Greenville Planning and Zoning Commission Meeting - July 16, 2019

The Greenville Planning and Zoning Commission met on July 16, 2019, at 11:15 a.m. (UTC). The commission considered five rezoning requests, a preliminary subdivision plat, and an officer election. Rezoning matters are recommendations to City Council; the preliminary plat is a final commission decision. Final City Council action on annexations and the related rezonings was scheduled for August 8, 2019. New commissioners Billy Parker and Alan Brock, who had completed orientation, participated and voted.

Opening and Routine Matters

• Invocation led by Hap Maxwell; the commission observed a moment of silence for former member Ken Wilson, who passed away after the May meeting.
• Roll call was taken, and the May 21, 2019 meeting minutes were approved unanimously.

Staff Presentation: Items 2, 3, and 5 (Mills Road Area Rezonings)

• Staff jointly presented three rezoning requests near Mills Road and Hudson's Crossroads Road. The parcels were currently in Pitt County's RA (Rural Agricultural) zoning, and the owners sought R9S (Single Family Residential) city zoning in conjunction with voluntary annexations needed to obtain city sewer service.
• Staff noted the annexation requests met statutory requirements, including location within three miles of city limits (the closest parcel, Cox Farm, is about 2.8 miles away) and the city's ability to provide police, fire, and garbage service.
• The three parcels together would produce an estimated net increase of about 2,100 vehicle trips per day, though staff said development would occur over many years and could take 10 years or longer to build out.
• Flood study, wetland delineations, and compliance with the city's flood damage prevention ordinance would be required before development.
• Staff recommended approval of all three requests, finding them consistent with the Horizons comprehensive plan and future land use map.

Item 2: Cox/Davis Rezoning (40.0635 acres)

• The request by Ann C. Davis and James K. Cox was to rezone 40.0635 acres from RA to R9S.
• Applicant representative Kim Malpus spoke in support, describing a 15-to-20-year build-out, the benefit of sewer over septic tanks, the Sagewood subdivision precedent, and noting stormwater regulations would be the same under county zoning.
• Residents and officials spoke in opposition:
  • Ephraim Smith (Southeastern Drainage Corporation) cited stormwater and watershed concerns, estimating large volumes of water from a 10-inch rain affecting Chicod Creek and Swift Creek.
  • Dugat Mills, a 78-year resident, described existing flooding and opposed denser development.
  • Tony Simonetti (2809 Mills Road) said impervious surfaces would increase runoff into his pond and cited downtown flooding after rain.
  • Janet Bats (1875 Manor Court) raised concerns about drainage, already overcrowded schools, road conditions, and EMS response times.
  • Wendy Stallings (3356 Mills Road) described dangerous narrow roads and long emergency response times.
  • Bill Stats argued the change would destroy the rural character and outstrip police/fire capacity.
  • CB Landreth (2838 Hudson's Crossroads Road) said the area does not drain and that county ditches have not been cleaned.
  • Aaron Erickson, Pitt County Schools Director of Facility Services, reported DH Conley High School is currently at 11% of capacity and projected at 139.7% over 10 years with existing densities; Hope Middle School at 106% currently and 128% projected; Chicod Elementary at 95% currently and 97% projected. He said increasing density would compound school overcrowding.
• The commission voted 4-3 to recommend approval of the Cox/Davis rezoning.

Item 3: Blackwood Rezoning (198.8 acres)

• The request by Carl W. Blackwood was to rezone 198.8 acres from RA to R9S.
• Applicant representative Kim Malpus argued that approving city sewer connections would help the city grow as a connected entity and support future fire/police infrastructure.
• Stacey Greenway opposed the request, saying officials were representing organizations that profit from residents and that no plan existed to address identified problems. Bingy Forrest spoke in opposition and asked about the chair's voting role; the city attorney confirmed the chair votes only to break a tie.
• The commission voted 4-3 to recommend denial of the Blackwood rezoning.

