City Hall

City of La Crosse, Wisconsin

400 La Crosse Street

La Crosse, WI 54601

Meeting Minutes - Final

Board of Zoning Appeals

Monday, May 18, 2026

4:00 PM

Council Chambers

City Hall, First Floor

Call to Order

Chair Cherf called the meeting to order and explained the meeting procedures.

Roll Call

4 - James Cherf, Ben Stepanek, Andrew Sherman,Rachel MacFarland

Present:

Election of Vice Chair

Chair Cherf deferred the election of Vice Chair to the next meeting due to attendance.

Variance Appeals:

An appeal regarding the requirement to provide a 7-foot required side yard and

28-foot required rear yard at 1552 Loomis Street, La Crosse, Wisconsin.

2701

Andy Berzinski, representing the Building and Inspections Department, was sworn in to

speak. Berzinski reviewed the three requirements for granting a variance: unnecessary

hardship, hardship due to unique property limitations, and no harm to public interest.

Berzinski stated that the applicant has applied for a permit for a proposed addition to

attach two principal structures that does not meet the required side and rear yard

setbacks. Berzinski reviewed Municipal Code Sec. 115-144(c)(2) “a. On every lot in the

Special Residence District, there shall be two side yards, one on each side of the

building, and except as hereinafter provided, neither of such side yards shall be less

than six feet in width, and provided further that for any main building other than

one-family dwelling neither of such side yards shall be less than seven feet in width,”

and “(3) Rear yards. On every lot in the Special Residence District, there shall be a

rear yard having a depth of not less than 20 percent of the depth of the lot.” Berzinski

stated that two variances would need to be granted for this project to proceed as

proposed: 7 feet for the side yard setback and 20.5 feet for the rear yard setback.

Berzinski showed a site plan of the property. Berzinski explained that the front of the

property has an existing duplex and the applicant is proposing to attach the two

principal structures, including the one-unit apartment at 1402 Gillette Street at the rear

of the property. Berzinski added that the reason the applicant is proposing to attach

the buildings is to avoid having two principal structures on one property. Berzinski

stated that the applicant is also proposing to rezone the property to R3 so the structure

would be conforming.

Cherf asked for a point of clarification to confirm that 1402 Gillette Street is a one-unit

cement block building and 1552 Loomis Street is a two-unit house. Berzinski

confirmed and showed street view pictures of the two buildings.

Stepanek asked for clarification on why the recommendation from staff is to grant the

variance. Berzinski stated that the applicant’s testimony will likely answer that

question.

Nick Webb, S1350 Garlick Road, was sworn in to speak. Webb stated that he

purchased the property last fall with the understanding, based on the condition report,

that it was zoned properly and inspected. Webb stated that he found out that the

property was not zoned properly after he purchased the property and he inherited the

non-compliance without knowing. Webb stated that if he had known, he would have

had it fixed before he purchased the property, but now he’s stuck in the middle. Webb

was told that installing a roof connecting the two structures would be a solution and he

found someone to do it because he would hate to kick someone out of a unit when

they are living there. Webb stated that he is trying to follow the rules to be in

compliance.

Stepanek asked for confirmation that the applicant is stuck between a couple zoning

laws because the back unit is zoned improperly and to bring it into compliance, they

need to put a roof on, which they need a variance for. Berzinski stated that the

property never had any permits to convert the single unit from a garage/office space

into a residence. Berzinski stated that this is an existing non-conforming structure that

cannot have improvements done until it becomes conforming, and the only way to

make the property conforming would be to connect the buildings with the proposed roof

and be rezoned into R3 to have three units on the property.

Sherman asked what the unique property limitation is. Webb stated that there is a

need for housing in La Crosse and the current tenants want to stay, so he would like to

keep all three units on the property.

Sherman asked, based on reading through R3 Special Residence Districts, if this

property would qualify for reverse side lot. Berzinski stated that this property does not

qualify for reverse side lot because it has a distinct front yard.

A motion was made by Sherman, seconded by Stepanek, to grant a variance

of 7 feet for the side yard setback and 20.5 feet for the rear yard setback

specific only to the cinder block building (1402 Gillette Street). Motion carried

by the following vote:

4 - Cherf, Stepanek, Sherman,MacFarland

Yes:

Adjournment

Meeting adjourned at 4:27 p.m.