Planning & Zoning Commission - Regular Meeting

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Hey, hey, hey. All All right, we are going to proceed. Good evening, everyone.

Recording in progress. My name is Mary Schmes and I'd like to welcome you to the November 17th, 2025 meeting of the Greensboro Planning and Zoning Commission. Like to introduce or have the other commissioners introduce themselves, please starting from my right. Stu Nichols, Keith Peterson, Katherine Maggot, Warie Downey, Ted Oliver.

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

signed up to speak in opposition and in which commission members do not feel necess necessitates an indepth discussion will be moved to the top of the agenda. Staff will provide a shortened presentation for those expedited cases and the applicant, if desired, will have two minutes to address the commission to provide any additional information they want the commission to know. Expedited cases will then follow the procedures previously outlined. When speaking here tonight, please direct all questions and comments to the planning and zoning commission, not to staff. The commission will ask staff to comment on questions when case is called. you're interested in, please come to the podium and state your name and address for the record. If you are participating online, please find and use the raise hand function under the reaction button. You'll be called upon to speak in the order in which the hands are raised. All approved and/or denied cases receiving six or more votes will constitute final action unless an appeal is submitted in writing to the planning department and the field appeal fee is paid within 10 days. All cases receiving a majority of favorable votes but less than six will be subject to a public hearing by the city council. All cases involving an annexation are also subject to final approval by the city council. Participants in the Zoom meeting will be able to view the meeting and speak when they are called upon. The meeting is being recorded and televised on Greensboro Television Network. In addition, the telecast is being closed captioned for the hearing impaired. And now we'll hear from our attorney regarding additional items we need to consider. Thank you, Chair Skins, and good evening everyone. Um, tonight the commission is going to work through a number of considering a number of reasonzoning

applications and I just want to remind everyone that when the commission is considering these resoning applications, its determinations are based on the land uses that are put forward under the proposed zoning district and also any conditions that have been proposed by the applicant. Now, land use impacts on public infrastructure are relevant in reszoning matters, and it's important to know that the commission is not here to decide every detail of development. However, um that process involves staff input and evaluation that goes beyond the scope of the commission's work here this evening. Um if a resoning would generate a certain amount of uh traffic flow, the commissioners will have been provided with a summary traffic impact study. Uh meanwhile uh many sight specific development features such as the means of means of uh storm water management are evaluated through the technical review committee rather than in this forum here. Uh lastly if there are concerns that excuse me lastly concerns that are not related to land use are not gerine to the commission's consideration of reszoning applications. Uh, for example, generalized concerns about crime rates or who may live at or use a property are not for the commission's consideration. If there are questions about matters that are not um dealt with this evening, those may be directed either to the planning department or city technical staff as appropriate. Thank you.

Thank you. Um, need to um move into the agenda now. Uh, need to acknowledge the absence of Commissioner Erica Glass. Um, next item is the approval of the minutes uh from the September 3rd, 2025 and minutes as amended uh for the October 20th 25 meetings. Do I hear a motion? Hey, Mr. Per, don't forget to use microphone. Thank you. Make a motion to approve the minutes from September 3rd. Second, Miss Mayor.

All right. September 3rd minutes. have been approved about the October 20th as amended. Do we take a sorry, chairs, should we take a vote on that? Take a vote. I think we should. All right. All in favor of approving the September 3rd, 2025 minutes, please raise your hand. I That's unanimous. Now, on the October 20th, 2025 as amended minutes, I'd like to make a motion to approve the as amended minutes from September. October October. From October 20th.

All right. We have a motion and a second to approve the amended minutes of October 20th. All in favor, raise your hand and say, "I, please." I. That was unanimous. Do we have any withdrawals or continuences? We do not.

All righty. Uh now, as stated earlier, we uh are going to look at the cases that are expedited that we have no opposition to and those items will be moved to the front of the agenda. Those cases are 4218 Farlo Drive, 4212 South Elm Eugene Street, 40 430 and 432 Green Bryer Road, and 1419 Glendale Drive. If anyone here is in opposition to any of those cases, please let us know. If not, we will proceed um with 4218 Farlo Drive, which is Z-25-11-00001. If since Are we back on now? No. Would Would uh staff please read the case for Farllo Drive? Since we don't have screens, my eyes are not that good.

Okay, good. This is item PL25-43 and Z2511-00001 and annexation and original zoning request from county RS40 residential single family to city R3 residential single family 3 for the property identified as 4218 Faro Drive generally described as south of Farlow Drive and east of Garcy dry part dry 0.46 acres. This is a zoning map showing the subject property contains approximately 0.46 46 acres and is located south of Farllo Drive and east of Gasley Park Drive. This is an an annexation and original zoning request from county RS40 residential single family to city R3 residential single family 3. North, east, and west of the request are zoned county RS40 residential single family. South of the request is zone county AG County A which is agricultural. This is the aerial map and it shows that the subject property contains a single family dwelling currently under construction. North, east, south, and west of the request contains contain single family dwellings.

And in recommending approval, staff states that the GSO 2040 comprehensive plan currently designates the property as urban general on the future built for map and as residential on the future land use map. The proposed original zoning request supports both the comprehensive plans creating great places goal to expand Greensboro citywide network of unique neighborhoods. Offering residents of all walks, all walks of life a variety of quality housing choices and the filling in our framework big idea to arrange our land uses for where we live, work, attend school, shop, and enjoy our free time to create a more vibrant and livable green coral. The proposed R3 zoning district is primarily intended to accommodate low density single family detached residential development of up to three dwelling units per acre. The request permits uses that are present on adjacent tracks and this is a straight zoning request.

Thank you. Um the applicant is here. You have two minutes if you so desire to speak about your case. All right. Seeing none. All right. It does not appear the applicant would like to speak. And since we have no opposition, uh we will close the public hearing. This is an annexation as well as a reasonzoning. Discussion. Motion.

I'd like to make a motion to to annex Thank you. Uh PLP25-43 Commissioner Keith Peas and I second annexation. We have a motion and a second to approve the annexation. All those in favor raise your hand and signify by saying I.

That's unanimous. That ends up being 8 to zero on the reszoning. Commissioner Keith Peterson, item Z-25-11- Z001, the Greensburg Planning Zoning Commission believes that his action to recommend approval of the original zoning request for the property at 4218 follow Drive from County RS40 residential single family to city R3 residential single family-3 to be consistent with the adopted GSO 24 comprehensive plan and considers action taken to be reasonable. and in the public's best interest for the following reasons. The quest is consistent with the comprehensive plans, future built format, and future land use map. The proposed city R3 zoning district permits uses that fit the contents 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's best interest.

