OpenPublica

Accountability starts with access.

© 2026 · Filed for the public record

Use casesAboutAPIPrivacyTermsLinkedIn
Home/Greenville, North Carolina/Planning and Zoning Commission
OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Greenville Planning and Zoning Commission Meeting - November 21, 2023

Planning and Zoning Commission — Tuesday, November 21, 2023
BodyGreenville, North Carolina
SessionPlanning and Zoning Commission
DateTuesday, November 21, 2023
StatusFILED
Video Record
0:00 / 2:19:11

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:34

Okay, good evening.

0:35

The meeting will now come to order.

0:37

Welcome to the November 21st, 2023 meeting of the Greenville Planning and Zoning Commission.

0:42

My name is Alan Brock.

0:43

I'm the chair of the commission.

0:45

If we could please have an indication, Mr.

0:47

Facet.

0:48

Yes, all bow heads, please.

0:50

Dear Lord, thank you for bringing us here today.

0:52

Lord, help us conduct the business of the city and make sure that all mines and hearts are clear with the decisions that we make.

0:58

Lord, we pray for all the things that are going on during this holiday season for the people that are struggling out in the world.

1:04

Amen.

1:10

Alan Brock.

1:12

Here.

1:12

Kevin Favine.

1:14

Here.

1:14

Billy Parker.

1:15

Here.

1:16

Andrew Denton.

1:17

Present.

1:18

Chris West.

1:19

Alan Thomas.

1:21

Here.

1:21

Hunter Payton.

1:23

Zach Woodmansee.

1:25

John Collins.

1:27

Kimber Stone.

1:28

Here.

1:29

We have Quorum.

1:31

Okay.

1:32

You all have been presented in advance with the minutes from the September 19th, 2023 meeting, and have had an opportunity to read and review the minutes.

1:40

Are there any questions or corrections?

1:43

If not, is there a motion?

1:45

Motion to approve.

1:46

Second.

1:47

Second by Mr.

1:48

Faison.

1:50

All those in favor say aye.

1:52

Aye.

1:57

Before we move to other items on the agenda, there are several items that need to be continued.

2:01

Can staff give us an update, please?

2:04

Yeah, and and I will ask if you guys can make sure you speak into your mics.

2:08

It's a little hard to hear.

2:10

So if you'll just make sure that you uh speak up.

2:14

Um so the first thing is you got a couple of different things in front of you.

2:18

So I just want to walk you through what you have.

2:20

Um you should first of all have two two copies or copy something that says item number three and a copy that says item number four.

2:30

So those are from the applicants.

2:34

It may are asking to have their items continued to the December 19th 23 meeting.

2:42

So we will need a motion in order to do that.

2:46

And then um, I also want to make you aware you should have two items in front of you that say item seven and item number eight.

2:55

You should have gotten those yesterday in an email.

2:58

They're gonna look like uh this and this.

3:03

So these go for item seven and item number eight, just to let you know um what those are for.

3:09

And um if the commission would like again, uh we need a motion to move items three and three.

3:16

I move that we move items three and four to our December meeting.

3:20

Second.

3:21

We have a motion and a second.

3:23

All those in favor say aye.

3:24

Aye.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████63%
Public Comment█████████12%
Public Engagement█████████12%
Procedural███4%
Community Engagement██3%
Housing█2%
Noise Pollution█1%
Legal Procedure█1%
Economic Development█1%
Summary of Proceedings

Greenville Planning and Zoning Commission Meeting - November 21, 2023

The Greenville Planning and Zoning Commission met on Tuesday, November 21, 2023, at 6:00 PM in City Hall Council Chambers. Chair Alan Brock presided. The commission approved two rezoning requests, two preliminary plats, and tabled two text amendments to the December 19, 2023 meeting after extensive discussion.

Consent Calendar

  • Approval of Minutes: The minutes from the October 17, 2023 meeting were approved unanimously.
  • Continuations: Items 3 (RaceTrac rezoning) and 4 (Dalton T. Jones Subdivision preliminary plat) were continued to the December 19, 2023 meeting by unanimous vote.

