Heard County approves Stag Valley Farms venue but bars overnight stays in on-site tiny homes

The Heard County Board of Commissioners unanimously approved a special-use permit for Stag Valley Farms on March 19, allowing the property to operate as a family-oriented event venue while prohibiting the existing tiny homes from being used for overnight stays.

Luke Mersberger, who said he recently purchased the property and plans to rename it Four Bridges, told the board he intends to turn the site into a working venue for family events and add structures. He forecast that the venue would generate roughly "$14-15,000" in revenue for the county and create local jobs. "I have a plan for the property," Mersberger said during the public hearing.

Stephanie Coston, identified in the hearing as Mersberger's aunt and an event planner, described efforts to restore landscape and buildings and asked whether the tiny homes could be used as short-term lodging for bridal parties with a two-night maximum. "I have a great deal of experience with event planning, that is what I do," Coston said.

Commissioner James Perry pressed whether the tiny homes complied with Heard County ordinance; the transcript records the units at roughly 800 square feet while the ordinance requires 1,000 square feet. Mersberger said he would be willing to add square footage to bring the units into compliance. Building and Zoning staff recommended maintaining a 50-foot natural vegetative buffer around the property, a condition Mersberger said he had no objection to.

County Attorney Michael Hill told the board that any prior oral approval by a staff member would not constitute official authorization. "The way law is written, you cannot be misdirected about a matter of law, you are presumed to know the law and it cannot be used as an excuse," Hill said. Hill also noted that the county's lodging rules limit motel-style accommodations to property zoned general commercial, meaning motel-style overnight lodging would not be allowed under the site's current zoning without a separate rezoning and planning process.

Commissioner Perry asked whether the parcel with the tiny homes could be resurveyed and rezoned to general commercial; Hill said a resurvey and rezoning application to the Planning and Zoning Board could be filed but there would be no guarantee of approval. Wesley Kilgore, who said he has maintained the property for four years, told the board there are two septic tanks serving each pair of houses on site and expressed support for the new owner's plans to improve the property.

After public testimony, the board closed the public hearing and, on a motion by Commissioner James Perry with a second from Commissioner Iris Harris, voted unanimously to approve the special-use permit with conditions: the applicant must adhere to all Planning Commission recommendations and the tiny homes are not to be used for overnight stays. The decision was limited to the special-use permit for a wedding/event venue; the board did not grant overnight-occupancy rights for the tiny homes under the county's current zoning.

The board closed the hearing on the item and moved on to other business. The Casey Pierce public hearing was continued to the board's April 16 meeting by unanimous vote.