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From YouTube: Planning and Zoning Commission - September 25, 2023
Description
Planning and Zoning Commission - September 25, 2023
A
B
I
will
take
roll
call.
John
chair
of
John
black
is
absent.
Vice
chair,
James
Kirkpatrick,
also
absent
commission
member
Beasley.
Here
commission
member
Parker
here,
commission
number
Brown
here,
commission
member
gamble
here,
commission
member
Hill
is
absent.
Commission
number
right
is
absent.
Commission.
A
E
E
E
F
None
for
me,
thank
you,
Mr
chair,
Amanda,
holdier
and
my
offices
are
at
804
Green,
Valley,
Road,
Suite
200
in
Greensboro
and
I'm
here
tonight,
on
behalf
of
the
record
property
owner,
of
course,
who
technically
submit
these
applications,
but
also
on
behalf
of
the
contract
purchaser
and
would
be
developer.
That
entity
who
has
the
property
under
contract
is
Geiger
acuse,
LLC
ahead
with
me
tonight,
Mr
Chris,
Geiger
Who's
down
here
in
case.
F
We
need
him
for
any
operational
questions,
but
mainly
just
wanted
to
get
the
chance
to
see
you
guys
and
see
the
process.
Thank
you
for
pulling
that
up.
So
as
you've
heard
from
staff
and
I'm
sure
you've
seen
your
staff
report
the
property
we're
talking
about
here,
we
can
go
ahead
and
slide
up
to
the
map.
Thank
you,
sir
of
the
Ariel.
Please
perfect!
Thank
you.
The
property
we're
talking
about
is
32
16
and
3234
South
Church
Street,
despite
what
the
addressing
would
have
you
think
they're,
actually
contiguous
properties
side
by
side.
F
Here,
on
your
main,
your
main
stretch
of
the
South
Church
Street
Corridor,
you
can
see
the
the
pictorial
narrative
that's
developing
in
front
of
you.
If
you
will
you've
got
a
lot
of
commercial
intensity
to
the
West,
as
you
would
head
into
Greensboro
and
then
to
the
east.
You
get
a
little
bit
of
a
break
here
in
this
part
of
the
corridor
and
then
to
the
east.
You
have
a
great
deal
of
commercial
intensity
as
you
start
to
head
more
into
downtown
and,
of
course,
off
the
corridor.
C
F
Very
tried
and
true,
very
traditional
land
use,
pepper
that
you
can
see
here
as
it
has
developed
over
the
years.
So
if
we
could
go
to
the
next
slide,
please
this
is
your
existing
zoning
and
your
zoning
backs
up
perfectly
what
I've
just
described
to
you
and
what
you
can
see
from
the
aerial
photography,
so
all
that
red
intensity,
you
see
to
the
left
side
of
your
screen,
that's
the
West
as
you're
going
to
Greensboro,
you
will
leave
the
site
and
turn
left
and
then
all
the
red
to
the
right
of
your
screen.
F
That's
the
east
side
as
you're
going
into
downtown
all
the
yellow,
of
course,
is
your
interior
residential
neighborhoods
that
I
mentioned,
and
then
you'll
notice
along
the
corridor
here,
the
main
road
that
you
see
through
the
middle
of
the
screen
connecting
those
two
high
intensity
activity
nodes,
if
you
will
You've
Got,
This
Owen
eyes,
opening,
which
is
a
nice
good.
Thank
you.
F
G
F
Here
connecting
these
two
high-intensity
commercial
nodes,
you've
got
o
and
I
all
along
this
interior
strip.
Here,
which
again,
is
the
perfect
transitional
use
as
you're
traveling
down
in
Maine
thoroughfare,
where
you
focus
a
lot
of
non-residential
intensity
as
you
go
between
the
high
intensity
areas
of
what
you
typically
do
see
filling
in
the
Gap.
F
If
you
will
are
some
of
the
more
low
intensity
districts
to
support
your
more
supporting
residential
supporting
type
of
uses,
your
non-destination
usage,
if
you
will
so
if
you
live
up
here,
you
might
get
in
your
car
and
drive
to
your
favorite
restaurant
over
here
or
downtown.
