Planning & Zoning Commission - Regular Meeting

[Music] [Music] [Music] [Music] [Music] [Music] Good evening everyone. We're going to take five more minutes because of the rain to um let some of our commission members get here and other people who might want to speak. Thank you for understanding.

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[Music] [Music] [Music] [Music] Okay, we're gonna start now. I know he's not here, but we're going to start. Right. We have six recording in progress.

Good evening everyone and welcome to the June 16, 2025 Greensboro planning and zoning meeting. My name is Katherine Maggot and I am chair of the commission. We have two commission members who will be here shortly, Commissioner Glass and Commissioner Peterson. If the other commissioners would introduce themselves starting from the my right Sandra Okconor Marius apolog Steu Nichols thank you members of the commission are appointed by the city council and serve without pay. The commission reviews all original zoning and reszoning requests for the city of Greensboro. Each commissioner normally visits each site prior to this meeting. All commissioners are required to vote unless they have a conflict of interest. When speaking here tonight, please direct all questions and comments to the zoning commission. The chair or commissioners will ask the staff to comment on questions. This meeting is being conducted in person and online and is being recorded and televised on the Greensboro Television Network GTN and the telecast is being closed caption for the hearing impaired. If anyone participating online needs help with Zoom during this meeting, please email Lucas Carter at lucas.c c a r t at greensboro-nc.gov. Any case when a case is called that you're interested in people wishing to speak in person will need to come to the podium. People wishing to speak online

will need to use the raise hand function under the reaction button. Please find the raise hand function now under the reaction button. Participants attending by Zoom will be able to view the meeting and speak when they are called upon. When you are called upon to speak, please state your name and address for the record. The procedure used at this public hearing is as followed. Planning staff presents background information and makes a recommendation. The applicant will present a short summary of how he or she communicated with the neighborhood and why the request is reasonable. The applicants and other persons in favor of the request share 10 minutes of speaking time. Those opposed to the request share 10 minutes of speaking time. Then the rebuttal. Those in favor share five minutes of speaking time. Those in opposition share five minutes of speaking time. In an effort to run the meeting more efficiently, the planning and zoning commission may reorganize the meeting agenda. Cases in which no opposition has been expressed to the planning department and in which the commission members do not feel necessitates a discussion will be moved to the top of the agenda and will become the expedited agenda. Staff will provide a shortened presentation for those cases and the applicant will have up to two minutes to address the commission if desired to provide information they want the commission to know. The process after deliberation, all approved ordinances or denied cases receiving six or more favorable votes will constitute a final action unless an appeal is submitted in writing to the planning department and the appeal paid fee paid within 10 days. All annexed ordinances receiving six or more votes will be favorably recommended and

subject to a public hearing by the city council. All ordinances receiving a majority of favorable votes, but less than six will be subject to a public hearing by the city council. Um, I'll make an acknowledgement that we have two commissioners that are on their way, Commissioner Glass and Commissioner Peterson. Um, the approval of the minutes. I will entertain a motion to approve the May 2024 minutes. Madam Chairman, there is a slight correction in reference to case number Z-25-400 149 last month. My name is not uncommon. I would like to correction. Thank you, Mr. Gilmore. We will add that please to the minutes. I second the motion. Thank you. All of those in favor, please signify by raising your hand and saying I. I. All those opposed. That passes six to zero. Thank you. Withdrawals and continuences. Uh Mr. Lucas, I understand that we have two continuences tonight. I'm sorry, one continuence tonight. There's two parts to it. The first is Z25-06-003 3711 McConnell Road and a portion of 3725 McConnell Road and Z25-6-00004 a portion of McConnell Road a pride of a right of way. That's correct. There's an annexation request with that as well. That is P25-21. That's an annexation for the same property. So when you vote for

continuing it for 30 days, you would include that as well. Thank you. And that the 30-day um date would be July 21st. So I will entertain a motion. Madam Chair, I move approval of the continuence and the PL second. Thank you, Miss Okconor and Miss Turner. Okay. All those in favor, please signify by raising your hand and saying I I. All those opposed. That passes seven to zero. It's my understanding. Chair Maggot, I apologize. Sorry. I believe the vote count now is eight with Commissioner Peterson being present. We had eight. I'm sorry that was eight. Thank you very much. All right. And now I would like to hear some insights from our city attorney first. Thank you. Thank you, Chair Maggot, and good evening, everyone. Um, much of the planning and zoning commission's work this evening will relate to the consideration of resoning applications. I'd like to remind everyone that when the commission considers these resoning applications, its determinations are based on the land uses that are allowed under the zoning district that's been put forth in the application as well as any conditions that have been proposed as part of that application. Land use impacts on public infrastructure are relevant in resoning matters. It's important to know that the commission uh is not here to determine all details of a development though. Um that process involves staff input and evaluation that goes beyond the scope of the commission's work here this evening. If a resoning were to generate a certain amount of traffic flow, the commissioners will have been provided with a summary traffic impact study and many sight specific development features such as the means of storm water management are evaluated through the technical review committee as opposed to in this forum. Um lastly, uh concerns that are not related to land use are not gerine to the commission's consideration

of resoning applications. Um concerns, generalized concerns about crime rates and questions of who may own or live at or use a subject property are not for the commission's consideration. Um if there are questions about matters that aren't addressed this evening, uh those could be referred to the planning department or city technical staff as appropriate. Thank you. Thank you, Mr. Duchamp. Hey, um I'd like to just make a correction before we go further. Uh the uh minutes was seven to zero and the motion was 8 to zero. Thank you. Now it's my understanding that we have three, four, five, six, eight cases um that are being expedited and I'm going to read each of them out. The first one Z25-06-00002 5201 Rowan Way the CM rezoning Z25-06-005 2023 Willow Road and Elements Church Road of PUD um annexed original and reszoning in a UDP Z25-06- 6 1324 Alamance Church Road of PUD Z25-06-007 Eastern portion of Willow Road right ofway and R5 Z25-06-008 4712 High Road a CM Z25-6-00009 2603 3 Cromwell Road and R3 Z25-06-010

4719 Bowman Avenue. I'd like to take a moment to make sure that no one here in the chamber or or online has opposition to any of these cases. Chair Maggot, we've got one more case that um would be expedited. That is 25 That's the annexation number in original zoning case Z-25-06-001 which is 3526. Oh, I'm sorry. I must have skipped over that. I'm sorry. Um, thank you. U, we have two cases that are in opposition. I'm just going to mention those as well. Okay. Um, but first I'd like to know if any of the cases, the nine cases that we mentioned, if anyone here is in opposition or online. Thank you. So, um, the other two cases that we have opposition for is Z25-05-002 [Music] 3701, MC Houston Road, an RM18, and Z25-05-005. Uh, 3510 West Friendly Avenue and Hobs Road, a putt. And we still have opposition on those two. I'm just asking. Shake your head if you're opposing. Okay, thank you so much. Now we'll begin the expedited agenda. Item PLP25-20 and Z25-06-00001 and annexation and original zoning

request from county AG agricultural to city CDLI conditional district light industrial for the property identified as 3526 McConnell Road generally described is south of McConnell Road and east of Young's Mill Road 936 acres. Mr. Nelson Thank you, Shan. As you stated, the subject property here is approximately 0.937 0.936 acres and is located south of McConnell Road and east of Youngsville Road. This is an annexation and original zoning request from County AG Agricultural to City CDLI Conditional District Lat Industrial. North of the request is zone county RM18 MH which is residential multifamily with a manufactured housing overlay district. East and south the request are zone city CDLI and west the request is zone county AG agriculture. Is it possible for you to move your podium up so that we can hear you a little bit clearer? Thank you. Thank you so much. This is the arrow map of the property showing that the subject property currently contains a single family dwelling. North of the subject property contains a manufactured home park. East and south the request contain undeveloped land. West of the request contain single family dwellings. This image shows the property as seen from McConnell Road

and these are the conditions that were proposed by the applicant and advertise associated with the request. And in recommending approval of the request, staff noted that the GSO 2040 comprehensive plan designates this site as planned industrial on the future built form and industrial in the future land use map. The proposed original zoning request supports both the 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 Liverpool Greensboro and the growing economic competitiveness. Big idea to increase and preserve the inventory of developable sites compatible with corporate industrial uses. and recommending approval. Staff noted that the proposed CD Alli zoning district as condition would limit permitted uses to all the uses permitted in the LI zing district except for cemeteries, auditoriums, coliseums and stadiums, bus and rail terminals, shooting ranges, amusement or water parks, fairgrounds, hotels and motel, single room occupancy residences, inerts debris landfills, minor temporary use, and animal shelters. The uses permitted under this request are similar to existing uses present in the surrounding area and happy to answer any questions. Any questions from the commissioners? I have just one question. This is just a new piece of property that was added to the original zoning request, right? Yes, ma'am. Okay. Thank you very much. Would the applicant like to speak? You have up to two minutes. Thank you, Madam Chair. Amanda Hodern, 804 Green Valley Road, Sweet 200 here in Greensboro. Um, I did just want to mention one thing because I made a commitment to a neighbor that I would. Um, when you saw this last year, we had specific enhanced landscaping conditions to protect to protect our residential neighbors to the west. And I just wanted

to highlight that those are still in place by virtue of this second condition here. It enhances the type of plantings that will be in that type A yard. And that will be reflected as you see here, excuse me, as you see here in that circled area that becomes the new western border by virtue of this case. And I just wanted to get on the record because I committed to this property owner that we would that his enhanced buffer will be in place in that area. And I'm here if you have any additional questions. Thank you very much. That was helpful. Any any questions? Okay. Seeing none, without further objection, we will close the public hearing and I will entertain a motion. Should we do the zoning? Where does the zoning come in? You do the annexation first. Yes, we're going to do the annexation first and then the original zoning. Yes. relation to 3526 McConnell Road request to be annexed. I make a recommendation that we annex that into the city. Second the motion. Thank you, Miss Ke and Miss Okconor. All right. Um we'll take a vote. All those in favor signify by raising your hand and saying I. I. All those opposed. That passes 8 to zero. Now we need the um original zoning. Make a motion on KC25-06-00001. The Greensboro Planning and Zoning Commission believes that it action to recommend approval of the original zoning request for the property at 3526 McConnell Road from County AG to city CDLI conditional district light industrial to be consistent with the Greensboro 2040 comprehensive plan and considers the action to be reasonable and 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 city CDLI 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. It will benefit the property owner and surrounding community and approval is in the public interest. Mr. Thank you, Miss Ske and Mr. Okconor. And I'd just like to say that um um we're going to do both the annexation and the original zoning um summary at the end because it's the same. They're both final action. So now we will take a vote. All those in favor signify by raising your hand and saying I'm sorry, Miss Maggie. This would be a recommendation for annexation. I'm sorry. This would be a recommendation. So, I'm sorry. Okay, both of them are recommendations. Thank you. All right. So, all those in favor signify by raising your hand and saying I. Any I I. Any opposed? That passes 8 to zero. This constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, July 15th, 2025 city council meeting. Have we heard anything from Miss Glass yet? Okay. All right. Thank you. The next case, item Z25-06-002, the resoning request for CDC CM conditional district commercial medium and CD C-M

conditional district commercial medium to CDCM conditional district commercial medium for the property identified as 5601 Rowan generally described as south of Rowan Way and west of Nicholas Road 10.359 acres and Mr. Nelson. Thank you, Chair Maggot. As you stated, the subject area property is approximately 10.359 acres and is located south of Ranway and west of Nicholas Road. a resigning request from CD from two separate CDCM districts which have different conditions uh both those being conditional district commercial medium and the they are seeking to go to a unified CDCM district to facilitate their development. North of the request is zoned HI heavy industrial east of the request is zone R3 residential single family 3 and CM commercial medium. South of request is zone CDCM initial district commercial medium CD another a different CDCM and LI light industrial and west of request are zoned CDCM and LI the center property currently contains an automobile sales and service use north of request contains the Interstate 40 route of way and chemical manufacturing farther north east of the request contains a veterinary office in undeveloped land south of request contains a shopping center and indoor recreation use and west of the request contains automobile sales and service and undeveloped land. These are the conditions about the applicant for this request and they recommend approval of the request. Staff not that the GSO 2040 comprehensive plan future build form map currently designates the subject property as urban general and being within a regional scale activity center. The GSO 2040 comprehensive plans future land use designates themsel property as

