La Crosse approves partial vacation of 12th Street and rezones parcels for 48-unit apartment; developer must seek density variance

On April 28, 2025, the City of La Crosse approved a resolution to partially vacate the eastern half of 12th Street North and an ordinance transferring the site into the Traditional Neighborhood Development (TND) district to allow a proposed 48‑unit apartment building with about 1,000 square feet of ground‑floor commercial space.

The project team, represented by Jeremy Novak of 360 Real Estate Solutions, described the vacation as a partial vacation of one side of the street that would leave a 33‑foot public right‑of‑way and allow the developer to provide on‑site parking for the building. Novak said the plan as submitted shows the vacation would remove seven on‑street parking spaces measured on the plan and would enable an off‑street lot with roughly 26 spaces for the development.

The rezoning would permit a mix of studio and one‑bedroom units in a medium‑density building. City staff told the commission the development generally fits the city’s comprehensive plan and the TND intent, but does not meet the TND density standard: staff calculated the proposal at roughly 80 units per acre while the TND density band is listed at 15–40 units per acre. Planning staff recommended denial of the rezoning as submitted and told the commission that, if rezoned by the council, the applicant would still have to request a variance from the Board of Zoning Appeals to exceed the density standard.

The public comment period drew multiple residents and neighborhood stakeholders who opposed removing available on‑street parking. Longtime property owner Darlene (last name not specified on the record) and tenants and landlords who spoke said the area already had constrained parking and that loss of curb‑side spaces would affect residents, service visits and guests. Darla Shevska of Bostwick Park, speaking for DC Tracks, said the vacation “turns Twelfth Street into a private driveway” and urged commissioners to consider impacts on existing tenants and landlords. A University of Wisconsin‑La Crosse student and other tenants said loss of street parking could deter renters and harm the value of existing affordable units.

Commission discussion focused on the tradeoff between adding housing supply near the university and parking impacts in the adjacent blocks. Council member Charles moved to approve both the vacation and the rezoning; a second was recorded but not named on the public audio. City engineering staff (Director Gallagher) and planning staff said they could support the partial vacation because the city would reduce maintenance of an underused street and because the development includes on‑site parking. Charles cited the city’s documented housing shortage in support of approval.

The motions carried. Commissioner Elaine recused herself from both agenda items and did not participate in the votes. The council and staff repeatedly noted that the rezoning decision does not remove the applicant’s obligation to seek a density variance from the Board of Zoning Appeals; staff said the application would have required a prior variance to conform strictly with the TND density standard.

Next steps: with council approval of the rezoning, the developer will need to apply to the Board of Zoning Appeals for a variance on density to execute the proposed building. Any changes to parking, utilities or final site configuration will be considered during subsequent plan review and permitting.