Greenville Board of Adjustment Meeting – January 22, 2026

The Greenville Board of Adjustment held a regular meeting on January 22, 2026, at 6:00 PM in City Hall Council Chambers. The board considered two public hearings for special use permits (a tobacco shop and a microbrewery mixed beverage permit) and conducted the annual review of bars, microbreweries, and wine and beer stores. Both permit applications were approved, and the annual review report was accepted without further action.

Consent Calendar

• Approval of Agenda – Approved unanimously.
• Approval of Minutes – Minutes from September 25, 2025, and December 18, 2025, were approved unanimously.

Public Comments & Testimony

• Tobacco Shop (Todd Breed) – The applicant, Todd Breed, testified in favor, describing his existing dispensaries in Raleigh and Durham, emphasizing security measures (lobby with locked doors, ID checks, cameras), and stating the shop would sell only legal hemp-derived products (no synthetics, no nitrous, no mushroom products). He noted the signage would be minimal (a green cross and an open sign).
• Opposition (Tobacco Shop) – Paul Fanning, attorney for adjacent property owners (Taylor Wealth Management, Monk Family Offices, P&D Real Estate, Lyndale Shops, and Town Bank), argued that the application lacked required details (no plot plan, no traffic study) and that the applicant had not met the burden of proof. Gregory Steele (Town Bank market executive, 38 years in banking) testified that the intersection of Red Banks and Arlington is already dangerous with high crash frequency, that eight tobacco shops already exist within a mile, and that an additional 100–150 customers per day would exacerbate traffic and safety concerns. Gordon Douglas (P&D Real Estate) echoed concerns about traffic and safety, noting the intersection is not at 90‑degree angles and has a history of collisions.
• Microbrewery (630 Pitt Street LLC) – Bill Bridges and Michael Glenn, managing owners of Pitt Street Brewing, testified in favor. They explained that a recent city code change now allows microbreweries to apply for a mixed beverage permit, which would help them compete with nearby bars. They noted revenue dropped $400,000 in 2025 due to road construction. No opposition speakers came forward.

Discussion Items

• Tobacco Shop Special Use Permit (700 E Arlington Blvd) – The board heard extensive testimony. City staff confirmed the application met initial thresholds and that standard conditions (e.g., no smoking apparatus, no LED signage, no loitering) would apply. The board attorney clarified that expert testimony is required for opinions on traffic, property values, and public safety; lay witness concerns were noted but were not dispositive. After deliberation, board members acknowledged the opposition’s concerns but found no competent, material, and substantial evidence that the use would violate the required criteria. The board approved the permit with staff’s recommended conditions (7–0 roll call vote).
• Microbrewery Mixed Beverage Permit (630 Pitt St) – The applicant described the need to diversify offerings and remain competitive. Staff reported the use complies with the future land use plan and all development standards. The board approved the permit unanimously with staff’s conditions.
• Annual Review of Alcohol Establishments – Staff presented reports from police, fire, code enforcement, and ABC. No significant issues were identified; all annual fire inspection violations had been remedied. No rehearings were recommended. The board accepted the report without additional action.

Key Outcomes

• Tobacco Shop Special Use Permit – Approved (motion to approve findings of fact and motion to approve petition with staff conditions; roll call vote: 7 ayes, 0 nays). The permit runs with the land but may be revoked if conditions are violated or if state/federal law changes.
• Microbrewery Mixed Beverage Permit – Approved (unanimous voice vote on findings and petition with staff conditions).
• Annual Review – Accepted the staff report; no rehearings ordered.
• Adjournment – The meeting adjourned following announcements about the new board attorney, Tim Birch.