Greenville Planning and Zoning Commission Meeting - October 21, 2025
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Greenville Planning and Zoning Commission Meeting - October 21, 2025
The commission met to consider a rezoning request, two preliminary plats, and the proposed Unified Development Ordinance (UDO). After public testimony and deliberation, the commission voted to recommend denial of the rezoning, approved both preliminary plats, and recommended adoption of the UDO.
Consent Calendar
- Unanimously approved the September 16, 2025, meeting minutes as presented.
Public Comments & Testimony
- Rezoning (RDP Management Consulting/Houses BPR): Ken Malpus, representing the applicant, spoke in favor, describing the long-planned sewer extension, wetlands on approximately half of the property that would reduce lot yield, and stating that traffic would remain under capacity. Residents Sylvia Fuller, Janice Williams, Bobby O'Daniel, and Patty O'Daniel expressed opposition or raised concerns about school traffic and safety, emergency medical access, drainage/flooding, potential tax increases, and the lack of planned road improvements.
- Carolina Crofts preliminary plat: No public comments were made.
- Trey Farms preliminary plat: Brian Fagundis, on behalf of the applicant, spoke in favor, noting that traffic impact studies and associated roadway improvements would be required before construction.
- UDO: Jill Tork (Friends of Greenville Greenways) presented a coalition's suggestions for parkland dedication, sidewalk connectivity, bicycle facilities, and enhanced tree protection and inspection. Jeff McKinnon and Craig Becker also offered supportive suggestions emphasizing multi-use paths and tree canopy benefits.
Discussion Items
- Rezoning request (RA to R9S): Staff presented the 119.163-acre request, noting a projected increase of 2,263 daily trips (70% Mills Road, 30% Ivy Road), raising Mills Road usage from 28% to 36% of capacity and Ivy Road from 18% to 26% of capacity. Lot yield under the proposed zoning is 340-350 lots versus 100-110 under current RA zoning. Although staff recommended approval, commission members expressed concerns about cumulative traffic from other approved projects, school congestion, and peak-hour realities. A motion to recommend denial passed, stating that although the amendment is consistent with the comprehensive plan, a more appropriate zoning classification exists.
- Carolina Crofts preliminary plat: The 202.70-acre property along NC 43 North would contain 518 single-family lots. Staff recommended approval, and the commission approved it unanimously.
- Trey Farms Cluster Subdivision: The 127.93-acre property would contain 321 single-family lots plus commercial frontage along NC 43 South. Staff recommended approval, and the commission approved it.
- Unified Development Ordinance (UDO): Consultant Sarah Sinatra presented a summary of the draft, highlighting new conditional zoning, accessory dwelling units, tiny home and cottage court standards, increased tree preservation incentives, and updates to parking and signage. The board discussed the conditional zoning process and the ability to make future text amendments. It voted to recommend approval of the UDO and updated Official Zoning Map.
Key Outcomes
- Approved minutes from September 16, 2025.
- Recommended denial of the RDP/Houses BPR rezoning (RA to R9S) — motion passed.
- Approved the Carolina Crofts preliminary plat (518 lots) — unanimous.
- Approved the Trey Farms Cluster Subdivision preliminary plat (321 lots) — passed.
- Recommended adoption of the Unified Development Ordinance and updated Official Zoning Map — passed.
Meeting Transcript
First, the invocation, Bill. Uh yes, in lieu of an indication tonight, I would like to start with a moment of silence in honor of a retired Lieutenant Colonel Kenneth I. Webster, um, who passed away on October 10th. Um he served uh two tours in Vietnam. Um, then following his military service after retirement, he was a civil servant at Fort Bragg, and he was an ECU alumni, and he passed away on October 10th at the age of 84. So please join me in a moment of silence for uh Kenneth Webster. Thank you. Madam Clerk, please call the roll. Alan Thomas here. Is that whatman Crush John Collins? Here, Kimberstone, Brian Carter, here, Carlos White, here Clayton Sale. Here, William McCurry, here, Toya Jacobs, Annika Royal, here. Thomas Remington. Here. We have one. You have been presented in advance with the minutes from the September 16th, 2025 meeting. I've had an opportunity to read and review the minutes. Are there any questions or corrections? Motion approved. Second. We have a motion and a second. Um all in favor, please say aye. Aye. All though all those in opposition say no. The motion passes. New business. Request by RDP Management Consulting LLC and Houses BPR LLC to rezone 119.163 acres located in the southern right-of-way of Mills Road and Eastern Ride of Wave of Wolf Pitt Road and being 1,300 feet plus or minus east of Ivy Road from RA, rural agricultural Pitt County's jurisdiction, to R9S residential single family. Since the property is located in Pitt County's jurisdiction, an annexation petition has been submitted and will be considered by city council at the same time as this rezoning request. Staff presentation by Mr. Kelly. So again, this property is located southeast from the city. Currently, this property is located in Pitt County's jurisdiction. So the applicant has also petitioned for voluntary annexation. This is an image of the property taken on Wolf Pitt Road to your left would be Ivy Road. For the traffic volume report, the increase of 2,263 trips were split between the two adjacent roadways. 70% being on Mills Road and 30% being on Ivy Road. For Mills Road, an increase of 1,585 additional trips per day would represent an increase of 36%. For average daily trips with the current capacity of Mills Road being 28%. For Ivy Road, an increase of 678 additional trips per day would represent an increase of 26%. And with the current capacity of Avey Road being 18%. This is a survey of the RDP management consulting property, just over 98 acres. And this is a survey for the house's BPR property, just over 21 acres. The subject property was not included in the watershed master plan study area. The property drains through the Indian Wales swamp. If stormwater rules apply, it would require 10-year detention and nitrogen reduction. The property is not located in special flood hazard area, and there may be jurisdictional wetlands, streams, and buffers on the property. Under the current zoning, the property could accommodate 100 to 110 single family lots. Under the proposed zoning of R9S or residential single family, the property could accommodate 340 to 350 single family lots. The future land use and character map recommends traditional neighborhood low to medium density south of Mills Road and east of Ivy Road. And in staff's opinion, the requested zoning is in compliance with the future land use and character map, therefore staff recommends approval.
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