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Record of Proceedings

Greenville Planning & Zoning Commission Meeting - November 20, 2018

Planning and Zoning Commission — Tuesday, November 20, 2018
BodyGreenville, North Carolina
SessionPlanning and Zoning Commission
DateTuesday, November 20, 2018
StatusFILED
Video Record
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0:51

Thank you.

0:52

Welcome to tonight's planning and zoning commission.

0:54

My name is Michael Overton.

0:55

I'd like to call the Planning and Zoning Commission meeting to order.

1:00

I am the chairperson of this commission and I will be moderating our meeting at this time.

1:04

I'll add everyone to please turn off your cell phones and other electronic devices.

1:10

And Doug Shred, if you would to please deliver our invocation.

1:15

Please allow us to come together as a group, listen to all the facts that are presented.

1:20

Let us come together and rule fairly, equitably, and in the benefit of Greenville.

1:26

Thank you, Doug.

1:27

Would you please call roll?

1:29

Terry King.

1:30

Here.

1:31

Christine Darden.

1:33

Michael Overton.

1:34

Here.

1:35

Max Ray Joyner.

1:36

Here.

1:37

Pat Maxwell.

1:38

Here.

1:39

John Collins.

1:40

Here.

1:41

Ken Wilson.

1:42

Here.

1:43

Kevin Fazen.

1:44

Chris West.

1:45

Here.

1:46

Les Robinson.

1:48

And Doug Shray.

1:49

Here.

1:52

The Planning and Zoning Commission was established in 1956 by the City Council of the City of Greenville.

1:57

Its members are volunteers appointed by the City Council and the Pitt County Board of Commissioners.

2:02

Zoning and text amendments are heard by the Commission and recommendations are made to the City Council, which ultimately determines the final action.

2:10

This commission does have the authority to make final decisions on preliminary plats.

2:14

In order to understand all aspects and impacts of its decisions, the commission encourages comments from interested parties.

2:21

Designated times and policies have been established for public comment.

2:24

Your cooperation and following these policies is expected and appreciated, as this will ensure that this meeting is conducted in a professional, orderly and efficient manner.

2:34

So commissioners, have you all received a copy of last month's meeting amendment in your electronic packet?

2:40

There are any changes, recommendations, or do I have a motion for approval?

2:45

I move to approve.

2:47

So move.

2:48

John, do I have a second?

2:49

I'll second.

2:50

Secretary King makes a second.

2:51

All in favor, please say aye.

2:53

Aye.

2:53

Aye.

2:54

Any opposed.

2:55

Then motion approved minutes carries.

2:56

Go ahead and start with the uh old business.

3:02

Revised requests, ordinance by Kenneth and Christine Lloyd to rezone 0.3416 acres located along the eastern right-of-way of Watauga Avenue and 130 plus or minus feet south of Farmville Boulevard from R6 residential high density multifamily to CH Heavy Commercial.

3:20

This request was a considered by the Planning and Zoning Commission on September 18th, 2018, and was recommended for denial unanimously.

3:28

It has been amended by the applicant and is on the agenda to be reconsidered.

3:34

Good evening.

3:36

I hope everybody's getting ready for Turkey Day because I'm so excited.

3:44

This is the applicant's map, but I just wanted to go ahead and point out that this goes with it.

4:03

It was recommended for denial at that time.

4:16

So that's three-tenths of an acre, roughly 15,000 square feet.

4:25

And so this is a picture from Watauga Avenue and Farmville Boulevard is here to your tier left.

4:35

Again, this request is uh for two lots.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████79%
Procedural██████11%
Public Comment██4%
Community Engagement█2%
Transportation Safety█2%
Traffic Management█2%
Summary of Proceedings

Greenville Planning & Zoning Commission Meeting - November 20, 2018

The Greenville Planning and Zoning Commission met on November 20, 2018, at 11:15 AM UTC (evening local) to consider several rezoning requests, a preliminary plat, and routine approvals. The meeting was chaired by Michael Overton. Key decisions included approval of a controversial rezoning on Watauga Avenue, unanimous approval of two other rezoning requests, and approval of a preliminary plat for a commercial park.

Consent Calendar

  • Approval of October 2018 meeting minutes: Moved by John Collins, seconded by Terry King. Approved unanimously.

Public Comments & Testimony

  • Watauga Avenue rezoning (first item):

    • Applicant Steve Spruell (on behalf of owners) spoke in favor, noting the reduced scope now complies with the land use plan and that the applicant has compromised with neighbors.
    • Property owner Kenny Lloyd spoke in favor, stating he wants a quality development and introduced developer DeWitt Newkirk.
    • Developer DeWitt Newkirk spoke in favor, indicating he would work with the neighborhood.
    • Rufus Huggins (representing five local churches) spoke in opposition, citing past crime from commercial uses, fears of additional commercialization, and a desire to preserve homeownership in the Higgs neighborhood. He urged denial for the same reasons the commission previously denied a larger request.
    • Adjacent property owner Sheila Moore spoke in opposition, noting she was never contacted, her home is the only one left on that side, and she fears increased traffic and crime. She opposed rezoning.
    • In rebuttal, Mr. Spruell argued that the adjoining corner is already commercial and that the rezoning provides flexibility for a more neighborly business; he noted traffic would be routed away from Ms. Moore’s property.
    • An additional opposition speaker (Mr. Huggins again) emphasized Ms. Moore’s objection and questioned the developer’s profit motive over community benefit.