Item 5: BMS Builders Rezoning (7.42 acres)

• The request by BMS Builders LLC was to rezone 7.42 acres from RA to R9S.
• Colin Wiggs, a nearby resident, spoke in opposition, noting that most public speakers had opposed the request and arguing that government should reflect the people's will.
• During discussion, commissioners reminded residents that City Council would make the final decision on August 8 and encouraged them to attend and contact council members. Staff explained how the Horizons 2026 plan and future land use map guide rezoning recommendations.
• A motion to deny failed 3-4, and a subsequent motion to approve carried 4-3, recommending approval of the BMS Builders rezoning.

Item 4: Collis and Anne Moore LLC Rezoning (1.4268 acres)

• The request was to rezone 1.4268 acres at the southwestern corner of Stantonsburg Road and Moore Boulevard from MS (Medical Support) to MCG (Medical General Commercial).
• Staff recommended denial, saying the existing MS zoning satisfies the Horizons plan's medical transition designation, the property is in a regional activity center, and the requested MCG district is not used in the immediate vicinity.
• Applicant representative Kim Malpus said the vacant former Rite Aid building would be completely remodeled into four-to-six units, with no changes to the parking lot, and that retail use had occurred there for about 25 years. Staff estimated the requested zoning would result in a net decrease in traffic.
• No public speakers spoke for or against the request.
• The commission voted unanimously to recommend approval.

Item 6: Gregory Buck Welch Legacy LLC Rezoning (65.9676 acres)

• The request was to rezone 65.9676 acres near NC 33 West and Roosevelt Spain Road from RR (Rural Residential) to R6MH (Residential Mobile Home).
• Staff explained the property contains three existing mobile home parks (Gregory Meadows 1, 2, and 3) with 173 lots and about 2.6 units per acre. The parks are served by failing septic tanks and private wells; the owners want city sewer and public water, which requires annexation and city zoning. The developer would pay costs, and staff recommended approval as consistent with the Horizons plan.
• Applicant representatives Lynnwood Stroud and Virginia Welch described ongoing improvements and said failing septics are a health hazard preventing playgrounds and other amenities. Aaron Erickson, on behalf of Pitt County Schools, supported approval because of the parks' proximity to Belvoir Elementary School.
• No opposition speakers came forward.
• The commission voted unanimously to recommend approval.

Item 7: Carter Ridge Preliminary Subdivision Plat

• The preliminary plat by Leo Terra Development Inc. proposed 324 lots (322 single-family lots and two multifamily lots) on 127.58 acres along Bees Barbecue Road between West Fifth Street and McGregor Downs Road.
• Staff recommended approval, noting the site is zoned R6, is a cluster subdivision with floodplain and environmentally sensitive areas left undisturbed, and the plat had been reviewed by the Subdivision Review Board.
• Applicant representative Scott Anderson said the development would have a single access on Bees Barbecue Road (currently about 4,400 trips per day, below capacity), include turn lanes, provide interconnectivity, set aside more than twice the required open space (about 42% of the property), and meet stormwater requirements.
• Joanne Miller and Jim Carter, both residents of Mill Run Road, opposed the density, traffic, school impacts, and insufficient buffers. Aaron Erickson said he could not give a definitive school impact because the property sits near the Lake Forest/Falkland district line, but noted Falkland Elementary is at about 70% capacity.
• In rebuttal, Anderson said the closest lots are over 400 feet from Harris Mill Run (eight times the required buffer), about 700 feet from the closest existing houses, and that the requested 324 lots is fewer than the 461 lots allowed by right.
• The commission voted unanimously to approve the preliminary plat.

Key Outcomes

• Approved May 21, 2019 meeting minutes.
• Item 2 (Cox/Davis, 40.0635 acres): Recommended approval by a 4-3 vote.
• Item 3 (Blackwood, 198.8 acres): Recommended denial by a 4-3 vote.
• Item 5 (BMS Builders, 7.42 acres): Recommended approval by a 4-3 vote.
• Item 4 (Collis and Anne Moore LLC, 1.4268 acres): Recommended approval unanimously.
• Item 6 (Gregory Buck Welch Legacy LLC, 65.9676 acres): Recommended approval unanimously.
• Item 7 (Carter Ridge preliminary plat): Approved unanimously.
• The officer election was omitted from the agenda; because two members were absent, the commission voted to table the election.
• All rezoning recommendations will be considered by City Council on August 8, 2019, along with the related annexation requests.