commercial. The proposed reasoning request supports the comprehensive plan's growing economic competitiveness in this big idea to build a prosperous resilient economy that creates equitable opportunities to succeed. And staff noted that the proposed CDC and zoning district as conditioned would allow for an expansion of the existing vehicle sales and service and automobile towing and storage service uses and the proposed uses are compatible with uses present tracks. Happy to answer any questions. Any questions from the commissioners? Just a clarification for for for those of you who are wondering why we were reszoning it but not reszoning it. It's a condition that has changed. It was originally submitted for 70,000 square feet of vehicle sales and service and they've been very successful and they want to increase it to 80,000. That's why we're here. Thank you, Miss Kings. Okay. Would the applicant like to make any comments? You have up to two minutes. Good evening. Andrew Chris on behalf of Donald Flo 4196 Parkway. I'm just here to answer any questions. Thank you. Thank you. Any questions from the commissioners? Seeing none, without further objection, we will close the public hearing. I will entertain a motion. Madam chair, I'd like to make a motion regarding agenda item number Z256002 40 5601 Rowan Way. The Greensboro Planning and Zoning Commission believes that his action to recommend approval of the resoning request for the property at 5601 Rowan Way from CDCM Conditional District Commercial Medium and CDCM Conditional District Commercial Medium to CDCM conditional district commercial

medium to be consistent with the adopted GSO 2040 comprehensive plan and considers its action taken to be reasonable and in the public interest for the following reasons. Number one, the request is consistent with the comprehensive plan's future plan f comprehensive plans future built form map and future land use map. Number two, the proposed CDCM zoning district permits uses that fits the context of the surrounding area and limits negative impacts on the adjacent properties. Number three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It would benefit the property owner and surrounding community and approval is in the public interest. I need a second, please. Second. Thank you, Mr. Downing. And u Mr. Turner, I will now um take a vote. All those in favor signify by raising your hand and saying I. I. Any opposed? That passes eight to to zero. Um, this approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee paid within 10 days. Anyone may file such appeal. All such appeals will be subject to a public hearing on Tuesday, July 15, 2025, the city council meeting. All adjoining property owners will be notified of any such appeal. Thank you. I'd just like to note that Mr. Peterson has joined us. Glad you're okay. The next item is PLP25-22 and Z25-06-00005. An original zoning and reszoning request from county RM8 residential multifamily and county RS30 residential single

family. City R5 residential single family 5 and city R3 residential single family 3 to a city PUD planned unit development and consideration of the required unified development plan for the properties identified as 21101 21103 2023 and 2029 Willow Road 1301 1321 and 1323 Alamance Church road and605605Z and607 Sharp Road generally described as north of Alamance Church Road east of Willow Road and west of Sharp Road 48.87 87 acres and we are combining this with another case um PLP25-22 and Z25-06-007 and original zoning request from county RM8 residential multifamily to city R5 residential single family 5 for the property identified as eastern portion of Willow Road right ofway adjacent to 2023 and 2029 Willow Road generally described as north of Rotherwood Road and south of Ter Court.24 acres and Mr. Nelson if you'll explain why we're combining them. Thank you. Thanks Chair Megan. The reason why this is two separate zoning requests is that the primary request is for planning development district and this includes area of street rideway which must be brought into the city limits. Um such property cannot be zoned uh PUB under state law. So we're bringing that in as R5. And the zoning map of the area shown

that some of the properties contain approximately 48.87 acres and are located north of Alamance Church Road east of Willow Road and west of Sharp Road. This is an annexation original zoning and reszoning request from county RM8 residential multif family county RS30 residential single family city R5 residential single family 5 and city R3 to city PUD planning development and consideration of the required unified development plan. North of the request is zone city RM8 residential multifamily 8 and county RS40 residential single family. East of the request is zone city R3, residential single family 3 and county RS30. East of the request, pardon me. South of the request is are zone city R3 and city R5. And west of the request is zone city R3, city RM8 and city CDO conditional district office. This is the aerial map showing that subject properties currently contains single family dwellings, religious assembly uses, and undeveloped land. North of the request contains multif family dwellings, an assisted living facility, and undeveloped land. East of the request contains single family dwellings and undeveloped land. South of the request contains single family dwellings and undeveloped land as well. And west of the request contains single family dwellings and assisted living facility and undeveloped land. These are the conditions proposed by the applicant associated with the request. And this is a overview of the unified development plan which was recommended for approval by the technical review committee. And in recommending approval, staff noted that the GSO 2040 comprehensive plan's future built form map designates the subject properties as urban general and the future land use map designates

this property as residential. The proposed original zoning and resoning requests support the 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 Liverpool Greensboro. Staff noted that the proposed PUB zoning district as condition is primarily intended to accommodate a mix of residential housing types and complimentary non-residential uses. The request also maintains continuity with the existing historic religious assembly use. The proposed original zoning request and resoning request allows uses that are compatible with existing use in the surrounding area. Care should be taken with respect to building orientation, building materials, building height, and visual buffers to ensure an appropriate transition to the lower density resident use on the properties and happy to answer any questions. Thank you. This is um a very significant uh pud. So, Mr. Isaac, we we're going to lot you maybe one more minute. Instead of two minutes, we're going to give you three because this includes three different areas and um I hope maybe you have a illustrious sketch or something that maybe I do. Chair Maggot and members of commission. Good evening. Mark Isacson 804 Green Valley Road. Uh normally uh anything on the expedit agenda I would just make myself available for questions but this is a significant project as you mentioned uh with me this evening is pastor Odell Cleveland if you'll just raise your hand identified along with other members of our team also you received a letter from Dr. who's here with us. You raise your hand as well. Thank you for for your letter as well. U this is a planned unit development which allowed allows the church which has owned these properties for many many years to

develop this property in a coordinated fashion to include several components that we think are important especially for this area of Greensboro. So medical offices, senior housing, market housing and recreational areas. Uh the church will remain in place and as a matter of fact, there will be a new fellowship center hall that will be developed on campus as well. Uh the purpose of this is to create a campus-like environment where all of these uses will be coordinated and work seamlessly together. Uh there will be lake areas, walking trails, recreational areas, and most importantly, places for people spend time together with families, with friends, uh, and just relating to each other, creating a sense of place that, uh, is is unlike anything I think we'll see in in this area of the city. We had several neighborhood meetings, uh, general meetings, and then more specific meetings with, uh, neighborhood groups such as the Willpar Estates group, and then individual meetings with nearby property owners. So, I guess in summary, I would submit that this planned unit development addresses several significant concerns that our city leaders have identified. Number one, medical care. Secondly, housing, especially for seniors, reasonably affordable housing. Thirdly, market rate housing. You'll hear about that in the next couple of items, and I'll just be available for questions there. This represents a significant investment by Mount Zion Baptist Church who will stay involved and uh this this project will be developed under their watchful eye of of church leadership. So,

and this is just an illustrious um illustration, but you know you have um 275 square foot religious assembly. In area one, you've got a 35,000 square foot medical building uh with it's going to be three floors high. And in area three, you have 280 senior housing units. Will those be um apartments, town homes, single family? Is that determined yet? You'll hear about the next uh project as well, but a combination of senior apartment homes and town homes and single family detached homes uh that will create a campus like project on the church property. Thank you for that clarity. So that for illustrative purposes this is the sketch plan that our engineering team at McAdams has prepared and offer it for your review and consideration. This has gone through TRC review. It was recommended for approval and happy to present it. Thank you. Just uh would any of the commissioners like to speak? Would you slide the illustration down a little bit? Alamance Church is the next case. Let's let's What we're voting on right now is There we go. That's what we're voting on is the top I just want to say madam chair I commend the church on their impact in the community is fostering community belonging and development and I think it's a great aspect. I saw the letter that Dr. Fred Wood wrote and it's not often that we see letters of recommendations for particular projects. So I commend the church and the committee on their job well done

and must be a plan that took years to develop which is going to be very significant and is very unusual in its approach. Any other comments? Okay, without further ado, without further objection, we will close the public hearing and I will entertain a motion. One quick question on the UDP because it is for the entire project, right? Is it to do that even though we've got another case should have a separate they're two separate numbers they're two separate numbers okay thank you so first we need an annexation and then we need an original and re reszoning and then we needed UDP so first the annexation commissioner pet 25-22 annexation request for 2203 2023 and 2029 Willow Road portion of Willow Road right away and a portion of 1605Z and 1607 Sharp Road describes as east of Willow Road and west of Sharp Road 27.64 acres for annexation. Seconded. Okay, we have two different annexation numbers. We have uh PLP 2522 with 005 and PLP25-21 with 007. Just for clarity, there's two separate annexations. That's those are original those are zoning numbers, right? Um so the annexation number for this case is PP 25-22. That's the that's the annexation. Okay. All right. So we're just doing 20. We're

doing 05 first. Thank you very much for the clarity. Okay. So, all right. I we'll take a vote. All those in favor signify by raising your hand and saying I. I. All those opposed. The annexation passes 8 to zero. Now, we'll have a um zoning motion. All right. Madam Chair, I'd like to make a motion regarding agenda item Z256005 for should I say all the addresses? I shall. 21101, 21103, 2023, and 2029 Willow Road, 1 131, 1 1321, and 1323 Elements Church Road and 1605 and 1605Z and 1607 Sharp Road. The Greensboro Planning and Zoning Commission believes that it action to recommend approval of the original zoning and reszoning request for the properties at 21101 and 21103 and 2023 and 2029 Willow Road, 131, 1321 and 1323 Elements Church Road and 165 and 1605 ZZ. And another one and 1607 Sharp Road from County RM8 residential multifamily, county RS30 residential single family and a city R5 residential single family 5 and city R3 residential single family 3 to city PUD plan unit development 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 comprehensive plans future build form map and future land use map. Number two, the proposed city

PUD zoning uh PUD zoning district permits uses that fit the context of the surrounding area and limits negative impacts on the adjacent properties. And number three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It would benefit the property owner and surrounding community and approval is in the public interest. Commissioner Gilmer seconds. Thank you, Mr. Downey. Mr. Gilmore. Now we will take a vote. All those in favor signify by raising your hand and saying I I. Any opposed? That passes eight to zero. Now we need to do the UDP Mary skins uh in relation to KZ-25-6-00005. I make a motion we approve the UDP associated with that parcel. Mr. Gilmer second. Thank you Miss Mr. Gilmer. Now we will take a vote. All those in favor signify by raising your hand and saying I. I. Any opposed? that passes eight to zero. Um the um this the UDP this approval constitutes a final action unless an appeal is submitted in writing to the planning department. An appeal fee paid within 10 days. Anyone may file such appeal. All such appeals will be subject to a public hearing. on Tuesday, July 15, 2025, city council, all adjoining property owners will be notified of any such appeal. Did I do um the recommendation for the zoning? Did I read that? I don't think I did. So, one more. In terms of the zoning, this constitutes a favorable recommendation and is subject to public hearing on Tuesday, July 15, 2025, city council meeting. Okay. Next case.

We have one last to do in this case we have to do. Yes sir. This would be case Z-25-06-007. This is the portion within the rightway at Willow Road. This is the straight original zoning portion of this. Great. And we need to I I welcome and entertain a motion for the 060007 portion. Like to make a motion for Z25067 portion of Willow Road. The Greensboro Planning and Zoning Commission believes its action to recommend approval of the original zoning request for the property at the eastern portion of Willow Road right ofway adjacent to 2023 and 2029 Willow Road from county RM8 residential multifamily to city R5 residential single family 5 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 for map and future land use map. The proposed city R5 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. It will benefit the property owner and surrounding community and approval is in the public interest. Commissioner Gilmer second. Thank you, Miss Okconor and Mr. Gilmore. All right, we will take a vote now. All those in favor signify by raising your hand and saying I. I. Any opposed? That passes 8 to zero.

