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Record of Proceedings

Greenville Board of Adjustment May 28, 2026: Oakmont Baptist Church Daycare Permit

Board of Adjustment — Thursday, May 28, 2026
BodyGreenville, North Carolina
SessionBoard of Adjustment
DateThursday, May 28, 2026
StatusFILED
Video Record
0:00 / 15:32

Original source
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0:33

Good evening.

0:34

The meeting will now come to order.

0:36

Welcome to the May 28th, 2026 meeting of the City of Greenville Board of Adjustment.

0:40

Madam Clerk, can we have a roll call, please?

0:42

Ryan Pertle.

0:44

Here.

0:44

Carol Bass.

0:46

Jermaine McNair.

0:47

Present.

0:48

Sterling Ruther.

0:51

Nicholas White.

0:53

Jeremy Jordan.

0:55

Clayton Sill.

0:56

Here.

0:57

John Southware?

0:59

Here.

1:00

David Newman.

1:01

Here.

1:02

Sebastian Craigley.

1:04

William McCurry.

1:06

Here.

1:06

We have one.

1:08

Thank you, Madam Clerk.

1:09

Mr.

1:09

Attorney, would you come forward, tell us who our voting members are and give us your statement, please?

1:14

Chairman Pertle.

1:18

The voting members for tonight's meeting are Chairman Pertle, Jermaine McNair, Clayton Self, Mr.

1:26

Southworth, Mr.

1:28

Newman, and Mr.

1:29

R.

1:29

Curie.

1:34

This hearing is an evidentiary hearing.

1:36

That means it is like a court hearing.

1:39

State laws sets specific procedures and rules concerning how this board must make its decision.

1:45

These rules are different from other types of land use decisions like rezoning cases.

1:50

The Board of Adjustment is a quasi-judicial body that makes a decision concerning an application, petition, or appeal based on the evidence presented by those in favor as well as those in opposition.

2:02

The members of the Board of Adjustment are laypersons, and as such, the rules of evidence that are followed in court are relaxed for cases heard before this body.

2:12

Though the rules of evidence are relaxed, it does not mean that they are ignored.

2:17

The board's discretion is limited.

2:19

The board must base its decision upon competent material and substantial evidence in the record.

2:25

A quasi-judicial decision is not a popularity contest.

2:29

It is a decision constrained by the standards in the development regulation and based on the facts presented.

2:36

If you will be speaking as a witness, please focus on the facts and standards, not personal preference or opinion.

2:43

Participation is limited.

2:45

This meeting is open to the public.

2:47

Everyone is welcome to watch.

2:49

Parties withstanding have rights to participate fully.

2:54

Parties may present evidence, call witnesses, and make legal arguments.

2:59

Parties are limited to the applicant, the local government, and individuals who can show they will suffer special damages.

3:06

Other individuals may serve as witnesses when called by the board.

3:11

General witness testimony is limited to facts, not opinions.

3:15

For certain topics, this board needs to hear opinion testimony from expert witnesses.

3:20

These topics include projections about impacts on property values and projections about impacts of increased traffic.

3:29

Individuals providing expert opinion must be qualified as experts and provide the factual evidence upon which they base their expert opinion.

3:38

Pursuant to North Carolina General Statute 160D 109-160D 406 and section 4 of the Board of Adjustments rules of procedure.

3:48

No board members shall participate in the discussion or vote on any special use permit variance or appeal from an administrative officer's decision that would violate the affected person's constitutional right to a fair and impartial decision maker.

4:04

Pursuant to Rule 4.

4:07

The rules of procedure for this body, no board member shall take part in the hearing consideration or determination of any matter in which that board member has a financial or personal interest.

4:19

Pursuant to 4.6 of the rules of procedure for this body.

4:23

No members shall discuss any case with any parties in interest prior to the public hearing on that case.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████56%
Procedural████████████████████████████35%
Public Engagement███████9%
Summary of Proceedings

Greenville Board of Adjustment Meeting - May 28, 2026

The Greenville Board of Adjustment convened on May 28, 2026 at 6:00 PM in City Hall Council Chambers. The sole agenda item was a public hearing on a request by Oakmont Baptist Church for a special use permit to operate a child daycare facility at 1100 Red Banks Road. The board unanimously approved the permit after finding the proposal met all development standards.

