A Neighborhood in Debate: The West Friendly Avenue Neighborhood Conservation Overlay
September 16, 2024: At the Greensboro Planning & Zoning Commission meeting, an intense debate occurred over the proposed Neighborhood Conservation Overlay (NCO) for the West Friendly Avenue area. Long-range planning Manager Russ Clegg presented the NCO as a way to preserve the neighborhood’s unique charm by setting specific standards for new developments, such as setbacks, building heights, and tree conservation. With over 85% of residents backing the petition, the community showed overwhelming support for the plan.
The session was led by Russ Clegg, Long Range Planning Division Manager, who presented the specifics of the NCO and its purpose in preserving the neighborhood’s character. What followed was a lively debate, touching on everything from tree conservation to the future growth of Greensboro.
Watch the entire meeting on YouTube:
West Friendly Avenue Conservation Overlay Sparks Intense Debate: Passionate Support, Strong Opposition, and a Close Vote
Russ Clegg, the City of Greensboro’s Long Range Planning Division Manager, opened the presentation with a clear and comprehensive explanation of what the NCO would mean for the West Friendly Avenue area. The proposal was from a resident-driven petition to maintain the neighborhood’s historic charm. Key features of the NCO included tailored dimensional standards to ensure that new developments align with existing homes in terms of setbacks, height, and tree preservation. Clegg emphasized that this overlay would not change land use or prevent demolitions but would guide new construction to blend in with the neighborhood’s established character.
Clarifying Misunderstandings: Mike Kirkman’s Thoughtful Responses
When committee member Mary Skenes asked about tree conservation, suggesting that the proposal’s language might apply to all properties in the overlay area, City of Greensboro Planning Manager Mike Kirkman provided a well-reasoned response. He clarified that the tree conservation rules would apply only to new construction, not existing homes. Kirkman’s thorough explanation helped resolve confusion and ensure the committee understood the proposal’s intent and scope.
Passion Ignites Over West Friendly Avenue Conservation Plan
One of the most passionate voices came from Nikki Kohut, a long-time resident who emphasized the importance of preserving the historic character of West Friendly Avenue. She spoke about the area’s appeal, drawing families and visitors to its spacious lots, tree-lined streets, and classic mid-century homes. Kohut, who has lived in the area with her family, underscored the neighborhood’s lasting allure and urged the commission to support the NCO in maintaining its integrity in the face of future development pressures.
Steve Freyaldenhoven, another dedicated resident, highlighted the thorough, 12-month process that brought the NCO to life. He described how the neighborhood came together to address its shared concerns and protect what made it special. Freyaldenhoven praised city staff for their patience and collaboration, saying the effort wasn’t about stopping development but ensuring it complemented the neighborhood’s existing character. His calm yet fervent appeal showcased residents’ deep connection to their homes and community.
John Dinkard, who has lived in the neighborhood for three decades, provided a thoughtful perspective that resonated with many in attendance. As both a resident and an architect, Dinkard acknowledged the need for new development but stressed that it should enhance, not overshadow, the established character of West Friendly Avenue. He described the NCO as a vital tool to guide future growth and prevent projects that might clash with the neighborhood’s aesthetic. His plea for thoughtful development that respects the past struck a chord with the commission.
Jenny Kaiser highlighted how involved the neighborhood had been in the process. She pointed out that residents were informed through multiple public meetings, emails, a dedicated website, a Facebook page, and even a text message service. According to Kiser, there was no lack of effort in ensuring neighbors could voice their opinions and stay engaged throughout the NCO process. This transparency and active participation bolstered the case for adopting the NCO.
Strong Support from Zac Engle: A Reasoned Voice in Favor, Met with Applause
One of the evening’s most compelling and thoughtful voices favoring the West Friendly Avenue Neighborhood Conservation Overlay (NCO) came from committee member Zac Engle. From the outset, Engle struck a balanced and reasoned tone, acknowledging that while some of the NCO’s proposed standards might initially seem restrictive, the primary goal was to preserve the neighborhood’s historic character while allowing for thoughtful growth. His comments resonated with the audience, and he became a pivotal figure in steering the conversation toward the issue’s core: safeguarding what made West Friendly Avenue a special and cohesive community.
