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ZBA approves nine accessory structures and oversized arena for property owner after debate over permits and buffers
Summary
The Zoning Board approved variances allowing nine accessory structures — including a 5,400 sq ft covered arena — to remain on a 29.7-acre R80 property, with board members requiring standard building permits and inspections. The decision followed split public testimony about missing permits and environmental buffers.
Cherokee County’s Zoning Board approved variances allowing nine existing accessory structures and an oversized covered riding arena to remain on a 29.7‑acre R80 property after neighbors raised concerns about permits, buffers and environmental review.
County staff said the property exceeded the three‑structure limit for R80 zoning and that the covered arena (about 5,400 square feet) exceeded the ordinance’s 50%-of-primary-residence cap (the house is ~5,500 sq ft; the 50% cap would be 2,750 sq ft). Attorney Seth Stroud (speaker 6) and applicant Luciano (speaker 20) told the board the structures were built to support equestrian use for the applicant’s daughter and other permitted agricultural activities. The applicant’s team said many structures are agricultural in nature and set well back from neighboring homes.
Neighbors including Ursula Cox (speaker 19) objected, saying several structures were built without required permits, that some facilities encroach on state waters buffers and that the application package was incomplete. “You can’t fail to follow the law and then expect the county to back you up,” Cox said.
Supporters, including Holly Harrison (speaker 18), said the facilities are necessary for youth equestrian training and are not intrusive: she described the covered arena as a round pen and the structures as necessary for animal care.
After discussion, the board approved the requested variances and amended the motion to note that structures requiring permits must obtain the proper building permits and certificates of occupancy or pass inspection before lawful use. The vote was 4–0. Staff will track required building-permit submittals and ensure inspection and certification procedures are completed before any structures are cleared for continued use.
The decision allows the owner to retain the nine structures, including the covered arena, subject to required building permits and inspections. Any future additional accessory structures beyond the granted allowance will require a return to the board.