This approval constitutes a recommend a a favorable recommendation and is subject to a public hearing at the Tuesday, July 15, 2025 city council meeting. My confusion was that in the book you have a PL two different PLP numbers for one's different on the rightway than it is on the um right. That's wrong. Okay, that's why I was getting hung up. Okay, thank you so much. All right, we'll move on now to the next case. Item Z25-06-00006, a resoning request for R3 residential single family 3 to PUB planned unit development and consideration of the required unified development plan for the property identified as 1324 Elements Church Road, generally described as south of Alamance Church Road and west of Willow Road, 16.57 acres. Mr. Hson. Thank you, Chair Megan. The acetic property here is approximately 16.57 acres and is located south of Alamance Church Road and west of Willow Road. This a separate request from the northern parcel as it crosses the rightway. This is a resoning request from R3 residential single family 3 to PUD plan unit development and consideration of the required unified development plan. North and south of the request are zone R3, residential single family 3 and R5, residential single family 5. East of the request is zone R3 and RM8, residential multif family 8, and west the request is zone R5. The subject property currently contains a single family dwelling and undeveloped land. North the request contains single family dwellings and lit assembly uses. East of the request contains single and

multif family dwellings. South of the request contains single family dwellings and common elements and west of the request contain single family dwellings. This is the condition that was proposed by the applicant advertise associated with the request and this is the unified development plan which was recommended for approval by TRC. And in recommending approval, staff noted that the GSO 2040 comprehensive plan designates this site as urban general and the future build format and residential and the future land use map. The proposed resoning request supports both the comprehensive plan creating great places goal to expand Greensboro 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. The proposed PUD zoning district as conditioned is primarily intended to accommodate a mix of residential housing types that are compatible with the surrounding neighborhood. Care should be taken with respect to building orientation, building materials, building height, individual buffers to ensure an appropriate transition to the lower density residential use on adjacent properties. And we have to answer any questions. Thank you, Mr. Nelson. Do we have any questions from the commissioners? Would the applicant like to speak? The applicant has declined. Thank you so much. Without further objection, we will close the public hearing. I will entertain a motion. Stu Nichols. Item Z25-05-006. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the reszoning request for the property at 1324 Elements Church Road from R3 residential single family 3 to PUD planned unit development to be consistent with the adopted GSO 2040 comprehensive plan and

considers the action to be taken action taken to be reasonable and in the public interest for for the following reasons. One, the request is consistent with the comprehensive plans future built form map and future land use map. Two, the proposed PUB zoning district permits uses that fit the context of the Cerning area and limits negative impacts on its adjacent adjacent properties. Three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It will benefit the community that the property owner and the surrounding community and approval is in the public interest. Commissioner Gil. Thank you, Mr. Nichols and Mr. Gilber. Um, and this is the other promised part that we won't see anything of, Mr. Isacson. These are the town homes which is part of the Mount Zion uh project. Okay. So, all those in favor, we'll take a vote now. All those in favor signify by raising your hand and saying I. I. Any opposed. That passes eight to zero. This approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee paid within 10 days. Anyone may file such appeal. All such appeals will be subject to a public hearing at the Tuesday, July 15, 2025 city council meeting and all adjoining property owners will be notified of any such appeal. Now, we need a UDP for this as well. U Mary SK, I make a motion that the UDP associated with uh Z2506006 be approved. Mr. Gilmore. Thank you, Mr. G and Mr. Gilmore. Um, now we will take a vote. All those in favor signify by raising

your hand and saying I. I. I. Any opposed. That passes 8 to zero. This approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee paid within 10 days. Anyone may file such appeal. All such appeals will be subject to a public hearing at the Tuesday, July 15, 2025 city council meeting. All adjoining property owners will be notified of any such appeal. The next case on the expedited agenda is item PL25-23 and Z25-06-008. an annexation and original zoning request from county CZLB conditional zoning limited business to city CDCM conditional district commercial medium for the property identified as 4712 high road generally described as south of High Road and east of Ranken Mill Road 1.63 acres and Mr. Nelson. Thank you chair Megan this other property is approximately 1.63 acres and located south of High Road and east of Rank and Mill Road. This is an annexation and original zoning request from county CCLB conditional zoning light business limited business to city CDCM district commercial medium. North of the request is zone Yes ma'am. I'm sorry. North of request is zone county RS3 residential single family. East of request is zone city CDCL initial district commercial low. South the request is zone county RS30 residential single family and west of the request is zone county CZLB additional zoning limited business. The subject property currently contains a single family dwelling. North and south of the request contain single family dwellings. East of the request

contains undeveloped land and west of the request contains retail sales use. These are the conditions that were proposed by the applicant and associated with the request and recommending approval of the request. Staff noted that the GSO 2040 comprehensive plan designates this site as urban general on the future build format and commercial on the future land use map. The proposed original zoning request supports both the comprehensive plans filling in our framework big idea to arrange our land uses for where we live, work, attend school, into our free time to create a more vibrant livable Greensboro as well as the growing economic competitiveness in this big idea to build a prosperous resilient economy that creates equitable opportunities to succeed. Staff noted that the proposed CDC Amazon district as conditioned limits negative impact on the surrounding area and the proposed permitted uses are complimentary to use and tracks to answer any questions. Thank you, Mr. Nelson. Nelson, does the commissioner have any questions? Okay, seeing Without further objection, we will close the public hearing. Wait, does the applicant wish to speak? Okay. Thank you very much. The applicant has declined. Okay. Seeing without further objection, we've closed the public hearing. I will entertain a motion. Someone take the motion on. Um, we don't we we do have an annexation and we have an original zoning. I move for annexation. I'll second the motion. Thank you, Mr. T. Miss Okconor. Okay, we will take a vote. All those in favor of the annexation, signify by raising your hand and saying I. I. All those opposed. That passes 8 to zero. And now we need the original zoning

in case- 25-06-00008 Greensboro Planning and Zoning Commission believes that it action to recommend approval of the original zoning request for the property at 4712 High Road from County CCLB conditional zoning limited business to city CDCM conditional district commercial medium to be consistent with the adopted Greensboro 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 plan's future built form map and future land use map. The proposed city CDCM 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. It will benefit the property owner and surrounding community, and approval is in the public interest. Second. Who second? I didn't. Okay. Thank you, Mr. D and Miss Gains. Okay. Now, we will take a vote. All those in favor signify by raising your hand and saying, "I." I. Any opposed? That passes 8 to Z. This constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, July 15th, 2025 city council meeting. The next item on the expedited is item PL25-24 and Z25-06-00009 an annexation and original zoning request for county RS40 residential single family to city R3 residential single family 3 for the property identified as 2603

Cromwell Road generally described as east of Conrail. Well, and south of Hilltop Road.52 acres and Mr. Nelson. Thank you, Chair Megan. As you stated, the subject property contains approximately 0.52 acres and is located east of Cromwell Road and south of Hilltop Road. This an annexation and original zoning request from County RS40, residential single family to city R3, residential single family 3. North, east, and west of request are zone city R3, residential single family 3, and south of request is zone county RS40. Is property is currently undeveloped. North, east, south, and west of request contain single family dwellings and recommending approval of the request. Staff noted that the GSO 2040 comprehensive plan designates this site as urban general on the future built form and residential in 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 unique neighborhoods offering residents of all walks of life a variety of quality housing choices as well as 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 livable Greensboro. Staff know that the proposed R3 zoning district is primarily intended to accommodate lowdensity single family detach residential development of up to three dwelling units per acre and that the request from its uses at present on adjacent tracks. Happy to answer any questions. Any questions from the commissioners? Would the applicant like to speak? Okay. Um, seeing none, um, without further objection, we will close the public hearing.

Um, I will entertain first a, uh, annexation motion. I move for the annex annexation of the property identified as 2603 Cromwell Road in Greensboro. Thank you. And a second. Second. Thank you, Mr. Nichols and Miss Schemes. We'll take a vote now. All those in favor of the annexation, please signify by raising your hand and saying, "I I." All those opposed. That passes 8 to zero. Now we need a motion for the original zoning regarding regarding Z256009 2603 Cromwell Road. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the original zoning request for the property at 2603 Cromwell Road from County RS40 residential single family to city R3 residential single family 3 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable in the public interest for the following reasons. One, the request is consistent with the comprehensive plans future built form map and future land use map. Two, the proposed city R3 zoning district permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. 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. Ste Nichols second. Thank you, Miss

Turner and Mr. Nichols. Now we will take a vote. All is in favor signify by raising your hand and saying I. I. Any opposed? That passes 8 to zero. This approval constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, July 15, 2025 city council meeting. Thank you. The next item on our agenda is PLP25-25 and P and Z2506-010 an annexation and original zoning request from county R20 residential single family to city R3 residential single family 3 for the property identified as 4719 Bowman Avenue generally described as south of Bowman Avenue and southwest of Oakville Street 31 acres. Mr. Nelson. Thank you, Chair Magg. Crop property is approximately 0.31 acres and is located southeast of Bowman Avenue and southwest of Oakville Street. This is an annexation of middle zoning request from county RS20 residential single family to city R3. Residential single family 3 north, east, south, and west of request are zone county RS20. Residential single family. The other property currently contains a single family dwelling. North, east, south, and west of the request contain single family dwellings. and recommend approval of the request. Staff know that the GSO 2040 comprehensive plan designates this site as urban general in the future build format and residential in the future land use map. The proposed original zoning request supports both the comprehensive plan creating great places goal to expand Greensboro 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, enjoy our free time to create a more vibrant livable Greensboro. The proposed R3 zoning district is primarily intended to accommodate lowdensity single family detach residential development of up to three dwelling units per acre. the request for misuse that permitted on adjacent present on adjacent tracks. You have to answer any questions. I have a question. I don't know if it matters so perhaps it doesn't apply. Is this on a public or private street and does that matter in our consideration? Mr. I believe that Bowman Avenue is a public street. Yeah, it's a it's a public street. It was small, but it was narrow. Thank you. Any other questions from the commissioners? Would the applicant like to speak? Okay, thank you. The applicant is not here and so seeing Without further objection, we'll close the public hearing. I will entertain a motion for reszoning. Madam chair, I move approval of the annexation. I'm on the wrong case here. Second. Thank you, Miss Okconor and Miss Sch'll take a vote. All those in favor signify by raising your hand and saying I. I. Anyone opposed? That passes 8 to Z. And now we need a motion for the reasonzoning. Um, in regard to item Z2506104719 Bowman Avenue, the Greensboro Planning and Dunning Commission believes that its action to recommend approval of the

original zoning request for the property at 4719 Bowman Avenue from County RS20 Residential Single Family to City R3 Residential Single Family 3 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 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. It will benefit the property owner and surrounding community and approval is in the public interest. Mary SK second. Thank you, Mr. Okconor and Miss Sch. Uh I just want to make a correction. This is an original zoning, not a resoning. Okay. Um we'll take a vote now. All those in favor signify by raising their hand and saying I. I. Anyone opposed? That passes eight to Z. Um This constitutes a favorable recommendation and is subject to a public hearing on Tuesday, July 15, 2025, city council meeting. Now we we will move to the regular agenda. That concludes the expedited agenda. The first item on the expedited agenda is item Z25-05-00002, a reszoning request from R3 residential single family 3 to CDRM18, conditional district residential multif

family 18 for the property identified as 3707 Mus road, generally described as south of Must road and west of Dartford. I'm getting tired reading here. Dart ford Drive 2.672 acres. Mr. Nelson. Thank you, Chair Maggie. As you stated, the subject property contains approximately 2.672 acres and is located south of the Houston Road and west of Dartford Drive. This is a resoning request from R3 residential single family 3 to CDRM18 district residential multifamily 18 north east and west the request is zoned R3 residential single family 3 south the request is zone RM8 residential multif family 8 property currently contains undeveloped land north east south and west of the request contain single family dwellings This image shows a subject property as seen from the Houston Road. This image shows a single family dwelling located north of Request on the Houston Road, zone R3. This image shows another single family dwelling located north of request zone R3. This image shows a single family dwelling located east of the request zone R3. This image shows another single family dwelling located east of the request zone R3. This image shows an example of the single family dwellings located south of the request on Coington Place zone RM8. This image shows a single family dwelling located west of the request on Musen Road zone R3. This view is facing west on Musen Road. So the property here is on the left and this view is facing east on Mcusen Road. So the property's on the right.

These are the conditions that were proposed by the applicant. Uh you notice that condition two has been modified by the applicant since advertisement. Uh the condition that is now proposed currently reads uh no less than 20% of the building facade sh will consist of brick. The remainder of the building shall consist of fiber cement and a maximum of 70% vinyl. And I do note that the commission will need to vote to accept this new condition as proposed by the applicant. We'll take a vote. All those in favor of adding the condition signify by raising your arm and saying I. I. All those opposed. That passes 8 to zero. And I didn't touch the second. I need a second. Yeah. Could we make sure whoever's making the motion and then we'll get a second just to make sure we're clear on that. Okay. Would someone make a motion for this? Please. I'll make a motion. Thank you, Mr. Okconor. And a second. I second. Thank you, Mr. uh Nicholls. All right, we'll take a vote now. All those in favor signify by raising your hand and saying I. All those opposed that passes 8 to zero. In recommending approval of the request, staff know that the GSO 2040 comprehensive plan designates this site as urban general on the future built format and residential in the future land use map. The proposed resoning request supports the comprehensive plans filling in our framework goal to arrange land uses for a more vibrant livable Greensboro and the creating great places goal to expand Greensboro citywide network of unique neighborhoods offering residents of all walks of life a variety of quality housing choices. Staff noted that the proposed CDRM18 zoning district as conditioned would allow residential uses that are compatible with the surrounding area. The proposed density is appropriate as a subject properties located in proximity to major thorough affairs and in support of the higher intensity uses nearby. Care should be taken with respect to building orientation, building materials, building height and visual buffers to

ensure an appropriate transition to the lower density residential uses on adjacent properties. Happy to answer any questions. Okay. Um, if the applicant will come forward, you have up to 10 minutes to speak. Please give us your name and address. And if there's anyone else that wishes to speak in in favor of the application, you can come up and stand behind it. Thank you. One moment, please. Good evening, commissioners. My name is Richard Ringler for Ringler Land Planning Somefield, North Carolina on this project. Could you could you bring the mic closer to you? We're having trouble hearing you. Okay, is this better? Thank you. That's better. I'm just really talking to it. Thank you. And and what was the street address? I'm sorry. Uh 7200 Henson Farmway in Somerfield, North Carolina. Um we started out this project by preparing a a sketch plan to be submitted to the city. As part of this, um we wanted to make sure we tried to minimize the impact it would have on the adjacent R3 parcels. So um we did a the layout such that the buildings are that in a manner that the rear of the buildings would face the two properties or the properties on the east side and on the west side.

