Salina board approves variances to add five units at historic HD Lee complex

SALINA, Kan. — The Salina Board of Zoning Appeals voted Nov. 20 to approve two companion variances for the HD Lee complex, a downtown adaptive‑reuse project listed on the National Register of Historic Places, allowing the developer to add five apartments and keep an existing 70‑space off‑street parking supply.

Staff told the board that the phase‑3 change increases density modestly—from the 92 dwelling units per acre previously approved to 96 units per acre on the site’s 1.47 acres—and raises the total complex from 135 to 140 units. The board approved application V25‑8 (density variance) and application V25‑10 (parking variance) by voice vote with no recorded opposition among the six members present.

Why it matters: Staff said the property’s vertical, multistory industrial form and constrained downtown footprint create unique redevelopment conditions that support variances, and that higher residential occupancy downtown advances the city’s planning goals. Staff also said renovation costs and program rules from the Kansas Housing Resources Corporation (KHRC) make added density important to the project’s financial feasibility.

Staff presentation and findings: The city planner told the board the site is one of the few multistory residential conversions in downtown Salina and that the proposed increase can be accommodated without altering the building footprint. Staff noted life‑safety measures (sprinklers and code compliance) are in place and argued that shared public lots, on‑street parking and historically about 50% on‑site parking utilization reduce the likelihood of spillover parking impacts.

Developer comments: Austin Kack of Overland Property Group said market changes and funding‑program requirements prompted a shift in unit mix—adding studio apartments in place of some one‑ and two‑bedroom units—allowing a small increase in unit count without expanding the building. “Studios are typically a little bit smaller … it’s usually just one person that’s in a studio,” Kack said, arguing that the change would not materially increase tenant loading. He also said recent phases have leased quickly and that phase‑3 construction could begin as early as mid to late January if permits and approvals proceed on schedule.

Parking variance: Staff described the existing on‑site supply as 70 spaces (50 in the main lot, 12 across Santa Fe and eight north of Building 1, plus a few pull‑in and parallel stalls) and noted two public lots within roughly 600 feet that together exceed 100 spaces. The developer pointed to historical usage patterns and signage/towing policies for resident lots as mitigation; staff recommended the board approve maintaining the 70‑space supply rather than requiring the 110 spaces that zoning calculations would otherwise demand.

Board action and next steps: After brief discussion and no public comment, a board member moved to approve V25‑8; another seconded and the motion passed. The board then approved V25‑10 in the same manner. With the variances approved, the developer said drawings have been submitted and construction could begin in January if administrative permits follow. There was no recorded opposition and no public commenters on Zoom.

Authorities and limits: The board’s deliberation referenced the Kansas Open Meeting Act for notice, the city’s zoning ordinance (R3 density standards applied by the C4 district downtown), and the project’s prior 2022 variances. The KHRC program rules were cited by the applicant as a financing driver for increased density.

What was not decided: The board approved variances as requested; it did not change the building footprint, and it did not adopt additional parking requirements or other conditions beyond the findings recorded with the approvals.

The board adjourned after approving the two items.