Public Meetings - Greenville, North Carolina

The Greenville Planning and Zoning Commission held a virtual meeting on January 19, 2021, at 6:00 PM via Zoom. The meeting included presentations and public comments on five agenda items: approval of minutes, a preliminary plat for the Millennial Warehouse property, a text amendment to define and regulate fences, a rezoning request for 5.747 acres at Manning Forest Drive, and a preliminary plat for the Kadie Farms duplex development. No final votes were taken; the commission recessed to Thursday, January 21, 2021, at 6:00 PM for debate and voting. Consent Calendar - Approval of Minutes: The minutes from December 15 and December 17, 2020, were approved unanimously by voice vote. Public Comments & Testimony - Item 2 – Millennial Warehouse Preliminary Plat: Three speakers expressed support: Merrill Flood (East Carolina University), Tim Elliott (development partner), and Michelle Clements (technical consultant). No opposition was voiced. - Item 3 – Fence Text Amendment: No public speakers signed up either for or against the amendment. - Item 4 – Rezoning to R6 (Manning Forest Drive): One speaker, Brian Fagundis (representing the applicant), spoke in favor, stating the request aligns with the comprehensive plan. Multiple residents submitted letters opposing the rezoning, citing concerns about increased traffic, noise, safety, loss of privacy, decreased property values, and environmental impact. Letters were read into the record from Holly and Matthew Aiken, Chip and Sheila Pearsall, Robert Lawrence, a Brookhollow resident, Sharon and Timothy Gooch, Leslie Cobb, and Christopher J. Cordina. The commission acknowledged the full content of all letters. - Item 5 – Kadie Farms Preliminary Plat: One speaker, Ken Malpus, spoke in favor and offered to answer questions. No opposition was voiced. Discussion Items - Item 2 – Millennial Warehouse Preliminary Plat: Staff presented a request by the State of North Carolina to subdivide 9.04 acres into 7 lots near West 10th Street and the CSX Railroad. The property is zoned Mixed Use Institutional. The subdivision review committee found the plat met all technical requirements; staff recommended approval. - Item 3 – Text Amendment for Fences: Staff presented a refined proposal to amend Title 9, Chapter 4 of the City Code to create a definition and standards for residential and non-residential fences. Key provisions include height limits (6 ft front/8 ft side-rear for residential; 8 ft front/10 ft side-rear for non-residential), permissible materials, prohibition of barbed wire in residential areas (except agricultural), a requirement that gates not open into public rights-of-way, and a zoning compliance permit. The amendment is intended to address nuisances and provide clarity for code enforcement. Commissioner Jordan expressed concern about the city regulating fence heights and materials, noting that fences have been built for decades without such rules. Staff explained the amendment was initiated by code enforcement to better handle creative or unsafe fencing. - Item 4 – Rezoning to R6 (4 Life Properties, LLC): Staff presented a request to rezone 5.747 acres at the terminus of Manning Forest Drive from RA20 (Residential-Agricultural) to R6 (High Density Residential). The site is currently vacant. Under RA20, the site could accommodate about 12 single-family homes; under R6, up to 65 multifamily units could be built. The property is in the Greensmill Run watershed (25-year detention required). The future land use map recommends traditional neighborhood and medium/high density, and staff found the request in compliance with the Horizons plan. The applicant’s representative noted that no development plan is attached; the rezoning is a land-use request. Residents’ letters raised concerns about traffic on Dickinson Avenue and Williams Road, safety, property values, and loss of natural buffer. Commissioner Jordan asked about the capacity difference between the two zonings. - Item 5 – Kadie Farms Preliminary Plat: Staff presented a preliminary plat for 52 duplex lots (104 units) on 23.2863 acres along SW Greenville Boulevard, adjacent to People’s Baptist Church. The property is zoned R6ARU (allowing only single-family and duplex). The plat sets out the street network. The rezoning for this development was previously approved by City Council. Staff recommended approval. Key Outcomes - No final votes were taken on any agenda item. The commission unanimously voted to recess until Thursday, January 21, 2021, at 6:00 PM, at which time debate and voting on all five items will occur. - The public was invited to submit additional comments via email to city staff before the recessed meeting.

