Agenda and Packet

COMMON COUNCIL AGENDA July 28, 2026 The public may view/listen to the meeting by: • Calling Toll Free 1-844-992-4726, access code: 2634 284 2088 • Visiting the web link: https://tinyurl.com/RFCC072826 • Viewing the City's YouTube Channel: https://www.youtube.com/user/cityofriverfalls Call Meeting to Order – 6:30 p.m. Pledge of Allegiance Roll Call Approval of Minutes – July 14, 2026 Council Meeting Approval of Bills: $ PUBLIC COMMENT, PETITIONS, REQUESTS AND COMMUNICATIONS 1. Public Comment If you are unable to attend the meeting in person but would like to submit a comment, please e-mail to the City Clerk’s office (awhite@rfcity.org). CONSENT AGENDA 2. BCC Minutes a. Police and Fire Commission (6/1/26) b. Park and Recreation Advisory Board (6/17/26) c. Plan Commission (6/2/26) d. Historic Preservation Commission (4/15/26, 5/13/26 & 6/10/26) e. Utility Advisory Board (6/15/26) 3. Resolution to Apply for Exemption from County Library Tax 4. Resolution Approving Specific Implementation Plan for The Creamery at Cedar 5. Resolution Approving Development Agreement with Creamery at Cedar, LLC 6. Resolution Approving Addition of a RG-3 Optional Residential Rate 7. Resolution Approving Purchase of Whitetail Ridge Corporate Park Street Lighting 8. Resolution Approving Luther Memorial Church for Noise Control Exemption for Special Event 9. Resolution Approving 7th and Linden Neighborhood Block Party Open Container Exemption for Special Event 10. Resolution Approving Amendment to the 2017 Development Agreement with the River Falls Economic Development Corporation for the St. Croix Valley Business Innovation Center 11. Resolution Approving the Purchase Agreement for 404 S. Winter Street ORDINANCES AND RESOLUTIONS 12. Resolution Authorizing the City Administrator Use Due Diligence to Pursuing the Necessary Next Steps for Required Approvals and Referendum in the Purchase of St. Croix Gas REPORTS 13. Administrator Report 14. EMS Quarterly Report 15. Mayor’s Good News ADJOURNMENT NOTE: Any person who has a qualifying disabilit y accommodation 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 Street, 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. Posted at City Hall on 7/16/26; Publish: The Pierce County Journal: 07/22/26 Website: 07/23/26 CITY OF RIVER FALLS, WISCONSIN COMMON COUNCIL PROCEEDINGS July 14, 2026 Mayor Page called the meeting to order at 6:30 p.m. City Council Members Present: Mei Mei Abdouch, Todd Bjerstedt , Sean Downing, Diane Odeen, Michael Page, Rose Walker Absent: Nick Carow Staff Present: City Administrator Scot Simpson; Community Services Director/City Clerk Amy White ; City Attorney Chris Gierhart; Police Chief Gordon Young; Chief of Staff Jennifer Smith; Utility Director Kevin Westhuis; Economic Development Manager Keri Schreiner; Senior Civil Engineer Chris Buntjer; Assistant to the City Administrator, Jason Rohloff; IT Technician Jonathan Thoen The pledge of allegiance was said. APPROVAL OF MINUTES: June 23, 2026 meeting minutes and Merchant McIntyre workshop minutes MSC Odeen/Bjerstedt to approve the minutes. APPROVAL OF BILLS: MSC Abdouch/Dowing moved to approve the bills. Unanimous. PUBLIC COMMENT, PETITIONS, REQUESTS AND COMMUNICATIONS: William Hansen – Hansen questioned the need for enhanced river access, asking whether data supports its benefits to residents and the local economy. He encouraged the City to pursue any river access improvements in a way that protects Junction Falls, the hydroelectric facility, and Lake George. Tonya Schmitt – Schmitt urged the City Council to adopt an ordinance prohibiting data centers in River Falls, citing concerns about their significant land, water and electricity consumption, environmental impacts, and limited long-term economic benefits to the community. Beth Rausch – Rausch expressed support for improvements made during Phase One of the Glen Park project but raised concerns about the proposed location and potential expansion of the Phase Two multi-sport complex. She encouraged the City to reconsider the project due to the potential loss of mature trees and the impacts of additional nighttime lighting on nearby wildlife and neighboring residents. Brian – Brian expressed concerns about the increasing use of fireworks within the city, citing impacts on pets, veterans, individuals with sensory sensitivities, and wildlife. They asked the City Council to explore stricter regulations, consider alternative celebrations, improve enforcement of existing ordinances, and provide community education regarding fireworks. Sy Pitzen – Pitzen urged the City Council to remove Flock safety cameras, expressing concerns about privacy, data sharing, potential misuse, and the accuracy of automated license plate recognition technology. PUBLIC HEARING: Mayor Page opened the public hearing at 6:43 p.m. Second Reading of Ordinance 2026-13, An ordinance amending Title 17 – Zoning, Chapter 17.124 (Regulations for the Protection of Wetlands Within the