Bay City Zoning Board approves parking variance for 1001 Center Avenue bed-and-breakfast

The Bay City Zoning Board of Appeals on Oct. 14 unanimously approved a variance reducing the required off-street parking from 10 to 7 for 1001 Center Avenue, clearing the way for conversion of the property into an eight-room bed-and-breakfast.

The variance applies to Article 17 — Off‑Street Parking and Loading of the city zoning code, specifically section 122.382, which sets parking-aisle and parking-count requirements. Planning staff and the applicant told the board the property can provide seven on-site parking spaces under the current site plan; planning-commission comments requiring angled parking and a one-way drive aisle reduced the number of on-site spaces from an earlier design that had nine.

Applicant Lindsay Edmonds told the board the planned inn will have eight rentable rooms and an on-site innkeeper. Edmonds said the site plan conforms to the aisle-width and accessibility items in section 122.382 but that required elements — an ADA ramp and a dumpster placed with the setback requested by planning/building staff — removed a parking space. "Inns, hotels rarely run at a 100% occupancy," Edmonds said, adding that she expects peak demand mainly on Friday and Saturday nights and that two guest vehicles would likely use on‑street parking when needed. Edmonds also said she operates other short‑term rentals in Bay City and can use nearby private lots she owns in some cases.

Two members of the public spoke in favor. Margo Appold, a property owner in the historic district, offered to make two spaces in her private parking lot available to Edmonds and her staff if needed and urged the board to "take the stance of how can we make this work instead of why are we worried about 2 parking spots." Stuart Barbier, secretary of the Center Avenue Neighborhood Association, said approving the project would help restore a historic structure and bring customers to local businesses: "I would urge the commission to approve this request if only to save the house," he said.

Two written correspondences in the record opposed the variance. Ed Bennett wrote that Center Avenue (M‑25) already carries heavy traffic and that additional demand for street parking would be a burden. Joshua Reinboldt, a neighbor at 812 North Grant Street, wrote that an easement he relies on to access off‑street parking runs through the proposed lot and warned that if the proposed layout impedes that easement, the actual number of usable on‑site spaces could be fewer than seven. Planning and building staff told the board a title‑easement issue is a contractual matter between private property owners and that the building/ planning departments would require screening along the property lines and compliance with building‑department requirements as part of permitting.

Board members reviewed the five variance standards on the record, addressing undue hardship, substantial justice, unique property circumstances, and whether the problem was self‑created. Board chair Jan Reis and other members said the small lot size and existing historic house footprint make it difficult to provide 10 on‑site spaces and that allowing seven spaces would enable rehabilitation of a vacant property. One board member noted the applicant reduced the number of barrier‑free units in the site plan to help meet other code requirements.

The board voted by roll call; all five members present voted yes. The motion approved the requested variance for the property identified as Z25‑0610 (1001 Center Avenue). The board then voted to make the variance effective immediately so Edmonds could proceed with permitting.

Board members and staff noted alternatives discussed during the hearing: reducing the number of rentable units, proposing rezoning to a commercial classification (which would change parking requirements), or having neighbors resolve private easement or driveway arrangements. Staff also said there may be a building‑department threshold (cited in the hearing as "five or over") that drives the requirement for a commercial dumpster rather than individual trash containers; staff said they would confirm that threshold as part of permit review.

The variance was recorded as approved on Oct. 14, 2025, and the board indicated it may meet again in November. No votes or actions to deny the request were taken.