Can I close? I second. Okay, we have a motion and a second [clears throat] to approve the reasonzoning. All those in favor, please signify by saying I and raise your right hand. I that also passes 8 to zero. Um, this constitutes a favorable recommendation since it involves an annexation and is subject to public hearing at the Tuesday, December 16th, 2025 city council meeting. The next case will be 4212 South L Eugene Street. Thank you.

Um I'm going to try I think I can do this. Um item PLP 25-44 and Z-25-11-00003 an annexation and original zoning request from county AG agricultural to city PI public and institutional for the property identified as 4212 South Elene Street and a portion of Ritter's Lake Road rightway generally described as west of South Elene Street north of Ritter's Lake Road 8.88 acres. Mr. Nelson,

thank you. Chair Stevens, this is the zoning map of the property and the sub property contains as you said about 8.88 acres. It is 9.34 here as it includes some street rottway. This is located west of South Eugene street and north of Ritter's Lake Road. This is an annexation and original zoning request and county agricultural to city PI. North of the request is zone city CDCM conditional district commercial medium. East of the request is zone county RS30 residential single family. South of the request is zone county a and city CDLI condition district light industrial and west of the request is zone city RM18 residential multif family 18. And the arrow map shows that southern property currently contains a religious assembly use. North of the request contains undeveloped land with retail sales farther north of it. East of the request contains single family dwellings and undeveloped land. South of the request contains a warehouse and distribution used which under construction. And west of the request contains undeveloped unopened rideway and undeveloped land. And recommending approval of the request. staff know that the GSO 2040 comprehensive plan designates this site as urban general on the future built for map and as residential in the future land use map. The proposed original zoning request supports the GSO 2040 building community connections big idea to maintain stable attractive and healthy places to live and raise families and staff know that the proposed PI public institutional zoning district would allow with land use that are that are present on the subject property today and are compatible with the area's general character. Happy to answer any questions. Any questions of Mr. Nelson? I don't see any. Would the applicant like two minutes, please?

Good evening. Thank you, Chair Sch. Good evening to the board. Amanda Hodier, offices at 804 Green Valley Road, Sweet 200. And just very quickly for the completion of the record since this does have to go to council, I just wanted to state um that I'm here on behalf of the property owners and the applicant petitioners, the uh South Elm Baptist Church. I've got with me Jackson Jones pastor and Josh Seismore, treasurer to the board. Um and I just wanted to state that this request um is fully predicated on getting city utilities. As you heard from the staff report, very vibrant and growing area and the church just wants to embrace that. Um come on into the city fold. So, thank you.

Thank you. It's a minute and a half left. Does anyone else want to speak in favor? Seeing none, and since this is expedited, there is no opposition. So, without objection, we will close the public hearing, discussion, motion. PL-25 25-44 make a motion approve for annexation of 42 South Eugene Street portion of British Lake Road. Ste Nichols. I second. Okay, we have a motion and a second to approve the annexation. All those in favor signify by saying I and raise your hand. I

that passes 8 to zero. The Greensboro Planning and Zoning Commission believes that its action to recommend approval of the original zoning request for the property at 4212 South M Eugene Street and a portion of Ritter Lake Road right ofway from county AG agricultural to city PI public and institutional to be consistent with the adopted GSO 240 comprehensive plan and considers the action taken to be reasonable and in the public interest for the following reasons. The request is consistent with the comprehensive plan's future build format and future land use map. The proposed city PI zoning district permits uses that fits the context of the surrounding area and limits it negative impacts on the adjacent properties. The request is reasonable due to the size, physical conditions and other attributes of the area. It will benefit the property owner and the surrounding community and approval is in the public interest.

Second Mari, we have a motion and a second to approve the resoning request. All in favor, please signify by saying I and raise your hand. I

that was also an 8 to zero unanimous vote. Uh this constitutes a favorable recommendation is subject to a public hearing at the Tuesday, December 16th, 2025 city council meeting. Thank you. All right. Next case is uh 430 and 432 Greenbryer Road. This uh Z-25-11-00004. It's a resoning request from CDO conditional district office and CDO conditional district office to CDCM conditional district commercial medium for the property identified as 430 and 432 Greenbryer Road generally described as north of Greenbryer Road and east of North Elm Street 1.70 acres. Mr. Carter.

Thank you, Chair SK. This is the zoning map of the subject property which shows that the subject properties are made up of two separate conditional district office zoning districts. Um the property itself is 1.7 acres and the request is to reszone from those two separate conditional district office zoning districts to a conditional district commercial medium zoning district. North and east of the request are zoned RM18. South of the request is RM is R5. West of the request is zoned RM18. Conditional district commercial medium and conditional district commercial high. This is the aerial map of the subject property showing that it is currently undeveloped. North and east of the request contain multif family dwellings. South of the request contain single family dwellings and west of the request contains multif family dwellings and retail sales. [clears throat] These are the conditions that were proposed by the applicant. And in recommending approval of this request, staff notes that the GSO 2040 comprehensive plans future built format designates the subject property as urban general and within a community scaled activity center neighborhood and community scale activity activity center. The comprehensive plan's future land use map designates the majority of the property as residential and a small sliver in the northwest corner as commercial. The proposed resoning requests. Of course, the GSO 2040 comprehensive plans filling in our framework goal uh for every neighborhood to have convenient access to first rate schools, services, shopping, parks, and community facilities and the u becoming car optional strategy to encourage new development that is compatible with the intended use of the adjacent roadway.

The proposed CDCM zoning district as condition would limit uses to all uses uh permitted within the CM zoning district except eating and drinking establishments with drive-through facilities. The proposed uses are compatible with the general character of the area and uh its continued development trends. The change in zoning for this property is appropriate given its proximity to the major thare. With that, I can answer any questions that you have. Any questions of Mr. Carter? Thank you. Thank you. Would the applicant like two minutes?

Good evening to the commission. Uh Britain Lewis, Brothers Moroth, PA. Address 235 North Edgeworth Street. Uh very little to add to the presentation. Just wanted to say good evening. The uh plan here is to reszone in connection with basically the development of food line across the street office was hot in 2000 when they resoneed this initially. It's not so much in 2025. So uh just keeping up with current trends uh here on behalf of GBL. Thank you for your time.

