Madison County planners hear first workshop on Eden Ridge event venue; neighbors raise noise and parking concerns

The Madison County Planning Commission on Dec. 17 took up a first workshop for a special-use permit to establish an event venue on a 152.624-acre parcel at 868 Novum Church Road owned by Leonard and Laurie Peters. Steven Found, representing the Peters, described a phased plan that would begin with temporary tented events using porta‑potties and later move to a permanent structure sited to match the landscape.

The applicant said initial events would be designed to limit impacts and that the team will develop parking and utility plans as proposals move forward. Staff reported VDOT’s preliminary comments found the existing entrance likely adequate for light commercial/event use in an initial phase, and the health department told staff that porta‑potties would be acceptable for an initial tent phase. The building official’s comments were pending and expected for the next workshop.

Found said the venue’s maximum capacity would be about 200 people based on the current concept and parking layout, and he estimated the first operational season could be summer 2026 if approvals and follow‑up permitting proceed on schedule. He also said the applicants plan neighbor outreach, a property‑management hotline and screening vegetation to reduce visual impacts.

A commissioner asked about floodplain and safety concerns because the driveway appears to traverse a significant floodplain area; the applicant identified the stream as Deep Run and said prior improvements include concrete and culverts. Commissioners asked the applicants to address access during severe weather at the next workshop.

Nearby resident Matt Laffley, who said he lives at 5163 Ridgeview and will be a permanent resident there, told the commission he supports local businesses but is concerned about noise, the visual impact of a raised event pad, and parking that would be visible from his property. “When they’re outside having family gatherings, I can hear it crystal clear,” Laffley said; he said tents in the valley could make noise propagation worse and said he would follow up with written comments to the zoning office.

The applicants said they expect live music but would adhere to cutoff times and speaker orientation to minimize off‑site noise; staff and commissioners asked the applicants to bring a specific noise‑mitigation plan, scaled parking plan and responses from the building official and health department to the next workshop. Commissioners also requested a site visit. No formal action was taken; staff said the case has been advertised and will return for further review at the next workshop and eventual public hearing.