It was a mixed bag at last week’s joint Madison County Planning Commission and Board of Supervisors meeting with one special use permit approved and another denied.
A new cooking school will be opening in an existing property on Madison Mills Lane. An SUP was approved for Diane Miller who is planning to purchase two parcels that are zoned A-1, agriculture, at 242 and 212 Madison Mills Lane. She plans to establish a boutique cooking and crafting school within the existing farmhouse located on the property, utilizing the former adjacent store building as retail space. She plans to accommodate 12 students in the cooking classes and 12 in the craft studio.
“What I’m trying to sell is that experience, come out to the country, relax in this beautiful, charming setting, come in and get one-on-one attention from a teacher in a really small classroom setting,” Miller said. “The business model is value, not volume.”
She said the approximately 2,000 sq. ft. home has been remodeled, but still needs additional work. By trying the adjacent store building to the business, it will be able to generate revenue to make the improvements needed to it.
In addition to the cooking and crafting classes, Miller said she may also host some small events including a bulb sale, pop-up antique market or book signings. Those events would fall under the county’s brief and seasonal use ordinance which allows any A-1 property owner to host up to 15 events per year.
The schedule of classes will likely be 9 a.m. to noon and 2-5 p.m. The store, which would feature supplies students will use in the classes, would be open 30 minutes before class and an hour after. In the summer, Miller said she would like to have it open longer, but that will be determined based on demand.
Residents voiced concerns about outdoor events, lighting, parking and the amount of people onsite. Randy Merrick said the idea of the school is charming and on a small scale could work, but needs more refinement. Caroline Merrit agreed.
Madison County Director of Economic Tourism and Development Tracey Gardner spoke in favor of the business, saying it would be perfect for the county.
“It represents exactly the kind of thoughtful, small scale and experience driven entrepreneurship that aligns with Madison’s vision for economic vitality and authentic tourism development,” she said. “It’s a business that adds meaningful value and compliments pretty much every other business we have.”
Planning commissioner Steve Carpenter suggested placing conditions on the SUP addressing some of the neighbors’ concerns. Commissioner Clay Jackson said he’d like to see the permit stay with the applicant versus being tied to the property and thus transferred to any future owners.
The commission recommended approval of the permit application with conditions that it run with the applicant and prohibit amplified outside music.
Supervisors agreed with both of the conditions, adding an additional condition that lighting be shielded to the extent possible to minimize off-site glare and protect dark skies. The application was approved 4-1 with supervisor Jim Jewett casting the dissenting vote. He suggested the permit have more restrictions.
Meanwhile, the supervisors unanimously denied an SUP application by Janine Jensen to use a B-1, business, zoned property on Jacks Shop Road as a two-bedroom residence for her son. The commission also recommended denial after opting to deny a zoning ordinance amendment that would have allowed residential uses of existing commercial properties in B-1 zoning by SUP.
“Zones exist for a reason and those reasons have their own merit,” commission chairman Zachary Whitman said.
Property owner Evans Oakerson said the three-acre parcel is surrounded by agricultural or residential zoning.
Jewett said making the change would violate the intent of the B-1 district. A motion to deny amending the zoning ordinance was approved 3-2 with supervisors Mike Snider and Jud Buchanan dissenting. A motion to deny Jensen’s permit application was approved unanimously.
