09-01-2026 Plan Commission Agenda & Packet

AGENDA PLAN COMMISSION CITY COUNCIL CHAMBERS SEPTEMBER 1, 2026 The public may view/listen to the meeting by: • Viewing the City's YouTube Channel: https://www.youtube.com/user/cityofriverfalls CALL TO ORDER – 6:30 p.m. PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF MINUTES 1. Minutes of August 4, 2026 Plan Commission meeting PUBLIC COMMENTS ORDINANCES AND RESOLUTIONS 2. Proposed ordinance amending Title 17 Zoning, Chapter 17.08.020 regarding driveway width REPORTS 3. Planning Update* ADJOURNMENT *There are no advance materials for this item Council members may be in attendance for informational purposes only. No official Council action will be taken. NOTE: Any person who has a qualifying disability as defined by the Americans with Disabilities Act that requires the meeting or materials to be in an accessible location or format, may contact City Clerk Amy White at (715) 426-3408 or in person at 222 Lewis Stre et, for accommodations. Requests for accommodation should be made at least three (3) business days in advance of the meeting. Every effort will be made to arrange accommodation. Published: 08/26/26 in the Pierce County Journal; Posted: 08/27/26 Page 1 of 5 1 Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org MINUTES PLAN COMMISSION AUGUST 4, 2026 CITY COUNCIL CHAMBERS Members Present: Rob Gormanson, Arriety Lowell, Diane Odeen, Steven Severson, Michael Woolsey, Alison Page Members Absent: Chris Holtkamp Staff Present: Emily Shively, Becky Corson, Jonathan Thoen CALL TO ORDER Meeting convened at 6:30 p.m. APPROVAL OF MINUTES M/Odeen, S/Woolsey to approve minutes. Motion carried 6/0. PUBLIC COMMENTS William Hanson (N8723 1025th Street) – Spoke about the Junction Falls Dam and Hydro facility. Hanson noted the recent relicensing of the hydro facility and the estimated continued renewable electricity for another 40 years. Hanson also discussed the condition of the Dam and Hydro facility and the benefits it provides to the City. ORDINANCES AND RESOLUTIONS (None) REPORTS Comprehensive Plan Implementation Updates Emily Shively, Assistant Director of Community Development, presented about implementation of the City’s 2023 Comprehensive Plan. Shively indicated that the previous Comprehensive Plan had been adopted in 2005 and that the purpose of the presentation was to review accomplishments since adoption of the updated plan, implementation actions and next steps. Shively covered that the Comprehensive Plan serves as the City’s guide for community, physical, social, and economic development and establishes a long-term vision over a twenty-year period, while functionally serving as a 10 -year planning document. Shively mentioned that this plan establishes the foundation for other City regulations and planning tools, including the official map, subdivision regulations, and zoning regulations. Shively mentioned that the 2023 planning process also included updates to the City’s Outdoor Recreation Plan and Bicycle and Pedestrian Plan. Shively said the Comprehensive Plan has a Page 2 of 5 10–20-year planning vision, while the Outdoor Recreation and Bicycle and Pedestrian Plans have a shorter 5-year vision. Shively highlighted the community engagement process used to develop the 2023 plans. Engagement included a community kickoff, presentations to community organizations, pop -up events, stakeholder discussions, interactive mapping, walking and biking tours, o pen houses, surveys, and use of the Engage River Falls website. Shively mentioned that stakeholder discussions focused on areas including housing, economic development, transportation, and future growth. Shively said there were more than 5,000 interactions with community members during the planning process. Shively summarized that community engagement identified River Falls’ community, river, parks, downtown, businesses, and trails among the characteristics people were proud of. Housing, downtown, maintaini ng community character, water, and affordability were among concerns identified for the future. Shively covered the six overarching goals of the Comprehensive Plan: connections, livability, access, resources, partnerships, and resiliency. Shively explained how each goal is applied across the various plan elements and how goals provide broad policy direction rather than detailed operations direction. Shively highlighted each of the six goals and their relationship to community input. Connection: creating connections among residents, opportunities, places, and services considering quality of life when making infrastructure, regulatory, service, and programming decisions. Livability: supporting intentional growth man agement, diverse housing, local businesses, and a strong connection to place. Access: providing safe, sustainable, and efficient transportation options for multiple modes of travel. Resources: protecting natural and cultural resources and providing opportunities for outdoor recreation and healthy lifestyles. Partnerships: maintaining mutually beneficial relationships with community organizations, educational institutions, and state and regional agencies. Resiliency: maintaining resilient infrastructure, com munity facilities, and utilities to protect health, safety, and welfare, and quality of life. Shively noted that the community’s interest in natural resources, parks, greenways, and open space was significant enough that recreation was included as a separate chapter in the Comprehensive Plan. Shively also discussed the community’s