Public Meetings - Greenville, North Carolina

The Greenville Planning and Zoning Commission met electronically on May 19, 2020 at 6:00 PM due to COVID-19. The meeting covered several rezoning requests, text amendments, and a preliminary subdivision plat. Per state emergency procedures, all public hearing items were recessed to allow a 24-hour written comment period, with final discussion and votes scheduled for May 21, 2020 at 6:00 PM. Three agenda items were continued to the June meeting. Public testimony included strong opposition to the small private schools text amendment. Consent Calendar - Minutes from the April 21, 2020 meeting were approved unanimously. Public Comments & Testimony Item 4 – ECU Rezoning (19 acres to MUI): No opposition testimony. Supporters included Chancellor Ron Mitchelson (ECU), Michelle Clements (East Group), Meryl Flood (former city staff), Bill Bagnell (ECU), and Tim Elliott (Elliott Sidewalk Communities). They emphasized the millennial campus designation, potential for job creation and tax revenue, and compatibility with Horizons 2026. Item 5 – 320 Enterprises Rezoning (8.2917 acres): Support from George Tollis (MVAH Partners, developer for 72 affordable multifamily units) and John Day (property owner). No opposition. Item 6 – Barrington Fields Preliminary Plat (40 lots): Support from developer Rocky Russell and engineer Richie Brown. A written opposition comment from James Merkel about drainage was read into the record. Item 7 – Small Private Schools Text Amendment: - Support: Amanda Bamberg (attorney) and Rich Ballett (applicant/JP2 Catholic School) argued the amendment provides better standards for lights, noise, and hours than the existing special use permit, and would allow community use of the athletic fields. - Opposition (11 live speakers and 15 emailed comments): Christopher Edwards (attorney for Planter’s Walk HOA), Joni Torres, Donald Jacobs, Julie Young, Catherine Verbanick, Thomas Huner, John Rice, Dave Caldwell, Thomas Feller, and Melissa Feller. Key concerns: lights and noise intrusion, expanded hours (87.5 hours/week proposed), negative impact on property values, lack of neighbor consultation, and that the amendment would circumvent the existing special use permit. Many speakers showed photographs of light spill and argued the special use permit conditions were not being enforced. Item 9 – Recreational Hunting Overlay (158 acres): No public comments. Discussion Items - Staff presentations covered each item. For the ECU rezoning, staff noted a potential 11,623 trips/day but that mixed use would reduce actual impact. The small private schools amendment sparked extended discussion on proposed operating hours (Mon-Thu 9:30 AM-9:30 PM, Fri-Sat 8 AM-11 PM, Sun 8 AM-7 PM), outdoor amplified sound restrictions, and light measurement methods (0.5 foot-candle increase at property line). The hunting overlay discussion included safety measures (8-foot elevation for rifles, posting requirements, minimum separation from residences) and the fact that the land is in the floodway and owned by GUC. Key Outcomes - Items 2, 3, and 10 were continued to the June 16, 2020 meeting without opposition. - Items 4, 5, 6, 7, 8, and 9 were recessed to May 21, 2020 at 6:00 PM to allow 24 hours for written comments, after which the commission will discuss and vote. All motions to recess passed unanimously. - Procedural motions: Max Ray Joyner was recused from item 4 (ECU) and later reinstated for items 5-9. The meeting itself was recessed until May 21 at 6:00 PM.