Okay, we have a we have a copy of that in our summaries just it wasn't in our books. Thank you. And the reason we did this is because of the setback requirements, you know, for a building like this. The setbacks are 40 feet from the property line. So by by orienting the buildings in this location in in this configuration, it puts the maximum amount of space between between the building and the adjacent parcels on the east and west. Also, as part of this, there's a requirement for a 25- foot type C buffer, which includes trees and shrubs. Now, u a lot of this area has existing trees on it already along the property lines. So, talking with the city, one of the things that we will be required to do will be to do a tree inventory. And that tree inventory will identify the healthy trees that we want to maintain and and keep along the property lines. Now um what this does it provides a a good screen from the adjacent parcels you know for the buildings and also since the buildings are located are set that the back of the buildings are facing this location there is no um access from the buildings out the back to to the anywhere near what these property lines would would be. Um I had prepared a letter that included basically this site plan and along with my cell phone number and email address to the adjacent owner occupied residents that live in the R3 area and I received no nothing back from them, no questions or

anything from any of the any of the adjacent property owners on this. So that was the, you know, basically the community outreach that we did to try to make sure that the adjacent property owners in the lower density residential areas um would not have any significant impact on on their properties. Um as part of the sketch plan submitt um it was determined by the uh by GDOT that a traffic impact analysis would not be required on this project. It there was not enough um traffic being generated to justify the traffic impact analysis to be to be prepared for this. Um, also, you know, the project, it it complies with the, you requirements, um, as far as it provides a variety of housing options in this area. There's some, uh, you know, R3 single family, you know, residences. There's the R8, which is a little bit more medium density. There's also a mobile home park in this area. Uh but there are you know as far as I could tell in the immediate vicinity uh no for rent apartments at at this point in time. Um the apartments that we are proposing would be a combination of of one, two and threebedroom units to basically give this wide variety of options to you know people who who would want to live there. Um and as the we've talked about the conditions um we wanted to make sure that this is going to be a top level very attractive building and so that's why there was a you know basically the whole bottom area would be a brick an actual brick finish.

Um, so if I have any more questions, I'm open for, you know, for questions. But that's basically what what uh what I have to say at this point in time. Chair Mack, if I may, just before the board does ask any questions. Just two points I want to raise real quick following up on Mr. Wrangler's comments. I he may have said it and I may have missed it. Um, but of course the the plan is illustrative only. Um, you know, what the board can look at is what the LDO requires and the conditions that are locked in. That's that's what you all can really rely on. I think I heard a comment about um the nature of occupancy, of course, whether somebody owns or or rents the uh resulting units wouldn't wouldn't be for the board's consideration. So, just wanted to mention those two things. Thank you for that clarity. We appreciate that. Um, looking at this, are is the parking in the rear? That's fine. Yes, the parking will be in the rear. So once again, you know, uh the view you're going to see from actually on the Houston would be a very minor side view of the building, but with all the parking being to the back behind it. So it would be once again that that would be also screened from any um anybody in that neighborhood. Would the commissioners like to any questions from the commissioners? I have a question. I'd like some clarification. Your first uh condition um is permitted uses limited to residential and shortterm rental uses only. Um haven't seen that and just curious as to what your intention is there. Okay. Well, right now the intent of the property owner is to have this as being long-term, you know, rental properties, but years down the road, he didn't want

to open it up to um potentially being some type of Airbnb where people could come in and rent it for a short period of time. Um that's not the initial intent. He just want to keep his options open that you know in the future somebody may want to do that. Can I ask staff to elaborate on our short-term rental ordinance that we passed not too long ago? Yes. The short-term rental ordinance uh first off it it does need to be specifically enumerated in the condition if short-term rentals are something that they would like to do. Short-term rentals uh are technically looked at as an overnight accommodation. They are also with the understanding that they operate within dwellings, but they are listed in the short-term or in the overnight accommodation section of our land development ordinance peritted use table. So, it does need to be specifically enumerated. Um with respect to multif family dwellings, however, I'd like to point out that our ordinance does provide a maximum number of um a maximum percentage with in each multif family dwelling uh or multif family building development uh that can have it. So it's not like the entire development could be short-term rentals. I have a question as well, Madam Chair. Mr. D. Um so I'm reading the letter of the proposed zoning change and I do understand the states happen. It says the public hearing is set for September 19th, 2022. Um, was this ever corrected with the neighbors when they received the letter or was it sent as it is? Yeah, it as Yeah, sent as as Okay. I'm just curious. Thank you. Um, I just wanted to get some more clarity about

outreach, community outreach. Yes. Um, could you tell us again what was there public meeting? Was there uh no there was no public meeting. Um but we did I I said I did give them both my cell phone number and my email address if they wanted to contact me if they had any questions or concerns about the project. So you you sent out a flyer notifying a public meeting or uh No, we did not plan to have a public meeting. We didn't feel that that would really be be warranted. We just trying to basically get the adjacent property owners involved so that if they did have any questions, they had a a method that they could contact me and have any questions answered to them. Thank you. Anyone else? Yes. Can I follow up on that? So, when you notified neighbors, you didn't send it to everyone that was mailed a notice by the city. You just contacted adjacent neighbors. That's correct. Okay. Anyone else? Oh, are you finished? Yes. Okay. Because you have five more minutes and 32 seconds. So, I just wanted to let you know you have more time. Okay. Um, next, those wishing to speak in opposition, you have a shared total time of 10 minutes. Please come forward and give it give us your name and address. Is there anyone online? Do we have anyone online? Megan allowed to ask questions or make comments.

We we will get to you first. We'll speak to the the two people in chamber and then we'll get to you. Thank you. Good evening, Madame Chair and Zoning Commission. My name is Ray Adams and I have a property at 367 Musin Road which is located in the Coington Place development. Coington Place borders the south property line of the proposed resoning development. I appreciate the opportunity to speak on this proposed resoning. I'm here to speak in opposition to it. I would like anyone else in the chambers who is in opposition of this proposed resoning to raise your hand. Thank you. The proposed development will include two three-story apartment buildings with a total of 47 dwelling units and 75 parking spaces. These apartment buildings will be situated in an area that is surrounded by at least a half mile of single family residents. This includes the RM8 Coington Place and the R7 Aniston single family home development that are essentially the same as the surrounding R3 single family homes. They just are smaller have smaller yards surrounding the houses. Placing radically different apartment buildings taller and more densely populated in the middle of mostly one-story structures will drastically and clearly be out of place. They will tower over the adjacent single family homes. The closest apartments are about a mile away on West Vandalia Road across from the Hemp Hill Library and they are only twostory buildings. As you move further away, we start to see multif family and apartment buildings, most of which however are only twotory in height

and are primarily situated adjacent to the bordering major roads by and the proposed site is access from one direction via the dead end of Houston road. The Houston Road and Osborne Road, the two Greensboro roads providing access from the proposed property to Holden or Mandelia are just two lanes. With approximately 318 resident homes using only these two roads, adding 75 cars to a possible 636 cars will pose traffic issues. Increased density zonings like here should be reserved for locations with ease of access directly to major roads that will not affect the area neighborhood with added traffic. Now, with the adjacent highway 73 blocking off the west end of the Houston Road, it is unlikely more RM18 apartments could be built in the area, making these two proposed buildings even more out of place in the neighborhood. On the flip side, if construction of more apartment buildings were encouraged in the f future at the end of Houston road, it would just exacerbate the out of place look and traffic issues in the neighborhood. RM18 development should be located closer to the major thoroughares reserved for larger undeveloped areas where several buildings can be built and not in any location just because there is a vacant lot or two. Isolated lots should not be used to cram in threetory buildings just to get the number of units allowed by this zoning. They should not be dropped in the middle of single family area but rather located where commercial use is more appropriate. Also, most apartment developments have more than two buildings with amenities

making them more financially feasible to update. A concern, however, is that if these buildings are not The lack of upkeep might lead to deterioration becoming a blight to the adjacent neighborhoods. In regard to watershed, proposed building lots slopes south away from the Houston Road and then south and west toward the southwest corner of the site which borders the Coington Place development with about 23 of the proposed apartment building site covered with imperous surfaces. Even with a proposed BMP, some water will most likely lower coington place development possibly affecting at least 15 homes. There is a concern that there will be a positive a possible negative watershed impact on the adjacent coington place neighborhood. So the fact threetory apartment buildings will be drastically and glaringly out of place not fitting in with the surrounding areas shorter single family homes traffic and watershed concerns. I respectively request that you deny this resoning proposal. What you see up on the screen is an overall area of the area. Uh the site the site is going in this area here. You have uh Cington Place down south of the Houston and the uh building site and you have Aniston up here north of the site. Um and then you have sporadic houses that run along Houston. This is what they're building. You've seen that. This is the house on the lot directly west of the proposed property.

And this is a house along with this house that are directly across MCU from the proposed building site. As we move up Mchus Road, we see more single family houses. When we get to um Aniston, these are all singlestory houses, single family. These are examples of that development. Then we get the Coington Place just up the road. Uh again, it borders uh part of it borders the south uh property um line of the proposed zoning site, but they are singlestory houses with some one and a half story um houses interspersed among that development. This is the culdeac that is just south of the um south border of the proposed building site. If there's any watershed issues, this is the site or the area that will be affected. And these houses actually share the south lot line with the proposed building site. Just examples. Now this is village wall. This is the apartment complex that is uh just under a mile away across from uh Hemp Hill Library. It is 10 buildings. All are two twotory max and they have direct access to both Holden and Vanelia Road which are four lane highways. That's what I have for you today. Um any

questions? Any questions from the commissioners at this point? Okay. Thank you. Concerning concerning the notification, I have um the owner of the house directly west of the proposed property. Who will speak? Mr. Williams. Mr. Adams. Sorry. If I may, just before Mr. Adams begins, um, just want to gently remind the board again, um, distinction between owner occupied and renter occupied is not something we want to dive into. Density, the difference between multif family and single family, all fair and well, but owner versus renter occupied, not something the commission should take into consideration. Thank you. Thank you so much. Yes. Members of the council, please state your name and address. Please state your name and address. My name is Siobhan Williams. I reside at 3709 McQueen Road uh directly west of the uh proposed resoning. Thank you. Uh to whom this may concern, thank you for the opportunity to express our concerns regarding the proposed resoning at 3707 McQueen Road. We must first address this highly confusing and unprofessional notification process. The initial letter we received about a hearing dated September 19th, 2022 lacked a return address and was addressed incorrectly in an outof area phone number, leading us to dismiss it as unsolicited junk mail, similar to real estate solicitations. This experience underscores the need for clear and unmistakable public notices for such important matters. Our primary concerns regarding the proposed construction of apartments are as follows. Neighborhood character. Our neighborhood is predominantly comprised

of single family homes. It's known for its quiet, calm, and family orientated atmosphere. Introducing an apartment complex would fundamentally alter this established character and is incompatible with the existing residential fabric. Traffic and infrastructure. Our road our roads are not designed to handle increased traffic on an apartment complex would generate. We already experienced issues with vehicles on our street as a cutth through to the highway turning around in private driveways. This problem would be significantly exacerbated leading to safety concerns and decreased quality of life for current residents. Noise pollution. The construction and subsequent occupation of an apartment building will introduce additional noise, compounding the existing highway noise and disrupting the peaceful environment that our residents value. Wildlife displacement. We are concerned about the potential displacement of local wildlife, which could lead to animals seeking refuge on private properties and requiring residents to incur costs for fencing to maintain privacy and deter unwanted intrusions. community cohesion. The lack of information regarding the type of apartments proposed, specifically concerned about the shortterm rentals, raises questions about how this development would impact long-term stability and family orientated nature of our community. We fear it would undermine the strong sense of community that we currently have. This is not solely our concern. This is the sentiment shared by many other in our community. We urge you to deny this resoning request as this is a plan that is not that's not for the betterment of our established neighborhood. Thank you for your time and consideration. Sincerely, Dinaria and Javon Williams 3709

Road. Mr. Williams, could you help me for a minute and just repeat what the notice the outreach notification that you got? Uh, I do have pictures if what was Yes. What was incorrect and I'm confused. I'm sorry. As um Councilman uh Downing Down, excuse me, uh highlighted, it was highlighted if if I can, it would be uh a request has been submitted to reszone the property at located 3707 Road. Zoning Commission public hearing is set for September 19th, 2022. Site will have access have access off road. The parcel under consideration and potential site layout is shown on this attached map which I did not bring with me. But this is also a the letter head that I mean the letter that the envelope that we received this that's my wife um and this came from his uh from his business. No return address. Nothing that we can validate or verify. Thank you so much. We appreciate that. Thank you so much. Uh, anyone else want to speak in opposition? There was someone online. There was someone online. Correct. We only have 11 seconds. We'll we'll let you speak at the rebuttal. Um, so now we'll move on to the rebuttal. The applicant and others in favor, you will have five minutes to speak. Chair Maggot the speaker online she used

that 11 seconds I think there's only 11 seconds so I I think we'll we'll let her be the speaker for the robot I can't hear you at all I never heard the presentations about Houston road can you can you turn up your speaker on your um computer or can we can we attempt to increase her sound I don't I don't know if you can hear me, but I cannot hear you at all. I heard the rest of the meeting, but when it came to this part about Mcusen Road, I can't hear anything. Can you hear me? Can someone give me a high five? Raise your hand if you can, please. We can hear you. Oh, now I can hear. Okay. Thank you very much. All right. My name's Deborah Johnson. Wait, wait, wait, wait. Can we Can we communicate with her at all? Can we communicate with her at all? What you said? Sorry. She We only have 11 seconds for her to speak. So, let her speak for the 11 seconds and then we'll let her continue in the rebuttal. Does she understand that she only has 11 seconds? All right. Sorry, it sounds like you're talking in a tunnel. It's hard for me to understand. Okay, we're gonna come back to you. Can you hear us? Thank you. Maybe I'll just say what I want to say. If you're going to say you're going to say in just a minute. Thank you. Okay. And now we'll go to the rebuttal. Um in favor for five minutes and then we will pick up with our with Miss Miss Johnson.

