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Planning Division Staff Memo
Hunter Moore
Plan. 3032
Dr. Weitz
Feb. 18, 2014
TO: Greenville Planning and Rezoning Commission, City of Greenville
North Carolina, Chantae M. Gooby, Planning & CD
FROM: Hunter Moore
DATE: February 18, 2014
SUBJECT: Rezoning
CASE: #14-01
APPLICANT: Eastern Group Properties LLC
OWNER: Eastern Group Properties LLC
LOCATION: Located along the Eastern right-a-way of Brownlea Drive and 130
feet south of East 10th Street
EXISTING ZONING: R9 (Residential [Medium Density Multi-Family])
PROPOSED ZONING: R6 (Residential [High Density Multi-Family])
PROPOSED USE: Multi-family (10-12)
EXISTING LAND USE: Vacant/Undeveloped
Surrounding Land Use Surrounding
Zoning
North Vacant (under common ownership of applicant) CDF
South One single-family residence R9
East Three single-family residences (Collage Court Subdivision) R9S
West Two duplex units and one single-family residence R9

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Eastern Group Properties would like to rezone 0.825 acres or 35,949 square feet, along
the eastern right away of Brownlea Drive and East 10th street, from R9 (Residential
medium density Multi-Family) to R6 (Residential high density Multi-Family). The site has
water and sanitary sewer, yet the present land use is vacant. It is believed that Eastern
Group Properties would like to make this land available to development, giving it the
possibility to be a location where apartments or some sort of predominantly student based
housing could potentially be built. This property is located inside Vision Area I of the
Horizons Comprehensive Plan and is one of the predominant neighborhood focus areas.
1. Whether the proposal will permit a use that is suitable in view of the use and
development of adjacent and nearby property (existing land use).
Finding: The property does match the surrounding land use and the development of the
local, surrounding lots. The surrounding land uses are mainly all R9 residential, with only a
few lots to the north and north-west being commercial. The lot directly to the north is
commercial, which may cause a conflict in the future if this land were to eventually be
developed as commercial. Due to the fact that commercial and residential would be back to
back, a vegetation buffer may be required. Currently, the northern, commercially zoned lot
is not developed, which this could cause future problems with any developer that would
like to place a commercial type project there. The requested zoning is predominantly or
completely surrounded by the same or compatible zoning.
2. Whether the proposal is in conformity with the policy and intent of the
comprehensive plan including land use element.
Finding: The request is in agreement with Horizons: Greenville’s Community Plan.
According to Horizons, Greenville’s housing objectives, H2. Goal is to encourage quality in
the design and construction of new dwellings and multi-family structures. By rezoning this

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property to R6, the parcel would be able to be developed just under 17 single units of
housing or 12 multi-family units. Since the area has not been developed, the H2 goal could
be accomplished by constructing quality living units. Also, according to Horizons Urban
Land Use and Form goals, by rezoning the property to R6, the property would be open to
more residential development options such as a higher land use intensity multifamily
development rating, a higher land use intensity dormitory development rating, group care
facility, retirement center or home, board or rooming house, or fraternity/sorority house.
The rezoning would also authorize, if applied for and approved (Special Uses) that could be
placed on this property by adding the availability for a multi-purpose center or a guest
home for a college or other institutions of higher learning. This is in compliance with the
comprehensive land use and Urban Form Goal UF3: to encourage a diversity of housing
options. But, rezoning this property to R6 and opening the opportunity for student housing
to be developed, in my opinion, would be somewhat contradictory to the Urban Form Goal
UF9: to ensure smooth traffic flow. There is already several bus stops along the East 10th
street corridor; if student housing were to be developed, residents will be able to walk to
these existing stops. A traffic report was given but there is not significant evidence that a
change in the current bus route was taken into account.
3. Have the surrounding property owners been notified of the zoning change
proposal:
Finding: On-site sign(s) were posted on January 6, 2014. A Planning and Zoning meeting
notice mailed to property owner and adjoining property owner(s) on January 6, 2014. City
Council public hearing notice was mailed to the property owner and adjoining property
owner(s). A record of response from the surrounding property owners is not available.
This raises concern due to the fact that this may be a deal breaker if one property owner

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has objections.
4. What is the existing value of the property under existing zoning and/or
overlay district classification?
Finding: Unknown (no finding)
5. Will the proposal result in a use which will or could cause an excessive or
burdensome use of existing streets, transportation facilities, utilities or
schools.
Finding: A traffic report found that the proposed multi-family development is not of
sufficient size to cause an excessive or burdensome use of existing streets,
transportation facilities, utilities or schools. This supports the request.
Environmental Conditions/ Constraints:
The site is in a location that may be hazardous to development. Upon physical
inspection of the site, the staff discovered a substantial size hill located on the north end of
the property. This will play a major role in construction and may cause restraints on
development; it should be taken into consideration prior to building.
Conclusive Findings:
The Staff believes that the proposed rezoning of R6 (Residential High Density Multi-
Family) is in higher compliance with Horizons: Greenville’s Community Plan than the
current zoning of R9 (Residential Medium Density Multi-Family). There is more
opportunity for development of diversity and more of an opportunity for different styles of
multi-family housing to be constructed. Under the current zoning, the site could host no
more than 6 units, but, with the proposed zoning, the site could then host up to 12 multi-
family units. This is consistent with the comprehensive plan. By rezoning this site, it will
open it up to more development uses, but not ones that are not in compliance with the plan.

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We see this proposal as an overall betterment to the community by zoning the parcel to one
that will open more options up as to what could be developed.

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