Remarks by Geoffrey Green
92 remarks on the record, newest first · Page 3 of 4
- Play at 2:20:11
“Well, there could be a way to address it, but it could be addressed in other ways.”
Planning Commission · Oct 6, 2026
- Play at 2:38:05
“Can I just ask a clarifying question? Okay, so there's a 30% tree canopy requirement for our one unit residential. build a new house comply with that move into the house and I decide I don't want the trees can I just chop them down is there any permit required is there any limitation on how a private property owner can with a use can deal with their trees.”
Planning Commission · Oct 6, 2026
- Play at 2:44:35
“Well, again, this is a percentage of the lot. So this is all lot-based. So yes, if they're the same size lot, but if a quadplex is typically on a slightly larger lot than a single unit, then you'll have just as much-ish.”
Planning Commission · Oct 6, 2026
- Play at 2:47:52
“I don't think a lot of developers are building homes that are smaller than 1,500 square feet. And if someone did build one, there's no required tree canopy, but they are certainly permitted to plant one. So I don't see that this is going to end up in a spate of small homes that have no trees on them.”
Planning Commission · Oct 6, 2026
- Play at 3:07:06
“I just want to make one comment that auto ratchets are always tough. Because if you get approved in 2029 and 15 years later, you're trying to figure out what your native requirement is. How do you know? You have to sort of do some juditsu and figure out when the new Luma was adopted and figure out when you got your permit. And then that can be difficult for somebody who's a single family homeowner trying to decide whether or not they can replace their crepe myrtle. I have no idea if they're native or not. Don't hit me. OK. Whether or not I can replace my crepe. Tree with a crepe myrtle or not…”
Planning Commission · Oct 6, 2026
- Play at 3:12:01
“I'm happy with whatever. I would just like adapted tree species to be defined. OK, got it.”
Planning Commission · Oct 6, 2026
- Play at 3:18:15
“Well, that was simple and straightforward. And there is a chart. Take back what I said about LUMO being easier. No, my, and I realize that this is council that directed this, but I mean, the idea of a curated town center, I think, is a little precious. And I'm just saying this for the record, because I know that the decision's not going to change. I've lived here 18 years, and I think there have been, aside from the town, I'm thinking on Franklin Street, there have been two projects, one on a town parking lot, and then the Carolina Square, which was pushed forward by an arm of the University…”
Planning Commission · Oct 6, 2026
- Play at 3:19:18
“I mean, it was approved, but again, it hasn't been built. How much of that was due to the cost of going through that process? It was tragic when Mediterranean Deli caught on fire. I'm glad they're back. my god that's a one-story building in the middle of downtown that's like the perfect opportunity for by right development that is more dense and that fits in with the existing fabric of downtown and i don't know if that was because of the regulations but i think the the idea that you know the town council wants to be the one crafting crafting this curated downtown experience i think is a…”
Planning Commission · Oct 6, 2026
- Play at 3:27:06
“This council needs to get away where possible from case-by-case deciding to decide exactly how far back ORA needs to be from the street. That's not their role.”
Planning Commission · Oct 6, 2026
- Play at 3:32:55
“If I can build on that question, is it a question of what's in the LUMO or how much resources staff puts towards having code inspectors and having people go out and actually do the enforcement work?”
Planning Commission · Oct 6, 2026
- Play at 3:36:15
“And then Libby's point about scaling it to allow additional gross floor area.”
Planning Commission · Oct 6, 2026
- Play at 3:36:52
“Three or less. Your quorum is four. Do we want to ship everything to someone to assemble for the meeting?”
Planning Commission · Oct 6, 2026
- Play at 3:37:11
“Oh, OK. OK. No, I mean just get the whatever we draft to someone. Yeah.”
Planning Commission · Oct 6, 2026
- Play at 3:38:26
“I had a few more just grab bag things to get out there, which probably don't raise to the level. But this is mostly for them. Quick question. Can you do a nail salon as a home occupation?”