  • Frog Level Road rezoning (second item): No public speakers.

  • Stantonsburg Road rezoning (third item): No public speakers.

  • West Arlington Commercial Park preliminary plat (fourth item): No public speakers.

Discussion Items

  • Revised rezoning request (Kenneth & Christine Lloyd) – 0.3416 acres on Watauga Avenue: Staff (Shantae) presented the revised request, reduced from seven parcels to two, now in compliance with the land use plan. Staff recommended approval. The property is adjacent to already heavy commercial land under common ownership. The board discussed the limited developable area due to easements and right-of-way constraints. Commissioner Chris West noted that adequate buffer yards (15 ft) would be required. Some commissioners questioned why the applicant had not contacted the sole adjacent homeowner (Ms. Moore). A motion to recommend denial (by John Collins, seconded by Pat Maxwell) failed 2-4. A subsequent motion to recommend approval (by Chris West, seconded by Terry King) passed 4-2.

  • Rezoning request (Scotland Management & Happy Trail Farms) – 7.362 acres on Frog Level Road: Staff explained that the request conforms with the future land use map, rezoning from O‑Office to R6A (residential medium density) and a small portion to CN (neighborhood commercial). The site is adjacent to existing duplexes and a Dollar General. No net traffic increase is anticipated. Staff recommended approval. No public comments. Motion to approve (by Doug Shray, seconded by John Collins) passed unanimously.

  • Rezoning request (East Carolina Inn) – 4.793 acres at Stantonsburg Road and Moy Boulevard: Staff noted the property is the last non‑MCH parcel in a pie-shaped commercial block; the rezoning to MCH (Medical Heavy Commercial) would allow uses like a convenience store, convention center, or fast food. Staff estimated 2,100 additional daily trips. The request is consistent with the medical district plan. Staff recommended approval. No public comments. Motion to approve (by Max Ray Joyner, seconded by Ken Wilson) passed unanimously.

  • Preliminary plat (Happy Trail Farms) – West Arlington Commercial Park, 55.075 acres, 11 lots: Staff (Wayne Harrison) presented the plat, which creates lots fronting Arlington Boulevard and interior lots served by a new road (Gabriel Drive) connecting to Spring Forest Road. A traffic light is planned. Floodway and floodplain constraints limit development. The Technical Review Committee approved the plat. No public comments. Motion to approve (by Christine Darden, seconded by Terry King) passed unanimously.

Key Outcomes

  • Lloyd rezoning: Recommended approval (4-2) to City Council; adopt staff report confirming plan consistency.
  • Frog Level Road rezoning: Recommended approval (unanimous) to City Council; adopt staff report.
  • East Carolina Inn rezoning: Recommended approval (unanimous) to City Council; adopt staff report.
  • West Arlington Commercial Park preliminary plat: Approved as final decision (unanimous).

Meeting Transcript

Thank you. Welcome to tonight's planning and zoning commission. My name is Michael Overton. I'd like to call the Planning and Zoning Commission meeting to order. I am the chairperson of this commission and I will be moderating our meeting at this time. I'll add everyone to please turn off your cell phones and other electronic devices. And Doug Shred, if you would to please deliver our invocation. Please allow us to come together as a group, listen to all the facts that are presented. Let us come together and rule fairly, equitably, and in the benefit of Greenville. Thank you, Doug. Would you please call roll? Terry King. Here. Christine Darden. Michael Overton. Here. Max Ray Joyner. Here. Pat Maxwell. Here. John Collins. Here. Ken Wilson. Here. Kevin Fazen. Chris West. Here. Les Robinson. And Doug Shray. Here. The Planning and Zoning Commission was established in 1956 by the City Council of the City of Greenville. Its members are volunteers appointed by the City Council and the Pitt County Board of Commissioners. Zoning and text amendments are heard by the Commission and recommendations are made to the City Council, which ultimately determines the final action. This commission does have the authority to make final decisions on preliminary plats. In order to understand all aspects and impacts of its decisions, the commission encourages comments from interested parties. Designated times and policies have been established for public comment. Your cooperation and following these policies is expected and appreciated, as this will ensure that this meeting is conducted in a professional, orderly and efficient manner. So commissioners, have you all received a copy of last month's meeting amendment in your electronic packet? There are any changes, recommendations, or do I have a motion for approval? I move to approve. So move. John, do I have a second? I'll second. Secretary King makes a second. All in favor, please say aye. Aye. Aye. Any opposed. Then motion approved minutes carries. Go ahead and start with the uh old business.

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