Planning & Zoning Commission - Regular Meeting

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[Music] [Music] Good evening. We're going to start now. Good evening. Welcome to the July 21st, 2025 Greensboro Planning and Zoning Meeting. My name is Katherine Magged and I am the chair of the commission. If the other commissioners would introduce themselves starting from my right,

Betty Turner, War Downey, Sandra O'Keemer, Sen Nichols,

thank you. and um Commissioner Erica Glass will be joining us a little bit later. 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 only. The chair or commissioners will ask the staff or attorney to comment on the question. 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. When a case is called that you are interested in, people wishing to speak by Zoom will need to use the raised hand function under the reaction button to be notifi noticed and will be called upon in the order in which their hands were raised. If anyone participating online needs help with the Zoom during this meeting, please email Lucas Carter at lucas.c greensboro-N.gov. People wishing to speak in person will need to come to the podium. When you're called upon to speak, please state your name and address for the record. The procedure used at this public hearing is as followed. The 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. Any commission member may ask questions

once the presenter has completed their presentation. The applicant and all other people in favor of the request share 10 minutes of speaking time. Those in opposition to the request share 10 minutes of speaking time. Then the rebuttal. Those in favor share five minutes of speaking time and those in opposition share five minutes of rebuttal time. In an effort to run this meeting more efficiently. The planning and zoning commission will reorganize the meeting agenda. Cases in which no opposition has been expressed to the planning department and 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 they so desire to provide any information they want the commission to know. After deliberation. All approved ordinances receiving six or more favorable or denied votes will constitute a final action unless an appeal is submitted in writing to the planning department and the appeal 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 less than six will be subject to a public hearing by the city council. Okay. Um I'm going acknowledgement of the absence. Commissioner Peterson will not be with us tonight and Miss Glass will be arriving around 6:15. Um now we need the approval of the minutes. I will entertain a motion to approve the June minutes.

So moved. Thank you. All those in favor signify by saying I and raising your hand. I. Any opposed? That passes uh seven to zero. Now we need to have some insights from our city at Turner.

Thank you, Chair Maggot. Uh good evening, everyone. Tonight, the planning and zoning commission will hear a number of reasonzoning applications and applications to establish original zoning related to annexations. I'd like to remind everyone that when the commission considers uh these applications, its determinations are based on the land uses which are allowed under the zoning district put forth in the application and any conditions that have been proposed by the applicant. Land use impacts on public infrastructure are relevant in reszoning matters and it's important to know that the commission is not here to determine all details of a development. That process involves staff input and evaluation that goes beyond the scope of the commission's work. If a resoning would generate a certain amount of traffic flow, the commissioners will have been provided with a traffic impact study. Uh meanwhile, many sight specific development features such as the means of means of management of storm water, excuse me, are evaluated through the technical review committee rather than in this forum. Lastly, concerns that aren't related to land use aren't gerine are not germanine to the commission's consideration of resoning applications. For example, generalized concerns about crime rates and questions of who may particularly own or live or live at or use a subject property are not for the commission's consideration. If there are questions about matters that are not addressed this evening, those may be referred to the planning department or city technical staff as appropriate. Thank you.

Thank you. Um continuences and withdrawals, Mr. Kman.

Yes. Thank you, Chair May. Uh we do not have any cases for continuence or withdrawal this evening. I will note for the audience um case PLP 2529 and Z2507 that was on the uh published agenda for this meeting for 1143 and 1163 Pleasant Ridge Road. That item was not eligible to be heard this evening. There is some deficiencies with the application and that will have to be postponed to a future meeting. So if anybody's here for that one, that item will not be heard tonight. Is there anyone here for that case? Okay, thank you for the clarity. It's my understanding that we have three cases in opposition tonight. Um, and they are Z25-07-008 3000 West Market Street, Z25-07-10, 3600 Parkway and Z25-07-011 725 Knox Road. All of the remaining cases which I'm going to read out will be uh put on the expedited case agenda. Z25-07-00001 2018 Mcnite Mill Road Z25-07-002 3703 Osborne Road Z25-003 169 Marshall Smith Road Z25-07-004 3521 Edge Field Road Z25-00-005 5511 Burlington Road and Z25-00009

400 Carolyn Coleman Way and Z25- Z006 Burlington Road right ofway. I'd like to take a moment to make sure that no one here in the chamber or online has any opposition to any of those cases I just read. All right, seeing none, we will place those on the expedited agenda and proceed with expedited. And we need something on our screens.

Yeah, we'll have a second. Okay, thank you. Now we're seeing the acknowledgement. Great. Perfect. Perfect. Thank you. Megan, if you want to announce this first case,

item Z25-0-00001, a resoning request from R3 residential single family 3 to R5 residential single family 5 for the property identified as 2018 Mcnite Mill Road, generally described as south of Mcnite Mill Road and east of 16th Street, 68 acres. Good evening. Thank you maggot. This is a zoning map showing the subject property is approximately 0.68 acres and is located south of Mcnite Mill Road and east of 16th Street. This is a reszoning request from R3 residential single family 3 to R5 residential single family 5. North of the request is zone CD RM12 conditional district residential multif family 12 east south and west of request is zone county RS30 residential single family this is a map showing the subject property currently contains a single family dwelling north of the request contains contains multif family dwellings. East and west of the request contains single family dwellings. South of the request contains undeveloped land. There's no condition associated with this um request and the staff recommended approval and indicated that the GSO 2040 comprehensive plan designates this site as urban general on the future built for map and residential

on the future land use map. The proposed reasonzoning request supports a comprehensive plans filling in our framework goal to arrange land uses for more vibrant and livable Greensboro and creating great places goal to expand Greensboro city citywide network of unique neighborhoods offering residents of all walk of life a variety of quality housing choices. The proposed R5 residential syndes that are compatible with the area's general character. The proposed densities appropriate as a subject properties located in proximity to major thorairs and in support of the high intensity uses nearby and I can answer any questions.

Thank you, Miss Harrison. Does the commissioners have any questions? All right, seeing Would the applicant like to make any comments? You have up to two minutes to speak. Okay. So, you have you've denied declined the opportunity. Okay. Without further objection, we will close the public hearing. I will entertain a motion. Madam chair, I'll make a motion. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the reszoning request for the property at 2018 Mcnite Mill Road from R3 residential single family 3 to R5 residential single family 5 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 comprehensive plans future built for map and future land use map. The proposed R5 zoning permits uh uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical condition and other attributes of the area. It will benefit the property owner and surrounding community and approval is in the public interest.

Mr. Gil, thank you Mr. Okconor. Mr. I'd just like to recognize that Commissioner Glass is now with us and we have our eight to vote. So, we will now take a vote. All those in favor, please signify by raising your hand and saying I

Any opposed? That passes eight to zero. A seven to eight or eight to zero. Okay. So, uh, this approval constitutes a final action unless an appeal is submitted in writing to the planning department and appeal fee paid within 10 days. Anyone may file such appeal. All such appeals will be subject to a public hearing at Tuesday, August 19th, 2025, city council meeting, and all adjoining property owners will be notified of any such appeal. The next item is item Z25 7-002 a resoning request from R3 residential single family 3 to RM5 residential multif family 5 for the property identified as 3703 Osborne Road generally described as east of Osborne Road and north of Mston Road and south of Glen Way 67 acres. Welcome Mr. Mr. Thank you, Chair Mag. As you stated, this is a resoning request from R3, residential single family 3 to RM5, residential multifamily 5. North and south of the request are zoned R3. East of the request is zoned LI, Lat industrial, and west of the request is zone R7, residential single family. The subject property is currently undeveloped. North and south of the request contains single family dwellings. East of the request contains undeveloped land and west of the request contains single family dwellings as well. In recommending approval of the request, staff that the GSO 2040 comprehensive plan currently designates this property

as urban general on the future built form map and as residential in the future land use map. Staff found that the proposed resoning request supports the comprehensive plans creating great places goal to expand Greensboro's citywide network of unique neighborhoods offering residents of all walks of life a variety of quality housing choices and the proposed RM5 zoning district would allow residential uses that are compatible with the surrounding area. The proposed density is appropriate as a property is located in proximity to major thorough affairs and supports 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 properties. Questions?

Thank you, Mr. Nelson. Any questions from the commissioners? Seeing none, without further objection, we close the public hearing unless the applicant would like to speak. Uh, no, ma'am. Okay, so the applicant has declined now. Further objection we'll close the public hearing. I will entertain a motion.

I'll move. Thank you, Mr.

Regarding Z25-07-2 3703 Osborne Road. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the reszoning request for the property at 3703 Osborne Road from R3 residential single family 3 to RM5 residential multif 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. One, the request is consistent with the comprehensive plans future built form map and future land use map. Two, the proposed RM5 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.

Thank you, Mr. Turner. I second the motion. Thank you, Mr. Okconor. Um, now we will take a vote. All those in favor signify by raising your hand and saying I. I.

All opposed. That passes 8 to Z. This approval constitutes a final action unless an appeal subitted in writing to the planning department and an appeal fee paid within 10 days. Anyone may file such appeal. All such appeals will be subject to a public hearing at Tuesday, August 19th, 2025, city council meeting. All adjoining property owners will be notified of any such appeal. The next case on our agenda is item PL25-26 and Z25-07-003. ization and original zoning request from county AG agricultural to city PUB planned unified development and consideration of the required unified development plan for the properties identified as a portion of 164 and all of 135 CZ and 169 Marshall Smith Road. generally described as west of Marshall Smith Road and north of West Market Street 59.42 acres and Mr. Carter.

Thank you, Chair Megan. This is the zoning map of the subject property showing that it contains approximately 59.42 acres. The property is as said located west of Marshall Smith Road and north of West Market Street. This is an annexation and original zoning request from county agricultural to city plan development and there is a development plan that will be considered along with this request. North east and south of the request are zone county agricultural. This is the map of the subject property showing that it currently contains agricultural land and undeveloped land. North and south of the subject property contains single family dwellings and undeveloped land and east of the contains single family dwellings. West of the request contains development. Along with this request, uh there were several conditions that were either changed or added. So I need to read in three conditions for your acceptance. So the I'll just read them out. Condition number two, the applicant shall construct a 7 foot opaque fence along a along the eastern side of parcel 170465 where it absuts parcel 170476 and parcel 170 456 along the southern boundary line of parcel 170457 for approximately 360 linear feet as measured. Marshall Smith along the northern boundary of parcel 21896 where it abuts parcels 170 471 and 170472. Condition number three, except where existing and retained uh vegetation

provides equal or better performance where the site above parcels 170476, 1 170456, 1 170469, 1 170471 and 1742. The applicant shall plant a type C buffer yard that shall be of evergreen material for screening. The applicant the shall I'll also plant a second staggered row of evergreen evergreens along parcels 17476456 170469 170471 and 170472 using a mix of evergreen varieties expected to grow at least 15 feet at maturity. Each of these evergreen shall be at least 5t in height at the time of planting your acceptance of those conditions.

Thank you. We need a motion to accept the conditions. I move approval of the additional conditions. Thank you, M. Okconor. Um, thank you, Mr. Turner. All those in favor, please raise your hand and say, "I I."

All opposed. That passes eight to zero. And this is the um the unified development plan that is proposed with this application. It went to the technical review committee and was approved or recommended for approval at their July 15th meeting. In recommending approval of this request, staff notes that the GSO 2040 comprehensive plan designates this site as urban general and exur portion of the property will be designated as urban general. The future land use map designates the property as being within the western area. The western area planates the property as agricultural. It's important to note that the assumptions made in the western area regarding future land use have necessarily come to fruition and there's been additional investment into utilities in this area recently and are planning adopted. Uh the proposed original zoning request supports both the comprehensive plans creating great places goal to expand Greensboro citywide network 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. He proposed plan unit development zoning as condition would allow a mix of residential uses that are complimentary to the surrounding area and expand housing choices in close proximity to major job creators. proposed development is compatible with the scale and design of the adjacent road.

I can answer questions that you have.

Does the commission have any questions? Seeing none, would the applicant like to um make any comments? You have up to two minutes to speak. Good evening. My name is Lee Prince. I'm a land use attorney with Fox Rothschild. I'm one of Tom Terrell's partners in the Charlotte office and I'm filling in for him while he's on vacation enjoying some lobster in Maine. Uh my office is located at 101 South Triion Street, Street 1700 in Charlotte 28246. I'm appearing this evening on behalf of PY Homes for the Marshall Smith Road project. I'm really just taking a couple minutes here because I want to uh talk about the significant community engagement that there has been uh regarding the buffer between existing and proposed residences uh relative to conditions three and four that you just accepted. PY has agreed to condition the project on planting additional evergreen screening including a mix similar to and I apologize if I say any of these wrong Yoshino cryptoaria green giant arborite and are Stevens Holly. And I also finally just want to take a quick moment to acknowledge the long history of the Marshall family that has farmed this area for seven generations. PY has heard and respects that history and has decided to name the tract in honor of them and calling it the Marshall Preserve. So, thank you for so much for your time this evening. Appreciate it.

Um, would any other person like to in favor. Okay. With that, uh, we'll close the public hearing. Um, and I will entertain a motion. We have, um, an annexation, a zoning, and a UDP. Madam Chair, I move approval of the annexation. Thank you, Mr. Connor, Miss. All those in favor, please raise your hand and signify by saying I. I. All those opposed. That passes 8 to zero.

And I'll make a motion um regarding a portion of uh regarding Z25073, portion of 164 and all of 135 ZZ and 169 Marshall Smith Road. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the original zoning request for the properties at a portion of 164 and all of 135 uh ZZ and 169 Marshall Smith Road from County AG Agricultural to City PUB planned unit development to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken 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 PUB zoning district as conditioned 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 the owner and surrounding community and approval is in the public interest.

Thank you, Mr. Uh, Commissioner Nichols, I'll second the motion, but subject to just a small refinement, and that is that um the minutes should probably reflect that it's we are approving the original zoning request subject to conditions that were previously approved by motion. Thank you for that clarity. So that has been um thank you Mr. Okconor and Mr. Nichols. And with that said, we'll take a a vote. All those in favor signify by raising your hand and saying I. I. Anyone opposed? That passes 8 to zero. And now we need the UDP, please. And I also move approval of the UDP, please.

