Planning commission approves Romaine Valley venue with traffic, stormwater conditions

Planning and Zoning Commission members unanimously approved PM24088, a request to rezone about 5.1 acres and approve a development plan for a rural wedding and events venue on Romaine Creek Road.

The commission’s vote, taken after staff presented the application and neighbors raised traffic and stormwater concerns, included conditions requiring a traffic-impact study, paving of parking, limits on hours and outdoor music, restrictions on cabin use and length of stay, and building materials consistent with the elevations submitted to staff.

Staff described the proposal as a mixed-use plan in the county’s primary growth area. The plan calls for a main event building with an attached chapel, a maintenance building, six guest cottages, and parking. Staff said the project will include on-site detention and that the proposed development would avoid the stream order on the parcel except for a short area near the driveway throat where limited impacts may need mitigation. Staff recommended approval with a list of conditions intended to protect neighboring residential properties and the county road network.

Kevin Lashley, a co-owner, described the venue as “an all encompassing event venue, not just for weddings, but also for corporate events, such as galas and company retreats,” and told commissioners he and his partners were prepared to comply with the conditions outlined by staff. Co-owner and on-site builder Rob McManus said the maintenance building will serve as storage and office space for property operations and lawn equipment, and that cottages, if built, would be for on-site guests attending events rather than general short-term rentals.

Commissioners and speakers from the neighborhood focused their questions on traffic on Romaine Creek Road, the location of the entrance, and how stormwater runoff would be managed. Neighbors said the county-maintained road has collapsed at a low point in the past and urged the commission and county staff to ensure any entrance or increased traffic would not aggravate existing roadway or drainage problems. Staff said the required traffic-impact study would examine roadway capacity and safety and that any roadway or entrance improvements recommended through that study would be implemented during site development; staff also said on-site detention would be required and designed to meet county standards so the development does not worsen existing flooding conditions.

Staff’s conditions included: requiring building materials and design substantially similar to the submitted elevation; requiring a traffic-impact study and implementation of its recommendations during site development; prohibiting the advertised car shows and antique markets unless specifically authorized; limiting cabins to guests of on-site events with a three-day maximum stay; setting hours for commercial use (Sunday–Thursday, 8 a.m.–6 p.m.; Friday–Saturday, 8 a.m.–11 p.m.); prohibiting outdoor music; and requiring cabins meet setbacks and a 20-foot buffer from the new property line.

Commissioner Sprawl moved to approve the plan with the staff recommendations; the motion was seconded and carried with all members voting in favor. The commission’s approval advances the project to county site development review, where engineering plans, the traffic-impact study, stormwater design, and any required infrastructure improvements will be evaluated and permitted.