Shoreland). No comments from the public Mayor Page closed the public hearing and reopened the council meeting at 6:44 p.m. City Council Minutes for July 14, 2026 Page 2 MSC Odeen/Page to pass the Ordinance. Unanimous Mayor Page opened the public hearing at 6 :44 p.m. Second Reading Ordinance 2026- 14 An ordinance amending Title 10 – Vehicles and Traffic: Creating Chapter 10.21 relating to electric bicycles and electric scooters. No comments from the public. Mayor Page closed the public hearing and reopened the council meeting at 6:45 p.m. MS Odeen/Downing to pass the Ordinance. Councilmember Downing asked whether the City's planning efforts include signage and safety measures for shared-use paths, such as reminders for bicyclists to yield to pedestrians, speed limits, helmet use, and rider education. Administrator Simpson r esponded that appropriate signage and multimodal safety considerations are incorporated into planning and construction projects. He noted that the proposed ordinance provides an opportunity to expand public education on safe bicycle and trail use. Councilmember Abdouch asked what penalties would apply if the ordinance were violated, including minors and their parents or guardians. Attorney Gierhart explained that violations would be subject to the City's general penalty provisions. While officers would likely emphasize warnings and education for first-time violations, citations could result in forfeitures as provided in the municipal code, along with applicable court costs and fees. Police Chief Young confirmed. The Ordinance passed unanimously. CONSENT AGENDA Resolution No. 7097 Creating Ward 19 and Correcting the Ward Designation for the Territory Annexed by Ordinance No. 2026-12 Resolution No. 7098 Approving Merchant McIntyre & Associates, LLC 2026-2027 Agreement Resolution No. 7099 Approving the Purchase of 29 New Computer Workstations from CDW-G MSC Odeen/Walker to approve the Consent Agenda. Unanimous. ANNOUNCEMENTS: Mayor’s Appointments Mayor Page appointed Arriety Lowell to the Plan Commission MSC Downing/Odeen to approve the appointments. Unanimous. Mayor Page thanked Rebecca Prendergast for her service on Plan Commission. REPORTS: Administrator’s Report Administrator Simpson express ed appreciation for those who participated in the River Falls Days parade representing the City. Comptroller Report General Fund revenues through the end of June were $5,573,762 or 39% of total budgeted revenues for the year. Revenues in June included $52,565 from building permits, 17,130 from liquor and malt beverage licenses and $14,536 for swimming pool fees. Expendi tures through the end of June were $7,147,443, or 50% of total budgeted expenditures for the year. As of June 30, 2026, net expenditures over revenues were $1,573,681. Mayor’s Good News City Council Minutes for July 14, 2026 Page 3 The Mayor congratulated the River Falls Chamber of Commerce on another successful River Falls Days celebration. The Mayor also invited the community to attend the Cookout Conversation at Hoffman Park on July 16 from 5:00 to 7:30 p.m., featuring free hot dogs, ice cream, and a water fun event hosted by the River Falls Fire Department. CLOSED SESSION At 6:54 p.m., MS Downing/Bjerstedt move to Recess into Closed Session per Wisconsin State Statutes §19.85(1)(e) for the following purposes: “deliberating or negotiating the purchasing of public properties, the investing of public funds, or conducting other specified public business, whenever competitive or bargaining reasons require a closed session, to wit: Property located at 404 S. Winter Street”. Mayor asked for a roll call vote which passed 6-0. RECONVENE INTO OPEN SESSION At 7:21 p.m., MSC Odeen/Abdouch to move back into Open Session. Unanimous. MSC Bjerstedt/Walker to adjourn at 7:22 p.m. Unanimous. Respectfully submitted, Amy White, Community Services Director/City Clerk POLICE & FIRE COMMISSION MEETING MINUTES June 1, 2026 at 6:30 p.m. City Hall Council Chambers 222 Lewis Street River Falls, WI Commission President Austin called the meeting to order at 6:30 p.m. Commission Members Present: Lenny Austin, Gary Donath, Tom Gunderson, Jon Longsdorf Commission Members Absent: Dick Rinehart Staff Present: Gordon Young Approval of Minutes: Regular Meeting Minutes from January 5, 2026. MSC Gunderson/Donath. Unanimous. 1) Election of President of Police & Fire Commission Gunderson nominated Lenny Austin for another term as president of the Police and Fire Commission. Austin accepted the nomination. MSC Gunderson/Longsdorf elect Austin as President of the Police & Fire Commission. Unanimous 2) Election of Vice President of Police & Fire Commission Austin nominated Tom Gunderson for another term as vice-president of the Police and Fire Commission. MSC Austin/Donath to elect Tom Gunderson as Vice President of the Police & Fire Commission. Unanimous 3) Action on Removal from Probation for Officer Hannah Olson (effective May 31, 2026) Chief Young shared background for Officer Olson and indicated she has shown herself to be an asset to the department, managing a heavy call load, multi-tasking from call to call without falling behind. Chief Young also shared some short-term goals Officer Olson has shared. Chief Young requested Officer Olson be removed from probation and placed into Class 1 effective May 31, 2026. MSC Gunderson/Donath to remove Officer Hannah Olson from Probationary status effective May 31, 2026. Unanimous. 