interest in a potential community center and the role of partnerships in providing recreation facilities and programming. Shively reviewed the chapters of the Comprehensive Plan, including housing, natural and cultural resources, economic development, transportation, utilities, and facilities, land use, recreation, and intergovernmental cooperation. She explained that each ch apter includes background information, data and analysis, strategies, and implementation tools. Technical memorandum data provides additional detail and supporting data behind the plan chapters. Shively discussed that the implementation section identifies approximately 100 implementation actions. Actions are categorized by type, including regulatory, programmatic, planning/exploration, decision-making guidance, and physical development. Each actio n also identifies complexity, anticipated benefit, potential partners, and a lead department, division, or committee. Shively highlighted several priority implementation actions, including: updating zoning regulations to support missing middle housing, continuing collaboration with Wisconsin DNR and U.S Army Corps of Engineers regarding the Kinnickinnic River and other water resources, supporting infill commercial development through local financial tools a nd policy guidance , developing policies to support trail connections as development occurs, planning for infrastructure Page 3 of 5 capacity and long -term resilience, exploring the feasibility and funding opportunities for a community center, and reviewing cooperative agreements with surrounding towns. Shively explained that City Council’s two-year strategic initiatives help prioritize the approximately 100 Comprehensive Plan implementation actions and direct resources towards areas of current opportunities and community benefit. Shiv ely highlighted some of the completed or ongoing initiatives included the 2025 National Community Survey, relicensing of the Junction Falls Hydroelectric facility, work with the U.S. Army Corps of Engineers on the Kinnickinnic River corridor, support the UW -River Falls Science and Technology Center, completion of a Safe Streets and Roads for All Action Plan, Glen Park improvements, Mann Valley Corporate Park infrastructure, the downtown/Main Street planning effort, the Powell A venue Bridge reconstruction, library improvements, fire station planning, public utility investments, construction of the biosolids processing facility, financial planning, and review of impact fees. Shively next reviewed the City’s Future Land Use Map and explained how it guides future development, including consideration of land uses, development densities, infrastructure capacity, and natural resource protection. Shively noted that the map is intended to provide flexibility over a 10 to 20-year period rather than indicate that all identified areas will be annexed or developed within that timeframe. Shively discussed recent land use implementation, including updates to residential zoning categories and dimensional standards, creation of the Corporate Park zoning district, review of growth policies and statutory growth boundaries, updates related to electronic signs, regulation of electric bicycles and motorized bicyc les downtown, and recent fence and boulevard setback amendments. Shively reviewed implementation actions related to housing, including missing -middle housing, accessory dwelling units, multifamily housing standards, and tools to encourage mixed -income housing. Shively indicated that more than 1,000 housing units had been constructed, were under construction, or approved since adoption of the 2023 Comprehensive Plan. This amount represents the total number of units associated with the identified developments and does no t subtract housing units that were removed as part of redevelopment. Shively explained that recent zoning amendments allow additional density within existing neighborhoods, including duplexes, triplexes, and accessory dwelling units. Shively also discussed redevelopment opportunities near downtown, parks, and educational institutions, while noting that redevelopment can be more complicated because it often requires acquisition of multiple properties. Shively also talked about the importance of utilizing existing infrastructure where possible while balancing new development at the City’s edges with preservation of natural resources. She provided the example of the Thompson annexation, where existing wetland was incorporated into the neighborhood design with a trail around the wetland, providing a recreation amenity while preserving natural resources. In the area of Agriculture, Natural and Cultural Resources, Shively highlighted implementation actions related to habitat restoration and preservation, collaboration with the DNR and the Army Corps, community environment designations, river access, education, public art, and historic preservation. Shively covered the creation of the Conservation and Parks Division and the addition of staff focused on natural resources, along with the creation of the Forestry Management Plan, Emerald Ash Borer management, and restoration of the City’s urban forest through t ree removals and replanting. Shively covered a few other accomplishments including the City’s bee -friendly initiatives and designations of a bee city park, historic preservation work that resulted in two historic homes Page 4 of 5 being added to the National Register of Historic Places, planning for rehabilitation of the Swinging