Greenville Planning and Zoning Commission Meeting – September 21, 2021

The Greenville Planning and Zoning Commission met virtually on September 21, 2021, at 6:00 PM to consider a text amendment, four rezoning requests, and a preliminary plat. The commission approved a text amendment to allow firearms and ammunition sales as accessory uses to shooting ranges, approved two rezoning requests (Brighton EC and Gregory Jones), approved a preliminary plat (The Dickinson), and narrowly approved a rezoning for Bells Fork Partners after a tied vote. The meeting also included public comments, discussions on conditional zoning, and a brief remark about returning to in-person meetings.

Consent Calendar

• The minutes from the August 17, 2021 meeting were approved unanimously.

Public Comments & Testimony

• Text Amendment (Item 2): Mike Biggerstaff (applicant representative) and Rick Dahlia (proponent) spoke in favor, stating that the amendment would allow combined gun sales and shooting ranges, which are common in the region. No opposition speakers were registered.
• Rezoning – Brighton EC (Item 3): Scott Anderson (applicant representative) spoke in favor, explaining that the rezoning would enable a clubhouse and pool for the existing Brighton Park apartments. Amy Howell (neighboring property owner) spoke in opposition, citing safety concerns, congestion, and the risk of children near West 5th Street. A letter from Dr. Rowe was also referenced but not read into the record.
• Rezoning – Gregory Jones (Item 4): Scott Anderson spoke in favor, noting that the rezoning would allow flexibility for development and that the applicant had met with adjacent property owners to address concerns. No opposition speakers were registered. Two letters in favor from Collis Moore and Matt Wilkerson were acknowledged.
• Rezoning – Bells Fork Partners (Item 5): Scott Anderson and Dustin Mills (applicant representatives) spoke in favor, stating that a self-storage use (low-traffic) was proposed after a previous multifamily proposal was denied by city council. No opposition speakers were registered.
• Preliminary Plat – The Dickinson (Item 6): Igor Pali Voda (civil engineer for the applicant) spoke in favor, highlighting the benefit of connecting Manning Forest Drive to Dickinson Avenue and Williams Road.

Discussion Items

• Text Amendment (Item 2): Commissioners questioned whether the proposed gun sales met the legal definition of an accessory use (subordinate and dependent on the primary use). Staff clarified that the amendment ties gun sales to the shooting range, and the applicant stated that both would be built together. The commission voted unanimously to recommend approval.
• Rezoning – Brighton EC (Item 3): Discussion focused on the small lot size (1.005 acres) and compatibility with adjacent multifamily zoning. Staff noted negligible traffic impact. The commission voted unanimously to recommend approval.
• Rezoning – Gregory Jones (Item 4): Commissioners discussed the 57.927-acre site, traffic generation (377 net trips per day), buffering (50-foot strip left in R6S, 100-foot conservation overlay), and the importance of sidewalks. Commissioner Hap raised concerns about sprawl and lack of pedestrian infrastructure. Staff noted that sidewalks would be required along 10th Street. The commission voted unanimously to recommend approval.
• Rezoning – Bells Fork Partners (Item 5): Staff recommended denial because the proposed general commercial zoning (CG) is inconsistent with the future land use plan, which envisions a buffer between commercial and single-family. The applicant argued that the CG zoning is contiguous with existing commercial and that a self-storage use would generate only 174 trips per day, versus 2,400 trips for general commercial. Commissioners debated the unique configuration of the 7.773-acre property, the history of a previous denial, and the need for conditional zoning. A motion to deny failed 3-4 (Brock, Maxwell in favor; Robinson, Overton, Joyner, Collins, Thomas against). A subsequent motion to recommend approval (noting inconsistency with the comprehensive plan but appropriateness) passed 4-3 (Robinson, Overton, Collins, Thomas in favor; Joyner, Maxwell, Brock against).
• Preliminary Plat – The Dickinson (Item 6): Staff presented the 22.745-acre plat for two lots. The plat includes the extension of Manning Forest Drive to Dickinson Avenue and access to Williams Road. No questions were raised. The commission voted unanimously to approve.

Key Outcomes

• Text Amendment (Item 2): Approved unanimously (7-0) to recommend adoption by city council.
• Rezoning – Brighton EC (Item 3): Approved unanimously (7-0) to recommend approval.
• Rezoning – Gregory Jones (Item 4): Approved unanimously (7-0) to recommend approval.
• Rezoning – Bells Fork Partners (Item 5): Recommended approval by a vote of 4-3 (Robinson, Overton, Collins, Thomas for; Joyner, Maxwell, Brock against). The motion included language that the zoning is not consistent with the comprehensive plan but is appropriate in this instance.
• Preliminary Plat – The Dickinson (Item 6): Approved unanimously (7-0).
• Other: A commissioner requested that city council consider adopting conditional zoning to allow more specific use controls. The meeting was adjourned.