Greenville Planning and Zoning Commission Meeting – June 16, 2026

The Greenville Planning and Zoning Commission met on June 16, 2026, at 6:00 PM in City Hall Council Chambers. Chair John Collins called the meeting to order. Carlos White gave the invocation, and the clerk called roll; all members were present. The agenda was approved with an amendment to continue Item 3 (POBO, LLC rezoning) to the July 21, 2026 meeting. The minutes from May 19, 2026 were approved unanimously.

Rezoning Request: MOW Properties, LLC (Howell & McClellan Streets)

Proposal: Rezone 2.43 acres at the southwestern corner of Howell and McClellan Streets from R6 (Residential High Density Multi-family) to CG (General Commercial). Staff Presentation (Shantae Guy): The property is currently R6, zoned since 1969, and the future land use plan designates it as residential. Staff recommended denial due to inconsistency with the comprehensive plan. Under current zoning, the property could generate 279 daily trips; under proposed CG, 454 daily trips (net increase of 175). No traffic study was required due to grid street pattern. The site is in the Greensmill Run watershed; stormwater detention may be required. No flood hazard or wetlands issues were identified. Public Hearing:

• Mark Holliman (managing partner, MOW Properties) spoke in favor. He noted the property has been used for commercial purposes since 1971 (fertilizer retail, home builder showroom, auto repair/mechanic apprenticeship) and that he had improved the building's appearance. He acknowledged current violations with outdoor storage but committed to working with the city on leasing conditions to ensure compatible uses.
• Commissioners expressed concerns about compatibility with the surrounding high-density residential neighborhood, potential impacts on property values and affordable housing, and safety for children walking to nearby schools and parks. Discussion included the possibility of a conditional zoning approach, but staff clarified that the current R6 zoning does not permit auto repair; a special use permit would not resolve the inconsistency. Vote: Motion to recommend denial, citing inconsistency with the comprehensive plan and adopting staff report. Passed unanimously (all ayes).

Continuance: POBO, LLC (Old Creek Road & Tram Lane)

The applicant requested a continuance to the July 21, 2026 meeting to make further tweaks to the proposal. The commission approved the continuance unanimously.

Conditional Rezoning Request: P&D Property Management Group, LLC (Corey Road & Vicksburg Drive)

Proposal: Rezone 17.23 acres near Corey Road and Vicksburg Drive from Pitt County RR (Rural Residential) to CH-CZ (Heavy Commercial Conditional Zoning). Uses limited to: one 28-bay technology-enhanced driving range, two 18-hole miniature golf courses, and a restaurant/cafe as accessory use. Hours of operation: Sunday–Thursday 9 AM–10 PM, Friday–Saturday 9 AM–11 PM. Annexation into the city will be required; if the annexation is not approved by city council (scheduled for August 13, 2026), the rezoning becomes void. Staff Presentation (Shantae Guy): Conditional zoning permanently restricts uses and runs with the land. A community engagement meeting was held April 14, 2026 at Sawyer's Fun Park. The property is adjacent to Boyd Lee Park and has an intervening 13.5-acre parcel under common ownership that could serve as a buffer (but is not included in the request). Under current zoning, the property could generate 136 daily trips; under proposed zoning, 300 daily trips (net increase of 164). Cory Road would operate at 32.5% of design ADT after development. The site is in the Fork Swamp watershed; stormwater detention and nitrogen/phosphorus reduction are required. A portion is in a special flood hazard area, and there may be jurisdictional wetlands. Staff recommended denial due to inconsistency with the comprehensive plan and future land use map designation (residential). Additional considerations: proximity to Cory Ridge subdivision, potential for amplified sound from the semi-enclosed driving range, and required buffer yards (Type E: 6 large trees, 8 small trees, 26 shrubs per 100 linear feet). Public Hearing:

