Greenville Planning and Zoning Commission Meeting - May 21, 2019

The Greenville Planning and Zoning Commission met on May 21, 2019, at 11:15 AM, chaired by Michael Overton. The meeting included two rezoning requests recommended for approval, two large rezoning requests recommended for denial after extensive public testimony, and approval of a preliminary plat. All recommendations will go to the City Council for final action, with annexation decisions made by the Council.

Consent Calendar

• The minutes from the previous meeting were approved unanimously.
• Item #5 (rezoning request) was moved to the June agenda, and items #3 and #6 were presented together for efficiency. This procedural motion passed unanimously.

Public Comments & Testimony

• Ocean Reef Investments (Item #2): No public speakers appeared.
• Home Builders Supply (Item #4): Darcy Sowers (CFO of Home Builder Supply) spoke in support, noting collaboration with council members and an easement granted for a monument.
• Carolina Eastern Homes (Item #3) & RDP Management (Item #6): Extensive public opposition centered on:
  • Elizabeth Marcel challenged the commission's authority, arguing that rezoning before annexation is out of order. The city attorney clarified that this is standard procedure under state law.
  • Wendy Fisher opposed density and traffic, citing school overcrowding and concerns about future multifamily development. Staff confirmed the request is for single-family only (R9S).
  • Jim Marcel (Manor Court) emphasized incompatible land use (30,000 sq ft lots adjacent to 9,000 sq ft lots), traffic congestion on Mills Road, and insufficient fire/rescue services (5.9 miles from the nearest station).
  • Tony Simonetti expressed concerns about stormwater runoff draining into his pond, warning of pollution and flooding.
  • Jared Rundell and Janet Bats described existing ditch flooding and school overcrowding.
  • Rob Peden highlighted floodplain inaccuracies and questioned the sewer infrastructure's original intent.
  • Dugat Mills argued against high density, linking it to crime and urban problems.
  • Karen Null Camper opposed 4-units-per-acre density, noting her 22-acre property.
  • Brian Carowin questioned compatibility with county plans (30,000 sq ft lots to 9,000 sq ft).
  • Wes Stiles cited school overcapacity (Chicod and D.H. Conley) and traffic delays.
  • Aaron Erickson (Pitt County Schools): Clarified that Hope Middle School is over capacity, D.H. Conley High School has been over capacity for years, and Chicod Elementary has only 2.5% capacity remaining despite a recent addition. He could not support additional development in that area.
  • In support, applicants Linwood Stroud, Ken Malpus, and Dale Britt argued the requests comply with the city's future land use plan, noted existing sewer infrastructure (pump station serving up to 2,500 acres), and stated that roads are at only 25% capacity. They emphasized that the county's larger lot sizes were due to septic requirements, now resolved by sewer.

Discussion Items

• Rezoning Ocean Reef Investments (4.061 acres, McGregor Downs Rd & Bees Barbecue Rd, from MO to CG): Staff presented the request as compliant with the Horizons plan. No discussion; motion to approve passed unanimously.
• Rezoning Home Builders Supply (0.28 acres, Line Ave & Wilson St, from R6 to CH): Staff noted it is the last undeveloped piece in the block, compatible with adjacent heavy commercial. No discussion; motion to approve passed unanimously.
• Carolina Eastern Homes (85.13 acres, near Mills Rd & Hudson Crossroads, from RA to R9S) & RDP Management (50.16 acres, same area, from RA to R9S): Presented together. Staff explained that developers requested annexation to obtain sewer, requiring city zoning. The city's future land use map already designates the area for low-to-medium density residential. Discussion included:
  • Chairman Overton clarified that the commission only considers land use appropriateness; annexation is a separate City Council decision.
  • Board members expressed concerns about traffic on rural roads, school capacity, stormwater management, and the distance from city services (2.8 miles to contiguous city limits).
  • Commissioner Maxwell cited water, traffic, and emergency vehicle access concerns, leading to a motion to deny for Carolina Eastern Homes.
  • Commissioner Robinson acknowledged growth pains but voted to deny based on the information presented.
• Preliminary Plat – Blackwood Ridge Phase 3 (7 lots, 5.92 acres, Cory Rd & County Home Rd): Staff presented the plat as compliant and pre-reviewed. No public comments. Motion to approve passed unanimously.

Key Outcomes

• Approval (unanimous): Rezoning Ocean Reef Investments (MO to CG) – recommended to City Council.
• Approval (unanimous): Rezoning Home Builders Supply (R6 to CH) – recommended to City Council.
• Denial (4-3): Rezoning Carolina Eastern Homes (RA to R9S) – motion by Pat Maxwell, second by John Collins. Four commissioners voted for denial, three against. Recommendation to City Council to deny the rezoning.
• Denial (5-3): Rezoning RDP Management (RA to R9S) – motion by Pat Maxwell, second by John Collins. Five commissioners voted for denial, three against (Chris Sardin, Terry King, Max Joyner). Recommendation to City Council to deny the rezoning.
• Approval (unanimous): Preliminary plat for Blackwood Ridge Phase 3.
• Adjournment: Motion carried. Meeting concluded.