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Record of Proceedings

Greenville Planning and Zoning Commission Meeting Summary - March 18, 2025

Planning and Zoning Commission — Tuesday, March 18, 2025
BodyGreenville, North Carolina
SessionPlanning and Zoning Commission
DateTuesday, March 18, 2025
StatusFILED
Video Record
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Transcript — Verbatim
2:53

Okay, good evening.

2:54

The meeting will now come to order.

2:55

Welcome to the March eighteenth, twenty twenty-five meeting of the City of Greenville Planning and Zoning Commission.

3:01

My name's Alan Brock, and I'm the chair of this commission.

3:03

I'd like to ask Mr.

3:05

Benton to do an invitation if you would.

3:08

All right, let's pray.

3:09

Uh dear Lord, thank you for this time for us to meet to um give guidance and our thoughts in the best way possible for the city of Greenville.

3:23

Alan Brock.

3:24

Here.

3:25

Billy Parker.

3:26

Andrew Deaton.

3:27

Here.

3:28

Alan Thomas.

3:29

Here.

3:29

Zach Willency.

3:31

Here.

3:31

John Collins.

3:32

Here.

3:32

Kimberstone.

3:33

Here.

3:34

Damn Harrison.

3:35

Here.

3:35

Brian Carter.

3:37

Carlos White.

3:38

Clayton still.

3:40

William McCurry.

3:41

Here.

3:42

We have one.

3:44

Okay, great.

3:58

You've all been presented in advance with the meetings from the February 18th meeting and have had an opportunity to read and review their minutes, are there any questions or corrections?

4:08

I have one.

4:18

Yeah, you two voted against me and Mr.

4:22

White.

4:24

Okay.

4:25

So there were two nays on the closure of Grand Avenue.

4:29

Three or two.

4:30

You would just make a motion to uh adopt the amended findings with a recommendation.

4:35

Yeah, okay.

4:35

I'll make a motion to uh adopt the revised minutes.

4:39

So revised.

4:41

We have a motion and second all those in favor.

4:44

Any opposed?

4:45

Motion opposed.

4:49

Okay, on to new business.

4:51

Uh request by Happy Trail Farms LLC to resonate sixteen point eight two acres located between Stantonsburg Road and the Norfolk Southern Railroad and West of the Southwest bypass from RE twenty to the I industry.

5:07

Kelly.

5:09

Before we begin, I believe there was uh a member that wanted to raise an issue of possible accusal.

5:14

Yeah, I see our accused myself myself because um our farm has the neighboring property license for our client who is requesting the resulting.

5:22

Okay, generally speaking under um under our rules, you have a duty to vote.

5:27

This is one of those circumstances where you're entitled to recuse.

5:30

The proper mechanism for that would be a motion from the board and a majority vote.

5:33

I move that uh Andrew be recused from this item.

5:37

Second.

5:38

Motion and the second, all those in favor?

5:41

Any opposed motion passes.

5:44

Good evening.

5:46

This property is located in the western part of the city.

5:49

More specifically, this property is located between Stantonsburg Road and the Norfolk Southern Railroad and west to the southwest bypass.

5:57

And just for added reference, I've added a um text box over the Pitt County landfill that's partially shown.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████81%
Housing████7%
Transportation Safety███6%
Procedural██3%
Engineering And Infrastructure█2%
Economic Development█1%
Summary of Proceedings

Greenville Planning and Zoning Commission Meeting Summary - March 18, 2025

The Greenville Planning and Zoning Commission met on March 18, 2025, at 6:00 PM in City Hall Council Chambers. Chair Alan Brock called the meeting to order, followed by an invocation by Andrew Denton. Roll call was taken with nine members present. The meeting addressed approval of minutes, a rezoning request, and a land use plan map amendment.

Consent Calendar

  • The minutes from the February 18, 2025 meeting were approved as revised, with a correction noting two nays (against) on the closure of Grand Avenue. The motion carried with no further opposition.