Second. Thank you, Miss Okconor and Mr. Downing. All those in favor signify by raising your hand and saying I. I.

All those opposed. That passes 8 to zero. Um the uh UDP is a final action. So I'm going to address that first. 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, August 19th, 2025, city council meeting, and all adjoining property owners will be notified of any such appeal. And now, in regard to the annexation and the zoning, this constitutes a favorable recommendation and is subject to a public hearing on Tuesday, August 19th, 2025, city council meeting. Thank you so much, Mr. Carter. The next property is item PL25-27 and Z25-07-00004 an annexation and original zoning request from county AG agricultural to city CDR3 conditional district residential single family 3 for the property identified as 3521 Edgefield road generally described as west of Edgefield Road and south of Alhorn Road and east of Interstate 73 12.23 acres and Mr. Carter.

Thank you, Chair. This is the zoning map for the subject property showing that it contains approximately 12.25 acres and is located west of Edgefield Road and south of Alorn road. This is an annexation and an original zoning request uh from county agricultural to city CDR3. North of the request is zone county agricultural. East of the request is zone county RS40. South and west of the request are zoned county agricultural and Oakidge Agricultural. This is the aerial map of the subject property showing that is currently undeveloped. North of the request contains single family dwellings. East of the request contains single family dwellings and religious assembly use. South of the request contains single family dwellings and undeveloped land. And west of the request contains I73 rightway and wireless telecommunications facility farther west. This is the condition that was submitted by the applicant and recommending app. The request staff notes that the GSO 2040 comprehensive plan designates this site as urban general and exur portion of the property will be designated as urban general. The GSO 2040 comprehensive plans future land use map currently designates the subject property as residential. The proposed original zoning request supports the comprehensive plans creating great places goal to expand Greensboro's citywide network of unique neighborhoods offering residents of all walks of life uh a variety of quality housing choices. The proposed CDR3 zoning district as conditions uses the utilities also permits uses group in addition to other actually I apologize as conditioned

As conditions only use the addition of a public utility at this location would facilitate future development in the surrounding area. Any questions from the commissioners? Seeing none, would the applicant like to make any comments? You have up to two minutes to speak. Please state your name and address.

Good evening. While Mr. Carter is getting my uh I want to show one slide up. My name is Mike Fox uh with uh and I'm here representing Duke Energy. I'm with Tuckle Duggin. My address is 400 Belme Street, Sweet 800 here in Greensboro. Um I just want to say briefly this is very similar to the um matter that you saw a couple of months ago where you have a growing part of the city of Greensboro that needs more infrastructure and that's exactly what this substation is designed to do. Um I want to show this map here. This shows this is in the western part of the city near the airport. Um there's a number of huge job announcements at the airport recently. So, uh there's a lot of economic activity out there needing a lot of energy. And just to kind of put the exclamation point on this particular thing, the matter before this matter, the one you just approved, uh would benefit from this as well. So this is a fast growing area and uh Duke Energy is committed to serving the needs of the citizens of Greensboro and we would respectfully request your approval of this and I have a team here of engineers if you have any questions. Hank Henning who's a community uh liaison for Duke Energy is here as well. So thank you very much.

Thank you very much. Hank, would you like to say something as well? Do you do you need to Are there any questions from the commission? Nothing nothing to add really. It's just growing area of this substation will greatly help us to serve our future customers existing ones. It's definitely going to improve reliability and resiliency as well.

Thank you very much. The only thing that I noticed was which was unusual was the um in the annexation the applicant stated that water was not needed for their use um or Okay. So that just that's the first time we've done an annexation where water is not needed. So thank you for that. You're saving Greensboro water. Thank you. So with that said, without further objection, we'll close the public hearing. I will entertain a motion. I first the annexation. So yes, first the annexation then the original.

So I'll I'll I'll move to annex PL2-27. Commission. Thank you, Mr. Nichols and Mr. Gilmore. Um, okay. Now we'll take the vote. All those in favor signify by raising your hand and saying I. I. I.

Anyone opposed? That passes 8 to zero. Now we need the original zone. Um, as to item Z25-7-00004, the Greensboro Planning and Zoning Commission believes that its action to recommend approval of the original zoning request for the property at 3521 Edgefield Road from County AG Agricultural to City CDR3 conditional district residential single family 3 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action to be reasonable and 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 CDR 3 zoning district as conditioned permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. Number three, the request is reasonable due to size, physical conditions, and other attributes of the area will benefit the property owner and surrounding community and approval is in the public interest. Mr. Gil,

thank you, Mr. Thank you, Mr. Initial Nichols and Mr. Gilmer. Okay, now we will take a vote. All those in favor signify by raising your hand and saying I. I.

Any opposed? That to zero. Um, this this constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, August 19th, 2025 city council meeting. The next item on our agenda is item PL25-28 and Z25-07-005, an annexation and original zoning request from county AG. agricultural to city CDCM conditional district commercial medium for the property identified as 5511 Burlington Road generally described as north of Burlington Road and east of Mount U Mount Hope Church Road 2.572 acres and Z25-07-006 this is the rightway part an annexation and original zoning request from county AG agricultural to city LI light industrial for the property identified as a portion of Burlington Road right ofway generally described as east of Spruce Tree Drive and west of of Birch Creek Road 2.78 acres and Miss Harrison. Thank you chair Maggie. This is a zoning map and it shows that the subject properties which is the property at 5511 um Burlington Road and a section of the right of way is a total of 2.85 acres. Um two 2.572 acres are part of this 5511 Burlington road and 0.28 28 acres is the road right of way. The subject properties are

described as north of Burlington Road and includes a portion of Burlington Road and east of Mount Hope Church Road. Z257005. It is an annexation and original zoning request from county AG agricultural to city CD CM conditional district commercial medium. The request Z257006 is an annexation and original zoning request from county AG agricultural to city LI light industrial. North and west of the request are zone county AG agricultural. East of the request is zone county AG agricultural and county CZ LI conditional light industrial. South of the request are zone city LI light industrial. This is the map and it shows that the subject property contains a single family dwelling and a portion of Burlington Road right ofway. North and west of the request contains undeveloped land. East of the request contains single family dwellings and outdoor storage. South of the request contains a warehouse and distribution use. There are two conditions associated with this request and staff recommended approval of the request and stated that the GSO 2040 comprehensive plans future built 4 map designates a subject property as urban

general and as and as along a possible workforce transit corridor. The future land use map designates this property as residential. 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 and livable Greensboro and the growing economic competitiveness. Big idea to build a prosperous, resilient economy that creates equitable opportunities to succeed. The proposed DCM zoning district as conditioned would allow land uses that are compatible with the general paract of the area as a neighborhood and district scale activity center or in corridors on the GSO 2040 comprehensive plan future build form map. Care should be taken with respect to building orientation, building materials, building height and visible buffer to ensure an appropriate transition to the lower density residential uses on adjacent properties. The proposed city C city LI like industrial zoning district will allow land uses that are compatible with general character of the area and I can answer any questions that you may have. Thank you. Um does the commission have any questions? Okay. Um uh seeing none, would the applicant like to make any comments? You have up to two minutes. Okay, the applicant has declined. Um um without further objection, we'll close the public hearing and I have a question to ask Mr. Kirkman. Um the

annexation is the same for both and so we just do one annexation motion and two and then two separate motions. Okay. for the different All right. So, we'll start with an annexation. Um, I will entertain a motion. I move annexation for both. Thank you, Mr. Turner. I'll second the motion. Thank you, Miss Okconor. All right. Um, we will take a vote. All those in favor signify by raising your hand and saying, "I."

All those opposed. That passes 8 to zero. And now we need a motion for the 07005. First,

someone read the motion uh for Z25700511 Burlington Road. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the original zoning request for the property at 5511 Burlington Road from County AG Agricultural to City CDCM conditional district commercial medium to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. One, the request is consistent with the comprehensive plans future built form map and future land use map. Two, the proposed city CDCM zoning district as conditioned 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.

Thank you, Mr. Turner. I need a second. I second. Thank you, Mr. Nichols. Now we will take a vote. All those in favor signify by raising your hand and saying I. I. All those opposed that passes eight to zero. And now we need um a motion for the seven-005 six sorry the right of way. I can do that one too. Thank you, Mr. Turner. Yes. We just um the numbers are backwards on this.

The Greensboro Planning and Zoning Commission believes that it's action to recommend approval of the original zoning request for the property at portion of Burlington Road right ofway from county AG agricultural to city LI light industrial to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. One, the request is consistent with the comprehensive plans future built form map and future land use map. to the proposed city LI 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 it will benefit the property owner and surrounding community and approval is in the public interest.

Second, thank you Miss Turner and Mr. Downing. Now we'll take a vote. All those in favor signify by raising your hand and saying I. I. All oppose. That passes 8 to zero. Um let's see. This constitutes a favorable recommendation and is subject to a public hearing at the Tuesday August 19th 2025 city council meeting. Is the annexation also recommend the recommendation for both the annexation and original

and so the annexation is included in that favorable recommendation as well as um 7006 and 7005. Thank you. The next item on our agenda is Z25-07-00009, a resoning request from CM Commercial Medium to CDRM8 conditional district residential multif family 8 for the property identified as 400 Carolyn Coleman Way of Blessed Memory. Every time I say her name, I have to say blessed memory. Um, generally described as south of Carolyn Coleman Way and east of Belle. Street and west of Martin Luther King Jr. Drive.20 acres.

Mr. Chair, thank you. Mel,

this is the zoning map of the area. This is a resoning request from CM Commercial Medium to CDRM8 conditional district residential multifamily 8. North the request is zone TN traditional neighborhood. East and south of request are zone CM commercial medium and west of request is zone R5 residential single family 5. The aerial map shows the property is currently contains undeveloped land. North of the request contains a religious assembly use. East of the request contains a commercial structure under development. South of the request contains parking and landscaping and west of the request contains single family buildings. This is the condition proposed by the applicant avatars for the request and recommending approval of the request. Staff not that the GSO 2040 comprehensive plan designates the site as urban central on the future build form map and commercial on the future land use map. The proposed reasoning 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 livable Greensboro and 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. And in recommending approval, staff know that the proposed CDRM8 zoning district as conditioned a to residential uses that are compatible with the surrounding area. The proposed maximum overall gross density is appropriate as a subject property is located in proximity to major thorough affairs. Any questions?

Thank you, Mr. Nielson. Any questions from the commissioners? Seeing none, would the applicant like to make any comments? You have up to two minutes to speak. And the applicant is available if you have any questions. I'm sorry. The applicant is available if you have any questions. basically just saying applicant is available question. Okay, I can understand. Okay, thank you. Um, we don't have any questions, do we? No. Um, seeing none, but thank thank you applicant. Um, without further objection, we'll close the public hearing and I will entertain a motion.

Madam Chair, I'd like to make a motion in regarding agenda item Z25007009. Yes. 400 Caroline Coleman Way. The Greensboro Planning and Zoning Commission believes that his action to recommend approval of the reszoning request for the property at 400 Caroline Coleman Way from CM Commercial Medium to CDRM8 conditional district residential multifamily 8 to be consistent with the adopted GSO 2040 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. Number one, the request is consistent with the comprehensive plan's future built format and future land use map. The proposed CD or M8 zoning district as condition permits zoning that fits the context of the surrounding area and limits negative impact on adjacent properties. Number three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It will benefit the property owner and surrounding community and approval is in public interest.

Thank you, Mr. Downey. Mr. Nichols, I second. Thank you, Mr. Nichols. Um, now we'll take a vote. All those in favor signify by raising your hand and saying I. I. I.

All those 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, August 19th, 2025 city council meeting. All adjoining property owners will be not notified of any such appeal. Now we're moving to our regular agenda and we'll start with the first item is Z25-07-008 a resoning request from R3 residential single family 3 to CDRM8 conditional district residential multif family 8 for the property identified as 3000 West Market Street generally described as north of West Market Street and west of Green Valley Road. 32 acres. Mr. Nelson,

thank you. Chair Maggot, zoning map of the area shows that the property is approximately 1.32 acres as stated and is located north of West Market Street and west of Green Valley Road. This is a reszoning request from R3 residential single family 3 to CDRM8 district residential multifamily 8. North, east, south, and west. The request are zone R3 single family 3. map of the property shows that the other property currently contains a single family dwelling. North and west of the request contains single family dwellings. East of the request contains street ro of way and drainageway and open space and south of the request contains single family dwellings and the greensboro. This image shows the subject property as seen from West Market Street. This image shows the subject property as seen from Green Valley Road. This image shows a single family dwelling located northwest of the request on Homewood Avenue zone R3. This image shows a single family dwelling located north of the request on Green Valley Road, zone R3. This image shows drainage and open space located east of the request on Green Valley Road, zone R3. This image shows a single family dwelling located south of the request on West Market Street, zone R3. This image shows a small portion of undeveloped land uh road road median located south the request on West Market Street zone R3. This image shows a single family dwelling located west of the request on West Market Street, zone R3. And this image shows another single family dwelling located west of the request on West Market Street, zone R3. This view here is facing west on West Market Street. properties on the right and this view is facing east on West

Market Street. Such property here is on the left. This view is facing north on Green Valley Road properties on the left and this view is facing south on Green Valley Road. So the properties on the right there were conditions advertised associated with the request proposed by the applicant and the applicant is also proposing additions to the conditions which I'm going to read to the record now. The applicant is wishing to add condition Maximum building height shall not exceed 45 ft. And condition four, a type C planting yard having an average width of 15 ft and a minimum width of 10 ft shall be required along the northern and western boundary lines of the property.

And we will take a vote now. I need a motion to bring these conditions in. Madam chair, I move approval of the additional two conditions. Second. Thank you, Mr. Honor and Mr. Downey. Now, we'll I'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.

And in recommending approval of the request, staff know that the GSO 240 comprehensive plan designates this site as urban general on the future built form and residential in the future land use map. The proposed resoning request supports both the comprehensive plans creating great places goal to Greens are a 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. Staff noted that the proposed CDRM8 zoning district as condition will allow residential uses that are compatible with the surrounding area. The proposed density is appropriate as the subject property is located in close proximity to major thorough affairs and is walkable to community amenities such as the Greensboro Arboritum, Star Mount Park and the Lake Daniel Greenway. 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 use properties. And has any questions?

