Reva-based event venue application heads to hearing

A special use permit (SUP) application to operate an event venue in Reva will be the subject of a public hearing Wednesday.

Leonard and Lori Peters have applied for an SUP to operate an event venue, Eden Ridge, on 152 acres of A-1, agricultural, zoned land located off Novum Church Road in Reva. The couple plan to construct a concrete pad for an event tent in the first of two phases of operation with the second consisting of an event barn.

The Peters say the use will be low-impact with an emphasis on open landscape and minimal disturbances. The phased approach will allow the business to grow responsibly over time, they say with the permanent venue built in two to three years.

During the Madison County Planning Commission workshop, Stephen Found, who is representing the Peters, said the couple have a love for the land, a love for the county and a desire to preserve what they have while using it in a way that benefits themselves and the county. He said weddings will likely be capped at 200 guests with music ending at 9 p.m. during the week and 10 p.m. on the weekends. Found said the couple plans to invite their neighbors to the property for an open house, addressing any questions or concerns. Found will also operate a hotline that will be created for folks to share questions and concerns. He hopes to host one wedding a weekend between April and November, but there is also a possibility to host smaller events as well. 

Leonard Peters said the property is a dream come true for him and his wife.

“We love it,” he said. “It’s my forever home. I love the views. I love Madison County.”

The Peters live on site and have already planted Leland Cypress trees around one fence line. They plan to add additional screening through evergreens once the barn is erected.

“Our goal and business is not to be rude, offensive or inhospitable,” Found said. “We want to be anything but that.”

Planning and zoning administrator Allen Nicholls has created a draft SUP that would include seven conditions. These include having the indefinite permit run with the land, which is standard for SUPs. Additionally, the site would have to be developed according to concept drawings presented during the public hearing with only minor deviations accessible, limiting phase one to temporary structures and phase two to a permanent structure not to exceed 7,500 square feet, not inclusive of walkways, patios, porches and accessory structures. If events are not performed for two years the use would be considered abandoned and the permit would terminate. A site plan would need to be submitted prior to any construction of permanent structures, outdoor amplified music would have to end by 10 p.m. on Friday and Saturday and 9 p.m. Sunday through Thursday. Traffic departing the venue would exit by traveling south on Novum Church Road to Hoover Road. The construction of an entrance on Hoover Road would also be accessible, but not required. The building would need to be in compliance with county and state codes, laws and regulations. Any change of use or expansion of services would require an application for an additional, new or modified SUP and failure to comply with any of the conditions would result in a violation and could cause the permit to be revoked.

Found said the idea of creating a secondary access off Hoover Road is something that is being considered. He said ideas for the driveway are also being explored to make it easier for vehicles coming and going.

As with previous event venue applications in the county, neighbors have voiced concerns.

Donald Stalworthy said the application should have three studies conducted paid for by the applicant–a traffic impact analysis, economic impact analysis and environmental impact analysis. He also said one of the neighbors is an autistic young man who rides his horses accompanied by his dogs nearly every day.

“The impact this proposal will have on this young man’s life matters more than money,” Stalworthy said. “He should not be asked to figure out when he can ride safely therefore I ask the commissioners to recommend denial in its current form and if resubmitted, resubmit with [the analyses].”

The boy’s mom, Denise Webb, said her son’s autism shouldn’t determine if the application is approved, but she does think of how it would affect him. She said she already doesn’t allow him to ride when church is in on Sundays due to the increased traffic, she doesn’t want to have to determine if there would be an event at the venue as well. She said the roads in the area are already dangerous and having people travel them who aren’t familiar would cause a larger issue.

Steven Kirkpatrick said the rights of the property owners to have peaceful enjoyment of their properties will be impacted by the event venue. He said he’s also concerned about the potential decrease in value of his property. 

“This [applications would] cause at least 30 neighboring property owners to forfeit the peaceful enjoyment of their property for the benefit of one,” Kirkpatrick said, noting the roads are already dangerous without an increase in traffic.

Michael Cocino agreed, stating he too had concerns about how the venue would affect the enjoyment of his property. He too said the roads aren’t made for additional traffic.

Phil Hawkins voiced concerns about Deep Run and how fast the area floods. Jeremiah Hawkins echoed those same sentiments.

“When we have flash floods up there, the water gets out and it gets out quickly,” he said. “My concern is with the people who are going to be attending the venue.”

Nicholls said there are plenty of roads in the county that are winding and tight with steep ditches.

“We can’t protect everyone from everything,” he said. “There has to be some level of reasonableness in how we evaluate these things.”

The application will be the subject of a joint public hearing Wednesday, Feb. 4 at 7 p.m. at 414 N. Main Street, Madison.