Public Comments & Testimony

  • Item 2 (Bells Fork rezoning): Scott Anderson, representing the applicant, spoke in favor. No opposition was voiced.
  • Item 5 (Davencroft Section 4 preliminary plat): Mike Baldwin, representing the property owners, spoke in favor. No opposition.
  • Item 6 (Greenville Station Road Apartments preliminary plat): Scott Anderson spoke in favor. No opposition. Commissioner West recused himself due to a client relationship.
  • Item 7 (MUI text amendment): No public comments were offered. Chair Brock opened and closed the public hearing without speakers.
  • Item 8 (Commercial recreation in RA20 text amendment):
    • In favor: Amanda Bambrick, attorney for the applicant (Sawyer's Fun Park), and TJ Sawyer, owner, spoke in favor, describing plans for electric go-karts, mini-golf, and other recreational uses with extensive mitigation measures (200-foot setbacks, evergreen buffers, 60 dBA noise limit, annual special use permit review). They noted that a neighborhood meeting had been held on August 31, 2023, and that electric go-karts operate at approximately 60 decibels.
    • Opposition: Jerry and Louise McRoy, residents of Quarry Ridge subdivision adjacent to the property, and Hugh Bryan, president of the Cory Ridge Homeowners Association, spoke in opposition. They cited past noise complaints, lack of trust, concerns about traffic, lighting, and the impact of a two-story golf driving range. They argued that the text amendment would remove future neighborhood input and that the applicant had not been a good neighbor historically. Louise McRoy stated that special use permit conditions were insufficient based on past behavior.

Discussion Items

  • Item 7 – MUI District Text Amendment (Elliot Sidewalk Communities): Staff presented a request to change the residential cap in the Mixed-Use Institutional district from 25% of building square footage to 35% of total land area with a 400-unit cap. Staff noted that the only MUI district in the city is the Intersect East project near ECU. Commissioners raised concerns that the new formula could allow a developer to build 400 residential units without building any commercial uses, creating a loophole. The applicant’s representative, Alex Flint, could not explain how the 400-unit cap was determined. Commissioner West moved to table the item to December for more information from the applicant. Motion passed unanimously.
  • Item 8 – Commercial Recreation Text Amendment (Amanda Bambrick): Staff described the proposed amendment to add “commercial recreation; indoor and outdoor” as a special use in RA20 on parcels at least 20 acres, with strict standards: 200-foot setbacks (reduced to 100 feet adjacent to city-owned recreational facilities), buffer yard E (evergreens), 60 dBA noise limit, lighting limits of 0.5 foot-candles at property line, and annual special use permit review. Commissioners debated the potential for uses like Top Golf, driving ranges with tall netting, and the citywide impact. Concerns were raised about height restrictions, pole heights, and whether such uses were adequately defined. Chair Brock suggested tabling to gather information from other cities on similar uses. Motion to table passed (voice vote).

Key Outcomes

  • Item 2 (Bells Fork rezoning): Approved (voice vote, unanimous).
  • Item 5 (Davencroft preliminary plat): Approved (voice vote, unanimous).
  • Item 6 (Greenville Station Road Apartments preliminary plat): Approved after commissioner recusals left three voting members; all voted aye.
  • Item 7 (MUI text amendment): Tabled to the December 19, 2023 meeting for additional applicant input.
  • Item 8 (Commercial recreation text amendment): Tabled to the December 19, 2023 meeting to allow staff to research comparable city standards for specific recreational uses (e.g., driving ranges, Top Golf) and to permit potential language tweaks.

Meeting Transcript

Okay, good evening. The meeting will now come to order. Welcome to the November 21st, 2023 meeting of the Greenville Planning and Zoning Commission. My name is Alan Brock. I'm the chair of the commission. If we could please have an indication, Mr. Facet. Yes, all bow heads, please. Dear Lord, thank you for bringing us here today. Lord, help us conduct the business of the city and make sure that all mines and hearts are clear with the decisions that we make. Lord, we pray for all the things that are going on during this holiday season for the people that are struggling out in the world. Amen. Alan Brock. Here. Kevin Favine. Here. Billy Parker. Here. Andrew Denton. Present. Chris West. Alan Thomas. Here. Hunter Payton. Zach Woodmansee. John Collins. Kimber Stone. Here. We have Quorum. Okay. You all have been presented in advance with the minutes from the September 19th, 2023 meeting, and have had an opportunity to read and review the minutes. Are there any questions or corrections? If not, is there a motion? Motion to approve. Second. Second by Mr. Faison. All those in favor say aye. Aye. Before we move to other items on the agenda, there are several items that need to be continued. Can staff give us an update, please? Yeah, and and I will ask if you guys can make sure you speak into your mics. It's a little hard to hear. So if you'll just make sure that you uh speak up. Um so the first thing is you got a couple of different things in front of you. So I just want to walk you through what you have. Um you should first of all have two two copies or copy something that says item number three and a copy that says item number four. So those are from the applicants. It may are asking to have their items continued to the December 19th 23 meeting. So we will need a motion in order to do that.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com