Thank you, Mr. Nelson. Any questions from the commissioners at this point? Okay. If the applicant would come forward, you have up to 10 minutes. Please give us your name and address. Thank you, Chair Megan. My My name is Bo Rodenbo and I'm attorney with Brooks Pierce Law Firm here in Greensboro. My office address is sweet 2300 North Elm Street MC2741 appear here tonight on behalf of the applicant Peace Peaceful Ridge LLC and the principal of that entity Mr. Joe Brady is also here to spend a few minutes speaking with you as well. I want to begin by talking with uh the commission about the efforts that we made to reach out to the neighbors in the community. On June the 23rd, we sent out a letter uh to all of the neighbors listed within 750 ft of the property as provided to us by the planning staff and gave them notice of a meeting of the neighborhood to be held at Peace United Church of Christ which is just a little to the east of uh this property. on West Market Street and at that uh meeting we had about uh 20 people 20 neighbors attend that meeting. We provided both in the in the letter giving notice of that meeting and at the meeting an email address to which any of the neighbors could provide us with further comments and we received uh I think about three or four emails from neighbors in response to that email address. We also received comments on next door as well as Mr. Carter provided me this weekend

with an email that had been presented to the planning staff uh by a neighbor who was outside the 750 ft and we have surveyed all of those for you in our amended application which was submitted to the city on Thursday. Uh and we attached asended to that submission copies of all the comments. next door as well as the comments taken at the meeting and the email comments. We uh move for the for this reasoning because we believe that it will be an important addition to the housing stock of of Greensboro uh on this 1.32 acre site. We're proposing as reflected on the preliminary sketch plan that is site plan that is put up on the screen right now that there be no more than 10 town home units. These would be luxury town home units of three stories in height with garages, twocar garages on the first floor and providing for elevators to the upper floors of the units. Uh, as you can see, the the uh sketch plan calls for the community to be oriented centrally to the center of the project rather than out toward the adjoining streets or the neighbors to the west and the north of the property. We believe it's an attractive uh addition to the community and that uh it will rather than detracting from the values of the existing single family residences in Storm Mount Forest will the values of those reserves to market these units in the price point in the range of below seven figures. Uh we have uh in response to the comments that we received as well as comments we received from certain commissioners that we reached out to, we have added those

two conditions. that the uh there be a planting yard no less than minimum of 10 feet and no more average of 15t. So no more than 20 ft in distance and that's reflected on the sketch plan here uh around the entire perimeter of the property but particularly along the west property line with the single family home to the west there and then along the north property line with respect to the single family resial homes on that property line as well. We also uh in response to comments we received about concerns about the height of these units and overlooking the adjoining properties. We have added the condition for no more building height would be no more than 45 ft which will allow us 10 to 12 ft for each floor and brownstone that the developer intends to present for this property. There were concerns expressed at the at the meeting and comments we received about the traffic in addition to traffic here as you will note from looking at the preliminary sketch plan. Uh this property fronts on Green Valley Road uh which is one way at that point having just received the uh offramp from Windover Avenue and coming up the intersection with West Market Street and that uh means that there will be right in and right out access only to this property from Green Valley Road. Uh there will be no access on to West Market Street. Uh The concern was that people coming get into this development town home development on West Market Street or coming out of the development on West Market Street and getting trying to get back toward Friendly Avenue would turn right on Homewood Avenue uh and

concern about additional traffic there. As to that, we would note that this is going to be a very limited addition to the major thorough affair which is West Market Street and Connector Street which is Green Valley Road with with no more than 20 trips at peak hours in the morning, 20 trips at peak hours in the afternoon. Uh and therefore in accordance with the LDO a traffic study was not required here. Um but the the uh developer has uh indicated that they be willing to cooperate with the city and the neighbors to the extent that they wanted to do this to pay for trafficcoming devices on Avenue to reduce the problems there. We can't of course impose that as a condition because we don't have any control over that but we we have made that offer. U we we also uh offered to the community. There was concern about how this would look as the Stormount Forest sign. As you know, if you travel on West Market Street, there's an historic Storm Mount Forest sign just past the overpass for the underpass for Windover Avenue there. We were told by the neighbors at our neighborhood meeting that some neighbor had had provided a few years ago for having that sign repainted. It is again looking pretty dingy and washed out. And so the developer has advised the neighbors and we be happy to work with the city. signs located in in the city's right away for Buffalo Creek uh to have that sign refurbished in accordance with the neighbor's desires including having a powder coated sign put up more

attractive and be more resilient and with that I will yield the floor to Mr.

Thank you. Hey Um be happy to answer any questions. Um please state your name and address.

My name is Joe Brady, 205 Kensington Road, uh Sunset Sunset Hills. Um I grew up in uh Storm Mount Forest and um my parents lived at 3109 Madison Avenue um like two blocks from here. And so I'm I'm looking forward to um making this corner of the neighborhood uh stand out to um all of our residents and to make it something that it's not now. Right now there's a lot of homeless people that spend time there and there's a lot of uh interactions that go on at that corner. And I hope to take this from being a a corner that is not well used right now to being a corner that is well used. And uh and so my plan is to build 10 uh uh brownstone units and have them be very attractive and and be a um signature element for Starmouth Forest.

Thank you. Um I just had one question. Parking on the actual development is for someone coming to visit have you allotted for that parking on the I I see you know where the driveways are for the garages. Well, so um the plan is that the um each home will have two parking spaces outside of their unit and then have two parking spaces inside the unit too. So there'll be four spaces for every every home. Perfect. Thank you. Thank you. Thank you so much.

I wasn't clear on that. Thank you. Any other questions from the commissioners at this point? Okay. All right. Next, those who are wishing to speak in opposition, you have a shared total time of 10 minutes. Will you please come up to the podium?

Good evening and my name is Feder. I am the I'm the owner of 107 Green Valley Road, which is the property right to the lot. Um, and tonight I' I'd like to speak on behalf of myself and my wife Heather who couldn't come. And thank you again for the opportunity you're giving me to speak tonight. I'd like uh to say that I oppose the request by the applicant and I'd like to give some contest uh in support of my opposition. Um Griezboro has been my uh home as well as my family's uh home since 2014. Uh prior to uh move Forest. Me and my family lived in Lingley Park, but since 2015 um in 2017, my father-in-law uh in Texas lost his wife. Um and so he since then moved with us and he developed dementia. So the house in Lily Park became too small for us. We we started to look outside of Lily Park for a bigger house and uh we we found a this lovely house in the old Star Mount forest. We the the the features that uh made made us fall in love and attracted

us to the house uh where primarily but not not only uh the beauty of the neighborhood, the safety, the uh privacy. Um when we bought when we bought the house just uh single homes were neighboring uh my property. Um so yeah these were the main elements. U so safety uh and privacy are my main concerns uh today because I believe that if the request was to be approved and if uh 10 units were to be built on the lot next door, I think those uh beautiful features that uh made us buy the house uh will be compromised. I I am a dog owner and I walk my dogs every day from the house to the uh algorithm and which which is something that I love and uh and I think that the the increased uh traffic uh would be would be bad uh for not just for walking the dogs or people like me who walk the dogs, but I'm thinking about many children who live in in the block. Uh I'm thinking about the noise uh traffic overall. Uh the idea of going from from having

one single house as a neighbor uh to 10 is is very overwhelming for us. me and my family. Um, speaking speaking about safety, um, I'm very concerned about u about the traffic that the this development uh will create. Um, I'm also very concerned about um the water situation and drainage. Um, when we Since when we moved to to this house on 107 Green Valley Road, we we learned and discovered that uh there is a lot of water and even underneath our house. Um when substantial amount of rain pour down in our area, um you you see small rivers of water created particularly the most is exactly on the border of my property and 3000 West Market. So on that border there's a big flow of water. So I've had several expenses to to prevent flooding in my basement and uh I am very concerned about the potential hazard or issu flooding issues when it may there may be a situation where there is a cement development instead of

nature as there is now. Also I wanted to site um fact that I became aware uh today um that in a similar high density development at the corner of West Avenue and Friendly Avenue tragically led to severe flooding forcing the city to purchase and demolish a single family home at 401 due to persistent issues from Buffalo Creek. So, this is very concerning. Um, another

I just want to let you know there's 3 minutes and 36 seconds and um can I interrupt you just for one minute? Um, Mr. Kirk, Mr. Um could you talk about storm water just for a minute here that it's not part of our purview please?

Yeah ultimately that's going to be an issue addressed by the technical staff. I will say our water resources staff when plans come in uh we'll evaluate the project and the kind is that the water that is generated from the project will be no greater than what was generated previously through different things on there. The idea is that we're not creating any additional offsite impacts to be approved.

So, so just to let you understand that that um storm water is not an issue that that comes next in the uh technical review um part of this. So, I just wanted to let you know so you continue to talk about it. It's an issue we understand.

Yeah. Yeah. Okay. Yes. I just want to say that that's an issue that represent a potential threat for me or an economical. Um, also I forgot to mention that I was uh me and my family were away on vacation when that letter from the developer was sent. We we only received the letter when we got back from vacation. So we we couldn't attend the meeting that was mentioned earlier. Uh finally uh yeah my My last and main concern is is the potential economical impact uh of this as I I think that if if my neighbor become a 10 unit uh place instead of a single uh unit I think that may lower the the value of my property.

Um I just want I just want to remind you there's that you're sharing with everyone. And now there's two minutes and 45 seconds. Could we stop the clock for a second? Thank you. And there are two other speakers that I are standing behind you. And and you'll be able to speak again at the rebuttal if you would like to. Okay. So So Okay. Nice. Thank you very much. You you have more time in the next five minute part to speak. Okay.

All right. Thank you. Thank you. Hi, my name is Alison. I live at 304 West Market Street directly next to the property that we're discussing today. I'm speaking on behalf of myself and my husband. The front of our home, but we are directly give us your give us give us your name and address, please. 304. Thank you so much.

Um we live at this home with our young children. Um similar to Frederrico and his wife, safety um and privacy are our biggest concerns tonight. Um it is hard for us to change when we have sufficient information we feel on how this will affect the privacy and security of our home. Um the uh at Green Valley and West Market is a huge issue. We have a disproportionate amount of accidents that happen. We are calling 911 regularly at that intersection. Again, we have young children. We are the corner of Homewood and Market. Very concerned about um about the traffic impact homes next to us. Um a lot of young children in our neighborhood, a lot of pedestrians across the street. Um Our requests are a professional traffic study, construction of a privacy wall against all of the properties, um restrictions on balconies facing our property. Again, our property is is the largest border um to the side and the construction impacts that this would have on our home. We are again not opposed to thoughtful development and we're committed to being reasonable. I just don't feel like we've seen um enough in the plan to feel comfortable with this change going from home to 10 homes. We did share this information with the peaceful team and the zoning administrator. pretty much all that we have. We're just hoping for a little bit more time and more information about the impact this would have

specifically with the traffic onto market and we have drag racing. We have a lot of car accidents that happen on this road. a huge safety concern as thoughtful planning request. Thank you so much. Thank you. There's six seconds left and we'll call you next in the rebuttal.

No, you have six seconds. That's all you have. It's not really long enough for you to say your name and address and then Michael and I just like to say that to the neighborhood and we'll we'll call you first in the rebuttal. Thank you so much. Now for the I didn't ask if we have any people online. Do we have any people online who wanted to participate? So far, thank you so much. Okay, now the rebuttal. The applicant, you have five minutes. Please give your name and address.

Again, my name is Boenbo. My address is sweet. And I would just like to respond to very quickly the two points that were raised by the opponents. Number one as torite as said we will be going through the technical review process. In fact, the developer here has already been working since January site plan for this property are centrally located underground storage. We believe that improve drainage on the neighbor's property. As to the traffic, we believe that the neighbors concerns are principally traffic,000 West Market Street already. That's why you have so many marketerns. Will you stay there please? Are there any questions from the commissioners?

I have one question. Yeah. Is it true that the ingress and limited valley there will be on market? That is correct.

And uh setback uh just Mr. um Kirkman, could you just square us remind us again about what the setback is required as opposed to an R3? Oh, outach outach. Did we ask that question?

Chair mayor. So, in terms of comparisons, uh the existing R3 residential single family district, your uh required side set back is 10 ft from adjacent lines and a rear set of 30 ft under the RM8 zoning district that is reduced to 5 foot side set back and a 15t rear.

Are you referring to the landscape buffer? Is that what you're trying to get to versus building the setbacks you mentioned were for building setbacks. Yeah. And I will say that the town home units have specific setbacks based on the number of units attached to the building. So the larger number of units, the greater setback. So it depends on the configuration as the actual set. I was quoting to you from the second site,

but on a type is that what is required by the ordinance or in addition to what is required by the ordinance for what he's requesting? So for a town unit, the type C buffer is what would be required by the ordinance. If it was a single family development and both uses are allowed in the zoning, there is no interior buffer requirements. So that would be more. So the condition that he added is average planting would be an average width of 15.

Right. That is a type C buffer. Correct. And that is what would be required by the ordinance for town home development. Okay. And what well it would be different if it was single family because a joint single family. Correct. didn't know any buffer requirements if it was single family and both types of uses are allowed by the zoning. So by virtue of this being a town home as opposed to single family um the buffers will be greater than if it was a single family house. more privacy with town homes than there would be with single family because of the landscaping

right single family development has no landscaping requirements or any country conservation requirements whereas both come into this equation

great and I'm reading RM and it says front street is 20 to 25 and I know there was one person in opposition who was concerned about If you look at the preliminary site plan, thank you for that clarity. I just wanted to understand that a little bit better. Thanks so much, Mr.

So, just to clarify, there's That's correct. You add two more conditions. So there are four conditions. I only see two probably in my emails. Um could you share the three and four conditions and they were on the screen and that

yeah basically that's the height restriction is condition and the landscaping requirement is condition four. We're just getting a lot of clarity. So just bear with us. Thank you so much. Thank you so much. Miss and and to confirm that the height restriction for single family is 50T in R3. Correct. And so they are stair height to 45. So it won't be as high as a single family house could be. Correct. Thanks so much. Will this sidewalk

sidewalks are requirement development? Yes. They're not existing on the site. So there's an addition of a sidewalk on Green Valley because there aren't any sidewalks on the Green Valley. There isn't. We learned in a meeting with neighbors that

okay if I may real quick um couple questions back I heard getting into a little bit of sight specific detail. I do just want to gently remind the commission that the site plan at this stage of course is preliminary. It's purely illustrative. Just want to gently remind the commission of that. Yes. And we've received letters from people in opposition.