4) Establish Patrol Officer Eligibility List Chief Young shared a memo with a list containing ten (10) names, five (5) candidates that met the minimum criteria according to the rules established by the Commission. He requested a Patrol Officer Eligibility List be created with the names therein. This list reflects efforts from April and May of 2026. Chief Young asked Commissioner Longsdorf if Ethan Longsdorf, listed on the eligibility list, is a direct relation. Commissioner Longsdorf advised he is not aware of a close familial link, so there is no conflict of interest with his vote. MSC Donath/Longsdorf to establish the Patrol Officer Eligibility List with the five (5) names. Unanimous 5) Appointments from Patrol Officer Eligibility List Chief Young thanked the commission for establishing the eligibility list. He then recommended the appointment from the list for both Charles Dixon and Alexander Guerrero. Chief Young indicated the candidates will have to successfully complete our background investigation and outlined that any offer to hire is conditional on successfully completing HR hiring requirements. Chief Young provided a brief history of both candidates. Dixon lives in Hudson and is a graduate of both River Falls High School and UW-River Falls with a Bachelor of Science in Business Administration. He currently works in the construction field. If approved, he will need to attend CVTC Law Enforcement Academy in the fall. Guerrero is a graduate of from Mt. Diablo (CA) High School and attended Diablo Valley College and Chippewa Valley Community College. He has more than the required college credits to meet the State’s minimum college credit requirements to be a law enforcement officer. He has served active duty with the United States Army and completed his service with an E-5 Sergeant rank. If approved, he will need to attend CVTC Law Enforcement Academy in the fall. Vice-President Gunderson stated both left impressions in the interviews and believes their life experience will aid them in serving our community. MSC Gunderson/Donath appointing Charles Dixon and Alexander Guerrero from the Patrol Officer Eligibility List. 6) Authorization to create a new Police Officer Eligibility List Chief Young provided a staffing update to the Commission and stated he would like to continue the search to find the right fit. Chief Young explained the remaining candidates do not fit what River Falls Police Department is looking for at this time, that we continue to look for candidates that are the best of the best. He respectfully requested authorization to continue looking for an additional candidate. Agency would like to discontinue the list just established after hiring the top two candidates, listed above. He expressed gratitude to the City Administration for temporarily allowing the department to hire above the department’s staffing threshold of 27 sworn officers to allow for potential future staffing changes. MSC Donath/Longsdorf to authorize a process to create a new Police Officer Eligibility List. Unanimous. 7) Update to Police Department Rules of Procedure – Add Article 11 Chief Young requested approval to the addition of Article 11 updating the Police & Fire Commission Police Department Rules for Annual Police Officer of the Year and Citizen of the Year Awards. He indicated this year was the first year we tried this and brought both police and fire departments together in front of the City Council. It went very well and would like to establish this as a rule going forward. MSC Gunderson/Donath to update Police and Fire Commission Police Department Rules of Procedure to add Article 11. Unanimous. 8) Update to Fire Department Rules of Procedure - Add Article 8 Chief Young requested approval to the addition of Article 8 updating the Police & Fire Commission Fire Department Rules for Annual Firefighter of the Year and Citizen of the Year Awards, similarly to what is being done with the Police Department Rules of Procedure. He indicated that it is possible that each department may have a separate citizen to whom they believe should be honored as Citizen of the Year, and this rule updated allows the Police & Fire Commission the ability to honor these individuals for their support and actions. MSC Donath/Longsdorf to update Police and Fire Commission Fire Department Rules of Procedure to add Article 8. Unanimous. 