Consent Calendar

  • Approval of Agenda: Moved by Jermaine McNair, seconded, and approved unanimously.
  • Approval of Minutes: The minutes from the April 23, 2026 meeting were approved unanimously.

Public Comments & Testimony

  • Applicant: Wayne Tyler, facilities manager at Oakmont Baptist Church, stated the church was approached to host a preschool (Jarvis Preschool) needing a new location. He noted the church building is approximately 60,000 square feet with ample educational rooms and bathroom facilities, and expressed that the daycare would be an asset to the community and church.
  • Supporting Witness: Christy Bagley, director of Jarvis Preschool, explained that the current building no longer meets the preschool's needs (age, having to use upstairs for 3- and 4-year-olds) and that Oakmont was willing to house them. She confirmed Jarvis Baptist Church is willing to release them.
  • No speakers opposed the application were present.

Discussion Items

  • Staff Presentation: Planning staff member Mr. Jones presented the request. Key facts:
    • The 7-acre parcel (tax parcel 27117) has approximately 650 feet of frontage along Red Banks Road, near the intersection of Charles Boulevard and Red Banks Road.
    • The property has split zoning: Office Residential (OR) and R6 (Residential Multifamily). Surrounding properties include single-family residential (R15) to the north, multifamily residential (R6) to the south, and office/residential to the west.
    • The future land use designation is Traditional Neighborhood Medium to High Density, consistent with the proposal.
    • Public notice was posted on May 13, 2026, mailed to adjoining property owners on the same date, and published in the Daily Reflector on May 16 and May 23, 2026.
    • The submitted site plan shows an outdoor recreation area in the southeastern corner of the building. Staff confirmed the proposal meets all criteria: minimum lot size (7 acres far exceeds the 100 sq ft per child over 5 requirement), outdoor play area ratio of 100 sq ft per child with a 4-foot fence, playground equipment located per buffer regulations, and compliance with city code and state licensing.
  • Board Discussion: No board members had questions or discussion after the hearing was closed.

Key Outcomes

  • Finding of Facts: Unanimously approved (motion by Mr. McNair, seconded, all ayes).
  • Approval of Special Use Permit: Moved and seconded, all in favor. The permit is granted with staff's recommended conditions, which include compliance with all city code, state licensing, and building/fire codes. The applicant will receive formal documentation from staff.
  • Announcement: Planning staff reminded the board that the next meeting will include election of board officers.

Meeting Transcript

Good evening. The meeting will now come to order. Welcome to the May 28th, 2026 meeting of the City of Greenville Board of Adjustment. Madam Clerk, can we have a roll call, please? Ryan Pertle. Here. Carol Bass. Jermaine McNair. Present. Sterling Ruther. Nicholas White. Jeremy Jordan. Clayton Sill. Here. John Southware? Here. David Newman. Here. Sebastian Craigley. William McCurry. Here. We have one. Thank you, Madam Clerk. Mr. Attorney, would you come forward, tell us who our voting members are and give us your statement, please? Chairman Pertle. The voting members for tonight's meeting are Chairman Pertle, Jermaine McNair, Clayton Self, Mr. Southworth, Mr. Newman, and Mr. R. Curie. This hearing is an evidentiary hearing. That means it is like a court hearing. State laws sets specific procedures and rules concerning how this board must make its decision. These rules are different from other types of land use decisions like rezoning cases. The Board of Adjustment is a quasi-judicial body that makes a decision concerning an application, petition, or appeal based on the evidence presented by those in favor as well as those in opposition. The members of the Board of Adjustment are laypersons, and as such, the rules of evidence that are followed in court are relaxed for cases heard before this body. Though the rules of evidence are relaxed, it does not mean that they are ignored. The board's discretion is limited. The board must base its decision upon competent material and substantial evidence in the record. A quasi-judicial decision is not a popularity contest. It is a decision constrained by the standards in the development regulation and based on the facts presented. If you will be speaking as a witness, please focus on the facts and standards, not personal preference or opinion. Participation is limited. This meeting is open to the public. Everyone is welcome to watch. Parties withstanding have rights to participate fully. Parties may present evidence, call witnesses, and make legal arguments. Parties are limited to the applicant, the local government, and individuals who can show they will suffer special damages. Other individuals may serve as witnesses when called by the board.

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