Okay. Thank you very much for that. Thank you. Thank you for um now we'll hear rebuttal for those in opposition and there's three minutes three minutes remaining to speak in favor. Anyone else would like to speak in favor in the rebuttal? Okay, seeing none, then we'll continue with the rebuttal in opposition. I've shared five minutes and the man that we cut off, please come back. We apologize. Is it okay? And I was starting to from Stars represents in the he understands what uh Star Mount forest represents in the community in terms of the the beautiful uh treeline streets. Uh it's one of the the jewels of Greensboro and um as I don't understand most protocols can and cannot talk about in terms of the technical aspects. I just wanted to underline for the council that um I think they should think long and hard about the responsibilities of creating a what is unprecedented it seems a a 10 unit townhouse right at the entrance of Star and we're all neighbors and I'm fairly recent. It's been four years that I've been in the neighborhood and what has always impressed me is about how well they've

been able to maintain uh a cohesive neighborhood feel. And I think even the developer himself would recognize the responsibility of creating a complex like this because in the end 10 units uh shoehorned into a originally a single family uh home u will be a major disruption. Uh I know that a lot of it is going to be about technical elements but um this also I think has a great deal of significance for Greensboro as well in terms of how they would like to manage their development. I wrote an email. I put in as much uh information as I could as just one of many citizens. Um but I I honestly believe that um it that responsible city councelor should think long and hard about what it means to adhere to this vision of Greensboro 2040 and the idea of think for Excellent example of neighborhood that opport district access.

Thank you. position. I want to clear up one thing. directly. Very familiar with that. Star is It's 1.3 and not have to go that will include We're moving towards what is a very popular

it's no one likes But I'm going to be supporting the project in my neighborhood and I do not see a problem. I We are going to virus. We've got to do what's really important. You also talked Great place to live.

in fact. So I think all of that is know add discussions very favorably impressed with the developer. I think that shows the kind of working together as an example that I also understand. places in Green Valley. So, I'm very much

I just like to say I grew up in Scotland. Thank you so much. Street resident request comprehens. surrounding area.

Thank you. that passes. Approval constitutes a final action unless the planning department all Tuesday. The next item on our regular agenda is Yeah, I think that we're 15 minute break and we'll see you on the other side. [Music] [Music]

[Music] The future of aviation is right here at Pedmont Triad International Airport. And when you see what is going to be built here, you will think you've stepped into a time machine.

This partnership is about more than building airplanes. It's about building futures. North Carolina has one of the most impressive talent ecosystems in the country. From your K through2 public schools to your top rank universities, best-in-class community colleges, we are thrilled to work with you to build the pipeline of engineers, technicians, and advanced manufacturing experts that are going to help us reshape aviation globally.

What did it take to make this announcement happen today? It took hundreds of people, people in Guilford County, our surrounding counties at the state, our state legislators, all of the economic development, if you add it up, maybe close to a thousand people who have touched this project. And this project turned around really fast. I'm actually surprised how quickly it went from the beginning to the announcement.

And specifically, what did it take within this city to help make this happen? water and sewer. You know, when you look around at this whole airport campus, this is all Greensboro water and sewer. And so, our water and sewer department did yman's work making sure that we had the capacity and the ability to feed a project as big as this.

I mean, now with Honda Jet and FedEx here and boom and now all these. So, what does he think about aviation in Greensboro and how did we become this place? You know, years ago we talked about having this airport be an aeratropolis and people laugh like what's an aeratropolis? Well, here it is. You know, it is to have these amazing employers and then all of the supply chain that will come around it. For just about every job that's created out here, you can count on maybe five spin-off jobs elsewhere throughout the region.

And talking about jobs, this is going to bring a lot of jobs. a lot of jobs at an average wage of almost $90,000. Those are lifechanging wages. And you know, there will be customized training for for people. So, you know, if there are people watching us and they think, "Well, I'll never get the jobs." That's not true. Go to the um Guilford Works, find out more about it, go to the community colleges. There is customized training. We want our residents to fill these jobs. What does this mean personally to you? Well, you know, I only have about 169 days left. Not that you're counting.

Counting, but it's really great to go out on a high note with all of these wonderful announcements that we've had over the last five, six years. So many good things. I loved when the governor said North Carolina was first in flight and the future. I think there might be another license plate in there. Future of flight. You know, it is great because right now I feel we are at the epicenter of economic development right here in Guilford County, Greensboro. Not only is North Carolina looking at us, but today the world is looking at us.

I got to say it again, more than 14,000 jobs, paying an average salary of more than $89,000. And so, of course, so many people are going to be asking, "When is this happening? How can I get involved?" The best way to be involved is to really stay in touch by following the city of Greensboro, the Guilford County, also Guilford Works, the Chamber of Commerce. You can also learn more about Jetero. Their website is jetzero. with flavors like cumin, sweet potato, hibiscus. These are not your typical frozen dessert flavors you'll find in every supermarket, but you will find them here. The idea was born thousands of miles away, but the product is made right here in Greensboro. All right, Chef Net, where did the idea for Elica Treats come from? It's from this desire to tell my story and build a community and create a community around me. Culinary really is not really my strength. I think that's more because of my background. Um, having a mom who's an amazing cook. So, I grew up having everything that's really flavorful. And also, my dad was a foodie even before foodie was a thing. Predominately, my flavors are Middle Eastern and Indian inspired flavors. I do have a very diverse multicultural taste palette myself that I have some incorporation of you flavors that's representation of communities that I connect with or I belong to as in like right now I'm a North Carolinian. So I have Carolina Peach Sonker which is a peachbased non-dairy flavor. It has pancake bits in it and it's me recreating sker from Siri County. The flavors are all cardamom

infused. That's what Elica means. Elica is cardamom in my mother tongue which is malalam which is a language spoken in Kerala. That's the my my parents home state in India. This is where I store all our ingredients. Um because we actually try to source fresh produce from local sources itself local suppliers. So hence our farmers. So, I purchase them when they're in season and, you know, stock them as much as possible. We have to be really creative with how much we package into a complete finished packaging and how much we actually store it uh for later. So, there's also as a wholesale business, you have to be prepared for, you know, recurring orders. And, uh, the only way to do that is to have something in stock rather than producing when you get the order, which is really highly expensive when you are a consumer package good business. I mean we don't have a designated kitchen space where we have access to it anytime and every time as we please. I mean that this is very easy access but still you know we're renting it by the hour. So we you have to factor those things in. These are our 3 oz cups. So Sulmani sorbet which is black tea with cardamom and lemon. It's literally a drink. It's a piping hot tea that we serve typically after a huge meal. And it's very prominent in the Muslim community itself, regardless which part of the Muslim community around the world. It's a Muslim culture to have black tea after a hu big feast to serve that to your guest. And so, you know, I just I executed that tea as a sorbet. So, this freezer started my journey here really. And this is where we store now all of our 3 oz cups and some of our gift packaging. I did uh launch Greensboro. That's an accelerator

program by the chamber here in Greensboro. And at the end of the program uh they granted me this freezer upon my request, you know, to assist me with my uh distribution. I do love actually the fact that this business really challenges me in so many different ways that it's always continuous problem solving which I've always been good at and that's something that actually keeps me interested. So Kulfi is our best seller that's considered traditional Indian ice cream that's actually milk based with saffron, cardamom and pistachio and kulfi is literally the emperor of frozen desserts hands down like so that's the only flavor that I did not create but all the other flavors that we have are all my own creations. It's worth experiencing because traditional method of making ice cream is not really how I really execute my flavor. So when I say I have plantain ice cream, I mean plantain is literally the base of the ice flavor. It's not me just adding chunks of plantain or flavor of plantain. You can find the sweet treats at local restaurants and some specialty stores. Also online at elicatreats.com. Volvo trucks made a quick stop at Safety Town to teach kids an important concept, but a simple one. Stop, look, and wave. [Music] Peter, why are you here today?

So, we're here today for Stop Luke Wave. It's a safety team campaign focused on school children uh to increase safety in traffic. We're doing it together with Safety Town with the city of Greens Row. We're very happy that we can work together on this because safety for children in traffic is so important. Stop. Look, wave. I've actually heard about this from years. It's been going on around the world, but not right here in Greensburg. No. So, we run this since, I don't know, 10, 15 years all over the world. We've done it in 30 countries already. Uh, in April, we started here with Steinberger Elementary. Now, this summer, we will have 500 children coming through the through the program. Um, yeah, it's it's it's uh Well, I'm glad that you heard about it. It's it's getting getting a little bit famous. Yeah. So, explain how it works. What what's the premise?

So, safety is super important, right? for for us with involve what's in our DNA and and now specifically on this so we develop beautiful safest trucks on the road but we also focus on behavior of people and in this case then specifically for children so the idea is as follows accidents happen because you don't see things or you're not aware so what we said okay well then you need to make sure that we get aware of each other so what do we tell children in traffic when you for instance go to a crossing you stop you look around your surroundings and And then if you see the driver and it can be a semi-trick but it can be a car as well. You look at the driver you look the driver in the eyes and you wave and at that moment there is a mutual recognition and then there does an accident doesn't happen anymore.

And have you seen it in practice working? Yeah absolutely. Before I was in the US was in other countries we went to school. Schools came to us and and you see children talking about it uh and practicing it in real life. And do you practice it in real life? It's not just for kids. Yeah, of course. Sometimes we got to stop looking and wave also before we run out into traffic.

Absolutely. Yeah, absolutely. Yeah, it works for children, but it works for adults as well. Of course, it's it's about mutual recognition. Then we thought that this was a fun way to start early. And let's face it, I mean, you know, whenever we have each other on the phone, we always say drive safe, walk safe, call me when you get there. So, the safety and traffic or whilst moving is so important. And this is one of the initiatives that we do. You know, your job doesn't entail working with children a whole lot. I know. But when you get to What does it mean to you? It's fantastic. I mean, it it's almost emotional sometimes. It is fantastic to because the kids are so dedicated and they're so, you know, taking it all in. It's it's I I wish I did it more.

Learn more about Safety Town and get involved by going to the website. It is safetytown greensboro.com. The city of Greensboro takes pride in the host of reinvestment activity taking shape in East Greensboro. Equitable investment on the east side has been an ongoing effort to enhance the quality of life for our residents, students, and visitors. A hub of recreation is evidenced through the downtown Greenway, which touches all walks in different ways. Construction continues on the final mile of this one-of-a-kind fourmile greenway. The western branch winding from Smith Street to Spring Garden Street is expected to be open in the summer of 2025. The walking and biking greenway connects at least a dozen neighborhoods, including Ashboro, Southside, Douglas Park, and the Dunleaf neighborhood, all on the east side. There are more than $600 million in planned and completed projects along the downtown greenway. This urban loop enhances quality of life with a variety of fitness classes, community walks, and an emphasis on public art, cementing Greensboro's reputation as a creative city. With the connections to the existing and planned trails in the city and the county, this loop is the center of the entire system and will one day connect us from all parts of the community and beyond. A future East Greensboro Greenway will connect the J. Douglas Gallion Depot in downtown to Barber Park. In collaboration with the city, NC DOT is developing a feasibility study for the route of the East Greensboro Greenway. The first phase of the Randleman Road Corridor enhanced transportation services and encouraged

additional reinvestment on the east side. The city will work with a consulting firm to assist with drafting a plan for the southeast area, which stands approximately 8 square miles. Recommendations based on significant public input will guide the future growth and development necessary to improve services and connectivity for a variety of established neighborhoods in the southeast area. The city is investing $3 million of American Rescue Plan funding to revitalize our oldest golf property with prominent ties to the civil rights movement. The Gillespie Golf Course Master Plan relies on the facility's historical and cultural relevance as a guide for future improvement. Additionally, we applaud the PGA Reach Foundation for awarding a $250,000 grant to commission a mural of the Greensboro 6. These courageous men integrated the Gillespie Golf Course in 1955. The city is taking a new approach to meet the needs of the East Greensboro community in a way that has never been done before. Greensboro Public Libraries and Parks and Recreation have set out to create a centralized community hub, the Windsor Chavis NOCO Community Complex. Thanks to the advocacy of Congresswoman Kathy Manning, the city was awarded a $4.3 million grant from the Outdoor Recreation Legacy Program. This supports several muchneeded improvements to NOCO park which aligns with plans for the $65 million Windsor Chavis NOCO community complex. The community approved design will integrate the existing Windsor Recreation Center, Vance Chavis Library and NOCO Park in collaboration with Guilford County. The 65,000 square foot facility will incorporate public health,

social services, and cooperative extension. It won't be long before the shovels begin turning the dirt on the first phase of construction. These initiatives offer a mere glimpse of the metamorphosis of East Greensboro. Welcome to Strike and Flame, Greensboro's first candle bar. Come here for a date night, a girls night, or just for a little you time and make your very own scent. Tiffany, what do you like about candles? I just love fragrance in general. You know, the fact that fragrance creates a memory. So, it's like if you go somewhere, you know, it kind of hits you in the face and you're like, "Oh, it can take you back. It's nostalgic." That's kind of what I love about Franc.

You're so right. Do Do you have like a favorite scent or something that like you connect with a memory of childhood or something? Um, I actually think I do. Um, it's always like snicker doodle for me. Um, or anything sweet. It just kind of reminds me of my grandma being in the kitchen and making pie and things like that. So, it takes me back. And did you have candles around the house growing up? Absolutely. We always had a candle. But our candles then looked a little different. They were not like in a vessel. They were just kind of like the vodive candles, the tall ones that stood alone. So those were all the candles that But I don't know. I fell in love with them. And also like blowing out a candle and birthdays.

Birthdays. And I feel like when I was a kid, we would always fight over who got to blow out the candle, right? Yes. Yes. That takes you back.