Thank you Mr. Lewis. Anyone else wish to speak? Minute and a half. Seeing none and there is no opposition. So we will without objection close the public hearing.

Yes madam chair like to make a motion for agenda item Z251004. The Greensboro Planning and Zoning Commission believes that it action to recommend approval of the resoning request for the property at 5 430 and 432 Green Bryer Road from CDO conditional district office and CDO conditional district office to 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. Number one, the request is consistent with the comprehensive plan's future built form map and future land use map. Number two, the proposed CDCM zoning district as condition permits uses that fit the context of the surrounding area and limits negative impact on adjacent properties. And number three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It would benefit the property owner and surrounding community, and approval is in the public interest. Commission seconds.

Okay, we have a motion and a second to approve uh this [clears throat] 430 and 432 Greenbryer Road. All in favor, please say I and raise your hand, please. I

That's a unanimous 8 to zero vote. This approval constitutes a final action unless an appeal is submitted in writing to the planning department and the appeal fee is paid within 10 days. Next case, 1419 Glendale Drive. Item Z-25-11-00005. the resoning request from R3 residential single family 3 to CDLI conditional district light industrial for the property identified as 1419 Glendale Drive generally described as south of Glendale Drive and east of South Holden Road 2.53 acres. Uh we were in receipt of some uh amended conditions. Um, we will address them at this at this point. Miss Harrison.

Thank you, Chair SK. This is the zoning map. I will start at the zoning map and then we'll get to the conditions. This is the zoning map showing the subject property is approximately 2.53 acres and located south of Glendale Drive and east of South Holden Road. This is a resoning request from R3 residential single family 3 to CDLI conditional district light industrial. North of the request is zone R3 single family 3 and LI light industrial. East and south of the request are zoned R3 residential single family 3. west of the requested zone LI light industrial. This is the aerial map and it shows the property is currently the property currently contains a mobile home, a mobile office and outdoor storage. North of the request contains retail manufacturing facility and religious assembly. East of the request contains a single family dwelling. South of the request contains a single family dwelling and undeveloped land. West of the request contains undeveloped land. Now the applicant has proposed four conditions and he has added condition amended or revised condition one and added condition four also revised condition two and I will read as

follows. Condition one, permitted uses shall be limited to contractor's office, warehousing and storage and outdoor storage. Condition two, in addition to the required type A landscape buffer where where permitted, a minimum 7 ft tall opaque fence shall be constructed and maintained along any property line adjacent to a residential use. And condition four, the maximum building area shall be limited to 2,000 square ft. And um you would need to make um vote on these accept these changes.

We need to accept these amended conditions. Do I hear a motion? So I make a motion to accept the uh additional fourth condition for um Z25-11-005 at 1419 Glendale Drive. Second. Okay, we have a motion and a second uh to accept the amended conditions. Uh all in favor, please raise your hand and signify by saying I. I. That constitutes.

Chair schemes, if I may, I apologize. I may have misheard uh Commissioner Magged's uh motion, but I I believe I heard her just say accepting the the fourth condition when there are those amendments uh earlier uh to the conditions as well. I just want to make sure the full scope. Oh, sorry. The full the full the full scope. You said all four. Oh, I apologize. I misheard. Sorry. I did hear that. Okay.

All right. So, we have just taken a vote to accept all four of those conditions with uh one and two having been amended and or added and we've approved that. So, we can move on to uh let's see where are we? recommendation. Okay.

And in recommending approval, staff states that the GSO 2040 comprehensive plans future built form map designates the subject property as planned industrial and as industrial on the future land use map. The proposed request supports the growing economic competitiveness big idea to build a prosperous resilient economy that creates equitable opportunities to succeed. And the comprehensive plans filling in our framework big idea to arrange land uses for where we live, work, attend school, shop, and enjoy our free time to create a more vibrant and livable green spor. The proposed CDLI zoning district as conditioned limits uses, adds building height restrictions, building area restrictions, and includes enhanced visual screening to provide appropriate transitions between the proposed use and the existing residential uses to the east and south. And I can answer any question that you may have.

Any questions, Miss Harrison? Thank you. Would the applicant like two minutes to discuss their case?

Uh good evening. My name is uh Josh Robas and this is my dad Poniano. Um, as of right now, we're running out the the land and I just wanted to just give an introduction and as far as the requirements and everything. Could we have your address, please? Oh, sorry. Um, it's 1419 Glendale Drive and um, give me like the zone thing or the number. I think they just wanted it for the record.

Oh, okay. Um but yeah um as far as everything else we are going to do the requirements as far as the as far as the seven ft tall applicate fence with the wire mesh and the cover privacy all across the property line. Um the building height it will definitely be limited under 40 ft and the landscape buffer is definitely the most important thing as far as taking care of all the property. Um making sure that everything looks at least presentable to street because I know right beside us is residential and right beside us on the other side is light industrial. So, um yeah, that should be about it.

Good evening. Uh I just wanted to say like the you know the we've been trying to have communication with the neighborhood. Uh we organized meeting with all of them and unfortunately nobody show up. Uh been constantly talking with some of the closest neighbors and uh I haven't have any luck talking to them recently. So that's what I wanted to I would like to you know meet everybody personally and say the plan that we have for the property and our purpose for the property is you know just uh help the neighborhood at the same time keep it organized everything you know as it should look I know we're just looking right now because uh this is it's been a process and everything but we just waiting for the you know decisions to just do the things the They have the property that we should should.

Thank you. All right. Any anything else? Could could you expl excuse me, could you explain what he said? I'm sorry. I really could not understand what he had said in terms of um was it about outreach to the community? I thought he was

Yes, ma'am. Yeah. Um, so we've reached out to the whole neighborhood all the way down the block all around the area. We sent um emails to the I think like the community like people that take care of the area. Yeah. Yeah. We reached out to them on emails. Um I we sent multiple letters and mail to all the neighbors all around the area. Um we've organized meetings as far as meeting up with the community. If anyone has any questions, you know, we feel free to reach out. We set up a meeting about two or three weeks ago uh as far as inviting out everybody and um unfortunately nobody showed up but we were more than prepared. We ran out of like a um event center and we were there for about four hours waiting but unfortunately we didn't get no luck on someone coming out but other than that that that was about it. But um still have a clarification question. Um, but

when you spoke to the neighbors, did you did they what did they say?

