Board of Adjustment

MEMORANDUM DEPARTMENT OF COMMUNITY DEVELOPMENT TO: Board of Adjustment FROM: Carlos Espinosa DATE: March 15, 2024 SUBJECT: BOA Application Considerations for 3/20/24 Meeting Applicant: Chris Sanchez – 971 W. 5th Street Considerations related to Board of Adjustment Variance Criteria are provided below: 1) Is the variance in harmony with the purpose and intent of the ordinance? The variance will facilitate construction of needed housing at a height which is one-story taller than adjacent buildings. The reason for the height to provide covered, heated parking which is a desirable amenity but hard to find in Winona. As such the variance facilitates an appropriate use of the land that will enhance property values and support the public welfare. 2) Is the variance consistent with the Comprehensive Plan? The Comprehensive Plan designates this area for mixed use and low-rise apartment development. The Comprehensive Plan also notes needed flexibility for parking requirements in this area. The proposed development is thus in-line with guidance from the Comprehensive Plan. 3) Does the proposal put property to use in a reasonable manner? A 14-unit apartment building as proposed is a reasonable use for this parcel given location of the lot on a busier street in a former commercial area. Also, the parcel is adjacent to an industrial employer and has immediate access to transit. This, along with a cap on the occupancy of 2 unrelated per dwelling unit provides additional support for the requested parking variance.  4) Are there unique circumstances to the property not created by the landowner? The limited size of the lot and the desire for covered heated parking are circumstances not created by the property owner. 5) Will the variance, if granted, retain the essential character of the locality? Although the building will be taller than the two-story buildings south of 5th Street, there are taller buildings on the north side of the street. Additionally, an existing building on the subject property has the same rear setback which is proposed for the new structure (25’). Further, the proposed building is in a former commercial area where many two-story buildings have transitioned to mixed use or fully residential use. 6) Are there other considerations for the variance request besides economics? If the findings of questions 3-5 are affirmative this criterion is satisfied. ⚫ Page 2