Planning & Zoning Commission - Regular Meeting

November 11th with a second event on September 25th. Also head over to Wildwood Park for Sunday in the Park at 5 30 p.m. Enjoy the Emerald

The meeting will now come to order. Welcome to the September 15th, 2026 meeting of the City of Greenville Planning and Zoning Commission. My name is John Collins. I'm the chair of this commission. Brad, would you please do the invocation? Sure.

We gather this evening as neighbors, public servants, and citizens united by a shared commitment to the community of Greenville, our great city. Please gather our discussions with the spirit of collaboration, mutual respect and a deep sense of responsibility. Help us listen intently and give us wisdom to make the right decisions for the best of our community.

Amen. Thank you. Madam clerk, please call the rules. John Collins present.

Carlos White present. Honorable Royal present. Alan Thomas Thomas Remington. Spencer Newton. Present. Clayton Self. Present. Toya Jacobs. Present. Grice Bell. Present. William McCurry.

Present.

Brad Carter.

Here.

And Kimberstone. Here. We have quorum.

Thank you. Next item is approval of the agenda. Do we have a motion to approve the agenda? Motion to approve. We have a motion. We have a second. All those in favor of approving the agenda, please say aye. Aye. Opposed, say nay. Agenda is approved. The minutes, you have all been presented in advance with the minutes from the August 18, 2026 meeting and have had an opportunity to read and review the minutes. Are there any questions or corrections? I'll entertain a motion. Motion to approve the minutes.

Second.

We have a motion in the second. All those in favor of approving the minutes say aye. Aye. Opposed say nay. Minutes are approved. New business request by Walton, North Carolina LLC to rezone a total of 195.99 acres from our rural residential Pitt County jurisdiction. to RA20 Residential Agricultural for the property located along the southern right-of-way of Stantonsburg Road and 200 feet west of Elwood Drive. Presentation by Ms. Shantay Gooby.

This rezoning is located in the western section of the city. It's denoted by the red star. It's more specifically located along what I used to call old Stantonsburg Road. So this is the section of Stantonsburg Road that is just west of the bypass. And then if you can see it, the railroad track forms that southern boundary. This request is made up in two separate parcels. So you have one parcel that's about 60 acres. The other parcel is approximately 137 acres. And then the other thing is both of these pieces have frontage. So when I showed the pictures of the signs, There was one sign posted at each parcel. So we have this one. This is on Stantonsburg. So you would be facing toward the railroad tracks. And then this is the second one. It all looks the same, but I promise you they're in different spots. So again, you have two separate parcels. There is an activity center, but it's on the east side of the bypass. This is actually kind of close to the landfill. activity centers where you generally have commercial. So again, that's on the other side of the highway. So this traffic report is showing you the traffic count if this property were at full build out for the current zoning, which is roughly about 3,000 trips. And then the next row is telling you the traffic under the proposed zoning at full build out. So in the end, you have about a net increase of about 2300 trips. And so what this chart is showing you is that in the green that is showing you the traffic that we just talked about, that it's roughly 26% of the ADT, the average daily trip count currently on the on the road. And then when you add in the additional 2200 trips, that would bring it up to about 40%. of the average daily trips. This property is located in the Greens Mill Run watershed. So if stormwater rules apply, it will require 25 year detention. It's not located in a special flood hazard area. There are no jurisdictional buffers or streams, but there are potential wetlands. So first, this is a slide showing you what you see in green and red. This is Pitt County zoning. Again, you see the two parcels. They are currently zoned RR, or rural residential. Then we have the city zoning. The request is for RE20, so that is the same green that's in the city. There is an annexation request along with this property, and so when you put your recommendation on the rezoning tonight, it goes to council. There'll be an annexation request and a rezoning request at the same time. Under the current zoning, the two parcels could yield approximately 300 to 325 lots. Under the proposed zoning, it could yield roughly 550 to 575 lots. So this is the future land use plan. You can see that track one is mainly shown in a very light yellow. That's for traditional neighborhood, low to medium density. You have some green here and that's for the potential conservation open space. That is just acting as a caution light at this point. The wetlands may not end up being as big or where they are. This is just a way to just, again, to show you a caution light of that. And then there's a small area, track two, this is along Stantonsburg, that's showing office. So you have the future land use plan map on your left. The rezoning map, again, it's currently in Pitt County. There'll be an annexation request. The requested zoning is already 20. And so that is part of the traditional neighborhood, low to medium density character. And so in staff's opinion, the request is in compliance with the horizons plan and the future land use and character map. So staff is recommending approval and I'll be happy to answer any questions.

