Greenville Planning and Zoning Commission Meeting – December 20, 2022

The Greenville Planning and Zoning Commission met on December 20, 2022 at 6:00 PM in City Hall Council Chambers. The meeting covered seven new business items including rezoning requests, preliminary plats, and two text amendments related to alcohol establishments. Key decisions included approvals of two rezonings, two preliminary plats, and a major text amendment, while one rezoning and both bar size options were denied.

Consent Calendar

• Approval of Minutes: The minutes from the November 15, 2022 meeting were approved unanimously by voice vote.

Rezonings

• Item 2 - Nichols Rezoning (4.82 acres, Dickinson & Frog Level): Approved unanimously. Staff noted the property is in Pitt County jurisdiction, the rezoning to CH (Heavy Commercial) aligns with the future land use plan, and a gas station is planned. The annexation and rezoning go to City Council on January 12, 2023.
• Item 3 - 4 Life Properties Rezoning (90.378 acres, Allen Road): Approved 7-0. The rezoning from IU/CH to R6 (High Density Multi-family) and R6-CA includes a conservation overlay. Staff said it is consistent with the Horizons Plan. The applicant stated the landfill is a good neighbor and that the development will be a mixed-use neighborhood.
• Item 4 - Porters Crossing Rezoning (12.711 acres, Thomas Langston Road): Denied 3-2. Staff recommended denial because R6S zoning is out of character with surrounding RA20 and R9S. The applicant argued the density increase from ~39 to ~52 lots is modest. The HOA president from Davencroft raised concerns about wetlands and traffic. Motion to approve failed 3-2; motion to deny passed 3-2.
• Item 5 - Bill Clark Homes Rezoning (29.532 acres, L.T. Hardee Road): Denied 3-2 after extensive public opposition. Staff recommended approval as consistent with the future land use plan, but opponents raised concerns about Lake Glenwood dam safety, stormwater, and traffic. The applicant presented an engineering report stating development would not worsen dam risk. Motion to deny passed 3-2.

Preliminary Plats

• Item 6 - Mann Farm Preliminary Plat (61.3 acres, 3 lots): Approved unanimously. The plat creates three commercial/residential lots with street extensions. Staff said it meets technical requirements.
• Item 7 - Langston West Phase 13 Sections 1 & 2 (32.1549 acres, 63 lots): Approved unanimously. Staff noted a resident email about traffic calming; staff will evaluate after development stabilizes. A 25-year detention pond is planned.

Public Comments & Testimony

• Item 5 Opposition: Jeff Bear (Lake Glenwood resident) described flooding and dam deficiencies, showing a video of stormwater overtopping. Mark Corey (Brittany Ridge) opposed due to traffic and “like use” concerns. Christine Tepper showed video of yard flooding. Marcus Ovallier cited dam failure risk and lack of traffic counts. Brad Ivy asked about stormwater runoff onto private property. Bob Shedler called the proposal a “bait and switch.” Linda Mandel (Willow Run HOA) feared dam failure would destroy homes. Harold Wise noted hurricane runoff.
• Item 4: Brian Holt (Davencroft HOA president) asked about wetland impacts and traffic.
• Item 6: Mark Kennedy asked about future uses; informed no further public notice required once zoning is in place.
• Item 7 (Bar text amendment): Don Edwards (stakeholder representative) opposed the bar 2022 ordinance, citing safety, the 500-foot rule, and the Hilton Garden Inn investment. He urged a 2,000 sq ft limit. Maury York spoke against changing the 500-foot rule.

Discussion Items

• Item 8 (Bar 2022 Text Amendment): The board first tabled this to hear Item 9. After returning, they debated two options: a 3,500 sq ft or 2,000 sq ft maximum size. Option one (3,500 sq ft) failed on a motion to deny (3-2). Option two (2,000 sq ft) also failed on a motion to approve (2-3). Both options therefore failed, sending no recommendation to City Council. The ordinance would have created a new bar use limited to a defined downtown area (the “box”) with a special use permit, no separation requirements, and enforcement standards.
• Item 9 (Omnibus Alcohol Text Amendment): Approved after public hearing with no speakers. The amendment: (a) deletes the “dining and entertainment establishment” use, (b) redefines “bar” to comply with 2022 state law (30% food/70% alcohol sales), (c) adds microbrewery and microdistillery as accessory uses to a bar (up to 49% of floor area), (d) allows alcohol sales as an accessory use (up to 20%) for certain principal uses, and (e) updates enforcement definitions. The 500-foot rule for bars remains citywide.

Key Outcomes

• Approvals: Rezonings for Nichols (Item 2) and 4 Life Properties (Item 3); preliminary plats for Mann Farm (Item 6) and Langston West (Item 7); text amendment Item 9.
• Denials: Porters Crossing rezoning (Item 4); Bill Clark Homes rezoning (Item 5); Bar 2022 text amendment (both size options, Item 8).
• Vote Tallies:
  • Items 2, 3, 6, 7: unanimous.
  • Item 4: denial 3-2.
  • Item 5: denial 3-2.
  • Item 8 Option 1 (3500 sq ft): motion to deny 3-2 (fails); Option 2 (2000 sq ft): motion to approve 2-3 (fails).
• Next Steps: The Bar 2022 ordinance fails to gain recommendation; City Council will receive both failed options and may act independently. The other rezoning and plat approvals will proceed to City Council for final action.