The Great River Residences is a high value project featuring a high-density infill redevelopment on blighted property in the heart of Onalaska’s Downtown. This project directly aligns with Onalaska’s Comprehensive Plan for economic development by encouraging reinvestment, redevelopment, and infill development on vacant or under-utilized land in the downtown business district.
Case Studies
Great River Residences
Project Summary
Quick Facts
The project aimed to create a diverse, high-quality residential community that catered to various income levels and enhance retail and commercial activity in the area along Hwy 35. The location, adjacent to the Great River State Trailhead and the Great River Road, provided a great setting for this transformation. The location offers residents recreational opportunities and easy access to scenic attractions. The Great River Residences was a unique high-density infill redevelopment project in Onalaska’s downtown area. It aligned with the city’s Comprehensive Plan for economic development, encouraging reinvestment in underutilized land in the downtown business district. The project was part of the Downtown Mixed-Use District, focusing on pedestrian-oriented development with a mix of uses. It emphasized multiple-story, mixed-use buildings with high-quality design. The project contributed to urban revitalization, boosted the downtown core, and generated tax revenue of approximately $200,000 per year. The Great River Residences project comprises a total of 101 apartments, consisting of a 12-unit town-home, a 21-unit town-home, a 66 unit, 4-story apartment building and a mixed-use building. The multi-story apartment building has underground parking and offers a mix of studio, 1, and 2-bedroom residences. The townhomes consist of 1, 2, and 3-bedroom residences. The mixed-use building includes 2 one-bedroom loft apartments and a 2,000 sq ft commercial/retail space with a drive-through. Although the site posed challenges, given its narrow lot and proximity to high-traffic railroad tracks, the project’s diverse housing offerings and the inclusion of commercial spaces provides Onalaska with an expanded range of housing options. This, in turn, helps address the housing shortage in the area and promotes increased commercial activity along Hwy 35. Great River Residences includes modern amenities, sustainable design and well-planned infrastructure, creating a high quality, safe and appealing living environment for residences.
400 Court St. South, Onalaska, WI 54650 Location
Mixed-Use/Multi-Family Project Type
Architect/Engineer
I & S Group Inc. (ISG)
Builder Mettera, LLC
Management Three Sixty Real Estate Solutions, LLC
Website https://greatriver.threesixty.bz/
Special Features Larger force main for the city along Hickory St. Removal of contaminated soils on the site to DNR Standards. Tested for Native American archaeological artifacts.
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Great River Residences Case Study 1
Design
Great River Residences was constructed from the ground up by Mettera, LLC, Three Sixty’s self- performing construction company. Mettera believes in partnering with smaller, local contractors, allowing our developments to weave in an important fabric of local community support, respect and ownership.. Great River Residences project was designed and engineered by ISG, a nationally recognized multidisciplinary design and engineering company. Three Sixty was built on the principle to focus on projects that positively impact our customers, partners, the proposed neighborhood and community, and team associates. Throughout the years, we have gained trust and respect and partner with those that share the same values and beliefs such as Mettera, LLC and ISG, Inc.
Great River Residences Rendering
The Great River Residences project includes a total of 101 apartments, which are distributed across various building types: • A 12-unit town-home. • A 21-unit town-home. • A 66-unit, 4-story apartment building with underground parking. • A mixed-use building featuring 2 one-bedroom loft apartments and a 2,000 square foot commercial/retail space with a drive-through.
In a thoughtful and sustainable approach, fruit trees and edible plants surround the site serving a dual purpose, benefiting both local
• 14 studios with 550 - 608 sq ft • 41 1-bedrooms with 795 - 1042 sq ft • 38 2-bedrooms with 1,100 - 1257 sq ft 8 3-bedrooms with 1,503 - 1,715 sq ft
wildlife and the residents, while contributing to the overall community and environmental well-being including biodiversity enhancement, food security, and connection to nature. Other amenities include a fenced in pet area, pet washing station, community room, and community patio with grill.
