Planning & Zoning Commission - Regular Meeting

Heat. Heat.

Heat. Heat. Heat. Heat. Good evening everyone. My name is Mary Ske and I'd like to

welcome you to the January 21st, 2026 meeting of the Greensboro Planning and Zoning Commission. If the other commissioners would please introduce themselves starting from my right. Stu Nichols, Betty Turner, Keith Peterson, Katherine Maggot, War Downing, Erica Glass, Paulie Gilman, Sior, Ted Oliver.

Thank you. Please note that this meeting is being conducted in person and online. And if anyone is participating online that would need help with Zoom, please email Luke Carter at Lucas was.carter cert greensboro-N.gov. Members of this commission are appointed by the city council and we serve without pay. The commission reviews all original zoning and annexation cases and resoning requests for the city of Greensboro. Each commissioner normally visits each site prior to this meeting. The procedure used for all public hearings is as follows. The planning staff will present background information and make the staff recommendation. The applicant will then present a short summary on how he or she communicated with the neighborhood and why the request is reasonable. Other persons in favor of the request may speak for a total of 10 minutes and this time is shared with the applicant. Speakers opposed to the request will then share 10 minutes of speaking time. Those in favor of the request will share five minutes of rebuttal time and then those in opposition to the request will then have five minutes of rebuttal time. At the end of the speaking time, we'll close the public hearing. Any commission member may ask questions once a presenter has completed their presentation. All commissioners are required to vote unless they have a conflict of interest in an uh effort to run the meeting more efficiently. The commission may reorganize the meeting agenda in cases in which there is no opposition being

expressed to the planning department or in which no speakers have signed up to speak in opposition um in which the commission members don't feel necessitates an indepth discussion will be those items will be moved to the top of the agenda. Staff will provide a shortened presentation for those expedited cases and applicants, if desired, will have two minutes to address the commission to provide any additional information they want the commission to know. Expedited cases will then follow the procedures previously outlined in terms of of time to speak. When speaking here tonight, please direct all questions and comments to the planning and zoning commission, not to staff. and the commission will then ask staff to comment on any questions. When a case is called that you're interested in, please come to the podium and state your name and address for the record. If you are participating online, please find and use the raise hand function under the reaction button. You will be called upon to speak in the order in which hands were raised. All approved and or denied cases receiving six or more votes will constitute final action unless an appeal is submitted in writing to the planning department and the appeal fee is paid within 10 days. All cases involving a majority of favorable votes but less than six will be subject to a public hearing by the city council. Also, any cases involving an annexation are also subject to final approval by approval by the city council. Uh, participants in the Zoom meeting will be able to review to view the meeting and speak when they are called upon. This meeting is being recorded and televised on Greensboro Television Network. And in addition, the telecast is being closed captioned for the hearing impaired. Um, now we'll hear from our attorney regarding additional items we need to consider. Thank you, Chair Skees, and good

evening, everyone. Um, tonight the planning and zoning commission uh will hear a number of reasonzoning applications, and I'd like to remind everyone in attendance that when the commission considers these applications, its determinations are based on the land uses allowed under the zoning district that's been put forth in the application and any conditions that have been proposed along with that by the applicant. Um new note I want to add for clarity sake. Uh these decisions these resoning decisions take broad policy questions into account and uh those those considerations are summarized by the factors outlined in the reasonleness statement uh that you will hear the commissioners read when they make a motion at the end of considering these items. Now land use impacts on public infrastructure are relevant in resoning matters and it's important to know that the commission is not here to decide every detail of a development. That process involves staff input and evaluation that goes beyond the forum here this evening. Um if resoning would generate a certain amount of traffic flow, commissioners will have been provided a summary traffic impact study for example. Um meanwhile many sight specific development features such as the means of of storm water management are evaluated through the technical review committee um subsequent to this process. Uh lastly, concerns that are not related uh to land use are not gerine to the commission's considerations of reszoning applications. For example, generalized concerns about crime rates or questions of who may uh who in particular may own or uh live at or use a property um are not within the scope of permissible um considerations for the commission. If there's questions about matters that aren't addressed during this evening's proceedings, those can be referred to the planning department or to city technical staff as appropriate. Thanks y'all.

Thank you. Um let's uh look at the minutes from the December 15th meeting. Um open for a motion to approve. Move to approve December 15, 2025 meeting. Okay. We have a motion from Mr. Gilmer and a second by Miss Maga to approve the meeting the minutes as written. All in favor signify by saying I. I. I. Minutes are approved. Uh do we have any withdrawals or continuences tonight? We do not.

Okay. We are now going to move to the public hearings. Um we have three cases that do have opposition. Um, and that's 3,800 pine needle, Z2601, 3804 Pine Needle, that's Z261-2. And both of those involved in annexation, and 2533 Phillips Avenue, uh, that's Z2601-00006. Are there any other cases on the agenda tonight that folks are in opposition that have not signed up? Then we will move into

Oh, okay. And which case?

Uh, okay. We've got those. Okay, you you'll have an opportunity to come to the mic when when we get to that case. Okay, then we look at our agenda and the first case we'll be hearing the expedited cases first. So the first case we'll be hearing is Z-26-01-00003 and annexation case 263 that is 125 Vivian Lane in a portion of Vivian Lane right ofway. Thank you SK

Mr. Nelson. Thank you, Cher. This is the zoning map showing that the subject property contains approximately 1.48 acres. Uh, and there had previously been a typo on the agenda showing a lesser amount that 1.48 acres includes the rideway distance. And this is current, this is located north of Vivian Lane and west of Humble Road. This is an annexation and original zoning request from county agricultural to city R3 residential single family 3. North, south, and west of the request are zone county a and south of request is zone city R3 as well. The aerial map shows the subject property currently contains a single family home. North, east, and south of the request also contain single family dwellings and west of the request contains undeveloped land. And I recommend approval of the request staff know that the GSO 2040 comprehensive plan designates this site as urban general on the future built form map and as residential in the future land use map. The proposed original zoning request supports both the comprehensive plans creating great places goal to expand Greensboro's citywide network of unique neighborhoods offering residents of all walks of life a variety of quality housing choices and the building community connections goal to maintain stable attractive and healthy places to live and raise families and recommend approval. Staff know that the proposed R3 zoning district is primarily intended to accommodate lowdensity single family detached residential development of up to three dwelling units per acre and that the request permits uses that are present on adjacent tracks. I'm happy to answer any questions.

Any questions of staff? Thank you. Would the applicant like two minutes to elaborate any on this case? I'm not seeing any. So, we will close the public hearing. Um, this case will involve a motion for annexation and a motion for the original zoning. Um, any discussion and or motion? Commissioner Keith P. I make a motion to annex PL26-3125 Vivian Lane. Second Downey.

Okay. We have a motion to approve the annexation from um Keith and WA the second. All in favor of approving this annexation on Vivian Lane signify by saying I and raise your hand. I

All right, that passes unanimously. Moving on to the uh resoning and this will be a recommendation to council. Commissioner Keith Peterson. Item Z- 26-01-00003. The Greensburg Plann and Zoning Commission believes that his actions to recommend approval of the original zoning request for the property at 125 Vivian Lane and a portion of Vivian Lane right away from county AG agriculture to city R3 residential single family to be consistent with the adopted GSO 240 comprehensive plan and considers the action taken to be reasonable and in the public's interest for the following reasons. The request is consistent with the comprehensive plan future bill form map and fan use map. The proposed city R3 zoning district permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. This request is reasonable due to the size, physical condition, and other attributes of the area and it will benefit the property owner and surrounding community and approvals in the public's interest.

Steu Nichols, I second. All right, we have a motion and a second on the um zoning. All in favor signify by saying I and raise your hand. I All right, that is a unanimous vote of nine to zero. Um this constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, February 17th, 2026 city council meeting. And why do we have a statement for 1169 Pleasant Ridge on the screen? because that is a typo and that should be 129. Yeah, the body of the text was correct. Yeah, it was it was read. Make sure we approve the right thing for the right piece of property.

Yes, ma'am. Thank you for checking. Okay. Yeah, Mr. Peterson read the correct information. We were very good.

All right. Now, we are moving on to the next case which is Z261-00004. This is a resoning request from R5 residential multif family 5 and CDRM8 conditional district residential multifamily 8 to CDRM8 conditional district residential multif family 8 for the properties identified as 3821 and 3823 Yansyville Street generally described as west of Yansyville Street and north of Asher Downs Drive 4.22 acres. Thank you. This is the zoning map of the subject property uh showing that it contains approximately 4.22 acres and uh the subject properties are located west of Yansipo Street and north of Asher Downs Drive. This is a reasonzoning request from R5 to conditional district residential multif family 8 or and uh conditional district residential multif family 8 to uh conditional district residential multif family 8. So, the the CDRM8 property um actually came before you last year and the developer has purchased the property to the south and is looking to incorporate that into their their proposed development. North, east, south, and west of the request are zoned R5. This is the aerial map of the subject property showing that it uh currently contains uh single family dwellings. North, east, south, and west of the request also contain single family dwellings with multif family dwellings farther north and to the northeast. These are the conditions that were uh advertised as part of the request. And in recommending approval, staff notes that the GSO 2040 comprehensive plans future built form uh designates the subject property as urban general.

