Planning Board

AGENDA City of Lenoir Planning Board Meeting 905 West Ave. NW, Lenoir, NC 28645 Monday, July 13, 2026 | 5:30 PM Board Members Lucy McCarl, Chariperson Kyle Case, Vice-Chair John Arnaud Curtis Baker Sharon Bryant, ETJ Michael Careccia Tammy Greene Dontrell Parson Joseph Petrack Edward Terry Welcome! We are glad you have joined us for tonight’s meeting. The Lenoir Planning Board is an advisory board to City Council comprised of citizen members who devote their time and talents to a variety of zoning and land development issues in the community. All Planning Board recommendations are subject to final action by City Council. General Rules of Order The Board is pleased to hear all non-repetitive comments. However, since a general time limit of five (5) minutes is allotted to the proponents/opponents of an issue, large groups are asked to name a spokesperson. If you wish to appear before the Board, please fill out an Appearance Request/Lobbyist Registration Form and give it to the Recording Secretary. When the Chairperson recognizes you, state your name and address and speak directly into the microphone. ROBERT’S RULES OF ORDER govern the conduct of the meeting. Opening Session 1. Determination of a Quorum 2. Call to Order 3. Consideration of June 08, 2026, minutes New Business 1. ZOA 1-26 Applicant: Waterlife Church Owners: N/A Location: Citywide The applicant is requesting a text amendment to allow an educational facility to be a permitted or special use in various residential and commercial zoning districts in Lenoir. City of Lenoir, NC • cityoflenoir.com • 905 West Ave. NW, Lenoir, NC 28645 Page 1 of 25  Recommended Action: Approval of the request, and call for a public hearing at City Council on August 04, 2026. 2. SUP 2-26 Applicant: Waterlife Church Owners: HASO Holdings LLC Location: 117 Maple Dr NW The applicant is requesting a Special Use Permit for a private school to locate in the former West Lenoir Elementary school. Recommended Action: Approval of the request, and call for a public hearing at City Council on August 04, 2026. Other Business 1. Update on zoning permits issued. Adjournment City of Lenoir, NC • cityoflenoir.com • 905 West Ave. NW, Lenoir, NC 28645 Page 2 of 25 Page 3 of 25 Page 4 of 25 Page 5 of 25 Page 6 of 25 Staff Report ZONING ORDINANCE AMENDMENT REQUEST CASE NUMBER ZOA #1-26 Aerial of Proposed Areas Zoned For Schools ZOA 1-26 Ordinance amend- ment would affect O-I, B-2, B-3, B-7, R- 6, R-9, and R-12, and R-C zoning dis- tricts Note: Map does not encompass all lots within these zoning districts. Summary Owner Applicant’s Request: Planning Board Meeting: Scheduled for July 13, N/A 2026. The applicant is requesting a text amend- Applicant ment to allow an educational facility to be a City Council (Public Hearing): Anticipated to be permitted and special use in various resi- scheduled for August 4, 2026. Waterlife Church dential and commercial zoning districts in Location Lenoir. Citywide Staff Recommendation: NC PIN Approval of the proposed amendment pro- cess outlined in this staff report. Citywide Planning Board Recommendation: Project Planners Hannah Williams, AICP, CZO Public Comment: Matt Duchan, AICP, CZO Updated June 26, 2026 Page 7 of 25 Page 2 B a c kg r o u n d a n d a n a ly s i s Intent of Zoning Amendments Zoning amendments are an essential component of planning and community development. Without the ability to amend zoning code, rules and regulations would remain static throughout history without policymakers and decision makers having the power to recommend and contribute to growth and change. Zoning amendments can be initiated by planning staff, the Planning Board, City Council, or a property owner (or someone financially influenced by the property (or properties) in question). Through the zoning amendment process, stakeholders are afforded the right to make reasonable and suitable changes to their properties. These properties are governed by the Lenoir Zoning Ordinance within the confines of recommendations of the Compre- hensive Plan as well as reasonable, suitable, or pragmatic planning practices where appropriate. Citywide Amendment The properties affected by the proposed ordinance amendment are located in all areas of Lenoir. The zoning districts encompass several single-family residential districts (R-6, R-9, R-12, R-C), as well as several commercial zoning districts, most notably B-2. Reason for Request In conjunction with an SUP application, Waterlife Church is proposing a zoning amendment to designate Educational Facilities as a Permitted and Special Use in various zoning districts on the permitted use chart, in order to operate a private school at West Lenoir Elementary. West Lenoir Elemetary has been closed for four years. If West Lenoir Elementary remained a school, it would be effec- tively legally non-conforming in the City’s current ordinances because R-12 did not allow for schools, permitted as a special use or by-right. Therefore, a zoning amendment is