Um okay, regarding you Adam's comments about access to major roads, we are not very far from from Holden Road. So there is access there and it was looked at by the GDOT. Can you hear me? Okay. It was looked at by G do DOT and they determined that it would not generate enough traffic to warrant to have a traffic impact analysis. Um as far as comment about leading to future apartments, that's not it's not relevant. I mean we can't control what's going to happen and I don't know. how that would how that how that would work. Um the upkeep, the owner is a very prominent businessman in in the city. He's doing this um to basically um has basically set a legacy for his kids. So he wants to keep this as being a very nice facility and um he keeps his business, you know, very nice. if um well I can tell you he owns the u imp sales so that gives you an indication of of the type of person he is and the way he keeps that business it's going to be it's going to be kept very nicely no doubt about that. Regarding the storm drainage um we have requirements that we'll have to comply both for qu for quantity of runoff and also quality. So um we are required to keep the flow e equal to what the pre-development is. So there will not be any additional impacts from this as far as any additional runoff. So there will

be a whole storm drain system designed to both detain water so it won't increase the runoff and also to treat the water. So the water will actually be cleaner than what it is currently under existing conditions. And uh as far as the impervious surface um basically we're limited to 50% of the site can be built upon area. So it's it's going to be you know 50% or less. Um as far as you know making reference to another apartment complex I have no idea how many are in there or you know how that would relate to this at all. Um but way it sounded that one was a much much larger development than what what we are proposing. Um as far as Mr. Williams, you know, I'm Yes, I did make a mistake as far as putting the wrong date on on there. I didn't catch that cut and paste stuff, you know. I'm sorry about that. It was incorrect. I'll admit that. Um, regarding some of his other comments, noise construction is limited to certain hours of the day. So, that's just, you know, a normal construction activity, you know, so and so it shouldn't be the noise is not going to be going on, you know, into the, you know, evening hours or anything. So, basically, that's that's all I have to say at this point in time. Thank you very much. Uh, is there anyone else that would like to speak in favor? All right, then we'll have the rebuttal for the opposition. I' I'd just like to go to Miss Johnson, please. Chair

Maggot, while we're waiting for Miss Johnson, um, just in the same spirit as my previous comment, um, at the outset of the meeting, I say we can't consider who owns, lives at, so on and so forth. Kind of catch all statement there. In the same way that we shouldn't consider whether it's going to be owner occupied or renter occupied, we also shouldn't be giving credence to uh who the particular owner is and and and that sort of comment that was made at the outset of of Mr. Wrangler's rebuttal. Just wanted to reiterate that fact. Thank you, Mr. Duchy. Um also storm water that is something that would come up in the technical review meeting which would come after the But we're only determining land use here. So now we'll hear from Mrs. from Ms. Johnson online. Thank you. Will you state your name and address, please? Can we get her back on? Yes, Chair Mag, we are working with that now. Miss Johnson, could you could you please um can you hear us? Can you raise your hand if you hear us? Yes, now I can hear you. But when Mr. Ringer started talking the second time, I couldn't hear his comments comments of Mr. Adams. So, I'll make this brief. I own a house in Covington Place and to my knowledge, no homeowner in Covington Replace received a note from um Miss uh Richard Ringle. We didn't get his phone number or email address. I'm concerned I don't know if there's going to be a fence between his property and our properties. And um is he going to be the renter of the apartments or is he going to sell

the buildings and someone else will buy it? So that's a you can answer that later time, but my my opposition lies in the traffic. Must road is basically a dead end. You know, not all roads leads to this apartment complex. There's one way in and one way out. These 38 units will overwhelm the single family homes in the neighborhood. It will be mostly now an apartment neighborhood instead of a single family home neighborhood. And you add on top of that all the school buses and Amazon delivery trucks, only one way in, one way out, it's going to be a mess. Um, I'm also concerned about uh renters that move out and leave their unfixed cats behind. I am a cat rescuer and we already have uh some of those situations in Cington Place and I imagine with apartment complexes, it's going to exacerbate the unfixed cat population should people move out and leave their unfixed cats behind. And that starts a cycle that is very difficult to break. Thank you for listening. Thank you. Would you would you give us your name and address, please? Can you hear me? Sorry. Could you give us your name and address for the record? Deborah Johnson, 3607 Houston Road number 64. Thank you so very much. Does anyone else want to speak in opposition? You have three minutes and 21 seconds. I just want to reiterate that um you

know the the use of these threestory apartment buildings the use of the threetory apartment buildings is nowhere near this this residential area. Like I said the closest apartments are almost a mile away. That being the case I For the most part between this site and Vanelia and Holden, you have primarily residential until you get to Vandelia and Holden. Then you see the commercial use. Apartments should not be stuck way back in down some two-lane road, you know, where primarily the transition is is not there. We just have single family homes down Mus down Dart for um you know the other road that's adjacent to MC Houston. So I'm looking at this and I'm saying this this type of reasonzoning with this type of building it can only be for two threetory buildings. Okay, that being the case, it does not fit in with any of the single family houses, albeit the RM8 is a type of town home or garden home development. The R sevens, they're just tighter homes. They don't have the large yards that we saw on some of the homes, the single family homes on the Houston Road. So, for that reason, I do not believe this uh apartment um development really fits the area. And that's why I believe um many of us would ask that you deny this reasoning.

Thank you. Thank you very much. Any more opposition? Okay. Any questions from Oh, would you like to speak? Just state your name and address first, please. Sorry, I was not planning to speak. My husband will say, "Of course she did." Um, I am Kendall Robinson. I live at 36007 um, House 7 Cington Place on Must Road. Um, we've been there for 25 years. And what I want to say is just so that you guys can kind of understand, there are 80 single family homes in the Covington Place subdivision. I wanted to make sure that that's clear to you. The sub the Coington Place subdivision is probably two to three um parcels or whatever you call it, lots down from where this development would be. Um it is one way in and one way out on MCU because when the um bypass was built, the other end of Mckustin was blocked off. So when they're saying it's a dead end, Mchuan itself is a dead end. When you to to access Mchuan, you've got to come off of Osborne, which is off of um Vandelia, or you've got to come off of Holden. So, I just wanted to be very clear about that that there is truly one way in and one way out. We already have people who don't understand that and therefore come down the Houston and turn around in people's yards because they think that they can cut through to the bypass. Um, no issue with housing for people. I want housing for people, but that's not the place to stick it. are already um a neighborhood where with three culde-sacs or sets of culde-sacs as you saw on the map. The lower part of our neighborhood is on a

pump system because it's the low water level. So when you put Oh, I'll give you one minute. One minute. Thank you. when you add the apartment complex with their water um and whatever else is going to happen, it will create um a major issue for our our neighborhood. Um we already deal with water runoff alone from the construction um there on the bypass. So um that's been an issue since McFusen was turned into a dead end. So, I am 100% positive that if there is paving and more um concrete, brick, whatever it's going to be there, we're going to have a bigger issue. And that expense falls on us as a private community as the homeowners there to continually have to um take care of any sort of water flow issues. Thank you. Thank you so much. Thank you so much. You know, runoff is not one of the issues that we determine, but we appreciate you letting us know that. Thank you so much. Okay. Thank you. And and the size of the uh unit your your your building is important. Thank you. Well, because that's 80 houses and if you think 42 apartments, two cars a piece or whatever they said, that's another 8090. Thank you. Thank you so much. Thank you so much. Any any comments from the commissioners at this point? I just had one thing I wanted to say. Anybody? Okay. Um I I have a concern about the density of this, you know, um the the lots that she's referring to at Coington and then Okay. Well, I wanted to ask him. Okay. All right. We're going to close the public hearing first. Okay. And then we'll open it to

discussion. All right. Thank you. Um so going back um Covington I'm concerned about the density of this um co this project is on 2 and a half acres. Covington is on 8.4 acres and uh Aniston is on 15 acres. Um the lot size for Coington is like 3.4 for um this is this is like um a third of what we have at Coington in terms of size with with these uh units. I will I will be I will not be supporting this. I I I think that the um public outreach was very limited and uh I think it's too dense. Thank you. probably zoning probably was a little different back then when this was built because it goes back very well 30 40 years zoning would have been different I'm sorry Mr. Gilmore, I did not hear what you said. I'm sorry. I said probably zoning. This is probably that development of property is 30 or 40 years old. I guess zoning was different back then, too. This was built. So, something has changed a lot over the years. Yes. Yes. The other condition, the the three stories, I I don't feel comfortable with the three stories. Thank you. I'd like to add something as well. Um, obviously we need more housing in the city of Greensboro, but this right here shows um the lack of community involvement and lack of communication. We all make mistakes with dates. I do it all the time, right? But there's always corrective measures and we value the

citizens of Greensboro and our neighbors. And so, um, I do believe the conditions that are current would be even more if there were the individuals, the the neighbors, uh, who had buy in. So, I cannot support this because of a lack of communication at this particular time, but I do wish you all the very best in the very future. I promise something out of line so the attorney is going to give me. No, Mr. Downing, uh, if I may, just to to piggyback off of the comments that have been made so far. Uh, if you all do have substantive concerns, and Chair Magg, I know you outlined some. Um, understood. Uh, with regard to, uh, notification, I Want to gently remind the board that the ordinance as it's written right now requires notification from the city. Of course, we all understand the value of the additional notice provided by developers and so forth, but the LDO specifically requires city to give notice and staff could speak to the occurrence of that. So, I just want and they would have received that, correct? That staff would be situated to respond to that. Yes. um stats now notices to everybody that owns property within um 750 ft of the subject property. So, understanding the um the emphasis that we would like to put on community outreach um with the applicant, they were notified of the public hearing tonight. Um so, you know, we can we can vouch that that went out. Thank you so much. I I recall when Coington Place was built, I sold some of the units when they were So, I'm very familiar with the neighborhood. Um, and I also appreciate the desire to keep it single family. I know with the growth that we anticipate in Greensboro, we need to find ways to do a little higher density in some places, but this density seems too

extreme to me for the neighborhood where it's to be placed. And so, I'm inclined to agree with previous comments that the density is too high for where it is proposed and I can't support it for that reason and I realize we can't make our decision based on neighborhood communication but I do have to comment that it's disappointing when neighbors don't receive those notices uh and that's not a it's not a requirement so we can't make our decision solely on that but I think it makes good business sense to communicate with the neighbors when you're going something like this. Just one other quick thing. Um so I echo all the other commissioners comments. Um going from the surrounding density to that level of density is is just not right um for the existing uh people who have ownership interest in in property around there. I'd love to see the developer come back with a revised less dense plan. doesn't mean it has to be it can still be denser than what exists in the surrounding area. Um, and as part of that, uh, I'd also like to see a significantly, uh, improved communication plan. Um, one of the things that was never mentioned was I don't know when exactly the error about the date of the community meeting was discovered, but there was no discussion about a follow-up letter correcting the record on that. And that's to me profoundly disappointing. Thank you, Mr. Nichols. Are we finished? Okay. U So, um I will entertain a motion. It's Commissioner Keith Peterson. Item 25-05-