Note: The meeting transcript states the meeting occurred on December 17, 2020; however, the provided metadata specifies December 21, 2020. This summary uses the metadata date but notes the discrepancy. The meeting was conducted via remote electronic platform due to the state of emergency. Chair Michael Glenn opened the meeting, reminding attendees that the Board of Adjustment is a quasi-judicial body. All members were present and voting. The board approved the prior month's minutes unanimously. Consent Calendar - The prior month's minutes were approved unanimously (7-0). Public Comments & Testimony - No members of the public signed up to testify for any agenda item. Discussion Items - Special Use Permit Request (Michael Shreves & Michael B. Robertson) – The applicant requested a special use permit to operate a retail gun shop (not a pawn shop) at 3740 Charles Boulevard (tax parcel 37190). City Planner Elizabeth Blunt presented the staff report, noting the property is 0.89 acres, zoned CH (heavy commercial), and consistent with the Horizons plan. Staff recommended two conditions: (1) the establishment shall not become a pawn shop without a separate application, and (2) compliance with all local, state, and federal laws regarding gun sales and storage. - Applicant Michael Shreves testified that the business would operate as a special-order, delivery-and-transfer model, not a display retail store. It would involve handguns and long guns primarily for customers who complete concealed carry training. The property already has security (large safe, cage, electronic monitoring). He stated he has no intention of turning it into a pawn shop. Board members asked clarifying questions about the types of firearms (handguns and long guns), whether training would occur on site (no), and one board member began to ask about traffic accidents at the intersection of Fire Tower and Charles Boulevard, but the transcript was cut off before a response or further discussion. Key Outcomes - No decision or vote was recorded in the transcript; the hearing was still in progress at the time the transcript ended. No motions were made on the special use permit. The board did not reach a conclusion or take action on the request. Discrepancy Note - The provided transcript states the meeting was the "December 17th meeting," while the metadata supplied for this summary indicates the meeting date as December 21, 2020. The summary uses the metadata date but acknowledges the inconsistency.

The Greenville Planning and Zoning Commission resumed its meeting from December 15, 2020, on December 17, 2020, starting at 11:15 AM. The meeting included a roll call, invocation, and discussion and votes on two agenda items: a rezoning request and a text amendment to the zoning ordinance. Discussion Items - Item 3 – Rezoning Request by PB Builders, LLC: The commission considered a request to rezone 15.072 acres on the eastern side of Dickinson Avenue, south of Spring Forest Road, from RA20 to R6. Staff noted that no public emails were received. Commissioner Pat Maxwell raised concerns about traffic access, noting the property's limited frontage on Dickinson Avenue. The city traffic engineer, Rick De Caesar, explained that access would be determined during the site plan review and could involve cross-access to adjoining parcels. Commissioner Maxwell also expressed concerns about flooding and stormwater runoff into Green Mill Run. Staff responded that the watershed master plan identifies flood mitigation projects downstream and that wetlands impacts would be examined during future site plan review. - Item 4 – Zoning Ordinance Text Amendments: The commission considered six minor changes to Title Nine, Chapter 4 of the City Code, including a proposal to reduce the minimum display time for electronic message signs from 60 minutes to 60 seconds. Commissioner Billy Parker asked whether the city would consider a 30-second interval, citing a nearby sign in Winterville that flips every eight seconds. Staff responded that the one-minute recommendation is reasonable and consistent with statewide practices, and that a shorter interval could become a nuisance without broader community input. Commissioner Parker then asked if the sign change (sub-item 5) could be severed from the rest; the chair noted the item must be voted up or down as a whole or continued, but Parker agreed to move forward with the entire package. Key Outcomes - Item 3 – Rezoning (PB Builders, LLC): Approved unanimously (7-0) following a motion by Commissioner John Collins and a second by Commissioner Chris West. The commission recommended approval of the rezoning as consistent with the comprehensive plan. - Item 4 – Zoning Ordinance Text Amendments: Approved unanimously (7-0) following a motion by Commissioner John Collins and a second by Commissioner Kevin Faison. The commission recommended approval of all six sub-items as presented in the staff report. - The meeting adjourned unanimously after a motion by Commissioner Chris West and a second by Commissioner Billy Parker.