Planning Commission · Oct 6, 2026
- Play at 3:39:23
“I had a comment with the original LUMO on these three different types of home occupations. I'm glad that's gone. It's much simpler now. I do think the floor area limitation on home occupations should be eliminated when we talk about enforcement. I hate having... regulations and codes that are practically unenforceable and i don't know how you're ever going to determine whether or not a home occupation is using 35 or more of the space in a dwelling unit and how do you calculate that in re and rb i think the lumo should also permit along with the small retail uses which are awesome that they…”
Planning Commission · Oct 6, 2026
- Play at 3:45:38
“I Mean, I think this was a great discussion. I think it was aided by the fact that we were physically here discussing it As someone who you know in my day job has lots of meetings some virtual some in person the in person are always better and I'm happy to do whatever the majority of the board commission wants to obviously but I would urge in person just because of the I think it has significant advantages as far as having like a discussion we can look at each other we can turn we can sort of yeah I mean there's yeah there's no like issues with video or audio or you know so”
Planning Commission · Oct 6, 2026
- Play at 2:16
“Sure. So some of you may know that There are also procedures called special use permits. You know, there are certain uses that are only allowed if you get a special use permit. And previously, the Planning Commission used to review those and give a recommendation to the town council, and the town council would make a decision. Same with these MLUPs, master land use plans. The Planning Commission would make a recommendation and it would go up to council. In 2019, when the state land use laws were updated, they were updated to clarify the procedure for things such as special use permits and…”
Planning Commission · Sep 15, 2026
- Play at 7:50
“Can you put it up somewhere and place a link in the chat? Or you might be able to just share the file. I think you could just share the file in the chat if you had. maybe? I don't know. No, it looks like you can't.”
Planning Commission · Sep 15, 2026
- Play at 20:48
“That's okay. Um, I can, we, I had a question for staff or the developer or something.”
Planning Commission · Sep 15, 2026
- Play at 20:56
“Yeah. Um, I'm just curious the, uh, neat project. I'll talk more about that later, but I'm just curious about the configuration of the site and the thought about. pushing the multifamily development as close to, you know, if you look at the site as a whole, you know, there's a segment along Weaver Dairy, there's a segment along MLK, and the multifamily building and, you know, half of the residents have been placed as close to the highest volume part of the site as possible. And all of the traffic noise and air quality impacts that being immediately adjacent to the road is going to have. And I…”
Planning Commission · Sep 15, 2026
- Play at 23:30
“was uh we did work through our priorities and um that was ultimately where we landed with the site layout jeff any other questions you want to ask or yeah i mean that i get that with the fire station and of course the stormwater um but there's a lot of parking um and so i i don't I think you could take the same shape of a building and reconfigure it. I know we don't, you know, in an ideal world, we don't have parking between a building and a street, but MLK is a very wide road. I believe this is a segment that's going to be even wider with additional lanes for the BRT. I may be wrong. Town…”
Planning Commission · Sep 15, 2026
- Play at 25:00
“Yeah, no, I, yeah, I totally understand that. Chief Medman has his hand raised.”
Planning Commission · Sep 15, 2026
- Play at 36:39
“Yeah, thanks for the explanation. I JUST, YOU KNOW, I'M READING THROUGH THE MATERIALS AND ONE OF THE REZONING NARRATIVE THAT WAS PROVIDED BY THE APPLICANT AND ONE OF THEM, YOU KNOW, COMPLETE COMMUNITY GOALS UNDER COMPLETE COMMUNITY GOAL ONE AFFORDABLE HOUSING PROPOSAL DESCRIBE HOW THE PROPOSAL INCORPORATES THE COMMUNITY BENEFIT. A MINIMUM OF 25% UNITS WILL BE RENTED AT OR BELOW 60% OF THE AMI PER THE REQUIREMENTS OF THE DISTRICT. But based on what we've been said and also my read of Ordinance A approving the conditional zoning application, that's not the case. That it's actually, there's a…”
Planning Commission · Sep 15, 2026
- Play at 38:27
“My recommendation here would be to make clear, you know, add a Section in the modifications to regulations clarifying that these. The 25% at 60 rule for the district does not apply because it's it's a little bit of mixed messages. Honestly. You know the the presentation states zoning requires at least 25% of units affordable for households that earn at or below 60% area median income. Which is true about the zoning district, but is not generally, but is not true about this particular conditional zoning application.”
Planning Commission · Sep 15, 2026
- Play at 45:33
“Yeah, I think this is as good a place of any. I would like to suggest that we recommend that the during the development of the site that they consider ways to prove to pull the building back as much as as much as is feasible from the nine lane and five lane roads that it is that the site borders.”
Planning Commission · Sep 15, 2026