Plan commission recommends TID 45 to support 49‑unit White Label Lofts

The Oshkosh Plan Commission voted unanimously to recommend creation of Tax Incremental District (TID) No. 45 and forward the project plan for the 49‑unit White Label Lofts to the Common Council. The commission’s recommendation, contained in Resolution No. 26‑01, directs the city to create a five‑parcel redevelopment district with a base valuation set at January 1, 2026, and a projected life of roughly 27 years.

An Ehlers representative told the commission the project will require public assistance to close a financing gap. "The developer's fee is $1,000,002.25," the Ehlers representative said, and staff identified a gap of $915,000 the project needs to proceed. Under the proposed structure the city would provide $100,000 from non‑TIF sources at construction and the remaining $815,000 on a pay‑as‑you‑go basis funded from future tax increment generated by the development.

Todd Hutchison of Wisconsin Redevelopment, the applicant, outlined the unit affordability mix: 14 units reserved for households at or below 30% of county median income, 16 at or below 50% of county median income, 8 at or below 60%, and 11 at or below 80%; additionally, 8 units are set aside for households at risk of homelessness and 7 for veterans (some overlap possible). Hutchison noted the project is structured as a low‑income housing tax credit development, and affordability will be maintained via the state tax credit agreement.

Staff and Ehlers projected a final redevelopment value of about $7.3 million over the life of the district, with approximately $2.48 million in incremental taxes shown in the staff cash‑flow model. If the commission’s recommendation is adopted by council, the item is scheduled for Common Council consideration on September 8 and return to the joint review board on September 15 for final determination.

The commission approved the motion by roll call, motion carried 8‑0.