The future land use map um designates the property as residential. The proposed residential request or the reasonzoning request supports the GSO 2040 comprehensive plans filling in our framework big idea to arrange our land uses for where we live, work, attend school, shop, and enjoy our free time to create a more vibrant and livable Greensboro. It is also supported by the creating great places goal to uh create a citywide network of unique neighborhoods offering residents of all walks of life a variety of quality housing choices. The proposed CDRMA zoning district as conditioned would allow not more than 32 uh dwelling units making up uh to be made up of uh either single family dwellings, duplexes, traditional houses, town homes, and or twin homes. The uh proposed uses are similar to those that are existing in the surrounding area and care should be taken with respect to building orientation, building materials, building height, visual buffers, uh and other design features to to ensure an appropriate transition to lower density residential development on adjacent tracks. And with that, I can answer any questions that you have.

Thank you, Mr. Carter. Any questions? Uh, is would the applicant like two minutes to expound on this request? Chair, the applicant is online and stated that she does not wish to speak. And she said what? She does not wish to speak. Okay. Does not wish to speak. Uh, then without objection, we will close the public hearing. um interested in motion, questions, discussion. I'll make a motion.

Thank you. Thank you. The Greensboro The Greensboro Planning and Zoning Commission believes that its actions to recommend approval of the resoning request for the property at 3821 and 3823 Yansyville Street from R5 residential multifamily 5 and CDRM8 conditional district residential multif family 8 to CDRM8 conditional district residential multif family 8 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. One, the request is consistent with the comprehensive plan's future build format and future land use map. Two, the proposed CDRM8 zoning district as condition permits uses that fit the context of the surrounding area and limit negative impact on the adjacent properties. Three, the request is reasonable to to the size, physical conditions and other attributes of the area. It will benefit the property owning owner and surrounding community and approval is in the public interest.

Second War Downing. Okay, we have a motion to approve by Miss Maggot and a second by Mr. Downing. All in favor signify by saying I and raising your hand. I.

All right, that constitutes a nine to zero unanimous vote. Approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee is paid within 10 days. Anyone may file such an appeal. All such appeals will be subject to a public hearing at the Tuesday, February 17th, 2026 city council meeting and all adjoining property owners will be not notified of any such appeal. Moving on, the next expedited case is 2005 and 20 Martin Luther King Drive. This This is Are we done now? Okay. This is item Z-26-01-5. This is a resoning request from CL commercial low to CDRM18 conditional district residential multif family 18 for the properties identified as 2005 and 2007 Martin Luther King Drive generally described as northeast of Martin Luther King Jr. Drive and east of South Bimbo Road and this 43 acres.

Mr. Thank you. This is the zoning map of the subject property um showing that properties showing that they are made up of approximately 0.43 acres. The properties are located northeast of Martin Luther King Jr. Drive and and um east southeast of um South Bimbo Road. This is a resoning request from CL Commercial Low to conditional district residential multif family 18 north and west of request are zoned R5 in commercial low. East and south of the request are zoned R5. This is the aerial map of the subject properties showing that they are currently undeveloped. North and west of the request contain retail sales and single family dwellings and east and south of the request contain single family dwellings. There's a um there are other non-residential uses in the surrounding area. There's a school to the to the farther west and um retail establishments of the southeast. This is the uh zoning condition that was proposed by the applicant and advertised as part of the request. In recommending approval, staff notes that the GSO 2040 comprehensive plans uh future build format designates the subject properties as urban central uh within an urban mixeduse corridor and within a reinvestment corridor. Uh the properties are also designated as commercial on the future land use map. The proposed reasonzoning request supports the GSO 2040 comprehensive plans filling in our framework big idea to arrange our land uses for where we live, work, attend school, shop, and enjoy our free time to create a more vibrant and livable Greensboro. It is also supported by the creating great places goal to create a citywide network of unique neighborhoods offering

residents of all walks of life a variety of quality housing choices. The CDRM18 zoning district, as condition, would permit a maximum of four town home units. The proposed uses are similar to the existing uses in the surrounding area. Uh and the change in zoning is appropriate um given its location in proximity to a major third affair. And with that I can answer any questions that you have. Any questions of Mr. Carter?

Thank you. Um is the applicant here? Would they like to speak for two minutes in regarding to the case? All right, we understand the applicant is not here. Um, so we will close the public hearing, open the floor for discussion or motion.

Madam Chair, I'd like to make a motion for agenda item Z261005. The Greensboro Planning and Zoning Commission believes that his action to recommend approval of the reszoning request for the property at 2005 and 2007 Martin Luther King Jr. Drive from CL Commercial Low to CDRM CDRM18 conditional district residential multifamily 18 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. Number one, the request is consistent with the future with the comprehensive plans future built form map and future land use map. Number two, the proposed CDRM18 zoning district as condition permits uses that fit the context of the surrounding area and limits negative impact on adjacent properties. And number three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It will benefit the property owner and surrounding community and approval is in the public interest.

Commissioner Gilmer second. Thank you. We have a motion by Mr. Downing and a second by Mr. Gilmer to approve. All in favor, please signify by saying I and raise your hand. I I

that ends up being a nine to zero unanimous vote. This approval constitutes a final action unless an appeal is submitted in writing to the planning department and the The appeal appeal fee is paid within 10 days. Anyone may file such an appeal. All such appeals will be subject to a public hearing on the Tuesday, February 17th, 2026 city council meeting, and all adjoining property owners will be notified of any such appeal. Next case is uh turn the page uh 1001 and 111 industrial avenue. This is Z-26-01-00007. This is a resoning request from LI light industrial to CD LIM light industrial mixed for the properties identified as 1001 and 111 Industrial Avenue and 2906 Baltic Avenue. Generally described as north of Industrial Avenue and west of Baltic Avenue, 5.28 acres. Mr. Nelson.

Thank you, Chair Skins. This is the zoning map showing that subject properties are approximately 5.28 acres and are located, as you stated, north of Industrial Avenue and west of Baltic Avenue. This request from Li Light Industrial to CDLIM Conditional District Light Industrial Mixed North, east, and south of the request are zone LI and west of the request is zone CM commercial media. The subject properties currently contain a multi-tenant industrial park. None of nor pardon me, north of the request contains a newspaper office and another industrial park. East of the request contains HVAC contractors, a painting contractor, wholesale trade, and a trade union office. And south of the request contains industrial materials wholesaling. West the request contains wholesale trade. This is the uh condition proposed by the applicant and and advertise associated with the request and recommending approval of the request. Staff know that the GSO 2040 comprehensive plan designates the site as urban general within a reinvestment corridor on the future built form map and as industrial on the future land use map. The proposed reasoning request supports the comprehensive plan's prioritizing sustainability goal to cultivate a diverse range of industry sectors and scales of operation in the local economy to help minimize the impacts of major fluctuations within any any single sector. and staff know that the proposed CDL zone district as conditioned limits available uses to those that are generally consistent with other surrounding uses on nearby properties and that in general the uses permitted in the proposed LIN learning district have little to no adverse effect upon adjoining properties while allowing for additional development options and answer any questions.

Thank you. Any questions of Mr. Nelson? Would the applicant like two minutes to elaborate on their case? Okay. I I just had just a clarification. So, we've moved from LI to LIM because of um straight retail that they want to do is not allowed on LI. Yeah, that's the reason the applicant has asked for the request. It opens up other options. Um actually has some residential options as well in Lim that you wouldn't administring, but the retail is what's driving this request from this applicant.

Any other questions? One more question. It it already has retail. It's a specific type of retail the we looking at.

So, my understanding is that the uh the you know in in Alli you have the option to have uh accessory retail sales as 30% or less of a of an area. You also have operations that are wholesale trade that would feel more like retail and that the option here is to allow for principal retail uh uses that could not currently uh be there in lots. Okay. All right. With any any other questions uh we will close the public hearing. and open the floor for discussion or motion. Stu Nichols. The Greensboro Planning and Zoning Commission believes its action to recommend approval of the reszoning request for the property at 101 and 111 Industrial Avenue and 2906 Baltic Avenue from Light Industrial to Light Industrial Mixed to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. The request is consistent with the comprehensive plans future built form map and future land use map. The proposed CDL zoning district as condition permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical conditions and other attributes of the area. It will benefit the property owner and surrounding community and approval is in the public interest.

Second, Commissioner Turner. Thank you. We have a motion by Mr. Nichols and a second by Miss Turner to approve the request. All in favor, please signify by saying I and raising your hand.

That passes on a nine to zero vote. This approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee is paid within 10 days. Anyone may file such an appeal. All such appeals will be subject to a public hearing at the Tuesday, February 17th, 2026 city council meeting and all adjoining property owners will be notified of any such appeal. Next expedited case is going to be uh 502 Norwok Street. This is item Z26018. This is a resoning request from R5 residential single family 5 to CD RM26 conditional district residential multif family 26 for the property identified as 502 Norwok Street generally described as west of Norwalk Street and south of Railway Avenue. 26 acres Mr. Nelson.