9) Annual Police & Fire Commission Review Chief Young provided an overview of the Duties of the Police and Fire Commission. Adjournment: MSC Gunderson/Donath. Unanimous. Meeting adjourned at 7:01 p.m. Respectfully Submitted, Ailene Splittgerber Recording Secretary Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org PARK AND RECREATION ADVISORY BOARD MINUTES June 17, 2026 at 5:30 p.m. CITY HALL COUNCIL CHAMBERS CALL TO ORDER Meeting convened at 5:30 p.m. ROLL CALL Members Present: Matt Janquart (Chair), Sean Downing (Council Rep), Phil Galli, Eli Guthrie, Melissa Pedrini, and Natasha Schaefer. Members Absent: Brenda Gaulke. Staff Present: Brooks Ostendorf - Conservation and Parks Manager, Kyle Mackey - Recreation Coordinator, and Brenda Rundle - Customer Service Representative. APPROVAL OF MINUTES 1. MSC Downing/Pedrini to approve the minutes of the May 20 , 2026 Park and Recreation Advisory Board (PRAB) meeting. Unanimous. PUBLIC COMMENTS William Hansen of the Town of River Falls spoke about the turtles that lived at the bottom of Lake Louise and the renewable energy that is created by Junction Falls Dam. ACTION ITEMS 2. Conservation and Parks Manager Brooks Ostendorf shared information about park impact fees. In January of 2026 PRAB reviewed how park impact fees are collected and disbursed. At that time, PRAB voted to approve a new system in which funds are collected in a single fund and used at parks where needed (not necessarily the closest park). Currently $950,000 is available. $740,000 of that was previously approved by PRAB to fund a Glen Park Playground, Glen Park Multi -Use Sport Court, Sterling Ponds Picnic Shelter, DeSanctis Park Water Service, and two Dog Park Shade Structures. With the remaining balan ce of $210,000, s taff recommends moving forward with Glen Park phase 2, which includes removing the following: east bathrooms, open-air shelter, sand volleyball court, basketball court, and any pre-2019 play structures. Additions would include a multi-use sport court (floodable for winter skating), an open-air pavilion, a youth-only ballfield (no lights), and trail improvements from the swinging bridge to Cascade Ave. Parking lot improvements on the east side would no longer be included . Future improvements would still include the north trail loop, pool reconstruction, overlook, nature trail improvement, and another picnic shelter. Downing recommended a larger, higher -quality multi-sport court (with lights) to meet ice skating desires instead of a youth ball field. He also recommends incorporating landscaping to support pollinators. He feels a different location outside of Glen Park would be better for a ball field. Pedrini also recommends a ball field for all ages at a different location. Schaefer lives near the park and wonders if balls will end up in her yard or hitting someone in the park. She also wondered if there is enough parking to have a ball field at Glen Park. She too would recommend a different park. She also feels the east side of the park should have its own bathrooms . Schaefer would also like more information about the play structure. Brooks clarified that pollinator gardens would not be funded through park impact fees. Everyone seems to agree with the Cascade trail improvements , playground, multi-use sport court (floodable) and a shelter with bathrooms nearby but rejected the youth ballfield. Brooks indicated that specific details about approved amenities would be provided later, but for now seeks approval on the general plan for funding. MSC Schaefer/Downing to reaffirm its previous funding recommendations and recommend allocation of the additional available Park Impact Fee funds toward a multi- use park building, multi-use court, and W. Cascade Avenue improvements at Glen Park . Unanimous. DISCUSSION ITEMS STAFF REPORTS 3. Brooks gave Erica’s Public Works Maintenance Staff Report update that treatment of noxious weeds (thistle and wild parsnip) was completed at the Dog Park on June 9. The dog park reopened on June 11 at 4 p.m. The closure was communicated via social media and signs at the Dog Park. CALENDAR The next Parks and Recreation Advisory Board meeting will be Wednesday, July 15, 2026 at 5:30 p.m. in the Council Chambers. ADJOURNMENT MSC Galli/Pedrini to adjourn the meeting at 6:32 p.m. Unanimous. Respectfully submitted, Brenda Rundle, Customer Service Representative Page 1 of 3 Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org MINUTES PLAN COMMISSION JUNE 2, 2026 CITY COUNCIL CHAMBERS Members Present: Rob Gormanson, Diane Odeen, Rebecca Prendergast, Michael Woolsey, Alison Page, Members Absent: Chris Holtkamp, Steven Severson Staff Present: Emily Shively, Becky Corson, Chris Buntjer , Sgt Denton Anderson, Jonathan Thoen CALL TO ORDER Meeting convened at 6:30 p.m. APPROVAL OF MINUTES M/Gormanson, S/Woolsey to approve minutes. Motion carried 5/0. PUBLIC COMMENTS William Hansen (N8723 1025 th St) – Spoke about how Lake George is a unique water feature that should be protected and preserved along the Kinnickinnic River. Matt Johnson (109 W Cedar St) – Owner of Garage Bikes and Brews, spoke on a concern