0002 3707 Mccusen Road Greensboro Planning and Zoning Commission believe that his action to recommend denial of this resoning request for the property of 3707 Mchusen Road from R3 residential single family-3 to CDM- RM-18 conditional district residential multi- family 18 to be inconsistent with the adopted GSO 24 comprehensive plan considers action taken to be reasonable and in the public's interest for the following reasons. The request is inconsistent with the comprehensive plan future built form map and future land use map. The proposed CD-RM-18 zoning district even as condition does not limit negative impacts on the adjacent properties nor does it permit uses that fit the context of the surrounding area. The request is not reasonable due to the size, physical condition, and other attributes of the area. It will be a detriment to the neighbors and surrounding community and denials in the public's best interest. Second. Thank you, Mr. Peterson and Miss Turner. We will take a vote now. All those in favor of um the denial, please raise your hand and say I. I. Any opposed? that passes 8 to zero. The zoning uh denial constitutes a final action unless an appeal is submitted in writing to the planning department and appeal fee paid fee paid within 10 days. All zoning appeals will be subject to a public hearing at the Tuesday, July 15th, 2025 city council meeting. Thank you. Thank you, commissioners. Um We have reached the 7:30 mark. Um, and

because we have the um caption hearing impaired part of this, we are duty bound to take a break. So, we will be taking a 15 minute uh break and come back. Okay. Thank you so much. Recording stopped. [Music] Heat. Heat. [Music] [Music] [Music] [Music]

[Music] [Music] [Music] [Music] [Music] There's a New name for hockey in Greensboro. Say hello to the Gargoyles. Andy, what do you think about the Gargoyle? Oh man, just uh over the moon. My inner gargoyle is ready to fly high all day. I had a hard time not uh not not saying it all day. I'm glad we made it to tonight, but special night. Uh huge huge thank you to the community for uh bringing that to that suggestion to us. I mean, this is Greensboro's team and they have named it and I thought they nailed it. I love it. Yeah. So, how did the name to the team. Yeah. So, um so we had a couple thousand submissions from the community for various team names. Um and uh this was uh one of the leaders and uh just instantly connected. So, uh again, I thought it crushed it and uh again, we're we're excited to to see those uniforms and uh and name eventually our NHL affiliate and first player signing

mascot. We got a lot more celebrations to come. This is just the first. There is a lot to come. I I don't know of any other gargoyles in the whole country. Have you ever heard of a team with the Gargoyle? No. And you know what's funny because like we hadn't either and like once at once it was established that this is what it was going to be. We're like we can't believe that there's never been a team named the Gargoyles. Like so like kudos to Greensboro. Like again this is uh I think it's going to be a legendary uh name uh for for generations to come and Greensboro did it. So it's going to be a lot of fun. Okay. So let's just talk about the season really quickly. When does it start? How many games? What can we look forward to? For sure. So we'll start midocctober. 36 home games, 72 whole games, and of course the playoffs, please. So, uh, again, we're committed to winning on and off the ice. So, provided we win on the ice as expected, but playoffs would be, uh, April, May, hopefully June. That would mean you're in the finals. And we know Greensboro is home to some record-breaking crowds for not only hockey, but lots of other events. What are your predictions for this new team? Yeah, I I'm willing to say we're going to be among the leaders, if not the leader, in attendance in the league. And I already told my wife, we got to break the record by at least one. So if she if we there's no more seats and she needs to sit on my lap or I sit on her lap, whatever we got to do, we're going to break that record with the Gargoyles. All right, Katon. So what do you think about the Gargoyle? Uh, I think it's a nice team and I think that it was a good pick for the team name. Yeah, I think so, too. Do you like hockey? Kind of. My dad plays hockey and my dad's brother. All right, Ashley, what brought you here tonight? Um, hockey, of course. I'm excited. It's easier to come here than it is Raleigh and hockeyy's back in Greensboro. Let's go. When did you first start to love hockey? Probably when it was like the Mighty Ducks, like D2, like back in the day, like in the 90s, and then when the Canes first started playing in Greensboro, and then, you know, it just kind of my love for sports kind of fell into place there as well. All right, JJ, what is in a name? Oh, man. you know, you're hoping that when you pick a name, right, you can you can

grab the essence of the city and the type of team that you want to to uh to give to the fans, right? And so, we kind of cheat, right? We asked we asked Greensboro, we asked the fans, we asked the community, what do you want the team to be? And uh we're really excited about it. You could hear the buzz kind of growing before the name was even shown on the screen, right? You could feel the buzz just by the promo video who we are. We're really excited about the Gargoyle name. The fans are, too. We couldn't be more excited about this. All right. Tell me about your connection to hockey. Uh, so, you know, as a kid growing up, one of the my earliest memories was going to Phoenix Roadrunner games. They were the they were the AHL affiliate of the LA Kings and I didn't know much about hockey. We're I'm from Arizona, so it's desert and what is ice and that whole thing. Um, but I'm always been a huge sports fan. Played everything, done everything. And then, uh, within the last couple years got connected here with Zoyer, minor league hockey in a number of different markets, some baseball. We just keep growing. I love sports. Uh my wife loves sports, our kids, and we've always just kind of said, "Hey, anything that we can do to be a part of to bring more sports to the Carolas, we want to be a part of it." Greensboro is a fantastic location. And so when you saw this crowd here tonight, what what did that do for you? I I was blown away. Like I was sitting up there and I was like, I'm legitimately nervous right now. We've done a couple of these since I've kind of joined and they've been smaller events. Um maybe you're talking but maybe it's just to media and all of a sudden you look out here and I don't know what the official number is but the salesman in me wants to say there's thousands of people here right and there really is and that's really really cool it makes you more excited puts a little pressure on us like we want to deliver not only great hockey but uh we want to be a part of this community we want to give back to the community um just even my time with the Panthers Panthers in Charlotte so much of pro sports is being connected with the community and so a great opportunity for us to do that and hopefully give this the city a a winning hockey team and and someone they can be very proud

of and a winning experience for families for sure. Absolutely. My wife and I, we take our kids all the time in Charlotte. We're going to be coming up here to a bunch of games. It's fun. Hockey is probably the best sport to watch live. Like I'm not supposed to say that because I play football, but like it's fun. It's fast-paced. It's great for families. We're thrilled. Rep the gargoyles and get your season tickets now at gargoyleshockey.com. [Music] We are all aware of the importance of water and how it moves from the highest points of land. It moves downstream through streams and rivers, eventually making its way to the sea. Cities like ours collect and treat this resource so it can be used safely by all residents. But this water does not belong to us alone. Once it's been used, it's collected again, treated, and released back into those same rivers and streams, which take it downstream to our neighbors and other towns and cities who depend on it just as much as we do. The city of Greensboro Water Resources collects and treats as much as 11.9 billion gallons per year. Take a moment to think about how you use water daily. When we take showers, we use soap, shampoo, and other products. When we wash dishes and our clothes, we use detergent. Most of what we use water for at home, aside from drinking and cooking, require that we add some product to it. Any personal care products, cosmetics, hair treatment, things that you wash off, all end up in the wastewater that is treated and sent to our neighbors who use the water for the very same things. It's important that we consider the safety of our downstream neighbors as we use water in our city. By being aware of the types of

products we are using, we can avoid the buildup of harmful byproducts. For example, 14 dioxane, which is a byproduct of a manufacturing process called ethoxilation, is found in many common household products. This organic chemical is one of many found in trace quantities in both ground and surface waters throughout the US. Uses and sources of 14 dioxane include industrial solvent stabilizer found in paint strippers, varnishes, soaps, makeup, and personal care products, antifreeze, etc. It also exists as an unintended byproduct in manufacturing and recycling of certain plastic and polyester products. Because 14 dioxane is a byproduct of the manufacturing process, it's not listed on the label of household products. Read the label of any product that generates suds. Try to avoid chemicals ending in ETH, for example, sodium laurith sulfate, as well as products that have chemicals ending in oxenol and PEG. Often these chemicals are found in things like laundry detergents, shower gels, and personal care products that create suds. Paints, dyes, waxes, and grease can also contain these chemicals. You can look for unfragranced castile soaps or wording like USDA organic and made safe as alternatives. For more information about these alternative products, you can visit the Environmental Protection Agency website at www.a.go. GV/saferchoice. The city of Greensboro's water resources department has been investigating sources of 14 dioxane within the city's sewer collection and wastewater treatment facilities since 2015. Considerable progress has been made and the department continues to work proactively with local industries through the industrial pre-treatment

program. Greensboro has a long and strong working relationship with NCDEQ and appreciates its guidance and assistance in our efforts. Through these partnerships, the city fully commits to developing a management strategy to further reduce the release of 14 dioxane into waterways that may potentially impact downstream communities who rely on the Hall River and Capefir River for their source water. For more information, please visit the City of Greensboro's water resources department online at greensboro-N.gov/water. Professional basketball has a brand new home. The Greensboro Complex is now home to the Upshot League. Women's professional basketball is coming to Greensboro. So, Alex, what is the Upshot League? Upshot League is an opportunity for women's athletes and basketball players specifically to up their shot uh and and to achieve their goals and uh get to the level they want to. When you look at the WNBA, there's only so many roster spots. Uh this league is going to offer them an opportunity to uh continue playing, develop their game, and uh hopefully get to the next level. We'll start assembling staffs and a coaching staff. I'm sure there'll be a little bit of recruiting. Um, and I'm sure there'll be some tryyouts as well. Um, as we mentioned, there's only going to be uh 11 players on each of the four teams. Um, obviously we hope to grow the league a little bit, but uh u there'll be 11 spots. So, I that's going to make it really competitive and um you you can expect to see maybe players that didn't quite make it in the WNBA uh maybe were released and maybe some uh you know, graduating college seniors that that want to keep their game going. So, some of the fun part is that you'll get to see some players that you already have come to know and love from college basketball and some who may end up in the WNBA. Yeah, absolutely. That's it. I mean, you're going to see the future of the of the game, right? Future stars of the game potentially. And, uh, and

that's it. I mean, it's very similar like with the hockey, too. Those players are developing their craft to get to the next level. And that's what we're offering here on the women's side, especially with the fact that, you know, the women's sports, uh, you know, both on the the basketball side and the hockey side is is is booming right now. And that was the reason why we kind of got this project going. And also the the passion of Donna Orander as well. Uh, she really spearheaded this thing. Well, and we know how great it is to watch sporting events here in Greensboro. and you can be right up close to the action. What drew you to Greensboro? When you're starting a team or anything, um you have to have good support from the community and the city itself and the facilities and we have all that here. We've already established that now with the uh with the Gargoyles and uh so it was a no-brainer to to offer this opportunity, the facilities here, uh it's a great sports town. Uh basketball's well loved here. So, I mean it just made sense. It was a little slam dunk, right to put it there. Uh but uh it was uh it was an easy decision to to offer it to the city and u they certainly didn't waste any time jumping on it. Well, we are so glad to have you here. Can't wait to find out what the day will be. Yeah, we can't wait either. Uh again, just get on that website and put in the names. They did a great job at the Gargoyle. So, I'm expecting it to be really good here for this game started 2026, right? Right. Yeah. 2026. Uh May of 2026 and there'll be 40 games, 20 home games will be played right here. All right, Scott. Why women's professional basketball? Why did you want it here? Well, our community is growing. We've got business moving here. We have opportunity ahead of us. Obviously, announcing a hockey team meets one segment of the population, but there's a whole youth movement, a whole women's sports movement, a whole women's basketball movement that's going on globally, and we want to be a part of that. We've invested 25 years in the ACC women's basketball tournament. We've done single women's basketball games. We do AAU volleyball for ladies. We do basketball for ladies. This is our opportunity to sort of say we do youth sports, we do college sports, and we want to do women's professional sports. Love it. And what is great about this

particular spot is you can get so close to these professional athletes. I tell everybody that comes to events in the Novant Health Fieldhouse is that the fans absolutely love it. you are that close to a future NBA all-star in those games and you'll be that close to a future women's basketball professional. So, the environment is exciting. The games are very cool in terms of the promotions and the giveaways and they're going to do all that stuff and and the Zoyer Sports is our partner and they're going to do it right. Okay. We've been visiting you a lot recently here at the uh Greensboro Complex. Any hints on what more things to come? I don't think I've got any secret sauce to give you. Our next focus is we're really gonna focus in on more bigger concerts and how do we attract those to Greensboro. There's some interesting dynamics going on our in our country with concerts and whether it's the NBA cities get all the big ones and smaller cities don't and how can OVG help with that. Something else sweet about this league, you can help to name the new team. Go to theupshot greensboro.com and submit your choice for a great name for this new professional team. While you're there, you can also make a deposit for season tickets. It's time to play ball. [Music] Hey