Thank you chair schoning map of the property showing that as you stated this other property contains approximately 26 acres total. The property is located west of Norwalk Street and south of Railway Avenue. This is a reszoning request from R5 residential single family 5 to CDRM26 conditional district residential multifamily 26. North and east the request are zone LI lot industrial. South and west of request are zone R5 a single family residential. This is the aerial map showing subject property currently contains undeveloped land. North the request contains a landscaping contractor. East of the request contains automobile service use. And south and west of the request contains single family dwellings. This is the condition proposed by the applicant and I recommend approval of the request. Staff know that the comprehensive plan's future built form currently designates this property as urban general and the future land use map classifies it as commercial. The proposed resoning request supports the DSO 2040 comprehensive plans filling in our framework big idea to arrange our land uses for where we live, work, attend school, shop, and do our free time to create a more vibrant livable Greensboro as well as the comprehensive plans creating great places goal to meet housing needs and desires with a sufficient and diverse supply of housing products, prices, and locations. and recommend approval staff of the CDRM269 district as condition would permit a mix of residential use residential housing types limited to no more than six homes. The potential uses uses are like those of existing uses in the surrounding area and the change in zoning of this property is also appropriate given it location and proximity to a thorough affair. Care should be taken with respect to building orientation, building materials, building height, and visual buffers to ensure an appropriate transition to the lowdensity residential uses on adjacent properties. I'm happy

to answer any questions. Thank you. Any questions of Mr. Nelson? The R5. The R5 um compared to RM26. on 26 you can do um single family dwelling of course but you can do duplexes and twin homes and is that the reason for the change?

Correct. So the R5 district would only allow for a single family detached um use. So the um the multif family zoning then expands those to a variety of uses which would include duplexes, twin homes, town homes, apartments, whatever you could do. I mean it's obviously a very small lot so it's going to be limited in terms of what they can physically do on the property but it opens up other residential uses that are not currently allowed. So, they have an opportunity to build two two, right? They have the opportunity to do additional residential on this property than they can do right now. Okay. Thank you. Any other questions?

Um, I would like to uh comment that u we're in receipt of an email and pictures regarding this case. The email was not in opposition, but rather it listed some concerns and a request uh to be kept informed of future action on the property. And this email was shared with other commission members this morning. Um and the author of this email has requested that we make the email and accompanying pictures a part of the minutes and public record for the case and staff has indicated that this will be done. So that was in in regard to the uh the rather lengthy email and pictures that was any other comments.

Madam Chair, do we need to show the pictures public? I just Mr. Gilmerick, given the um it's a legislative hearing, at the end of the day, the fact that y'all have been in receipt of that information and taken it into consideration while while making your decision is is sufficient. Staff will uh I'm sure and we'll figure out the exact details on it, but you know, make sure it's it's acknowledged, but um it it doesn't need to be uh in the record in the same way that say a quasi judicial decision like the board of adjustment makes. Right. So, all right. Thank good question. Appreciate. Thank you, Madam Chair. I don't want it for long.

We don't want to miss anything. I'm right there with you. Thank you for bringing it up. Any other comments or discussion? Motion.

I'll make a motion. Item Z26-01-00008. The Greensboro Planning and Zoning Commission believes that its actions to recommend um of the of the reszoning request for the property at at 502 Norwalk Street from R5 residential single family 5 to CDRM26 conditional district residential multif family 26 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. One, the request is consistent with the comprehensive plans future build format and future land use map. Two, the proposed CDRM26 zoning district as condition permits uses that fit the context of the surrounding area and limit its negative impact on the adjacent property. The request is reasonable due to the size and physical conditions and other attributes of the area. It will benefit the property owner and the surrounding community and approval is in the public interest.

Commissioner G, if I may real quick before you all take a vote on that. Sorry. Just a a friendly amendment I would offer up to the to the motion. Commissioner Maggot, I I think I heard you say um in reading the preamble to the statement, and I'm realizing that my eyes are not as good as I thought they were. Uh that the action to recommend and I don't think I heard you say approval. The action to recommend approval um So I think just understanding that that's why I hesitated and and then the mic was in the way. Yes, ma'am. I apologize. So no, you're good. You're good. So if that was if that was the motion, then we're all we're all good. I just want to make sure that was that was clear. I just want to be clear. It's a motion to approve. Motion to approve.

It is. Thank you. Motion to approve. So we have a motion to approve. Um all in favor, please signify by saying I and raise your hand. I

All right, that's a nine to zero vote. This approval const but good catch by the way. Um this approval constitutes a final action unless an appeal is submitted in rotting planning department and the appeal fee is paid within 10 days. Anyone may file such an appeal. All such appeals will be subject to a public hearing at the Tuesday, February 17th, 2026 city council meeting and all adjoining property owners will be notified of such appeal. Now we need to move to the agenda. As originally structured. So we are back to 3800 pine needle. This is Z-26-1-00001 uh and an annexation case of PLP 2601. to annexation and original zoning requests from county RS30 residential single family to city R3 residential single family 3 for the property identified as 3800 Pine Needle Drive and a portion of Pine Needle Drive right ofway generally described as east of Pine Needle Drive and west of US Highway 29 North 63 acres.

Thank you chair skins. This is a zoning map and it shows that the subject property contains approximately 0.63 acres and is located east of Pine Needle Drive and west of US Highway 29 North. This is an annexation and original zoning request from county RS30 residential single family to city R3 residential single family 3. North and north of the request is zone county RS30. East of the request is zone county agricultural and south of the request is zone city R3. West of the request is zone city R3 and county RS30. This is the aerial map and it shows that the property is currently undeveloped. North and west of the request contain single family dwellings. East and south of the request contains US Highway 29 North. This image shows the subject property as seen from Pine Needle Drive. This image shows a single family dwelling located north of the request on Pine Needle Drive, zone county RS30. This is the image. It shows the US highway 29 north and it's located east and south of the request and it is zone county act and city R3. This image shows um examples of single family dwellings located west of the request on Pine Needle Drive and it is

zoned county RS30. This view is facing north and on Pine Needle Drive and it the subject property is on the right. This view is facing south on Pine Needle Drive and the subject property is on the left. And in recommending approval, staff states that the GSO 2040 comprehensive plans future built form map currently designates the subject property as urban general and as residential on the future land use map. The proposed original zoning request supports both the comprehensive plans creating great places goal to expand Greensboro's citywide network of unique neighborhoods offering residents of all walks of life a variety of quality housing choices and the filling in our framework big idea to arrange our land uses for where we live, work, attend school, shop and enjoy free time to create a more vibrant and livable The proposed city R3 zoning district is primarily intended to accommodate lowdensity single family detached residential development of up to three dwelling units per acre. The request permits uses that are present on adjacent tracks and I can answer any question that you may have.

Any questions?

Thank you. Is the applicant here to present the case? If you could come to the podium, give your name and address. Good afternoon. Hugh Leam for Centurion Buyers. Uh Centurion Buyers. Uh we uh we purchased the property the two lots.

Your your address, Mr. Leam? Excuse me. Your address? Oh, 2500 Willpar Drive, Greensboro 2746. Thank you. Okay.

We purchased uh the two parcels 3,800 Pine Needle and 3804 Pine Needle to build single family houses. The houses will blend in quite well. It' be most of one would be single story to blend in with the community. Um, the only feedback I heard was about something about the survey at 3804. I hired a surveyor to go out and locate the corners based on the deed description and 38 and he noted that one of the irons were slightly off and two was missing on 3804 3800 the billable area had a couple of irons that were placed incorrectly and they marked those. Other than that I had spoken to uh the pals about it and he said it was something about the survey. So I I did order a survey and he did mark all the corners and correct the the missing irons. So that was about all I did.

All right. This is specifically the 3800 but Okay. All right. But 3,800 was a question about the billable area. Uh because you have a number of uh rightways and he did mark and correctly make sure that we hit all the right ones were ironed. Okay, that's that's about it. Any questions of Mr. Leam? I have a question. Um so Mr. Leam, thank you for being here tonight. Were there any I know you were focused on this particular case, but were there any neighborhood outreach or communication from your perspective?

Well, no, I didn't. Uh I had spoken to the pals and I went out there one day looked around and not there's two houses across the street that's empty. So, okay. No one's as I understand no one's living there. But, uh it blend in with the neighborhood. So, I really didn't think it was a big issue. I'm not changing the zoning. I'm not doing anything special other than trying to build build two houses. That's about it. All right. Thank you.

Any other questions? Okay. Thank you, Mr. Le. Is there anyone else here to speak in favor of this request?

All right. We'll now move to the opposition. Um, I've got uh one person signed up to speak in opposition and that is Ronald Powell. you can follow later. I don't I just don't have your name from the signup sheet, so it's okay. First of all, I want to say good afternoon and thank everyone for being here to listen to this uh opposition pertaining to the 3800 Pioneer Drive and also 3804. I would like to start off by saying my name is Ronald S. Powell. I reside at 1605 Lord Foxley Drive here in Greensboro in the city. I've been a resident for a number of years. I've been up in front of the council here maybe twice in my life and I would like to say I oppose this wholeheartedly. Uh the zoning is for the county and it's been there for years. I've owned this lot at 3808 Pine Needle Drive. my wife and I. And when I pass on, I plan to pass it to my son. But to make a long story short, the gentleman that was here in front of me, he did speak with my son, reference what was the usage of my property, and I refused to entertain it. Uh he obtained uh one of the real estate forms, which he was not authorized to use and sent it to me through US mail. I was a little upset by that because I am a licensed realtor in the state of North Carolina, a broker.

I'm sorry. I'm having trouble hearing. My concerns are simply the safety and zoning. Mr. Powell, we're having some trouble. Okay, that Thank you.

