Bedford County approves home-salon exception and limits guest houses to heated living area

Bedford County commissioners on May 21 approved a series of special exceptions allowing one home-based hair salon to transition to a larger, permanent operation and granted guest-house approvals for two other properties, while clarifying how the county will measure the 1,100-square-foot maximum for accessory dwellings.

Staff told the board that Madison (last name on record: Bowling) sought a special exception for a hair salon at 332 Henderson Road; the property currently has a 720-square-foot dwelling used as the salon and the owners plan to build a new principal residence and convert the smaller house into the salon. Staff cited the county zoning ordinance (Article 4 §4041; Article 3 §§3.090 and 3.020) and recommended approval so the applicant could transition from a Type 1 to a Type 2 customary incidental home occupation once the new residence is complete. "If you were to approve it for access from New Hope Road rather than Highway 130...it would make the perfect place to access the property," staff said in explaining related access standards for other agenda items; staff also walked commissioners through how the ordinance classifies Type 1 and Type 2 home occupations.

For a separate application, Taylor Larkin asked to place a one-bedroom guest apartment inside a 40-by-40 shop on property at 274 Hannah Gap Road. Staff reported the plans showed roughly 930 square feet of heated living area and about 1,328 square feet total under roof (including an estimated 320-square-foot carport). The county's accessory-dwelling rule limits such units to 1,100 square feet, but the regulation does not explicitly state whether that cap applies to heated living area or total area under roof. The board voted to approve Larkin's guest apartment with the 1,100-square-foot cap.

The commission then considered a guest-house request for Brandon and Kayla Wooley. Staff confirmed the applicants had a septic permit for a two-bedroom guest house and that submitted plans indicated about 930 square feet of heated living area and 1,328 square feet under roof. Neighbors raised precedent, septic/perk-site and creek runoff concerns, and questioned whether guest houses could later become short-term rentals. "Guest houses, when they approve guest houses, they're not allowed to be rental houses," staff stated, adding that enforcement is complaint-driven and permits generally require the guest unit to use the same driveway and be located behind the principal dwelling.

After discussion, Commissioner Street moved that the county interpret the 1,100-square-foot maximum as the property's heated, cooled living area — excluding porches and carports — and to approve the Wooley guest house with that restriction. The motion, seconded by Mr. Hart, passed unanimously. Chair summarized the practical effect: "So, you'd be restricted to your heated area to 1,100 square feet."

What the board did and why it matters
- Approvals: The board approved the hair-salon exception (temporary Type 1 to transition to Type 2), Taylor Larkin's one-bedroom guest apartment, and the Wooley guest house, all by unanimous voice vote.
- Zoning interpretation: The commission recorded a formal interpretation that the 1,100-square-foot limit for accessory dwellings applies to heated/cooled living area, not total area under roof (porches/carports excluded). Staff had previously flagged that plans sometimes include carports or porches that could push total under-roof area above 1,100 square feet.

Context and next steps
Staff emphasized that guest-house approvals are limited to private, temporary uses for family or guests and that the county relies on complaints to enforce restrictions on rentals or other unauthorized uses. For the Wooley and Larkin properties, applicants were advised to adjust plans if their total under-roof measurement would otherwise exceed the county's interpretation of the heated-area cap. Building code and firewall requirements for living units inside nonresidential structures were also noted as prerequisites to final occupancy.

Actions recorded in the meeting
- Motion to approve Madison Bowling's home salon as a temporary Type 1 with later conversion to Type 2 and to permit the smaller dwelling as a guest house: moved by Commissioner 3; second by Commissioner Brothers; outcome: approved (unanimous).
- Motion to approve Taylor Larkin's guest apartment up to 1,100 sq ft: moved by Mr. Hart; second by Commissioner 3; outcome: approved (unanimous).
- Motion to interpret the 1,100-square-foot cap as heated living area and approve the Wooley guest house with that restriction: moved by Commissioner Street; second by Mr. Hart; outcome: approved (unanimous).

Key quotes
"Guest houses, when they approve guest houses, they're not allowed to be rental houses. They can strictly be used for a guest on a temporary basis," Staff member said during the meeting.
"So, you'd be restricted to your heated area to 1,100 square feet," the Chair said after the board's motion and vote.

Provenance
This article summarizes staff presentations, applicant comments, neighbor public comments, and the board's motions and votes recorded in the meeting. Topic coverage begins with the staff report for the home-salon request (transcript segments beginning at SEG 027) and continues through the Wooley motion and vote (ending at SEG 756).