But
if
you
just
want
to
go
to
your
bank
or
do
some
local
kind
of
daily
needs,
you
want
to
be
able
to
just
do
that
sort
of
in
the
in
between
without
having
to
go
to
the
high
destination
centers.
F
And
then,
of
course,
you
all
know
this
Corridor
well,
but
it's
important
for
the
narrative
to
just
take
a
quick
drive.
This
has
come
in
from
west
to
east
as
we
travel
down
Church
Street
coming
from
Greensboro
or
the
Elon
area.
If
you
will
and
traveling
East
towards
downtown
so
we've
got
a
big
Storage
Center
you've
got
a
big
commercial
Nursery
in
the
distance.
You
can
see
tons
of
pile
on
silent
signage
for
all
your
commercial
uses.
This
is
that
area
representative
red
that
we
saw
a
moment
ago.
F
The
bottom
picture
we're
now
at
one
of
those
shopping
centers
on
your
left
hand,
side
of
the
screen.
You
can
see-
that's
one-
that's
been
there
for
a
long
time,
still
very
successful,
very
bright,
very
vibrant,
thriving
with
a
lot
of
successful
businesses
same
on
your
left
hand,
side
of
the
screen
moving
on
down
again,
we
have
two
more
shopping,
centers
again
here
ones
that
have
been
well
established
here
and
successful
for
many
many
years.
This
is
just
a
very
well
established
commercial
corridor.
F
In
the
distance
look
at
the
blue
sign
there,
that's
Sherwin-Williams,
that's
right
next
door
to
our
site.
So
you
can
see
this
is
what
you're
immediately
stepping
down
from
as
you
travel
the
corridor
and
now
we're
now
we're
about
to
our
site.
On
the
right
hand,
side
you
have
the
Sherwin-Williams.
We
actually
have
the
driveway
for
that
establishment
is
on
our
site
and
then
on
the
left.
You
have
a
bank,
so
you've
got
your
these
are
these
are
starting
to
set
down
in
intensity
like
I
talked
about.
F
So
how
do
we
ensure
that
we
do
that?
With
our
request
for
General
business,
you
saw
the
zoning
mat,
we're
asking
to
go
with
that
GB
next
door
to
us.
The
Sherwin-Williams
has
read
we're
asking
to
also
go
red,
but
we
want
to
use
your
limited
use.
Zoning
District
that
you
guys
have
in
your
ordinance.
So
what
this
does
is
it
allows
us
to
curtail
leases
to
narrow
them
down
and
better
customize
the
zooming
District,
so
that
it
matches
what's
needed
in
this
space
to
be
appropriate.
F
This
is
like
I,
keep
saying
I'm
going
to
houndless
point
over
and
over.
This
is
a
step
in
on
the
part
of
your
Corridor,
so
it
doesn't
need
the
full
breadth
of
GB
uses
that
we
might
have
up
in
those
shopping
centers.
We
saw.
We
just
need
to
narrowly
tailored
use
to
provide
the
right
goods
and
services
in
this
part
of
the
corridor.
F
So
what
you
can
see
here
is
that
we
have
limited
the
GP
uses
to
very
closely
approximate
the
existing,
oh
and
I
zoning,
so
the
GB
use
list
is
narrowed
down
to
just
the
am
I
able
to
scroll
down.
Or
do
you
need
to
do
that?
Thank
you.
So
these
are
the
32
uses
that
were
mentioned
in
your
staff
report
that
remain.
F
You
know
between
the
activity
between
the
high
intensity
activity,
nodes
of
your
Corridor
they're,
very
focused
on
neighborhood,
serving
type
of
type
of
commercial,
not
Destination,
type,
commercial
and
here
I
think
is
really
the
Crux
of
the
case
of
the
request,
the
actual
expanded
useless.
What
would
be
allowed
after
this
rezoning
was
approved?
That's
not
a
that's
not
allowed
today,
and
this
is
it
it's
just
six
uses
upper
story.
Residential
animal
grooming
and
I
want
to
point
out
that
that's
different
than
a
kennel.
F
This
is
not
a
kennel,
it's
just
brewing,
which
is
a
huge
service
that
people
look
for
these
days,
a
convenience
store
with
no
fuel,
so
that
really
just
means
kind
of
the
old
General,
Store
Sundries
type
of
store,
microbrewery
or
micro
Distillery
because,
as
we
all
know,
that's
sort
of
the
go-to
restaurant
type
business
model.