Discussion Items

Rezoning Request by Happy Trail Farms, LLC (16.820 acres from RA20 to I)

  • Recusal: Andrew Deaton recused himself due to a conflict of interest (his farm licenses neighboring property for the applicant). The board approved the recusal by majority vote.
  • Staff Presentation: Chris Kelly presented the request, noting the property is located between Stantonsburg Road and Norfolk Southern Railroad, west of the Southwest Bypass. The current RA20 zoning allows 40-45 single-family lots; proposed I zoning allows 140,000 sq ft of manufacturing/warehousing. Staff recommended denial because industrial zoning does not comply with the Future Land Use Map designation (Office/Institutional). The property is not in a flood hazard area and would generate a net decrease of 185 trips per day.
  • Public Hearing: Mike Baldwin (representing Happy Trail Farms) spoke in favor, arguing that Office/Institutional zoning is economically unviable and that extending the industrial line north would create better transitional zoning. He noted that previous councils approved industrial zoning south of the railroad. No speakers opposed the request.
  • Board Discussion: Members questioned the consistency with the comprehensive plan, proximity to existing homes, and the lack of property owner objections (no one contacted staff). Some noted that the adjacent industrial parcel (to the east) was rezoned in 2018 over staff's denial recommendation. Concerns about noise and land use transitions were raised.
  • Vote: A motion to recommend denial (consistent with staff report) passed. The board voted to recommend denial to the City Council.

Land Use Plan Map Amendment by Hillpointe, LLC (22 acres to Mixed Use)

  • Staff Presentation: Chris Kelly explained the request to amend the Future Land Use Map from Office/Institutional, Traditional Neighborhood Medium to High Density, and Potential Conservation/Open Space to Mixed Use for a property near Dickinson Avenue Extension and Allen Road. Staff recommended approval, citing consistency with guiding principle #8 (sustainable development). Under the proposed Mixed Use designation, the site could accommodate 300-310 multifamily units (vs. 65-70 under current designations). A net increase of 212 trips per day is estimated.
  • Public Hearing:
    • Amanda Bamberick (attorney, Morning Star Law Group) spoke in favor, describing the amendment as a preliminary step to clean up a patchwork of designations. She noted ongoing work with city staff and traffic consultants.
    • Will Rutherford (VP of Development, Hillpointe) described the company as a top multifamily developer focusing on market-rate attainable housing, with no city subsidies. He emphasized long-term hold and quality.
    • Brian Fagundis (traffic engineer) answered questions about Allen Road widening (right-of-way acquisitions complete, construction expected to start Feb 2026). He noted that future driveways will be right-in/right-out on Allen Road and likely forced east on Dickinson Avenue.
  • Board Discussion: Members inquired about traffic impacts, connectivity to adjacent residential areas (quail drive extension), and the company's experience. No one spoke against.
  • Vote: A motion to approve passed unanimously.

Key Outcomes

  • Rezoning Request (Happy Trail Farms): The board voted to recommend denial to the City Council, citing inconsistency with the comprehensive plan. (Motion passed with majority; recused member not voting.)
  • Land Use Plan Map Amendment (Hillpointe): The board voted unanimously to recommend approval to the City Council. The applicant will proceed with a future rezoning request contingent on council action.
  • Meeting Adjourned: Motion to adjourn passed unanimously.

Meeting Transcript

Okay, good evening. The meeting will now come to order. Welcome to the March eighteenth, twenty twenty-five meeting of the City of Greenville Planning and Zoning Commission. My name's Alan Brock, and I'm the chair of this commission. I'd like to ask Mr. Benton to do an invitation if you would. All right, let's pray. Uh dear Lord, thank you for this time for us to meet to um give guidance and our thoughts in the best way possible for the city of Greenville. Alan Brock. Here. Billy Parker. Andrew Deaton. Here. Alan Thomas. Here. Zach Willency. Here. John Collins. Here. Kimberstone. Here. Damn Harrison. Here. Brian Carter. Carlos White. Clayton still. William McCurry. Here. We have one. Okay, great. You've all been presented in advance with the meetings from the February 18th meeting and have had an opportunity to read and review their minutes, are there any questions or corrections? I have one. Yeah, you two voted against me and Mr. White. Okay. So there were two nays on the closure of Grand Avenue. Three or two. You would just make a motion to uh adopt the amended findings with a recommendation. Yeah, okay. I'll make a motion to uh adopt the revised minutes. So revised. We have a motion and second all those in favor. Any opposed? Motion opposed. Okay, on to new business. Uh request by Happy Trail Farms LLC to resonate sixteen point eight two acres located between Stantonsburg Road and the Norfolk Southern Railroad and West of the Southwest bypass from RE twenty to the I industry. Kelly. Before we begin, I believe there was uh a member that wanted to raise an issue of possible accusal. Yeah, I see our accused myself myself because um our farm has the neighboring property license for our client who is requesting the resulting. Okay, generally speaking under um under our rules, you have a duty to vote.

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