about the E-Bike usage and keeping right as far as you can when on main streets and single file usage in these areas. ORDINANCES AND RESOLUTIONS Proposed ordinance amendment to Title 17 – Zoning: Chapter 17.124 – Regulations for the protection of wetlands within the shoreland Chris Buntjer, Senior Civil Engineer with the City of River Falls gave a presentation on the proposed wetland ordinance amendments. Buntjer explained that the DNR completed an audit of the City’s Municipal Separate Storm Sewer System (MS4) which also included the stormwater and wetland ordinances (Ch. 17.124 & Ch. 17.128) and determined that t he existing wetland ordinance does not comply with NR 151.125 and 151.245 indicating only wetlands within the shoreland zone. Buntjer covered the proposed changes to demonstrate compliance with The DNR requirements. These changes are 1. Title Section, to change from protecting wetlands within the shoreland zone to protecting all wetlands within City corporate limits; 2. General Provisions Section to revise to include all wetlands within City corporate limits, not just shoreland; 3. Definition Section to add Page 2 of 3 the DNR’s definition of Protective Areas, including the buffer requirements for various wetland types. Adding the buffer requirements will help ensure that City staff don’t approve something that wouldn’t be approved by a DNR wetland permit. 4. Shoreland- Wetland Zoning District revised to specify the inclusion of all wetlands within City corporate limits, and to add requirements for the inclusion of impervious surfaces within protective areas. Buntjer explained that these proposed changes will make City ordinances important and helpful for future annexation areas containing wetlands. Buntjer summarized that staff recommends forwarding the proposed changes with a favorable recommendation for City Council consideration with next steps of going to future City Council meetings. Conversation was had about whether we have to follow state law regardless of our ordinances which would include the DNR. And questions were raised about how many wetlands we have that are not adjacent to the Kinnickinnic River, and it was noted that there are not many but possible future potential with annexations. Questions were also asked about any projects that this would impact now or in the future that are not complying, and it was explained projects are already subject to these regulations from the DNR. There might be some projects that could contain wetlands and wetland setbacks, but overall projects are already following the DNR requirements. Michael Woolsey made a motion to forward the proposed ordinance amendments to City Council for approval. M/Woolsey, S/Odeen – carried 5/0 Proposed ordinance amendment to Title 10 – Vehicles and Traffic: Creating Chapter 10.21 relating to electric bicycles and electric scooters. Sgt Denton Anderson gave a presentation on ordinance amendments to Title 10 – Vehicles and Traffic: Creating Chapter 10.21. Sgt. Anderson gave a brief overview of the work completed so far on the amendment changes and the different classes of E -Bikes. He highlighted a few revisions to what was presented in January. The first update was to Class Three and the age range for users which is 16 years of age or older. The next update was to the definition of what is defined as a bike path and what is defined as a sidewalk. Sgt Anderson defined the sidewalk as any impervious portion of a roadway between the curb line or lateral lines of a roadway and adjacent property lines constructed for pedestrian use and are less than eight feet in width. Sgt. Anderson then explained that a bike path is defined as any impervious surface completely separated from the roadway that is eight feet wide or greater and constructed for pedestrian, bicycle, or other non- automotive means of transportation. Bike paths may also be referred to as Multi-Use Paths or Shared Use Paths. Sgt. Anderson shared a map of the bike paths and sidewalks within the City limits and what class of bikes can be used where. Conversation was had about sidewalks on Main Street and that width of the sidewalks in that area. Conversation was also had about current ordinances that require bicycle usage on the far right of the roadway. Conversation was had about how to tell what type of e-bike someone is using if they are pedaling or if you can tell what type of bike they are operating. Matt Johnson from Garage Bikes and Brews indicated it would be very hard to know what someone is riding on unless they fly past others on bikes. Page 3 of 3 Conversation was had about Main Street, and there was one amendment that was approved in January and no bikes are allowed on sidewalks in the downtown area (bicycles must be walked unless the rider is under 12 years of age), this is the only place in town where regular bikes are not allowed. Question was had on education or something for community for this ordinance and the one about e-motos maybe going out in a