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Record of Proceedings

Greenville Planning and Zoning Commission Meeting - September 16, 2025

Planning and Zoning Commission — Tuesday, September 16, 2025
BodyGreenville, North Carolina
SessionPlanning and Zoning Commission
DateTuesday, September 16, 2025
StatusFILED
Video Record
0:00 / 50:07

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
3:10

The meeting will now come to order.

3:12

Welcome to the September sixteenth, two thousand twenty-five meeting of the City of Greenville Planning and Zoning Commission.

3:18

My name is John Collins, and I'm the chair of this commission.

3:22

Clayton, would you do the invocation?

3:24

Yes.

3:26

Dear Lord, thank you for allowing us to get here safely tonight.

3:31

Allow us to work through this business using your wisdom.

3:34

And um grant us safe passage back home.

3:37

In your name we pray.

3:42

Madam Clerk, please call the role.

3:44

Alan Thomas.

3:47

Carlos White.

3:49

Clayton Sail.

3:50

Here.

3:50

John Collins.

3:51

Here.

3:52

Kimberstone.

3:54

Thomas Remington.

3:55

Here.

3:56

Two Jacobs.

3:57

William McCurry.

3:58

Here.

3:59

Zach Williamson.

4:00

Here.

4:00

We have one.

4:02

Thank you.

4:02

I'd like to welcome Thomas Remington to the committee, his first meeting.

4:06

Welcome.

4:08

Okay, approval of the minutes.

4:09

You've all been presented in advance with the minutes from the August nineteenth, twenty twenty-five meeting, and have had an opportunity to read and review the minutes.

4:16

Are there any questions or corrections?

4:24

I will entertain a motion.

4:26

Motion to approve.

4:27

Second.

4:29

All in favor of the minutes.

4:31

Say aye.

4:33

Opposed.

4:35

The minutes pass unanimously.

4:38

All right.

4:39

New business.

4:41

Request by Douglas Gomes to redo to rezone zero point four two two acres, located at the southeastern.

4:49

I think it's actually southwestern, if you look at the map, but corner of the intersection of LT Hardy Road and East Tenth Street, NC Highway thirty three from R.

4:58

A.

5:03

Staff presentation by Chris Kelly.

5:09

Thank you for catching that.

5:11

Okay.

5:14

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

5:16

More specifically, this property is located at the southwestern corner of the intersection of LT Hardy Road and East 10th Street.

5:23

And just to give you a little more idea of indicate where Walmart is off of East 10th.

5:28

This is an image of the property taken on East 10th Street to your left would be LT Hardy Road.

5:34

This is an image of the property taken on L T Hardy Road to your right would be East 10th Street.

5:40

The requested land use could generate a net increase of 126 trips per day on East 10th Street.

5:46

And just to break that number down a little bit more, based on the traffic volume report generated for the request.

5:52

The current zoning could generate nine trips per day.

5:55

The proposed zoning can generate 135 trips per day, which is an increase of 126.

6:02

During the development review process, measures to mitigate the traffic will be determined.

6:06

The increase of 126 would represent an increase of less than 1% on East 10th, with the current capacity of East 10th Street being 78%.

6:16

This is a survey of the property totally just under half an acre.

6:20

The property drains through the Hardy Creek watershed.

6:22

If stormwater rules apply, it would require 10-year detention with nitrogen and phosphorus reduction.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████70%
Transportation Safety██████████15%
Procedural██████10%
Environmental Protection███4%
Affordable Housing█1%
Summary of Proceedings

Greenville Planning and Zoning Commission Meeting - September 16, 2025

The Greenville Planning and Zoning Commission met on September 16, 2025, at 6:00 PM in City Hall Council Chambers. Chair John Collins called the meeting to order, followed by an invocation by Clayton Self and roll call. The commission unanimously approved the minutes from the August 19, 2025 meeting. Four public hearings were held on rezoning, a preliminary plat revision, and a land use map amendment. All items were approved unanimously.

Approval of Minutes

  • The minutes from the August 19, 2025 meeting were approved unanimously.

Public Comments & Testimony

  • Douglas Gomes (applicant for rezoning at LT Hardee/East 10th) spoke in favor, stating he owns adjacent commercial property and seeks consistency.
  • Steve Spruel (surveyor, Art Consulting Group) spoke in favor of the North State Steel rezoning, explaining the parcels will expand an existing laydown yard and noting the dead-end road minimizes traffic impact.
  • Paul Luck (division president, Contender Development) spoke in favor of the MacGregor Woods preliminary plat revision, describing it as a value engineering exercise that kept lot counts and sizes the same while improving layout and pond sizes.
  • Bill Bogey (resident) opposed the MacGregor Woods plat revision, citing traffic concerns on MacGregor Downs Road and NC 43.
  • Keith Belades (resident of Ironwood) opposed the MacGregor Woods revision, asking if the entrance location had changed (staff confirmed it remained the same). He also opposed the Forbes land use amendment, expressing concerns about cumulative traffic from multiple nearby developments and safety at the NC 43/MacGregor Downs intersection.
  • Robert Forbes (petitioner for land use amendment) spoke in favor, explaining that a petroleum contamination finding from a former gas station resulted in a deed restriction preventing residential use, leaving the property undevelopable under current residential zoning. He requested a mixed-use designation to allow beneficial use.
  • A letter of opposition from Charles Alford was submitted regarding the Forbes amendment, alleging spot zoning. The chair clarified that a land use map amendment does not constitute spot zoning.

