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Johns Creek board approves variance allowing brewery platform to remain with permit and screening conditions
Summary
The Board of Zoning Appeals approved variance V-24-0006 to allow a 120-sq-ft raised wooden platform at Unit 300, 11455 Lakefield Drive, to remain 8 feet into the 40-foot front-yard setback, contingent on obtaining a building permit, passing inspections, submitting an as-built survey and installing evergreen screening.
The Johns Creek Board of Zoning Appeals on Aug. 20 approved variance V-24-0006 allowing a 120-square-foot raised wooden platform at 11455 Lakefield Drive (Unit 300) to remain eight feet into the city’s 40-foot front-yard setback, subject to building-permit review, inspections and screening requirements.
Alan Guerra, Planner II with the Community Development Department, told the board the platform was constructed without a permit and that staff recommended denial. Guerra summarized the applicable code citations as “the City Of Johns Creek code of ordinances, Appendix A, zoning article 9 … Section 9.2 c-2” and recited the variance-review criteria under zoning ordinance section 22.30.1. He said staff found “no extraordinary and or exceptional conditions on the subject property that justifies a hardship,” and outlined conditions the board could impose if it chose to approve.
Applicant Clay Gridley, who identified himself and gave his Canton address for the record, said the platform is a modest, family-built stage intended to host small acoustic acts and to direct sound away from nearby future townhomes. “We’ve been doing this for the last six years, and we haven’t had a single noise complaint,” Gridley said, arguing the platform supports on-site sales that help small breweries survive in a competitive market.
Two supporters came forward during the public-comment period. Monique Ziegler, who said she works for the brewery and has lived in Johns Creek 21 years, called the stage “a structure…not meant to cause any harm” and said it contributes to the city’s community life. Resident George Downs described industry pressures after the pandemic and said the small encroachment would support the brewery’s economic viability.
Board members questioned staff about noise limits and enforcement. A staff member cited Section 30-20 of the city ordinance, saying residential daytime dBA is 55 and nighttime dBA is 40, with corresponding dBC values; staff noted enforcement is complaint-driven and that programming details were not provided in the application.
Mister Steiner moved to approve the variance with substitute conditions that restated staff’s items: (1) the 120-square-foot platform shall not encroach more than eight feet into the 40-foot front-yard setback; (2) the applicant must obtain a building permit, have all required inspections approved, and submit an as-built survey showing compliance before issuance of a certificate of completion; and (3) the applicant must plant rows of evergreen trees or plants around the platform perimeter sufficient to provide a solid screen, subject to approval of the community development director. The chair seconded the motion; the board approved the motion by voice and the chair announced “Motion carries. Variance is approved.”
The board emphasized that building-permit review will address structural safety and that noise enforcement relies on the city’s nuisance and sound ordinances and any complaints. The variance approval requires the applicant follow the stated steps before final certificate issuance.