The Greenville Planning and Zoning Commission met electronically on April 21, 2020, at 6:00 p.m. due to the COVID-19 state of emergency. The meeting was closed to the public; residents watched on GTV9 or the city website and submitted comments via email or by registering to speak remotely. The commission considered eight agenda items, including rezoning requests, preliminary subdivision plats, and ordinance amendments. Consent Calendar - Minutes Approval: Unanimously approved minutes from the February 18, 2020, meeting (roll call vote). - Continuances: Unanimously granted continuances for Item 3 (Amy A. Edwards ordinance) and Item 5 (Happy Trail Farms ordinance) at the applicant's request. Public Comments & Testimony - Item 4 (Rezoning of 15.0936 acres from RA20 to R6ARU): Opponents, including representatives of People's Baptist Church, Greenville Christian Academy, and residents of Red Oak subdivision, raised concerns about increased traffic on Greenville Boulevard, safety for school children and church activities, potential crime, and decreased property values. They submitted a petition with 233 signatures and an email with 54 signatures. Supporters (applicant Ken Malpus, developer Rocky Russell, and property owner John Moy) argued the rezoning complies with the land use plan, would limit development to single-family and duplex homes, and that the church had previously failed to purchase the property. - Item 6 (Preliminary plat for Barrington Fields, Sections 2-4): No public opposition was registered, but a letter from Mike Baldwin (representing an adjacent landowner) was read into the record opposing the lack of a required street stub-out for interconnectivity. - Item 7 (Preliminary plat for Ridgeway Farms cluster subdivision): Concerns were raised by Providence Place HOA president Aaron Sear and by written comments about stormwater drainage, traffic on Thomas Langston Road, pedestrian safety, ecological impact, and flood risks. The applicant Brian Fagundis addressed stormwater detention and buffer preservation. - Items 8, 9, 10: No public comments were received for the flood damage prevention ordinance, mixed-use institutional zoning district, or the future land use map amendment. Discussion Items - Item 4 (Rezoning – John F. Moore Sr. Heirs): Staff planner Brad Seve presented the proposal, noting compliance with the Horizons 2026 plan. The property is vacant and located south of Greenville Boulevard. The rezoning would permit medium-density residential (R6ARU) with restrictions limiting development to single-family and duplex homes. The developer planned a duplex community. After extensive public comment, the commission debated the relevance of private negotiations and land use plans. A motion to recommend approval passed 7-1. - Item 6 (Barrington Fields Preliminary Plat): Staff explained that the plat lacked a required street stub-out to the western boundary for interconnectivity, as mandated by subdivision ordinance 9-5-81B. Staff recommended denial. The applicant argued that wetlands prevented the stub-out and that a waiver had been mistakenly approved by staff. The commission upheld the requirement and unanimously voted to deny the plat. - Item 7 (Ridgeway Farms Preliminary Plat): Staff recommended approval, stating the plat met all technical requirements. The applicant noted the development would include 121 single-family lots plus a future multifamily tract, with stormwater detention and traffic impact analysis planned. After public comments, the commission approved the plat unanimously. - Item 8 (Flood Damage Prevention Ordinance Text Amendment): Stormwater engineer Daryl Norris presented updates to adopt new FEMA flood insurance rate maps and align with the state model ordinance. Optional changes to earn Community Rating System points included lowering the substantial damage/improvement threshold to 49% and requiring non-conversion agreements for elevated structures over four feet. The amendment was approved unanimously. - Item 9 (Mixed-Use Institutional Zoning District): Staff presented a new zoning district for use by universities, hospitals, or similar institutional entities, primarily to support ECU's Millennial Campus. The district would allow mixed-use development under a master plan with additional oversight. ECU representative Fred Floyd spoke in support. The commission approved the amendment unanimously. - Item 10 (Future Land Use Map Amendment – 320 Enterprises LLC): Staff planner Shantae Gooby described the request to bring 8.3 acres from Simpson's ETJ into Greenville's ETJ, splitting the property into commercial (3 acres) and high-density residential (5.3 acres). The property is adjacent to Walmart on East 10th Street; the developer plans multifamily workforce housing. The amendment was approved unanimously. Key Outcomes - Item 4 (Rezoning – John F. Moore Sr. Heirs): Approved 7-1 (motion to recommend approval consistent with the comprehensive plan). - Item 6 (Barrington Fields Preliminary Plat): Denied unanimously due to failure to provide required street stub-out. - Item 7 (Ridgeway Farms Preliminary Plat): Approved unanimously. - Item 8 (Flood Damage Prevention Ordinance Text Amendment): Approved unanimously. - Item 9 (Mixed-Use Institutional Zoning District Ordinance): Approved unanimously. - Item 10 (Future Land Use Map Amendment – 320 Enterprises LLC): Approved unanimously.

