Greenville Planning and Zoning Commission Meeting - May 21, 2024

The Greenville Planning and Zoning Commission met on May 21, 2024, at 6:00 PM in City Hall Council Chambers. The commission approved two rezonings, continued one item, and approved a preliminary plat for the Ironwood East subdivision after hearing public comments. All votes were unanimous.

Consent Calendar

• Approval of Minutes: The minutes from April 16, 2024, were unanimously approved without corrections.

Continuation

• Boblin and Associates Request: A request to continue an unspecified item to the June meeting was moved and seconded, passing unanimously.

Rezoning: Roy Theodore Cox et al. (144.07 acres)

• Staff Presentation: City staff presented the request to rezone 144.07 acres from Pitt County jurisdiction (GC and RR) to RA20 (Residential-Agricultural) for Tract 1 (126.94 acres) and CG (General Commercial) for Tract 2 (17.13 acres) along NC 43 South and Mills Road. The property is not in a flood hazard area but may have jurisdictional wetlands. Under current county zoning, Tract 1 could yield 130–155 single-family lots; under proposed RA20, 350–370 lots. Tract 2 could increase commercial space from 65,000 to 130,000 sq ft. The proposed zoning is consistent with the Future Land Use and Character Map. Staff recommended approval.
• Public Hearing: No speakers in opposition. Brian Fagundis (on behalf of the applicant) spoke in favor, noting compliance with the comprehensive plan and connection to a new sanitary sewer line.
• Motion: A motion to recommend approval, adopt the staff report, and find consistency with the comprehensive plan passed unanimously.

Rezoning: University Health Systems of Eastern Carolina, Inc. (24.15 acres)

• Staff Presentation: The request to rezone 24.15 acres at B's Barbeque Road from R6 (High Density Multi-Family) to MS (Medical-Support). The property drains to Schoolhouse Branch watershed. Under current zoning, 250–275 multifamily units could be built; under MS, up to 75,000 sq ft of medical office. The request aligns with the Future Land Use Map. Staff recommended approval.
• Public Hearing: No speakers in opposition. Brian Fagundis (applicant) spoke in favor, noting this follows a previous land use plan amendment. The zoning would match adjacent University Health Systems property.
• Motion: A motion to approve, adopt the staff report, and find consistency passed unanimously.

Preliminary Plat: Ironwood East Cluster Subdivision (76.92 acres)

• Staff Presentation: The proposal is for 158 lots on 76.92 acres at the terminus of Oak Hill Drive and near NC 43 and MacGregor Downs Road. The plat uses a cluster option to reduce lot sizes from 10,000 sq ft to 6,000 sq ft. A 25-foot peripheral setback is included. The Subdivision Review Board and Technical Review Committee recommended approval. Staff noted that stormwater, erosion control, and traffic impact analysis will be required at later stages.
• Public Hearing:
  • In Favor: John Evans (applicant) presented the development as similar to Ironwood, with phased construction starting at Oak Hill Drive and eventually connecting to NC 43. He acknowledged traffic concerns but stated Golfview and Oak Hill Drives are collector streets designed for such traffic. Brian Fagundis added that the traffic impact analysis is being scoped with NCDOT.
  • In Opposition: Multiple Ironwood residents and a planning expert spoke against the plat. Key concerns included:
    • Ellen Hoy (45+ years planning experience) argued the cluster doesn't meet ordinance intent for usable open space, questioned lot yield, and noted lack of environmental impact statement. She also raised legal concerns about ETJ representation on the commission (the attorney stated the commission could hear the item).
    • Bob Whitley (attorney specializing in auto accidents) highlighted safety hazards of construction trucks using Golfview Drive, a 90-degree turn, and traffic obstruction on NC 43.
    • Ed Congleton presented photos of existing erosion in Ironwood's streams and argued additional impervious surfaces would worsen flooding.
    • Rebecca Jordan (HOA president) raised safety, fiscal, and environmental costs, and questioned why construction access couldn't come directly from NC 43.
    • Nancy Sheets noted the turning lane on 43 is insufficient for construction vehicles and that the plat already shows a future extension of MacGregor Downs Road.
    • Ray Boudries and Joy Carricker echoed safety and quality-of-life concerns.
    • Paul Newbold read a statement from Dr. Paul Berry (physician) urging a stipulation for a separate construction access road from NC 43.
  • Board Discussion: Commissioners asked staff about stormwater regulations (10-year detention required), the review process for future permits, and the peripheral setback (no vegetation required, only a building setback). The developer responded that the hunting road alternative was not legally available. The board noted that many concerns would be addressed in later stages: traffic impact analysis, stormwater management plan, erosion control, and permits from DEQ and Army Corps of Engineers. The chair stated the plat complies with current codes as determined by staff.
• Motion: A motion to approve the preliminary plat passed unanimously.

Key Outcomes

• Approval: Unanimous votes on:
  • Approval of April 16, 2024, minutes.
  • Continuation of Boblin and Associates item to June.
  • Recommendation of approval for Roy Theodore Cox et al. rezoning.
  • Approval of University Health Systems rezoning.
  • Approval of Ironwood East preliminary plat (158 lots, 76.92 acres).
• Next Steps: The rezoning requests will go to City Council (June 13, 2024). The Ironwood East plat will proceed to technical reviews for stormwater, erosion control, traffic, and environmental permits.