Um, as far as uh speaking to the neighbors, we um the ones right beside of us, they were, you know, completely fine with it. We've talked to them and then um I think um if I can remember correctly, all the other ones, of course, we didn't knock on every single door all the way down down, but as far as reaching out to them, we talked to the ones right beside of us across the street. Um they didn't have no opposition to any of it. um we we as far as uh explaining to them what we're going to be doing and future plans and restrictions and everything like that, we mentioned to them about it and um and yeah, and everybody else we um we had letters out, but other than that, we didn't get no other feedback from them.

Okay. So, for clarification, what date was your particular meeting? And do you have a sample of the outreach? Yeah. Um, does a photo work or no? Like a Okay. Yeah. But just curious, what date was your particular, you know, because we just had a municipal election. People were very busy, especially in that district. It was um it was November 8th on the Saturday and we reached out to him about was it Saturday? Yeah, it was a Saturday and we reached out to him about a week ahead event. Some of them were two weeks ahead and we reached out some. Okay. Thank you.

So, you gave your address as the property. Do you live there? Oh, no, sir. No, no, that's um a light industrial. Yeah, it's a light industrial. It's just for our work. That's But you said your address was 1419 Glendale. Oh. property. We live in Nashville, but this is the property. Yeah, we just uh it's kind of like a shop just for it to be like as far as organized and just have our just stores there. So, Chair Skins, I see you may be wanting it.

Well, what what we need for the record is where you reside. What is the address of where you reside? Your home. We live in that you 960 Straight Street in Ashboro. Yeah. 960 Straight Street, Ashboro and C in Ashboro. Thank you. Your ears are really good. Okay. All right. Any other I got a question, but I want him to He was answering the question for Commissioner Downing. Oh, no. He was showing you something.

Oh, that's where they held the meeting in the clubhouse at Creekidge. Well, I just want to see the the letter the communication that was sent since you said you sent it and you know, you waited for four hours. Just want to see that um the veracity of what you're saying. And you spoke to how many people in the neighborhood and how many letters were sent out? How many did you see? It was about approximately 50. And emails. Yeah.

50. And how many people did you personally speak to in the neighborhood? You said you walked the neighborhood. Excuse me. I had a chance to talk to uh the main neighbor beside me. Mhm. And then uh personally I talked to three people, you know, three different households. Yeah. The one closer closer to the property. Oh, okay. Let me ask you a question. So your your residence is in Ashboro and this property right now looks like it's already zoned for light industrial. It's R3. I mean, it looks like the picture. I'm sorry. Oh, it looks like

you're saying the use on the property is an industrial use, right? That is the reason for the resoning request is because the use would not be allowed with the existing zoning. Correct. But it looks like because I remember this from May May of this year, there's no difference in the property use. So was you using this property now as an office for the landscaping business? We're just uh living you know there we don't have any office. So you was the last time you came to us it's our understanding that it looked a certain had a lot of uh trucks and um vehicles on it.

Yeah. Okay. And what what we're saying now is it looks exactly the same. When you came to us the last time, we said that it was an R3 and you weren't in compliance at that point. Correct, Mr.

Let me see if I helped the commission get where we are. All right. So, yes, uh the city did receive complaints originally about a use that was not allowed this property. We've investigated it. We did determine that the they have effectively a contractor use with outdoor storage and that is an industrial use on there. Um they did come before the commission a few months ago with just a straight zoning request. Um let me also remind the commission we're talking about use of property not necessarily the owner tenant etc on there with that the current request has come back. Part of the issue I think of concern was just the broad variety of things you could do based on just the straight request. They've now come back before the commission with a conditioner request that includes u height restrictions, vegetative buffers, um some use restrictions. So, it's a substantially different request from the previous one that you considered. The use that they are wanting to do is still the contractor use which would be allowed with this this request, but the request itself is definitely different than what the commission looked at a couple months ago.

But will the the properties being used continue to be used for now is for contracting and construction landscaping. See? Yeah, that's good. That's what I'm talking about. Right. So, if the resoning is approved, that would resolve the use violation. There's still some other things like screening we would have to deal with from the city ordinance standpoint, but the use issue would be resolved if the reszoning is approved.

See, my my only issue is, you know, we go out and look at these properties and you bring an application before us, we want to see the property as its original zoning, not operating what you want it to be. Then with the hopes and aspirations, we approve it. You get what I'm saying? Well, let's I think that's a great discussion item. Let's see if we have any more questions for the applicants. So, I have another question. Did you speak with John and Caroline Nance? They are the neighbors. at 1413 Glendale Drive.

Excuse me. I have met John. I spoke to him twice uh you know already and I haven't met his wife yet. I talked to him. So you spoke with him and what did he say? Uh I spoke with him last month. I tried to you know reach him last week but I didn't get any you know knock the door and they didn't didn't come out or they were not there. Okay. because we have an email stating his opinion about the property and he does not support it. Um, so just wanted to see if you had conversation with John and Caroline

next. I was, you know, try to talk to him like personally was going to uh to see I know the concerns that they have, you know, how the property was looking and at this time what I wanted to, you know, would you move the microphone closer to you? Really, I I can't understand anything you're saying.

Okay. I'm sorry, man. Yeah. So the last time that I talked to uh John I spoke to you know twice you know about the the purpose that we have for the property and uh so then I know that their concerns that's how everything was looking because we it was this is a process that we've been changing cleaning because you know the house that was there was demolition we would and organizing everything but then uh we our request is why we have the plan to you Make sure how you know have the relation and no affect any part of the neighborhood especially the neighbor besiders.

Any other questions? Thank you. The applicant. Okay. Thank you very much. Is there anyone else who wishes to to speak in favor of this particular application? Just one more question for the applicant. Nobody's living in that the um trailer that you have on there. No one's living there. No. Okay. Any other questions?

All right. I don't see anyone else to speak in favor. Um this was expedited. So we without objection we will close the public hearing and open for discussion. Now you can say what you said before.

Yeah, that's that's that's my only issue. Um I remember this uh item coming before us in May and um and and and oftent times we see uh you know applicants uh wanting to do a resoning but they operate in the land as if they already have the reszoning. So, we look at this and that's why I asked, is this like industrial or is it residential? And so, it's like they're putting the cart before the horse, you know, and that's what led back in May to some complaints that came to um so I'm just going to say that um this the location of this. Um, after seeing the land and looking at it twice and we voted an agreement against it, um, I'm still in agreement against it that it should not become light industrial. um for the reasons that the neighborhood is residential and there is property to the right of this location that is available for commercial and um the the conditions that you've given to add these fences I don't think they were suggested by the people it was just something you wanted to do um and it'scome a a a situation where we have to decide the land use for this particular property and I think it should remain as an R3.

