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Record of Proceedings

Greenville Planning and Zoning Commission Meeting - November 18, 2025

Planning and Zoning Commission — Tuesday, November 18, 2025
BodyGreenville, North Carolina
SessionPlanning and Zoning Commission
DateTuesday, November 18, 2025
StatusFILED
Video Record
0:00 / 1:13:32

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
1:24

The meeting will now come to order.

1:26

Welcome to the November 18th, 2025 meeting of the City of Greenville Planning and Zoning Commission.

1:31

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

1:34

Toya Jacobs, would you please do the invocation?

1:37

Yes, sir.

1:39

Let us pause for a moment of reflection.

1:43

We gather tonight to serve the people of Greenville through thoughtful planning and responsible stewardship of our community's growth.

1:51

As we consider the matters before us, may we be guided by wisdom, fairness, and commitment to the common good.

2:00

May our deliberations be thorough, our perspectives be balanced, and our decisions be made with integrity and care for all who may be impacted by them.

2:11

Thank you.

2:13

Thank you.

2:14

Madam Clerk, please call the roll.

2:16

John Collins.

2:17

Present.

2:18

Jack Woodmesey.

2:20

Present.

2:21

Alan Thomas.

2:22

Kimberstone.

2:23

Present.

2:24

Bray Acar.

2:26

Carlos White.

2:27

Present.

2:28

Clayton Sill.

2:30

Here.

2:30

William McCurry.

2:32

Present.

2:32

Toya Jacobs.

2:33

Present.

2:34

An Corroyal.

2:35

Present.

2:36

Thomas Remingson.

2:38

Present.

2:38

We have quorum.

2:40

Thank you.

2:41

Uh we have a new feature, which is approval of the agenda.

2:47

So do we need a motion for that?

2:50

Or do I guess.

2:55

If anybody wanted to like remove an item, we shouldn't really come up.

2:58

This usually comes up with other words, but if for whatever reason you want to change the order or anything like that, you would do a motion to amend it, but to accept it as is, just motion to approve.

3:06

Okay, and just plain old up or down, right?

3:08

So if there was anyone who would like to make a motion to approve the agenda as it's configured, I'll entertain that.

3:17

Motion to approve.

3:19

Second.

3:20

All those in favor of the motion, please say aye.

3:22

Aye.

3:23

And opposed, say nay.

3:26

Approved.

3:28

All right.

3:29

Next item is approval of the minutes.

3:31

You have been presented in advance with the minutes from the October 21st, 2025 meeting, and have had an opportunity to read and review the minutes.

3:39

Are there any questions or corrections?

3:46

Then I will entertain a motion to approve the minutes.

3:59

And opposed, say nay.

4:02

Excellent.

4:03

New business.

4:06

Request by Robert Forbes Jr.

4:08

and James Forbes to rezone 0.937 acres located along the northern right-of-way of NC 43 North and 500 feet plus or minus east of McGregor Downs Road from RA20, residential agricultural to CG General Commercial.

4:25

Staff presentation by Mr.

4:27

Kelly.

5:00

More specifically, this property is located along the northern right-of-way of NC 43 North and 500 feet east of McGregor Downs Road.

Discussion Breakdown — Share of Meeting
Alcohol Regulation█████████████████████████████████████████████45%
Public Safety████████████████████20%
Zoning And Land Use███████████████████19%
Procedural███████7%
Engineering And Infrastructure█████5%
Code Enforcement███3%
Transportation Safety█1%
Summary of Proceedings

Greenville Planning and Zoning Commission Meeting - November 18, 2025

The Greenville Planning and Zoning Commission met on November 18, 2025, at 6:00 PM in City Hall Council Chambers. The meeting was called to order by Chair John Collins, followed by an invocation by Toya Jacobs. Roll call established a quorum of 10 members present. The commission approved the agenda and the minutes from the October 21, 2025 meeting. The meeting covered four main items: a rezoning request, a preliminary plat, a text amendment regarding alcohol establishments, and a street closure petition.

Consent Calendar

  • Approval of the agenda as presented.
  • Approval of the minutes from the October 21, 2025 meeting.

The consent items were passed without discussion or objection.

Public Comments & Testimony

  • James Dillon Forbes (property owner) spoke in favor of the rezoning request (Item 2). He noted the property was previously a gas station with residual petroleum, preventing residential use, and that the long-range plan had already been amended to allow mixed-use. He requested rezoning from RA20 to CG to put the land back into commercial use.
  • Brian Pagundis (representing Hillpointe, LLC) spoke in favor of the preliminary plat (Item 3), stating it was straightforward and did not elaborate further.
  • Powell D. spoke in favor of the petition to close a portion of Brandenburg Street (Item 5), calling it self-explanatory.
  • No speakers appeared in opposition to any agenda item.

