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Applicant proposes boutique cooking school and country store; planning staff flags floodplain and nonconforming use issues
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Summary
Diane Miller proposed a tourism‑focused private cooking school and small country store on two parcels near the Orange County line; staff and commissioners probed parking expansion, floodplain inclusion of the farmhouse, building sizes, nonconforming use of the country store, and health/building code requirements for change of use.
Diane Miller told the planning commission she hopes to open a small, tourism‑oriented cooking school and retail operation in the old country store and an associated farmhouse. Miller said classes would host a maximum of 12 students in the renovated kitchen/dining area, run as one‑ to three‑day sessions designed to attract overnight stays, and that the plan includes gardens and craft classes to enhance a farm‑to‑table experience.
Staff (Alan Nichols) explained the property lies near the Orange County line and that the farmhouse was remodeled about four years ago; the house is shown in the floodplain while the country store building is not. Commissioners raised questions about parcel sizes (GIS gives one parcel about 3.25 acres and the small store lot about a quarter of an acre), whether the country store’s prior use had been abandoned, and whether conversion would require additional permitting. Staff noted that the general store use is a special use in the conservation district and suggested they would research deed history and lot sizes to confirm continuous use or abandonment.
Several commissioners asked operational questions — how many students or visitors at peak, whether food cooked in class would be served to the public (Miller said students take cooked food home), and parking expansion plans; Miller said the red area on the plan could accommodate up to 40 cars under Madison County parking regulations and that initial retail would focus on class participants. Health department and building code reviews will apply for any change of use or renovation; staff said a site plan and health department review would specify commercial drain‑field requirements.
No public comment was recorded on this case at the workshop. Staff indicated the PDRC supports considering the private‑school SUP given tourism and economic development goals in the comprehensive plan.
Next steps: staff will follow up with deed and plat research, confirm floodplain/permitting thresholds, and move the application through the SUP process toward a public hearing. Miller said she would send a letter to nearby neighbors and continue design work.