The Greenville Planning and Zoning Commission met on December 15, 2020, at 6:00 PM. The meeting included opening remarks, an invocation, roll call, and unanimous approval of the minutes from November 17 and 19, 2020. The commission then addressed two old business and two new business items. The first old business item (residential fence definition) was continued to the January 19, 2021 meeting. The second old business item (rezoning of 15.072 acres by P.B. Builders, LLC) and the first new business item (miscellaneous minor zoning ordinance amendments) were recessed for further discussion and a vote scheduled for December 17, 2020 at 6:00 PM. No public comment was received on the text amendments; only the applicant spoke on the rezoning. Consent Calendar - Approval of Minutes: The commission unanimously approved the minutes from the meetings of November 17 and November 19, 2020. (Motion by Mr. West, second by Mr. Parker, vote: 8-0). Public Comments & Testimony - Rezoning (Item 3): Mr. Mike Baldwin, representing applicant P.B. Builders, LLC, spoke in support of the rezoning request. He stated the proposal is in compliance with the Horizons 2026 plan and the future land use map, and noted that Dickinson Avenue has capacity for added traffic. No other public comments were made for any agenda item. Discussion Items - Old Business - Text Amendment (Residential Fences): Staff requested a continuance of this item (to amend Title 9, Chapter 4 to create a definition and standards for residential fences) to the January 19, 2021 meeting, citing a need for further clarification of language. Commissioner Rejoiner asked to receive the November presentation materials to prepare. The commission unanimously voted to continue the item to January 19, 2021 (motion by Mr. Thomas, second by Mr. West, vote: 9-0 after a subsequent roll call confirmed nine members present). - New Business - Rezoning (P.B. Builders, LLC): Staff presented a request to rezone 15.072 acres on Dickinson Avenue from RA20 (Residential-Agricultural) to R6 (High Density Residential). The property is partially in a flood hazard area; current zoning allows 30 single-family homes, while R6 would allow 168–180 multifamily units. Staff noted compatibility with the Horizons 2026 future land use map and recommended approval. The commission received public comment from the applicant and then recessed the matter to December 17, 2020 for further deliberation and a vote. - New Business - Text Amendment (Miscellaneous Minor Changes): Staff proposed six technical and housekeeping changes to the zoning ordinance: (1) re-adding 'grocery stores' to the table of permissible uses (deleted by a third-party publisher error); (2) simplifying residential separation requirements for accessory uses by deferring to the NC Fire Code; (3) adding regulations for electronic message signs, including reducing the minimum display duration from one hour to 60 seconds. Several commissioners asked about the 60-second standard and regional practices; staff acknowledged the number was not scientific and agreed to research what other communities use. The commission recessed this item to December 17, 2020 for additional discussion and a vote. Key Outcomes - Approved Minutes: Unanimously approved the minutes of November 17 and 19, 2020. - Continued Item: The residential fence text amendment was continued to the January 19, 2021 meeting (unanimous). - Recessed Items: Both the P.B. Builders rezoning request and the miscellaneous minor zoning ordinance amendments were recessed to Thursday, December 17, 2020 at 6:00 PM for further commission discussion and final votes. The public has 24 hours from the consideration of each item to submit additional comments via email.

The Greenville Board of Adjustment held a remote quasi-judicial hearing on November 20, 2020, chaired by Michael Glenn. The meeting was conducted via electronic platform under session law 2020-3 due to the emergency declaration. The only agenda item was a request for a special use permit to place a mobile home on a vacant lot. All participants consented to the remote format. The board unanimously approved the permit and also addressed a follow-up question from the previous meeting regarding Sandstone Court. Consent Calendar - The board unanimously approved the minutes from the October meeting. Motion by Ann Bellis, second by Rodney Bullock. Vote: 6-0. Discussion Items - Special Use Permit (David Rice / Levon Johnson) : The applicant requested permission to place a mobile home on a 0.37-acre vacant lot at 1110 Benjamin Drive (tax parcel 4589). The property is zoned RA20 (Residential Agricultural) and is surrounded by other mobile homes. Staff representative Elizabeth Blunt presented the staff report, noting that the surrounding uses are consistent with the request, the property is within the low-to-medium density residential character type per the Horizons plan, and the future land use recommends single-family detached residential development. Staff had no objection. No conditions were recommended. The board found that the request met all special use permit criteria (comprehensive plan, health and safety, detriment to public welfare, injury to properties, nuisance/hazard) without a formal vote. The board then voted to approve the petition unanimously (6-0). - Sandstone Court Follow-Up : At the request of board member Ann Bellis, staff reported that Sandstone Court is a privately owned roadway, not city-owned or state-maintained (NCDOT). Chair Glenn noted the matter was outside the board's jurisdiction. Key Outcomes - Approval of Special Use Permit : The board unanimously approved the request by David Rice for Levon Johnson to place a mobile home at 1110 Benjamin Drive. Motion by Rodney Bullock, second by Christopher Lilly. Vote: 6-0. - Adjournment : The meeting was adjourned unanimously (motion by Rodney Bullock, second by Ann Bellis).