But
a
lot
of
people
are
likely
to
do
these
days.
Retail
use
other
in
looking
at
your
definitions
in
your
ordinance.
What
that
really
means
is
non-big
box
retail.
F
So
if
you
wanted
to
have
flower
shop
or
a
stationary
shop
or
a
soap
store,
this
is
how
we
would
do
that
really
encouraging
that
sort
of
more
local
non-non,
National,
big
box
type
of
user
and
then
a
Veterinary
Clinic.
We
we
added
that
because
we
felt
like
without
the
kennel
aspect.
It
really
is
more
of
an
interior
medical
type
of
use,
it's
very
similar
to
what's
already
allowed
in
the
O
and
I
and
again
looking
to
create
opportunity
for
people
to
have
goods
and
services
near
where
they
live.
F
The
types
of
things
that
they
use
on
an
everyday
basis.
So
that
is
the
Crux
of
the
case.
We
did
conduct
some
neighborhood
Outreach.
You
see
the
letter
here
that
I
sent
out
back
on
June
28th.
We
sent
this
to
all
the
property
owners
within
the
notification
radius
that
your
city
staff
uses
when
they
send
their
letters.
F
We
invited
everybody
to
a
neighborhood
meeting
that
we
held.
It
was
on
July
13th.
We
had
it
at
the
Trinity
Worship
Center,
which
is
just
the
next
block
over
from
our
subject,
property
and
no
one
attended
I
apologize
for
my
typo
there
that
I'm
just
saying
no
one
has
said
that
our
meeting
so
and
I
don't
see
anyone
here
tonight,
so
I
hope,
I.
Hope.
That
means
that
we
have
done
a
good
job
of
curtailing
this
and
customizing
this
District.
We
worked
closely
with
your
staff.
F
They
were
a
big
help
in
sort
of
giving
me
context
and
understanding
of
where
the
city
would
like
to
see
this
quarter
develop
and
how?
What
wants
to
see
it
develop,
not
a
really
commercial,
not
too
intense,
but
to
still
be
an
opportunity
to
provide
some
goods
and
services
to
Residents
along
the
corridor
or
to
provide
transitional
type
step
down
uses
I
did
have
one
phone
call
and
two
emails
people
just
kind
of
asked
hey.
You
know
what
is
this
what's
going
on,
I
talked
to
them
about
it
and
they
said.
F
F
F
We
actually
grew
on
site
at
a
very,
very
small
level.
It's
not
like
red
oak,
probably
Gibsonville,
so
at
a
small
level,
and
then
you
might
come
in
and
buy
a
grower
that
you
would
take
home
and
they
a
lot
of
times.
They'll
have
a
small
tasting
room
or
a
tasting
station.
You
know
where
you
might
be
able
to
sample,
but
it's
not
really
the
kind
of
place
where
you're
encouraged
to
hang
out
and
meet
your
friends
or
have
happy
hour
good.
A
D
H
D
D
D
F
Understood
yeah
we
get
back
up
and
the
site
it's
it's
kind
of
so,
as
we
all
know
we're
on
a
major
thoroughfare
here,
the
curb
cuts,
the
driveways
are
predetermined.
You
know,
we've
got
the
one
already
with
Sherwin-Williams
that
we
have
to.
We
will
share
that
and
then
there
will
be
one
one
additional
to
the
east
side,
but
you
know
for
what
it's
worth.
This
isn't
something
where
you
have
connectivity
back
to
the
neighborhood
I'll.
Just
throw
that
out
there.
Of
course,
yeah.
F
F
F
A
The
staff
is
recommending
this
rezoning.
It
is
inconsistent
with
the
future
land
use
designation,
which
calls
the
area
to
be
traditional,
residential
and
also
Suburban,
residential
that
whole
Corridor
and
I
can
go
to
the
Patriot
Landis
designation
map.
So
you
can
see
this
is
the
future
land
use
designation.
So
you
can
see
that
the
future
land
use
is
designation
is
is
generally
inconsistent
with
some
of
the
zoning
in
that
area.
Staff
does
feel
that
the
rezoning
request
is
compatible
with
the
commercial
uses
in
that
area.
