Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Land Use Use Variance topic
No spam. Unsubscribe anytime.
Michigan City BZA approves use variance for Dunes Coffee at 117 Willard Ave with conditions
Summary
The Michigan City Board of Zoning Appeals approved a use variance Feb. 10 permitting a drive-through neighborhood coffee shop (Dunes Coffee) at 117 Willard Ave, subject to planning conditions requiring pedestrian access, ADA parking, a screening wall and six bicycle spaces.
The Michigan City Board of Zoning Appeals voted Feb. 10 to approve a use variance for Dunes Coffee, a proposed drive-through neighborhood coffee shop at 117 Willard Avenue, with conditions required by the planning department and the board.
The board’s decision allows a modest drive-through operation in an area zoned B-1 (neighborhood business), where restaurants are permitted but drive-through service is not. Planning staff told the board the proposal meets the five legal standards for a use variance under the city zoning ordinance if certain conditions are included.
Doctor Edwards, representing planning staff, told the board she found the project compatible with surrounding properties and consistent with the comprehensive plan but identified required conditions. She said the approval should include: “Provide enough space along the drive-through lane for a safe route for customers who choose not to patronize the business; a screening wall along the south property line; a designated ADA parking space prior to opening for business; and a checkered crosswalk from the sidewalk on Willard Avenue to the designated seating area prior to opening for business.” The planning report also recommended that landscaping, buffering and controlled traffic flow be implemented to minimize impacts.
Petitioner Robert Warner and property owner Michael Bergerson presented site plans and said the parcel’s configuration—corner frontage on Highway 12 and Willard Avenue—makes a limited drive-through the most viable, neighborhood-scaled use. Warner said the design intentionally excludes outdoor ordering speakers and electronic menus to limit noise and light and that building placement, stacking spaces and an ADA-compliant restroom were included in plans.
Board members pressed the applicants about hours (the petitioner proposed roughly 6 a.m. to 4 p.m.), staffing (two to three employees on site), alley access (only for emergency egress), bicycle parking and compliance with the US-12 corridor overlay. The petitioner acknowledged a bicycle-parking omission on the initial site plan and agreed to provide on-site bicycle parking.
During public comment, West Side residents and community supporters urged approval as a way to redevelop a long-vacant lot and provide neighborhood services. One resident asked that the county assessor’s record be updated to reflect current zoning; another noted planned INDOT work on Route 12 that may affect crossings.
Board member Brian Gross moved to approve petition B-100-26 incorporating the planning department’s findings and conditions (section 28.11 standards and staff conditions 1–4), the city attorney’s report, and an additional board condition requiring six bicycle parking spaces (two for employees, four short-term for patrons). The motion was seconded, taken by roll call and passed unanimously.
The variance allows the petitioner to proceed with the project provided the conditions are met before opening. The board recorded the motion as approved; the city will monitor compliance with the listed conditions as part of permitting and inspection.