Discussion Items

1. Rezoning Request (0.937 acres at NC 43 N & MacGregor Downs Road)

  • Staff (Mr. Kelly) presented: The property is currently RA20 (Residential-Agricultural) with a non-conforming recording studio. Proposed CG (General Commercial) zoning could generate a net increase of 82 trips per day (from 26 to 108), less than 1% of current capacity (55%). Stormwater rules would apply; no flood hazard or wetlands. The future land use map recommends mixed-use at the intersection, and staff found the request consistent with the comprehensive plan. Staff recommended approval.
  • The board unanimously recommended approval, adopting the staff report.

2. Preliminary Plat – “Pointe Grand Greenville” (23.89 acres at Dickinson Ave Ext & Allen Road)

  • Staff (Mr. Johnson) explained: The plat extends Quail Drive by 123 linear feet and creates a cul-de-sac to comply with a 2022 preliminary plat approval that is still vested.
  • No public opposition or board questions. The board approved the plat unanimously.

3. Text Amendment – Bar 2022 and Microbrewery Standards

  • Staff (Ms. Gooby) presented a comprehensive overview, noting the city council had guided the amendment over several months. Key changes:
    • Bar 2022: Increase maximum size from 2,000 to 3,500 sq. ft.; add 500-ft separation from single-family zoning/districts; expand allowable zoning to CD, CDF, CG, CH (all with special use permit).
    • Microbrewery: Allow mixed beverage permits; add maximum size of 8,000 sq. ft. (with at least 30% for brewing equipment); add 500-ft separation; add compliance standards for public safety and nuisance (major/minor violations, annual review).
  • Staff identified approximately 134 potential bar/brewery locations downtown and 99 outside downtown (totaling 234) under the new rules, though many may be occupied or otherwise unavailable.
  • Board discussion: Several members expressed concerns about public safety, police capacity, and the potential for increased alcohol-related incidents, especially in neighborhoods. Toya Jacobs (commissioner) spoke at length about her direct experience managing late-night crowds and urged mindfulness about the consequences of expanding alcohol establishments citywide. She noted that incidents would be attributed to Greenville, not to specific businesses. Other members argued that the amendment balances economic opportunity with regulation, allows for more walkable options (reducing drunk driving), and provides venues for non-college-age residents. The discussion included clarification on fines, special use permit revocations, and that major crimes would face civil/criminal penalties beyond the $500 fine.
  • The board voted 10–1 to recommend approval of the text amendment as consistent with the comprehensive plan. The lone nay was not recorded by name but was voiced as "Nay" during the roll call.

4. Petition to Close a Portion of Brandenburg Street

  • Staff (Daryl Norris) explained: The street currently dead-ends; a cul-de-sac has already been built. The petition formally closes the unused right-of-way and dedicates the new cul-de-sac area to the public right-of-way.
  • Public hearing: One speaker in favor. No opposition.
  • The board unanimously approved the petition.

Key Outcomes

  • Rezoning (Forbes property): Motion to recommend approval carried unanimously. The rezoning will proceed to City Council.
  • Preliminary Plat (Pointe Grand Greenville): Motion to approve carried unanimously.
  • Text Amendment (Bar 2022 & Microbrewery): Motion to recommend approval passed 10–1. The amendment will be forwarded to City Council for final action.
  • Street Closure (Brandenburg Street): Motion to approve carried unanimously.
  • Adjournment: Motion to adjourn carried unanimously.

Meeting Transcript

The meeting will now come to order. Welcome to the November 18th, 2025 meeting of the City of Greenville Planning and Zoning Commission. My name is John Collins, and I'm the chair of this commission. Toya Jacobs, would you please do the invocation? Yes, sir. Let us pause for a moment of reflection. We gather tonight to serve the people of Greenville through thoughtful planning and responsible stewardship of our community's growth. As we consider the matters before us, may we be guided by wisdom, fairness, and commitment to the common good. May our deliberations be thorough, our perspectives be balanced, and our decisions be made with integrity and care for all who may be impacted by them. Thank you. Thank you. Madam Clerk, please call the roll. John Collins. Present. Jack Woodmesey. Present. Alan Thomas. Kimberstone. Present. Bray Acar. Carlos White. Present. Clayton Sill. Here. William McCurry. Present. Toya Jacobs. Present. An Corroyal. Present. Thomas Remingson. Present. We have quorum. Thank you. Uh we have a new feature, which is approval of the agenda. So do we need a motion for that? Or do I guess. If anybody wanted to like remove an item, we shouldn't really come up. This usually comes up with other words, but if for whatever reason you want to change the order or anything like that, you would do a motion to amend it, but to accept it as is, just motion to approve. Okay, and just plain old up or down, right? So if there was anyone who would like to make a motion to approve the agenda as it's configured, I'll entertain that. Motion to approve. Second. All those in favor of the motion, please say aye. Aye. And opposed, say nay. Approved. All right. Next item is approval of the minutes. You have been presented in advance with the minutes from the October 21st, 2025 meeting, and have had an opportunity to read and review the minutes.

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