The Greenville Board of Adjustment held a regular meeting on March 2, 2020, at 7:00 PM. The board addressed four main agenda items: a special use permit amendment for a dormitory development, an administrative appeal regarding setback regulations for vacuum cleaners at a car wash, a related variance request, and the annual review of special use permits for clubs, dining, and microbreweries. The meeting included public testimony, expert witness presentations, and votes on several matters. Consent Calendar - The board unanimously approved the minutes from the previous meeting. Public Comments & Testimony - Sidewalk Greenville Special Use Permit Amendment: Jim Blount, representing the developer, testified in favor, stating that after 18 months of marketing, no retail leases were signed and that there are 35 vacant retail spaces in the uptown district. Gus Cook, owner representative, added that the developer spent nearly $20,000 on plans for potential tenants but could not secure a credit tenant. They argued that converting the retail space to 13 market-rate workforce units would improve the project's viability and aesthetics. - Administrative Appeal (CCWC Greenville 1 LLC): Charles McGlawhorn, an adjacent property owner, spoke in opposition to the appeal, emphasizing the importance of maintaining planning integrity and preventing haphazard development along Greenville Boulevard. - Variance Request (CCWC Greenville 1 LLC): Multiple witnesses testified in favor, including Mike Matthews (car wash industry expert with 20 years of experience), Jenkins Williamson (developer), Charlie Yao (civil engineer), and Steve Singleton (landscape architect). They argued that the site's shape, restricted driveway access (right-in/right-out only due to NCDOT requirements), and high traffic volumes created unnecessary hardship, and that the variance would allow safer circulation and enhanced landscaping. No public speakers testified in opposition during the variance hearing. Discussion Items - Sidewalk Greenville Special Use Permit Amendment: Staff presented the request to amend the 2017 special use permit to add 13 one-bedroom market-rate units and reduce non-residential space from 20,000 to 13,269 square feet. The property is located at 523 South Pitt Street. The applicant stated that the retail spaces remain unleased and that the change would meet the demand for workforce housing. Board members discussed security concerns regarding direct street access to the new units, and the applicant agreed to install automatic locking doors. The board voted to approve the permit with staff conditions (parking ratio of 0.7 per bed, public parking restrictions, site plan approval, and streetscape compliance). - Administrative Appeal: The appellant argued that the zoning ordinance's setback measurement applies only to buildings with exterior walls, and that vacuum cleaners (poles without walls) are not subject to the 20-foot setback. The city staff countered that the ordinance requires all accessory structures to meet the principal use setback, and that vacuums are structures. The board voted to affirm the Planning Director's decision, finding no error in interpretation. - Variance Request: The applicant sought a variance to allow vacuums within 10 feet of the 20-foot setback, citing the site's unique shape, limited driveway access (right-in/right-out only), and the need for safe circulation. The city staff opposed, stating that the hardship was not unique and that an alternative compliant site plan existed. After extensive discussion, the board granted a continuance to the next meeting to allow the applicant to submit detailed engineered plans and receive staff review. - Annual Review of Special Use Permits: The board reviewed staff reports for public/private clubs, dining and entertainment establishments, and microbreweries. Police reports showed minimal activity (few incidents). The board voted that no rehearing was required for any of the permits. Key Outcomes - Approved: The Sidewalk Greenville special use permit amendment (motion carried unanimously). The board directed staff to finalize conditions. - Denied: The administrative appeal of the Planning Director's decision regarding vacuums in the setback. The board affirmed the director's decision by unanimous vote after correcting a procedural error. - Continued: The variance request for CCWC Greenville 1 LLC was continued to the next regular meeting. The applicant will submit revised plans incorporating all comments from staff and NCDOT, and the city will provide review comments within two weeks of submission. - No Rehearing Required: The board determined that no special use permits for clubs, dining, entertainment, or microbreweries required a rehearing, based on the staff report and police reports.

