Greenville Planning and Zoning Commission Meeting - June 20, 2023

The Greenville Planning and Zoning Commission met on June 20, 2023, at 6:00 PM in City Hall Council Chambers. Vice Chair John Collins presided. The commission approved two preliminary plats, tabled a rezoning request after public concern, approved another rezoning, and passed a text amendment consolidating alcohol retail uses. The meeting also recognized outgoing commissioners Hap Maxwell and John Collins for their service.

Consent Calendar

• Approval of Minutes (April 18, 2023): The commission unanimously approved the minutes from the previous meeting.

Public Comments & Testimony

• Item 4 – Unshakable Builders Rezoning (R9S to OR):

  • Support: Marie Peedon (Interbanks Engineering, representing the applicant) argued the rezoning would allow multifamily housing as a buffer between single-family homes and existing industrial/commercial zones, helping meet regional housing demand. She noted the property includes a 50-foot riparian buffer and that a traffic impact analysis would be required. Rosie O'Neill (representing groundbreaking developers) emphasized the need for upscale multifamily housing on that side of the river and suggested development could pressure the city to address existing neighborhood flooding issues.
  • Opposition: Carolyn Glass (resident of Greenfield Terrace since 1971, former NAB liaison) expressed concerns about inadequate information, existing drainage and flooding problems in the neighborhood, and potential increased traffic. She stated that a one-to-two-inch rain already causes flooding. Waylon Moore (executor of Edna Moore’s estate, adjacent property owner) noted no applicant outreach to neighbors, argued the rezoning is inconsistent with the Horizon 2026 land use plan, and requested a continuation for more discussion.

• Item 5 – Redeeming Faith International Ministries Rezoning (MRS to R6): Frederick Hopkins (representing the church) spoke in favor, stating the church no longer plans to build on the site and wishes to sell for multifamily development. No opposition was voiced.

Discussion Items

• Item 2 – Manning Forest North Preliminary Plat: Staff presented a 5.423-acre single-lot plat zoned R6 (multifamily). No public speakers. The commission unanimously approved.
• Item 3 – Nexus Harris Mill Run Preliminary Plat: Staff presented a 33.68-acre single-lot plat zoned R6. Michelle Clumas (The East Group, agent) answered questions. No opposition. Approved unanimously.
• Item 4 – Unshakable Builders Rezoning (12.81 acres, Tipton Road):
  • Staff (Shantae) detailed the site’s flood hazard area, Parker’s Creek watershed, and a projected net increase of 537 trips per day. Under current R9S zoning, 36 single-family homes are possible; under the requested OR zoning, up to 130 multifamily units. The future land use plan designates the area as low-to-medium density residential. Staff recommended denial due to inconsistency with the plan.
  • Commissioner Andrew Denton recused himself (property interest). The board discussed flooding concerns, citing Daryl Norris (stormwater engineer) who confirmed watershed master plan data, existing drainage constraints under Memorial Drive and the railroad, and that development must meet no-net-increase stormwater standards but cannot be required to improve off-site conditions.
  • After public testimony, board members expressed sympathy for the neighborhood’s flood issues and noted lack of applicant-community communication. A motion to table for 60 days (to August 15, 2023) to allow applicant meetings with neighbors passed unanimously.
• Item 5 – Redeeming Faith International Ministries Rezoning (5.84 acres, MacGregor Downs Road):
  • Staff noted the site is adjacent to recently approved multifamily zoning, not in a floodplain, and could generate 488 trips per day. The current MRS zoning yields 17 single-family lots; requested R6 yields about 60 multifamily units. Although the future land use plan shows office/institutional, staff found multifamily more appropriate given surrounding development and lack of office demand, and recommended approval.
  • The commission voted unanimously to recommend approval to City Council.
• Item 6 – Text Amendment: Consolidation of Wine and Beer Retail Uses:
  • Staff proposed merging the uses