newsletter. Sgt. Denton Anderson then presented on the ordinance changes pertaining to scooters. He indicated that the provisions revolving around scooters are part of the e- bike ordinance. There was also a note of some wording that needed to be cleaned up about the usage of motor and human power optional which has been addressed. Commissioner Odeen made a motion to forward the proposed ordinance amendments to City Council with a favorable recommendation. M/Odeen, S/Gormanson – carried 5/0 Planning Update Emily Shively gave a planning update that Council adopted the Safe Streets Action Plan on May 12 th. With that plan getting adopted the City was able to apply for a Safe Streets implementation grant which was submitted on May 23 rd with anticipation of hearing if that was awarded later in September. Shively also covered the housing needs analysis update that took place in 2026 which is now viewable on our website. Shively reminded commissioners she sent out a training opportunity they are welcome to sign up for, and that our next meeting will be on July 7th. Conversation was had about promoting the housing needs analysis study online on social media for others to review as well as a link to the master plan for expanding the City. Shively did indicate that will be highlighted in the River Falls reader in the future, as well as publishing ordinance amendment updates and updates on the Safe Streets Action Plan as well. ADJOURNMENT Commissioner Woolsey made a motion to adjourn at 7:06 p.m. S/Odeen; motion carried 5/0. Respectfully submitted, Becky Corson, Community Development Coordinator Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org HISTORIC PRESERVATION COMMISSION April 15, 2026 at 6:00 pm CITY HALL – Foster Conference Room Members Present: Commissioner Anderson, Commissioner Friede, Commissioner Radford, Commissioner Page, Commissioner Huebel, Chair Hoffman, Staff Liaison Mehlhorn, Staff Member Martinson CALL HPC MEETING TO ORDER 6:05 APPROVAL OF AGENDA/MINUTES Minutes of the March 11, 2026 meeting. Friede/Anderson with an amendment to add the missing section “members present” as to note attendance for the record. Motion carried unanimously. HPC MEMBER VOLUNTEER HOUR REPORT Anderson – 3 Page - .5 Hoffman – 8 Huebel - 1 PUBLIC COMMENTS – Non-Agenda Items Bill Hanson – Spoke regarding “earth month” as well as the dark sky week, and finally that April 25th from noon – 4 is earth fest at UWRF Dan Geister – Spoke on behalf of Greenwood Cemetery Association regarding an event at July 11th. Mehlhorn – Spoke regarding the disposition of the power plant items and showed the sign MEETING DISCUSSION ITEMS 1. Swinging bridge lighting and renovation a. Adam Martinson introduced the project to renovate the bridge and requested the commission give input on the illumination of the bridge. The commission recommended that the original lighting be restored and potentially a little bit of down-lighting. 2. City Hall Art Display a. Mehlhorn requested counts for the items, commission decided on twenty frames. 3. Foster Cemetery Preservation Plan a. Tabled until May 4. Swinging bridge event final coordination a. The commission decided to Invite: i. St. Croix + Pierce Historic Societies ii. City Staff iii. Council b. Discussed details of the event and coordinating tasks. ADJOURNMENT: Radford/Page Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org HISTORIC PRESERVATION COMMISSION MEETING MINUTES May 13, 2026 at 6:00 pm CITY HALL – Foster Conference Room Members Present: Hoffman, Radford, Page, Paavola, Friede, Huebel, Staff Liaison Mehlhorn CALL HPC MEETING TO ORDER 6:05 APPROVAL OF AGENDA/MINUTES Minutes of the April 15, 2026 meeting. Friede/Paavola MCU HPC MEMBER VOLUNTEER HOUR REPORT - Hoffman: 15 - Radford: 3 - Huebel: 15 - Paavola: 7 - Anderson: 18 PUBLIC COMMENTS – Non-Agenda Items - Bill Hanson spoke, stating that BID board was interested in an update on how the Swinging Bridge event went MEETING ITEMS 1. NRHP Sign Fiscal Approval a. Page/Friede to approve up to 1,100 dollars on NRHP sign, MCU 2. Powerplant Items – Discussion a. Discussed the items stored at the powerplant, Hoffman and Radford conveyed the direction from the public works director. 3. Swinging Bridge Event Recap a. Hoffman thanked the commission for their efforts in coordinating the event. A brief recap of the event was provided. CALENDAR Next Historic Preservation Commission meeting June 10, 2026, in the City Hall Foster Conference Room. Next Agenda - Budget workshop and discussion - River Falls Day discussion - Library display update - City Hall Display - Foster Cemetery Virtual Tour - Robert’s Rules of Order Refresher - Fire Station Update ADJOURNMENT Friede/Radford MCU Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org HISTORIC PRESERVATION COMMISSION MINUTES June 10, 2026 at 6:00 pm CITY HALL – Foster Conference Room MEMBERS PRESENT: Chair Hoffman, Com. Paavola, Com. Anderson, Com. Huebel, Com. Friede, Com. Radford, Com. Page, Staff Laison Mehlhorn CALL HPC MEETING TO ORDER 6:00 PM APPROVAL OF AGENDA/MINUTES Minutes of the May 13, 2026 meeting. - Huebel/Friede MCU HPC MEMBER VOLUNTEER HOUR REPORT Hoffman: 12 Huebel: 5 Anderson: 6 PUBLIC COMMENTS – Non-Agenda Items - Com. Anderson spoke on the historic talk that he gave recently. MEETING ITEMS 1. River Falls Day Discussion a. Hoffman put a recommendation to the commission that the existing stock of postcards be used for passing out for the RFD event. 