Engle underscored the remarkable level of resident support for the NCO, noting that over 80% of homeowners had backed the petition—far surpassing the 51% required for the process to move forward. For him, this overwhelming approval was a decisive factor in why the commission should vote in favor of the proposal. Engle emphasized that such a strong consensus should not be taken lightly, especially given the often divisive nature of development issues. The community had come together with a clear vision, and in Engle’s view, it was the commission’s responsibility to honor that collective voice.
Throughout his remarks, Engle showed a deep understanding of the NCO’s technical aspects and its broader implications for the future of Greensboro. He articulated how the overlay balanced preserving the neighborhood’s unique character and allowing for sensible, context-appropriate development. Engle acknowledged concerns from those who feared the NCO might stifle growth, but he thoughtfully countered that the overlay didn’t prevent new development; it simply ensured that future projects respected the established aesthetic and scale of the neighborhood.
As Engle finished his comments, the audience applauded, clearly appreciative of his well-reasoned and supportive stance. Many in attendance felt that Engle had perfectly captured their sentiments, giving voice to the months of effort residents had invested in creating and advocating for the NCO. His words were thoughtful and validated the community’s desire to protect their neighborhood while still welcoming change that aligns with their vision.
Engle’s ability to blend pragmatism with genuine empathy for the residents set him apart as a key advocate for the NCO. His remarks affirmed the community’s efforts and reassured many that the NCO was a necessary tool to maintain the integrity of West Friendly Avenue as it faced future growth pressures. By focusing on the core values of neighborhood preservation, community consensus, and responsible development, Engle earned the respect and admiration of both the commission and the audience that night.
Catherine Magid’s Thought-Provoking Support for the West Friendly Avenue NCO
During the intense debate over the proposed Neighborhood Conservation Overlay (NCO) for West Friendly Avenue, committee member, and Vice Chair Catherine Magid stood out with her insightful, thought-provoking questions, which ultimately supported the overlay. While some commissioners expressed concerns or opposition, Magid’s approach focused on understanding the nuances of the proposal and how it aligned with the community’s needs.
Her questions helped clarify important aspects of the NCO, such as how it would affect new development while still allowing for neighborhood growth. By thoroughly exploring the plan’s goals, Magid highlighted the importance of maintaining the neighborhood’s character while accommodating thoughtful development.
Magid’s careful consideration of the facts and her well-informed questioning demonstrated her support for the residents’ desire to preserve their neighborhood, contributing to the final 5-4 vote in favor of the NCO. Her contributions provided valuable clarity and reinforced the intent behind the overlay.
An Unwarranted Question: Mary Skenes’ Misguided Concerns About Tree Removal
During the Planning & Zoning Commission’s discussion of the Neighborhood Conservation Overlay (NCO) for West Friendly Avenue, committee member Mary Skenes raised an unwarranted and misinformed question about tree removal. Skenes expressed concern that the overlay might restrict homeowners from cutting down trees on their properties, even if those trees posed a problem or were no longer wanted. Her question was out of order, as Planning Manager Mike Kirkman had already clearly addressed the issue earlier in the meeting.
Kirkman had provided a comprehensive explanation that the tree conservation rules within the NCO applied only to new construction or redevelopment projects, not to existing homeowners maintaining their properties. Residents could manage their trees freely—prune, thin, or remove them as needed—without additional oversight unless they were engaging in new construction or major property changes. Kirkman’s clarification should have put the issue to rest, yet Skenes continued to push a concern that was, by that point, irrelevant to the actual content of the overlay.
Skenes’ comments reflected a broader misunderstanding of the NCO’s intent and scope. Her focus on tree removal, which had already been explained as non-applicable to existing homeowners, detracted from the larger discussion about how the NCO would preserve the neighborhood’s character. Despite the clear facts provided by city staff, her persistence on this issue seemed out of step with the broader concerns the residents had raised about maintaining their neighborhood’s historic charm and preventing inappropriate development.
The West Friendly Avenue neighbors in attendance were visibly frustrated by Skenes’ question, as it misrepresented the real implications of the NCO and distracted from the more pressing matters at hand. To the residents who had spent months working on this proposal, Skenes had either misunderstood the overlay’s guidelines or grasped irrelevant details to justify opposition. This was particularly disheartening given the extensive public meetings, information campaigns, and the neighborhood’s outreach efforts to ensure everyone—including the commission—fully understood the NCO’s purpose and impact.