Thank you. Sorry about that. My uh concerns first of all is safety and zoning. the street. I'm not going to try to narrow the uh the map, but I can assure you when you come off of 29 in front of Lake View Cemetery, it is very dangerous. Once you get over to the side where Pineita Drive, you got 3800, which is a real narrow, it's almost like a little triangle. And as you come off of there, you got a lot of heavy utility overhead, Duke Energy, etc. And from my knowledge and unless it's changed, you have to have a variance dealing with a home directly under high voltage utility wires. And the gentleman, he wanted to get city water and city sewer. I don't know if you remember, there have been some oppositions uh about the city. In order to become part of the city, you have to volunteer. And this is what I understand he's trying to do. I am in the county. So therefore, you have to do the force and annexation in which if you remember the case of 2007 Cunningham versus the city of Greensboro that was in McLean'sville. There was 152 acres of land. Make a long story short, I was one of the parties in that lawsuit. Ronald S. Powell, Mr. Cunningham is deceased. Jim Pinroy and myself are the only two that's left and that was a real long drawn out case. But to say this in a thing, we went all the way to the North Carolina Court of Appeal. The city of Greensboro spent a bunch of money to try to get that 152 acres. To make a long story short, now we're looking at not even two acres of land and the city is going to let this gentleman come in under a safety thing. Plus, I'm going to say this and wind up. As the city looked

at the EMS, the fire coming down that little old street, you got a ditch on both sides. You don't have sidewalks. Somebody's got to pay for them sidewalks. Uh you're going to go from a R30 to an R3, which means R30 has low density. Now, you're talking about a higher density with R3. So, I'm asking you to please take a look at it. No one has did what I call a uh in other words has there been a sight plan at that area points of of coming in and coming out is very dangerous. Um you have single family homes and by putting two or three homes on that little small lot is going to it's going to mess up the community. Sure. He mentioned there was two homes that's currently vacant. That's because the individual passed on. And just to say this is not thing. If you look, if you're going down Pine Needle and coming in, you got a little horseshoe. You got power wires. Then you got another house, a home that's currently vacant now because the gentleman passed on his property. But the gentleman would like to forget that that is in the county and move to the other side at 38 and build 3804 and build a house there. And my property is 3808. Then there's another house at 3810. So once again, take a look at it very closely because this is something that we do not need. Thank you. Anyone have any questions for me?

Uh, can we stop the clock a minute? Yes. Yes. Mr. Paul, you said something about um dangers due to power lines or something. You saying?

Yes, sir. There are some util heavy utility lines. When you come off of 29 and make that left, you really can't make the left anymore because they had put a barricade. You have to come off right beside that little hotel and and drive on the service road and then you come to Pine Needle Drive and make a right and right there you have utility wires right there. You cannot build up under that utility and that's what the gentleman want to put one of his houses under. Then you have the other house where the gentleman has passed on that's in the county and he purchased the land on the opposite side which is pretty narrow, smaller than what I have and he's going to encroach my property in order to get his property done. There's a certain setback that he needs to make sure he goes with that. But the utility wires is is very dangerous. If I could ask that someone would do a a driveby, as they say, put boots on the ground and go out there, take a look at it.

Boots on the ground. Any other questions uh of Mr. Powell? What was that, man? And ju just for clarification, you're not being annexed. No one is going to annex you. This is a violation. I truly I truly understand that. But but I understand that I'm not getting that next, right?

But I do understand that the traffic the heavy the density has the city looked that uh with that reasoning you're going to have more individuals coming in there and you don't have the the traffic pattern is going to be really bad, really bad. you have children that needs to go to school, then therefore you got to look at the buses and and it may have to add another bus. I don't know. All right. Um, thank you, Mr. Pal. There was someone else that wanted to speak. You could come.

Thank you so much, please. Can we start the clock back, please?

Travis Pal speaking. Uh, I reside at also 1605 Lord Foxley Drive, Greensboro, North Carolina. and I am coming to this board today to speak on opposition. Um just to piggyback on what my father spoke about. I am the son he spoke about. Um again um to piggyback on your question as well, you mentioned that the 3808 is not the property that is being annexed and that is not requesting to go into the city. I just want to add just some verbiage to that to say that it's it's spot zoning is what it is. And for years when I say spot zoning, just to kind of clarify your eyebrows, um you got one property that wants to go into the city which changes city taxes and you have another neighboring property that has been in the county for years. Also question would be um I don't know the answer. Is there block grant money that's going to be set aside for this property that wants to go into the city being that the taxes will be elevated because that property will be in the city. Also, those are just questions that I wanted to kind of ask because I did my research and I came up with some questions that I don't know the answer to and hopefully that you can explain them when you go back and you know um have your vote. Um, I just want to also mention I don't know a lot about this case, but it was just a case that came upon my research, the 1988 Chrisman vers Gilford County case. Like I said, I don't know a lot about it, but it did speak about spot zoning and u and I yield back my time.

All righty. Thank you.

I'm glad to say two words about spot zoner if y'all would like real quick. Um, so, uh, just since spot zoning was thrown out there, uh, I'll just note the the difference between a property being annexed into the city versus remaining out in the county wouldn't relate to the question of spot zoning. Spot zoning is a question of whether or not you are reszoning an individual piece of property in a manner that is inconsistent with a sea of otherwise zoned property. I was looking at the map and everything right there appears to be zon residential if I'm out in the county but still it's residential in nature. So uh from my vantage point not a not a spot zoning risk. So this this would not be considered spot zoning because it's residential as is everything around it. And and R3 is the lowest density that the city has as far as um designation um and to get the water and sewer, it's got to be zoned R3.

Yeah. For purposes of consistency with the low density that is around it. Yes, ma'am. I I would say that's correct. Y uh spot zoning is really a determination for the courts, but I struggle to see how it would move anywhere near that direction. It just doesn't meet the definition because it's it's all residential. Exactly. Okay. Um, any other questions right now before we move to rebuttal? You you you have you'll have five minutes of rebuttal to address other issues. Miss Ke, can I ask staff one question first?

Of course. Um, so I'm a little little confused, but 3800 and 38 um there's an empty there's an empty lot, a house, and then another empty lot. So what the house in between those two empty lots, those are going to be subject is not being impacted by this at all. Right. 382 is the one in between and it is not being subject to any the either of the conversations this evening. These are just to annex the vacant lots for the purposes of accessing city utilities to build a house. And 382 isn't here tonight. No, they're not. No, they they reference 3808, which is two more lots. 3802 is not objective.

I can't speak to that. Right. Okay. Thank you. Any other questions? Let's move to rebuttal. Mr. Laam, you'll have five minutes. The previous speaker mentioned several things. Number one, building under the power lines. The buildable area is 30 feet from the power lines. I'm I'm sorry. Would you, for the record, would you repeat your name and address?

They mentioned the Previous speaker spoke on 3 three. She she just asked if you could repeat your name just for

Oh, my Okay. My name is Hugh P. Leam. All right. Address 2500 willpower Drive. All right. The previous speaker spoke of three three potential problems. One was the power lines. The buildable area is 30 feet from the power lines. No house can be built within 30 ft of the power lines. Number two, there's no block grants. I'm paying for all the money myself. And number three is not spot zoning because R3 and R30 is about is equivalent between the city and the county as I understand. So I'm not sure what the concern is. There's previous there's houses on both sides of street and I'm not sure how two houses going to change the traffic pattern that much. All right. Thank you.

All right. All right. Any any other questions of Mr. Le? All right. Wait, wait, wait. Mr. Lean mentioned it's two houses, but this particular property is separate from the 3804. So, we're just talking about correct. He's speaking to one house on each of the lots, but right, this is just for 3800 Pine Needle. Just wanted to clarify. Thank you. And there there would be only House for a lot. All right. Uh let's move to the opposition. Mr. Powell, you'll have five minutes if you would like it.

Thank you, Travis Powell. For the record, again, address

165 Lord Foxley Drive, Greensboro, North Carolina. I won't take five minutes but um just for clarification I just want to put this thought into this panel. Um there possibly is um things that could be overlooked and the reason why is that um Mr. Lean mentioned that 30 ft setbacks would be met according to the buildable area for the footprint that he's putting in at least one of the properties. I'm I'm assuming that's the the pie shaped property. And if you could real quick, can somebody pull that map up? Is that eligible right now? Thank you. The the clicker has disappeared.

Yes, sir. Okay. So, thank you. Okay. So, if I can click on Sir, real quick, back me up. Back back me up real quick. I'm sorry. Back me up real quick.

Okay. So, real quick, I got four minutes. So, the property that's highlighted right now, I I spoke about that there could be something that's overlooked. And I'm not picking on anybody, but I will say that um this uh This is the subject property here of the 3804. This is the existing home. And this is the other subject property that we were talking about far as the power lines that were on the opposition topic. It may uh the setback could be met on paper, but um as Ron Powell spoke earlier, get boots on the ground and just go look at that terrain. Look at some of the possible circumstances that could arise. Um even though you mentioned that um this subject property and this subject property is not going to be affected but this subject property is on sewer. This subject property is on sewer. Um I don't want to guess about this property but also over the past 30 years and this is my topic on something that could be being overlooked. This property was always as one. This subject property was always as one. When this property was purchased, this subject property and these two subject properties in question today, they were always paying one tax on one parcel. I contacted uh your department about the structure and and the disjointness of these two properties. But when the property was sold, a survey appeared, which the survey did indicate that a survey was completed. So, we're missing we're missing two taxes here. We've only

gotten one tax on this property. I I'm not saying that to tell on anybody. I'm only saying that is because I called. I asked about the disjointness of the property and it had been overlooked for over 30 years and over the past five years it was still overlooked only until the property was sold to show that it is two parcels. Now, it was always understood that this was a disjointed property coming from this property because how can one have a property that is splitting two parcels and uh I just wanted to put that on this body's mind. Thank you.