The Greenville Planning and Zoning Commission met virtually on November 17, 2020, at 6:00 PM. The meeting included an invocation, roll call, approval of minutes, and discussion of three agenda items. The commission voted to continue a preliminary plat request by East Carolina University to January 2021, heard a preliminary plat request by Gerald Barfield for L.T. Hardee East, and discussed a text amendment to define residential fences. The fence amendment was tabled to the December meeting, and the public hearing on the Barfield plat was recessed to November 19, 2020 for a vote. Consent Calendar - Approval of Minutes: The minutes from the October 20 and October 22, 2020 meetings were approved unanimously by voice vote. Public Comments & Testimony - Item 3 (L.T. Hardee East preliminary plat): Ken Malpus, representing the applicant, spoke in favor of the project. He stated that a multifamily project is planned for the rear portion and commercial for the front portion. No opposition speakers were signed up. The public comment period was left open for 24 hours via email. Discussion Items - Item 2 – East Carolina University Millennial Warehouse Property Preliminary Plat: The request for a preliminary subdivision plat of 4 lots totaling 4.121 acres along 10th Street and Pitt Street was continued at the applicant's request. The commission voted unanimously to continue the matter to the January 2021 Planning and Zoning Commission meeting. - Item 3 – Gerald Barfield L.T. Hardee East Preliminary Plat: Staff presented the request for a preliminary plat of 4 lots totaling 8.2957 acres at the southeastern corner of NC Highway 33 East and L.T. Hardee Road. The property is not in a floodplain, and staff recommended approval as it meets technical specifications. No questions from commissioners. The public hearing was opened and closed, with the vote deferred to November 19, 2020. - Item 4 – Text Amendment: Residential Fences (Title 9, Chapter 4): Staff proposed creating a definition and standards for residential fences, including height limits (6 feet in front, 8 feet in sides and rear), material standards, workmanlike construction, restrictions on barbed wire (agricultural only), removal of silt fences after building permit, and a zoning compliance letter requirement. Commissioners raised concerns about the definition potentially applying to building walls, and the applicability to commercial uses (e.g., tow yards with chain link and barbed wire). Commissioner Collins suggested adding language that the fence is not part of a building. Commissioner Thomas questioned the impact on commercial properties with security fencing. Staff offered to workshop the amendment and return. The commission voted unanimously to table the item to the December 2020 meeting. Key Outcomes - Item 2: Continued to January 2021 meeting (unanimous). - Item 3: Public hearing opened; vote deferred to November 19, 2020 at 6:00 PM. The commission recessed to that date to vote on the preliminary plat. - Item 4: Tabled to December 2020 meeting for staff to revise based on commissioner concerns (unanimous). - Meeting Recess: The meeting was recessed to November 19, 2020 at 6:00 PM for the vote on Item 3.