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[Music] [Music] [Music] We're going to start. [Music] Recording in progress. The next item on our agenda is Z25-05-00005, a resoning request from PUB planned unit development to PUB planned unit development and consideration of the required unified development plan for the properties identified as 3510 through 3516 West Friendley Avenue and 805 through 807 Hobs Road. Generally described as North of West Friendley Avenue and west of Hobs Road 6.61 acres. Mr. Nelson. Thank you, Sh. Properties contain approximately 6.61 acres and located north of West Friendly Avenue West Hobs Road. This a resoning request from PU Plation required unified development plan. And I just wanted to get bit more detail on that. Um the planning development zoning district allows for an applicant to define standards, pardon me, allows the applicant to define uh zoning standards and uh other elements of development to better fit more intricate comp development patterns. So what they're doing here is

modifying the the HUD zoning to fit with what they now see as a development pattern which couldn't be done under the current zoning conditions. The north of the request is zone CD R5 initial district residential single family 5. East of the request is zone CDCM initial district commercial medium. South of request is zone R3 single family 3. And west of request is zone R3 and CDO district office. Propies are currently undeveloped. North and south of the request contains single family dwellings. East of the request contains a and west contains a rel and this image shows properties as seen from Hobs Road. This image shows examples of the single family dwellings located north of Request on Hobs Landing Court zone CDR5. This image shows the eastern portion of the shopping center located east of the request on Westley Avenue zone CDC. This image shows single family dwellings located south of the request on Heather Court zone R3. And this image shows a single family dwelling located south of the request on Wedgeale Avenue R3. This image shows a religious assembly located west of the request on West Friendley Avenue R3. This view is facing east on West Friendly Avenue on the left. And this view is facing west on West Friendly Avenue on the right. This view is facing north on Hobs Road on the left. And this view is facing south on Hobs Road on the right. These are this is the condition which

was by the applicant associated with the request. And this is the unified development plan. In recommending approval of the request, staff noted that the GSO 2040 comprehensive plan currently designates the properties as urban general and within an urban mixeduse corridor and adjacent to a regional scaled activity center on the future built for map. The future land use map shows that the property is located within the friendly avenue area plan and the friendly avenue area plan designates the properties as mixeduse commercial. The proposed resing request supports the comprehensive plan filling in our framework big idea to encourage higher density mixed use walkable infield development and it also supports the comprehensive plan growing economic competitiveness big idea to build a prosperous resilient economy that creates equitable opportunities to succeed in recommending approval staff noted that the proposed zoning designation as condition would allow a mix of residential and non-residential uses that are complimentary to uses permitted in the surrounding The proposed uses and density are appropriate because the property is located along a major thoroughare and directly adjacent to a regional scaled activity center. Care should be taken with respect to building orientation, building materials, building height, and visual buffers to ensure an appropriate transition to the lower density res. Thank you, Mr. Nelson. If the applicant will come forward, uh, you have up to 10 minutes. Please give us your name and address. Good evening. Can you hear me? Okay. Nathan Dugens on behalf of the applicant 400 Bellam sweet 800. Um, let me give you a little bit of run show. I'm going to introduce some folks to you tonight. Um, I'm gonna have Mr. Carol come up and speak in a minute. Um, I'm going to tell you a little bit about our neighborhood

journey on this site. Um, because I know that's important to you. to us. This was a very important um effort by the Carol Companies and what the neighbors wanted was veryant. Um and then I've got our traffic engineer here, Mr. Mr. Davenport here. Deion is here. Mr. Davenport's son John is here. Uh Charles Worsham is here in Eng Paul Smith is here. Handful of other Carol folks. So I hope by their presence and messages to this board. This is really important to us. So let's start with what we're attempting to do here. Um it's currently a PUD as Mr. Nelson out to you. keeping it aud Mr. Carol first bought this property uh he convened a community meeting uh in which a number of people participated dozens of people participated um and we handed out cards. Uh we wanted to solicit information from the neighbors about what they really wanted this site uh to become uh for Greensboro and the Friendly Avenue community. Um and what was clear from those cards um was they didn't want a strip center. They didn't want a surface parking lot that you pulled into and walked into and then got back in your car and and drove away. And so we took that um co happened some other economic downturns happened um and in the beginning of this year we

re-engaged with the community and on February 10th we met with the Lutheran church which Mr. Nelson described as being on the west. I think everybody's pretty familiar with this site. Um and began a really great conversation with them about access. Could there be shared access? And those conversations um are still ongoing. Uh on February 11th, we met with approximately 12 neighbors of the Wedgewood Community Association, which is the neighborhood across the street. Um uh those folks um have seen a lot of development out their front door or their back door maybe is a better way of describing it. So, we wanted to get their feedback uh and had some great conversations um with with them meeting again with them on April 21st and June 9th. Uh on that same day, we met with the neighbors of Hobs Landing, which is the neighborhood just to the north. Uh 16 single family homes that that um that you heard Mr. Nelson describe as single family homesuh to the to the north. And then finally on February 24th uh we had a big meeting um at the um at the Lutheran church had over 100 people in attendance. Um I think this commission can conclude that the neighborhood knows what's happening. It's been in the tribe business journal. It's been in the I think it's been on Fox 8. It might be on some other news outlets. Um so it was important for us to get that feedback. thing happened in that community meeting that we don't see a lot uh and that is we got some applause and then after the community meeting we heard from a number of community members supporting the project. Um so that's a little bit of summary of what we did as a as as a

try to solicit community input. Um and I will now ask Mr. to come up and talk through his vision for this. Before I ask him, before I get him to come up here, I would like to just mention a couple other things. This is an illustrative for illustrative purposes only. After this slide is a site plan, very uh general site plan, and as y'all already done tonight, um there's a UDP that's part of your packet that really will be the driver for the changes to the So with that, I'm gonna ask Mr. Carol to come up. There are a couple more slides that I'm going to go over after he sits down, but then I may just ask if there questions for our engineer or traffic folks or for me of me or Mr. Carol. So I'll ask Carol to come up and kind of give you his if you'll just give us your name and address first. Thank you, Dave. My name is Roy Carol, 2011 North Street. I'm the president CEO of the Carol Companies, lifelong resident of Greensboro. Uh it's exciting to be before you tonight. This is something that is that is big. It's big for our community. I speak for the Carol Companies and we want to treat it as such. And so that's what we've been doing over the years. 2019, as Nathan said, we had the meeting. U we want to get input from the community. I mean, that's something that we've never done before. We passed out cards and said, "What do you want on this site?" Because it is part of that community, our community as a whole. And just to do a stretch center that we'll talk about a little bit. As you can imagine, we got all kinds of comments. I mean, from a park, single family, office, some shops, restaurant. One thing that was was very clear is it needed to be walkable. And so, in challenging our design team, one of the things that you'll note when I get to the site plan is we have a garage, but the garage is kind of buried

underground. And that's that's important uh because there's about 16 ft of slope across that site. So, okay. So, how do you do with a slope? You can't have 16 foot of slope across the parking lot or something. So, we wanted to bury the parking so you don't see parking. We also I know there's been some buzz around about the B safe. Well, the B safe is basically a retaining wall that's buried in the ground with one story above the ground. So, what a great use because I don't have to have windows in a B safe storage unit, you know. So, you know, instead of having a big ugly retainer wall, and we built a lot of retaining walls, but I've never built one that I personally could look at and say, "That's a beautiful retaining wall." So, the Pes are nice. They're good. Best of class. Anyway, so we asked the neighbors what they want to see. One thing that's extremely apparent is they didn't want what was approved. What is approved today is a strip center with the big surface parking lot, the big parking lot, lights, and all that. And nobody wants that. We got some neighbors here now. And you're not going to hear any of them say, "We We want a big parking lot. We want a strip center. Um, are we finished working with the neighbors? No. We've got work to do. This is a This is a pretty large mixeduse development comprising of apartments, comprising of office, comprising of retail. We definitely want the restaurants. You know, we we want folks from, you know, uh, Hobs Landing behind us, from Wedgewood across the street. We want them walking to this development. We've looked at things crosswalks and other things we can add and sidewalks. But the big thing and um that you'll see in our site plan is that it has a central core. And so the goal is that you would park your car in the back as you can see from the concept plan and then you get out and walk. We have a plaza. I can envision you know string quartets or bands or something in the summertime. Ice cream kiosk and stuff like that. We really want to not driving through this. We want you to we want we want you to feel you come you

park your auto mo auto automobile and conveniently walk to these shops and restaurants and other things and we have got tremendous positive response from a lot of the neighbors. Now again we've got some good neighbors here from Hobs Landing hear from them that's good and you know we've got work to do with them like I said um but we're working on our buffers current this plan here is celest probably going to change and morph as we work with our neighbors. But this current plan, we've got 50 feet of buffer. Basically, part of that is that road 50t above including I think 30 feet of planting or whatever. And then one story that that garage is underground like I said to be safe is underground. So it's only one story above. So you're like 160 feet before you even start coming out of ground above a onetory building. So, uh, back to get back to this. This is this is pretty neat. So, this is a hotel. What you see right here on this corner. I don't know there's going to be a restaurant on on the corner there, but this hotel doesn't look like a hotel. It looks like a brownstone walk up. That's not So, what we're doing is we're using articulation of the right word of the facade and trying to create something that does look residential because we residential neighbors that are join us across the street on friendly and behind us. So this is not cheap architecture. This is not vinyl sighting. This is not, you know, all this is brick. I like brick. Be safe and our apartments. I've got apartments and stuff I built 30 years ago is brick. It looks as good today as it did today. So this is a legacy project. Our name's going to be on it. So it's going to be first class all the way. Now, a couple other things just touch on. Let make sure I included all all the uses. I think I did. But, uh, you know, one thing that's really important also, I love downtown. I love

living downtown, but you know, our daughters have moved out. We're downsizing. So, I'm planning on building a small office component on this and a small apartment for my wife and I. And we're planning on living here. So, you know, it's going to be well taken care of as long as I'm around. My daughter's back there. she better make sure it stays in good shape for the rest of her life. And this is going to stay in our family. We don't sell stuff as you know. But u again this is just exciting especially on the eve or the heels of what got announced last week. This is exactly the kind of infield development that businesses and and people moving into our community want. Thank you very much for your consideration. Thank you. All right. Um, any questions? Okay, we'll continue now. Next, those wishing to speak in opposition. You have a shared total time of 10 minutes. Do we have any people online that wish to speak? and we've had a little bit of concern about this conversation. So, please give us your name. Yeah. Hi, my name good evening. Thank you for the opportunity to speak to the proposed resoning of the property at 351035. Will you give us your name and address? I'm getting there. 3510 3516 West Friendly Avenue and 805 807 Hogs Road. My name is Frank Burton and I live at 3213 Hogs Landing Court here in Greensboro. I'm here tonight on behalf of the

residents of Hogs Landing Court, many of whom are here with me tonight. The clock is not running. It's working now. Okay. Um that them here on their behalf to to oppose this resoning request planning court supported the current PU zoning based on the plans the previous owner had for the property adjoining our homes. This new resoning quest will allow massive and will result in uses not remotely consistent with existing development in our or any neighborhood. The previous PUD zoning restricted the use to not allow many items that are now missing from this new zoning request such as billboards, hotels and motel, bars and self storage units. It also the existing zoning requires that the there be limited to one point of access on Hobs Road and no more than one point of access on West Friendly Avenue. The current site plan, which unfortunately I wish was still up on the screen, uh contains access road which enters off of Hogs and runs directly behind our homes on Hogs Landing Court and then out the other side beside the uh Lutheran

church exiting on Friendly and it is difficult to imagine that the density that Mr. Carol has planned for this property uh would work with the the access the limited access that is currently existing with the current PUB plant. So therefore, we the residents of Hogland and Court oppose this reasoning request and thank you for your time. Thank you. Please state your name and address. My name is Steve Marks with the 3214 Hops Lane Court. I just wanted to add a few things on from Frank. Um, we work quite extensively with the previous developer. As you can see in the HUD, we laid out a lot of things such as the residential protection to give us the buffer for security and safety. Um, the new HUD basically represents a density increase that is just astronomical. The total density increase from what is the current is somewhere between 8 to 10 times. We can't quite get the total, you know, layout yet because we just have West Virginia. Um, as a comparison, adjacent across the street is at friendly that particular project is six times the size and square footage and it has less I'm sorry well the acreage is six times greater than this corner

and the amount of square footage development over there is less than what's being proposed here it has nice setbacks with green space Uh if you look once again their site plan which is still work in progress there's very little green space associated with this. The original plan dealt with tree surveys to accomplish what's proposed here. Um they're basically going to have to clear cut everything. They're going to have to move a tremendous amount of dirt which is one of the reasons that we had resial not as a buffer, but it was a cost effective matter, which I know doesn't apply here, but by putting residential up against the hobs landing, again, it just was all done from a diligent a lot of time and energy into the bud. Um, we have no doubt Mr. Carol is going to do something that is going to be attractive, you know, and so we have no qualms about his workmanship or what he would present. Uh we look at the density of this. Um I've lived at that street corner over 30 years, one side of friendly or the other. I know how difficult that street uh traffic light is when you go north south. This will be a G dot scenario, but we've been promised a right turn lane. If you put this kind of construction in here without a deceleration lane on avenue, you have tremendous afternoon pick up for Sternburg that bends all the way

from Sternburg all the way down. It backs out on Friendley. Coming out of this property and making a left turn is going to be dangerous. This intersection of Hobs and Friendly Avenue already has quite a few wrecks. We have friends that have seen the wall that's up there and friendly hit three and four times. One car pulled out of their backyard. You're now talking about adding thousands of more trips when what's talked about is an 80 room hotel. 200 apartments, retail, restaurants. It's a soup's kitchen. It's everything that they make and they're make good property, but it's only 6 one acre. It's an awful lot of density. That's our concern is the height of this project. This will now be the highest thing. When you drive down Friendley Avenue, the property is going to be right up against Friendley. Given the elevation above Friendley and the parapit wall that always fits on top of a hotel, you're looking at a sixtory equivalent building. There's nothing that's going to hit you in the face like the size of this development. We ask for those reasons. Thank you. Thank you very much. Um, I have a question for Mr. Duchamp. This comparison that we just heard of of a previous development, do we don't take that into account? Correct. The comparison of what it was