Can you go back to the aerial map something? Sure. I wrote out there, I couldn't find this thing for nothing in the world.

It's all trees.

Yeah, and I'm like, okay. Okay.

So where would the landfill, so that's up under the- Right here, I've got it in the little text box for you, right along the rubber tracks on the other side of the bypass.

Okay. Because it seemed like we did something similar to this by that landfill. I was just trying to make sure I wasn't. That's why I rode out there. I'm like, this is the same. But it's not. It's not. I'm just looking at the aerial view now.

Not on this side of the bypass. We haven't done anything.

There was a little small piece underneath the overpass. And the guy said it really couldn't be used for anything else. And they wanted to add something to kind of. a business. They were trying to rezone industrial industry.

Okay. Okay. Thank you.

I was just, hold on. Maybe this will help you right here. So you did have the rezoning right here, but they actually haven't done anything with the property. And that was probably three or more years ago.

Okay. Okay. All right. That's, that's it for me. Okay. Thanks.

Any other question for Shante?

Is that from the crowd as well?

No, we'll have a public hearing that will open now and you'll have a chance to speak or ask a question. All right, the public hearing is open. The first speaker will have five minutes with each additional speaker having three minutes until 30 minutes has expired. Is there anyone present to speak in favor of the request? Please give us your name for the record.

good evening mr chairman members of commission my name is scott anderson i'm a part consulting group for a local civil engineering firm and i'm here tonight on behalf of the applicant appreciate the opportunity to present this request to you back in 2018 greenwood utilities built in punk station on the northwest corner of this property and so in order for us to proceed our developer would like to develop this property single-family residential but we need to tie in and access that sewer. In order to access the sewer, we need to request annexation, and thus we need to request the rezoning. So the request that we're bringing before you tonight is RA20, which is in general character and matches the current RR, Rural Residential Zoning, that is in the county. And so we feel like this request is as compatible as we can get to move from the county and into the city. With that, I think Scooby presented the traffic report to you. Currently, there's about 3,800 trips a day on Stantonsburg Road. Even with the additional increase, we'll still be less than half of the capacity of Stantonsburg Road. We're also currently working on a traffic impact analysis for the proposed development that we'll coordinate with the city and with DOT to make sure that any increased traffic that we put on the road we properly mitigate with turn lanes and roadway improvements so that we'll accommodate any of those concerns. And with that, I'll be happy to answer any questions you have.

I have one question for you, Mr. Anderson. Sure. Does the proposed development that you are looking at and doing the traffic survey, does it encompass developing all of track one and track two? Yes, sir. It would be for the entire two. So that would be the entire... We'll bring the total capacity up to about 575. Correct.

And again, the roadway has a capacity of about 14,000 trips a day.

Thank you, Mr. Anderson. Thank you. Is there anyone else present to speak in favor of the request? Seeing none, is there anyone present to speak in opposition to the request? You can come and ask questions if you would like as well.

Good evening.

Please state your name for the record. Randy or Randall Butler. Butler. All right. Thank you.

I live approximately across the street where all this is going right now. My question is, My understanding is that it looks like we're going to try to rezone for residential commercial building. So what happens to the people who are going to set the tank system versus if they bring in this new construction, I guess they'll have cities sewage and water. So that's what I'm looking at. Because there's still a lot of property on my side that we own. And we're all sitting in all the other subdivisions in that area.

Are you inside the city or outside?

We're on one mile from the city limits. We're down by the landfill container site where they're requesting it.

I think you would not be annexed. It would only be the applicant's property. So would nothing change for him?

You would have to formally request sewer. So this isn't an intent to tie anybody onto sewer. It's only for this project. So if you're on septic tank, you can stay in septic tank just the way you are.

What about taxes?

Is there anyone else present who would like to speak in opposition to the request? Good evening. Please state your name for the record.

My name is Trish Sager, and that's S-A-E-G-E-R. I live in Kennewick State, which adjacent. These people going over my backyard. I'm speaking on behalf of our neighborhood. We are very concerned about our drainage. It's already low property. It's already difficult drainage at times. Our land will not hurt for a new septic tank. for us to see all these homes going up in our backyards basically, we foresee a lot of problems. And so obviously we're against this change. We can see the effect it's gonna have on us. And so, yeah, we don't want this.

Are you opposed to homes being built there or particularly what the rezoning will allow?

Well, I mean, obviously, I know it's not addressed here. We're opposed to the homes being built there. You know, when you're talking about that many people and that much land, I mean, I've got trees all along my property and we can just see a lot of things coming and we are very, very, very, very concerned about this. Thank you.

