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Project updates

Oct. 2024

The property was originally approved for two variances on July 6, 2022.

The applicant has resubmitted for the two variances, as the approval has a two-year time limit if no site work has happened related to the approval.

On June 26, 2024 the board of zoning appeals approved to amend and restate the resolutions approving an extension of the variance expiration to July 6, 2026. At the meeting, the developer indicated that they would be pursuing permits for construction soon, with the hope to start work in spring 2025.

Project background

Web Development LLC requests three variances in the MX-1 vertical mixed-use zoning district to develop a 57-unit, four-story, mixed-use building at 2625 Louisiana Ave. S. The proposed building would contain residential use and 4,000 square feet of ground-floor commercial space. A surface parking lot would wrap around the south and east sides of the building eventually sloping down to an underground parking garage on the north side of the building. A publicly accessible path would cross the site, connecting the public sidewalk with the North Cedar Lake Regional Trail.

Variance requests are reviewed and decided upon by the board of zoning appeals, which also holds a public hearing. The developer requests the following variances:

  • Variance to reduce the minimum lot line coverage from 80% to 66.9%
  • Variance to reduce the total width of a parking aisle from 24 feet to 22 feet
  • Variance to allow upper floor balconies to encroach 5 feet into the front yard instead of the allowed 3 feet

Two of the three variances requested by the applicant were approved by the board of zoning appeals (BOZA) on July 6, 2022. The board approved reducing the minimum lot line coverage from 80% to 66.9% and reducing the parking lot drive aisle width from 24 feet to 22 feet wide. The board denied the request for nine upper floor balconies to extend 1.8 feet farther into the front yard than maximum 3 feet allowed. The decision became effective July 19, 2022, after the appeal period.

With the two variance approvals, the development may proceed administratively provided it complies with the conditions of approval and without the balconies encroaching more than 3 feet into the front yard.

Public meetings

  • July 6, 2022 – board of zoning appeals approved two of the three variances (watch the video)
  • June 15, 2022 – board of zoning appeals held a public hearing for the variance requests and after discussion, tabled the decision for further information (watch the video)
  • May 12, 2022 – virtual neighborhood meeting was held to introduce a mixed-use development proposal and answer questions (watch the video)
  • June 15, 2022 – board of zoning appeals held a public hearing

Documents and resources