needed to allow for the building to be re-used as a school, whether public or private. Currently, public schools are included in the “Public Service Facility” land use category. Educational Facility is an explicit use pro- posed to be added to the City’s Permitted Use Chart (see next page for details). West Lenoir Elementary is located in the R-12 zon- ing district which prohibits public service facilities. Private schools are included in the definition of educational facilities, which are not currently in the permitted use chart. Definition and Discrepancy At the time of this meeting, neither the Lenoir Zoning Code nor the Permitted Use Chart explicitly accounts for educational facilities in totality. In Article IV Definitions, an educational facility is defined as: A facility for the education of children and/or adults including public and private kindergarten, elementary and secondary schools, colleges, technical institutes and universities, but excluding specialized trade schools and nursery schools. This designation is not on the Permitted Use Chart. However, the definition of Public Service Facilities encompasses public schools, but not private schools. Additionally, Studios and Specialty schools are included, but this definition applies to non-academic sub- jects such as dance, athletics, vocational training, music, and barber/beauty colleges. Educational Facilities, per the definition above, would account for both schools as public service facilities and as private academic education at all ages and grade levels. Public Service Facilities and Changing the Definition Public Service Facilities, as amended, will comprise services provided by local government such as public safety and public utilities. Educational facilities, however, will not be permitted in industrial districts. Included are two maps (page 5) comparing proposed zoning districts for educational facilities and the current zoning districts where public service facilities are permitted. The difference between the two maps show no industrial districts for educational facilities. Otherwise, there is mostly the same coverage area and there are no permitted by-right sites for educational facilities. In addition to the proposal to add Educational Facilities as a designated use in the Permitted Use Chart, it is also necessary to Page 8 of 25 Page 3 B a c kg r o u n d a n d a n a ly s i s ( C o n t. ) amend the definition of Public Service Facilities. Because Public Service Facilities are permitted in industrial districts by right, the “schools” portion of the definition will be removed from the definition in Article IV. This change creates two fully separate use cat- egories with no overlap, Below are definitions for each of the uses and the districts they will be allowed. Designated Uses Definitions In Article IV Definitions, an educational facility is defined as: A facility for the education of children and/or adults including public and private kindergarten, elementary and secondary schools, colleges, technical institutes and universities, but excluding specialized trade schools and nursery schools. In Article IV Definitions, a public service facility will be defined as: A facility that is owned, operated, or financed, in whole or in part, by any public or governmental entity, and is dedicated to the pro- vision of services to the general public. This includes public safety facilities (EMS, police, and fire protection), schools and education, hospitals and health care, and the public provision of social services. For schools, see Educational Facility. Deletions indicated by strikethrough; additions indicated by underline, omissions indicated by **** Zoning Districts Summary Educational facilities will be allowed by right in B-2, B-3, B-7, O-I, and with a Special Use Permit in the following zoning districts: R- 6, R-9, R-12, R-C. Public Service Facilities are allowed by right in the following zoning districts: B-2, B-3, B-7, O-I, I-1, I-2. Public Service Facilities are allowed with a Special Use Permit in the following zoning districts: R-6, R-9, R-C. Use Type of Permit Zoning Districts Educational Facilities By Right (P) B-2, B-3, B-7, O-I Educational Facilities Special Use (SU) R-6, R-9, R-12, R-C Public Service Facilities By Right (P) B-2, B-3, B-7, O-I, I-1, I-2 Public Service Facilities Special Use (SU) R-6, R-9, R-C Page 9 of 25  SECTION 600, TABLE A: Chart of Permitted and Conditional NON-RESIDENTIAL Uses P=Permitted Use • PS=Permitted w/ Separation Requirements • S=Special Use • Blank = Prohibited Residential Mixed Use/Commercial Industrial R- R-12 R-9 R-6 O&I B-1 B-2 B-3 B-5 B- I-2 R-R R-20 R-C B-7 I-1 15 6 NON RESIDENTIAL (1) Adult Establishment/Adult Use/Sexually Oriented PS PS Business (2) Adult Gaming Establishment (3) PS PS Agriculture S S(9) S(9) S(9) Billards and Pool Halls (10) P P Day Care Centers S S S S P P P P P P S P P P Communication Towers (4) S S S S S S S S S S S S S S S Cultural and Community Facilities, Churches, Syna- S S S S S S