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RDA establishes Sawdust District redevelopment plan; staff outlines related redevelopment projects and housing initiatives
Summary
The RDA approved the Sawdust District redevelopment area project plan and heard a broad staff update on RDA-owned infill lots, commercial sites (including Boatworks and Tewall projects), a neighborhood-focused design book, and a potential city offer to buy the soon-to-close Washington School for a Habitat for Humanity workforce-housing project.
The Redevelopment Authority (RDA) of the City of Oshkosh voted to approve the Sawdust District redevelopment area project plan and received an extended staff briefing on related redevelopment projects across the city.
During a public hearing on file 24-06, resident Tim Macho urged that landowners and neighbors be included in planning for the Sawdust area. After public comment and staff presentation, board member Lasky announced an abstention, stating, “As a property owner in this proposed district and, to prevent any conflict of interest, I'm respectfully abstaining.” The remainder of the roll call recorded affirmative votes and the motion passed.
Staff explained that a redevelopment plan creates long-range tools for the city—such as site assembly, potential use of Tax Increment Financing (TIF), and other redevelopment incentives—but does not force property sales or allow eminent domain beyond existing law. The master plan and underlying zoning still govern final design and architecture; the redevelopment plan is intended to make redevelopment options feasible when property owners choose to sell or redevelop.
Staff used the hearing and the subsequent report to summarize several active and potential projects tied to the Sawdust District and adjacent redevelopment areas:
- Residential infill: Staff described multiple RDA-owned infill lots (roughly half a dozen additional lots for sale beyond those mentioned in the meeting). Gallery Homes, NeighborWorks and other small builders have options or plans on several lots; Gallery Homes is moving forward on projects on High Avenue and Scott Avenue and will include accessory dwelling units above garages on some builds. Staff noted the city has a new infill incentive program and will provide plan sets from an architect the city selected to produce cost-appropriate designs for infill parcels.
- Jefferson Street and other for-sale lots: A developer with an option on the Jefferson Street property submitted an application for an unspecified housing tax-credit program; staff said the application was received and comments are being taken. The RDA purchased 656 North Main and a contractor will demolish that building to prepare the site for redevelopment.
- Major redevelopment sites: Staff reported continuing conversations with developers for the Boatworks site (environmental and geotechnical work is underway and a TIF request is expected) and for the Tewall Enterprises project at 43 East Seventh, which staff said is finalizing financing and aims to start construction in fall 2024 with leasing in spring 2026.
- Grants and remediation tools: Staff said the city received an EPA grant that funded prior environmental investigations on key sites, giving developers access to remediation data. Staff also discussed potential use of Community Development Block Grant (CDBG) funds to support demolition should the RDA pursue acquisition of Washington School.
- Washington School site: The Oshkosh Area School District intends to close Washington School at the end of the school year; the district received no responses to its RFP. Staff said the city submitted an offer for the site and is partnering with Habitat for Humanity on a concept to create about 18–19 single-family lots for workforce housing (targeting households near 80% of area median income). Staff said the school building is not cost-effective to rehabilitate and that demolition to create infill lots was the more viable option under current market conditions; the district will consider the city’s offer in April.
Board members asked questions about timeline, outreach to neighborhood associations and how the Sawdust master plan relates to zoning and design standards. Staff emphasized the master plan and design guidelines inform preferred aesthetics, while zoning and plan commission review shape final building design. Staff said a design-book process will produce buildable plan sets (ranch, 1.5-story, duplex designs) the city can share with builders to reduce cost barriers for infill projects.
After discussion, the RDA adopted the Sawdust District redevelopment area project plan (24-06). The board will receive periodic updates on the status of infill lots, environmental work at larger sites and the Washington School offer as projects advance.