A
We
we
did
I'll
just
say
that
we
did
have
a
lot
of
conversation
about
the
different
uses,
specifically
limiting
some
of
the
GB
uses
that
are
that
are
allowed
by
right.
So
we
spend
a
lot
of
time
reviewing
that
and
and
there's
a
number
of
uses
that
that
the
applicant
agreed
to
remove
as
well
with
that
said,
we
did
receive
a
couple
of
calls
from
Neighbors
in
the
area,
just
with
some
general
questions
about
the
rezoning
and
traffic
that
might
be
proposed
relative
to
any
kind
of
development.
A
G
A
C
E
E
H
A
So
I
will
be
happy
to
go
through
our
presentation
tonight.
So,
as
you
know,
we
have
presented
to
the
Planning
and
Zoning
Commission
on
a
number
of
occasions.
This
is
our
13th
round
of
amendments.
The
third
for
this
year
this
is
the
Udo,
is
a
living
breathing
document.
It
reflects
oftentimes
modifications
that
we
hear
from
the
development,
Community
or
strap
staff
driven
modifications.
So
tonight
we,
the
area
of
revisions,
is
broken
into
six
different
sets.
A
There's
some
procedural
modifications,
some
dimensional
standards,
modifications
use,
related
parking,
related
landscaping
and
tree
protection
I'm
just
going
to
Summarize
each
one.
So
the
first
is
the
procedural
we
made
some
procedural
changes
dealing
with
the
fences.
There
was
a
standard
in
the
UVO
that
said
retaining
walls
needed
to
be
under
the
zoning
permit
process.
We
have
removed
that
duplexes
are
exempt.
A
I
B
A
Still
would
have
to
go
through
a
building
permit
process
and
a
staff
review,
but
technically
they
are
different
than
when
a
commercial
development
or
a
major
subdivision
goes
through
the
technical,
Review
Committee
for
a
site
plan
process
or
a
preliminary
process.
If
you're
coming
in
with
an
individual
single
family,
detached
unit
or
or
a
duplex
would
be
treated
the
same,
they
are
exempt
from
site
plans,
so
we
were
just
making
that
clear
in
the
language
they.
A
Did
you
do
revisions
to
this
is
just
another
sort
of
technical
revision.
The
office
and
institutional
District
allows
for
single-family
detached,
and
we
added
a
footnote
here
to
just
be
consistent
in
terms
of
the
minimum
lot
size,
just
like
the
rest
of
the
zoning
districts
that
allow
single-family
detached
9,
000
square
foot.
G
A
Minimum
it's
the
minimum
lot
size
of
nine
thousand
and
if
it's
single
family
attached,
so
you
have
multiple
units
connected,
but
on
individual
locks,
you
have
to
have
an
additional
1600
square
feet
per
and
this
is
for
the
for
the
track
area.
Let's
say
you're
not
looking
at
the
individual
lot
itself,
and
this
is
consistent
with
HDR
and
other
and
other
zoning
districts
that
allow
for
single-family
detached.
We
were
just
trying
to
correct
a
an
oversight.
A
Okay,
we've
added
hair
now
and
skin
related
Services
as
it
permitted
use
in
the
light
industrial
Zone
districts
you
can
see.
Currently
it
is
not
allowed
there.
There
are
a
number
of
places
where
they
exist,
so
this
is
basically
bringing
some
non-conforming
uses
into
conformance
to
allow
alterations
expansions
without
having
to
not
be
allowed.
Currently
all
right.
The
next
thing
we
have
added
a
standalone,
an
additional
Standalone
use.
You
recall
last
time,
I
presented,
we
added
the
medium
industrial
use
where
we
didn't
have
that
use
previously.
A
Tonight
we
are
proposing
to
add
tobacco
CBD
and
vapor
shops
as
a
standalone
use.
So.
Currently,
these
uses
are
treated
as
just
retail
uses
and
would
be
allowed
in
primarily
your
MX.
Your
commercial
zoning
districts
buy
right
if
there's
a
change
of
views
from
One
retail
use
to
another
retail
use.
There's
really
no
oversight,
there's
been
some
interest
in
these
types
of
uses
is
brought.