When did you make your first candle? So, I made my first candle in 2014. It was kind of personal for me. Um, I burnt candles all the time. I always burnt a Bath & Body Works candle. Um, and then one day I was changing out a filter. The filter was extremely dirty. And that got me to thinking because I'm like, why is this so dirty? I know that I just moved here not too long ago. What's going on with this filter? And um, I did a little research and regular candles are paraffin. Paraffin is derived from petroleum. So, essentially it was like you're just breathing in gasoline. And at that time, 4. My son was small and I was health conscious and I was like, I love candles. So, what how can I not give this up? So, I started doing a little research on what type of candles um what type of candle wax I could buy and I found soy wax and you could not purchase like soy wax candles in 2014, but I ended up finding a company that allowed me to make it. They were like, "We can sell you the wax, but you're going to have to make a candle." So, that's how it started.

Wow. Okay. And then how did it turn into a business? So it was literally my hobby. A hobby that turned into a business. I had no plans on ever becoming a business owner. I don't even have a background in business. You know, that wasn't my dream at the time, but just my hobby, my love for candles. My family loved the candles that I was making. I was really practicing and everyone loved them. I would give them out as gifts for the holidays, birthdays, and every like, "This is really good. Like, where did you get this candle?" I'm like, "You made it." So eventually um it just kind of turned into a business around 2018 and now you help other people do it for fun.

I do. I do. I bring this experience to other people so they can just enjoy it and it's not about just candles or purchasing a candle. It's about creating an experience. Okay. We're going to create a little experience. Let's come over here because you have picked out some of the most popular scents. And what are they? So we have sage and rosemary which is going to give you a little bit of earthiness and then in the middle we have amber musk and then we have lemon on the end. So, a little citrus. The lemon is a neutralizer and amber mus is just the all-time favorite. So, when you come in, if you want to create your own candle, you can pick up to three scents. Right.

Correct. So, we want you at the wall. And at the wall, you're going to really pick out nine because we want you to narrow them down. We're going to help you. We actually have scent specialists here who are just going to kind of guide you through the experience. You're going to mix and match because things that you typically would think go together probably will not. So, we want you to go through your clipboard and just kind of pan out where it's going to go. So, we picked these three. And now, what's next? What do we do next?

All right. So, next you're just going to line those up inside of your tray. And you're going to start to fill up the with those three fragrances. We're just going to start with my favorite. My favorite is rosemary. So, I'm just going to fill my up. Yes. Fill my up halfway with the rosemary because I want that to be my base. All right. And then we're going to kind of come in with the amber, musk, and the lemon. All right. So, let's give that a little mix. Are these oils?

Yes, they are fragrance oils. Synthetic fragrance oils that are phalate free. So, there are no harmful chemicals in them. So, we're going to go ahead and come in with a little amber musk and [Music] [Music] [Music] I just wanted to say something to all you people that have come. um to speak tonight and you know about your concerns and its effect on your property and I just want you to know that your concerns are important to the commissioners but unfortunately sometime your concerns are determinations we're not charged by the city to consider and because of that the commissioners wanted to redirect you to the front table there's a handout there that staff has created that will provide you with contact information of people who might be able to help you with your concerns. So, I know someone was talking about storm water and there's some reference to that

there as well. So, please consider when you're leaving picking one up. Recording in progress.

Okay, we're all here. We will continue. Thank you. Um, the next item on the regular agenda is item Z25-07-010, a reszoning request from PUB planned unit development to CDCM conditional district commercial medium for the property identified as 3600 Rei Fork Parkway, 6430 near US Highway 29 North and 5771 Ericson Road, generally described is north and south of Rei Fork Parkway and north and south and east of Echerson Road 52.65 acres and the right of way is item Z25-07-013 a resoning request from PUB planned unit development to CM commercial medium for the property identified as a portion of Rey Fork Parkway right ofway and a portion of Ericson road right of way generally described as east of US highway 29 and west of Nathan's way 4.59 acres and thank you Mr. Cart

thank you chair before I started I wanted to make just one quick note about why the right way for parkway is included in this request I know that's that's a little different than what we normally see usually when a rightway is is included in the request it's because there's an annexation and the rightway is needed to contiguous with uh with corporate limits. In this situation, um the property falls within the original boundaries of the Rey Fork uh annexation and resoning or original zoning and then the streets were constructed and so all of the um the PUD comes with zoning conditions. So all of the zoning conditions that were on the original uh PUB zoning request would in the right way if only the parcels the private property portions of this request are to be resides are adjacent to it the right of way that's why you have that second request something different areas

thank Thank you for the clarity.

So this is the zoning map of the subject property which shows both requests. The first request is 25-07-0 which is approximately 52.65 acres and that request is to go from unit development to conditional district commercial. The other request is for the area within the rightway and that is 25-07- And that is a reasoning request to go from development to straight commercial medium for approximately 4.5 acres. North and east of the request are zoned development. South of the request is county agricultural and west of the request is unit development county heavy industrial. This is the map of subject property which shows that subject property currently contains a real estate sales office undeveloped land and portions of parkway right north of the request excuse me contains dedicated drainage and open space east of the request contains multest contains manufacturing warehousing uses drainage and open space and roadway and undeveloped land. This is the northern portion of the subject property as seen from Parkway. This is the southeastern portion of the subject property as seen from Parkway. This is the southwestern portion of the subject property as seen from

This image shows the dedicated open space drainage open space that is located north of the request on old portion of parkway. This is also interesting area to describe because parkway has since been realed parkway that's just kind of hanging out there. So I will reference that portion as parkway. This image shows dedicated open space that is located east of parkway zone city. This image shows mult city. This image shows undeveloped land located south of the request on road zone county. This image shows an industrial use located southwest of the request heavy industrial. This image shows undeveloped land west of the request on Parkway. And this also shows undeveloped land located west of the request. This is actually from Parkway. This view is facing west on Parkway is on both sides of the road and then the portion this portion of the road is located for this facing south of Parkway. The subject property is on both sides of the road and this is requesting

road properties on both sides of the street includes this is the condition that was proposed by the applicant and in recommending approval of this request staff notes that the GSO40 comprehensive plan designates the majority of this property as urban general and a small portion of the property is planned The comprehensive plan designates the majority of the property as residential and small as industrial. The proposed reasoning request supports the comprehensive planet big idea to build a prosperous resilient economy that creates equitable opportunities to succeed and prioritizing sustainability goal to build economic resilience. expanding the local economy's ability to withstand and adjust to disruptions and changes at the regional, national, and global scales. The proposed CDC NM zoning districts permit uses that are compatible with the existing uses on adjacent tracks. request permit uses that are appropriate given the property's location next to an interstate highway and care should be taken with respect to building orientation height and visual buffers to ensure an appropriate transition to the lower density res.

Thank you Mr. Carter. Any questions from the commissioners? Okay. Uh next those uh um First, we want to hear from the applicant. You have up to 10 minutes. My name is Amanda Hod. I'm the attorney on behalf of the applicant and property owner. My offices are at 804 Green Valley Road 200 here in Greensboro. The property owner and applicant is commercial LLC. That is a subsidiary group wholly owned and controlled by Greenhawk which the owner of the entire of branch. So I wanted to mention that off the top um as it relates to the fact that this is a very invested stakeholder in the Ford branch vision and continued success of that of that community. They have owned that property since roughly 2011 2012 so about 15 years now. So, a lot of the resial development and homes and momentum that you see there is is on behalf of Greenhawk, the current property owner. And so, tonight we're here to turn our attention to the southern portion um and to look at some of the non-residential components. So, thank you Mr. Carter for that presentation. Um you'll hear me and allude to some of the same things. So, I want to look at a few aspects of this case. This is the um annexation and

resoning from 1999. At the time, this is just under 1600 acres. At the time, this was the largest voluntary annexation that the city had ever seen. I learned while handling this case. So, it was out there back then. Some of you may recall um those of us who've lived in Greensboro for a while or have served Greensboro for that long, it was it was way out there. Now, not only is it very thriving, number one selling and started construction starts community for the past seven years, but also the rest of has has come up and around it. Brian Park is booming in a way that we certainly didn't know it would back in 1999. So, the corridor has changed. The houses are there now. The momentum is there. It's long overdue to start looking at some of the other aspects of this big development that were always supposed to happen. It was always supposed to have a commercial component to it. So looking at the subject property, I want to emphasize a couple things Mr. Carter mentioned. If you pull up GIS and pull the tracks that are the subject property, it is these three tracks outlined in red. However, current conditions look like this. So the three stars, the big change you see is that realignment of Parkway. So Mr. Carter alluded to old in the new area. So that jog in the road if you will this area in the middle is now right. So that's that's not part of any parcels and because of that are actually less than what Gaff report's almost over. So I just wanted to

So the specifics of the request, it's 47.07 acres that actually exist inside those those three tracks as they're currently configured. We're requesting conditional zoning commercial zoning that happened back in 1999. And the goal here is to facilitate appropriately scaled commercial non-residential pipe uses here at this future interstate interchange. I say future um the infrastructure is there. You've all seen it and heard about it. But the conversion from highway 29 to interstate corridor is in process. So that that is that is the reason for the changes to that interchange and the real changes that we've talked um a couple times tonight. So, we want to be responsive to that. We're 25 years down the road. The rooftops are there. We've got this brand new interchange. Um, we now know that we can we can more appropriately address the type of non-residential uses that would be appropriate here, not only to support the thriving community of branch, but also to be responsive to the needs of others traveling along the former Highway 29, those in the area utilizing Brian Park or working at several of the employment centers that you saw in presentation. The PU the current zoning that exists that again it's covered by this text but it's down here at the southern tip of of the area that was brought in. So it's it's on the outer edge and so we are looking to remove this from the pud and take it to a straight CDM district because we didn't want to um concern or create any uncertainty for everyone who's already bought in and relied upon what branch is

as a we didn't want anyone to be concerned that those commitments and underpinnings that speak to the open space and all of the metrics of that were We wanted we looked at this with staff saw that okay we've met the open space requirements we've met the recreation requirements we can pull this out without the rest of the falling apart so it remains intact those commitments remain unchanged or modified we're just looking at these three finite parcels um and they were allowed for multif family or single family or small um small pieces of commercial that were labeled as what that limited business, neighborhood business, and limited office under Greensboro's prior development ordinance. Um, and as you can imagine, the way you saw where this lays at the southern tip, it was it was more insular. Then it was not imagined that this was going to be an interstate interchange here. It was not imagined that this was going to be the way in and out for not only the majority of folks coming home or leaving going to work but also anyone traveling that corridor who may need commercial services in this part of um we did apply a youth condition because of course um we do want to keep it appropriate to being in this residential community and speaking to the fact that we want it to be an amenity and at appropriate scale to And so we see here we voluntarily precluded or prohibited certain uses that would otherwise be allowed in the CM district. Now I will tell you without the FUD there'd be a lot more conditions here talking about other things like buffers and other aspects but we don't have to do that because as I mentioned the existing protections are in place. So talking about buffers this red area that you see here that's 18 of open space. It's already been platted

and dedicated to the city of you see it lies in between here that we're seeking for tonight and the resial that exists over here. Similarly to the north again this is a swath that you see that one of the subject properties already platted and dedicated to the city of so you have these buffers that were already part of the benefit of being 25 years down the road is that that's all in meant to um this is this is the third part of that three-way intersection subject request to the east are homes and you see that they've got their own flatted area here that of course is not going away. We also have a stream here that will have to be integrated into the site planning and then of course your buffer requirements will come into place here as well. So um I give you that bit of minutia just to explain that this really does drop right in an existing framework of a lot of protection and separations from again the very successful community that we want to make sure remains successful. Uh you heard from staff um this request is being presented as conforming with our comprehensive plan guidance. You see here the future land use map on the right hand side, the built form on your left hand side and you see that these are urban general areas in built form and future land use is resial. As you all know from your work on this commission categories are not granular. They're meant to be encompassing in terms of things that also support that resial. And as we all know from looking at those maps from 1999, the Fork Ranch community was

to have aspects of non-residential uses in it to support that resial community. It was always meant to be, if you will, vertically integrated or horizontally integrated such that all these people we wanted to live here and now do live here will have a place that they can go and meet their needs without having to travel into other parts of neighborhood outreach. Uh we did send a letter out beyond the 750 ft. If you look at the map here, that first ring that you see around the red, that's 750 ft. Looking at how that cut right through that cluster of existing homes, we went ahead and added that additional darker blue to our to our notice area. We ended up sending almost 450 letters because we wanted to get to that next swap of city owned property and bring in that entire entire enclave of our resial neighbors. We had a meeting fac close to the site. We had almost 40 people attend about a twohour discussion. Um you know we had new residents. We had people that had bought homes there in 2001. So it was it was a great discussion that really reflected the evolution of the community and I'll be happy to speak to more of the discussion points from that.

Thank you very much. Okay. Now um those wishing to Speak in opposition. You have a shared 10 minutes. Chair mag wants to participate. See if she can Okay. Let's hear from Can you hear me? Yes. Could we could we see you? Could you turn your um I'm working on it. There we are. Hello. Great. Name and address.

Robin Tapestine, 3133 Middle Creek Lane. I live in Ready for Fork. So, um, thank you very much for um the presentation and the materials. There was a meeting um a couple of weeks ago that some residences did attend to get more information about this. And during that time um a lot of things were discussed including about expanding the list of um shall we say um the exception list. So um all uses in the CM district except and there was discussion about ing that slightly to include not allowing a gas station and a movie theater. Um, but I don't see that on the list that was presented tonight and I know once this gets approved trying to change and accept, you know, and you accept list would be quite challenging. So, I wanted to bring that up. And then also the other thing is for people that live in with the new traffic patterns develop there's a lot of concern develop changing all three of those areas at one time to this commercial development um or parkway is one lane each way and the amount of congestion and trying to be able to get into the community and the majority of homeowners do enter and exit that one lane each Um there I know this is not part of a track concern but there's a lot of concern about overdeveloping and in essence overcommitting at the onset for all three sections. So that that's another concern um that I

want to make sure that everybody who's voting is aware of. That's what I have to say. Thank you. Thank you. Um is there anyone in the like to speak in opposition. I have lived in 84 since September of uh 2023.

Wilson really trouble understanding what you're saying. Wilkerson is online. She would also like to speak Wilson Mary or came up and spoke to us before we came back from breaks opposition. Okay, thank you very much. So, let's go to the person online. Thank you. Please state your name and address.