The Greenville Planning and Zoning Commission met on February 18, 2020, to consider amendments to flag regulations, a rezoning request on East Fire Tower Road, and a preliminary plat for Fieldstone Section 2. The commission approved all three items. Old Business: Flag Size and Location Ordinance Amendments - Staff presented changes to the proposed flag ordinance, removing the setback requirement for flagpoles under 70 feet and applying a sliding setback only to flagpoles exceeding 70 feet in the highway sign overlay district. Additionally, banner flags must be kept in good repair. - The commission opened the public comment period; no one spoke for or against. - After discussion, the commission voted unanimously to approve the text amendments as consistent with the comprehensive plan. New Business: Rezoning of 7.426 Acres on East Fire Tower Road - Staff recommended approval of rezoning from RA20 (residential agricultural) to OR (office residential, high density multifamily). The property is currently vacant and could accommodate 14 single-family homes; with OR zoning, 83–89 multifamily units are possible. The request aligns with the Horizons 2026 future land use map. - Applicant Scott Anderson (on behalf of Bobby W. Joiner) argued the rezoning provides a transition from commercial at Charles and Fire Tower to lower-density residential, noted DOT's planned $30 million Fire Tower Road widening, and stated the 453 additional daily trips represent about 1% of current traffic. - Several residents opposed the rezoning, citing traffic congestion (Fire Tower Road already over capacity), property value concerns, potential for section 8 housing, stormwater runoff, and the abundance of existing apartment complexes. Alton Waters, Betty Andrews (reading a letter from Melissa Norris), Mary Waters, and Henry Andrews Jr. spoke in opposition. - In rebuttal, Anderson noted that increased taxes and fees cover city service costs, zoning height limits prevent high-rises, and placing density near commercial nodes is good planning. - The commission voted 5-0 to approve the rezoning, deeming it consistent with the comprehensive plan and adopting the staff report. Final Matter: Preliminary Plat – Fieldstone Section 2 - Staff presented a preliminary plat for 37 duplex lots on 13.097 acres at the current terminus of Sweet Bay Drive in the Fieldstone Subdivision, west of Island Road. The zoning (R6A) is appropriate, and a stormwater detention pond is planned. - Applicant Richie Brown (Stroud Engineering) confirmed compliance with city code and the BMP manual. - No public comment was offered. - The commission voted unanimously to approve the preliminary plat. Key Outcomes - Flag ordinance amendments: Approved unanimously. - Rezoning (Joiner): Approved 5-0 (hand count). - Fieldstone Section 2 preliminary plat: Approved unanimously.

The Mabel Board of Adjustment met on January 23, 2020, to consider three special use permit applications. All three were approved unanimously without opposition. The meeting included roll call, approval of prior minutes, and a procedural explanation by Mr. Phillips. Discussion Items Special Use Permit – Q Tobacco Inc. (Tobacco Shop Class One) - Applicant/Representative: Mike Baldwin, representing Saul Alpha Roque (Farouk Oxala) of Q Tobacco Inc. Mr. Oxala also testified. - Proposal: Operate a tobacco shop class one at 1311 West Arlington Boulevard, Suite 104. The property is zoned CH (Heavy Commercial) and is approximately 1 acre with a 7,000 sq. ft. multi-tenant building. The shop would sell cigarettes, cigars, rolling tobacco, and similar products, but no smoking apparatus (e.g., vape pens, hookahs, bowls) – those are class two items. Hours: 9 a.m. to 9 p.m. - Staff Report: Staff (Ms. Blunt) presented the application details, noting compliance with zoning and future land use. Conditions required compliance with all fire and building codes, and the use must remain a class one only (no class two items). - Board Discussion: Board member Mr. Godley asked about the sale of vape pens and JUULs; Mr. Oxala confirmed he would not carry those as they are class two. Staff clarified that JUULs are considered smoking apparatus and thus class two. - Public Testimony: Only the applicant spoke in favor. No opposition was voiced. - Outcome: The board approved the special use permit with the conditions cited. Motion and vote: unanimous (all in favor). Special Use Permit – New Beginnings Christian Center (Church Renewal) - Applicant: Apostle Yvonne Jones (overseer) and Pastor Shauna McMillar Crumble, representing New Beginnings Christian Center. - Proposal: Renewal of a special use permit to operate a church at 2402-A United Drive, in the IU (Unoffensive Industry) zoning district. The church had been operating since 2016; city ordinance requires reapplication every three years. The property is a multi-unit commercial building; the church occupies Unit A. Active membership: about 45 (75 on roll). - Staff Report: Staff noted no new industrial uses in the area, no issues with the church, and general compliance with the future land use plan. No conditions recommended. - Public Testimony: Apostle Jones spoke in favor, describing the church as a blessing to the neighborhood and noting a cooperative incident with a neighboring business. No opposition. - Outcome: The board approved the renewal. Motion and vote: unanimous. Special Use Permit – Donald Best (Mobile Home Placement) - Applicant: Donald Best (of Sutton Realty, LLC). - Proposal: Place a mobile home on a lot at 924 Myzel Street, zoned RA20 (Residential Agricultural). The property is in a 500-year floodplain (no floodplain regulation required). The mobile home would be on a single-family residential lot, consistent with the Horizons plan. - Staff Report: Staff noted compliance with zoning and no objections. Conditions: must meet all fire and building codes. - Public Testimony: Mr. Best stated he would live in the mobile home. No opposition. - Outcome: The board approved the permit. Motion and vote: unanimous. Key Outcomes - All three special use permits were approved unanimously by the voting members present (Bill Johnson, Rodney Bullock, Michael Glenn, Ann Bellis, Hunt McKinnon, Christopher Lilly, Stephen Atkinson). Non-voting members (Sharon Evans, Nathan Cohen, Dylan Godley) participated in discussion. - No motions were denied, and no opposition was recorded from the public or board. - The meeting was adjourned by motion after the final item.