Discussion Items

  • Rezoning – Douglas Gomes (0.422 acres at LT Hardee Road and East 10th Street): Chris Kelly presented staff’s recommendation for approval from RA20 to CG (General Commercial). Key points: The property is at the southwestern corner (as corrected); under current zoning one single-family home allowed, under CG 2,500 sq ft of retail; net increase of 126 trips/day (less than 1% on East 10th Street, currently at 78% capacity); property not in flood hazard area; future land use map recommends commercial at this intersection. The commission approved the motion recommending consistency with the comprehensive plan (motion passed unanimously).
  • Rezoning – North State Steel (0.5532 acres on West Gum Road from RA20 to IU): Chris Kelly presented staff’s recommendation for approval. The two tracts will be incorporated into an existing laydown yard. No traffic increase anticipated; a portion is in a special flood hazard area. Future land use map recommends industrial/logistics. The commission approved unanimously.
  • Preliminary Plat Revision – MacGregor Woods (Timmons Group): Malcolm Johnson presented the revision to a previously approved preliminary plat. The revision changes road patterns, retention pond locations, and open space footprints but keeps the same total lots: 585 single-family and 131 multi-family (716 total). Staff determined the changes constitute a major alteration and brought the plan back for commission approval. Staff recommended approval as the plat meets subdivision ordinance requirements. Commission members noted that traffic mitigation for the original approval included left/right turn lanes on MacGregor Downs and lengthened turn lanes from NC 43. The motion to approve passed unanimously.
  • Land Use Plan Map Amendment – Robert Forbes Jr. and James Forbes (0.937 acres on NC 43 North from TNMH to MU): Chris Kelly presented staff’s recommendation for approval. The property is next to mixed-use areas; current TNMH allows eight multifamily units; proposed MU would allow 2,500 sq ft of retail. Net increase of 54 trips/day (less than 1% on NC 43, currently at 55% capacity). Staff found the request consistent with the “sustainable development practices” guiding principle of the Horizons 2026 plan. Commission discussion noted that the deed restriction prohibits residential use, making multifamily unfeasible under the current designation. The motion to approve the amendment passed unanimously.

Key Outcomes

  • Rezoning (Gomes): Approved unanimously – recommend consistency with comprehensive plan; motion carries.
  • Rezoning (North State Steel): Approved unanimously – recommend consistency with comprehensive plan; motion carries.
  • Preliminary Plat Revision (MacGregor Woods): Approved unanimously.
  • Land Use Plan Map Amendment (Forbes): Approved unanimously.

Meeting Transcript

The meeting will now come to order. Welcome to the September sixteenth, two thousand twenty-five meeting of the City of Greenville Planning and Zoning Commission. My name is John Collins, and I'm the chair of this commission. Clayton, would you do the invocation? Yes. Dear Lord, thank you for allowing us to get here safely tonight. Allow us to work through this business using your wisdom. And um grant us safe passage back home. In your name we pray. Madam Clerk, please call the role. Alan Thomas. Carlos White. Clayton Sail. Here. John Collins. Here. Kimberstone. Thomas Remington. Here. Two Jacobs. William McCurry. Here. Zach Williamson. Here. We have one. Thank you. I'd like to welcome Thomas Remington to the committee, his first meeting. Welcome. Okay, approval of the minutes. You've all been presented in advance with the minutes from the August nineteenth, twenty twenty-five meeting, and have had an opportunity to read and review the minutes. Are there any questions or corrections? I will entertain a motion. Motion to approve. Second. All in favor of the minutes. Say aye. Opposed. The minutes pass unanimously. All right. New business. Request by Douglas Gomes to redo to rezone zero point four two two acres, located at the southeastern. I think it's actually southwestern, if you look at the map, but corner of the intersection of LT Hardy Road and East Tenth Street, NC Highway thirty three from R. A. Staff presentation by Chris Kelly. Thank you for catching that. Okay. This property is located in the eastern part of the city. More specifically, this property is located at the southwestern corner of the intersection of LT Hardy Road and East 10th Street. And just to give you a little more idea of indicate where Walmart is off of East 10th. This is an image of the property taken on East 10th Street to your left would be LT Hardy Road.

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