Morgan Wilkerson, Rey for Branch, Greensboro, North Carolina 27405. And I wanted to um expand on what the previous speaker announced. I also attended the July 10th meeting at Lebanon um church on High Road. And um she is correct. There was asked for an addendum to be made to the conditions and as of today we have not heard anything else about that. We were told we looked into and and the attorney representing Greenhawk took notes about it but as of right now we still haven't heard anything and I've been a resident of Fork since July I'm sorry June of 20 actually May of 2018. Um but there are concerns and we would like to be supportive but it's hard to supportive when we don't have all of the facts yet and it really seems like it will add more congestion. Um it there's a school in this area. I mean they just put in um the new loop the new diamond interchange there and I would love to be supportive of this. However, this just seems very um it seems like a need of greed over need. Um this development has been growing for years and of commercial um planning has been in the works. But however, at this location, at this site, I believe there are better areas to suit the need of the northeast community than right off of Parkway where we have homes there. I'm just in opposition to this. Thank you so much.

Thank you very much. We have six minutes. 33 seconds time to speak in opposition. Would anyone spoken online like to speak again? I mean, no. All right. Great. We'll move to the rebuttal. The applicant will have five minutes. Thank you. Appreciate that. So, we did have a question as I remember it from my notes. We had one question that we could take that back and discuss it under adisement. Um, and the other speaker is correct. We have presented an addendum or or an additional condition to staff and to you um in light of the fact that this is a future interstate interchange. We felt like um that you know that that was an appropriate commercial use to be a possibility here. Um the movie theater mentioned um I will admit I did not expressly catch that at the meeting but I I will say I had another speaker who came up to the meeting and said she had just moved from the paladium area and how much she wanted to move theater. So I say that anecdotally to say that we were intentional about our uses to speak to things that would be of value and be an amenity um to people who could who could walk to this uh you know walk to this anchor if you will of their community and that would be useful to

others who live in the area. Um in terms of traffic improvements uh when we went through the protocol for filing the zoning I talked to Mr. Typton about a traffic study and he acknowledged you know I would rather have the that allows me to look at actually what's going to happen. So the speaker was right. You know, we want to see this not just all at once and then it all happens. The way it works is that he'll see it as it's actually proposed in real time. So he can study the real numbers, the real square footages, the real trip generation rather than just the pie in the sky manifestation of what that condition list. So he's reserved the right, it's in your staff report that there will be a TIA asked for at the time of TRC submitt for each of these site plans for each of these tracks. However, that comes to the table and so those items will be studied then. And as you know, whatever traffic improvements they say are needed, that's what the uh the developer applicant would have to do. Um let's see, we also talked about, you know, is this is this too much or the right place? And again, I want to emphasize to the commission. I don't think this is so much a question of is this the right land use because again the land use for this has been established for 25 years. This is a matter of being responsive and reactive to the conditions that are on the ground now 25 years later and this now being the part of the community that is right by the interstate interchange and understanding that this is where those cars are already coming and going. So let the cars are already there. Let's let's be responsive to that and put those uses that where they're already having to travel anyway rather than somewhere else in the site um where you know they might have to pass by some of those residential streets and residential neighbors. I'll be happy to answer any other questions I have with me tonight Lee Bryant from Evans Engineering. He's the civil engineer for uh for Greenhawk working on for 15 years. So he's a great

resource if you have any technical or site design type questions. Well, I didn't really want to say anything. I I do live in Fork. Um, but I just wanted to add this part. Amanda, could you mention Could you share? Okay. This came up in a community meeting. How similar is this to the other development? I think someone mentioned this Sedgefield Jamestown type idea. This would give people an idea of what it would look like. So again, you know, we're not we're not here with site planning. So I'm not speaking to architecture or specific tenants, but Mr. Downing is correct. There was a meeting a question asked at the meeting, you know, let us what can we visualize as to when you talk about a um a commercial area near neighborhoods? What can we think of? And so we talked about um the shopping center where Publix is located that Corey developed that is adjacent to Sedfield also supports the Adams Adam's farm. Excuse me. My daughter's in a play, Adam's family. It's on my brain. Um, so also supports that residential community and it very much speaks to other passers by who use those major arterials and thorough affairs in that area, but is also very heavily relied upon and, you know, I would certainly think is an amenity to those nearby residences. Um, another one that came up in my discussions um, in preparations for tonight was um, uh, Stony Creek in in Eastern Guilford County and how that supports that that neighborhood. Um, we also talked about Palladium. That's, you know, size-wise that might be a bit bigger, but in in the sense that it is a qualitative amenity to the folks who live near it, but also to others who may want to come to it without having to you know um you know swarm the actual folks

who live there. They can utilize the restaurants, the shops, um the entertainment and and then go back home without without overburdening the actual people who live in the community. Um we also you know, we've got sidewalks everywhere out here. We've got walking trails. So, you know, we also hope that this will capture some pedestrian and non vehicular traffic and and speak to speak to transportation issues that way as these communities are planned to do. Thank you very much. Any anyone else? Okay. Thank you. U without further objection, we'll close the public hearing. Um I will Ain a motion.

Hang on. We need the rebuttal from opposition. Oh, I'm Oh, I'm sorry. We didn't do the rebuttal. I apologize. Rebuttal from the opposition. I'm sorry. You have five minutes to speak. It's been

Thank you. It's uh Robin Capist again. So, thank you for um the opportunity again. Um I I just want to state for the record that um personally um and um a lot of the people that I am friendly with in my little section within radio form we are adamantly against a gas station. I understand the logic behind it but we are adamantly against it. Um so I'm not if there's no change with that I am not for of this proposal as it stands today. The other the other thing is um I know that traffic studies are not part of this, but I do think the I think a lot of things changed once the city of Greensboro developed the Diamond Interchange right at the footsteps of the entrance to Randy Fork. Um and there's a big traffic concern there. I understand this is a zoning or reszoning and not a traffic study meeting. However, um and for the record, I am not in favor of of you voting for this as it stands today. Not all three um plots. I'll call them plots. I think you call it something else. Um with how it stands today. So, thank you for your time.

I just had one question. Did you attend the um community meeting? Yes, I did. and the reaction at the community um meeting. Could you bring a little bit of that forward so that we could this project? Was it positive? Was it negative? Was it

uh I think it was a mixture. I think that you know look we are in desperate need of more uh retail services in the area. There is a lot of growth not just with Rey Fork, okay? There's a lot of growth and people are chomping at the for options. Okay. Um, so there's a lot of positive. However, there's also a lot of concern because of basically it's right on top of the Diamond Interchange. It's right on top of the entrance to Radio Fork and it's not one section. It's basically all corners. The only corner that's not being developed is because it can't there is nothing to develop because it's a road to get on to 29.

Okay. So, there's concern as well. So, It's very much a mix. Thank you. A lot of positive but also a lot of trepidation. Thank you. That was very helpful. Thank you. Um, is there anyone else who would like to speak in opposition? Do we have anybody online who wanted to speak? Does Merson Wilkerson also would like to speak? Okay, let's hear from Miss Wilkerson.

Yes. Um, it's Morgan Wilkerson again. And I would just like to end it by saying as well, I understand that Greensboro um change happens, but again, I really think that that area is just a bad location for that. There are some other locations that I think would better suit this. I am all for growth, but I just don't think that that is the area. It is in our backyard and it's just it's congested. There's there's issues at that um inter that diamond interchange already. People are going the wrong way. Um again at the meeting there's mixed response. Um of course people some people would like to see some things um near us. However, I just agree with the previous speaker and I just feel as though that location may not be the best location for that. um Summit Avenue right there. Maybe that could be a better location, but I just don't think that's the best location. And going back to what was stated by the attorney from Greenhawk, um I believe her name is Amanda. I cannot I'm sorry. I apologize for not remembering your last name, but um yes, at the meeting um she did not I want to be um clear the record. She did not say that there would be an addendum to this. what she what was mentioned was um about a gas station and some other locations that people wanted to add to the conditions and we were told it was going to be looked into to see if it could be added. But that's where I'm trying to say that we have not been made aware of anything. We weren't told. We're kind of out of the loop and it's kind of frustrating at this point because um that would have been nice to have known before tonight's meeting. Um our email addresses were given um but we have not been updated and I really um it it I'm nervous about not receiving any updates um as a resident of Greensboro. Um thank you.

Thank you. And could you just state your address for the record one more time? I am Rey for Greensboro 27405. I can put into the chat. Thank you so much. Thank you so much.

Without further objection, we will close the public hearing. Are there any comments or thoughts to be shared here?

Yes, madam chair and I can make a few comments. So, um, as it was stated that this was developed in as a PUD in 1999 and I did further research that the first development started in 203 2003, 25 years later and in fact in 2018 there uh the state did an environmental assessment. They found no significant impact at the time right 2018. Now that there has been major change in infrastructure improvement, uh there's likely due for some new phase development and traffic studies, which that will take care of itself. But I do want to give much respect to my to my neighbors, uh Robin and Megan, I'm sorry, Morgan, who were both at the meeting along with the 40 individuals along with Amanda and her team. Uh we know there will be there will definitely be a need for more continuous community engagement. In fact, I I do want to highlight this. Amanda and her team went above and beyond just beyond the 750 ft. She even expanded that radius to encourage other neighbors to have buy in at their community events. I I think that speaks volumes of wanting the community to be involved. Uh I do believe this is thoughtful development. Now I would tell you if this was not thoughtful development, I live in a neighborhood. I would not be supporting it. Period. Okay. Favoritism. But yeah. And so I live in a neighborhood. But I also believe that this is going to be great for the community. I remember uh four years ago, this was during a uh election season, but um there was concerns from neighbors as to what is going to happen in this area. But I would tell you just a few months ago, a few weeks ago, the roads have been repaved. Um and so we have confidence that this will be a step in the right direction. And now I do not speak on behalf of all the neighbors of Fort but at that particular event I did um share

that I just so happened to serve on this board and I did ask the the neighbors what were their sentiment and u the majority seem to say that they are in favor. Now of course that means we want more um engagement of course and dialogue and updates but this seems to be a step in the right direction. And last point, it is consistent with our 2040 comprehensive plan. This has always been in the works for the past 25 years and now we are seeing the the fruits of the labor or this coming to fruition. So I think this is a great step in the right direction and the number of seniors that live in Fork, they have the possibility of having access to fresh foods and resources and a store something of that magnitude. So we are excited and thank you for this time.

Thank you. Anyone else want to speak?

Piggybacking on on what uh Mr. Downey has said, um I was peripherilally involved when Starmount bought Rudy for Branch and in looking at the long range Man, this was always going to be commercial on the front end. That's all they ever thought about because it was US 29 and in the ensuing years it's now going to be an interstate. Rei has been realigned. The parkway has been realigned. It's it's setting it up to be an interstate interchange. What I see with these three parcels is not intrusion but rather buffering for the existing area of of Ring4. So I understand the need to adjust the zoning from a flexibility standpoint. Um and and I'll be supporting it.

I'll be supporting it as well. I echo the comments of Commissioner um Downing and and Commissioner Sch. Um I would also like to add that I think that a developer who puts together such a thoughtful plan like this um deserves an element of trust that he will they will continue to develop in a manner that is um thoughtful and responsible. And it it struck me as ironic that Miss Wilkerson's comment was about, you know, in our backyard. And yet, this developer has put in a what I consider to be a pretty massive green space buffer between their literal backyard and where this um resoning is happening. So, I I I support this. Um I I think it's a very thoughtful plan. What we don't want to do is build massive interstate uh interchanges and then um have they have to drive from their house into town to to get their basic retail needs taken taken care of. So density around interchanges is a great idea but has to be supported with uh the right commercial and retail opportunities.

Yes, thank those days I remember and uh I will be supporting this. I think well planned development think that we had farm and and I think this was the next one. It was lo whatever but I will be supporting it. Thank you. I'd just like to say that um Miss De O' Conor Mr. Gilmore were very involved in this and I had never been out there to really fork. It's quite an amazing development. Quite an amazing development but you don't see any commercial around it. So for the purposes of people that live there I think this is great project and I'll be in favor of it.

Okay. Um so I'd like to I will enterainain a motion please.

This is Downing. I'd like to make a motion in regarding agenda item Z2507010. The Greensboro Planning and Zoning Commission believes that his action to recommend approval of the resoning request for the properties at 3600 Rita Fort Parkway 6430 near US Highway 29 North and 5771 Eerson Road from PUD plan unit development to CDC CM conditional district commercial medium to be consistent with the adopted GSO 2040 comprehensive plan and it's 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 plan future built for map and future land use map. Number two, the proposed CDCM zoning district as condition permits uses that fit the context of the surrounding areas and limits negative impacts on 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.

Can Mr. Gil second? Thank you, Mr. Downing and Mr. Gilmer. Um, now I will take 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. Uh, this approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee paid with 10 days anyone may file such appeal. All such appeals will be subject to the public hearing at Tuesday, August 19th, 2025 city council meeting and all adjoining property owners will be notified of any such appeal.

We've also got the rightway we need action on. Oh, sorry. We forgot about Okay, we have to do 13 now. Okay, we need the Yeah, we need the case up so I can read it. Did I read? Oh, I read it already. It was included in the first one. Okay. So, now we're ready for a motion for um 070013. Did someone entertain that motion? So moved. Thank you.

I'll read it again. Okay. Z25007013 portions of Reed Fort Way and Ericson Road consistency statement. Okay. So, the Greensboro Planning and Zoning Commission believes that action to recommend approval of the resering request for the properties at a portion of Rita Fort Park Parkway rightway in a portion of Eerson Road rightway from PUD plan unit development to CM commercial medium 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 built for map and future land use map. Number two, the proposed CM zoning district permits uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. Number three, the request is reasonable due to 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, Mr. Downing and Mr. Gilmer. And now we will uh I will we will take a vote. All those in favor signify by raising your hand and saying I.

