Greenville Planning and Zoning Commission Meeting - September 19, 2023

The Greenville Planning and Zoning Commission met on September 19, 2023 at 6:00 PM in City Hall Council Chambers. The meeting covered multiple rezoning requests, preliminary plats, text amendments, a land use plan amendment, and election of officers. Significant discussion occurred on a text amendment to allow fraternity/sorority housing on East Fifth Street, which was denied unanimously.

Consent Calendar

• Approval of Minutes: The July 18, 2023 minutes were approved as amended after a correction noted that the outcome (unanimous approval) was missing for item 3. Motion passed unanimously.
• Continuation of Preliminary Plats: Items 6 (Dalton T. Jones Subdivision) and 7 (Davencroft, Section 4) were continued to the October 17, 2023 meeting at the request of the applicants. Motion passed unanimously.

Public Comments & Testimony

• Item 2 – Unshakable Builders Rezoning: Marie Peaton (engineer) and DeWitt Newkirk (owner) spoke in favor, stating a meeting with neighbors had addressed traffic concerns. No opposition speakers.
• Item 3 – North State Steel Rezoning: Steve Sproul (surveyor) and Carrie Vaughn (Vice President of North State Steel) spoke in favor. No opposition.
• Item 4 – Derek P. Dunn Rezoning: Steve Janowski (Rivers & Associates) spoke in favor. No opposition.
• Item 5 – Agrivest LLC Rezoning: Mike Baldwin (representative) spoke in favor. No opposition.
• Item 8 – Creekside Subdivision Preliminary Plat: Scott Anderson (Ark Consulting) spoke in favor. One resident opposed, expressing concern that Forlines Road traffic would become dangerous without improvements.
• Item 9 – Fraternity/Sorority Text Amendment: Jeremy King (attorney for applicant) spoke in favor. Several residents opposed: Maury York (President, Tar River University Neighborhood Association) argued the proposal would constitute illegal spot zoning and disrupt the single-family neighborhood; other residents (including Elizabeth Knott, Jennifer McKinnon, Dennis Chestnut, and others) cited noise, traffic, parking, and precedent concerns.
• Item 10 – Car Wash Text Amendment: No speakers.
• Item 11 – RaceTrac Land Use Plan Amendment: Tommy Fees (representative) spoke in favor. No opposition.

Discussion Items

• Item 2 – Unshakable Builders Rezoning (12.81 acres, R9S to OR): Staff presented that the request is not consistent with the Future Land Use Plan (which recommends low-to-medium density residential), but the developer had met with neighbors. The commission discussed the traffic and buffer concerns. A motion to approve despite plan inconsistency carried 6-1.
• Item 3 – North State Steel Rezoning (13.5267 acres, RA20 to IU): Staff noted consistency with the land use plan. Chris West recused himself. The commission approved unanimously.
• Item 4 – Derek P. Dunn Rezoning (0.09 acres, R6 to CDF): Staff explained the lot is not developable alone and must be combined with adjacent city-owned parcels. The rezoning aligns with the center city plan. Approved unanimously.
• Item 5 – Agrivest LLC Rezoning (5.158 acres, RA20 to OR): Staff noted that the property is a "donut hole" surrounded by OR zoning and that the office designation in the land use plan is unlikely to materialize. Approved unanimously.
• Item 8 – Creekside Subdivision Preliminary Plat (152 lots, 75.8 acres): Staff confirmed the plat met all requirements and had subdivision review board approval. Commission approved unanimously.
• Item 9 – Fraternity/Sorority Text Amendment: Staff recommended denial, explaining the area is zoned single-family (R9S) and the amendment would conflict with the Horizons 2026 plan and neighborhood preservation strategies. The commission discussed spot zoning, and the city attorney clarified that the legality depends on reasonableness. All members voted to deny, citing the impact on the neighborhood and lack of public benefit.
• Item 10 – Car Wash Text Amendment: Staff recommended approval, noting the change adds a permitted use in medical districts and aligns with economic diversification policy. Approved unanimously.
• Item 11 – RaceTrac Land Use Plan Amendment (3.405 acres, OI to Commercial): Staff noted that the office demand is low and the property fronts a highway, making commercial use appropriate. A traffic impact analysis will be required. Approved unanimously.
• Election of Officers: Alan Brock was elected Chair and Kevin Faison was elected Vice Chair for one-year terms.

Key Outcomes

• Approvals:
  • Item 2: Approved 6-1 (one nay from Alan Thomas? – recording indicates one opposed).
  • Item 3: Approved unanimously (Chris West recused).
  • Item 4: Approved unanimously.
  • Item 5: Approved unanimously.
  • Item 8: Approved unanimously.
  • Item 10: Approved unanimously.
  • Item 11: Approved unanimously.
• Denials:
  • Item 9 (Fraternity/Sorority Text Amendment): Denied unanimously.
• Elections: Alan Brock elected Chair; Kevin Faison elected Vice Chair.
• Meeting Adjourned: Approximately 8:08 PM after all business.