2. NRHP Sign a. Mehlhorn updated the commission regarding the install of the NRHP signs. 3. Library display budget request a. Hoffman requested a budget ceiling allowance of $800 for the printing of the yearly library display i. Huebel/Friede MCU 4. City Hall Display a. Hoffman updated the commission that the displays would be put up the following week and requested Mehlhorn get back to her on how the labels for the items should be hung up. 5. Fire Station Update a. Anderson spoke stating that he has met with a group of individuals who are working on the historic displays and features for the fire station. Anderson went over the efforts currently ongoing as well as some of the history underpinning such efforts. 6. Robert’s Rules of Order a. Mehlhorn gave a refresher on the procedures as well as the bylaws of the body. CALENDAR Next Historic Preservation Commission meeting July 8, 2026, in the Main Level Conference Room at the River Falls Public Library ADJOURNMENT Friede/Radford MCU Nm: - River falls day discussion continued - Library display informational - Budget workshop - Inventory of Kiosks in the city and a mini topic that could be done - Powerplant items CITY OF RIVER FALLS UTILITY ADVISORY BOARD MEETING MINUTES JUNE 15, 2026 The meeting was called to order by Utility Advisory Board (UAB) Chair Chris Lick at 6:30 p.m. The pledge of allegiance was said. Utility Advisory Board Present: Amber Bjork, Mark Klecker, Chris Lick and Rose Walker Utility Advisory Board Absent: Tim Thum Staff Present: Utility Director Kevin Westhuis; Water/Wastewater Superintendent Bradley Vick; Electric Operations Superintendent Wayne Siverling; Public Works Manager Erica Ellefson; Executive Assistant Lanae Nelson and IT Technician Joe Reardon Approval of Minutes: Meeting Minutes: 05-18-2026 MSC Klecker/Walker approved minutes. Unanimous. PUBLIC COMMENTS: William Hansen, N8723 1025 Street spoke on the Junction Falls Hydroelectric Dam, the 2020 flood, hydroelectric generation, drawdown of Powell Falls and the draining of Lake Louise. NEW BUSINESS: Ord. No. 2012-01, § 1, 1-24-2012; Ord. No. 2018-12, § 1, 8-28-2018 Utility Director Westhuis introduced annual election of the Utility Advisory Board Chair and Vice Chair offices. MS Bjork/Klecker nominated Chris Lick for Board Chair. Motion passed unanimously; Chris Lick was elected Chair. MS Klecker/Walker nominated Amber Bjork for Vice Chair. Motion passed unanimously; Amber Bjork was elected Vice Chair. Resolution 2026 – 04 Recommending Wastewater Treatment Plant 2025 Compliance Maintenance Annual Report (CMAR) Water/Wastewater Superintendent Vick presented the 2025 CMAR, the annual self-evaluation of the City’s wastewater treatment system submitted to the Wisconsin DNR. He reviewed plant performance metrics, treatment capacity, and system improvements. The Wastewater Treatment Plant received a perfect score of 4.0. MSC Bjork/Walker moved to approve the resolution. Motion passed unanimously. Resolution 2026 – 05 Recommending Bid for the 2026 Directional Boring Contract Electric Operations Superintendent Siverling presented the annual directional boring project included in the Capital Improvement Plan. Seven bids were received, with A1 Power, LLC submitting the lowest responsible bid of $706,625. MSC Klecker/Bjork moved to approve the resolution. Motion passed unanimously. Resolution 2026 – 06 Recommending Purchase Approval of Paulson Road Street Lights Siverling presented the proposed purchase of Lumac street-light poles and luminaries for Paulson Road as part of the City’s CIP and TID improvements. Replacing aging infrastructure is expected to reduce future maintenance costs and prevent emergency repairs. Two quotes were received, with Border States submitting the lowest quote of $269,990. MSC Walker/Klecker moved to approve the resolution. Motion passed unanimously. REPORTS: Finance Report Public Works Manager Ellefson reviewed the financial reports included in the meeting packet. Utility Dashboards Westhuis reviewed utility performance dashboards. Monthly Report Utility reports for May 2026 were included in the meeting packet. Utility Director’s Report Update provided on the Wastewater Treatment Plant Biosolids Dryer project. Thanked customer service staff for assisting customers facing service disconnection. River Falls Parade is July 10, and the City of River Falls will have a float. Community Appreciation Event is August 5 at the City Hall Plaza. ADJOURNMENT: MSC Bjork/Walker to adjourn. Motion caried