Sustainability When it comes to sustainability very few principles are more important to us than the impact of the local factor. Be it local sourced materials, local produced products, local jobs or supporting good pay jobs growth! This is our commitment to using all local based businesses in this development; we are committed to keeping it local. Our team focused on many strategic sustainable methods in this development including: •
Creating a tight building envelope that uses best practices for lower energy consumption, utilizes sustainable high quality materials, and energy efficient designs. • Creating an environment that highlights and respects our natural resources and is designed in a method that connects people to the resource. • Storm water retention and management that will manage the water on-site. • Landscaping will use native plants and provides a food source for both people and wildlife. • Building design will utilize natural light to create more creature comfort and reduction in energy needs. • It is the intent of this project to create a healthy living model with close access to pedestrian resources such as the Great River Landing and close proximity to the downtown area encourages biking and walking, providing residents with convenient access to these modes of transportation. Rain Water Garden at Great River Residences
Great River Residences Case Study 2
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The Site and Background
The Great River Residences project, located at 200 S. Court Street, between Irvin and Fern Street, is in the heart of downtown Onalaska, and adjacent to the City’s Great River Landing and trailhead for the Great River State Bicycle Trail. Located along Highway 35 and the waterfront of Lake Onalaska and the Black River, it is just steps from the newly established Dash Park. Placing this 101-unit development on a currently vacant lot owned by the City of Onalaska, created value in an area that needed housing and supported the downtown community investements. Historically, this site was a blighted, former industrial property. It had then been owned by the city and used for storage and municipal use. The change to residential housing and a commercial space added value to the city. The site was long and narrow, with steep grades created by historical filling, including non-soil materials such as old cars, debris, and concrete. These historical activities created runoff, improper drainage, and high-cost redevelopment barriers. One of the solutions to these barriers was to increase the initially planned density by over 50%, thereby supporting these high costs due to the additional increment created.
Additionally, the project involved the removal of contaminated soils on the site in accordance with the standards set by the Department
Building Site
of Natural Resources (DNR). Due to known native American activities in the area, we contracted with MVAC throughout the project. That partnership included research of historical sites in the area, involvement in soil borings and testing, and site soil remediation efforts.
Parking Lot
The site is also includes an Xcel Energy substation. Specific considerations and actions were taken to ensure safety and coordination with the Xcel Energy to ensure that power supply and utilities were not disrupted during construction.
During construction, the city installed a new lift station on the site to facilitate the storage, pumping, and disposal of sanitary waste. This addition is a significant infrastructure improvement that enhances the site’s functionality and benefits the surrounding area by improving sanitation and waste management.
Despite the challenges associated with the site’s location, the property’s strategic proximity to The Great River Landing offers residents an invaluable neighborhood amenity. For those living in the Great River Residences, it means easy access to the park and trails, significantly enhancing their quality of life and creating a natural extension of their living space. This closeness to The Great River Landing fosters community engagement, encourages outdoor recreation, and promotes a deep connection with nature, making Great River Residences an even more appealing and comprehensive residential choice for the residents of the City of Onalaska.
Great River Residences during construction
Great River Landing Trails
Great River Landing
Great River Residences Case Study 3
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Project Financial Information
2019 Assessed Value: 2019 Real Estate Taxes:
$0 $0
$16,524,697 TOTAL PROJECT COST:
Assessed Value (Stabilization):
$14,545,600 $235,562.09 $235,562.09
Real Estate Taxes: Increment Created:
*The above numbers are based on the economics prior to breaking ground for construction.
Number of Residences: Number of Bedrooms:
101 155
Amount of Commercial/Community Space:
2,000 sf
Number of Parking Spaces:
156
• Garage/Enclosed:
77 79
• Surface (including on-street):
Project Timeline
Great River Residences Commercial Building, located at 100 Irvin St.
2018
2019
2020
July
April
September
August
July
Development Agreement Completed
Building One Occupancy
Entitlement/ Rezoning
Ground Breaking
Building Four Occupancy
About Three Sixty The Three Sixty vision is to plan, develop and manage projects that will positively impact the communities as a whole - by stimulating growth and improving the lives of the people throughout the neighborhoods we serve. Three Sixty Real Estate Solutions is a vertically integrated, full-service real estate company with a community first mindset, only embarking on projects that will positively impact the community, the neighborhood, the customer and our team. Our expertise of the multi-family industry, from construction to management, allows us to yield long-term investment and catalyze growth by creating a sense of place that strengthens the neighborhoods. Our name is derived from the full circle of services we provide and our commitment to a project from start to finish. We have grown to be a successful, full-service real estate company because of the years of diligent and successful planning, developing and managing of all of our properties. We serve our customers at a level that exceeds industry standards and we provide quality outcomes for all partners.
Contact us: 608-782-7368 Development@threesixty.bz 1243 Badger St. La Crosse, WI 54601
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Great River Residences Case Study 4
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