Planning board approves modification to allow Sweet Union Brewing outdoor seating and parking changes

The Indian Trail Planning Board voted to recommend approval of CZ20220036M, a modification to the 2022 conditional zoning for a site on Indian Trail–Fairview Road to allow an outdoor seating area for Sweet Union Brewing and to revise parking allocations tied to the original concept plan.

Staff said the modification would allow tables and seating in an outdoor area shown on a revised concept plan and would adjust how off-street parking spaces are allocated among the site’s buildings. Staff told the board the parcel is roughly 4.8 acres and that, after construction and restriping, the site will provide 41 spaces in total. Staff said the indoor component of the brewery requires 21 spaces under the Unified Development Ordinance and that “12 parking spaces will remain for that outdoor seating area.” The request does not eliminate compliance with UDO standards; staff said any additional impervious area or added parking would still need to meet land-development requirements.

Staff reviewed how the 2022 approval had allocated parking for Kimberly’s Place and pop-up events; that use has relocated and staff said the parking allocation needs to be updated for the new tenant mix. The board reviewed proposed condition changes tied to the original conditional zoning ordinance. Among the changes, staff recommended that existing parking spaces on the site “as shown on the concept plan should be sufficient for the indoor and outdoor seating area,” that outdoor storage “shall comply with” screening and chapter 71/80 standards, and that amplified live or recorded music “shall not be audible from any occupied residential home and or from within the enclosed building of any adjacent business establishment.” A board member suggested clarifying the outdoor-storage language and staff agreed to a wording edit.

Nearby residents and board members raised concerns about noise from outdoor music and about late-night deliveries. A public commenter said he hears semi trucks late at night and worried that light industrial operations could continue or expand; staff responded that the area has long-standing light industrial activity and that noise enforcement is complaint-driven under the town’s adopted Union County noise ordinance. Planning director Brandy Dees explained the town “adopted Union County's noise ordinance. It does not have, like, decibel levels. It is vague,” and said enforcement generally involves sheriff’s office response to complaints and context-specific judgments about time and proximity.

Board members also asked whether the site’s large trees would be protected; staff confirmed critical root zones must be preserved and that the code requires replacement if heritage trees are removed or die. The board voted to recommend approval of the conditional-zoning modification with the agreed revision to the outdoor-storage condition (number 10). A motion to recommend approval of CZ20220036M, with the requested wording edit to condition 10, passed on a voice vote.