S P S P P S S P P P gogues, Mosques Kennels, Commercial (12) p P P p Eating and Drinking (without drive-through) P P S P P P P P P P Eating and Driving (with Drive-through) P P P P P Educational Facility S S S S P P P P Flea Markets S S P P Green Houses, Commercial (5) S S P P P P P Hospital/Clinics P P S P P P Hotels/Motels P P P Junk Yard/Salvage Yard (11) P Manufacturing & Processing: Boutique/Artisan P P P P P P P P Manufacturing & Processing: Light P(6) P(6) P P Manufacturing & Processing: Heavy P Night Clubs/Private Clubs (7) PS P Office (includes Medical and Dental) P P P P P P P P P Public Service Facilities S S S P P P P P P Personal Storage (mini warehouse) P P P P Recreation, Outdoor (8) (8) (8) (8) (8) (8) (8) P P Recreation, Indoor P P P P P Retailing, Light P P P P P P P P P Retailing, Intensive P P P P Retailing: Neighborhood Business S S P P P P P Services, Automotive (13) P P P P Services, Major Vehicle S S P P Services, Business and Personal P P P P P P P P P P Shooting Range, Indoor P P P Studios and Specialty Schools P P P P P P P P P Veterinarians (no outdoor kennels) P P P P P Warehousing P(14) P(14) P P Page 10 of 25 Page 5 P u b l i c S e r v i c e Fa c i l i t i e s & E d u c at i o n a l Fa c i l i t i e s M a p s Educational Facilities Zoning Public Service Facilities Zoning Page 11 of 25 Page 6 C o n s i s t e n c y S tat e m e n t/ S ta f f R e c o m m e n d at i o n s Consistency with the Comprehensive Plan/Reasonableness of Amendment When adopting or rejecting any zoning amendment, City Council must adopt a brief statement describing whether or not the ac- tion is consistent with the City’s Comprehensive Plan, in accordance with G.S. 160D-605(a), and must also address the reasonable- ness of any proposed map amendments. Staff offers the following draft statement on the consistency and reasonableness of the request. The proposed zoning amendment is consistent with the 2045 Comprehensive Plan in that initiating zoning changes within target areas to encourage development is a primary proactive strategy. In the long-term, adjusting the ordinance to account for all forms of educational facilities would effectively encourage a variety of developments in growing areas serving families. This amendment would also help to revitalize vacant and historic sites such as West Lenoir Elementary which aligns with the Comprehensive Plan’s goal to enhance livability. P l a n n i n g B o a r d R e c o m m e n d at i o n s Page 12 of 25  Staff Report Special Use Permit Case Number SUP #2-26 L o c at i o n m a p/A e r i a l P h ot o g r a p h West Lenoir Elementary School Closed permanently in 2022. SUP for church in auditorium (pictured) in 2024. Summary Owner Applicant’s Request: Planning Board Meeting: Scheduled for July 13, 2026. Notices were mailed to adjacent property HASO Holdings LLC (Jay Harrill) The applicant is requesting a Special Use owners on July 1, 2026. Permit for a private school to locate in the Applicant former West Lenoir Elementary school. This Waterlife Church request is pending an approval of a zoning City Council Hearing: Anticipated to be sched- text amendment that would designate Edu- uled for August 4, 2026. Location cational Facilities as a permitted Special Use 117 Maple Dr NW in various zoning districts including R-12. NC PIN 2749450612 Staff Recommendation: Approval of the request. Project Planner Planning Board Recommendation: ***This request is considered quasi-judicial. You Hannah Williams, AICP, CZO should not discuss this case with decision mak- Matt Duchan, AICP, CZO ers outside of the scheduled public meeting*** Public Comment: Updated June 29, 2026 Page 13 of 25 Page 2 Z o n i n g M a p & A d j o i n i n g /A b u t t i n g P r o p e r t i e s M a p Page 14 of 25 Page 3 B a c kg r o u n d a n d a n a ly s i s Intent of Special Use Permits Special uses are recognized in the zoning ordinance as uses which may be compatible with an area depending on the specific de- tails of the project, its surroundings, and the level of services available to the site, but are not permitted "by right" in the zoning district. The special use permit process gives the City sufficient flexibility to determine whether a specific land use on a given site will be compatible with the environment and the Comprehensive Plan. Through the approval of a Special Use Permit, the Planning Board and City Council may set conditions or use limitations, thereby establishing a realm of acceptability for the particular use that will be neither arbitrary nor capricious, and will promote the spirit and character of the surrounding neighborhood. The pro- cess requires the Planning Board to review and make a recommendation to the City Council on the request. The City Council must then decide whether nor not to issue a Special Use Permit following a quasi-judicial hearing. Intent of the Zoning District Article V of the Lenoir Zoning Code states: R - 12 Residential (Single-family) District is intended to establish and