Supervisors approved a special use permit (SUP) application to operate an event venue in Reva Wednesday with one major change–moving the entrance to Hoover Road.
Stephen Found, on behalf of owners Leonard and Lori Peters, 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 two-phased approach includes utilizing an event tent for the first one to two years of operation before the completion of an event barn. Initially, the venue’s entrance was to be off Novum Church Road which is the property’s main entrance. However, concerns about the narrow gravel road led to the idea that an entrance off Hoover Road, which currently has a farm entrance to the property, would be a better option.
During a joint public hearing, neighbors voiced concerns about the usage of Novum Church Road, stating issues involving dust, increased traffic on an already small road and farm and horse traffic. Sylvia Stalworthy said the road wasn’t designed to handle the volume of traffic the venue would generate. She also said she worried about the dust and its impact on the enjoyment of her screened porch, flowers and future plans to raise bees. Denise Webb said her adult autistic son participates in equine therapy, riding his three horses on the road daily. She worried how the increase in traffic would impact his life.
Steve Kilpatrick voiced concerns about noise and property value impacts. Jessica Henshaw said while she understands the need for tax revenue in the county, the business lacked a clear plan and explanation of what revenue would be generated in the county and how much.
To address concerns, planning and zoning administrator Allen Nicholls had created a draft SUP with 11 conditions, up from just seven at the last work session on the application. 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. The parking area shall be shielded from the view of neighbors by a vegetative buffer.
To further address concerns, commissioner Jim Smith suggested a condition that all ingress and egress for the venue be off Hoover Road with Novum Church Road used only for emergencies. Commission chairman Zachary Whitman suggested a condition requiring the phase one use of tents to cease by December 31, 2028.
Found said the current farm entrance on Hoover Road would need to be explored further to see how it could be upgraded to an acceptable entrance for the venue. A comment he made stating the entrance change may lead to changes in where the venue is placed on the property was retracted after commissioner Pete Elliott made a motion to table the application until the entrance question could be studied further. That motion failed.
Commissioner Clay Jackson suggested making the use of Hoover Road as a primary access a requirement, but said if Found and the Peters did their due diligence and weren’t able to make it work, they could come back and apply to amend the SUP. Jackson also made a condition that all amplified music be under roof, with that including tents.
The motion to recommend approval of the application to the board of supervisors, with the stated entrance, music and phase one deadline amendments, was made by commissioner Nathan Cowan, seconded by commissioner Steve Carpenter and approved 8-0.
Neighbor William Byrne said moving the entrance to Hoover Road would resolve the bulk of issues neighbors have expressed regarding the safety of the road and dust. He said Hoover Road would be safer.
Supervisor Mike Snider suggested making the entrance change a phased approach, switching from Novum Church Road to Hoover Road once the venue’s barn was completed. He said he was concerned having to fund the new entrance right away would kill the entire project. Neighbors disagreed.
Supervisor Jud Buchanan said officials are trying to bring in businesses that fit the county.
“We have someone who wants to create a beautiful space for weddings,” he said. “I don’t have a problem with that.”
Supervisor Jim Jewett said he had visited the Peters’ property and said it would make a great venue location. He said it would be a tourism-focused business and data has shown venues only increase surrounding property values. Like many of the residents who spoke, he said he also had concerns about Novum Church Road, but having the entrance on Hoover Road would create a doable project.
Supervisor Nancy Sharman agreed. She said the business has the potential to be a beautiful venue that makes great memories for a lot of people. Supervisor Carty Yowell said he felt the conditions would be enough to mitigate any concerns.
Supervisors voted 5-0 to approve the application, amending the phase one deadline to December 31, 2029 to allow for the acquisition of any permits through the Department of Environmental Quality which takes approximately nine months from submittal.
