Greenville Planning and Zoning Commission Meeting - October 20, 2020

The Greenville Planning and Zoning Commission met virtually via Zoom on Tuesday, October 20, 2020, at 6:00 PM due to COVID-19 restrictions. The meeting included public hearings on two rezoning requests, a continuation of a preliminary plat, and a text amendment to allow microdistilleries downtown. The commission recessed the meeting to reconvene on Thursday, October 22, 2020, at 6:00 PM to discuss and vote on these matters.

Consent Calendar

• Approved the minutes from the September 15, 2020, and September 17, 2020, meetings unanimously by roll call vote.

Public Comments & Testimony

• Item 2 – Rezoning (3810 Charles, LLC): Ken Malpus, representing the buyer (adjacent owners of Greenville Auto World), stated the property was purchased for potential future parking expansion; no immediate development plans. No speakers opposed.
• Item 3 – Rezoning (Langston Farms, LLC): Mike Baldwin, representing the applicant, stated that the rezoning would bring the property into harmony with surrounding commercial uses along Memorial Drive. No speakers opposed.
• Item 5 – Text Amendment (Microdistillery): Trey Herring, a prospective distillery operator from Goldsboro, spoke in support, emphasizing that microdistilleries provide education, entertainment, and tourism. He noted that 25 years ago tourists sought golf, but now they seek microbreweries and distilleries. No speakers opposed.

Discussion Items

• Item 2 – Rezoning Request (3810 Charles, LLC): Planner Brad Sevier presented the request to rezone 1.254 acres along Charles Boulevard/NC Highway 43, south of Fire Tower Road, from RA20 (Residential-Agricultural) to CH (Heavy Commercial). The property is vacant and currently could support three single-family lots; if rezoned, it could accommodate about 10,000 square feet of commercial development. Staff recommended approval, noting the surrounding area is already heavy commercial and the request alignes with the Horizons 2026 plan. No commission questions; public comment heard.
• Item 3 – Rezoning Request (Langston Farms, LLC): Planner Brad Sevier presented the request to rezone 1.881 acres at the northeastern corner of South Memorial Drive and Regency Boulevard from O (Office) to CG (General Commercial). The property is vacant and currently zoned office, allowing a 5,000-square-foot office building; if rezoned, it could support uses like a 1,500-square-foot fast-food restaurant. The future land use designation was recently changed to commercial, approved by City Council in September 2020. Staff recommended approval. No commission questions; public comment heard.
• Item 4 – Preliminary Plat (East Carolina University, "Millennial Warehouse Property"): The commission received a written request to continue this item. After brief discussion, a motion to continue was made, seconded, and approved unanimously by roll call vote. The item was removed from the October 20 agenda.
• Item 5 – Text Amendment (Microdistillery): Ms. Gooby presented the staff request to add "microdistillery" as a special use in the CD (Downtown Commercial) district, with a definition and standards. Key provisions: limited to the CD district, special use permit required, maximum 5,000 square feet for distilling equipment, minimum 30,000 square feet total floor area, allows on-premise and off-premise consumption, no cover charge, accessory uses include retail, food/beverage, tasting room, and entertainment. Outdoor amplified sound permitted only if not within 150 feet of a residential use. Staff cited policies from the Horizons 2026 plan supporting downtown nightlife, adaptive reuse of historic buildings, and infill development. Commissioner Allen Thomas questioned whether other nodes (West Greenville, Fire Tower) should be considered, noting the city's growth. Ms. Gooby responded that the downtown focus aims to revitalize many vacant large buildings and build critical mass. No other commission questions; public comment heard.

Key Outcomes

• The minutes from September 15 and September 17, 2020, were approved unanimously.
• Item 4 (preliminary plat by East Carolina University) was continued unanimously at the applicant's request; no further action this meeting.
• Public hearings were held for items 2, 3, and 5; no votes were taken on these items.
• The commission recessed the meeting by unanimous vote to reconvene on Thursday, October 22, 2020, at 6:00 PM to deliberate and vote on all remaining matters.