Any other comments?

Yes, m I don't think I can support this at that time at this time. I think that's industrial commercial on the corner. Uh I think this is kind of being intruded in the neighborhood a little bit too much. So I I cannot support it at this time. What I noticed was the religious institution, I believe that's a religious across the street, is a fairly formidable and large structure and seems to be pretty popular and it didn't seem industrial across the street from a church was uh appropriate to me. Um I agree with all the other comments and would add that um one of the things that [clears throat] is really important for Greensboro right now is that we um expand residential construction as much as we possibly can. So um even though this is only one parcel, I think we have to do um whatever we can wherever we can to uh increase the availability of um parcels that can be built for residential purposes.

So I would just add um I understand the transition that you may want to undergo here, but um I don't think you were in compliance either way. So my positionality is that from a land use perspective, you're already using it as such, but it is an eyesore and that is a residential area. You're also right by a religious facility. I drove by the area right before I got here today and I'm like this is not going to work. So I would not be supporting this, but I do wish you Godspeed and success.

All right. Are we ready for a motion? Commissioner Keith Peterson. Item Z-25-11- Z005. The Greensboro Planning and Zoning Commission believes that it action to recommend denial of this reszoning request of the property at 1419 Glendale Drive from R3 residential single family-3 to CD-LI conditional district light industrial to be inconsistent with the with the adopted GSO 2040 comprehensive plan considers action taken to be reasonable and in the public's best interest for the following reason. The request is inconsistent with the comprehensive plan, future built form map, and future land use map. The proposed CD-LI zoning district, even as condition, does not limit negative impacts on adjacent properties. Nor does it permit uses that fit the context of the surrounding area. The request is not reasonable due to the size, physical condition, and other attributes of the area. It will be a detriment to the neighbors and surrounding community and denial is in the public's interest. Commission to give a second.

Okay, we have a motion and a a second to deny this case. Uh all in favor of the denial, please signify by saying I and raising your hand. I

that is a unanimous 8 to zero denial. Uh this denial constitutes final action unless an appeal is submitted in writing to the planning department. Um and the appeal fee is paid within 10 days. Um all zoning appeals will be subject to a public hearing at the Tuesday, December 16th, 2025 single coun city council meeting. U we now will go back to the beginning of our agenda um to unexpedited case. Yes. Z-25-11-00002. A resoning request from R3 residential single family 3 to R seven residential single family 7 for the property identified as 4113 Elmyra Drive, generally described as south of El Mau and west of Osborne Road. 46 acres. Mr. Nelson.

Thank you, Chair Skins. This is the zoning map showing that the subject property is, as you stated, 0.46 acres approximately and is located south of Elmmyra Drive and west of Osborne Road. This reszoning request is requesting to go from R3, residential single family 3 to R seven. North the request is zone R3. East, south, and west the request are zone R seven. The area map shows that subject property currently contains one single family dwelling north, east, south, and west of the request contains single family dwellings. This image shows the subject property as seen from Elmyra Drive. This image shows an example of the single family dwellings located north of request on Elmyra Drive, zone R3. This image shows a single family dwelling located east of the request on Elmyra Drive, zone R7. This image shows an example of the single family dwellings located south of request on Tristan Drive, zone R seven. And this image shows a single family dwelling located west of the request on Omar Drive, zone R7. This view is facing west on Elmar Drive, center of properties on the left. And this view is facing east on Omar Drive, set of properties on the right. and recommending approval of the request. Staff know that the GSO 2040 comprehensive plan designates this site as urban general and the future built for map and residential in the future land use map. The proposed zoning request supports the GSO 2040 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 staff know that the proposed R seven residential single family 7 zoning district would allow land uses that are compatible with with the area's general character. The proposed density is appropriate as it mirrors that of adjacent parcels and happy to answer any

questions. Any questions, Mr. Nelson? R seven, we don't see that very often, right? That's pretty rare in this area. Go back to the uh zoning map. Uh there is R seven directly surrounding it, but uh yeah, it it it is the most intense single family residential district we have. I think is the consider that. Okay.

All right. Thank you, Mr. Nelson. Is the applicant here to present the case?

Good evening. Good evening everyone. My name is Par Patel. I reside at 3202 Old Central Way, Greensboro, North Carolina. Um the main reason to switch from R3 to R seven is to cut the land in half and build another single family dwelling side of it. Um currently we have a tenant inside of um 4113 Elmyra Drive. So I just want to continue building the neighborhood and try to get more and more housing in that area. Thank you. Any questions of Mr. Patel? Just Wait,

we have one person online to speak in opposition. U Miss Thomas, if you can hold on till opposition is called uh you'll be able to speak. Yeah. Does does the commission have any questions for Mr. Patel? Uh yes, Mr. Patel. And um I just want to confirm that you said that you would be building a second house. Yes, ma'am. And do you have plans for for others? Uh just one other house, ma'am. on that piece of land. We're going to split the land in half and then build on the left side of the current house. Okay. Thank you. Yes, ma'am. Is there anyone else here who wishes to speak in favor of this case?

Excuse me. We have one question. Mr. Wouldn't R5 accomplish the same thing? The reason um with RS7, the size of the lot, the front of the lot needs to be a certain size and that was only um we can only accomplish that with R seven. Sir, any other question? When you say the front of the lot, you mean the setback requirement with um I believe it's you have to split the lot of DSV 50 ft in the front of each lot for R seven and for R3 I believe it's 75 if I'm correct. Yeah, 75 ft which it's short about three or four feet. Yes, sir.

All righty. I think we're finished with questions.

Awesome. Thank you. Thank you. Anybody else here who wishes to speak in favor of this request? If not, we'll now move to opposition. I understand we have a Gail Thomas who wishes to speak in opposition. Well, this says Gail that says Glattus. So, good evening to the board and to last in absent I am Glattus Thomas, a owner of the of one property on Air Mar. I have a question to Mr. Patel, what purpose or the use of the building would be and how will it enhance air drive? Miss Thomas, could you repeat your question? And I think it needs to be addressed to the commission and then

Oh, okay. I got you. Okay. The question is, what is the purpose of the building on Air Drive and how would it enhance Air Me Drive? you I can speak to the use question I guess if that's helpful.