The Greenville Planning and Zoning Commission met on January 21, 2020, to consider a range of items including street closures, rezoning requests, a preliminary plat, and an amendment to flag regulations. The meeting began with prayer and roll call. The commission unanimously approved several items, including the withdrawal of a previous rezoning application, three street closures, four rezoning requests, a preliminary plat, and a code amendment with a friendly amendment. Consent Calendar - Approval of minutes from December 17, 2019, was tabled pending verification of a correction regarding which motions were seconded by Commissioner Gooks. The correction did not affect the outcome. - The commission accepted the formal withdrawal of a rezoning request (Item 2) from 4 JP2 LLC for 31.03 acres at East 14th Street and Quill Ridge Road. The withdrawal was accepted unanimously, which prohibits a new application for 12 months. Public Comments & Testimony - Item 7 – Rezoning request by HBL Investments LLC (Morton Drive/Gordon Drive): Two residents spoke in opposition. Karen Spangler, a resident of Ellsworth Drive, expressed concerns about existing traffic congestion on Ellsworth and Spring Forest Roads, noting that drivers exceed the 25 mph speed limit and that additional traffic would worsen safety. Erica Lozano, a resident of Morton Lane, cited traffic increases from nearby construction and asked for speed bumps to protect children and pets. The applicant, Brian Fagundis, responded that development is inevitable and that the proposal is similar to existing uses, with potential for interconnection and emergency access improvements. - All other items had no public speakers either in support or opposition. Discussion Items - Item 3-5 – Three street closures (Atlantic Avenue, Bonners Lane, South Alley Street): Staff presented all three closures together, noting they are in the same neighborhood and part of a hotel development and parking lot project. The commission voted on each separately. No public comments were made. All three were approved unanimously. - Item 6 – Rezoning request by Tipton Rentals LLC (Sarah Lane): The property is currently 16 duplex units on 2.514 acres. Staff recommended approval, stating the rezoning to R6 (high-density multifamily) would allow 25-30 units and is consistent with the comprehensive plan. The applicant noted the existing duplexes are over 25 years old and the surrounding area is already higher density. Approved unanimously. - Item 7 – Rezoning request by HBL Investments LLC (Morton Drive/Gordon Drive): Staff described the 4.12-acre vacant property, zoned for single-family, requesting R6 multifamily. The commission discussed traffic concerns raised by opponents but noted the property will be developed eventually. The applicant clarified that the rezoning would align zoning with adjacent R6 properties. Approved unanimously after the public hearing. - Item 8 – Rezoning request by Rocky Russell Development LLC (Laurel Ridge Drive): The 0.1817-acre property is a leftover lot from a subdivision that was incorrectly zoned office. Staff recommended rezoning to R6A (residential medium-density multifamily) to allow a single-family home. The applicant explained the zoning error. Approved unanimously. - Item 9 – Rezoning request by John Marvin Taft (Charles Boulevard): Staff described the 2.209-acre parcel with an existing single-family home, surrounded by office and multifamily zoning. The rezoning to OR (office/residential high-density) would allow 25-30 units and is consistent with the future land use map. The applicant noted the property is an anomaly in the area. Approved unanimously. - Item 10 – Preliminary plat for Farrington Trace (Fire Tower Road): Staff presented a three-lot subdivision totaling 12.943 acres, zoned OR. The plan includes a public street extension, stormwater detention, and right-in/right-out access. Staff approved the plat at the Subdivision Review Board. Approved unanimously. - Item 11 – Amendment to flag regulations: Staff proposed updates to allow banner flags on buildings, increase maximum flag sizes (up to 1,000 sq ft in highway sign overlay districts), and add a 25-foot cap on residential flagpoles. During discussion, Commissioner Gooks noted that the proposed ordinance included a requirement that torn or frayed flags not be displayed on flagpoles, but no similar provision existed for banner flags. He requested a friendly amendment to add identical language. The applicant (staff) accepted the amendment. The motion was approved unanimously. Key Outcomes - Item 2: Accepted withdrawal of rezoning application. Unanimous. - Item 3: Approved closure of a portion of Atlantic Avenue. Unanimous. - Item 4: Approved closure of a portion of Bonners Lane. Unanimous. - Item 5: Approved closure of a portion of South Alley Street. Unanimous. - Item 6: Approved recommendation to council for rezoning (Tipton Rentals). Unanimous. - Item 7: Approved recommendation to council for rezoning (HBL Investments). Unanimous. - Item 8: Approved recommendation to council for rezoning (Rocky Russell Development). Unanimous. - Item 9: Approved recommendation to council for rezoning (John Marvin Taft). Unanimous. - Item 10: Approved preliminary plat for Farrington Trace. Unanimous. - Item 11: Approved amendment to flag regulations with friendly amendment. Unanimous.