• Scott Anderson (civil engineer, on behalf of applicant) spoke in favor, emphasizing the project is a neighborhood-scaled recreational expansion (28 bays vs. 90–120 for typical Top Golf). He noted the property already contains Sawyer's Fun Park (indoor recreation, trampoline, arcade, cafe) and that the proposed uses would be permanently restricted. He argued the location is appropriate due to adjacency to Boyd Lee Park and existing recreational character.
• TJ Sawyer (owner of Sawyer's Fun Park) spoke in favor, citing the need for family entertainment to support sports tourism and retain college graduates.
• Jamie Sawyer spoke in favor, stating the owners have worked with neighbors for four years, made significant changes, and that the property could already be developed under current zoning with indoor uses closer to homes. She noted many residents support the project but are reluctant to speak publicly.
• June Sanchez (owner of Fame All Stars NC) spoke in favor as a resident, emphasizing the need for more family activities and support for local entrepreneurs.
• Mason Miller (assistant general manager, Sawyer's Fun Park) spoke in favor, citing customer demand for outdoor activities and noting that supporters often cannot attend meetings.
• Jerry McCroy (resident, Cory Ridge) spoke in opposition, citing repeated denials (December 2022, December 2023, March 2024, July 2025) and arguing the proposal represents neighborhood harassment. He requested the commission deny the request permanently.
• Jamie Smith (resident, Black Lid subdivision) spoke in opposition, arguing that approving the rezoning would undermine the comprehensive plan and set a dangerous precedent. She stated that residents purchased homes based on the city's land use plan and that staff had already recommended denial.
• Caitlin Kerner (resident, property line adjacent to buffer area) spoke in opposition, citing noise, traffic, safety for children, alcohol sales, and lack of public transit. She noted that Sawyer's has previously violated outdoor entertainment restrictions.
• Mohadar (resident, Cory Ridge) spoke in opposition, stating the two-story driving range would be an eyesore and incompatible with the residential neighborhood.
• Louise McRoy (resident, Cory Ridge) spoke in opposition, requesting denial for the fifth time. She cited moratorium and harassment, and noted that Sawyer's violated COVID restrictions (20+ citations). She expressed concern about alcohol sales and drunk driving.
• Glenn Stewart (resident, Corey Road) spoke in opposition, stating that Sawyer's built buildings and a road without notifying neighbors, and that alcohol sales and late hours would increase risks.
• Neil Boardman (resident, Cory Ridge) spoke in opposition, detailed four previous denials, and argued no material changes have occurred to justify approval. He cited noise, light, traffic, and property value impacts.
• Mary Louise Stewart (resident, Corey Road) spoke in opposition, describing light intrusion from an existing road and fear of increased headlights and alcohol-related accidents.
• Josh Buckett (resident, Vicksburg Drive) spoke in opposition, stating he moved to the area for its rural character and is concerned about proximity of entry road to his bedroom.
• Hugh Bryan (president, Cory Ridge HOA) spoke in opposition, summarizing the relentless frustration of the community and stating that approval would mean the neighbors have no more strikes. Commission Discussion: Commissioners acknowledged that the concept is good and needed, but the location is problematic. Concerns included inconsistency with the comprehensive plan, impact on residential neighbors, precedent for similar requests elsewhere, and the fact that the property could be subdivided for residential development if not rezoned. Several commissioners noted that if the intervening 13.5 acres were included as a permanent buffer, it might be more palatable. However, the motion for denial was made based on plan inconsistency. Vote: Motion to recommend denial, citing inconsistency with the comprehensive plan and adopting staff report. Passed (majority ayes; no dissenting votes recorded).

Key Outcomes

• Approved continuance of POBO, LLC rezoning (Item 3) to July 21, 2026.
• Recommended denial of MOW Properties rezoning (Item 2) for inconsistency with comprehensive plan.
• Recommended denial of P&D Property Management conditional rezoning (Item 4) for inconsistency with comprehensive plan.
• The annexation and rezoning for Item 4 will be considered by Greenville City Council on August 13, 2026, but the commission's recommendation is denial.