Greenville Planning and Zoning Commission Meeting - January 19, 2021

The Greenville Planning and Zoning Commission held a virtual meeting on January 19, 2021, at 6:00 PM via Zoom. The meeting included presentations and public comments on five agenda items: approval of minutes, a preliminary plat for the Millennial Warehouse property, a text amendment to define and regulate fences, a rezoning request for 5.747 acres at Manning Forest Drive, and a preliminary plat for the Kadie Farms duplex development. No final votes were taken; the commission recessed to Thursday, January 21, 2021, at 6:00 PM for debate and voting.

Consent Calendar

• Approval of Minutes: The minutes from December 15 and December 17, 2020, were approved unanimously by voice vote.

Public Comments & Testimony

• Item 2 – Millennial Warehouse Preliminary Plat: Three speakers expressed support: Merrill Flood (East Carolina University), Tim Elliott (development partner), and Michelle Clements (technical consultant). No opposition was voiced.
• Item 3 – Fence Text Amendment: No public speakers signed up either for or against the amendment.
• Item 4 – Rezoning to R6 (Manning Forest Drive): One speaker, Brian Fagundis (representing the applicant), spoke in favor, stating the request aligns with the comprehensive plan. Multiple residents submitted letters opposing the rezoning, citing concerns about increased traffic, noise, safety, loss of privacy, decreased property values, and environmental impact. Letters were read into the record from Holly and Matthew Aiken, Chip and Sheila Pearsall, Robert Lawrence, a Brookhollow resident, Sharon and Timothy Gooch, Leslie Cobb, and Christopher J. Cordina. The commission acknowledged the full content of all letters.
• Item 5 – Kadie Farms Preliminary Plat: One speaker, Ken Malpus, spoke in favor and offered to answer questions. No opposition was voiced.

Discussion Items

• Item 2 – Millennial Warehouse Preliminary Plat: Staff presented a request by the State of North Carolina to subdivide 9.04 acres into 7 lots near West 10th Street and the CSX Railroad. The property is zoned Mixed Use Institutional. The subdivision review committee found the plat met all technical requirements; staff recommended approval.
• Item 3 – Text Amendment for Fences: Staff presented a refined proposal to amend Title 9, Chapter 4 of the City Code to create a definition and standards for residential and non-residential fences. Key provisions include height limits (6 ft front/8 ft side-rear for residential; 8 ft front/10 ft side-rear for non-residential), permissible materials, prohibition of barbed wire in residential areas (except agricultural), a requirement that gates not open into public rights-of-way, and a zoning compliance permit. The amendment is intended to address nuisances and provide clarity for code enforcement. Commissioner Jordan expressed concern about the city regulating fence heights and materials, noting that fences have been built for decades without such rules. Staff explained the amendment was initiated by code enforcement to better handle creative or unsafe fencing.
• Item 4 – Rezoning to R6 (4 Life Properties, LLC): Staff presented a request to rezone 5.747 acres at the terminus of Manning Forest Drive from RA20 (Residential-Agricultural) to R6 (High Density Residential). The site is currently vacant. Under RA20, the site could accommodate about 12 single-family homes; under R6, up to 65 multifamily units could be built. The property is in the Greensmill Run watershed (25-year detention required). The future land use map recommends traditional neighborhood and medium/high density, and staff found the request in compliance with the Horizons plan. The applicant’s representative noted that no development plan is attached; the rezoning is a land-use request. Residents’ letters raised concerns about traffic on Dickinson Avenue and Williams Road, safety, property values, and loss of natural buffer. Commissioner Jordan asked about the capacity difference between the two zonings.
• Item 5 – Kadie Farms Preliminary Plat: Staff presented a preliminary plat for 52 duplex lots (104 units) on 23.2863 acres along SW Greenville Boulevard, adjacent to People’s Baptist Church. The property is zoned R6ARU (allowing only single-family and duplex). The plat sets out the street network. The rezoning for this development was previously approved by City Council. Staff recommended approval.

Key Outcomes

• No final votes were taken on any agenda item. The commission unanimously voted to recess until Thursday, January 21, 2021, at 6:00 PM, at which time debate and voting on all five items will occur.
• The public was invited to submit additional comments via email to city staff before the recessed meeting.