I. All oppose. That passes 8 to zero. Um let's see. This this approval constitutes final action unless an appeal is submitted in writing to the planning department and the appeal fee paid within 10 days. Anyone file such appeal. All such appeals will be subject to a public hearing at Tuesday, August 19th, 2025, city council meeting, and all adjoining property owners will be notified of any such appeal. Okay. Um, when we're back to the regular agenda, item PL25-30 and Z25-07-0 11, an original zoning request from county CZLI conditional zoning light industrial to city CDLI conditional district light industrial for the property identified as 725, 729, and 749 Knox Road and 543 37 and 5441 Marley Drive, generally described as east and south of Knox Road, north and east of Marley Drive, and north of Interstate 8540. Currency uh 52.846 acres and item PL230 and Z25-07-012. um an original zoning request for county G agricultural and county CZLI conditional zoning light industrial to city li industrial for the property identified as a portion of interstate 85/40 concurrency and Mill Street road right ofway generally described as south and east of Marley Drive west of Bloomfield Road and west of AT&T Drive 3.6

acres and that's the right of way for this case and hello Mr. Nelson.

Thank you chair maggot as you stated this is a properties contain approximately 56.446 acres total uh 52.846 acres of that are private property and 3.6 acres are road right of way. The subject property is located east and south of Knox Road and north and east of Marley Drive north and north of Interstate 8540. The first request Z-25-07-11 is an annexation and original zoning request from county CZLI zoning light industrial to city CDLI conditional district light industrial. And the second case 07012 is an annexation original zoning case request pardon me from county agricultural uh county ciest county agricultural and county cioutheast of the request is on county agricultural and county ciestone county agricultural county RS40 residential single family county CP corporate park and city CDLI pardon me and city BP business park and city CDLI condition District light industrial south of the request is county agricultural and county RS the subject properties currently contain a single sing single family dwellings agricultural land and a portion of the Interstate 8540 right of way. North and west of the request contains single family dwellings, agricultural land and undeveloped land. East of the request undeveloped land and south of the

request contains single family dwellings, offices and the interstate 85 and 40 in undeveloped land. This image shows the southern portion of the subject properties as seen from Marley Drive. This image shows the northern portion of the subject properties as seen from Knox Road. This image shows the driveway to a single family dwelling located northwest of the request on Knox Road Zone County Agricultural and County Light Industrial. This image shows undeveloped land located northwest of the request on Knox Road, Zone County Agricultural. This image shows undeveloped land located north of request on Knox Road, Zone County Agricultural. This image shows undeveloped land located northeast of the request on Bloomfield Road, zone county. And this image shows a section of interstate 8540 as part of the rightway request county agricultural and county. This is also the subject property for 07012. This view is facing east on Milream Road as other properties for Z-25-07-12 include this portion of Milstream Milstream right ofway and the interstate 8540 route of way. This image shows a single family dwelling located west of the request on Marley Drive Zone County RS40. This image shows another single family dwelling located west of the request on Marley Drive, zone county RS40. This view is facing west on Marley Drive. The set of properties are directly behind you in this view. And this view is facing east on Marley Drive. Properties here are located at the end of the road. This view is facing southwest on Knox

Road. So the properties on the left and this view is facing northeast on Knox Road. So the property on the right. This is the condition which is submitted by the applicant and advertised associated with the request and in recommending approval of the request. Staff noted that the GSO 2040 comprehensive plans future build form currently currently designated specific properties as clan industrial with a small portion as urban general. The comprehensive plans future designates the location again primarily as industrial and a small portion as residential. The proposed original zoning request supports the growing economic competitiveness goal to increase and preserve the inventory of developable developable sites compatible with corporate industrial uses and the prioritizing sustainability goal to build economic resilience expanding the local economy's ability to withstand and adjust to disruptions and changes at the regional, national, and global scales. Staff not that the proposed city CDLI and LI zoning districts would allow land uses that are compatible with the general character of the area and that the request would permit uses that are present 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 residential uses on adjacent properties. Happy to answer any questions.

Thank you, Mr. Johnson. Any questions from the commissioners at this point? Okay. Um, let's see. The applicant, if you will come forward, you have 10 minutes. Please give us your name and address. Good evening again um madam chairwoman and members of the zoning commission. My name is Mike Fox and I represent the applicant uh Landport Investments and Carol Industrial Development. Uh here tonight my address is 400 Belme Street, Sweet 800 in downtown Greensboro. Um, I do have a number of uh folks with me tonight from the client, uh, Al Leonard, Philip Williams, and Paul Smith. We also have two other uh, additional folks on our team, uh, experts, Aaron, uh, Govilla, uh, who is a traffic engineer with Davenport, and Adam Carroll, who's a civil engineer with Timmans Group, in case you have any questions. Um staff as always has been great to work with and they did a excellent job of uh describing the um describing the project. I'm having trouble getting Oh, I know. There we go. Sorry. Thank you. Um, so you've seen this from staff, so I'm not going to repeat this other than to highlight the fact that this particular property is currently zoned light industrial in Guilford County, and that's exactly the zoning that we're asking for here in the original annexation. Uh, we're bringing it into the city because, uh, we feel that will

help, uh, market the site because we'll have quicker access to water and sewer that will be needed, uh, to fully any industrial development on this site. Uh, of note, and I'll highlight this a little bit later, uh, in the county, uh, currently we were, um, zoned for up to 600,000 square feet in, um, in, uh, industrial use. And in this particular plan, in this particular request, we're only looking at roughly 368,800 square feet. So, pretty significant reduction about a 30% reduction in the square footage that we're looking at here. Uh the existing land use as you can see in the purple it is surrounded by a lot of other industrial properties. So very consistent with what your staff has highlighted and I think you know illustrates uh why your staff was supportive of this of this project and this request. Uh s same with the comprehensive plan. Uh it calls for industrial, you know, on this site. You can see it highlighted there. Uh some of the um reasons cited in the staff report, it continues to support the growing economic competitiveness and futures that furthers the goal of preserving the inventory of developable sites compatible with corporate and industrial uses. And note, it is in tier one of your growth. So it is top and center. Um our economy in the region continues to be very strong. We've had a lot of great job announcements recently and uh light industrial and warehouse and distribution continue to be an important cornerstone of that economic growth in this area. So this is very consistent with what uh is going on in the entire region and particularly in Greensboro and in this part of Greensboro as well.

Uh this is a concept plan that we have at this point. You can uh see the two buildings that we've tenatively laid out. This is not the final site plan, but this is just something that we're looking at right now. We do not have a a tenant uh signed up yet. And so depending on uh who that actually is, uh this might be altered some depending on the tenants's need. But in general, uh the bufferings, the setbacks, and the access will remain the same. Obviously, those are uh as required by your code and the uh access we'll talk about just a little bit more in a minute. Uh I want to talk about our outreach with the community. Um for this particular um case, we sent out letters uh at the beginning of July on July one inviting our neighbors to a a neighborhood meeting on July 9th. We did not get any response uh from that. Um although we have been in communication in the last few days with with uh at least one neighbor um and have had uh you productive conversations in that regard. There are some things we agree on and some things that we don't agree on and that's okay. That's what this process is about. Uh and but we are committed. We do know that um you know this decision from this board tonight is not the final decision. Uh because it's an annexation request. it goes to the city council regardless of of the recommendation here. We obviously uh hope that you will give us a favorable recommendation on both the annexation and the original zoning, but we know we'll be back in this uh room in about 30 days and we've committed to continue to talk to the neighbors about things that uh are concerning to them. Uh it it is important to know we had a similar engagement in 2021. And that was when we had the uh original zoning in or not original zoning but the the latest

zoning in in this property in which we uh had got the light industrial zoning approved in the county and had good engagement and discussion with a number of the neighbors on um Marley Drive and nearby as well. So we we've actually had good conversations with these folks for several years. Um, I do want to before we finish up, I want to uh ask uh Aaron uh with Davenport to come up and speak just briefly uh about some traffic concerns uh that have been raised by the neighbors and and be available to answer any questions that you may have. Aaron,

good evening. My name is Aaron Goa. I'm a traffic engineer with Davenport. The address is 4600 Drive 350 in Raleigh 27612. I just want to take a couple minutes to walk you through um the traffic analysis that's been done for the project to date. Um with the understanding that the original traffic impact analysis was completed in August of 21 and that was done for 600,000 square feet of light industrial. Then in December of 2023, a a technical memo was um completed with only 368,000 square feet of light industrial. So it greatly reduced the overall number of trips as well as the square footage. Obviously um Davenport studied the uh approved study intersections in conjunction with working with um NCO and found that only turn lanes are going to be required at both of the side access points. the impact of traffic for this development. At the time of the analysis, all the intersections were shown to operate at level of service C or better. So, that's pretty good. We would call an acceptable level of service. I am aware there's some traffic concerns along Knox Road and specifically the intersection of Knox Road and Mount Hope Church Road. So I want to take just a moment to address that. Um particularly near the gas station and then near the public's um distribution center. NCO is aware of of issues. They have worked with the community in the past to address some of those issues and believe that that has been accomplished. Um this particular development doesn't have any recommendations that far to the west. It was studied and no recommendations were required by NCO, but NCOT is aware of this project. of other projects in the area and are able to work with developers of future projects and through other DOT projects

that may come about in the future to help address any additional concerns. Um, for this development, the NC DOT required improvements were at the western access point on Knots Road. It was an eastbound right turn lane and a westbound left turn lane. and then at the eastern intersection a little further away um an eastbound right turn lane into the site and that's what has been required by NC do and agreed upon with D. So with those improvements, the analysis indicates there'll be adequate capacity um at these intersections to address the traffic for this development. And if you had any other questions about that or the TI process, I'm happy to answer those.

I had a question. You know, I I noticed on Knox Road at the side access one, it said uh recommended to provide a right turn lane and a left turn lane, but I didn't see any other access point or any other place like you just described which had a turn on the image that's on the screen of the image that would be access.

Okay, thank you for that. Thank you for that clarity. Thank you, Erin. And um my final point I would like to highlight uh the reduction in the amount of square footage that we're, you know, looking to build is will result in a 60% reduction in the traffic from what is currently allowed. So we're currently allowed, you know, significantly more traffic than what we're proposing to come in with this new development. And this line industrial traffic would be significantly less than if you filled 52 acres up with single family homes. Those generate a lot more trips every day than than um than this type of development. Uh one final thing, we are, you know, committed to working with our neighbors. I know any concerns they have about, you know, buffering landscaping screening, we'll work with them on that. Um, all the lighting of course is going to be compliant with the city uh code. We'll our lighting will stay on our property. Uh, it will not throw light on anyone else's property. Uh, and and we'll definitely work continue to work with them to hear any concerns they have. And with that, I'm happy to answer any questions. Would appreciate positive recommendation for this project.

Miss has a question. Just to bring this back to center, you're currently zoned LI in the county. You want to come into the city with the exact same zoning LI. I'm assuming that's so that you can get some water and some sewer. Yes, Commissioner SK.

So, in terms of the use of the property and I know that the of the building can change because you haven't conditioned it. But you're basically going from LI to LI, from the city, from the county to the city to get water and sewer and develop it. Yes, ma'am. It's not more complicated than that. Thank you.

Any more questions? Thank you, Mr. Thank you. Okay. Now, anyone wishing to speak in opposition, you have a shared total time of 10 minutes. Please line up over here by the podium and give us your name and address. Do we have any people online? We do. Uh, we do share Megan. Okay. Okay. First, first I would like to hear from um let's see Mr. Wilson. Is Mr. Wilson here?

Will you speak first, please? Mark Wilson 5420.

Okay, fine. Fine. Thank you so much.

Good evening. Carla Bennett, 5410 Marley Drive. I'd like to start off by saying this is my first introduction to um the developer and his attorney. I have not been informed as of yet. I purchased my house on Marley Drive uh January 31st of 2024. Um I've spent the last year and a half of of my with my property um creating a wildlife sanctuary on my property. I've heard you speak about uh a better green burrow, a better place to live, and that's exactly what I've done with my property is try to make it a better place to live by creating a wildlife sanctuary. Um there was originally a pond on my property that was um in essence over the last several years taken away that we have reintroduced to the property and recreated the pond where we now have wildlife, many forms of wildlife including deer, uh miscellaneous birds, foxes, things of that nature. Sorry, I lost my train of thought there for a second. Um, as I had said previously, this was my first introduction to the attorney's office. I have not um had any previous um engagement with their office or with the developer's office as far as the plans that are taking place at the end of Marley Drive and Knox Road. So, I'm very concerned as I listen to you talking about developers and how much forethought and planning they have gone

into with the developments that they're uh creating around the area whereas this particular devel developer has not notified the neighbors at all to my knowledge and there are five of us here from the development of Marley Acres that can all contest to not informed of any of the going on with the properties that he is u discussing. Having said that about the wildlife on my property, I'm concerned because my property is currently an agricultural property and he would like to make it a city property which includes all the uh the space in between acres uh Marley Drive, Marley Acres and Knox Road. Um, as I have said, um, being a, um, making my property a wildlife sanctuary, I don't know what that is going to mean for me as far as the city becoming involved. And I I really would like to know what that will mean for me other than, as he says, water, electricity from

Can you tell me one more time your address? Was it 5410? 5410. We have three and a half acres. Okay. So, Mr. Kirkman, um would that property at 5410 become part of the city if it's not part of this annexation? Uh no, it would not. Um this the request is only for the subject property. So, the actions that they're referring to won't have any impact as far as the jurisdiction of the other existing properties which are still in the county. Okay. So, you won't be part of the city, you'll still be part of the county. Um It's still still zoned agricultural. Yes. Everything just like you have it now.

Okay. But what will change is the development of large warehouses which includes even though these states that they'll make sure that all lighting and things of that nature will only affect their property. What else what it will affect is the wildlife that encompasses that area including the different and such. Yeah, it it it is currently zoned for li, you know, in the county. So, as it exists right now, they could build the exact same thing on the property.

You are correct. You are correct. But I also would like to point out, as you had stated when you're talking about building these apartment complexes, places where people live. You currently have five properties that he has purchased that he's going to convert into warehousing. A total of 56 acres. This same property could have been used for single family housing. Mr. Kman, could that occur if the if the land is is CZ Li? Could it become

right under the current zoning designation? It could not. Light industrial zoning doesn't allow residential uses. They would have to resone the property to some type of res. Right. So, as it is zoned right now, it could not ever be residential. Okay. Just just we're getting clarity as you're asking the questions and we appreciate your questions because we're getting clarity. So, thank you so much. Okay. Thank you so much, ma'am. I'm Aaron Butler and I'm not take but just a moment. I'll let We need your name and address.