G
A
Attention
through
through
various
means,
including
the
police
department,
that
there's
a
need
to
consider
the
location
of
these
uses
relative
to
uses
that
are
tied
to
school-aged
Children,
such
as
day
care
facilities,
different
schools,
Parks
playgrounds.
So
what
we've
actually
done
is
include
the
use,
allow
it
as
a
conditional
business
use
as
a
recommendation
and
provided
a
separation
distance
from.
A
From
other
adult
uses
bars,
lounges
private
clubs,
Child
Care
child
day
care,
centers
other
uses.
That
would
would
be
classified
as
tobacco,
CBD
and
vapor
shops.
There's
about
this
is
the
language
here
on
slide.
Seven,
just
trying
to
see
if
there's
any
other
ones,
I've
missed
cultural
facilities,
libraries,
museums,
religious
institutions.
This
would
this
would
exempt.
It
would
not
apply
if
you're
a
grocery
store
of
10
000
square
feet
or
more.
A
A
They
would
be
considered
potentially
non-conforming
and
they
would
not
be
able
to
be
expanded
or
altered,
but
you
can
see
under
a
the
purpose
Roman
at
I,
three
specifically
related
to
what
are
intent
in
creating
these
standards
would
help
to
address
same
thing
with
when
you're
creating
a
new
use
type.
You
also
have
to
create
a.
B
H
H
D
H
This,
or
is
this
something
y'all
came
up
with
or
is:
do
we
have
a
problem
with
this
or
it's
a
I
mean
if
it's
something
where
the
name
the
nomenclature
is
a
client
that
it's
in
a
loud
use?
We
don't
want
to
convey
that
it's
a
matter
of
making
sure
that
a
shop
that
might
be
some
of
this
type
of
product
could
be
classified
in.
A
A
There's
also
a
reference
to
it.
By
no
means
are
we
encouraging
to
the
the
sale
of
something
that
is
illegal,
and
but
there
is
also
language
they
have
to
be
licensed
to
sell
any
of
the
products
required
by
state
prior
to
operation.
So
if,
if
you
have
a
concern
regarding
that,
you
can
certainly
take
a
look
and
see
if
there's
some
additional
language
that
we
need
to
include
that
references
specifically
we're
not
intending.
C
E
A
D
I
B
A
If
they,
if
they're
under
a
certain
size,
then
it's
considered
I,
guess
accessory
to
the
other
things
that
they're
selling
there,
so
a
convenience
store
is
the
area
that
they're
designating
at
for
sale
is
5
or
500
square
feet,
whichever
is
less
that
would
that
would
be.
They
would
not
fall
under
these
regulations
once
it
gets
to
above
that,
then,
and
they're
not
considered
a
grocery
store,
then
they
would
fall
under
that
category.
A
A
We
have
clarified
the
type
and
allowable
the
type
of
allowable
and
prohibited
materials,
and
also
the
procedures
of
fences
that
are
greater
than
six
feet
in
the
current
Udo.
You
would
have
to
provide
a
set
of
engineered
drawings
that
is
no
longer
required
under
building
codes
when
you're
just
making
reference
to
that.
A
A
A
We
have
outdoor
commercial
recreation,
but
we
we
do
not
feel
that
if
somebody
came
in
with
a
request
for
off-roading
or
an
off-roading
club,
which
we've
had
packs
for
that,
it
did
not
consider
the
same
thing
as
a
race
track
with
the
intensification
of
that
it's
more
of
a
of
a
commercial
type
of
use.
So
we
wanted
to
capture
that
there
were
some
changes
to
our
parking
standards.
The
first
one
is
helping
to
address
code
enforcement.
A
Clarifying
parking
service
material
on
residential
lots
cannot
be
dirt
or
grass
if
it's
between
the
building
industry,
currently
There's
no
distinction.
So
there
was
some
question
about
that:
lowered
parking
requirements
for
bars,
Cocktail,
Lounges,
private
clubs,
microbreweries
and
micro
distilleries.
A
Have
Exempted
them
from
a
landscape
requirements
because
you're
not
seeing
the
landscape
plan
kind
of
clarified
the
language
dealing
with
our
and
a
lot
of
these
come
from
when
we're
looking
at
Major
site
plans
or
commercial
development.
This
next
one
deals
with
the
landscape
aisles
required
to
occur
where
there's
12
or
more
parking
spaces.
