minutes (June 10, 2026): Motion by Commissioner Garza, second by Commissioner Moore, passed unanimously.
Public Comments & Testimony
- Neighbor of 1208 East 4th Street (name not specified, address 05 Hakery): Expressed support for the applicant’s upholstery shop, noting the neighborhood is quiet and he had “only real problem” was noise, which the applicant promised to minimize. He also asked how a potential rezoning of the block would affect his own residential property. Staff explained that his residential use would be allowed to continue but any new construction would have to meet residential multifamily standards.
Discussion Items
- Request for Appeal of Staff Interpretation of UDO and Approval of Conditional Use for Upholstery Shop at 1208 East 4th Street: Michael Perkins, Zoning Administrator, presented the application. He noted that because the property lacks a principal residential structure (the original house was demolished two or more years ago), a home occupation conditional use is not allowed under the UDO. The accessory structure is on a residential lot (RS-7 zone) and allowing the use would constitute spot zoning. Applicant Jairo Santiago testified that he intends to keep the shop clean and quiet, and that he signed a six-month lease with four months remaining. Commissioners expressed sympathy but concluded the application does not meet the UDO requirement of a principal use. Mr. Perkins mentioned a possible rezoning of the block, but the commission noted a variance is explicitly prohibited for accessory uses without a principal structure. The neighbor added that the shop had previously been used as a mechanic shop, though not officially.
- Request for Approval to Amend the Unified Development Ordinance in Response to Senate Bill 96 and Related to Childcare: City Attorney Jared Morris presented the proposed amendments. Senate Bill 96, effective July 1, 2026, restricts local regulation of childcare centers. Key changes to the UDO include: increasing the definition of “family child care home” to up to 12 children (previously up to 6) and making it permitted in all zones except industrial; creating a new definition for state-licensed daycare (more than 12 children) and allowing it in RM (residential multifamily), CG (commercial general), and CBD (central business district) zones, while still prohibiting it in RS-7 and RS-170 zones. The amendments also remove any local license, registration, or fee requirements for childcare providers, to be addressed by the City Commission separately.
Key Outcomes
- Upholstery Shop Conditional Use Appeal: Motion by Commissioner Moore (amended from “motion to deny” to “motion to approve staff interpretation that the use is not applicable”), second by Commissioner Martin. The motion passed with all commissioners in favor, none opposed. The applicant was advised to seek a commercial property or consider rezoning, with staff offering assistance.
- UDO Amendment for Childcare (Senate Bill 96): Motion by Commissioner Martin, second by Commissioner Moore. The motion passed unanimously. The amendments will be forwarded to the City Commission for final adoption.
- Next Meeting: Scheduled for 3:00 PM, Wednesday, September 9, 2026.
Meeting Transcript
Ms. Burroughs, could you please do uh roll call? Sunny, thank you. Um Commissioner Sol. Mayor Pro Tem Garza? Here. Commissioner Moore? Here. Commissioner Klein? Here. Commissioner Gekke. Commissioner London. Here. Commissioner Martin. You have a quorum. Thank you. Next order business approval of agenda. Has everybody had a chance to look at it? Any additions, changes? If not, I'll entertain a motion to approve it. Some second. Motion by Commissioner London, second by Commissioner Garza. All in favor? Aye. Aye. All opposed. Motion passes. Approval of minutes from June 10th, 2026. Does anybody have any changes? Motion to approve by Commissioner Garza, second by Commissioner Moore. All those in favor? Aye. Aye. Post. New business. Requests for appeal of staff interpretation of UDO and approval of conditional use of 1208 East 4th Street is an upholstery shop. Ms. Perkins. Mayor Pro Tem Commissioners, thanks for uh having us today. Uh on this particular application, normally uh it'd be coming to you just as a conditional use, uh type two type uh home occupation. However, in this case, there's no principal structure, living structure there, residence. Uh it's just the uh accessory structure in the back. The owner of the lot uh demoed the principal structure two or more years ago. And so by it if we allow a uh the conditional use, it essentially turns it into almost like spot zoning into a commercial use for that lot in the middle of the residential area. Uh I've I've included the ordinance of the use regulation, it kind of talks about all the previous. Um yeah, I I could see this going either way. Uh when I talked to the applicant originally, I I told him I didn't think it it it would I told him it wouldn't go. Sorry. I told him that I didn't uh agree with a type two use, but we would bring it here for you guys to make that final determination. Um he said he wanted to send it, so that's why I brought it to you guys.
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