Thank you. Is there anyone else present to speak in opposition to the request? Or who has a question?

evening and please state your name for the record yes hi i'm anita patterson anita patterson p-a-t-t-e-r-s-o-n i too live in candlewick and it would be in my backyard as well um i'm as well concerned about the um water situation i did not live there when floyd came through but we only have ditch systems surrounding our subdivision and so um Right now, in fact, the ditch behind my house doesn't appropriately drain to Stantonsburg Road. We've had a very dry summer, so everything's fine there. But some of you may not have even been alive when Floyd came through. And again, I wasn't in this neighborhood, but I was in Greenville. So I'm well aware of what can happen when there's that much water that comes through with maybe a hurricane or so. So this is very wetland. And as you notice, they discussed the wetlands area being back towards the railroad tracks. So I'm not saying that I'm totally against it, but it definitely needs to be considered as neighbor spoke about with regard to the water situation.

Thank you. Is there anyone else present to speak in opposition to the request? Good evening, and state your name for the record, please. My name is .

I'm a property owner . My question is to the engineer. My issue is that he hadn't completed the traffic study. He said it would be presented later. How can you make an informed decision if you don't have a lot of information? So he's saying it might be a lot of, not enough traffic, maybe not be too much. We don't have information. He said . How do you make a decision when I have a lot of information? Second question, I have property out there, undeveloped, got trees on it. Hopefully one day I'll come back to North Carolina and live, build a house there. How does it affect my property taxes going forward? They build houses out there. There's no way you can say that property tax is not gonna go up because if I buy a house out there and sell it at market price, then you're gonna raise your assessment of my home. So how can you tell me if I'm gonna do any increase in property taxes? Not gonna affect me because I'm outside the city. So those are my concerns.

So traffic and necessarily the change from county to city taxes, but just assessment of the property. Is there a staff comment about the traffic study?

So the traffic numbers are based on the estimates I just gave you. Those estimates are based on the density that's allowed in each zoning district. so currently right now i think under pit county i believe i said 300 325 under the proposed zoning i said 550 to 575 so you have a multiplier that does the math for you on single family lots and how many numbers of trips they produce which is what i showed you with the increase in traffic until the rezoning is approved the annexation is approved then you will have your preliminary plat that comes in front of you that's where your streets are that's where your lots are and that is at the time when the traffic impact analysis will come into play because at that point we will have an exact number of lots and we won't be estimating as far as the taxes are concerned the again the only request in front of you is the ones under this request so nobody else's taxes are going to change other than if it would be a re-evaluation done by the tax office otherwise the tax value stays the same okay i

That's a good. Is he allowed to address the flooding or do we have to wait for the preliminary plat? Because that's the issue.

You may ask him a question maybe after everyone else speaks. You may ask him a question and he can come back to the telephone.

Is there anyone else present to speak in opposition to the request? Good evening, and please state your name for the record.

My name is Bruce Dunham. I live in Candlewick. I just wanted to, again, express our concerns about the drainage issues. We have very poor drainage, and it's my understanding that our neighborhood couldn't be built under current standards now. Anytime there's a significant amount of rain, we have flooding issues. I've twice, under Floyd and Florence, have had to replace the duct work under my house because there was water standing under my house. There's no drainage. It just does not drain. I'm concerned about the impact. You know, right now at least we have those trees and the land back there that have helped absorb some of it. If you clear cut that and put in roads and the houses and pavement and the driveways, I'm concerned about the additional effect that the runoff could have on our property.

Thank you. Is there anyone else present to speak in opposition to the request? Seeing none, the public hearing is closed. And I'll turn it over, well, I guess, was there a, yeah, a commissioner have a request to ask Scott a question?

Yes, Scott. Are you able to address the issue for drainage?

So with relating to the drainage issue, anything, and this kind of goes back to the traffic question of why I can't give you a full traffic report. If I would try to tell you that this is exactly what we're going to develop, the city attorney is going to tell you you can only consider all possible scenarios that can be allowed in this rezoning. So that's why I can't tell you. exactly what my traffic report says because it's very specific to exactly how many lots we project will be built. Same thing with stormwater. You have to consider all possible uses that could go into the RA20 zone. But anything that is built on this property will be required to meet the City of Greenville stormwater ordinance. And what that requires is that anything after development, the runoff from the proposed development can't exceed the amount of runoff that is there today. So any new development will be required to put in stormwater management controls, whether it's a wet pond, fire attention cell, constructed wetland, any control measure that will do two things. One, it will control the amount of water and the release rate. So that again, we're gonna hold the water back in a pond such that the water leaving the site is not leaving any greater, any faster than it is today. The second thing that it would do is it'll treat all the nitrogen, phosphorus, the nutrients that are coming out of that stormwater to make sure we reduce those to what's an acceptable level according to the city's stormwater ordinance. Thank you. And we'll also, you know, in order for our project to work and function and to be able to have homes that are available to sell, we'll also have to make sure that the drainage on our property functions correctly, which will mean any adjacent ditches and things. We'll have to make sure those are clean and can handle the runoff, which will hopefully alleviate some of the flooding issues or drainage issues that the neighbors have as well.