Thank you. Is there anyone else to speak in opposition during rebuttal? You've got a minute and 23 seconds. Seeing none, uh we will close the public hearing and open this up for discussion. Can I This is Erica Glass. Can I just make one comment? Um, I know the individuals who object for different reasons and I think what the gentleman what it sounds like he was objecting to is an issue of taxes. I'm assuming um, which is not an issue for the board. Um, it's specifically about zoning. And if I heard correctly, the county zoning is analogous to what the we would be considering this s this evening if I'm correct. Is that what I heard?

I mean I think I think the planning department would be able to speak to that probably better than I can but from what I'm seeing it looks like yes Mr. Yes. So county RS30 is a residential single family district in the county and then city R3 is a residential single family district in the city. Okay. All right. Thank you. And just two words about the taxpays Commissioner Glass. Uh they're all individual parcels of land. So two parcels of land being voluntarily petitioned to be annexed into the city. Is that plain? Yeah. And just for tax purposes, that that's that's not a consideration. It's not a land use issue. And even if it was, tax department determines what parcels will be taxed and how. So, I mean, historically, they're all in the county. So,

right. I just had one question. I'm losing my voice. Um he mentioned something about it's fitting on the land or whatever. Um TRC would determine that after this. Yes. Correct. That anything in terms of where a structure would actually be built and how it's built would be addressed through city technical staff through building permit process.

Right. I also want to add here is that you know we're here to consider land use and yes I do know that area very well. um right by the Lake Lake Lake View Memorial Cemetery. Uh we see the data. There's 43,000 uh vehicles per day. However, it says that sidewalks will be a requirement of the development ordinance. I do understand there are a plethora of accidents that happen in that area and perhaps if one were to move forward with having city resources and developing that area, it will get the necessary attention that it needs, you know, for for the proper development. Um, but my my only point I just want to reiterate is that we're focusing on land use and not the tax base at this time.

Any other comments,

discussion?

Commissioner Keith P. I make a motion we annex 3800 Pine Needle Drive and a portion of Pine Needle Drive right away. That's PLP26-01. Commissioner, give a second. Okay, we have a motion to approve the annexation by Mr. Peterson, a second by Mr. Gilmer. All in favor, please signify by saying I and raise your hand. I

That's a n to zero vote to annex the property. Now going to the zoning. This Commissioner Keith Peterson item Z-26-01-00001 the Greensboro Planning and Zoning Commission believes that his actions to recommend approval of the original zoning request for the property at 3800 Pine Needle Drive and a portion of Pine Needle Drive rightway from County RS30 residential single family to city R3 residential single family 3 to be consistent with the adopted GSO 2040 comprehensive plan and considers action taken to be reasonable and in the public's interest for the following reasons. The request is consistent with the comprehensive plan future built format from future land use map. The proposed city R3 zoning district permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical conditions, and other attributes of the area and it will benefit the property owner and surrounding community and approval in the public's best interest.

Commissioner Gilma seconds. Okay, we have a motion to approve by Mr. Peterson, a second by Mr. Gilmer. All in favor, please signify by saying I and raise your hand. I I

All right, that also passes by a nine to zero vote. Uh this constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, February 17th, 2026 city council meeting. Uh next case is going to be 3804 pine needle. Uh so we need to go through the uh same process. This is item PL2602 and Z-26-1-00002. This is an annexation and original zoning request from county RS30 residential single family to R3 residential single family 3 for the property identified as 3804 Pine Needle Drive generally described as east of Pine Needle Drive and west of US 29 north.5 acres. Miss Harrison.

Thank you, Chair Skins. This is a zoning map and it shows that the subject property is approximately 0.5 acres and located east of Pine Needle Drive and west of US Highway 29 North. This is an annexation and original zoning request from county RS30 residential single family to city R3 residential single family 3. North, south, and west of the request are zone county RS30 and east of the request is zone county AG agricultural. This aerial map shows that the subject property currently contains undeveloped land. North and west of the request contains single family dwellings. East of the request contains US Highway 29 north and south of the request contains a single family dwelling and undeveloped land. This image shows the subject property as seen from Pine Needle Drive. This image shows undeveloped land located north of the request on Pine Needle Drive zoned county RS30. And this image shows US Highway 29 North located east of the request and it is zone county a. This image shows a single family dwelling located south of the request on Pine Little Drive zoned county RS30. This image shows a single family dwelling located west of the request on Pine Drive, zoned county RS30. This view is facing north and Pine Little Drive and the subject property is located on the right. And this view is facing south on Pineal

Drive, the subject properties located on the left. And in recommending approval, staff states that the GSO 2040 comprehensive plans future built form map currently designates the property as urban general and as residential on the future land use map. The proposed original zoning request supports both the comprehensive plans creating great places goal to expand Greensboro citywide network of uni unique neighborhoods offering residents of all walk of life a variety of quality housing choices and the filling in our framework big idea to arrange our land uses for where we live, work, attend school, shop and enjoy our free time to create a more vibrant and liveable Green sprawl. The proposed city R3 zoning district is primarily intended to accommodate low density single family detach residential development of up to three dwelling units per acre. The request permits uses that are present on adjacent tracks and I can answer any question that you may have.

Thank you. Any questions, Miss Harrison? Okay. I believe we're in good shape.

Yeah. The applicant um Mr. Le up leam 2500 wheel hard drive. Um when the question was raised to me about the possible boundaries and zone I mean and and and the survey. I hired a surveyor to go out and locate the corners. This is the one he found that based on the legal description of the property, there was one or two irons that was in the wrong place and one was missing. That was completed last Wednesday. And uh so that's about it on that one.

So you just you confirmed the the correct corners based on and it also confirmed the setback of 10T on both sides. We did confirm that it is a 10 foot setback on both sides and that house we plan to build would fit in that boundary. Okay. Anything else you want to add? No, ma'am. That's about it.

Okay. Any other questions for Mr. Leam? All righty. Thank you. Anyone else that wishes to speak in favor of this request? And this is 3804. Excuse me. Um, pine needle. All right, we'll move to the opposition. The opposition have anything they'd like to say on 3804 Pine Needle? Uh, Mr. Pal, you had signed up to speak against. Okay. So we have no one to speak in opposition to 3804 pine needle. Um so we will close the public hearing and open it for discussions or motions.

Madam Chair questions

I do want to just you know acknowledge um Mr. Leam and Mr. how and I was doing some research just now and that area is surrounded within a 300 ft radius that area is surrounded by R5 and R3 and that particular area even Pineway is zone R seven which is kind of not similar to your neighborhood but it's adjacent so what am I saying even at I should not use this person's address but it's on the map 391 McCoy Street is R3 it is on an island kind of by itself and it is R3 and uh surrounding it is nothing else is annexed. So it is not uncommon nor is this commission uh singling you out at all. We just want what's best for this comprehensive plan and land use. So that is why I I'm supporting it and I'm pretty sure we're just being consistent with the model. So I just want you to know that is why that's it.

Thank you. Any other comments or questions? Okay, I'm ready for a minute. Commissioner Keith P recommendation that we annex PLP 26-2 3400 Pine Needle Drive east of Pine Needle Drive and west of US I 29 North. Second second war downing. Okay. Uh this is on the um re uh annexation request. This is a motion by Mr. Peterson, a second by Mr. Downing to annex 3804 Pine Needle. All in favor signify by saying I. I. I.

All right, that passes nine to zero. Now we move to the zoning piece. Commissioner Keith Peterson item Z-26-01-00002 the Greensboro Planning and Zoning Commission believes that his action to recommend approval of the file of the original zoning request for the property at 34 3804 Pineal Drive from County RS30 residential single family to city R3 residential single family 3 to be consistent with the adopted GSO 2040 comprehensive plan and considers that his action taken to be reasonable and in the public's interest for the following reasons. The request is consistent with the comprehensive plans future built form map and future land use map. The proposed city R3 zoning district permits uses that fit the context of surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical condition, and other attributes of the area. It will benefit the property owner and surrounding community and approval is in the public interest.

Second, Miss Maggot. Thank you. We have a motion by Mr. Peterson and a second by Miss Maggot to approve the zoning. All in favor signify by saying I and raise your hand. I.

That passes unanimously nine to zero. Uh this constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, February 17, 2026 city council meeting. Now we will move to the next case of 2533 Phillips Avenue. Sorry. Very good. This is item Z2601-00006. This is a resoning request from CDCM conditional district commercial medium to CDRM26 conditional district residential multifamily 26 for the property identified as 2533 Phillips Avenue generally described as north of Phillips Avenue and east of Woodbrier Avenue 2.55 acres.

Thank you chair. Mr. Carter.

