Zionsville BZA denies use variances for retail and outdoor events at Willie’s Wagyu but approves signage

The Board of Zoning Appeals on Sept. 15 denied two use-variance requests from Willie’s Wagyu — one to permit retail sales in an R-2 district and another to permit an outdoor recreational/event facility — but approved a separate variance to permit expanded signage for the farm. Planning staff said they did not support the use variances because of concerns about the proposed outdoor events’ impact on the surrounding residential area and unanswered questions about site improvements and operations. Staff did support a development-standards variance that would allow more or larger signs so the operator could advertise his farm business even if retail or event uses were not permitted under R-2 rules. Owner-operator Tim Wilson told the board his farm store would initially operate four days a week (Wednesday through Saturday, 12 p.m. to 6 p.m.) and planned to add shipping and online sales. He said typical on-site events would be agricultural in nature — spring calving, breeding and fall calving events in cooperation with Purdue University — and he proposed up to 12 events per year with caps (he described a maximum of 100 attendees for some events). Wilson said some larger community events, including a planned cooking competition, would be held off-site at a village venue called Cohatch. Board members expressed concern about discrepancies between the operation plan and the product list submitted to staff. The product list included a wide range of items (from beef and eggs to artisanal goods, compost and “feathers”), which prompted questions about how much would be produced on-site versus sourced from elsewhere. Staff noted the town’s farm/produce definition allows sale of products produced on other nearby farms, and asked petitioners to provide a comprehensive product list to guide enforcement. Neighbors who spoke at the hearing opposed changing the rural/residential character around the property, saying approval could create a precedent allowing more commercial uses, lighting and large parking areas in the area. Supporters described educational programming (homeschool groups and small Purdue student visits) and community value. Board motions denied Docket Nos. 2025-22-UV (outdoor recreation) and 2025-23-UV (retail) by 4-0 votes. The board then approved Docket No. 2025-24-DSV to allow more than one lot sign and to exceed the permitted combined sign area for the property at 9015 East 200 South; the motion included staff recommendations and evidence presented during the hearing. Staff clarified that, despite the denials, current farming operations and sale of farm-produced goods remain allowed under R-2 rules (including items grown on other farms in the area, as defined by code). Any future intensification beyond farming or larger off-site/for-hire events would require additional review or a zoning change.