Board of Zoning Appeals Meeting – August 18, 2026

The Goose Creek Board of Zoning Appeals met on Tuesday, August 18, 2026, at 6:00 PM to consider one administrative appeal regarding the non-conforming use status of a property at 129 Red Bank Road. The board voted to affirm the zoning administrator's decision that the automotive repair use had been discontinued for more than 12 consecutive months, thereby losing its non-conforming status.

Consent Calendar

• The board approved the minutes of the June 16, 2026 meeting with a correction to the applicant's name spelling. The motion passed unanimously.

Discussion Items

• 2026-004-AP – Administrative Appeal of Nonconforming Use Status at 129 Red Bank Road
  • Applicant's Position: Stephanie Cinco and Darcy Prussack, representing property owner Janice Scott, argued that the automotive repair use had never been abandoned. They presented a chronological timeline showing continuous ownership, a problematic tenant, eviction proceedings in early 2025, immediate recovery of the property, extensive cleanup (over 80,000 pounds of debris removed, $80,000+ in repairs including a new roof), and multiple attempts to lease to new automotive businesses. They emphasized that the owner did not voluntarily surrender the use and that the 12-month abandonment standard should not apply because the property was being rehabilitated and actively marketed. They also noted that the building was constructed as a garage in 1977 and had always operated as such.
  • Zoning Administrator's Position: Jen Wise, the zoning administrator, explained that she denied the business license application submitted on July 1, 2026, because the non-conforming use had been discontinued for more than 12 consecutive months. She cited code enforcement records showing maintenance violations in 2024, a photograph from March 2025 confirming vacancy, and the lack of building permits for major reconstruction. She stated that the property did not meet the criteria for tolling the 12-month period, as the damage exception requires a building permit for reconstruction within six months, which was not obtained.
  • Board Deliberation: Board members questioned the timeline. The tenant vacated in February 2025, and the eviction filing was January 27, 2025. The business license application was submitted July 1, 2026, resulting in over 18 months of non-use. The applicants stated they had made continuous efforts to re-lease the property but all prospective tenants were denied licenses. The board asked about the extent of repairs and the lack of permits; the applicants explained that most work was minor and did not require permits beyond those obtained (roof, fence, dumpster, exterior paint).

Key Outcomes

• Motion: Robert Smith moved to affirm the zoning administrator's decision, citing the 18-month period of non-conforming use. Dan Guzman seconded.
• Vote: The board voted unanimously (all ayes) to affirm the decision.
• Result: The zoning administrator's denial of the business license was upheld, and the non-conforming use status for automotive repair at 129 Red Bank Road was not reinstated.