Greenville Planning and Zoning Commission Meeting - March 19, 2019

The Greenville Planning and Zoning Commission met on March 19, 2019, at 11:00 AM. In the absence of the chair and vice chair, Commissioner Terry King was elected temporary chair. The meeting included a rezoning request, a text amendment, and a land use plan map amendment. All votes were unanimous recommendations to the City Council.

Consent Calendar

• The minutes from the previous meeting were approved without correction or discussion.

Public Comments & Testimony

• Rezoning (Blackwood Parrot and Robertson LLC): Ken Malpus, representing the applicant, spoke in favor. No public opposition was heard.
• Text Amendment (Barber/Beauty Home Occupation): No public comments were made.
• Land Use Plan Map Amendment (Ocean Reef Investments LLC): Mike Baldwin, representing the applicant, argued that the parcel was overlooked during the map creation and that surrounding properties are designated commercial. He noted the property had no interest in five years under its current classification. No public opposition was heard.

Discussion Items

• Rezoning – 3.6167 acres, east of Cory Road: Staff planner Shantae presented the request to rezone from Pitt County's RR (rural residential) to R9S (single-family) to extend sewer service. The property is adjacent to the Blackwood Ridge subdivision. Staff found the request consistent with the Horizons plan and future land use map (low-to-medium density). The applicant noted the parcel will be combined with an adjacent 2-acre lot for seven lots in Phase 3 of Blackwood Ridge.
• Text Amendment – Barber and Beauty Shops as Home Occupation: Staff initiated the amendment to allow barber/beauty shops in R6S, R9S, and R15S districts with a special use permit from the Board of Adjustment. Restrictions include: only the resident may work, no additional employees or shifts, no on-site product sales, no outside storage, a maximum 2-square-foot wall sign, and four off-street parking spaces (two for the dwelling, two for customers). The use must be inside the principal dwelling, not in a detached structure. Staff cited consistency with Horizons Plan Policy 4.25 supporting home offices. Commissioners questioned the prohibition of detached structures and clarified that home occupations must be inconspicuous.
• Land Use Plan Map Amendment – 3.058 acres, McGregor Downs & Bees Barbecue Roads: The applicant requested changing the future land use from High Density Residential (HDR) to Commercial (C). Staff recommended denial, noting the property is already zoned Medical Office (MO), which is a secondary use under HDR, and that no unexpected changes in development patterns had occurred. The applicant argued that the surrounding corners are commercial, the parcel has had zero interest for five years, and the current map is an oversight. Commissioners discussed walkability, bikeability, and road safety, and some felt commercial would be a better fit given adjacent high-density residential and commercial uses. The motion to approve stated the amendment is not consistent with the comprehensive plan but is an appropriate zoning classification in this instance.

Key Outcomes

• Rezoning (Blackwood Parrot and Robertson LLC): Motion to recommend approval (consistent with comprehensive plan) passed unanimously. The recommendation will go to City Council with the annexation request.
• Text Amendment (Barber/Beauty Shops) : Motion to recommend approval (consistent with comprehensive plan) passed unanimously.
• Land Use Plan Map Amendment (Ocean Reef Investments LLC): Motion to recommend approval (not consistent with comprehensive plan but appropriate) passed unanimously. The commission voted against staff's denial recommendation.