While Kirkman thoroughly addressed Skenes’ concerns about tree removal and proved them unfounded, her persistent focus on the issue showcased a recurring theme of misinformation and misunderstanding that clouded the debate. The NCO was designed to strike a balance between preservation and development, yet Skenes’ misguided concerns about tree removal risked overshadowing the well-thought-out intentions of the proposal. Her out-of-order remarks ultimately contributed to the divide between those who sought to protect their neighborhood and those who viewed the overlay as unnecessarily restrictive.
Outrageous Opposition: Chairwoman Sandra O’Connor’s Comments Spark Outrage Among Residents
Perhaps the evening’s most surprising and contentious moment came from Chairwoman Sandra O’Connor, who strongly opposed the proposed Neighborhood Conservation Overlay (NCO). O’Connor argued that the NCO conflicted with the city’s 2040 Comprehensive Plan, which promotes responsible growth and infill development. She claimed that the restrictions proposed by the NCO would stifle potential development, in direct opposition to the city’s long-term goals.
Her remarks, however, seemed to ignore the NCO’s primary intent to ensure that future development aligns with the existing neighborhood’s character, preserving its historic charm rather than halting progress. The NCO was never about preventing development but maintaining a balance between growth and preservation—a point repeatedly stressed by its supporters.
O’Connor’s comments struck a nerve, particularly with the large group of West Friendly Avenue residents who had worked diligently over the past year to craft the NCO and gather more than 80% of the neighborhood’s support. Many of these residents were visibly shocked and outraged by O’Connor’s dismissal of their efforts. To them, her opposition felt like a disregard for the overwhelming community consensus in favor of the NCO.
Throughout the meeting, residents passionately expressed their desire to maintain their neighborhood’s unique character, and O’Connor’s stance seemed to dismiss their concerns. Her comments appeared to undermine the grassroots nature of the NCO, which had been driven by residents who saw the overlay as a way to preserve their homes’ aesthetic while still allowing for thoughtful development.
As O’Connor outlined her reasons for opposing the NCO, there were murmurs of frustration and disapproval from the audience, who had hoped for a unified vision from the commission that reflected their desires. Residents like Nikki Kohut, Steve Freyaldenhoven, and John Dinkard had poured their hearts into advocating for the NCO. O’Connor’s opposition was seen as a direct challenge to the community’s vision for its future. For many, her comments were out of touch with the neighborhood’s needs and aspirations.
Ultimately, O’Connor’s opposition stood in stark contrast to the sentiments of many on the commission and the residents in attendance, creating a palpable divide. The large group of West Friendly neighbors left the meeting feeling disheartened by her negative comments. However, their determination to see the NCO through to the next phase—Greensboro’s City Council—remained unshaken. Despite O’Connor’s objections, the proposal was passed with a narrow 5-4 vote, keeping the community’s hopes alive for preserving their cherished neighborhood.
A Divided Commission But a Favorable Outcome
The Planning & Zoning Commission was ultimately divided, but the proposal received enough votes to pass with a favorable recommendation to the City Council. This decision was a significant victory for the residents who had worked diligently to preserve their neighborhood’s unique charm while allowing for thoughtful, context-sensitive development.
The NCO will now move to a public hearing before the Greensboro City Council, where the debate will continue. Will the City Council side with the residents and commission members who support the overlay, or will they echo the concerns of Chairwoman O’Connor and others who fear it conflicts with the city’s long-term growth plans?
The future of the West Friendly Avenue neighborhood hangs in the balance, and all eyes are on the next phase of this critical decision-making process.
The final vote on the West Friendly Avenue Neighborhood Conservation Overlay (NCO) was a close 5-4 decision. The five commissioners who supported the NCO were:
- Zac Engle
- Catherine Magid
- Keith Peterson
- Warché K. Downing
- Erica Glass
Opposed to the NCO, in the minority, were:
- Sandra O’Connor (Chair)
- Mary Skenes
- Betty Turner
- Paul G. Gilmer Sr.
The proposal now moves to the Greensboro City Council for final approval and adoption as the city’s second Neighborhood Conservation Overlay (NCO).