agreed to previously in our that is something we can Yes. making a determination of different current land uses. Yeah. Taking a look at the existing zoning with existing conditions, existing UDP comparison comparing it to what's proposed. We can just get clear. Okay, there's still three minutes for opposition. Is there anyone else that would like to speak in opposition? All right. So then we'll move on to the rebuttal. And you have five minutes. Thank you, Madam Chair. Uh I'm gonna have Mr. Carol come by speak to some of the points that were raised, but I'm also gonna have Mr. Davenport come up and talk about because I think he'll allay some of the concerns that were mentioned by some of the opponents as it relates to traffic. So, Mr. Carol come up. I was so excited about telling you what we're planning on doing. I forgot to mention the hotel. So, thank Mr. Burton for pointing out the hotel. This is not a big hotel. This is not, you know, the the Sheran at Four Seasons or anything. This is a very boutique hotel and we want it to be the We don't really have we haven't had in 20 years or so a top top end but just think about all these folks these executives and people coming in that want an outstanding place to stay and we can do better. We don't have a fivestar hotel in Greensboro, but hey, why can't we build one, right? So, anyways, enough said about hotels. U one thing I did want to mention, the church next door has been a very is very influential neighbor to us. We've sat down multiple times with them, talked

about aligning their drive. Their drive doesn't work exactly with W, whatever. We told them on our nickel if they're at their game, we're not forcing them to or anything else. We don't have to, but if they want to realign their exit entrance. We'll work with them on the Carol Company's nickel and we'll do that. But uh anyways, I don't want to take too much from Mr. Davenport to uh talk to you a little bit about traffic, but I think we've got that that in a good place. Thank you. Good evening. My name is John Davenport, John Engineering. Our address want to give you just touch on a few things on this project. We did do the traffic impact study for this site. We actually did the traffic impact study for the site that folks are referencing back several years, almost a decade, I think. Um the big difference in these two projects is this really does fit within what the city would like to see in terms of this is truly a mixed building. And so even though it's a larger building, much more dense than the other project, it's not vehicle I mean, you have hotels, you have you have restaurants, you have all these things that are compatible uses where people can make trips, if you will, without actually getting in a car. And and we actually had significant trip reduction because of that. And so that's why this project being much more dense as far as square footage does not generate as much traffic as as a strip because it's just not to do that. It really does fit within the things I think you're going to see more and more in the triad as we grow because we grow up and we and we need to have projects like this that generate less traffic.

Works better for transit, better for pedestrians. And that I'll just pause. It was mentioned about the right turn. There was there was a mention of a right turn coming out of the property. I know in the technical review all of this will be determined. Yes. But there was something mentioned about turn lane coming down coming out of it to the right. A concern about that. So, are we talking about the intersection of friendly? I think he was talking about that. We don't know. We just heard the right turn. So, yeah. I mean, we are going to provide a separate left and right. So, we're going to move that left gives you a full left turn significantly. That's the similar improvement that was going to be done with the previous project. And then of course all the driveways will have currently per it was confusing. I saw two access points on friendly one in one out and Hopsson three access points, one out and two in and out. That is correct. Okay. Thank you. Yeah. As it relates to those access points, I mean, and I had a good explanation from the from the owner. I mean, these are

not driveways like for drive-thru restaurant. I mean, these are, you know, if you think about Uber where you drop off people or concier to drop off somebody in front of a hotel. So, it's not like there's some big parking lot on all these They're very limited to getting people to the building itself. Thank you. Any questions from the commission at this point? Not now. Okay, we'll continue. You have more time. You have 2.23 minutes in favor. I think that's all we've got. If there's any questions for Mr. Carol, for me, for our engineer, um, for excited about this project. You can tell Mr. Carol is excited about this project. We think it's an ideal infill development. Um and uh it is I think it is appropriate that we had such a huge announcement last week, huge jobs announcement and conjunction with what's happening with Toyota and I think it's it's time for this kind of development. We appreciate your attention to this matter and ask that you I have a question. Yes, ma'am. I'm not sure who's the appropriate person to answer, but there was a discussion about density and since we're talking about combination of a number of different things about Yes, ma'am. So, the UDP drives the density. Um, and on the UDP plan, Basically, the design of the um it calls for about no more than 250 apartment units and no more than a certain I don't have right, but no more than a certain

amount of retail, no more than a certain amount of yes ma'am. Um and um and that's all been through staff. Um is it denser than friendly? Yes, it is. There is no doubt it's denser than friendly. But I would point out that Hawthorne, the Hawthorne on the back side of six stories tall when you go down north. Um it is a big development and it works. You know we've laughed about people selling their houses in Wedgewood and moving over to Haw because people want to be on the north side of Friendly for that walkability. So this is really an extension of that and we're excited to be able to offer this to the city. Thank you. Okay, now we have the rebuttal. For those in opposition, you have up to five minutes and can again. My name is Frank Burton. I live at 3213. U with all due respect to traffic gentleman. I just don't think he really has given any specific numbers uh that we'll be dealing with with two entrances and exits on Friendly and three on the short distance from Friendly to the entrance to Hog Landing Court. Uh, and there's also been very little discussion of traffic on this access road that's going to turn in off of Hobs Road, run all the way behind Hobs Landing Court, turn and come back out on Friendly Beside the Lutheran Church. The reference to

sharing that potential exit with the church. Uh, I mean, our experts estimate that the square footage of this density is going to require parking for 700 vehicles. 700 vehicles. I don't know how they're going to provide that uh with the proposed uh parking deck that they have now and what's to prevent that parking deck from rising to five stories if they need to park 700 vehicles there. But we are very concerned with Hogs Landing Court about this access road being directly behind our property and people using it to cut through from Hobs and come out on Friendly. People do that now on North Line beside the apartment complex that we referenced a minute ago, which by the way is not six stories, it's four stories tall. So I just want to reinforce the fact that this access road running directly Hobs behind us and back out friendly has the potential to become a major thorough affair, not just parking shock. Thank you. Thank you. Anyone else in opposition? Okay, see um Okay. So, without further objection, I think we will close the public hearing and let's open this to discussion if the commissioners have any comments they want to make. Yeah. Um, I think as a commissioner, we all come to these meetings with our own personal experience, our personal bias. Before

moving to Greensboro, I lived in um Singapore for eight years and I I have to say when this project is characterized as massively dense, massive density, astronomical density, I've I've lived in the on the planet's most densely populated city and nation state and um what we are talking about here is not massive density. In fact, it's what the picture needs to look like going forward. We are going to have a massive influx of people coming to Greensboro to work at at the sites that are getting going right now. And unless we decide we're going to give up all of our green space, we have to have more density. So really, the two biggest arguments against this sound like massive density, I don't buy that. It's denser, but you can't compare it to the friendly center that's built at a different different circumstances with a different deliverable. So that comparison for me is not persuasive. Um a few more trips on the road, sure that's that's going to happen and there will be a collision every now and then and that's an unavoidable reality. But this uh movement toward higher density development near major centers of activity um is absolutely the direction that Greensboro needs to go. And when we do that, we need to put that development in the hands of somebody who has demonstrated a unique ability to e to execute on those kinds of projects. Um, and the Carol Companies and Mr. Carol I think fit that description. Um, I came to the meeting

um most bothered by the self storage and I have to I'm not completely um satisfied with that element of this development. Um the rale that I heard was well it it's a really pretty retaining wall disguised as a self storage. Well, I would say let's let's build a really pretty retaining wall and then use that for more of the kinds of other stuff. But um in the scheme of things, I now understand what a relatively small portion of the overall project that is. And so despite some misgivings about that aspect of the project, I will support it. I also like to add something as well. So in regarding the I love the idea of what this proposes and the lifestyle center and all of those innovations. I was also concerned about the storage facility because I on the phone earlier today and I was like I want to condition to be no more storage units but from a understanding today that it is going to be underground one level I I I believe that is much better and is also from my vantage point it is intentional it's not just putting up a another ostentatious storage facility in Greensboro because we have too many in my opinion but this I'm in trouble but this right here is very intentional I also like the fact I want to highlight this. In 2015, I did some research just now. 2015, the city of Greensboro was focused on the 2025, I have this right, the connections comprehensive plan. That's 10 years ago. Now, we're looking forward to the 2040 comprehensive plan. There's a new direction. There's a new paradigm that the city of Greensboro is looking towards. With respect to the community, the neighbors, I hear you. We understand you. But things have begun to evolve and

from what we hear tonight from Mr. Carol, his company etc. uh he cares about the development that is going to happen. You can from my vantage point you can see that even with the illustrations. Um, so I I do intend to support this, but I do want to remind everyone that that was 10 years ago. And yes, we do give futility to history, but also recognize the future, and that's a 2040 comprehensive plan that is now at work for the infilling and for making Greensboro attractive, beautiful, but also a great place to do business and to live. Thank you, Mr. Patter. Anyone else? Madam Chair, I would like first window 20 years. But anyway, Mr. Carol is a pioneer in the community respected not only. So I will be It's been well overdue. I appreciate his time. I will be add something. I know we cannot necessarily just because Mr. Carol is here, not just because he is more careful, but because of the actual development and what it stands for, we want don't want any legal trouble. Miss, I have the It was an honor. I was on the zoning commission when the last two incantations were brought forward. And here I sit today with number three. I've got to tell you, having seen the development plans for the previous

respect for the surrounding neighbors. Um, it's we've come a long way and as Mr. Gilmore stated, it is time to move on. It's not a Trader Joe's. It's not a Publix. All the previous this is going to be a good mix and we found out with the shops at Friendly for those of us that live in Wedgewood that it's where you go to hang out just like we did in high school. But regardless, this is this is a project that has such such great redeeming We're going to get the intersection cleaned up. Adam Fisher told us that needed to be restriped, but we couldn't restripe it until something went on that corner. Well, guess what, folks? Now we got something on that corner and that intersection's going to get and that has nothing to do with zoning. Mr. I will be supporting it and I live across the street. Anyone else? Well, I I' just like to say a word about this. Um, I agree with everything that has already been said and I'd just like to add that I think that there was tremendous thought in considering what the city of Greensboro suggested that you might do. this property and that what has evolved is the next level of development for the city of Greensboro. This type of development is happening across the country, but it hasn't happened here. And I agree with Mr. Downing and everyone who's and everyone that has spoken that um this is a cutting edge

project um that we we learned today this week that many new people coming here will be able to appreciate. So um um with that said I'm I'm particularly I like that road a lot because Tanganger is further down you know my And I've watched that road for a lot of years. And this what where you have landed um is significant. It's going to be something that I think other people are going to look at across the country and in Greensboro and I hope we duplicate more of it. So thank you so much. Yeah. And it was brought up about height and so I went to Google maps and it is four stories of res. and then it counts to get apartments. So, Mr. Carol is not going to be the highest thing in the neighborhood and the back wall that's close to Hob's Landing is also going to be a very nice retaining wall with vegetation above it. So, I think that it will create some privacy that's that's needed. Any Okay, with that said, um I'd like to take a vote on this. We need a reasonzoning and a UDP. So, first I would entertain a motion on the um reszoning. I'll make a motion. In regards to Z250, 3510 3516 West Friendley Avenue and 8057 Road Greensboro Planning and Zoning Commission believes that it action to recommend approval of the resil

807 road from PUL unit development unit development to be consistent with the adopted 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest following reasons. The request is consistent with comprehensive plan for map. The proposed zoning district that fit the context of the surrounding area and limits negative impacts on the adjacent properties. The request is reasonable due to the size and other benefit is in the public interest. Okay, we have many. I'm going to give it to Mr. Gilmore as a second. And now we will take a vote. All those in favor, please raise your hand and signify by saying I. I. All those opposed that uh resoning passes 8 to zero. And now we need the UDP. I move approval of unified development plan. Second. Thank you, Mrs. Okconor and and Turner Downing, a new name. Um, and we will take a vote. All those in favor, signify by raising your hand. I All those opposed. That passes 8 to zero. This approval constitutes a final action. Unless an appeal is submitted in writing to the planning department and the appeal fee paid within 10 days, anyone may file such All such appeals will be subject to a public hearing at the Tuesday, July 15, 2025 city council meeting. All adjoining

property owners will be notified of any such appeals. Thank you. I I believe we have have completed the agenda for today. Are there any uh items from the planning department? Do we know how many cases we'll be talking about? Items that were added tonight 13 another busy schedule. All right. Thank you. So thank you so much. We're going to adjourn the meeting. Thank you very much. Recording in progress. Recording stopped. [Music] [Music] [Music]