All right. Thanks.

Thanks. All right. Turn it over to the Commission for discussion or emotion.

Are William and I voting? Yeah. Public hearing is closed. What'd you say?

Does anyone object to allowing one more question?

I don't object.

Please come up and ask your question.

I'm sorry, Anita Patterson again. I just wanted to ask if the existing pump station is adequate.

Yes, ma'am.

You're sure? Yes, we have a green facility that has adequate capacity. All right.

Thank you. All right.

Reclosing the public hearing and returning it to the commission for discussion or a motion. And this is the longer language.

The city is growing and it's already considered residential. The engineers are here to answer the questions about the drainage and also the traffic. In my opinion, I think we can get too much better than that. I understand the fear of property taxes going up, especially in today's climate. You don't want to have to pay anything additional. But this is being annexed to the city as opposed to the county. So that's just my take on it.

Do anybody else have any? Got a quick question on the the lift station there on the northeast northwest corner and i'm not a don't understand a lot about this but with that i understand it'll serve all the lots uh... based on the design of it uh... is the main pump station or the the uh... force main line already installed out on the ray and that heads back into Greenville towards the wastewater plant. Okay.

Yeah.

Motion to approve. Motion to recommend approval of the proposed amendment to advise that it is consistent with the comprehensive plan to adopt the staff report, which addresses the planned consistency and other matters. Second.

We have a motion and a second. All those in favor, say aye. Aye. And opposed, say nay. Motion passes. Next item is a request by ARC Consulting Group PLLC for a preliminary plat entitled Brook Hollow, Section 5, Phase 6 and 7, located at the northeastern corner of the intersection of Dickinson Avenue and Williams Road. The property is further identified as Pitt County Tax Parcel Number 91755. The proposed plat consists of 120 lots, units, 60 duplex buildings on 22 acres. Presentation by Mr. Malcolm Johnson.

Good evening. I'm here to present the finding of facts for the Bloomington-Platt-Brook Hollow System 5, Phase 6 and 7. This property is located in the southwest quadrant of the city. To be more precise, this property is located off of Dickinson Avenue Extension and Willems Road to the northeast intersection. This property do have a portion in the 100-year floodplain, but looking at the zoning map, the portion in the 100-year floodplain and in the conservation area, the property is Zone R6. To give a background history of the property, back in 2004, December, the portion in blue used to be part of an old planter plat and they came in to pull out to give them the option to build multi-family duplex or single-family down the road. Now for this plat, they are coming back to put back in the duplex lot. So this plat consists of 22 acres. And it's gonna be 60 duplex building, but each half gonna be an own separate lot for 120 lots. Staff would recommend approval. Did the plot have been reviewed by the Civil Division Review Board? If the board wishes to deny the plot, they must take the reason right and wrong. Any questions for the board?

Thank you. All right, the public hearing is open. The first speaker will have five minutes with each additional speaker, having three minutes until 30 minutes has expired. Is there anyone present to speak in favor of the request?

Please state your name for the record. Good evening, Mr. Chairman, members of the commission. My name is Scott Anderson. We appreciate the opportunity to present this request. Again, this is for 60 duplex homes, so 120 total units. Again, this is the continuation, the next phase of the Brooke College subdivision. As staff mentioned, at one point we had this in the request and we pulled it out. The developer at the time wasn't sure of what the market conditions were going to be and whether it was better for this to be duplexes or to be downhomes. So now we've decided that the market's done really well with duplexes in this area, so they're going to continue on the duplexes. So that's the request for you tonight. It has been reviewed by staff. We've addressed all their concerns. And I'm happy to answer any questions.

Any questions for Mr. Anderson?

No.

Thank you. Is there anyone else present to speak in favor of the request? Seeing none, is there anyone present to speak in opposition to the request? Seeing none, the public hearing is closed. And I'll turn it over to the board for discussion or a motion.

Motion to approve.

We have a motion to approve. And a second. All those in favor, please say aye. Aye. and opposed say nay the motion is approved and our last item well there aren't any other items no good our last item is adjournment is there a motion to adjourn most to adjourn second all those in favor say aye

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