The Greenville Planning and Zoning Commission met on December 17, 2019 to consider four items: a rezoning for Happy Trail Farms, a rezoning for East Carolina University, a rezoning for Ford JP2 LLC, and a preliminary plat for River Bend. The commission approved two rezoning requests, tabled one, and approved the preliminary plat. Consent Calendar - The commission unanimously approved the minutes from the November 19, 2019 meeting. Public Comments & Testimony Item 2: Happy Trail Farms Rezoning - Mike Baldwin, representing the applicant, spoke in support of the rezoning, explaining that a recent wetland delineation revealed more wetlands than anticipated, reducing developable area. He argued the request makes sense due to transitional zoning and buffers. - No public opposition was expressed. Item 3: East Carolina University Rezoning - A representative from ECU spoke in support, noting the zoning would facilitate an innovation campus. - No public opposition. Item 4: Ford JP2 LLC Rezoning - Amanda Mann (attorney for applicant) and Rich Ballot (applicant) spoke in support. They argued the rezoning would allow the athletic complex to be used by community youth teams at minimal cost, and offered to place restrictive covenants on the property. - Multiple residents of Planner's Walk, Planner's Trail, and Quail Ridge spoke in opposition. Key concerns included: the rezoning would nullify the existing special use permit that limits use to school events; fear of increased noise, light, and traffic; the lighting and sound already disrupt enjoyment of their homes; lack of communication from the applicant; the rezoning could lead to future incompatible development (spot zoning); and the timing of the request (just before holidays) did not allow proper neighborhood input. - One resident noted the special use permit conditions are vital and should remain. Item 5: River Bend Preliminary Plat - Mike Baldwin spoke in support, noting the plat is a renewal of a 2011 approval and a builder is committed. Discussion Items Item 2: Happy Trail Farms Rezoning - Staff presented the request as not in compliance with the future land use plan and recommended denial. The applicant argued the wetland loss justified higher density. Commissioners debated whether to approve despite plan inconsistency. - Motion to deny failed (3-5). Motion to approve passed (5-0). Item 3: East Carolina University Rezoning - Staff found the request consistent with the plan. Commissioners approved unanimously. Item 4: Ford JP2 LLC Rezoning - Staff recommended denial, citing inconsistency with the future land use plan and spot zoning concerns. Extensive discussion ensued about alternative mechanisms (amending the special use permit, text amendment, restrictive covenants). Several commissioners expressed reluctance to rezone due to neighborhood opposition. The applicant requested a continuance to explore compromise. The commission voted 5-4 to table the item. Item 5: River Bend Preliminary Plat - Staff recommended approval with a minor issue regarding street naming. Commissioners approved unanimously. Key Outcomes - Item 2 (Happy Trail Farms): Approved (5-0). The commission recommended approval of the rezoning from R6A-RU to R6A, despite inconsistency with the comprehensive plan. - Item 3 (ECU): Approved unanimously. The commission recommended approval of the rezoning from OR to CD Downtown Commercial. - Item 4 (Ford JP2 LLC): Tabled (continued) by a vote of 5-4 to allow further discussion between the applicant and neighborhood. - Item 5 (River Bend): Approved unanimously. The commission approved the preliminary plat for 144 single-family lots.

