Greenville Planning and Zoning Commission Meeting - April 21, 2020

The Greenville Planning and Zoning Commission met electronically on April 21, 2020, at 6:00 p.m. due to the COVID-19 state of emergency. The meeting was closed to the public; residents watched on GTV9 or the city website and submitted comments via email or by registering to speak remotely. The commission considered eight agenda items, including rezoning requests, preliminary subdivision plats, and ordinance amendments.

Consent Calendar

• Minutes Approval: Unanimously approved minutes from the February 18, 2020, meeting (roll call vote).
• Continuances: Unanimously granted continuances for Item #3 (Amy A. Edwards ordinance) and Item #5 (Happy Trail Farms ordinance) at the applicant's request.

Public Comments & Testimony

• Item #4 (Rezoning of 15.0936 acres from RA20 to R6ARU): Opponents, including representatives of People's Baptist Church, Greenville Christian Academy, and residents of Red Oak subdivision, raised concerns about increased traffic on Greenville Boulevard, safety for school children and church activities, potential crime, and decreased property values. They submitted a petition with 233 signatures and an email with 54 signatures. Supporters (applicant Ken Malpus, developer Rocky Russell, and property owner John Moy) argued the rezoning complies with the land use plan, would limit development to single-family and duplex homes, and that the church had previously failed to purchase the property.
• Item #6 (Preliminary plat for Barrington Fields, Sections 2-4): No public opposition was registered, but a letter from Mike Baldwin (representing an adjacent landowner) was read into the record opposing the lack of a required street stub-out for interconnectivity.
• Item #7 (Preliminary plat for Ridgeway Farms cluster subdivision): Concerns were raised by Providence Place HOA president Aaron Sear and by written comments about stormwater drainage, traffic on Thomas Langston Road, pedestrian safety, ecological impact, and flood risks. The applicant Brian Fagundis addressed stormwater detention and buffer preservation.
• Items #8, #9, #10: No public comments were received for the flood damage prevention ordinance, mixed-use institutional zoning district, or the future land use map amendment.

Discussion Items

• Item #4 (Rezoning – John F. Moore Sr. Heirs): Staff planner Brad Seve presented the proposal, noting compliance with the Horizons 2026 plan. The property is vacant and located south of Greenville Boulevard. The rezoning would permit medium-density residential (R6ARU) with restrictions limiting development to single-family and duplex homes. The developer planned a duplex community. After extensive public comment, the commission debated the relevance of private negotiations and land use plans. A motion to recommend approval passed 7-1.
• Item #6 (Barrington Fields Preliminary Plat): Staff explained that the plat lacked a required street stub-out to the western boundary for interconnectivity, as mandated by subdivision ordinance 9-5-81B. Staff recommended denial. The applicant argued that wetlands prevented the stub-out and that a waiver had been mistakenly approved by staff. The commission upheld the requirement and unanimously voted to deny the plat.
• Item #7 (Ridgeway Farms Preliminary Plat): Staff recommended approval, stating the plat met all technical requirements. The applicant noted the development would include 121 single-family lots plus a future multifamily tract, with stormwater detention and traffic impact analysis planned. After public comments, the commission approved the plat unanimously.
• Item #8 (Flood Damage Prevention Ordinance Text Amendment): Stormwater engineer Daryl Norris presented updates to adopt new FEMA flood insurance rate maps and align with the state model ordinance. Optional changes to earn Community Rating System points included lowering the substantial damage/improvement threshold to 49% and requiring non-conversion agreements for elevated structures over four feet. The amendment was approved unanimously.
• Item #9 (Mixed-Use Institutional Zoning District): Staff presented a new zoning district for use by universities, hospitals, or similar institutional entities, primarily to support ECU's Millennial Campus. The district would allow mixed-use development under a master plan with additional oversight. ECU representative Fred Floyd spoke in support. The commission approved the amendment unanimously.
• Item #10 (Future Land Use Map Amendment – 320 Enterprises LLC): Staff planner Shantae Gooby described the request to bring 8.3 acres from Simpson's ETJ into Greenville's ETJ, splitting the property into commercial (3 acres) and high-density residential (5.3 acres). The property is adjacent to Walmart on East 10th Street; the developer plans multifamily workforce housing. The amendment was approved unanimously.

Key Outcomes

• Item #4 (Rezoning – John F. Moore Sr. Heirs): Approved 7-1 (motion to recommend approval consistent with the comprehensive plan).
• Item #6 (Barrington Fields Preliminary Plat): Denied unanimously due to failure to provide required street stub-out.
• Item #7 (Ridgeway Farms Preliminary Plat): Approved unanimously.
• Item #8 (Flood Damage Prevention Ordinance Text Amendment): Approved unanimously.
• Item #9 (Mixed-Use Institutional Zoning District Ordinance): Approved unanimously.
• Item #10 (Future Land Use Map Amendment – 320 Enterprises LLC): Approved unanimously.