preserve land within the city for medium density single-family residences and compatible land uses. Regulations are designed to allow predominately single-family residences at medium densi- ties, with duplex, townhome, low-rise apartments, and planned residential developments allowed at compatible densities as spe- cial uses. Any uses which would adversely affect or interfere with the residential character and development of these areas are excluded. Subject and Surrounding Properties The subject property is 4.01 acres and is zoned R-12. This single parcel includes the main West Lenoir Elementary School building with classrooms, as well as the auditorium on the north side of the building and the standalone gym on the south side of the prop- erty. There is a large parking lot as well as a small playground area on the west side of the parcel. West Lenoir Elementary ceased operations at the close of the 2021-2022 school year. It was sold to HASO Holdings LLC in 2023. Aside from a special use permit approval for a church in the school’s auditorium, no other use or development has occurred on the site since the school closed. The surrounding area largely features residential zoning. All parcels to the north and east including the subject property are zoned R-12 for single-family residential. Properties west of the subject parcel are zoned R-9 for multi-family residential but the majority of dwellings in this area are single-family. However, there is a long stretch of Lenoir Housing Authority multi-family properties along Poplar Street towards Creekway Drive. South of the property is a mix of B-2 and O-I zoning, which is customary for a main thor- oughfare such as Harper Avenue. Proposed Use The applicant intends to open a private school with an approved special use permit in the old West Lenoir Elementary school. In conjunction with a proposed text amendment, a private school would be able to locate here. Educational Facilities would be a new use designation on the City’s Permitted Use Chart, and R-12 would be one of several zoning districts where Educational Facilities would be allowed with an approved Special Use Permit. As the code is written today, there is no designation that specifically fits a private grade school. Public Service Facilities account for public schools, while Studios and Specialty Schools specifically account for non-academic and vocational subjects. Because this was an elementary school several years ago, the building is currently non- conforming and would not be able to operate in a similar manner without coming into compliance via the Special Use process whether private or public. The applicant plans to clean up the exterior and replace all broken glass, carry out interior renovations HVAC, paint, carpet, and basic clean-up, and fill in the sinkhole as well as repair and clean up the playground area. Historic Significance Because of the historical significance of the building and the Fairfield Park Neighborhood, the City is proposing several conditions to ensure the applicant maintains historic character as much as possible. The building is of a colonial revival style similar to brick schools and schoolyards of the early 1900s. The conditions will concern making no changes to the brick, retaining window and door Page 15 of 25 Page 4 B a c kg r o u n d a n d a n a ly s i s ( C o n t ’ d . ) openings, and leaving the concrete accents unaffected. Due to changes in the past made to windows and doors, the building would likely contribute to a National Register of Historic Places district, should the Fairfield Park neighborhood be listed in the future. The State Historic Preservation Office (SHPO) has stated that the school has likely been altered too much to be an individual listing. The 2017 Lenoir Architectural survey discusses the formation and development of the Fairfield neighborhood and was promptly study-listed to be added as a district to the National Register shortly thereafter in 2018. Fairfield is known for being a “charming, fast-growing section” of Lenoir and is a foundational neighborhood that represents Lenoir’s connections to industry and small- town living. What was once pastoral back in the late 1800s to early 1900s was then transformed into one of Lenoir’s foundational neighborhoods essential to its 20th century growth, development, and culture. Consistency with the Comprehensive Plan All decisions of the Planning Board and City Council should be based on consistency of the proposal with the comprehensive plan and any other officially adopted plan that is applicable. The City’s Comprehensive Plan encourages reuse and redevelopment of vacant and historic buildings. Part of this process entails initiating zoning changes to encourage development and making the zon- ing code more practical and easier to understand. Revitalizing a historic property with its original use fulfills those goals. S ite P hoto s Above: Back of West Lenoir Elementary; auditorium Above: Front of West Lenoir Elementary