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Record of Proceedings

Greenville Planning and Zoning Commission Meeting - April 27, 2021

Planning and Zoning Commission — Tuesday, April 27, 2021
BodyGreenville, North Carolina
SessionPlanning and Zoning Commission
DateTuesday, April 27, 2021
StatusFILED
Video Record
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Transcript — Verbatim
0:32

Welcome everyone to the April 27th Ringal Planning and Zoning Commission meeting.

0:37

This is returning from our recess on April the 20th.

0:41

We considered the matters on the agenda and received evidence and presentations.

0:45

And tonight, this is for the members to discuss the same and vote on the issues before us and make a decision.

0:54

So having said that, I would call upon Mr.

0:56

Max Joyner to do the invocation for us.

0:59

Hey heads.

1:08

Please allow us to keep our hearts and mind open and do what's best for the community.

1:12

In your name we pray.

1:13

Amen.

1:14

Mr.

1:14

Joyner, thank you very much.

1:15

Ms.

1:15

Castro, would you please call the roll for us and everybody would indicate uh present by voice, please?

1:21

Sir.

1:22

Uh Les Robinson.

1:23

Here.

1:25

Michael Overton.

1:26

Here.

1:28

Billy Parker.

1:31

Max Ray Joyner.

1:32

Here.

1:34

Hat Maxwell.

1:35

Here.

1:36

John Collins.

1:38

Here.

1:39

Alan Brock.

1:41

Here.

1:42

Kevin Faison.

1:44

Here.

1:46

Chris West.

1:47

Here.

1:49

Brad Goose.

1:50

Here.

1:51

Alan Thomas.

1:53

Here.

1:55

One point of procedure.

1:56

Um, since the chair's photo can't be stated.

1:59

I would ask Mr.

1:59

Robinson Robinson to restate his name and that he's present.

2:02

Yes, yes, sir.

2:03

Thank you, Manuel.

2:04

Les Robinson, and I'm present.

2:08

Chair, you have quorum.

2:10

Great.

2:10

Ms.

2:11

Castro.

2:11

If I understand we have a quorum and everybody votes but Mr.

2:16

Thomas, is that correct?

2:18

Alan Thomas.

2:22

Yes, sir.

2:23

All right.

2:24

Thank you so much.

2:25

All right.

2:26

Ladies and gentlemen, with that, from last week's meeting, we had items number two.

2:31

Items number three, item number seven, which we received presentation from staff.

2:37

We received comments from various people.

2:39

So my first question would be Ms.

2:41

Gooby.

2:42

Have we received any additional comments on item number two, item number three or item number seven on the April 20th agenda?

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████64%
Economic Development█████████13%
Procedural████████12%
Public Engagement█████7%
Urban Planning███4%
Summary of Proceedings

Greenville Planning and Zoning Commission Meeting - April 27, 2021

The Greenville Planning and Zoning Commission met on April 27, 2021, to continue deliberations from the April 20 recess. The commission voted on three items: two rezoning requests and a text amendment to city code regarding dormitory development. The meeting included discussion on the viability of ground-floor retail requirements in student housing projects.

Consent Calendar

  • Item 2: Unanimously approved a request by Collis Moore Jr. to rezone 1.4854 acres at the northwestern corner of Diamond Drive and Sapphire Court from IU (Unoffensive Industry) to CH (Heavy Commercial). The motion to approve was made by Alan Brock, seconded by Chris West, and passed unanimously.
  • Item 3: Unanimously approved a request by MQ Construction LLC to rezone 2.385 acres between Dickinson Avenue and Southwest Greenville Boulevard, approximately 600 feet west of Williams Road, from RA20 (Residential Agricultural) to R6 (Residential High Density Multifamily). The motion to approve was made by Max Ray Joyner, seconded by John Collins, and passed unanimously.

Discussion Items

  • Item 7: A request by Michael Birch, Longleaf Law Partners, to amend Title IX, Chapter 4, Article E, Section 9-4-86 of the city code, specifically deleting the requirement that dormitory developments in the CDFUC district include at least 10,000 square feet of non-storage floor area used for retail sales or other non-residential uses. Staff (Shantae Gooby) provided background on the rule's origin, noting it was intended to activate ground floors and support the Horizons Plan's walkable community vision. Commissioners discussed concerns about vacant retail spaces in existing projects (e.g., Jolly Roger and other student housing), the impact of COVID-19 on leasing, and whether a compromise (e.g., reducing the square footage requirement) was possible. Staff indicated openness to further discussion, but the applicant requested a vote that evening due to the project's timeline. Commissioner Michael Overton expressed support for the city's intent but noted practical leasing challenges. Commissioner Kevin Faison highlighted that many ground-floor spaces were empty even before the pandemic. Commissioner Hat Maxwell argued the requirement was a reasonable compromise and that the pandemic had suppressed leasing. Commissioner Brad Goose supported maintaining the rule to foster mixed-use development. Commissioner Alan Brock questioned whether retail challenges were broader market cycles. Commissioner Alan Thomas emphasized the importance of building retail space for future walkability. Commissioner Max Ray Joyner noted the struggling shopping center near the Jolly Roger site.

Key Outcomes

  • Item 7: Commissioner Hat Maxwell made a motion to deny the proposed amendment, finding it inconsistent with the comprehensive plan and adopting the staff report. The motion was seconded by Alan Brock and passed with a vote of 6-2. Voting in favor of denial (i.e., against the amendment) were: Michael Overton, Pat Maxwell, John Collins, Alan Brock, Chris West, and Brad Goose. Voting against denial (i.e., in favor of the amendment) were: Max Ray Joyner and Kevin Faison. The commission thereby recommended that the 10,000 square foot non-residential space requirement remain in place for dormitory developments in the CDFUC district.
  • The meeting adjourned after the vote.

Meeting Transcript

Welcome everyone to the April 27th Ringal Planning and Zoning Commission meeting. This is returning from our recess on April the 20th. We considered the matters on the agenda and received evidence and presentations. And tonight, this is for the members to discuss the same and vote on the issues before us and make a decision. So having said that, I would call upon Mr. Max Joyner to do the invocation for us. Hey heads. Please allow us to keep our hearts and mind open and do what's best for the community. In your name we pray. Amen. Mr. Joyner, thank you very much. Ms. Castro, would you please call the roll for us and everybody would indicate uh present by voice, please? Sir. Uh Les Robinson. Here. Michael Overton. Here. Billy Parker. Max Ray Joyner. Here. Hat Maxwell. Here. John Collins. Here. Alan Brock. Here. Kevin Faison. Here. Chris West. Here. Brad Goose. Here. Alan Thomas. Here. One point of procedure. Um, since the chair's photo can't be stated. I would ask Mr. Robinson Robinson to restate his name and that he's present. Yes, yes, sir. Thank you, Manuel. Les Robinson, and I'm present. Chair, you have quorum. Great. Ms. Castro. If I understand we have a quorum and everybody votes but Mr. Thomas, is that correct? Alan Thomas.

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