Yes. Um this is the zoning map um showing that the subject property contains approximately 2.55 acres and is located north of Phillips Avenue and east of Woodbrier uh Avenue. This is a resoning request from conditional district commercial medium to conditional district residential multif family 26. North and east of the request are zoned R5. South of the request is zoned commercial lobe and west of the request is zoned conditional district commercial medium. This is the aerial map of the subject property showing that it is currently undeveloped. North and east of the request contains single family dwellings. South of the request contains a daycare center and west of the request contains a shopping center. This image shows the subject property as seen from inside the Renaissance Shops shopping center on Phillips Avenue. This image shows an example of the single family dwellings that are loc located located north of the request on West Hampton Drive zoned R5. And this image shows examples of single family dwellings located east of the request on Old Hickory Drive zoned R5. This image shows the daycare uh facility that is located south of the request on Phillips Avenue zoned commercial low. And this is the uh Renaissance Shops shopping center located west of the request zone conditional district commercial medium. These are the conditions that were proposed by the applicant and advertised with the request. And in recommending approval, staff notes that the GSO 2040 comprehensive plan designates this property as urban central and a small portion of the property is located uh in a neighborhood scale activity center on the future

built form map. The future land use map designates the majority of the property as residential and a small portion of the property as commercial. The proposed reasonzoning request supports the GSO 2040 comprehensive plans filling in our framework big idea to arrange our land uses for where we live, work, attend schools, shop, and enjoy our free time to create a more vibrant and livable Greensboro. And it is also supported by the creating great places goal to create a city-wide network of unique neighborhoods offering residents of all walks of life a variety of quality housing choices. The conditional district uh residential multif family 26 zoning district as condition would permit a mix of residential housing types uh limited to no more than 60 units. The proposed uses are similar uh in that they are residential to the existing uses in the surrounding area. The request is appropriate given its location adjacent to an existing shopping center that it is uh in close proximity to a major thoroughare and that is partially within a neighborhood scale activity center. Care should be taken however uh with respect to building orientation, building materials, building height and visual buffers to ensure an appropriate transition to the low density residential on adjacent tracks. And with that I can answer any questions that you have. Any questions of Mr. Carter at this point?

Mr. Carter. Uh, so access to this property would be through the parking lot of the shopping center. That's correct. Okay. And so would bus lines would be on Phillips Avenue. Is that where the buses are or are they on the other street? Anybody know? Transportation may be able to answer the question about the location of Phillips. They on both sides, Phillips Avenue as well as on the other side of library. On both sides. Any other questions?

Thank you. Uh, now we'll hear for the people that are in favor of this request and I'm going to take them in the order in which um they signed up. Um, Goldie Wells Thank you. My name is um Goldie Wells and I live at 4203 Bellefield Drive. I'm here to support the request from uh self-help for this uh building. We years ago. I think self-help is I think was 1991 when we were in need of refurbishing the shopping center. Self-help came and so the stores we have there is because of them. But in our original plan for the whole area, we said ideally it would be a place that we could have for senior citizens. So, it's been a long time coming and I'm just pleased that this may come to pass. We think that it would be good for the senior citizens and some folk may think it's going to be like old folks home or public housing, but not. It's it's going to be um apartments and we feel that it would be with the amenities there. We we have uh stores We have a a health center. We have a pharmacy. We have a barber shop that has um the the mutitionian in it. We even have a special place for eye that does eyebrows.

We have uh we have the second harvest there. So, we have things that would be easily accessible to the senior citizens. So, I'm here to support it and I hope that you will support it also. Thank you. Thank you. Next on the list is Zanzel Seavoy.

I'm proud of you. You said that right. My name is Zanzella Foster Seory. I live at 1502 Sir Galah Road. I'm in favor of this senior living facility because this is something that uh we have looked forward to uh since 1991. As Dr. Wells stated, I was born and raised in Greensboro, North Carolina. I have lived in this community since 1972, since I was 9 years old and I'm three I'm 63 years old now. My parents were very much advocates for things of this nature and they never lived to see it come to fruition. My mother died in 2017. and my father in 2021. This would have been a fantastic place for them to live because seniors now uh especially in our community. There only a few that can afford to live in other establishments. We have some that has went to Abbott's Woods and other places of that nature. But I wish that this had existed when my mother and father was here because when you get a certain age and you don't have the income to replace a roof of a house, to replace the hatback of a house, to have the grass cut, to replace the plumbing when the pipes freeze, things of those nature. This senior living facility would be a haven for seniors and stuff that cannot afford certain things when they have their own home. even the taxes when you own your own property. You know what was explained to us by Daniel, you know, what how beautiful this would be, what would contain the sun roof possibly, you know, exercise room and to have an elevator to get up and down when we have people living in homes currently that they were beautiful when they moved in when they were 20 and 25 years old, but now they 80 and they have steps to try to get up and down. This is something I'm very much in favor of. We have fought hard for a lot of things in Northeast Greensboro. And as things are offered to us, we shouldn't turn our backs on them. Yes, we want quality. We demand quality. We deserve quality. And

what has been explained to us is quality. And of course, I would not stand here representing my mother and father who love Greensboro, North Carolina for a facility that wouldn't be something that would be admiral in our community. And as Dr. Well stated, there are a lot of resources around that support that the Second Harvest Food Bank eventually will offer more to the community than just being a food hub. We do have, you know, as she stated, Moses Cone, the barberh shop, Family Dollar, you know, when my mother and father got sick or whatever, not feeling well. Yes, they could have uh called anybody to go and get them, you know, milk or juice or whatever. But if you there senior living facility, you need orange juice, you need milk, you have family dollar right there. you have a library that offers a lot of senior services that they can go to. This would enrich our community and I think that this is something that we really should support and not only for our citizens in our community that could perhaps move in but Greensboro as a whole because it's going to be beautiful. It's going to be nice and and other people want to come hey maybe from the west side finally to live in a lovely place in Greensboro, North Carolina. Thank you. I I moved to the the folks that have signed up. Uh and apparently the applicant did not sign up. Would the applicant like to speak?

Yes. Yep. I apologize for that oversight. Um, I was told I was gonna be announced first and had to go first, but um, happy to let Dr. Wells go first whenever Dr. Wells wants to go first. Okay.

Um, yes. Uh, I'm Daniel Bulock. I'm with Self-Help. Uh, we are the applicant. Um, Self-Help is a 45-year-old nonprofit dedicated to creating economic opportunity. Um, the our presence in Greensboro um includes um a location downtown. It's kind of our central hub uh at 122 North Elm Street, uh Credit Union branch at 3400 Battleground, um the Revolution Mill redevelopment at 850 Revolution Mill Drive, um and the um Renaissance Shopping Center as Dr. Wells referenced next door um at I think 2521 Phillips Avenue. Um self has a we have a state and a federal credit union, a policy arm that advocates for fair lending practices and economic policy um and a community development financial institution that takes on special projects um trying to speak closer. Yeah. Um like real estate development and affordable housing. Um we've been developing affordable housing for about 20 years. Been involved in um work in Greensboro for about 30. Um the real quick, the subject property that we zoning crest is that vacant parcel owned by the city of Greensboro. So it is still cityowned. Um the property is one of three parcels in an existing approved um integrated multipleuse development. Um the other land uses in the iBA are the Renaissance shops and the McGregor Horton uh branch library. Um both of which are part of the staff referenced neighborhood scale activity center. Um the subject property creates kind of a transition between the shopping center and the neighboring properties. Um the proposed reszoning uh to allow multif family building uh we provide provide much needed um and formerly planned as Dr. Wells referenced residential use to that activity center. Um, and we believe the proposed resoning will allow the vacant property to become um, productive and contribute to the well-being of the city. Um, allow greater housing choice for residents and increase the quantity of housing stock um, and address housing affordability. Um, and we'll do so by adding

highquality housing to this neighborhood. Um, staff did a great job sharing the details of the resoning request um, where the case deemed to be um, consistent and compatible with the city of Greensboro's future land use map, the future built form map, and the 2040 comp plan. Um, and I'll also say that we've um based on early community concerns, we have um restricted both the building stories and density, building height um for for what we're we're proposing. Um so, Dr. Wills started to talk a little bit about it, but um we're here because we've been working in this area for um over 10 years now. It starts with the efforts um with the city and resident leaders from Northeast Greensboro to revitalize the former Bessemer shopping center. um adjacent to the subject parcel um at support the startup of the Renaissance Co-op Market. Um unfortunately, the market is uh no longer still in operation. Um but we still own and maintain the shopping center, including the parking lot and the entry that serves the center and the library. Um and we work to make it a place with affordable rents for local businesses and for key services. Um Dr. Good job talking through everyone who's there. Um we've worked to through that time we've worked to stay connected with local leaders through uh later iterations of a resident advisory group that came together as part of that redevelopment effort. Um and because of this uh we got involved almost two years ago in conversations with the city about the potential for affordable housing on the subject parcel. Um and in particular attainable housing with a range of of incomes. Um once it was clear kind of what the terms would be for um taking that project on the chance of awarding state funding to make sure we could hit the rent targets um and incomes that we were we were hoping for and that the city would would uh prioritize. Um we started approaching uh northeast Greensboro residents and the leaders folks from that original advisory group um to see if there was also community support um still for an affordable senior uh property here. Um and our initial conversations were all were all

positive. Um our understanding was that the community had been asking for more senior housing options, more investment um a mix of um uh housing options at middle and lower income ranges. Um one person actually I think it was Dr. Wells reminded us that it the senior property had been part of the long-term vision for the redevelopment uh 10 years ago. Um, we held and after we had those conversations, we held a I think a well attended neighborhood meeting um at a locally owned event space at the shopping center um to share the overall plan for the site, get folks questions. We answered questions and shared those details um about an hour that evening. Um and we as we submitted in the summary um a lot of those questions were around kind of future security for residents, other facility amenities, um access to groceries for residents, the potential affordability of the project. Um but a large majority of the responses were positive about the need for affordable senior housing um in Northeast Greensboro in this site in particular. Um and we're here because it was our understanding this is what the community's been asking for. Um, real quickly, what it's not, um, and again echoing Dr. Wells, uh, it's not income based housing and it is it would be privately owned by a nonprofit, so it's not public housing. Um, it's not for housing for folks with no incomes. Um, it is also not, uh, assisted living, memory care, or or medical rehab kind of facility. Um, it's high quality.