Above: Front of West Lenoir Elementary with gazebo Above: Front of West Lenoir Elementary Auditorium Page 16 of 25 Page 5 S ite P hoto s Co n t ’ d. Above: Current state of West Lenoir Elementary play- ground Above: Sinkhole on basketball court adjacent to play- ground Above: Maple Street along front of West Lenoir Above: Poplar Street along side of West Lenoir Elementary facing neighborhood park towards Elementary Harper Avenue Page 17 of 25 Page 6 Fa i r f i e l d Pa r k N e i g h b o r h o o d ( S L S tat u s , H P O W E B ) Page 18 of 25 Page 7 Page 7 Findings No Special Use Permit shall be approved unless the Planning Board and City Council find that: 1. The proposed special use will comply with all height, yard, lot and area requirements and other regulations of the district in which it is located unless otherwise specified. The applicant has no plans to expand the exterior structure of the school so all building heights and setbacks will remain the same. 2. All driveways will be designed with respect to such matters as proper ingress and egress for automobiles in order to minimize traffic congestion and increase pedestrian safety and conveniences. Current driveways and parking will remain in place as the applicant is not planning an expansion to the buildings. Necessary renovations to the parking areas, as confirmed by engineer study, will be carried out prior to opening the school. 3. Off-street parking and loading areas will be provided in compliance with the Zoning Ordinance. The existing parking area is adequate for intended use of the development. 4. The establishment of the special use will not hinder the normal and orderly development and improvement of surrounding property for uses already permitted in the district. The usage will have a similar or a lesser impact than the previous school that occupied the building for many years. 5. Any required screening and landscaping will be designed or planted with full consideration of the effectiveness of individual plant types, dimensions, and characteristics in minimizing the noise, glare, visual impacts and other economic effects on ad- joining properties. A vegetative buffer of 15 feet must remain in place or be restored on the southern property lines. Applicant will maintain the plants and if any need replacing, new plants will be planted in accordance with the City’s zoning criteria. 6. Any permitted signs and proposed exterior lighting will be designed to reduce glare and to mitigate any adverse effects of sign size and height; so as to make the signs aesthetically pleasing and compatible with adjoining properties. The applicant will use a 6-foot tall monument sign with 32 square feet of lettering. It will be designed to have a low impact on the neighboring prop- erties. 7. The exterior architectural appearance and functional plan of any proposed building or structure will not vary greatly from any buildings or structures already construction or in the course of construction in the immediate vicinity or from the character of the applicable district, so as to cause a substantial depreciation in the property values of the immediate vicinity. The applicant will maintain the historic nature of the structure. No additions to the current West Lenoir School Building will occur. 8. The type, size, hours of operations, location of the use upon the site, and intensity of the proposed special use will not be harmful or annoying to surrounding properties. The school will have a similar impact as the previous school. The children (and parents) that attend will sign a code of conduct, stating it is a privilege to attend and must adhere to a standard level of con- duct. Applicant states that 7am-5pm will be the hours of operation. Projected enrollment for the first year is around 125 stu- dents and the maximum enrollment projected over time Is 250 students. Page 19 of 25 Page 8 Page 8 S ta f f R e c o m m e n d at i o n s Staff recommends approval of the requested Special Use Permit for the proposed church, with the following conditions: 1. The brick exterior of the school building must not be painted, stuccoed, or in any way obscured, nor the decorative brick patterns altered in any way 2. All concrete accents including the parapet coping, the cornice, the swag relief panel, and the “stones” around the entrances must be retained. 3. No additions shall be attached to the existing school building. If accessibility ramps are needed, these should be added to side or rear elevations. 4. Existing window and door openings must be retained. The current windows and doors do not appear to be original to the build- ing. If the current windows and doors need to be replaced, the materials should fit within the existing openings without requir- ing the openings to be resized, and “filler” material should be avoided. P l a n n i n g B o a r d R e c o m m e n d at i o n s Page 20 of 25 Page 9 Appendix A—Applicant’s Responses Page 21 of 25 Page 22 of 25 Page 23 of 25 Page 24 of 25 Page 25 of 25