Greenville Planning and Zoning Commission Reconvened Meeting - May 21, 2020

This meeting was a reconvening of the May 19, 2020, Planning and Zoning Commission meeting, held pursuant to North Carolina General Assembly requirements allowing a 24-hour public comment period after a Zoom meeting. The commission reviewed and voted on several zoning and text amendment items. Key decisions included unanimous approval of three rezoning requests and a preliminary subdivision plat, a unanimous vote to continue a controversial text amendment for small private schools to allow further dialogue, and a unanimous vote to deny a recreational sport hunting overlay.

Public Comments & Testimony

• The commission acknowledged receiving numerous public comments during the 24-hour recess, all related to item eight (small private school text amendment). Materials included a 7-page letter from Michael DeSilva, an 8-page letter from Joni Torres, a 35-page petition with 44 signatures, and a memorandum with 23 comments in favor and 45 comments in opposition. Two additional emails from Pitt Lighting (by Troy Lofton) and Top Play Greenwell (by Gray Williams) were also submitted and reviewed after a brief recess. Nearly all submitted comments expressed opposition to the text amendment as proposed, citing concerns about light, noise, hours of operation, and lack of neighborhood input.

Discussion Items

• Item 4: ECU Rezoning – Unanimously approved. The ordinance rezones approximately 19 acres near West 10th Street, South Washington Street, West 12th Street, West 13th Street, and the Coastal Seaboard Railroad from IU (Unoffensive Industrial), R6 (Residential High Density Multifamily), and CDF (Downtown Commercial Friends) to MUI (Mixed Use Institutional). No public comments were received. Commissioner Overton moved to approve, citing consistency with the comprehensive plan.
• Item 5: 320 Enterprises, LLC Rezoning – Unanimously approved. The ordinance rezones 8.2917 acres at the southeast corner of East 10th Street and L.T. Hardy Road from General Business (Simpson Jurisdictional) to CG (Commercial General) for 3.2917 acres (Tract 1) and to OR (Office Residential High Density Multifamily) for 5 acres (Tract 2). Commissioner Overton moved to approve, noting consistency with the comprehensive plan.
• Item 6: Barrington Fields Preliminary Subdivision Plat – Unanimously approved. The preliminary plat for Barrington Fields Sections 2, 3, and 4, located west of Frog Level Road, comprises 40 lots on 19.1252 acres. Commissioner Brock moved to approve.
• Item 7: Text Amendment – Multifamily Option in Medical Districts – Unanimously approved. The ordinance amends the city code to add a multifamily option to the MCG (Medical General Commercial) and MC8 (Medical Heavy Commercial) zoning districts. Commissioner Overton moved to approve.
• Item 8: Text Amendment – Small Private School Use Classification and Standards – Unanimously voted to continue to the June 2020 meeting. This item generated extensive discussion and public opposition. Commissioners Maxwell, Collins, Jordan, Brock, and the Chair expressed concerns about the proposed 80 hours of operation per week (including nights and weekends), lack of meaningful dialogue between the school and neighbors, insufficient prior notice, and potential impacts on neighborhood peace. Commissioner Maxwell argued that the original special use permit had been negotiated with neighborhood input, and this text amendment would override those conditions. Commissioner Collins opposed the text as written, suggesting limits on event frequency. Commissioner Brock supported further discussions and proposed a percentage split for public vs. private use. The commission ultimately moved (Maxwell, seconded by Jordan) to continue the matter to allow parties to seek compromise. The motion passed unanimously. The city attorney noted a 65-day deadline for the planning board to submit a recommendation to the city council.
• Item 9: Text Amendment – Recreational Sport Hunting Overlay – Unanimously denied. Commissioner Maxwell expressed safety concerns, noting the proximity to the city golf course and the Tar River recreation area. He questioned the need for hunting within city limits and wanted to hear from police and parks & recreation staff. Commissioner Jordan shared similar safety concerns. Maxwell initially moved to continue to the June meeting to allow those officials to attend, but after discussion, he withdrew that motion and instead moved to deny. Commissioner Joyner seconded. The motion included language recommending denial despite consistency with the comprehensive plan, citing a more appropriate zoning classification. The vote was unanimous.

Key Outcomes

• Items 4, 5, 6, and 7: Approved unanimously. The commission recommended approval to the city council, adopting the staff reports on plan consistency.
• Item 8: Continued unanimously to the next scheduled Planning and Zoning Commission meeting in June 2020. The commission will expect a report on whether the school and neighborhood representatives can reach a compromise on hours, events, and other conditions.
• Item 9: Denied unanimously. The commission recommended denial to the city council, advising that although the text amendment is consistent with the comprehensive plan, a more appropriate zoning classification exists. The denial effectively prevents the creation of a recreational sport hunting overlay within the city.