Bridge, historic interpretive signage, Glen Park’s 125 th anniversary, library interpretive exhibits, and preservation planning for Foster Cemetery. For Economic Development, Shively reviewed implementation actions related to supporting local businesses and entrepreneurs, business incubation, maker spaces, home occupations, infill development, financing tools, corporate parks, and partnerships with economic development organizations. Shively talked about the St. Croix Valley Innovation Business Center as an important business incubation and resource to the community. Shively also talked about efforts to update regulations related to home occupation users. Shively highlighted that the City created a tax increment district for Mann Valley Corporate Park to assist with infrastructure financing and completed construction of the Mann Valley Infrastructure in 2024. Other examples she highlighted of economic development and redevelopment activity included new industrial and commercial development, redevelopment of the former Value Stay Motel property, and the recently approved development agreement for The Creamery at Cedar. Shively next talked about transportation implementation actions such as implementation of the Bike and Pedestrian Plan, pavement preservation, trail connections associated with development, and passenger rail. Some of the accomplishments include Powell Avenue Bridge reconstruction, North Main Street sidewalk infill, South Wasson Lane reconstruction, Cascade Ave/South Main Street roundabout, Mann Valley Trail improvements, Paulson Road Trail extension, Safe Routes to School program, Safe Streets and Roads for All Action Plan, and continued roadway maintenance and transportation-related ordinance updates. In Utilit ies and Community Facilities, Shively highlighted different implementation related to infrastructure capacity, water quality, stormwater management, electric utility resilience, and public facilities. Some of the completed projects include a new water tower, looped water service from Paulson Road to Sterling Ponds , water, sewer, and electric expansions to Mann Valey Corporate Park, the biosolids facility at the wastewater treatment plant, the library remodel, fire station improvements, the Hoffman Basin flood study, and updates to the City’s wetland ordinance. For Recreation, Shively discussed the implementation of the Outdoor Recreation Plan, greenway and multimodal connections, future park needs, recreation partnerships, and minimum park standards. Shively talked about the Glen Park improvements, partnership with local recreation organizations, new parks planned for Wildflower Meadows and Iron Horse, and the Fox Recreational Easement. Shively explained that the Fox Recreational Easement will extend Whitetail Ridge trail system and allow public use of privately owned land through an easement. She noted that the Kinnickinnic Off-Road Cyclists have already constructed more than one mile of trail in the area. Shively reviewed the Greenway Recreation Plan developed with the National Park Service, including potential opportunities for river access and kayak launch/takeout locations. Shively next covered ongoing cooperation with surrounding towns, the school district, counties, employers, and the state and regional organizations. Shively mentioned that the City has had discussions regarding a cooperative boundary agreement with adjacent towns and currently has a cooperative boundary agreement with the Town of Kinnickinnic . Highlights also include collaborations with the school district on the Safe Routes to School Plan and future gateway signage, as well as the St. Croix Valley Innovation Center and related economic development partnerships. Page 5 of 5 Shively explained that City will continue implementation of the Comprehensive Plan while recognizing that not all 100 implementation actions can be pursued simultaneously. Shively expects a review of the Comprehensive Plan, Outdoor Recreation Plan, and the Bicycle and Pedestrian Plan in the upcoming year (2027). Both plans will need to be refreshed by 2028, while the Comprehensive Plan will be approximately five years old at that time. Shively indicated the review will evaluate accomplishments, determine whether priorities remain appropriate, identify emerging issues, collect updated data, and consider whether implementation actions should be modified, removed, or added. Shively explained that the Plan Commission served as the steering committee for the Comprehensive Plan, and that the Park Board will have a primary role in reviewing the Outdoor Recreation Plan, and the City may consider reestablishing or utilizing an existing committee for the Bicycle and Pedestrian and Safe Streets and Roads For All work. Discussion on the upcoming downtown/Main Street project and the importance of communicating the need for the project to the community. It was also noted the age of the City’s infrastructure and the importance of explaining the long -term planning and infras tructure needs behind the project. Discussion was also had on the value of the Comprehensive Plan and related planning documents as tools for explaining City decisions to the community and demonstrating that major projects and policies are based on established planning, data, and community input. Discussions continued regarding the City’s identity and whether future planning should address how River Falls is perceived and marketed, including its identity as a university community and its arts, cultural, rec reational, and