Greenville Board of Adjustment Approves Shooting Range and Treatment Center, Grants Continuances - May 27, 2021
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Greenville Board of Adjustment Approves Shooting Range and Treatment Center, Grants Continuances - May 27, 2021
The Greenville Board of Adjustment met virtually on May 27, 2021, to consider several special use permit requests. The board approved a permit for Coastal Plain Shooting Academy for an indoor firearm range, granted a continuance for Captains United LLC, approved a permit for Greenville Treatment Center LLC for an opioid treatment facility, and also approved a written order from the previous meeting.
Consent Calendar
- Approval of Minutes (April 22, 2021): Approved unanimously.
- Continuance for Captains United LLC (3960 Bostic Drive and 3800 Bostic Drive): The board voted unanimously to continue both items to a future meeting as requested by the applicant.
Public Comments & Testimony
- Coastal Plain Shooting Academy:
- Applicant Michael Biggerstaff and Mitchell Meeks (investors with an option to purchase) proposed an indoor firearm and archery range at 100 Staton Road. They stated that 90% of firearms used would be handguns, with a maximum caliber of .308, and that the range would be highly soundproofed with concrete and insulation.
- Ken Malpass testified as an expert civil engineer, confirming site plan compliance.
- Opponent Charles Burnett, representing adjacent Coastal AgriBusiness (chemical manufacturer with corporate headquarters 125 yards from the site), raised concerns about noise, safety (employees bringing weapons), property value decline (citing a Realtor.com article showing 3.7% decrease for residential), environmental lead contamination from a stream flowing onto his property, and market confusion with the name "Coastal Plains Shooting Academy." He argued the use was inconsistent with the comprehensive plan for industrial recruitment.
- Greenville Treatment Center LLC:
- Applicant Macy Ham (manager of the LLC, with 20 years of experience) described the need for opioid treatment services in Pitt County, citing a Trillium request for proposals. She explained the facility would operate 7 days a week, 5:30 AM to 2:00 PM, offering medication, counseling, and supervision. No opposition was registered.
- Mike Baldwin (facilitator) and Andy Piner (expert property appraiser, MAI designation) also testified in support.
Discussion Items
- Coastal Plain Shooting Academy: The board debated noise concerns, with Mr. Burnett presenting examples of soundproofing failures. Chair Glenn noted the applicant bore the risk of compliance. Mr. McKinnon expressed concern that a shooting range was not within the intended scope of the industrial park and could deter future tenants. A vote on the criteria "existing use detrimental" resulted in a 6-1 split, with Mr. McKinnon dissenting. The final approval passed 6-1.
- Greenville Treatment Center LLC: Board members questioned the qualifications of Mr. Baldwin (a surveyor, not a civil engineer) but accepted his role as a facilitator. The board acknowledged the applicant's thorough preparation and the lack of opposition, leading to a unanimous vote.
- Mango Man Written Order (from April 22 meeting): The board added this item to the agenda by unanimous vote. After discussion, the order was approved 5-0 (Mr. Bullock and Mr. Cohen were recused; Mr. McKinnon did not vote as he had not read the order).
Key Outcomes
- Coastal Plain Shooting Academy: Approved 6-1 (Mr. McKinnon dissenting) with conditions: all shooting must occur indoors within a sound control facility; noise levels must comply with city noise ordinance; no outdoor shooting, loitering, or outdoor activities; a final plat must be recorded; and the facility must maintain all required state and federal licenses. The attorney was directed to draft the written decision for the June 24, 2021 meeting.
- Captains United LLC: Both special use permit requests were continued to a future meeting.
- Greenville Treatment Center LLC: Approved unanimously with conditions: compliance with all state and federal requirements, licensing, and regulations; clients may not wait or be outside without staff supervision.
- Mango Man Written Order: Approved 5-0, finalizing the decision from the April 22, 2021 meeting.
- Announcements: Elections for Chair and Vice Chair will be held at the next meeting.
Meeting Transcript
Mr. Chair, we're last all right, thank you. All right, good evening, everyone. Um welcome you all to the May 27th, uh 2021 meeting of the City of Greenville Board of Adjustment. My name is Michael Glenn. I'm the chair of the board. Board of Adjustment is a quasi judicial body that is governed by the North Carolina General Statutes and the City's code of ordinance. We conduct evidentiary hearings on requests for special use permits, variances, appeals of administrative decisions, and interpretations. A few things tonight before we get started. First, each applicant on tonight's agenda was notified before being placed on the agenda that this meeting would be conducted using a remote electronic platform. Every applicant on tonight's agenda has consented to the board conducting this hearing on their request using this remote platform. Second, notice of this meeting was provided to the applicants and the public in numerous ways. Specifically, notice of tonight's evidentiary hearings was provided by mail to all property owners within 250 feet of each subject property. The mailed notices were sent two weeks in advance of the meeting date and within the law to provide such notice. In each notice letter notified the recipient of the remote meeting platform. Notice was also provided by posting signs on the site of each property, publishing notice in the newspaper, and providing notice on the city's website. Each of these notice methods were also done within the legal requirement to provide such notice. The notice notices for tonight's meeting contained information about the means by which the public can access the remote meeting as the meeting occurs. Third, any individual wishing to participate in tonight's evidentiary hearings was required to sign up prior to the meeting to participate. Information about the sign of requirement, along with information about how to sign up to participate, was included in the mailed notice letters sent to each property owner within 250 feet of the subject property. The information was also included on the board's website, and among other information, a link to the board's website was included in all methods of notice. No case is proceeding tonight in which the city to voice an objection to the remote meeting platform. All individuals participating in tonight's evidentiary hearings were also required to submit a copy of any presentation, document, exhibit, or other material that they wish to submit at the evidentiary hearing prior to tonight's meeting. All materials that the city received from the participants in tonight's cases, as well as a copy of city staff's presentations and documents were posted online on the Board of Adjustment meeting schedule and agenda prior to this meeting. All materials that will be discussed today can be viewed at any time during the meeting by visiting the Board of Adjustment page on the city's website and clicking the May 27th agenda and meeting packet link. No new documents will be presented at tonight's meeting. All decisions of this board are subject to appeal with the Pitt County Superior Court. And finally, all individuals who signed up to participate in an evidentiary hearing on tonight's agenda were mailed a witness oath form prior to the meeting. Any individual planning to testify or submit evidence in the hearing was notified that they must sign the oath form prior to the meeting. All right. Yes, sir. Michael Glenn. Here. Rodney Bullett. Here. Ann Bayliss. Hunt McKinnon. Here. Christopher Lilly. Here. Sharon Evans. Here. Nathan Cohen. Here. Ryan Purdle. John Landrine. Here. Mr. Chair, we have a quorum. All right.
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