Greenville Planning and Zoning Commission Meeting - December 21, 2021

The Greenville Planning and Zoning Commission convened on December 21, 2021, at 6:00 PM via remote electronic platform due to the state of emergency. Chair Kevin Faison led the meeting, which included invocation by Alan Brock, roll call, approval of the November 16, 2021 minutes (unanimous), and ten new business items. All votes were recorded with six commissioners present.

Consent Calendar

• Approval of minutes from November 16, 2021: Unanimous.

Public Comments & Testimony

• Items 2 & 3 (Rezonings on Allen Road): Mike Baldwin spoke in favor on behalf of both applicants. A written opposition from Robert O'Neill, a neighbor at 1900 Allen Road, was read into the record. O'Neill argued that industrial and heavy commercial uses should not be placed next to existing and approved residential homes.
• Item 4 (Carolina Crofts Prliminary Plat): Tim Newell (Rivers and Associates) spoke in favor, explaining that the revised plat removed townhomes and commercial space due to COVID-related market changes and added single-family lots. Roger Kemp attended but did not speak.
• Item 5 (Miscellaneous Text Amendments): No public comments.
• Item 6 (Data Center Text Amendment): Yukonda Dunn (Greenville ENC Alliance) spoke in favor, emphasizing the need to modernize ordinances for the technology sector. Patty Vara and Jeff Jackson (Compute North) answered questions, noting a potential $55 million investment, 15 jobs with average wage $56,000 (above county average of $42,800).
• Item 7 (Frog Level Road Land Use Map Amendment): Brian Fagundis (Reggie Spain Housing LLC) spoke in favor, arguing low commercial demand and natural connection to Teakwood Green subdivision.
• Items 8–10 (Street Closures): No public comments.

Discussion Items

• Items 2 & 3 – Rezonings along Allen Road: Staff presented requests to rezone 23.5 acres (ABC Family) and 66.878 acres (Aston Alexander Properties) from RA20 to CH along Allen Road and IU to the rear, adjacent to Pitt County Landfill. The properties are in the 25-year watershed; flood permits and no-rise certification required. Staff opined compliance with Horizons Plan. Commissioner Maxwell raised stormwater runoff concerns for the downstream Trena neighborhood. Both items passed 5-1, with Maxwell dissenting.
• Item 4 – Carolina Crofts, Phase 1 Preliminary Plat: Staff recommended approval of a revised plat for 179 lots on 108.92 acres. The original plat (approved February 2021) included townhomes, retail village, and restaurant; changes removed those for more single-family lots due to market demand. The agrihood concept (crop fields, orchards, events) is retained. Technical Review Committee recommended approval. Passed unanimously (6-0).
• Item 5 – Miscellaneous Zoning Ordinance Text Amendments: Staff detailed five changes: removing minimum acreage/density for homeless/abused shelters (letting state building code govern); adding tattooing as a permitted use in several districts; adding microblading as a permitted use mirroring barber/beauty districts; cleaning up land use classifications and updating outdated zoning labels (O&I to OR); adding physical, occupational, and speech therapy under health services not otherwise listed. Amendments align with Horizons Plan policy 4.3.1 (diversifying economy). Passed unanimously.
• Item 6 – Text Amendment for Modular Data Processing Facilities and Data Processing Centers: Staff established separate use categories with standards: modular facilities (land use 5, only industrial districts, 35-ft height, 100-ft setback, underground wiring, buffer F, sound limits 65 dB near residential/office and 75 dB near industrial, decommission plan) and data centers (land use 4, permitted in commercial/office/industrial/mixed-use, similar standards). Supporters highlighted a $55 million investment and 15 high-wage jobs. Passed unanimously.
• Item 7 – Future Land Use Map Amendment for Frog Level Road: Staff recommended denial, stating that changing 50 acres from commercial/conservation to residential low-medium density is inconsistent with sustainable development because the site is surrounded on three sides by commercial/industrial uses. Applicant countered that commercial demand is low, sewer is available, and the property ties into Teakwood Green. Commission voted 5-1 to approve, with Maxwell dissenting.
• Items 8–10 – Street Closures:
  • Item 8: Closure of a portion of Southeast Alley (between Evans and Cotanch, north of 5th Street) to enable hotel development; GUC requested easement retention until utility relocation. Recommended to City Council. Unanimous.
  • Item 9: Closure of an unimproved portion of Truman Street (between Moy Blvd and Memorial, north of Dickinson). Staff and GUC had no comments. Unanimous recommendation.
  • Item 10: Closure of a portion of Line Avenue (between railroad tracks and Dickinson, west of Moy Blvd) to abandon right-of-way from the Moy Hooker Connector project; GUC will retain easement. Unanimous recommendation.

Key Outcomes

• Item 2 (ABC Family Rezoning): Approved 5-1 (Maxwell dissenting).
• Item 3 (Aston Alexander Rezoning): Approved 5-1 (Maxwell dissenting).
• Item 4 (Carolina Crofts Preliminary Plat): Approved unanimously (6-0).
• Item 5 (Miscellaneous Text Amendments): Approved unanimously.
• Item 6 (Data Center Text Amendment): Approved unanimously.
• Item 7 (Frog Level Land Use Map Amendment): Approved 5-1 (Maxwell dissenting).
• Items 8, 9, 10 (Street Closures): Each recommended to City Council unanimously (6-0).