community assets. Discussions continued into opportunities to use roundabouts and other gateway locations to strengthen community identity. Shively explained that over the next several months, an outline will be developed for reviewing each Comprehensive Plan chapter, identifying additional data needs, and incorporating review into regular Plan Commission and Park Board meetings. These discussions wi ll provide opportunities to evaluate priorities and make adjustments as appropriate. Shively emphasized that the Comprehensive Plan establishes broad direction rather than serving as an operational plan, and that the Bicycle and Pedestrian and other functional plans can be reviewed and updated as necessary, including maintaining current plans for grant eligibility and implementation opportunities. Discussion was had with appreciation for the City’s planning work and noted that the City’s strong planning foundation has helped position River Falls to successfully pursue grants and attract development/investment. Planning Update Emily Shively gave a planning update that the next meeting will be September 1 st and that it is expected to bring the driveway width ordinance back to the Commission for consideration after additional work on the ordinance package. Shively also mentioned the July Community Development update that went out includes information regarding ongoing implementation of the City’s day-to-day Community Development activities. ADJOURNMENT Commissioner Woolsey made a motion to adjourn at 8:01 p.m. S/Gormanson; motion carried 6/0. Respectfully submitted, Becky Corson, Community Development Coordinator 2 MEMORANDUM TO: Mayor Page and Plan Commission FROM: Harley Mehlhorn, Senior Planner DATE: September 1, 2026 TITLE: ORDINANCE AMENDING TITLE 17 ZONING, CHAPTER 17.08, SECTION 17.08.020 – DRIVEWAY REGULATIONS (DRIVEWAY WIDTH) RECOMMENDED ACTION Forward the enclosed ordinance amending Title 17 to City Council with a favorable recommendation. BACKGROUND The City’s current driveway regulations establish maximum driveway widths based on zoning district. The current standard allows a maximum width of 25 feet at the property line for single - family residential properties. As new residential development has increasingly incorporated three-car garages, staff has found that the existing 25 -foot standard can be difficult to accommodate while also providing an appropriate driveway transition. The proposed amendment would increase the maximum driveway width at the property line for single-family residential uses from 25 feet to 30 feet. Staff also proposes reorganizing the standards around land use rather than zoning district. This approach more directly ties the driveway standard to the type of development being served and provides a more consistent standard across zoning districts. DISCUSSION Staff surveyed 125 existing homes through a random sampling of five neighborhoods across the City that were developed within the last 20 years to evaluate existing driveway widths. On average, 55.4% of the driveways surveyed exceeded the current 25 -foot allowance. Across the five neighborhoods, the average driveway width was approximately 27 feet. The proposed 30-foot maximum would more closely reflect existing development patterns while providing sufficient width to accommodate three-car garages and the necessary driveway taper. Based on the survey, the increase would bring the majority of existing driveways into compliance, with only a small portion remaining above the proposed standard. The proposed change is intended to better reflect existing residential development and provide a reasonable standard for new construction without broadly increasing driveway widths beyond what is necessary. Memorandum to Mayor and Plan Commission September 1, 2026 Page 2 2 The City Engineer has evaluated the proposed increase in driveway width and found no adverse stormwater impacts associated with the change. The existing code provisions already account for additional impervious surfaces above the prescribed threshold, and the proposed increase in driveway width does not alter those requirements. CONCLUSION The proposed amendment updates the driveway width standards to better reflect existing development patterns and current residential construction practices. Increasing the maximum width for single-family residential uses from 25 feet to 30 feet would provid e additional flexibility for properties with three-car garages while maintaining a reasonable limitation on driveway width. The proposed change also has no anticipated adverse stormwater impacts. ORDINANCE NO. 2026-XX ORDINANCE AMENDING TITLE 17 ZONING, CHAPTER 17.08, SECTION 17.08.020 – DRIVEWAY REGULATIONS (DRIVEWAY WIDTHS) THE COMMON COUNCIL OF THE CITY OF RIVER FALLS DOES ORDAIN: Section 1. That Chapter 17.08 – General Requirements, Section 17.08.020 – Driveway Regulations of the City of River Falls Municipal Code be amended as follows: A. Driveway Width. Driveway transitions exceeding those shown may be approved by the city engineer for drives entering arterial streets if necessary to accommodate anticipated truck turning movements. Max. Driveway Transition Max. Width at Prop. Line Zoning District Taper Radius Single Drive Combined Drive RS, R-1, C 5’ 5’ 25’ 40’ R-3, B-2, A, MHP, R-2 10’ 10’ 35’ 50’ B-3, I-1, I-2, U, B-1 20’ 20’ 35’ 50’ Max. Driveway Transition Max. Width at Prop. Line Land Use Taper Radius Single Drive Combined Drive Single- and Two-Family 5’ 5’ 30’ 40’ Multi-Family*, Mobile-Home Park** and