Yeah. So, uh Miss Thomas, so the the zoning request is uh a single family zoning district. Um it's going from one single family district to a different single family district, but the uses of the building could only be as a single family residence. And Miss Thomas, what we have here is a piece of property that somehow or another is zoned R3, totally surrounded by R seven. So, Mr. Patel's intent here is to create a lot that is the same as everything around it. It will have the same frontage as all the houses on Elmyra. Right now, there's a a vacant piece of of property sitting there, and Mr. Patel would like to build a house on it, which If it's zoned just like everything else on Elmmyra, he can do that. So that's what's what his intent is. Does that help?

Thank you so kindly. All righty. Did we ever get the speaker's address? Sorry. Chair. No. M. Miss Thomas, you indicated you in property on Ommyra. Can you give us your address for the record, please? My address is 416 Airro Drive, Greensboro, NC2747. Thank you very much. Thank you. You're welcome.

Is there anyone else who wishes to speak in opposition? Uh, seeing none, Mr. Patel, you you have five minutes of rebuttal time if you'd like to say anything else about this property. He is shaking his head. I'm assuming that means no. Um, is Miss Thomas still online? Would she have anything else to say? I do not. Thank you. All righty. Thank you. You're welcome. Seeing no more comments, we will close the public hearing. Without any objections, we'll close the public hearing.

Madam Chair, I'd like to make a motion for agenda item number Z25 11002. Yes. The Greensboro Planning and Zoning Commission believes that his action to recommend approval of the resoning request for the property at 4113 Elmyra Drive from R3 residential single family 3 to R7 residential single family 7 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 format and future land use map. Number two, the proposed R7 zoning district permits uses that fit the context of the surrounding area and limits negative impact on adjacent properties. And number three, the request is reasonable due to the size, physical conditions, and other attributes of the area. It would benefit the property owner and surrounding community and approval is in the public interest. Okay, we have a motion and a second to approve 4113 Elmmyra Drive. All those in favor, please signify by saying I and raise your hand.

That constitutes an unanimous 8 to zero approval. This approval constitutes final action unless an appeal is submitted in writing to the planning department and the appeal fee is paid within 10 days. Next item on our agenda is going to be the street name change. Mr. Andrews. There we are. Good evening, Madam Chair and members of the commission. Chris Andrews. I'm the in the land development division with the uh planning department. I don't get to speak uh before you all the time, but it is is nice to be here. Um we have before you tonight uh First item E1 is an application from UNCC Greensboro. Yes, UNCC Greensboro to rename Administration Drive to Women's College Way. Uh, and this drive is completely within UNCCG's campus. Let's go second here to go back to the other presentation. Awesome.

[clears throat]

Just a quick summary of the request. UNCCG uh made this request in its celebration of the legacy of its women women's college era and the pioneering alumni who shaped UNCCG's early years and has made this request uh to rename that administration drive as women's college way. They gave some re summary of I'm sorry they gave some reasons for the uh application and the name change. So this is a summary uh of that request. Uh again they wanted to honor their um early roots and graduates. Um highlight their um history and the future. Uh highlight some of the current students or past students who help uh pave the way for current students. Here's a um illustration uh of where administration drive is off of Spring Garden Street. It connects to College Avenue and Spring Garden Street. So, there are a few addresses that are um a few buildings that are addressed to Administration Drive. Uh but again, these are all uh university buildings. Uh no other uh property owners are affected. Just some aerial imagery to give you an orientation of where this is at on campus. Uh when making um a recommendation regarding a name change staff is um is required to consider uh four findings that are in the city's street naming street name and address assignment standard um policy. And so uh these are the four standards uh that need to be be found. Um it I would be happy to highlight them if you want me to to read them, but um I think uh in in short um staff recommends the approval of the of the renaming um and you know would would welcome uh your consideration and

recommendation for approval as well. Um, I will note that there is no need for a statement of consistency or reasonleness with this. Uh, only a recommendation for city council, uh, which would consider this item at their December 16th meeting. Are there any questions of of staff with this item?

Terrific. I think it's a great idea. Any other uh comments, questions? Just thrilled that you're thrilled that you're doing this. This was a 50year graduate. Oh, fantastic. And was a little bit behind when they changed the name. And this was the university that that proposed this. So, as as staff, we did not Yes. I'm just saying this to the public. Oh, gotcha. Okay. public here. So, thrilled that this is being done.

And I would say an alumnest of UNCCG as well. I'm a Tar Hill first, but I'm also a Spartan. Just want to say that is a great effort and I recognize the history and the impact of the women that have paved the way. So, thank you. All righty. Any other comments? Seeing none, we'll close the public hearing. Thank you, Mr. Andrews. We're ready for discussion or motion. Motion to approve. Second. Is that all we need on this one? It's a recommendation to council chair. So, I think that think that'll suffice.

So, we have a motion and a second uh to recommend this to council. All in favor of a favorable recommendation, please say I and raise your hand. That's an 8 to zero recommendation. And this constitutes a favorable recommendation and is subject to a public hearing at the Tuesday, December 16th, 2025 city council meeting. And the next item,

yes, Madam Chair, uh this next item F1 is a proposed text amendment to the land development ordinance. um to give a summary of the uh amendments. The I want to call this kind of a general amendment because it it covers a few different things. Uh it's it's primarily related to uh changes in the applicability and definition of what are called integrated multipleuse developments. Uh IMUD is a term that is used in the development community and amongst staff. Um, there's also the desire to address the relationship between preliminary subdivision plans and final plats, and I'm happy to explain that in just a moment. Uh, and then correcting some uh, spelling errors that were found in the um, section of the ordinance. So, just wanted the above reproach there and change those through a text amendment. Um, again, this is kind of a a general text amendment where we package a few few different things together. Um, I think it's helpful as a jurisdiction to to take a look at your development ordinance, other things that aren't working. Um, things that need clarification and aim to kind of do that regularly. Uh, so this is one of those efforts. Sometimes it may be state statutes that change or other regulatory things that we need to catch up with. Uh but this is just observation from staff. Uh we've gotten some questions, you know, from developers when when going through the uh technical review process, whether that's with a sketch plan or coming in with a site plan uh or subdivision about IMUDs and and kind of what their benefit is. And so we figured, all right, this is a time to address that. So um so we'll do that now. Uh we're not here to talk about mud and I want to keep this as as clear as possible, but IMUD uh is a designation that w is within the city's land development ordinance that's given to

