Greenville City Board of Adjustment Meeting - November 17, 2016

The Greenville City Board of Adjustment met on November 17, 2016, at 11:15 AM to consider three special use permit applications: a microbrewery at 630 S Pitt Street, a dormitory development amendment on East 10th Street, and a church at 102A Hungate Drive. All applications were approved with no public opposition.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes of the previous meeting. Motion by Mr. Watts, second by Mr. Faison. All in favor.
• Continuance of Item 4: Agenda item number four was continued to the December meeting. Motion by Mr. Faison, second by Mr. Winkler. All in favor.

Public Comments & Testimony

• No members of the public spoke in favor or opposition during any of the three public hearings.

Discussion Items

1. Special Use Permit – Pitt Street Brewing Company (630 S Pitt Street)

• Applicant: Michael Glenn (also a board member) requested a special use permit to operate a microbrewery. He recused himself from voting and spoke as the applicant. The board approved his recusal (motion by Mr. Johnson, second by Mr. Winkler), and Mr. Bullock became a voting member for this item.
• Staff Report: The property is zoned Downtown Commercial (CD), located in the Dickinson Avenue Historic District. The building (7,650 sq ft) was formerly a Coca-Cola bottling facility. Proposed use includes a microbrewery, a small commercial space (planned for a restaurant tenant), six townhouse units, and one flat. No off-street parking is required for non-residential uses in the CD zone. Staff had no objections.
• Applicant Presentation: Glenn described the mixed-use project, noting 18 partners (half local, half from Asheville with Lazy Hiker Brewing experience). Brewer Nate McLaughlin stated initial production would be about 500 barrels in the first year (max 4,000 barrels/year), with brewing two days a week starting at 7 AM. Aroma described as baking bread. Self-distribution and on-site sales are planned. Food trucks would be used.
• Board Questions: Parking concerns were raised. Glenn noted plans for on-street parking on Pitt and Clark Streets, with discussions ongoing with public works and traffic engineering. Staff clarified there is no parking requirement for non-residential uses in CD zoning. A city parking deck is being built nearby.
• Vote: The board accepted the findings of fact (motion by Mr. Winkler, second by Mr. Frank) and then approved the special use permit (motion by Mr. Winkler, second by Mr. Frank). All in favor. No opposition noted. Mr. Glenn returned as a voting member for subsequent items.

2. Special Use Permit Amendment – Taft Ward Investments LLC (East 10th Street, Charles Street, Charles Boulevard)

• Applicant: Taft Ward Investments LLC sought to amend a previously approved special use permit (June 2016) for a 192-unit dormitory (609 beds) with 12,284 sq ft of retail, 570 parking spaces, and added regulated outdoor dining activities. The amendment added 12 units, 3 beds, and 9 additional parking spaces (ratio 0.76, above the 0.75 minimum).
• Staff Report: The property is zoned Downtown Commercial Fringe/Urban Core (CDF, UC). Surrounding uses include McDonald's, ECU Student Center (under construction), State Farm, and various commercial. Staff recommended conditions for outdoor dining: no live outdoor music, amplified sound must be directed toward the building and not audible from residential zones, exterior lighting directed away from streets, and activities limited to 7 AM to midnight. Decibel limits per city ordinance (65 dBA 7 AM–11 PM; 60 dBA 11 PM–7 AM). Staff had no objections.
• Applicant Presentation: Michael McCarty (VP of development) explained that the unit mix changed due to architectural design; the building footprint is unchanged. A recombination plat reduced the parcels to one. The site plan already filed with the city includes pedestrian connections across 10th Street, and coordination with the city, ECU, and DOT regarding signalization. The outdoor dining provision was added proactively to inform future restaurant tenants of rules. Delivery access and trash pickup are behind the Krispy Kreme parking lot.
• Board Questions: Board members inquired about pedestrian safety and crosswalks. Applicant noted existing full-access crosswalks at Charles Street and Charles Boulevard intersections, with plans to widen Charles Street for dedicated left-turn lanes. Planter beds (5 feet wide) separate outdoor dining from public sidewalks.
• Vote: The board accepted the findings of fact (motion by Mr. Glenn, second by Mr. Winkler) and approved the amendment (motion by Mr. Watts, second by Mr. Frank). All in favor. No opposition.

3. Special Use Permit – Discovery Church (102A Hungate Drive)

• Applicant: Discovery Church, represented by Pastor Jason Eveling, requested a special use permit to operate a church in an existing industrial building. The permit is limited to a three-year term, after which reapplication is required.
• Staff Report: The property is located in the city's extraterritorial jurisdiction (ETJ), zoned Unoffensive Industry (IU). Surrounding uses include single-family residential, a gymnastics center, and vacant lots. The building is 6,000 sq ft (two units; applicant occupies Unit A). Parking requirement is one space per five seats in the main congregate area; for ~80 attendees, 16 spaces are needed, but the site has 39 spaces. Staff had no objections.
• Applicant Presentation: The congregation has about 80 members and currently meets once a week. No outdoor chimes, bells, or amplified speakers are planned. The applicant noted they outgrew previous locations.
• Board Questions: Board members asked about parking and the three-year limit. Staff confirmed the three-year term is in the city ordinance, not a staff decision.
• Vote: The board accepted the findings of fact (motion by Mr. Watts, second by Mr. Johnson) and approved the special use permit (motion by Mr. Winkler, second by Mr. Frank). All in favor. No opposition.

Key Outcomes

• Pitt Street Brewing Company special use permit APPROVED unanimously.
• Taft Ward Investments LLC amendment APPROVED unanimously.
• Discovery Church special use permit APPROVED unanimously (with a three-year term).
• The board received the 2017 meeting dates and application deadlines calendar. Meeting adjourned.