Greenville Planning and Zoning Commission Meeting - August 18, 2020

The Greenville Planning and Zoning Commission met virtually on August 18, 2020, to conduct public hearings on seven items: two rezoning requests, a future land use map amendment, a controversial text amendment regarding small private schools, and additional rezoning requests. The commission approved the July 21 minutes and unanimously voted to recess all action items until August 20, 2020, for deliberations and final votes.

Consent Calendar

• Minutes Approval: The July 21, 2020 minutes were approved unanimously. Motion by Mr. West, seconded by Mr. Jordan. All present members voted in favor.

Public Comments & Testimony

• Item 2 (Amy A. Edwards Rezoning): Mike Baldwin, representing the applicant, spoke in favor, describing transitional zoning and plans for future road widening. An email from Bob Williams (1330 Porter Town Road) was read into the record, opposing the rezoning due to traffic, safety, and flooding concerns.
• Item 3 (Happy Trail Farm LLC Rezoning): Mike Baldwin spoke in favor, detailing the property's history and environmental protections. Emails were read from Rob Klinger, Stephen and Lena Preville, April Blakesley, and Joseph Davis, all opposing the rezoning. Concerns included inconsistency with surrounding neighborhoods, strain on infrastructure and schools, flooding risks to Hardy Creek, wetland and tree preservation, and traffic safety. (Note: Chair later clarified that the Davis email pertained to Item 2, not Item 3.)
• Item 4 (Small Private Schools Text Amendment): Rich Ballot, representing JP2 Catholic High School, spoke in favor, citing sound and light tests and describing third-party field use as a philanthropic community benefit. Numerous speakers opposed: Joni Torres (dismissed petitions, bait-and-switch, 52 nights/year potential), Donna Jacobs (over 300 homeowners petitioned, 82.5 hours/week potential third-party use), Gary Mayo (noise, requested limits and no Sunday use), David Wilson Okamura (decibel increase is logarithmic, threats from property owner), Dave Caldwell (no good-faith negotiation, request to withdraw), Amy Kerr Richardson (emergency vehicle access), John Rice (text amendment too broad), Thomas Feller (misrepresentations, expanded noise/light), Thomas Huner (not true consensus), Catherine Verbannock (missing agreed-upon restrictions), and Brett Keeper (enforcement concerns). An email from Debbie and Brian Rogers was read, requesting more time for negotiations.
• Item 5 (Langston Farms LLC Future Land Use Map Amendment): Mike Baldwin spoke in favor; no opposition speakers.
• Item 6 (PB Builders LLC Rezoning): Mike Baldwin spoke in favor; no opposition speakers.
• Item 7 (Stark Holdings LLC and Trade Holding Company LLC Rezoning): Brian Fagundis spoke in favor; no opposition speakers.

Discussion Items

• Item 2: Planner Brad Seivior presented the request to rezone 14.221 acres along Porter Towns Road from RA20 to GC (5.038 acres) and R6 (9.183 acres). The property is vacant, not in floodplain, but in Hardy Creek watershed. Staff estimated 4,688 additional trips per day and recommended approval. No commissioner questions.
• Item 3: Staff recommended approval of rezoning 33.849 acres from RA20 to R6S. The property is vacant, partially in floodplain, and in Hardy Creek watershed; potential 766 trips/day increase. No commissioner questions.
• Item 4: Extensive history provided by Shantae Gooby and Brad Seivior: JP2 originally received a special use permit (SUP) in 2015, amended in 2018 for athletic fields. A rezoning attempt was denied by staff, and the text amendment became the alternative. Staff held multiple meetings with neighbors, received 42 questions, and made three tweaks to the draft. Commission members questioned staff about the perceived inconsistency in staff's role and the lack of a commission directive for a text amendment. Staff attorney Tom Barnett explained the text amendment was the only remaining option after the property owner rejected a revised SUP and a zone change was too broad. The commission also heard public comment and noted a discrepancy: several speakers asserted the commission never requested a text amendment, while staff maintained it was pursued as a compromise.
• Item 5: Staff recommended approval of amending the future land use map for 1.881 acres from office to commercial at South Memorial Drive and Regency Boulevard. Staff noted the property could accommodate 5,000 sq ft of office under current zoning, but commercial would allow about 1,500 sq ft (possibly a restaurant). No commissioner questions.
• Item 6: Staff recommended approval of rezoning 9.873 acres in the Cobblestone subdivision from RA20 to R6. The property is vacant and wooded, not in floodplain, and in Greensmill Run watershed. Potential 594 trips/day increase and about 110 multifamily units. The future land use map shows a "potential conservation" overlay, but staff called it a "yellow light," not a red light. No commissioner questions.
• Item 7: Staff recommended approval of rezoning 5.756 acres between West 10th and West 8th Streets from CDF and IU to CD. Existing uses include nearly 150,000 sq ft of warehouse, 10,000 sq ft of retail, and 5,000 sq ft of office. Potential 4,247 trips/day increase, distributed across multiple roads. No commissioner questions.

Key Outcomes

• Approved the July 21, 2020 minutes unanimously.
• Recessed all action items (Items 2–7) until August 20, 2020, at 6 p.m. for deliberations and votes. Motion by Mr. Overton, seconded by Mr. Joiner, passed unanimously.
• Email Comment Deadlines: Public comments via email were accepted for 24 hours after the meeting: Aug 19 at 6:30 p.m. for Item 2, 6:56 p.m. for Item 3, 8:26 p.m. for Item 4, and 8:48 p.m. for Item 6 (and similar deadlines for other items).