Planning commission recommends approval of Stonewall bed-and-breakfast and events venue at County Road 98

The Elbert County Planning Commission on May 6 recommended approval to the Board of County Commissioners for a special use by review to allow a year-round bed-and-breakfast and weddings at 7211 County Road 98 (case SUR2024-7211).

Danny Klebanner, an Elbert County land use planner, summarized the application: the 1.48-acre site is zoned Residential 1 and includes a historic church building and a residence. The applicants seek to operate a bed and breakfast and host special events, primarily weddings, with a stated event-hour limit of about 1 p.m. to 10 p.m., a maximum event capacity of 120 people and an average wedding size of roughly 75 guests. Klebanner said staff had recommended approval with conditions after review by county public works, public health, fire protection, the Division of Water Resources and other referrals.

Klebanner told the commission that key infrastructure plans include a cistern for event water supply (the existing well will not be used for event water), leased parking off-site on an adjacent property, portable restrooms for events until an upgraded wastewater system is installed, and a requirement that site access and parking be built to Elbert County Public Works standards. He summarized staff-recommended conditions including removal of public hearing signs after decision, recordation of the special use exhibit within 180 days of BOCC approval, cistern installation in accordance with Division of Water Resources Rule 11, retention of receipts for bulk water purchases, construction of access and parking to county standards, and providing portable restroom receipts to the public health department for each event.

The applicants, speaking from the meeting, said they live on the property and described the cottage and house plan for two rentable rooms. The applicants confirmed they expect to host most weddings from May through October, that they plan to provide portable toilets until a permanent wastewater system is designed and installed, and that they have a lease with a neighboring landowner for overflow parking. One applicant told the commission, "Danny, you did a spectacular job," referring to the staff presentation.

Commission discussion addressed frequency limits, enforcement and review. Commissioners noted the service-plan notes in the exhibit describe likely frequency (for example, two days a month during portions of the year) but that an SUR approval typically authorizes the use rather than strictly limit the exact number of events unless the commission imposes such a condition. Several commissioners and staff observed that the SUR notes provide a framework for decision-makers and referrals but do not automatically impose a hard numerical cap unless placed in a condition of approval. Staff confirmed portable restrooms must be used until a larger wastewater system is installed and that receipts from bulk-water purchases and portable-restroom vendors will be required as part of the conditions.

Public comment included one resident who asked that conditions and enforcement mechanisms be explicitly stated in the approval. After deliberation, a commissioner moved that the planning commission recommend approval to the Board of County Commissioners subject to the conditions in the staff report. The planning commission recommended approval by voice/roll-call (6 ayes, 1 nay). Commissioners who voted in favor recorded as saying "Aye" included Dan McCallon, Kyle DeNardo, Didi (name recorded in minutes as Didi Shot Grace), Dan Sands and Robert Politek; Diana Edstrom voted no and Nicole Hunt supported the recommendation while asking for additional notification conditions related to parking-lease changes, water-line connections and septic upgrades to be provided to the county if they occur.

Staff noted the SUR will not be effective until fees are paid, conditions are met and the special use exhibit is recorded as required by the staff conditions. The item will next be scheduled for a Board of County Commissioners public hearing.