The Site and Background
The site of 5th Ward Residences was originally an industrial site for Trane Company, a well-known manufacturer of heating, ventilation, and air conditioning (HVAC) equipment. It was one of the manufacturing facilities used by Trane for its operations and was known as Trane Plant 6.
The 12-acre property was owned by the La Crosse Industrial Park Corp. (LIPCO), a nonprofit partnership involving the city of La Crosse, LADCO, and Xcel Energy. LIPCO purchased the building from Trane in 1997 after Trane phased out manufacturing at the site by 2001. The property had remained vacant when I.C. System moved its local office to Onalaska, WI, and La Crosse Footwear Inc. closed a distribution center within the building.
Trane agreed to cover the approximately $500,000 cost of environmental cleanup for contaminated soil beneath the building.
In 2013, the property was purchased by STIZO Development, LLC from LIPCO, marking a transition from industrial use to redevelopment. LIPCO was awarded a $200,000 grant of federal economic stimulus funds from the Wisconsin Department of Natural Resources, and a $165,000 grant from the State Department of Commerce, to make the site ready for redevelopment.
Ariel view of the Trane No. 6 plant before demolition
The site underwent multiple redevelopment attempts and proposals over the years, involving various potential end users and development plans, including low-income housing, the STAR Center, grocery stores, a hockey arena, and a convenience store. None of the initial plans came to fruition. Recognizing changing community needs and priorities, the concept of a mix-use, residential-oriented development had a promising trajectory and aligned with the evolving needs and priorities of the community.
Three Sixty’s philosophy of ensuring each project we take on, will have a positive impact on the neighborhood, community, our team and the customer was highlighted with this project. In the Lower Northside and Depot/North La Crosse neighborhood, 29.2% of the working population is employed in manufacturing and laborer occupations. It is a below average income neighborhood with income lower than 81.4% of U.S. neighborhoods. A mix of housing options, including market-rate apartments, can contribute to the overall economic diversity of the neighborhood. This diversity can attract a wider range of residents and create a more vibrant and inclusive community.
In addition, Kwik Trip Corporate Office and Manufacturing Facility is located in the adjacent industrial park, and employs 5,144 employees.
Lower Northside/Depot Neighborhood of La Crosse, WI
By leveraging the proximity to this major employer and tailoring the residential project to meet the needs and preferences of potential tenants, 5th Ward Residences is an attractive housing option for employees looking for easier commutes and infrastructure such as bike lanes and sidewalks for reduced transportation costs and a healthier lifestyle.
I want to express my appreciation to you for having the courage and the grit and the fortitude to stick this out, and to keep pushing and to make this a reality. Because it doesn’t just provide a tax base, it provides homes, energy and vitality for our city. “ ” -Mayor Mitch Reynolds
5th Ward Residences Case Study 3
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