Expanding a bait shop sounds kind of easy – you would think – but Mark Dillon’s plans have proven to be a bit more complicated.
As a kid growing up in Anderson, Dillon often visited the #1 Stop Bait & Tackle store south of North Webster along Ind. 13 when visiting the lakes area.
In 1988, he moved up to the area, and after closing out a career in the orthopedic industry, he decided seven years ago to buy the “No. 1 Stop” with the intention of eventually expanding.
He’s been moving in that direction for years, and along the way, cleaned up the inside and modified part of the interior previously used as a residence to maximize his sales area inside the 5,000-square-foot building.
He wanted to expand, but learned that would require changing the zoning from residential to commercial.
On Wednesday, the zoning request moved forward when the Kosciusko County Area Plan Commission recommended approval to the commissioners. A final vote on whether to change the zoning to commercial is tentatively set for March 21.
The new addition would be east of the store along CR 350N.
In zoning terms, the 66-year-old bait shop is considered a pre-existing, nonconforming residential use because of how it slowly transformed from a small business being run out of a home to a more robust operation that includes consignment sales of items inside and outside of the building.
Since surrounding property is zoned residential and agricultural, the plan commission sought some restrictions on how the property can be used commercially. Dillon and his attorney then drafted some ideas that were approved by the commission.
The agreement limits the types of items that can be sold inside the store, but permits hunting supplies, food, beer, wine, firewood and propane.
Other limits focus on the number of and type of vehicles that can be sold on consignment outside of the store and where the vehicles should be parked.
Dillon said diversifying his offerings is intended to help boost sales during winter’s slow period.
“I’ll sell anything legal that doesn’t talk or eat … as long as I think it will sell,” Dillon said.
But there is still much to do before he can construct the addition.
Among the steps, he needs to acquire an alcohol license. He needs to have an underground tile removed near the highway.
His hopes to tap onto the Lakeland Regional Sewer District, which has a sewer line across Ind. 13, did not work out because his property is outside of the district. For now, he’s exploring other options, which he expects will be more expensive.
Last year, he cleared out what he describes as an illegal electronics dump that included about 600 TVs and computers.
This summer, he’ll be excavating some of the new property behind the store and removing the second of two buildings.
“I knew what I was getting into, but I got it at a reasonable price,” Dillon said.
He’s also is in the process of determining how much wetlands might limit his options, which could reduce the amount of space he plans to store boats.
“I am projecting probably two years before I can pour concrete,” Dillon said.
Dillon said sales have increased each of his first six years in business, and added that he appreciates his customer base, which is allowing him to expand.
He said the store is perfectly positioned to help serve visitors to Yogi Bear Jellystone campground and the numerous lakes.
Sitting at a table inside the store, Dillon talks about his disdain for government overreach and the numerous ways that homeowners really don’t have complete control their property. Behind him are tin signs for sale with themes of freedom and gun rights. One of the signs suggests the Bureau of Alcohol, Tobacco and Firearms should be more like a convenience store than a federal agency.
He’s not a fan of government over-reach or the encroachment of property rights, but he has resigned himself to go along to get along.
While he understands the need for sewers and zoning, he’s not a huge fan of either. That’s become a little more cemented as he continues to clear hurdles toward his dream of a bigger, better bait shop.
“This is an obvious example of what little control you have of what you think you own,” Dillon said.
“I’m not too happy with the government. I think that’s status quo in this county,” he said.