properties that allows lots to share some common features. So it's it's essentially like a you know LS model or you know ex EX model or you know like a kind of like a car car. Um so it's it's not a type of subdivision. We have regular subdivisions where you go from one piece of property to 70 or 80 or we have what are called exempt divisions of land. Uh but this is just a designation again that allows some sort of shared features amongst um some property that's being subdivided. So within the the ordinance um this is kind of the definition or the um yeah I believe this is the current definition of the IMUD. Uh and you'll notice two things here. One is uh that the development must contain two or more stores or establishments or things basically uh non-residential uses. And then there are four common features that are shared. Uh common driveways, parking, sign plan, and landscaping plan. And so those are are two of the things that we'll you'll see changed here in just a moment. Uh so really the overall purpose and this is from the text of the the LDO in explaining what an IMUD is. It's really that there's some unified unified design and function to a collection of lots. So this is I I thought it'd be practical to see an example of this uh in real life. This is Four Season Station which is a recent development along uh Pineraftoft at the corner of Pinertofra and Westgate City Boulevard. I think four out of the six of these lots have been there's five there. Um four out of the five lots. No. Yeah, four out of the six have been been developed. Um so this is uh this is what the final plat looks like for a uh a piece of

property once they've gained reszoning. uh you as a commission won't see these uh but this is what's happening once somebody gains zoning approval or may maybe they already have the zoning approval for that site um and this is the the exercise that's taken by the developer with staff. So you'll you'll notice here um the the five different lots um you know there there's common access and then if this weren't an IMUD designation uh each of these lots would have certain features about it. You'd have to have uh enough parking on each property. You'd have to have a a landscape buffer uh possibly around every property. And so you know that might be this is a very rudimentary illustration here but that might be the scenario. Uh but if a developer says, you know what, I'm willing to designate this development. We want to share some features. Uh and we're going to designate this division of land as an immud. They the developer notes that on the face of the plat. So that yellow box here that's highlighted communicates that to any future property owners or anybody that wants to develop those pieces of property that there are certain um you know there's a certain amount of relief that can can be done in the site design of these properties. So with an IMUD we the applicant or or the the site would be reviewed really with a perimeter in focus as opposed to each of the individual lots. And so the perimeter landscape buffer might be the more important thing here than the buffer in between each of the lots. There still might be um screening and things like that if there's vehicular use areas or drive-throughs and that sort of thing, but when you have perimeter buffers, those kind of get dissolved on the interior. So, I overlaid the actual aerial imagery

with the um with the the lot lines there. And you can see, especially in the the two lots kind of to the north and the east, there's not much space in between those those two lots where uh if these weren't part of an IMUD, you would expect maybe a little bit wider of a of a buffer between those. So, I just want to give a practical example of what that looks like. And again, there's only a few shared features that this really um really impacts. So, uh, in the actual text of the, uh, amendment, there's a few things to highlight. Um, we, the LDO currently has in there, um, that you can designate an IMOD through a subdivision. A subdivision is a specific definition through state statute. So, we wanted to make sure that it was clear that you could still divide land even if it's not a subdivision. Um, and so we we uh added that. And then probably the most substantative change is that instead of having two or more non-resident residential establishments, maybe you know, a bunch of industrial uses or commercial uses. Uh we wanted to to add in there that you could have one non-residential establishment or one or more and then one or more multifamily u developments. So think of this relationship between an apartment complex and maybe a you know a grocery store or uh you know rec center or something like that where there there would be a natural um you know relationship between those uses. So we wanted to to kind of expand the applicability uh and include those. And then the last two things here are including some common features or adding some common features to the um definition and and applicability for common storm water management as well as common outdoor lighting. Um and in the application of this through plan review, those two things are already happening. So you have a common storm water detention facility amongst that

subdivision. Um you know it's really hard to contain water in the middle of a parking lot or same with lighting. You know can you you may have a parking lot with a lot line down the middle. It's really hard to to you know bring the the lighting down to one foot candle at the at the property line. So again for these six features you kind of dissolve those interior lot lines and really look at the perimeter of the site. This is just the the reflection of what the definition would look like. And then the last item um is this relationship between preliminary subdivision plat or preliminary plans and final plat uh during the development process. Again, this is I'll use the the same uh location for season station. The applicant comes in uh maybe after they get zoning and they submit a preliminary subdivision and that's the city's kind of first look at how a piece of property is expected to be divided. Maybe there's dedication of rightway that's going to be expected. Um maybe there's storm water ponds, some environmental features. Those things are are kind of the city's first look at how a piece of property is going to be developed if [clears throat] there's a a subdivision required. Um, and so in this case, uh, we can pay particular attention to, um, it's going to be the lower leftand corner, but this is how the applicant originally, um, you know, said we were going to said they were going to divide the property. And then, um, it's less less uh, noticeable here, but uh, when you when you go to this view, you can see the red line was where they originally intended to divide the property. After a little bit of design work, they came in and said, "All right, when we get to final plat, we actually have to divide it where that green line is." So the those two lots, that shared line just kind of, you know, had a little bit of of, um, you know, it

changed a little bit. And so, uh, we see examples of this, especially when further design work or further, you know, maybe environmental work is done in a in a large subdivision. You've got to deflect the road a couple degrees or maybe you've got to shift the lot line and that sort of thing. So, we wanted to provide that language in here that a final plat will substantially conform to a preliminary subdivision plan as opposed to being an exact carbon copy of that preliminary subdivision. So, uh if there were big changes, you know, substantial changes, the technical review committee is reviewing that uh and we have some avenues of maybe we've got to go ask the applicant to do a revision to that preliminary plan. Um, but in most cases it's it's small things that just shifting of lot lines, deflection of road angles, that sort of thing. Uh, we're not talking about, you know, increasing the number of of lots or, you know, different uses and things like that. So, just wanted to provide that clarification. Um so in summary, yeah, we it's the um expansion and further definition of of the IMUD um as well as the um um relationship for preliminary subdivisions. And then the last thing is the uh changing of um some spelling uh some spelling errors in in one section of the LDL. So, uh, with that, uh, I'm happy to answer any questions, uh, of the of the commission. Um, I will note, get my notes here. I will note that we did, um, you know, this amendment is sent to the city's technical review committee for review. So, our our allied staff, allied reviewers, development reviewers have seen this um, as well as sent it to Tree for their membership review. Uh we didn't receive any um comments that that

necessitated any sort of responses from us. So um so with that, uh staff request that the planning and zoning commission recommend approval of the item to city council. Uh the public hearing before city council has tentatively been scheduled for December 16th. And um if there's any questions, I'm happy to answer them. Um, and then staff, we've included a consistency and reasonleness statement for your consideration as well.