Note: The transcript opening states the meeting is the "October 22nd meeting," but the provided meeting date is October 26, 2020. This summary uses the provided date. The City of Greenville Board of Adjustment held a remote public hearing on October 26, 2020, at 7:30 PM, chaired by Michael Glenn. The board considered three special use permit applications: a tattoo shop, a mobile home placement, and a child drop-in daycare facility. All three applications were approved unanimously. Board member Stephen Atkinson was absent due to a death in the family; his absence was excused. Chair Glenn recused himself from the third item due to an ownership interest in the property. Consent Calendar - The minutes from the September 24, 2020 meeting were approved unanimously. Discussion Items Item 1: Special Use Permit – Tattoo Shop (Bruce and Kyle Ellsworth) - Applicant Location: 3193 East 10th Street, Suite A (tax parcel 1649). - Staff Report (Elizabeth Blunt): The property is 2.18 acres, zoned CH (Heavy Commercial), with a 750 sq ft unit requested. Staff recommended conditions including health department permits, sanitation compliance, and no loitering. - Applicant Testimony (Kyle Ellsworth): The applicant, a tattoo artist with three years of experience and a one-year apprenticeship, chose the location for high visibility and proximity to ECU. He presented CPR and bloodborne pathogens certifications. He noted Greenville has 95,000 residents and 10 tattoo shops vs. Jacksonville (75,000 residents, 30 shops). He committed to COVID-19 safety protocols (masks, temperature checks, sanitization). Bruce Ellsworth added they have been working with the health department. - Board Questions: None. - Staff Recommendation: No objection with conditions. - Board Vote: Unanimous approval of findings of fact and petition. Item 2: Special Use Permit – Mobile Home Placement (Gentry Russo for Excel Contractors) - Applicant Location: 1650 Sandstone Court (tax parcel 46784) in the city's extraterritorial jurisdiction (ETJ). - Staff Report (Elizabeth Blunt): The property is 0.46 acres, zoned RA20 (Residential Agricultural), located in the 100-year floodplain. Staff recommended a floodplain development permit finished floor elevation 2.0 feet above base flood elevation. - Applicant Testimony (Gentry Russo): The applicant is a general contractor for the rebuild NC program, replacing 70 mobile home units statewide. The lot has already been prepped and flood elevation markers set. - Board Comments: Ann Bellis noted the road (Sandstone Court) is in very poor condition and asked for guidance. Attorney Phillips and staff clarified it is a private street; maintenance is the responsibility of the HOA or residents. No opposition to the application. - Staff Recommendation: No objection with conditions. - Board Vote: Unanimous approval of findings of fact and petition. Item 3: Special Use Permit – Child Daycare (Drop-in Care) (Andrew Davis III) - Recusal: Chair Michael Glenn recused himself due to ownership interest in the property. Vice Chair Rodney Bullock presided. John LaDrene became a voting member. - Applicant Location: 1716 West Fifth Street (tax parcel 17562). - Staff Report (Elizabeth Blunt): The property is 0.42 acres, zoned CDF (Downtown Commercial Fringe). The use is a drop-in child care facility, not a licensed daycare. Under NC General Statute 110-862D, parents must be easily accessible and care is not employment-related. Staff recommended conditions: no outdoor activities; children must remain inside; must obtain applicable licensing; no conversion to full daycare without new permit. - Applicant Testimony (Andrew Davis III): He identified a need for drop-in care, especially during the pandemic for remote learning and appointments. He noted similar services exist on the other side of Greenville. He asked about outdoor recreation; staff clarified it is not allowed under drop-in care, and he accepted. - Planner Testimony (Leanne Friesen, AICP): She assisted with the application and affirmed that all special use criteria were addressed. - Board Questions: Clarification on "easily accessible" (parents can be on-site or reachable by phone). Applicant confirmed use aligns with statute. - Staff Recommendation: No objection with conditions. - Board Vote: Unanimous approval of findings of fact and petition. Key Outcomes - Approval of Minutes: Unanimously approved. - Item 1 (Tattoo Shop): Unanimously approved with staff conditions. - Item 2 (Mobile Home): Unanimously approved with floodplain conditions. - Item 3 (Drop-in Child Care): Unanimously approved with conditions (no outdoor activities, licensing requirements). - The meeting adjourned after all business.

This meeting was a continuation of the October 20, 2020 Planning and Zoning Commission meeting, held remotely due to technical difficulties with the chair's video. Chair Les Robinson presided, with a roll call establishing a quorum. The commission considered two rezoning requests and an ordinance amendment. All items passed unanimously. Discussion Items - Item 2 – Rezone 1.2354 acres on Charles Boulevard (NC 43) from RA20 to CH Request by 3810 Charles LLC. Staff report found the proposal consistent with the comprehensive plan. Motion to approve with staff recommendation, seconded, and passed unanimously. - Item 3 – Rezone 1.881 acres at South Memorial Drive and Regency Boulevard from O to CG Request by Langston Farms LLC. Motion to approve with staff recommendation, seconded, and passed unanimously. - Item 5 – Ordinance Amendment: Micro Distillery as Special Use in CD Request by Planning and Development Services Department to add "micro distillery" as a special use in the CD district, including definitions and additional standards. Commissioner Michael Overton recused himself due to a client relationship (Trey Hearing). Motion to approve with staff report, seconded, and passed unanimously. Key Outcomes - All three agenda items (Items 2, 3, and 5) were approved by unanimous vote (with Overton recused on Item 5). - Commissioner Michael Overton recused from voting on Item 5. - The meeting was adjourned after no further business.

