Planning and Zoning Commission Meeting - October 16, 2018

The Greenville Planning and Zoning Commission met on October 16, 2018, at 11:15 AM (meeting called to order). Chairman Michael Overton presided. The meeting addressed two main items: a revised rezoning request for 60.917 acres from Happy Trails Farms LLC, and a land use map amendment for 10.066 acres. The commission voted 4-3 to approve the rezoning request after a motion to deny failed, and unanimously approved the land use map amendment.

Consent Calendar

• The minutes from the previous meeting (September 2018) were approved by a voice vote (motion by Les Robinson, second by Pat Maxwell).

Public Comments & Testimony

Item 1 – Rezoning Request (60.917 acres, Belvoir Highway/Sunnybrook Road)

• Petitioner (Mike Baldwin, representing Happy Trails Farms): Explained that the revised request reduced industrial area and added R9 (duplex) zoning along Sunnybrook Road in response to neighbor concerns from the July 2018 meeting. He stated the rezoning is consistent with the Horizons 2026 plan and land use character map, and that traffic (1,200 trips/day) is reasonable. He denied any intention to use the property for sand mining, stating that the landowner cannot sell the land cheaply enough for a sand mine and that any sand mining would require a special use permit.

• Opponents (five speakers):

  • Steve Nichols (owns two properties on Sunnybrook Road): Argued that the rezoning is a “smoke screen” for sand mining, citing the existing sand pit across the street that is still in use. He expressed concern about geese ponds near the airport runway and questioned the appropriateness of allowing industrial uses next to the airport.
  • Ed Downing (2102 Sunnybrook Road): Raised concerns about flooding, property values, and the proximity of a potential sand mine (50 feet from his home). He noted that neighbors did not receive notification letters for this meeting.
  • Richard Babery (2101 Sunnybrook Road): Described ongoing dust and truck traffic from the existing sand pit, and argued that the rezoning would allow another sand mine.
  • Nikki Daniels (neighbor): Spoke about health issues, including herself as a three-time breast cancer survivor, and argued that environmental degradation from a sand mine would compromise residents’ health.
  • Margaret Reed (former planning and zoning member): Opposed due to health risks (cancer and respiratory issues on the street) and stated that the revised plan is a “smoke screen” to get approval after the previous denial.

• Rebuttal (Mike Baldwin): Clarified that the existing sand pit is still occasionally used, but that the proposed R9 buffer and heavy commercial zoning are designed to address concerns. He stated that a sand mine on the industrial track would require a special use permit and that the landowner has no intention of mining.

Item 2 – Land Use Map Amendment (10.066 acres, Stantonsburg Road)

• No public comments in opposition. The petitioner (Mike Baldwin) argued that the property is unsuitable for office/institutional uses due to its proximity to the landfill, transfer station, and railroad, and that industrial/logistics uses are more appropriate.

Discussion Items

Item 1 – Rezoning Request (60.917 acres, revised request)

• Staff (Sean T.) presented the proposal: four tracks (R9 residential, I industrial, CH heavy commercial, IU unoffensive industry) on 60.917 acres. Staff recommended approval, citing consistency with the Horizons plan and future land use map.
• Commissioners discussed the revised plan, buffers, and the possibility of sand mining. Commissioner Chris Darden asked about the buffer between industrial and residential zones (50 feet, reducible with fence/berm). Commissioner Kevin Faison questioned the widespread belief that the site would become a sand mine. Commissioner Ken Wilson noted that the commission cannot base decisions on speculation about future uses.
• Motion to deny (by John Collins, second by Chris West) failed 3 in favor, 4 against (only three voted yes; the motion failed).
• Motion to approve (by Les Robinson, second by Terry King) passed 4-3.

Item 2 – Land Use Map Amendment (10.066 acres)

• Staff recommended denial, noting that the Horizons plan is only two years old and that no unexpected changes warrant an amendment. The current land use map designates the area as office/institutional.
• Petitioner argued that the site, located near the landfill and bypass, is not marketable for office use and that industrial/logistics would be more appropriate (e.g., warehouse, mini-storage).
• Commissioners discussed the long-range plan and the need for flexibility. Chairman Overton noted that the plan is a guide, not a rule, and that it can be amended when appropriate.
• Motion to approve (by Chris West, second by Les Robinson) passed unanimously (voice vote).

Key Outcomes

• Rezoning Request (60.917 acres, Happy Trails Farms): Approved 4-3. The commission adopted the staff report on plan consistency. The request will be forwarded to City Council for final action.
• Land Use Map Amendment (10.066 acres, Happy Trails Farms): Approved unanimously. The future land use map will be amended to change the designation from office/institutional to industry/logistics for the 10.066-acre parcel.
• The meeting adjourned after the second item.