Greenville Planning and Zoning Commission Meeting - December 17, 2024

The Greenville Planning and Zoning Commission met on December 17, 2024 at 6:00 PM in City Hall Council Chambers. The meeting was called to order by Chair Alan Brock, followed by an invocation by Carlos White and roll call establishing a quorum. The commission considered four preliminary plats, one rezoning request, and a text amendment to the sign code regarding flagpoles and flags.

Consent Calendar

• Approval of Minutes: The minutes from the November 19, 2024 meeting were approved by unanimous vote.

Public Comments & Testimony

• Rezoning (Worthington): Wayne Worthington, property owner, spoke in favor, stating the rezoning to R6A aligns with the comprehensive plan and will route traffic to a future Signature Drive extension. No opposition speakers.
• MacGregor Woods Preliminary Plat: Developer Mart Laskowski spoke in favor, noting 716 total lots (585 single-family, 131 townhomes), a traffic impact analysis, stormwater ponds, and preservation of 115 acres of wetlands. Several residents spoke in opposition, raising concerns about traffic safety (1,200 cars per day on MacGregor Downs Road, recent accidents), stormwater runoff from a 330-acre site, and environmental impacts on wildlife (timber rattlesnakes, a species of special concern). Ellen Hoy, a former planning director, argued the commission could require an environmental impact statement and noted the lack of ETJ representation.
• Mills Farms Preliminary Plat: Developer Wyatt Hunt spoke in favor. Karen Null Camper and Tony Simonetti, adjacent property owners, opposed, citing existing flooding on Mills Road, a pond overflow that blocks her driveway, and concerns about stormwater management. Staff noted the area is outside the city's stormwater master plan.
• Mills Park Preliminary Plat: Michelle Clemens with The East Group spoke in favor. No opposition.
• Brook Hollow Preliminary Plat: Brian Fagundis with The Ark Consulting Group explained the revision swaps vacant lots to better align with market demand for duplexes. No public comments.
• Text Amendment (Camping World): Dan Kinzer, a Camping World employee, spoke in favor, emphasizing the American flag as a symbol of freedom and noting similar flags at other Camping World locations in North Carolina. He clarified the company seeks a single 130-foot flagpole with one 3,200 sq. ft. American flag. Resident Shimboski also spoke in support, urging the commission to work with the company on revised language. No opposition speakers.

Discussion Items

Rezoning: Worthington (RA20 to R6A)

• Staff Presentation (Chris Kelly): The 16.871-acre site is near County Home Road and Alice F. Keene District Park. Under R6A, the site could accommodate 100–111 multifamily units. Staff noted the property drains to Hardy Creek, requires stormwater detention, and is not in a flood hazard area. Traffic generation estimated at 296 trips per day.
• Board Discussion: Commissioners noted traffic concerns but acknowledged growth is inevitable and DOT will assess road capacity. The rezoning is consistent with the Horizons 2026 plan (low-to-medium density).
• Outcome: Motion to recommend approval (consistent with comprehensive plan) passed unanimously.

Preliminary Plat: MacGregor Woods (330.43 acres, 716 lots)

• Staff Presentation (Malcolm Johnson): The plat is in the northwest quadrant on RA20 zoning. Civil Vision Review Board approved. Staff recommended approval. Chair clarified that denial would require citing a specific code violation.
• Board Discussion: Commissioners expressed sympathy for public concerns but noted the plat meets subdivision ordinance standards. Staff confirmed that stormwater permitting and environmental reviews (wetlands delineation, Army Corps of Engineers) occur later. Developer clarified townhomes (not apartments) and provided TIA study.
• Outcome: Motion to approve passed with one abstention (Commissioner who arrived halfway through discussion).

Preliminary Plat: Mills Farms (29.12 acres, 88 single-family lots)

• Staff Presentation: Southeast quadrant, partially in 100-year floodplain. Civil Vision Review Board approved.
• Board Discussion: Developer Wyatt Hunt explained the project is served by new Greenville Utility extensions. Staff clarified stormwater permit will require no net increase in runoff. Commissioner asked about drainage; developer and stormwater engineer assured improved drainage through underground system.
• Outcome: Motion to approve passed unanimously.

Preliminary Plat: Mills Park (85.12 acres, 211 single-family lots)

• Staff Presentation: Adjacent to Mills Farms, on RS9 zoning, no floodplain.
• Board Discussion: Brief – no questions.
• Outcome: Motion to approve passed unanimously.

Preliminary Plat: Brook Hollow Section 5 Phase 3-7 (39.01 acres, 35 duplex lots)

• Staff Presentation: Located at Dickinson Ave and Williams Rd. Revised from 2020 plat to swap townhome lots for duplex lots due to market demand. Portion in floodway/conservation zoning.
• Board Discussion: Developer explained the revision.
• Outcome: Motion to approve passed unanimously.

Text Amendment: Camping World – Flagpole and Flag Regulations

• Staff Presentation (Chris Kelly): Summary of current regulations: non-residential flagpoles max 70 ft or max building height, whichever less; non-commercial flag max 216 sq ft (proportional to pole). Applicant requests: increase max pole height to 130 ft, remove district height limit, and allow max flag size of 3,200 sq ft (a 1,381% increase). The amendment is citywide, applying to all 16 non-residential zoning districts. No setback or separation requirements currently. Staff noted the City Council in 2020 created a highway sign overlay district allowing one 130-ft pole with 1,000 sq ft flag and a 60-ft setback, which staff believes is the appropriate framework. Staff recommends denial for inconsistency with the comprehensive plan (Chapter 1: Building Great Places).
• Board Discussion: Commissioners emphasized that the proposed text would set a precedent for every commercial property in the city, raising safety and visual clutter concerns. The current flag at Camping World (installed at 130 ft) is non-compliant; a notice of violation was sent, but enforcement was delayed to allow this hearing. Several commissioners noted the disparity between the requested citywide change and the specific situation. Commissioner Thomas expressed concern about the process of asking for forgiveness rather than permission. Commissioner Stone noted the flag is beautiful but the rule of law must be upheld. Staff clarified that tabling would still allow the violation to continue; denial allows Camping World to resubmit a more targeted request.
• Outcome: Motion to recommend denial (inconsistent with comprehensive plan, adopt staff report) passed with one opposing vote.

Key Outcomes

• Rezoning (Worthington): Recommended approval unanimously.
• MacGregor Woods Preliminary Plat: Approved (1 abstention).
• Mills Farms Preliminary Plat: Approved unanimously.
• Mills Park Preliminary Plat: Approved unanimously.
• Brook Hollow Preliminary Plat: Approved unanimously.
• Text Amendment (Camping World): Recommended denial (1 opposed). The denial does not prevent Camping World from reapplying with a more narrowly tailored request. City enforcement action on the existing flagpole is expected to proceed.

Next Steps: The commission's recommendations will be forwarded to Greenville City Council for final action. The meeting adjourned at approximately 7:45 PM.