The Greenville Planning and Zoning Commission met virtually via Zoom on Tuesday, October 20, 2020, at 6:00 PM due to COVID-19 restrictions. The meeting included public hearings on two rezoning requests, a continuation of a preliminary plat, and a text amendment to allow microdistilleries downtown. The commission recessed the meeting to reconvene on Thursday, October 22, 2020, at 6:00 PM to discuss and vote on these matters. Consent Calendar - Approved the minutes from the September 15, 2020, and September 17, 2020, meetings unanimously by roll call vote. Public Comments & Testimony - Item 2 – Rezoning (3810 Charles, LLC): Ken Malpus, representing the buyer (adjacent owners of Greenville Auto World), stated the property was purchased for potential future parking expansion; no immediate development plans. No speakers opposed. - Item 3 – Rezoning (Langston Farms, LLC): Mike Baldwin, representing the applicant, stated that the rezoning would bring the property into harmony with surrounding commercial uses along Memorial Drive. No speakers opposed. - Item 5 – Text Amendment (Microdistillery): Trey Herring, a prospective distillery operator from Goldsboro, spoke in support, emphasizing that microdistilleries provide education, entertainment, and tourism. He noted that 25 years ago tourists sought golf, but now they seek microbreweries and distilleries. No speakers opposed. Discussion Items - Item 2 – Rezoning Request (3810 Charles, LLC): Planner Brad Sevier presented the request to rezone 1.254 acres along Charles Boulevard/NC Highway 43, south of Fire Tower Road, from RA20 (Residential-Agricultural) to CH (Heavy Commercial). The property is vacant and currently could support three single-family lots; if rezoned, it could accommodate about 10,000 square feet of commercial development. Staff recommended approval, noting the surrounding area is already heavy commercial and the request alignes with the Horizons 2026 plan. No commission questions; public comment heard. - Item 3 – Rezoning Request (Langston Farms, LLC): Planner Brad Sevier presented the request to rezone 1.881 acres at the northeastern corner of South Memorial Drive and Regency Boulevard from O (Office) to CG (General Commercial). The property is vacant and currently zoned office, allowing a 5,000-square-foot office building; if rezoned, it could support uses like a 1,500-square-foot fast-food restaurant. The future land use designation was recently changed to commercial, approved by City Council in September 2020. Staff recommended approval. No commission questions; public comment heard. - Item 4 – Preliminary Plat (East Carolina University, "Millennial Warehouse Property"): The commission received a written request to continue this item. After brief discussion, a motion to continue was made, seconded, and approved unanimously by roll call vote. The item was removed from the October 20 agenda. - Item 5 – Text Amendment (Microdistillery): Ms. Gooby presented the staff request to add "microdistillery" as a special use in the CD (Downtown Commercial) district, with a definition and standards. Key provisions: limited to the CD district, special use permit required, maximum 5,000 square feet for distilling equipment, minimum 30,000 square feet total floor area, allows on-premise and off-premise consumption, no cover charge, accessory uses include retail, food/beverage, tasting room, and entertainment. Outdoor amplified sound permitted only if not within 150 feet of a residential use. Staff cited policies from the Horizons 2026 plan supporting downtown nightlife, adaptive reuse of historic buildings, and infill development. Commissioner Allen Thomas questioned whether other nodes (West Greenville, Fire Tower) should be considered, noting the city's growth. Ms. Gooby responded that the downtown focus aims to revitalize many vacant large buildings and build critical mass. No other commission questions; public comment heard. Key Outcomes - The minutes from September 15 and September 17, 2020, were approved unanimously. - Item 4 (preliminary plat by East Carolina University) was continued unanimously at the applicant's request; no further action this meeting. - Public hearings were held for items 2, 3, and 5; no votes were taken on these items. - The commission recessed the meeting by unanimous vote to reconvene on Thursday, October 22, 2020, at 6:00 PM to deliberate and vote on all remaining matters.