Greenville Planning and Zoning Commission - July 21, 2026 Meeting Summary

The Greenville Planning and Zoning Commission met at 6:00 PM on July 21, 2026 in City Hall Council Chambers, 200 West 5th Street. Chair John Collins presided, Grice Bell gave the invocation, and the commission welcomed Commissioner Spencer Newton. The commission approved routine items, recommended approval of a rezoning and two Unified Development Ordinance (UDO) text amendments, and elected officers.

Consent Calendar

• Approved the meeting agenda on a voice vote.
• Approved the minutes from the June 9, 2026 and June 16, 2026 meetings on a voice vote.

Public Comments & Testimony

• Ken Malpus, representing applicant POBO, LLC, spoke in favor of the rezoning. He stated that after meeting with adjacent easement holders (the Booterleys, Mr. Rizick, and Mr. Thayer), the industrial portion would not connect to the tramway easement; the office tract was left without the conservation overlay to preserve access; the driveway serving the proposed additional purchase would be set 100 feet back from the residential fence; and the property owner to the south wants to buy an additional 60 feet, though this is not finalized.
• No members of the public spoke on the short-term rental text amendment or the security personnel text amendment.

Rezoning Request - POBO, LLC

• The commission considered a request to rezone a total of 56.3694 acres from RA20 (Residential Agricultural) to I (Industry) for Tract 1 (47.5795 acres), to O-CA (Office-Conservation Overlay) for Tract 2 (8.6062 acres), and to O (Office) for Tract 3 (0.1837 acres), located at the northeastern corner of the intersection of Old Creek Road and Tram Lane.
• Staff planner Shante Gooby reported that estimated trips at full buildout would be about 1,600 under RA20 and about 1,550 under industrial zoning, a net reduction of 43 trips, so a full traffic study was not provided.
• The property is not in a special flood hazard area, has potential jurisdictional wetlands/buffers/streams, lies in the Johnson Mill/Parker's Creek watershed, and would require 10-year detention if stormwater rules apply.
• The O-CA overlay would prohibit buildings, structures, and parking, remain undeveloped, and be at least 100 feet at its narrowest point, functioning as a buffer between industrial uses and residential areas.
• Staff stated the request complies with the Future Land Use Plan (industry/logistics plus conservation/open space) and recommended approval.

Short-Term Rental Text Amendment

• The commission considered a Community and Development Services Department request to add definitions and standards for "Short-Term Rental, Homestay" and "Short-Term Rental, Whole-house Lodging" and to add them as permitted uses in Section 313 (Table of Uses) in RA20, R15S, R9S, R6S, R9, R6, R6A, R6MH, TH10, MR, MRS, OR, CD, and CDF districts.
• Staff explained that a homestay involves the host staying on the premises, while whole-house lodging means the host is not present; the use is residential, not a hotel, motel, or bed and breakfast.
• Data from Airbnb and Vrbo indicated approximately 270 current short-term rental units in Greenville.
• Proposed standards include a zoning compliance permit, no exterior advertising beyond the address, $1 million liability insurance, and no special events or gatherings exceeding registered guests. Whole-house lodging would require a local contact if the owner does not reside in Pitt County.
• Existing short-term rentals would have 365 days to obtain a permit under the same rules; the amendment was slated for City Council on August 13, 2026.
• Enforcement would allow permit revocation if more than three warnings/citations for noise, trash/debris, or illegal parking occur within 12 months. Citations would be $100 for the first violation, $250 for a second violation within one year, and $500 for a third violation within one year.
• Staff stated the amendment is consistent with Comprehensive Plan Chapter 5, Goal 5.1, and recommended approval. Board discussion clarified that revocation is not automatic and enforcement is discretionary.

Security Personnel Text Amendment

• The commission considered a department request to clarify the required number of professional security personnel in alcohol establishments (bar, bar 2022, microbrewery, and microdistillery) that provide amplified entertainment after 11 PM.
• Staff explained that prior language was contradictory, and the corrected language bases the requirement on occupancy: for example, occupancies of 1-200 require at least two security personnel. The requirement applies only when amplified entertainment occurs after 11 PM.
• Security personnel must meet statutory qualifications and training; an off-duty police officer satisfies the requirement, while a bouncer generally does not.
• Board discussion focused on the burden on small businesses, the cost and availability of off-duty officers, higher insurance costs, and public safety benefits.
• The commission recommended approval with an instruction that City Council consider the fiscal impact on small businesses and the definition of security personnel.

Key Outcomes

• Rezoning request: motion to recommend approval, determine consistency with the Comprehensive Plan, and adopt the staff report; passed by voice vote with no opposition.
• Short-term rental amendment: motion to recommend approval, determine consistency with the Comprehensive Plan, and adopt the staff report; passed by voice vote with no opposition.
• Security personnel amendment: motion to recommend approval with the added instruction to consider fiscal impact on small businesses and the definition of security personnel; passed by voice vote with no opposition.
• John Collins was re-elected Chair for the next term.
• Carlos White was elected Vice Chair.
• The meeting adjourned.