Madison County panel recommends moving Payne’s Piedmont Plaza self-storage proposal to Planning Commission

The Madison County Planning Commission’s exploratory committee voted to recommend that an application by Daryl Payne to convert existing commercial space at Piedmont Plaza into climate‑controlled self‑storage be advanced to the Planning Commission for a formal special‑use permit review.

The proposal affects a parcel identified as Madison County tax map 40‑19b, a 2.959‑acre lot zoned B‑1 (business general). “Mini storage units are a special permit used in the B 1 zoning district, article 8‑2‑11,” Nichols, a zoning office staff member, said during the committee meeting. Payne told the committee he plans a conversion of the Saddlery Liquidators space into interior, climate‑controlled units and said a national contractor, Betco, has reviewed the site.

The committee characterized the conversion as low impact. Staff and officials asked questions about parking, fire‑suppression and building‑code requirements that will apply at permitting and construction. Carpenter, a county staff member, said the filing for this exploratory review would likely not require detailed floor plans at this stage: “I wasn't gonna require the applicant to provide a floor plan or anything crazy just because we're doing a concept. The building code will dictate what's acceptable beyond that.”

Payne described the planned unit mix as varied sizes, including 5‑by‑5, 5‑by‑10, 10‑by‑15 and 10‑by‑20 units, and said the existing parking and commercial entrance should be sufficient for the use. He said Betco — which remodeled nearby facilities in Vernorville and Louisa — would carry out the conversion. “It's got the parking. I know they'll run it. I feel like it would be there would be a need for in Madison for the self storage,” Payne said.

Officials noted several regulatory points applicants must address in later filings: parking standards cited in staff materials (referenced as Section 14914 in the meeting), change‑of‑occupancy requirements, potential S‑1 versus S‑2 occupancy distinctions that affect firewall and separation standards, and accessibility upgrades if the restroom or other facilities are altered. A building official observed that sprinklers and other fire‑suppression measures are triggered at certain size thresholds under the building code and that those thresholds did not appear likely to apply given the building’s reported approximate 10,000 square feet.

A member of the public, Lynn Henshaw of Madison County, said she reviewed county notices and came prepared with questions but expressed support for reusing an existing, otherwise vacant commercial space: “I signed up over a year ago to get notifications of any meetings in the county... and I went, oh my gosh. In my head I saw storage units on that triangle of land and that's why I'm here and I'm so glad to hear what you're doing it.”

After discussion, Commissioner Jonathan moved to recommend the application be advanced to the Planning Commission; the motion was seconded and passed on a voice vote with no opposition. The committee recorded the case as an exploratory matter (no case number assigned) and noted the Planning Commission workshop on the item is scheduled for next month. Staff said they will forward the formal application form to Payne for completion.

Next steps include Payne submitting the formal special‑use permit application and any required plans and permits for change of occupancy and building‑code compliance; the Planning Commission will review the application at its workshop in the coming month.