Your your time is up, Mr. Bulock. There is five minutes of rebuttal and we have Mr. Sims who also wanted to speak in favor. So you can finish what you were saying when we move to the rebuttal section. Thank you so much. Okay. Right now we need to move to the folks that Wait, wait, wait. I just wanted to ask, is there an illustrious sketch or anything that you presented at the meetings with the neighborhood where 75 people came? We did. Yeah. Could you show it to us? Thank you.

Yeah, I have paper copies. I could also send something to Yes. Okay. needs to go on the over.

Thank you. That was nice. Thank you. That was very sweet.

Oh, wow. Come down a little bit. Wow. He can't have any more time because he can't explain it. Okay. Well, he can at least we can see it. He can leave it there. All right. In order to keep everything going on on timelines if you'll just leave that right there and then you can come up and explain it. Okay. In your rebuttal time.

Okay. Um we have uh three people signed up to speak in opposition. James Up Church followed by Judith Upurch followed by Ernestine um surgeon.

Can y'all hear me? Uh-huh. This is This is James and Judith of church, husband and wife. Okay. We've been at 26 well 2601, 2605, and 2607 Phillips Avenue. And we've been there more than 50 years. Uh we were there before the shopping center even got there. Okay. That was a pond down there where you're talking about having a having a

homes

the the the homes at the at the corner, not the whole place. That was a pond down there. So the city uh developed h a way to for the water to run down that way. Now where we live right now is on top of the hill and the water runs down in that area. And of course there's uh multiple multiple uh uh where the streets are where the water runs. Now I don't know where the water will run once they uh there's some more buildings being done. I don't know what that would do. Uh but that's something that need to be looked at. The other thing my wife and I, not a single person, not you, not self-help, have ever come by my place and my place is right adjacent to all of the property that you're talking about has ever come by and say anything. And I feel like that We were overlooked. I feel like that the planning board, I feel like the self-help, all of these folks overlooked us and not even given us an opportunity to have a discussion. We got three buildings up there

with children in it. And we're talking about the library. The library, we worked our tails off to get a library over there. Okay. and and and those kids, they walk over to the library with the teachers and with the kids playing in the playground back there. And you know, sometime kids do what? Go somewhere else. And I'm really afraid that our school age kids would do that. So what?

Okay. The the the after school program is adjacent to where you are that planning on putting the the housing. That's where it is. The after school program at 2605. We can't hear you. You need to speak into the mic. The after school program and state your name, please. My name is Judith Up Church. I live at 2607 Phillips Avenue

and we own the daycare centers that we that that I'm getting ready to talk about. Okay. Okay. We have an after school program that's back there where you all are talking about putting the housing. It's a after school program that that's about that. That's that at 2605 Phillips Avenue. That's what we're That's what he was talking about. The children back there in that particular building. That's what that's what he was talking about. That 2605 Phillips Avenue. the I I I commend uh self-help for wanting to get with our community uh to put something uh uh uh uh somewhere. I'm not clear that that's the right place to put it. Um, all these ladies that have talked, I've worked with them for years to help develop wherever they are. I don't know if any of you all remember the wind dictionity that used to be there. Okay, we work with that to get them there before they left. So that shopping center and we work with the uh second

second harvest people. And uh the other thing that I want to say before our time is up. Every other Tuesday there is a double line of cars all the way back behind the shopping center and all the way back down Woodbra, all the way back down Phillips Avenue and have my house blocked in so that they can get what food but we haven't complained because we know that they need it. I am concerned about what you are doing. I am concerned what is next. I am concerned that we're going to be that we're not going to uh uh grow. All I know is my property my property since I have bought it years ago have not raised in value. My property has lost value. And to hear somebody say, "Well, everything is all right." Well, that's not exactly true. Everything is all right for somebody, but it's not all right for 2601, 2605, and 2607 Phillips Avenue.

When my tax uh uh uh uh item come, invoice come and I know I heard The lady said, "Tax got nothing to do with this, but when my tax come, my taxes are raised." Okay. But I'm really more concerned about water coming off that hill from my house down in that valley that you all are talking about. I am really, really concerned about that. Snakes, y'all know what happens down there where the water is. You got snakes and we got all kinds of uh animals up in there. But I have to use snake away. Does anybody use snake away besides me? I have to use snake away to get those animals out. You got something you want to say?

Um, I want to say this. We do not disapprove of getting housing for the elderly. We That's not it. We don't disapprove that. But I we disapprove at the area and where you are put in the housing. Not disapprove. Maybe there's another area where you can use instead of in that area right there. That's that's what we're saying because I agree with getting something for them.

I agree also because you can look at me and tell my age and you and you know that it's about my time to find some place to go. So, what I would want you guys to do, uh, take a look, and I heard one gentleman say maybe you need to do some boots on the ground, but whatever. But, uh, it's a hill. My house sits on a rocky hill right up top. And when it rains, I cannot keep my grass. uh because the fertilizer runs down to the bottom of the hill. Uh thank you, Madam Chair. Okay.

Thank you, Mr. Up Church and Mrs. Upurch. Um we have about 30 seconds left. Uh if Ernestine Surgeon would like to have add anything. She says she's good. All right. Um, we now will move to rebuttal time and we need to um let's see if uh Mr. Bulock wants to come up and speak a little bit about the drawing and then we still have Max Sims who would like to speak. So, you've got five minutes and gauge your time, please. Or if you want Mr. Sims to go first.

I think I would just make sure. Very good. Uh good evening, Madam Chair and commissioners. Thank you very much for giving us an opportunity to talk about a project that's been uh 20 years in coming. Uh Dr. Wells and I started out together some time ago talking 20 plus years ago when Dixie left real quick. Can you state the address for the record?

My address is 601B East Marcus Street, Greensboro, North Carolina. I work for East Greensboro now. Uh economic development in East Greensboro. Uh I started off saying Dr. Wells and I have been together since when Dixie was decided to leave us. And one of the things I would tell you that we worked together about grocery stores, about development, and she's absolutely correct. We talked about putting together something at the Renaissance Center, having housing, something to create an economic development viability in East Greensboro. We talked about having commercial and residential to create that synergy in East Greensboro. Now, what we did though when the city of Greensboro bought the Renaissance Center, they were going to put the library there in on the east side of the center and the librarians and the city of Greensboro wanted the library to come forward on Phillips Avenue to give some exposure. We at that time had some CDBG funds from the city of Greensboro. We dedicated those funds to the purchase of that land where the library is so it could be on Phillips Avenue. But we also saw the opportunity for housing where we're talking about right now. So I I will stop you for a minute and think for just a second. When we look at housing, we want to look at the developer. We want to know what the developer offers to that. And we've got great history with self-help. Think about this. self-help. Think what they've done at Revelation Mill on Yansville Street. Magnificent and keeps growing. Absolutely. Then think about what they've done with downtown when they created the center old First Union Bank of Self. So therefore, we have an opportunity and know what a developer can do. We also see what they can do in Charlotte, North Carol, excuse me, Durham, North Carolina. They are quality developers.

And one thing that we might want to know, the leader of self-help is Martin. He is a native of Greensboro. They talk about quality. They bring quality to the project. They understand that's where they've been from day one. So when we look at the developer, we understand the opportunity. We understand the quality of the housing will be there. I assure you that if you go look at any of their projects, you know that self-help is about quality. They're about understanding how to put investment in neighborhoods like East Greensboro. This is our support as economic development in East Greensboro. Housing, by the way, there's not been another senior housing project in 20 years in East Greensboro. Not one senior housing project. What a tremendous opportunity that we see that development coming forward to East Greensboro that will create other development. You know, we talk about retail and everybody wants to know who's first. Excuse me. We only have two more minutes left on the clock to to see the presentation of what what he's shown us on on the screen here.

I got to finish my Of course. Okay. Okay. Okay. So, we Okay. You ready? You you you're through with me. Very good. Understand. We appreciate your enthusiasm. Thank you so much. Thank you.

All right. I'm going to remind the commission very quickly that this is an illustration of the potential configuration of development. So just keep that in mind as you have the discussion for illustrative purposes only.

That's correct. Very much a draft plan. It is essentially designed to meet uh the standards of the North Carolina Housing Finance Agency to um be competitive uh for a low-inccome housing tax credit award, which would be the funding source we're planning on targeting for the project. Um it's the building is on essentially the the primary building buildable area. Um it's the flattest part of the site. Um it is also where the parking in the building are is there's two major constraints to the site. There's a large sewer easement that runs through essentially right in front of the building. Um and then there's tree conservation areas that we need to maintain. It was the city's planning um directive for tree conservation for the entire three parcel um IMUD that's been let was moved to this site and we're trying to keep it as much as possible as buffer between this property and any of the um residential areas next door. Um there will also be to the question of storm water. There will be structured storm water detention underneath the parking lot. So all the storm water on this site um will be captured and detained and released slowly so it won't create massive runoff down um to the to the northeast. Um all of our buildings um and the requirements of NCHFA, they look and feel like luxury apartments. They meet all the market rate standards. This will look from the street like a market rate building. Um just because it's subsidized does not mean there is any difference in what we built. um compared to market rate developers. Um we're planning 59 units, four stories. Um and the property will have an on-site leasing office staffed. Um we'll employ uh maintenance staff. Um and then have uh a a screened porch, uh outdoor seating area there on the kind of in the center of the L in the patio. There'll be a cover drop off. Um there'll be

on-site additional storage for residents. And I I think I'm out of time, but That's the kind of in a nutshell what we're planning on doing. Very good. Mr. Bullet, Madam Chairman, I I have a question. In consideration of Mr. Miz's upchurch, I support this project, but uh would you can you make an effort to get with he and his wife about the runoff? I heard you say it's going to be captured under the parking lot. You don't have to do it tonight. Please get with them on the run off and you know because they are very concerned about that, you know. Of course, we would be too. Of course. And it is an oversight that we we didn't reach out directly considering they were the neighboring property. Thank you.