Yes. Aaron Butler. My address is 5419 Marley Drive and I've lived there for 46 years. My wife and I built a house there and everything. It's a nice pretty little quiet quaint neighborhood and we'd love for it to stay there. But quickly u that meeting the gentleman was talking about years ago, it would have filled up this room almost people against this uh the annexation. But I am against and if you live, every one of y'all would be against it also, but I'm against the county and we would like to remain that way.

But just clarify and I drove down your street today. It's a lovely street. I drove down your street today. It's a lovely street. It's a beautiful and it dead ends at 5432. 5430 and that's where the street stops and I'm concerned there'll be rightway traffic going in and out of there. I don't think there is an exit access, you know, it's intended on Knox Road from the from the information we've been given. Yes, ma'am. So, so you're not going to be annexed into the You're still going to be Thank you so much.

Thank you for listening.

Oh, thank you for coming. You know, two county filled up and they were against it and still are thinking about life. There could be 400 each day. We don't think that we're very concerned about the danger. So ago there was a fire building and fire trucks couldn't get to the building and right here where the congestion was intersection and so we're concerned it's hard to get through there congestion and so if you look at the estimate on the trips per day 1488 per day with 100 per hour and 252 research is 200 over

it just won't work because we had a congestion problem here to the right across from the truck stop on the left and the property on the right is on the northwest side that the developer was told it's an understanding improvements involved understanding that the developer that is going to have to make improvements before can be wellctionrounding that we have right now when I look all I see and we've already had commission the need for housing. Two on the road, one's vacant, another partially vacant. So, I don't think this will be consistent with what I see in the area. These trucks are going to cause noise. discriminates usable, makes the area more dangerous to older adults, people make them hard, make it hard to get through

trucks. If you have 400 trucks per day during an 8 hour period, that would be one truck per minute. During a 24-hour period, roughly it would be one everybody going the wrong way on the street. And this is something that happens all the time. But the reason it happens is congestion. There's too much has already behaviorist. already those transfer trucks. It's going to be hard to be able to speak at the rebuttal. police officers.

Thank you so much. photo.

All the trucks have to go through this intersection

station, right? No. Okay. station, but there's one way back down. But there's another one. There's another one. Greensboro Fire Department could not get through this inter.

Thank you. Thank you so much. Thanks so much. And now Paul, Mr. Gilman,

I'm just I keep asking the same question that you're asking and they keep referring me back to what I did which was thetal88 but they don't break that down and I think they should all be informed. So I'm having to try to figure out How many trucks that would be and it's a lot of trucks when you think about 1488 trips per day and some of those will be some of those 152 portion of them and I don't think that 400 a day is an unreasonable estimate. Okay, thank you.

Mr. Is that a reasonable estimate? I would actually defer to the traffic engineer for the site. for the most part. But I who would that be? That was Miss Go a few minutes ago. But I I will add that due to the nature of the site being light industrial without an identified final user, the light industrial trip generation numbers does typically grossly overestimate for some of the smaller warehousing or things like that. So it's a conservative worst case scenario kind of gives you, but she can probably speak more to that.

Yep. Yep. Okay. Technically. Okay. One question. Did you receive the letter that the city sent? Did you receive the letter from the city that was sent to you as well as the one from the um developer? You should have received two notifications. Did you receive two? Yes, madam chair. But may I say something? Sure. No. This has been one of the main problems I've had in this matter. I've only had five days notices. Okay, so we all know that July 4th is a holiday and people go out of town. I heard about this. I heard about this.

But um I didn't go out of town until the weekend after July. Well, I didn't get this until the night of the 15th when I came back home. Right. And so um that's okay. I got the letter from the developer, but it was on the 15th and his meeting was on the 9th. So it was impossible for me to even go. And so I think and then as far as the cities, I got that as well. Okay. And I think it would be better if the city would send out 25 days ahead instead of like 15 or 18 because of these holidays. I think this this is state law. Isn't it state law when it has to be sent?

Yeah. General statute 160D 601 calls for the first notice to go out between 10 and 25 days prior to hearing. Uh it calls for the notices to go out on two successive weeks. So there is also a problem I would think where if you send the first one out too early in advance of the hearing as well but again state law 10 to 25 days first. Thank you for that clarity. Thank you so much. Thanks so much.

Now we're at the rebuttal. The applicant um will have five minutes. Thank you very much. Uh I just would like to address a couple points and not labor them. Obviously the annexation of this property does not require any other property owner to be annexed. It doesn't want to be annexed and our plan we do not have any intention or plan to connect to drive. So those are a couple of concerns that were raised. Um I certainly I want to go back to, you know, maybe this is a good example. You can see the large uh development just south of Interstate 40 there. And then if you look at this, this is what's currently zoned, you know, light industrial. And then here, here's your future land use. I say that for two reasons. One, what we're asking fits perfectly with the plan the city has spent decades developing and implementing. Um, but I do say that with sympathy and understanding for Mr. Butler. You know, he's been there 46 years. I guarantee it didn't look like it does now 46 years ago. And I'm sure he was in much more of a countryside and

you know, unfortunately for him, you know, the city has come to him and it's going to keep going and it's going to go past him. That's just the way it's going to work. I would and that doesn't mean he can't be upset about that. But, um, we respect that and understand that. We've had very respectful conversations, but I do want to point out that, you know, you Marley Drive is built right on the interstate and that that that interstate was there at that time and it's been there for a long time and particular stretch of interstate from um where 40 and 85 join together is one of the five busiest stretches of interstate in the entire United States. Um that was you may have heard of Bucky development out in Alamance County. That was exactly why they wanted to be there was that's one of the busiest sections of interstate. So unfortunately for those neighbors they live right on that inter There's going to be traffic. There's going to be congestion. We're not going to add anything near that. I mean, we're going to be quietly prepared to, you know, agree to continue to work with them to reduce anything you impact that we can. I would like as a final point just to say, you know, one of the things I've learned is traffic is all relative. The people in Brown Summit think that the traffic in Greensboro is horrible. The people in Greensboro, you know, think that the traffic in Charlotte is horrible. The people in Charlotte think that the traffic in Atlanta is horrible and so on and on and on. And sometimes adding three cars to the road in front of your house seems like a lot of traffic, but in the big scheme of things, you know, our experts working with GOT and NCO have have determined

that This this use will not create a dangerous situation. It will continue to allow appropriate and acceptable levels of service. And importantly, it's a lot less traffic than a residential subdivision. And it's 60% less traffic than what we're currently currently under. So, we feel like this is a move in the right direction. I'll be happy to take any other questions that you may have. Any questions from the commission? You have a minute. Um, if you're finished, we'll go to the opposition. Okay. So, we'll have the rebuttal from the opposition. You have up to five minutes.

Chair Maggot. Thomas Smith is online. Okay. So, let's hear from let's hear from Thomas first. Thank you. Can you see me now? Can you hear me? One minute we'll be able to see you hopefully. Okay, there you are.

Yes. Okay. I'm Thomas Smith. I'm probably as close as Marley Drive. I'm on the other side of the development. I'm at 715 Road. All of this affects me because I grew up on that land that uh was my dad's property and uh I've been curious to see what would happen to it. I know we all have to accept change in life. My main concern about the property, as everyone has said, is the traffic. When Publix come out here and they close down Birch Creek Road, we got the brunt of all the traffic that comes from the Plainsville to this interstate. Anything that comes from Sadelia comes up Knox Road. Our traffic has tripled or quadrupled since that took place. The other issue is this truck stop up here. We were told the trucks were not going to come down here and come up Knox Road because they have to get diesel fuel. But they do come up this road. It's constant day in day out. Big trucks 80,000 or greater pounds coming up and down this road. My understanding when they put this in, I understand yes it'd be better than us having a res. development. Less traffic there, but the big trucks are a problem for us. So, my concern at this point is the traffic issue. Uh, I understand the two turnouts that are going to be put in that will help, but it's still going to increase the traffic coming up and down Knox Road.

I had a gentleman tell me several years ago, Knox Road is targeted as four lane highway. I don't doubt we won't see that. That will come at some point. I may not live to see it, but it will have to happen. With this type of growth, that's my concern. I understand the the uh owners that are going to do this. It's a beautiful plan. It's a nice uh development that they're proposing, and I'm sure that they will do a good job of that. Uh, like I said, I I'm I'm more welcome to that than I am 5 to 600,000 houses over there, which would be riff raff and all the trouble in there, at least with the with the uh industrial with the warehouses. Typically, it'll be 8 to 5 and we won't have hopefully the trouble. My other concern at this point is that we are counting if this is incorporated into the city. The city's going to have to have a long ways to come to respond to any problems out here. As it stands up here, the truck stop, my understanding is that since they are part of the city, the city of Greensboro has to drive all the way out here to respond to a theft or anything going on up there. It takes their response time. It also takes our fire department's response to time and death. So there's a lot of things to consider with this to be incorporated into the city. As I said, I just reiterate the traffic problems I think are going to be the major issue. I thank you for your time.

Thank you so much, Mr. Smith. and 21 seconds. Please state your name and address. Mark Wilson, 5420 Marley Drive.

The neighborhood interaction that I heard from Mr. Fox. It's like he's in another world. Um, we didn't really get proper notice of this thing. I finally got five days notice. Um, people should be holiday to send these notices out earlier to misunderstandings and all of that. So I don't think the community really was involved. In fact, I think I'm the only person that Mr. I think I'm the only one he's been talking to. So my neighbors really haven't been contacted. I don't think when you don't get notices and they come in late, it's a very difficult situation. So, um, I think the neighbors have have said, "We don't want this. It would be too dangerous. It's going to make the road more dangerous." Those heavy trucks, not sure we can't support that, especially with what we have now. There needs to be an improvement to that intersection. And the city recognized that when it required the improvement for improvement of the property across from the stop. So let's be consistent and let's require again make this developer wait on the improvement.

I'd just like to say thank you so much for coming in. We want to hear your concerns and we appreciate you coming to speak with us this evening. So thank you so much. Chair Maggot, if I may, already spoke to the the timeliness of notice question. I just want to slightly amend something I said prior to the rebuttal period in referencing the 10 to 25 day period. I did make a comment about two successive weeks. That's of course not for mailing. That's notification. There's more mailing city out. So, just wanted to make sure that was clear. Thank you for that correction. Thank you so much. Okay, so without further objection, we will close the public hearing. Um, are there any comments or thoughts to be shared at this point? If not, I will

we just with all due respect, I'm Aaron Butler again, but we just closed the public hearing already. I'm sorry. Okay. I'm sorry. Thank you. Thank you so much. I'm sorry. I'm sorry.

Thank you, Madam Chair. Very quickly, I just want to add read your emails community one thing. Last year, I was going through notes from last year, July, September. Well, July, August, September, we had we voted in favor of unit developments for 930 Knox Road, 626 Knox Road, and 5936 Road. You get the idea. The idea is that development is happening. And there's also we know that the NC project which began in the early 2000s. Um they're still looking at opportunities for how they can improve these areas. Bringing city infrastructure to that area can make some tremendous enhancements. We are adjacent to another county that we have to remain competitive especially by the interstate to attract businesses and economic development. So this is going to be something that is going to be very helpful. I saw the emails about uh not consistent with surrounding use. Well, I beg you to differ. It is consistent with surrounding use and it's going to enhance many other areas, but with all due respect to the community, this is a step in the right direction and is really going to make positive transformation. So, thank you.

Any other comments? Okay, we will take a vote. All those in favor We have to make a motion. Please someone and this will be the annexation first. Yes, we need the annexation and then the chair. Thank you, Mr. Conor and Mr. Okay, we will take a vote. All those in favor signify by raising your hand and saying I. All that passes. Now we need a consistency statement.

Yes, I'll make a motion. 257 011 725 729 and 745 Knox 5437 and 5441 Marley Drive. The Green Planning and Zoning Commission believes that it action to recommend approval of the original zoning request for the properties at 725, 729, and 749 Road and 5437 and 5441 Marley Drive from CLI County to city CD light to 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 request is consistent with the comprehensive plan for map and future land use map zoning districts that fit the context of the surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical condition, and other attributes of the area. It will benefit the property owner and surrounding community and approval is in public interest.

Need a second. Second, Mary. Thank you, Miss Okconor and Miss. Now, we will take a vote. All those in favor signify by raising your hand and saying I. I.

All oppose. That passes eight to zero. Final motion for Z257012 portions of Interstate 8540 in Milream Road. The Greensboro Planning and Zoning Commission believes that it action to recommend approval of the original zoning request for the properties at a portion of Interstate 8540 right ofway and Milstream Road right ofway from County Agricultural and County CZ light industrial to city LI light industrial to be consistent with the adopted GSO 2040 comprehensive plan the be reasonable in the public interest for the following reasons. Request is consistent with comprehensive plans future build for map and future land use map. The proposed city LI zoning district permits use uses that fit the context of the surrounding area and limits negative impacts on adjacent properties. The request is reasonable due to the size, physical condition, and other attributes of the area. It will benefit the property owner and surrounding community and approval is in the public interest. Mary schemes second.

Thank you, Mr. Her Connor. Miss will take a vote. All those in favor signify by raising your hand and saying I. I. All oppose. That passes 8 to zero. Um we are now going to um u this constitutes favorable recommendation for the annexation. The 2530 and the original zonings for Z2507-011 and 07-012 and this constitutes they are all a favorable recommendation and is subject to a public hearing at the Tuesday August 19th 2025 city council meeting. Thank you and we will be closing the hearing. All in favor?

I You don't have to let me speak. You can go home. Go ahead, Mike. I'm sorry. Well, I know you guys always want to know what's on next month's agenda. So, yes, please let us know what's on next month. Our current count, we think, is 16 total items on the agenda. Wait, I can't hear you. 16 total items on the agenda next month. Uh, as well as a plan. Yes, we'll we'll discuss that later at a later date. Yes. Uh there's things that are overlapping in groups of items. So, it's not all that number of hearings, but that's the number of total items we look at right now. Okay. And that's the annex. Okay. Thank you so much. Thank you for good.

Did we move to ajourn? I'm sorry. Okay. That was all right. I believe it's ajourned by consensus. I think is where I hear that. Recording stopped.

There we go. [Music]