Commercial 10’ 10’ 35’ 50’ Industrial 20’ 20’ 35’ 50’ *Three or more units **Park entrance drive; individual units shall be considered single family Section 2. Effective date. This ordinance amendment shall take effect from and after its date of publication as provided by law. FOR THE CITY OF RIVER FALLS Alison Page, Mayor ATTEST: Amy White, City Clerk Adopted: ____________ Published: ____________ Community Development Department: August 2026 Page 1 of 2 Introduction This report is provided monthly to update the Plan Commission, Parks and Recreation Advisory Board, and other interested parties on Community Development efforts of the past month as it relates to the City’s Strategic Initiatives and the Department work plan. 2026 Community Development Major Projects *Denotes a Council Strategic Initiative CONNECTED COMMUNITY Kinnickinnic River Corridor Plan Phase I * o Senator Baldwin included the Kinni Corridor Project design funding in her list for 2027 congressionally directed spending initiatives. We’ll know more later this year if it advances. Safe Streets Action Plan* o The Safe Streets for All Safety Action Plan was adopted by Council on May 12th. Glen Park Phase II* o Council approved allocation of available Park Impact Fee fund balance in the amount of $850,000 to fund Glen Park Phase 02 park improvements. Improvements include the completion of the play area, provision of a multi -use sport court and a picnic shelter, a nd the improvement of the W Cascade trail connection to the park. Locust Street design o Preliminary roadway design is complete. Engineering design is expected to be completed in Fall 2026. The project will provide a looped watermain connection to the Oak Hill subdivision and provide a roadway and multi -use trail connection from Apollo Road to West Locust Street (adjacent to the School District Bus Garage). The project is anticipated to go before Council upon design completion to request authorization to proceed with the project. Mapping o Map of available sites for development o Map of current development in River Falls ECONOMIC VITALITY Downtown Project* o The Safe Streets for All Implementation Grant application has been submitted for a downtown reconstruction project and we expect to be notified in Fall 2026 if that grant application is successful. Continued Infill in Corporate Parks/Innovation Center Expansion* o Work with the Economic Development Administration (EDA) continues on the grant to expand the Innovation Center. o In January 2026, Sterling Ponds II, LLC purchased a 4.8-acre lot in the Sterling Ponds Corporate Park. o In February 2026, the City Council approved the sale of an approximately 5.8 -acre lot in the Sterling Ponds Corporate Park and a Development Agreement with Stellerie Bop, LLC. On April 17th Stellerie Bop LLC purchased the property. o On April 28th the City Council approved the sale of a portion of Lot B in the Whitetail Ridge Corporate Park. Ensure sustained (re)development of the City from the prospect stage through construction o Brookgreen – Occupancy granted for Buildings 1, 2, 3, 4, 5, 6 and Clubhouse. Buildings 7-10 are under construction. o Oak Hill – 1 permit issued, 4 COs issued. o The Preserve – 0 permits issued, 2 COs issued o Thompson Heights – 0 permits issued, 2 COs issued o Wildflower Meadows – 6 permits issued Community Development Department: August 2026 Page 2 of 2 o Plan Commission discussed implementation of the 2023 Comprehensive Plan at their meeting on August 4, 2026 FINANCIAL SUSTAINABILITY Examine Impact Fees* o Finance Dept is working with a consultant to examine impact fees for development Economic Development o The Economic Development Manager is a member of RFEDC, WEDA, River Falls Chamber, and St. Croix Valley Innovation Center Management Committee. QUALITY MUNICIPAL SERVICES Library Remodel* o The majority of the library remodel is complete. Remaining work is a renovation of the Solarium and some additional work in the lower level meeting rooms. Fire Station Remodel* o The new apparatus bay is expected to be available to store equipment within the next two months. After equipment can be moved, work will commence on the existing fire station. Division Street crosswalks o The Safe Streets for All Action Plan includes a concept plan for an improved pedestrian crossing at East Division and Wasson Lane. WIDNR Urban Non-Point Source Pollution grant o MSA Professional Services is completing a City-wide phosphorus model to document compliance with our stormwater MS4 Permit. Stewardship of Public Infrastructure o The 2026 Mill and Overlay project was awarded to Lepke Trucking and Excavating. Work will occur starting in July and will occur on Paulson Road. City staff prepared a grant application and the City was awarded a Wisconsin Local Roads Improvement Grant for $50,000 to support this project. Conservation and Parks Division o Park and Recreation Advisory Board recommended to City Council adoption of the 2026 Urban Forestry Management Plan. The Community Development Department oversees the Plan Commission, Parks and Recreation Advisory Board, Business Improvement District Board , Historic Preservation Commission , City Board of Appeals , Downtown Design Review Committee , Extraterritorial Zoning Committee (ETZ), Extra Territorial Board of Appeals, and River Falls Economic Development Corporation. BUILDING PERMITS ISSUED Permit Type AUGUST YTD Permit Value AUGUST Permit Value YTD Building Permits 25 191 $6,434,800 $45,776,200 New Home Permits 7 54 $1,685,000 $14,071,000