The Greenville Planning and Zoning Commission met on November 19, 2019, to consider a text amendment to drive-through facility regulations, select volunteers for a county land use working group, and receive an update on a community tree project honoring a former member. Consent Calendar - The commission unanimously approved the October 15, 2019 meeting minutes. Public Comments & Testimony - Kenneth Haywood, attorney for McDonald's Corporation, spoke in support of the proposed text amendment. He explained that McDonald's was seeking to upgrade electronic menu boards and that the existing ordinance prevented this. He described the proposal as allowing one full menu board and one pre-browse board per order point, including tandem and dual-lane configurations. He provided photographs of existing drive-throughs. No one spoke in opposition. Discussion Items - Drive-through facilities and menu boards text amendment: Staff (Emmanuel McGurk, City Attorney) presented the amendment, which was originally requested by McDonald's. Current regulations allow one menu board per order point up to 42 square feet and do not address pre-browse boards. The proposed amendment would allow one menu board (up to 42 sq ft) and one pre-browse board (up to 20 sq ft) per order point. Staff stated the amendment is consistent with the Horizons plan and recommended approval. - Highway 43 South land use planning working group: Staff requested two commission volunteers for a county-led working group. The study area runs from Bells Fork to Chicod School, including Mills and Worthington Roads. Four meetings are planned during 2020, one being all-day. Kevin Faison and Max Ray Joyner were selected; Chris West also volunteered but was ineligible because his term expires mid-2020 and he is on his second term. Key Outcomes - The commission voted unanimously to approve the proposed text amendment regarding drive-through facilities and menu boards. The motion was made by Billy Parker and seconded by Kevin Faison. - The commission selected Kevin Faison and Max Ray Joyner to serve on the Highway 43 South land use planning working group. Announcements - The chair recognized the passing of former commission member Ken Wilson. Commissioner Brad Hook presented the Relief Inc. community tree project, which is accepting donations for trees in Wilson's honor. Donations may be sent to Relief Inc., PO Box 4072, Greenville, NC 27836-2072, with "Ken Wilson" in the memo, or made online at www.relief.us/giveatree.php.

The Greenville Board of Adjustment met on Thursday, October 24, 2019, at 11:00 AM. The board considered two main items: approval of minutes, a decision on a contested special use permit from a prior hearing, and a public hearing for a new special use permit for a day program facility. Voting members varied by item due to attendance and conflict rules. Minutes Approval - Motion to approve minutes of the last meeting was moved, seconded, and carried unanimously. Consent Calendar - (No separate consent calendar; routine approvals were handled as individual items.) Public Comments & Testimony - Applicant for Item 2 (A Small Miracle LLC): Amy Corbett, program director, described the proposed day program for individuals with developmental disabilities (e.g., autism, Down syndrome, cerebral palsy) and mental health dual diagnoses. She emphasized community inclusion, teaching independence, and giving back (e.g., donating cell phones to a domestic violence shelter). She accepted the staff’s recommended conditions. - No other public speakers were heard in favor or opposition. Discussion Items 1. Decision on Special Use Permit – James Venson (Eckbill Tattoos and Piercings) - The board considered a proposed written order from the September 3, 2019 hearing. Attorney Phillips noted that contested facts required a written determination. Voting members were those present at the prior hearing: Mr. Johnson, Mr. Glenn, Miss Bellis, Miss Evans, Mr. Cohen, and Mr. Atkinson. - Motion to approve the order as written was made, seconded, and passed unanimously. The permit was granted. 2. New Business – Special Use Permit Request by A Small Miracle LLC - The applicant seeks a permit to operate a mental health, emotional, or physical rehabilitation day program facility at 2406 South Charles Boulevard (0.58 acres, 6,552 sq ft commercial building, zoned OR). Staff presented no objection with three conditions: compliance with state licensing and background checks; no clients outdoors without staff supervision; facility not to operate as a rehabilitation center requiring overnight stays. The proposed use aligns with the Horizons plan (high density residential character) and recommends office development. - After hearing applicant testimony and confirming no objections, the board closed the public hearing. A motion to accept findings of fact with conditions was made, seconded, and passed. A separate motion to approve the petition with conditions also passed unanimously. Key Outcomes - Approved minutes of the previous meeting (unanimous). - Approved the written order granting a special use permit to James Venson for Eckbill Tattoos and Piercings (unanimous vote of eligible members). - Approved the special use permit for A Small Miracle LLC to operate a day program facility, subject to three staff-recommended conditions (unanimous vote of eligible members: Mr. Johnson, Mr. Glenn, Miss Evans, Miss Bellis, Mr. McKinnon, Mr. Lilly, and Mr. Moretz). - Meeting adjourned with one opposed (vote tally not specified for adjournment).