Any other questions of Mr. Bulock? I do. So, uh I went to the meeting on January the 8th and it was very well attended and um it was very well done. Uh but uh my understanding was this is a low-inccome credit tax credit program and that tax credit has not been granted yet. So that's that's a big hurdle but I mean one you hope to get but then once you assuming you do get past that then a portion of these will be for uh like less than 80% of average median income type of residents. Right. So is there there's the lowincome house or not affordable housing component that's part of it?

Yes. So there's um affordable can mean many things depending on who you're talking to. Um for the North Carolina Housing Finance Agency, everything for 60% of area median income, so Guilford County's area median income as a whole and under is considered affordable. Um that is income ranges in about 45 to 55,000 um for a household um I think of two or four. Um, so we're talking about folks with income. Uh, these are um either still working or folks who have um income. Um, the majority of the units are set at kind of that rental rate to be affordable to folks making in those kinds of ranges. And then 25% of the units per the program are set at much more affordable rates to be affordable to households that earn 30% of the county's area median income.

And the residents have to be 55 or older. Is that what I remember? Correct. Right. Thank you. Any other questions of the applicant? Is there anything else that you want to say? Because normally the applicant gets 10 minutes and you've really been sharing a portion of five minutes twice. So, and not really getting the 10 minutes. So, I'd like I think I anything I didn't mention in my speech, I think was was hit by the folks who spoke. Thank you.

All right, we are out of time and I think we've gotten all of our questions asked. So, we are going to close the public hearing. Chair skins, you did rebuttal for the applicant and four. So, just checking about any rebuttal from the opposition. Thank you very much. We do need uh if the up churches would like to speak anymore, uh you've got five minutes of rebuttal time. I apologize. Okay. There's some little lights up there that start flashing when you run out of time. I got it. I see it up there.

Okay. All I can say is I applaud the people that's working on this for doing what they do. But I remember when we did Phillips Avenue before across the street from um uh uh the other side of where this shopping center is, where those apartments are. We worked on that forever and ever to get that done. Now we going to put some low income housing across the parking lot. That doesn't look like we going forward. That looks like we going backwards. That's what I'm saying. I'm going to need a place to stay pretty soon. My wife and myself. And we may need a place like that. But I would like to see us grow instead of just existing because just existing is not enough. Not enough. My kids when they come out and play out there and see what's going on, they need to see some growth. They need to see something going on in the community and they don't need to see

things going this way. Uh um had plenty of calls, wife has had plenty of calls with the u what's that store up there on the corner name? Y'all know what I'm talking about. Family Dollar. I've had we've had plenty of calls for Dollar General, which is right down the street. Now, y'all understand what's going on there. People that can't afford to go anywhere else and do anything else, that's where they are. I would really love to see the planning board and and the Greensboro uh of boys in include the council. Uh let's try to wrap up things wrap up things to make that community work because you know we've had um windmill park on one side, Forest Lake on the other side. and the houses were much different in pricing. I would not like to see us come out with housing and pricing the way that is. Um, thank you very much, uh, board.

Thank you, Mr. Up Church. Uh, there's a minute and a half. If there's anyone else who is opposed would like to speak during the rebuttal time. Seeing none, now we will close the public hearing. Okay, everybody's had an opportunity to speak. Um, chair skins, if I may. Sorry. Just to sort of on on the front end of discussion. I just wanted to note um certainly glad that the uh intended use for affordable housing didn't become a point of contention. So that since that can raise its own set of concerns, but um you know reiterating as consistent with m what Mr. Kirkman was saying, the plans are of course illustrative. The uh you know the nature of the project is illustrative. Um so you know ultimately the commission uh you know needs to make sure that y'all are comfortable um if approving with the available land uses that would be opened up by the resoning and and just you know basing any decision one way or the other on those reasonleness factors from from the uh from the reasonleness statement. So just want to note that.

Thank you. just reminding us that what we have in front of us is a request to reszone to conditional district multif family 26 um limited to 60 units and no more than 65 ft tall conditions as listed in our book um regardless of what has been mentioned regarding affordable housing. Okay, open for discussion. questions, comments.

Yes madam chairman I live in the community at one time I had that shopping center for sale and I had two offers on it and none of both of them fell through. I think if we look around the city at this time when you see a lot of apartments and different developments around commercial properties you go out on physical church roads you go out friendly shopping center you see that we had apartments is close to shopping centers uh that's a trend um we do need senior citizen uh housing in East Greensboro and all over the city um what other what better area than to have a library, uh, event centers, banks, doctor's offices, bus stops. Uh, you even have a event center in there that I I've been to. Urgent care. It has a lot of amenities in that area and um, I will be supporting it and I think it's great for the neighborhood. And uh, there are other churches. There's one other church I think we approved a project on Lamas Church Road that will have senior housing also I guess a couple of months ago. I mean six months ago but um I welcome it and I've been in the neighborhood for 40 plus years. So thank you.

I would like to add a few things. So just five bullet points. This is probably the academic in me, but I do want to give credit of course to self-help and East Greensboro now and the gentlemen as well and to uh Dr. Wells and this northeast I'm sorry it northeast Greensboro all of all of the citizens. Um so this is a good example of a public private partnership primarily and it is a need for a growing population of the elderly. I do want to add this segue. Economic diversity is very crucial. And again, this is the academic in me. So I'm going to say this, lowincome housing is not synonymous with bottom of the barrel. But it is one of opportunity, growth, and evolution. And I stress opportunity. So when we hear the word low-income housing, don't think negative, let's think positive. Let's think possibility. Okay? So that's my academic hat for today. Uh then the other part is we want to support citizens um from all walks of life in this sense. But the other aspect of this the building could have easily been been 80 feet but I believe the developer chose for it to be 65. Uh another component when you see about the care of the community they mailed it to 1,000 ft radius as opposed to a 750 ft radius. 75 people attended. city council members, uh, Councilman CC Crawford, uh, Dr. Wells and others of you were there and the mayor. So, this shows that there is a commitment to the area. Why? Because over the years, they know and the city know that there's been strain. So, what I'm what am I saying? I'm going to support this. I'm going to support this and I intend to because it is a move in the right direction. That's all I want to say. But I do want to clarify the low-income housing because we want to respect people from all walks of life from their socioeconomic status is very

important. May I say something right quick? Yeah. I would I would like to say the board has a since I've been around on the board for years and years. Uh we look at housing as a house. We don't look at low income, high income. We look at a home, apartments are home to people. Everybody does not want to purchase a home. So we we kind of we we kind of think a little different than probably the average citizen because of us sitting here on this board and hear certain terms thrown around or used maybe that might be offensive to some people. We look at everything as a home for somebody. That's the way the board thinks. Thank you. I'm sorry.

I will also be supporting this. Uh like Mr. Sims pointed out, there hasn't been a a facility like this built in East Greensboro for over 20 years. And Self-Help has a fantastic reputation, has done a great job, and I I think this is a wonderful project. And even if it doesn't turn out exactly as planned right now, still, if we can get more housing in that part of town, that would be wonderful.

I just want to agree with all the other commissioners with what they have said. Commissioner Keith Peterson. Item Z-26-1-00006. The Greensboro Planning and Zoning Commission believes that its actions to recommend approval of the reszoning request for the property at 2533 Phillips Avenue from CD- C-M conditional district commercial medium to CD-RM 26 conditional district residential multifamily 26 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. The request is consistent with the comprehensive plans future built form map and future land use map. The proposed CD-RM-26 zoning district as condition permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical condition and other attributes of the area. It will benefit the property owner and surrounding community and approvals in the public interest. Second down.

Commissioner Gil second also. All three of us. We have a motion by Mr. Peterson, a second by Mr. Gilmore, and a second by Mr. Downing. Um, if uh we could now vote. All in favor of the motion, please signify by saying I and raise your hand. I.

Okay, that passes nine to zero. Uh, this approval constitutes a final action. Unless an appeal is submitted in writing to the planning department and the appeal fee is paid within 10 days, anyone may file such an appeal. All such appeals will be subject to a public hearing at the Tuesday, February 17th, 2026 city council meeting and all adjoining property owners will be notified of any such appeal. That concludes the agenda items. Um any items from the planning department? Well, we don't have anything specific. Uh we have a little bit lighter agenda next month. Right now we have four cases on the agenda. Whoa.

And no, development has not slowed down in case anybody asks. It just happens to be timing of when things hit. Well, yeah, that's that's a that's a double-edged sword there. Fewer cases means fewer developments. So, okay. You can't make us happy all the time, Mike. Um, any items from the planning and zoning commission? Do I hear a motion to adjurnn? Second. All right. Yeah.