A
A
We've
made
some
changes
to
the
additional
changes
to
the
to
the
Landscaping
section.
If
there,
if
a
property
has
an
easement,
let's
say
it's
a
utility
easement
or
a
sewer
easement,
we
do
have
language.
Currently,
that
says,
with
the
permission
of
the
easement
holder,
you
can
have
buffers
within
the
easement.
A
However,
in
some
cases
you
can't
get
permission
of
the
easement
holder
and
in
those
situations
we
will
have
suggested
an
alternative
landscape
plan
that
we
would
staff
would
review
so
that,
basically,
your
your
Landscaping
would
fall
outside
of
the
easement,
but
still
would
be
required,
updated
some
images
to
better
reflect
what
we
would
like
to
see
specifically
dealing
with
type
B
buffer
clarified,
some
language
wear
a
rear
yard,
a
bus,
a
street.
Currently
you
have
a
type
c
buffer,
that's
required.
A
A
So
we
would
like
to
encourage
that
more
as
a
sustainability
incentive,
so
we
move
those
Provisions
to
that
category
and
relocated
the
criteria
for
free
for
credit
and
retention
of
existing
trees.
From
the
reforestation
section
to
the
planting
flexibility,
section
oftentimes
when
we
get
site
plan
applications
and
there's
large
stands
of
woods
that
exist.
Currently,
we
do
have
planting
flexibility,
so
an
applicant
has
the
ability
to
have
City
arborists.
B
A
G
A
We
have
established
a
new
process
for
reforestation
of
vacant
Properties
or
areas
of
a
portion
of
the
lot.
That
is
undeveloped,
where
a
landowner
may
want
to
re-establish
vegetation,
and
so,
through.
An
approved
City
reforestation
plan
that
an
applicant
would
have
to
submit
that
we
would
have
to
review
and
approve
a
a.
A
A
That
in
the
form
of
the
no
business
can
sell
it,
but
it's
illegal
anyway,
I
I,
can't
you
know
I'm,
not
an
expert
in
in
the
field,
so
I
would
say
that
this
language,
all
of
the
text
Amendments,
have
been
vetted
by
the
city
attorney's
office
as
well
as
we
were
in
close
communication
with
the
police
Chiefs.
Regarding
this,
these.
C
A
I
E
Mr
Beason
gets
a
motion
to
approve
staff,
recommends
the
option
for
option
one
approved
consistent
with
LED
Mr.
These
would
make
us
a
motion
to
recommend
approval
of
request,
to
amend
the
city
of
rules
and
unify
the
government
ordinance
with
the
proposed
tax
amendment.
The
motion
is
based
upon
the
consistency
of
proposed
tax
amendment
with
the
comprehensive
plan
in
debt
section
four
land
use
goal.
One
recommendation:
five
of
the
comprehensive
plan
calls
for
an
update
of
the
unified
development
ordinance
section
4
land
use
goal.
E
One
recommendation:
five
of
the
comprehensive
plan
calls
for
ensuring
sound
Lane
planning
decisions
that
are
consistent
with
the
vision
of
the
plan.
This
action
is
reasonable
and
in
the
public
interest
in
that
section,
four
ladies
goal:
2
recommendation
for
the
competency
plan
addresses
confusion,
conflicts
and
alsolescence
in
the
zoning
code
through
a
new
unified
development,
ordinance,
section,
4,
land
use
goal,
2
recommendation
for
the
comprehensive
plan,
a
new
Udo
would
open
Modern,
graphically
intensive
and
user-friendly
from
both
a
public,
petitioner
and
administrative
perspective.
A
Member
Rainer
motion
carries
with
five
votes.
Thank
you
very
much.
Is
there
any
further
business
for
this
commission
just
a
quick,
just
a
quick
announcement.
We
have
a
new
meantime
with
us,
so
at
the
end
of
the
table,
I
just
wanted
to
introduce
Nathan
Smiley
he's
with
us.
This
is
his
second
week
and
he
has
a
master's
degree
in
urban
and
Regional
planning
he's
shadowing
different
staff
members
to
get
some
insight
on
our
daily
businesses
here
and,
and
so
he
was
invited
to
attend
tonight.
We
would
like
to
say
anything
further.