Plan commission approves 24-unit studio building after staff recommended denial over density

The La Crosse City Plan Commission voted to recommend approval of a rezoning that would allow a 24-unit studio apartment building at 518 and 526 South 10th Street, after a protracted discussion about density, unit size and neighborhood fit.

Planner Tim Ackland, representing city planning staff, told the commission the office recommended denial based “solely on the density standard in [the] TND ordinance.” He said the proposal calculates to roughly 120 units per acre against a TND guideline of 15–40 units per acre and raised concerns about unit size and communal space: “It’s like, are we eating our dinner on our bed?” Ackland said, describing floor plans that staff and interns viewed as having minimal living or shared space.

Applicant representative Jeremy Novak said the developer designed the project to respond to market demand and neighborhood priorities, and that the studio product is intended for short- to medium-term workforce housing. Novak said the developer had secured financing and a 10-year lease of 24 parking spaces from Mayo Clinic to address parking needs. He also said the project is part of a larger, integrated site plan that includes townhomes and a community garden and that the team donated two parcels to Habitat for Humanity and plans to contribute about $50,000 to start the gardens. On market demand, Novak said current studio properties in the area are full and that focus groups with 10–12 renters returned “overwhelmingly positive” feedback about the proposed unit type.

Commission discussion was split. Several commissioners urged openness to smaller apartments as part of the city’s housing supply. Commissioner Charles said the city’s housing needs and changing economic realities argue for trying different housing forms, referencing newspaper coverage and saying, “tiny apartments, big need.” Commissioner Samuels and others voiced desire for on-site communal space but also expressed support for adding housing supply. Council President Calo said she would abstain from the commission vote because the rezoning will appear later before the full Common Council and she wanted to hear from the district’s council member at that stage.

On a motion to approve the rezoning moved by Commissioner Trost and seconded by Commissioner Newman, the commission recorded a final recommendation of approval. The commission’s roll call was announced as seven votes in favor and one abstention; the staff recommendation had been denial.

The project’s proponents say the total cost for the combined work on the townhomes, the studio building, site work, garden and moving a house is about $7,000,000. Proposed unit sizes for the studio building were described in the packet as roughly 340–383 square feet. The applicant also committed to leasing 24 parking spaces from Mayo Clinic and to transferring a single-family house to a Habitat for Humanity parcel to retain single-family housing in the area.

The commission’s favorable recommendation moves the rezoning to Joint Committee (J&A) and then to the Common Council for final action.