BZA grants Remnant House special exception for 9-acre recovery residence despite neighborhood concerns

The Board of Zoning Appeals granted a special exception allowing Remnant House Outreach Ministries, a faith-based 501(c)(3) recovery program, to use approximately 9 acres on Long Ridge Road for an institutional residential facility for men in recovery.

Applicant Levance (Vance) Coleman, the organization's CEO, described a year-long residential program that provides housing, counseling, transportation and job support; he said Remnant House currently operates a site in Moncks Corner and routinely receives referrals from probation, parole, hospitals and family members. Will Rogan of Cypress Engineering presented a concept plan showing a potential buildout of up to 60 beds across 11 buildings and told the board the project would meet the ordinance's three requirements (unit occupancy limits, off-street parking and buffers) with the site plan review and any necessary subdivision to follow.

Staff noted the special exception approval is the land-use authorization step; a coordinated site-plan review is required before any construction or operation. Planning staff told the board off-site improvements will be required to Vantage Lane and that the applicant may need to pursue subdivision if density becomes an issue. Allison Lisonbee also confirmed the applicant must follow typical stormwater, access and site-plan requirements before the use may begin.

Public comment was mixed. Supporters, including several current or former Remnant House residents and board members (Dr. Catherine Coleman, Baron Bridal and others), described the program's track record and community service: picking up litter, mowing yards for seniors and participating in local activities. Opponents including nearby property owners Randy and Colleen Osborne and other Long Ridge residents expressed concern about proximity to a rural residential area, road access (a roughly one-mile private dirt road) and the type of residents who would be placed on the site. Several residents asked about supervision, referral sources and the facility's vetting procedures; Remnant House leaders said people with serious violent offenses are screened out and the facility uses licensed clinicians.

Board discussion centered on the ordinance's criteria for institutional residential uses and the logistics of off-site improvements and potential subdivision. The board approved the special exception on a motion by Mister Mills, seconded by Mister Jefferson. During the vote Mister Colton registered opposition; the motion carried and the special exception was granted. Planning staff said next steps include submission and approval of a site plan and coordination on off-site improvements to Vantage Lane before construction or operation can begin.

The decision allows Remnant House to pursue detailed engineering and permitting but does not authorize construction until the county approves a site plan and any required off-site work. The board did not impose additional occupancy limits beyond ordinance requirements, but staff and the applicant described that unit-level limits (maximum nine persons per dwelling unit) and parking standards will apply through the site-plan review process.