Plan Commission approves Sawdust District apartment project and companion off‑site parking plan

The Oshkosh City Plan Commission voted 9‑0 to approve a conditional use permit to convert 913 South Main Street and to construct a four‑story building at 923 South Main Street into multifamily housing, and to approve a general development plan for an off‑site parking lot intended to serve the same project.

Planning staff described the proposal as two adjoining parcels: a historic three‑story retail building at 913 (built 1895) and a 923 parcel containing a one‑story office building and garage. The project would rehabilitate the historic structure into live‑work and loft apartments and remove the existing structures at 923 to build a four‑story apartment building with first‑floor covered parking. Staff said the upper floors would contain a mix of one‑, two‑ and three‑bedroom units, the project would include elevator access and bike storage, and the first‑floor live‑work units are to be designed to allow a future transition back to full commercial use if market demand returns. Staff noted prior CUP approvals (2018 and 2023) had lapsed; the applicant said it could not previously secure necessary tax credits and is reapplying.

Developer Todd Hutchison of Wisconsin Redevelopment told the commission his firm has completed many tax credit projects and that zoning approval is needed before the full tax‑credit application round. “We think we'll have a decent shot this year,” Hutchison said, describing a two‑step application process for tax credits and the need to secure zoning so the project can move forward if awarded credits.

Staff summarized site‑specific technical conditions: the two parcels must be combined by certified survey map (CSM) before construction permits; final site plan review is required; a stormwater management plan complying with Oshkosh Municipal Code Chapter 14 must be submitted; a photometric lighting plan, final landscaping and buffering will be required; drive aisle widths and buffer yard adjustments on the proposed off‑site lot will be resolved during site plan review and via requested BSMs (zoning modifications). Staff also noted the project as presented included roughly 33 on‑site parking spaces and that condition number 6 requires evidence of 14 additional parking stalls within 1,000 feet (staff identified off‑site parking options, including the approved separate lot and other nearby property under owner control, to meet the requirement).

The companion general development plan for an off‑site parking lot on West Tenth Avenue was approved at the same meeting; staff said the proposed lot would provide 14 uncovered parking spaces, abut existing off‑street parking and would require a minor increase in drive aisle width from the conceptual 22 feet to a required 24 feet as part of site plan review. Staff also recommended additional evergreen plantings to offset buffer yard reductions and said the CMU district and Plan Development overlay require final landscaping and paved‑area landscaping points be demonstrated at the SIP stage.

Commissioners and staff said the current proposal is broader and more feasible than prior iterations because it adds the adjacent parcel and improves project economics; several commissioners expressed support for reusing the historic building and the inclusion of affordable units in this iteration. The commission approved the CUP and the general development plan by roll call vote, motion carried 9‑0. Conditions listed in the staff report — including CSM consolidation, full site plan review, stormwater compliance, final landscaping and evidence of additional parking within 1,000 feet — must be met before permits are issued.