Okay. I just have two questions. Um, in the final section, the 30-94.9 where you talk about the UMU and the AOS, is that AO the airport overlay that you're referring to or is that the auto auto? I believe that's auto oriented. Uh, anything is changing about the districts or anything like that. This is simply the I just want to answer is is the auto oriented district as well as the airport over

Oh, it's the auto the one. Okay, super. That was question number one. So, was this kicked off from all of the new um u zoning cases like Hobs Road and Sedgefield where they are combining more than um they're doing multif family and also

no typically and I think for Hobbs that was a plan unit development. So, we're this is separate from zoning. Um, so this doesn't necessarily it could certainly impact the uses that are there, but this isn't u an IMAD doesn't allow different uses to be put on a property. It's simply the uh physical design of the of the layout of a piece of property. Um, but no, this is not in in reference to a particular uh I was just thinking when they come through with the plat that it would be a situation like this kind of

it certainly could be possible that that uh somebody designates a a plat as an IMUD as part of a PUD. Typically, as part of a PUD, you have your, you know, they're setting dimensional standards and things that um are are probably going to be more beneficial to them than this designation would be. Okay. So, then this is just for the um the mixeduse district that you're talking this is ma'am. No, this this has no relation themed. I'm sorry. What's that?

The immedi. And again, it's just a designation that goes on a um on a plat. Um it it it could apply to many different types of of zoning on the side. Okay, I got you now. Thank you. Yeah. And again, that familiarity may not, you know, the commission may not have as much familiarity with this because this language just may not be used uh during the zoning process. So again, this is this is kind of the stuff that staff has to deal with once um you know, once a application gets development proposal gets passed uh this commission.

The one one thing I will add though um this can help with some of our desire to put more housing in immediate proximity to services and other non-residential uses because now you have shared site features and you don't have to account for that on the individual lots. So it helps from a design standpoint and also from a cost standpoint that you're not having to do individual landscape buffers and go through other processes to get access and some of those things. So it does have kind of residual benefit to some of the topics that we've been talking about with the commission. This this is giving more flexibility to the IMUD and in some cases a more efficient development of the IMUD. Absolutely correct. This seems like a very nice response to the roadster.

I'm sorry. The road to 10,000. This is this is speeding things up, right? This making things a little bit easier to get done. I if you were I think that's kind of a uh extrapolated maybe you know uh consideration but I think that the biggest example is when you do have multifamily uh you know maybe a large multif family development and you're you know near a you know a grocery store or something you know if you only had two lots and you were developing two of them you would kind of be excluded from the IMUD provision if if um one of those lots is multif family because you would have to have right now two non-residential uses. So you know you could have you know a store and a bank and then apartments but you know what what are we you know what would be the benefit of that. So we think this lowers the barrier of of being able to establish an IMUD and gain some of those benefits. Is it helpful? Yes. Is it going to you know demand a ton of new housing be built? Probably not. But it is it is adding some flexibility which is important.

So it applies to residential, commercial, industrial, it's it's all those categories, right? So it yeah you the the uses that can help qualify for an IMD are pretty broad. It's it's essentially non-s single family residential. Um so if you had any commercial I guess I guess industrial use I don't know that I've seen industrial IMUDs designated, but I don't think it's out of the realm of possibility. Thank you. Yep. You're welcome.

It strikes me that this is more a matter of clarifying and codifying the way the IMUDs are being reviewed now as opposed to, you know, expanding or relegulating the way I meds work. This is really a matter of conf making sure the words of of the ordinance reflect how you're doing this. Now

for some of the the features that we that are added, the common storm water and common lighting, that's that would be accurate. But the um the ability, you know, if an applicant comes into us and wants to dedicate maybe they have two lots right now, one of them's an apartment complex and then one of them's a a store. they would not be able to gain the benefit of that IMUD right now because they don't have more than one non-residential use. Um, and so, you know, that when it makes absolute sense that two things, you know, maybe you have some walkways in between the, you know, in between the the two areas, uh, you know, it's kind of bitter to say, I'm sorry, you you can't gain the benefit of that. So, we we we think by expanding the applicability a little bit, it'll there'll be an opportunity for for um more developers to use this.

Any other comments or questions?

All right, without objection, we will close the public hearing and um this will be a recommendation and if there's actually a separate consistency statement in your packet. So, we're ready for a motion. Commissioner Keith P shall make a motion text amendment statement plan zoning commission consistent with Densson plan. All right. The Greensboro Planning and Zoning Commission pleased that his actions and recommend approval of the text amendment request for the fall 2025 general amendments to be consistent with the adopted GSO 2040 comprehensive plan and considers that the action taken to be reasonable and in the public interest for the following reasons. The request is consistent with the allowing the development that supports the comprehensive plan, future built form map and future land use map. The text amendment better supports the Greensboro City Council strategic goal of being easy place to do business. Also supports the goal of the GSO 2040, the city's comprehensive plan and creating great places. The request is reasonable due to the fact that the proposed amendments will allow for applicants to have added flexibility for shared features between uh compatible development sites, provides clarification for the development review, and corrects errors in the land development ordinance.

Second, Miss Maggot. Right. We have a motion and a second to recommend approval of this text amendment. All in favor, please. by saying I and raise your hand. I that's constitutes a 8 to zero unanimous vote. Uh and it is a favorable recommendation and is subject to a public hearing at the Tuesday, December 16th, 2025 city council meeting. Thank you all. Thank you. All righty. That completes our agenda for this evening. Any items from the planning department? We do not have anything to share with the commission this evening.

All right. Um word of warning, next month is a little full. We have 12 um resoning original zoning annexation items. We've got one text amendment and a type three modification next month. So type three modification. Those things you love. Okay. So we'll we'll have

but it doesn't involve water this time. Yeah, that that's good. Um, I just wanted to give y'all a little warning. Luke had warned us earlier. Um, so they will uh be providing some sandwiches during break in December. Any other business or any business from the uh commission? Anything anybody wants to bring up? Wish everyone a happy Thanksgiving. Thanksgiving. Thank you. All righty. No other business or comments. Meeting is adjourned.