unanimously. UAB Chair Lick adjourned the meeting at 7:15 p.m. Respectfully submitted, Executive Assistant Lanae Nelson MEMORANDUM TO: Mayor Page and City Council FROM: Amy White, Community Services Director/City Clerk DATE: July 28, 2026 TITLE: RESOLUTION APPLYING FOR EXEMPTION FROM COUNTY LIBRARY TAX ____________________________________________________________________________ RECOMMENDED ACTION Approve resolution applying for exemption from the county library tax for properties in the City of River Falls. The exemption is allowed if the local tax contribution is higher than the amount that would be calculated by the county. BACKGROUND Counties in the State of Wisconsin levy a tax in support of public libraries. Municipalities that support a public library with local tax dollars are allowed to exempt themselves from the county library levy, as per Section 43.64(2)(b) of the Wisconsin State Statutes, providing they meet the fiscal requirements as set out by the formula in the statute. The City meets this requirement. DISCUSSION In order to process the exemption request, the counties are requesting that the governing body approve a resolution. The 2026 City library levy is anticipated at $950,000 and exceeds the minimum amount to meet the exemption test. CONCLUSION Approve resolution applying for exemption from the county library tax for properties in the City of River Falls. The resolution is forwarded to Pierce and St. Croix counties by the City Clerk in compliance with statute. 3 RESOLUTION NO. REQUESTING APPLICATION FOR EXEMPTION FROM COUNTY LIBRARY TAX WHEREAS, the County Boards for both Pierce and St. Croix Counties levy a county library tax; and WHEREAS, Section 43.64(2)(b) of the Wisconsin Statutes provides that any city, town, or village which levies a tax for public library service and appropriates and expends for a library fund as defined by section 43.52(1) of the Wisconsin Statutes during the year for which the county tax levy is made a sum at least equal to the county tax rate in the prior year multiplied by the equalized valuation of the property in the city, town or village for the current year is exempt from the county library tax; and WHEREAS, the City of River Falls will, in 2026, appropriate and expend an amount in excess of that calculated. NOW THEREFORE, BE IT RESOLVED that the City of River Falls hereby requests of the Pierce and St. Croix County Board of Supervisors that City of River Falls be exempted from the payment of any county tax for the support of the public library service as provided in Section 43.64(2) of the Wisconsin Statutes. BE IT FURTHER RESOLVED that copies of this resolution be forwarded by the City Clerk to the following parties: Pierce County – County Clerk St. Croix County – County Clerk 414 W. Main Street, PO Box 119 1101 Carmichael Road Ellsworth, WI 54011 Hudson, WI 54016 Dated this 28th day of July, 2026. Alison H. Page, Mayor ATTEST: Amy White, City Clerk 4-5 MEMORANDUM TO: Mayor Page and City Council FROM: Harley Mehlhorn, Senior Planner Keri Schreiner, Economic Development Manager DATE: July 28, 2026 ITEMS: PLANNED UNIT DEVELOPMENT SPECIFIC IMPLEMENTATION PLAN FOR A THREE-STORY MIXED -USE DEVELOPMENT (CREAMERY AT CEDAR) LOCATED SOUTHEAST OF THE INTERSECTION OF RIVER AND W. CEDAR STREETS AND DEVELOPMENT AGREEMENT WITH CREAMERY AT CEDAR, LLC RECOMMENDED ACTION Approve a Resolution approving the Specific Implementation Plan for The Creamery at Cedar. Approve a Resolution approving Development Agreement with Creamery at Cedar, LLC. BACKGROUND Matt and Stephanie Johnson are requesting approval of a Planned Unit Development (PUD) Specific Implementation Plan (SIP) for a mixed- use development known as The Creamery at Cedar. The project is located at the intersection of West Cedar Street and River Street adjacent to the Kinnickinnic River trail and Depot/City Station apartments (see Attachment A). The SIP is the final step in the PUD process and includes detailed architectural, site, access, stormwater, and operational plans and must be substantially conformant to the General Development Plan (GDP) approved for the project. City Council approved the GDP for this project on April 28th, 2026. The GDP established the use, overall design, and conceptual implementation of the site including the use of a flexible parking approach utilizing distributed off-site parking resources. Plan Commission reviewed the request at their July 7 th, 2026 meeting and forwarded the resolution unanimously with a favorable recommendation. PROJECT DESCRIPTION The Creamery at Cedar is a three- story, mixed-use riverfront development designed by Studio EA and Auth Consulting (see Attachments B – D). The project includes: • A brewery/taproom and small restaurant on the first floor • An event space on the second floor • Four short-term rental apartments on the third floor • An outdoor patio overlooking the Kinnickinnic River Memorandum to Mayor and City Council July 28, 2026 Page 2 The project remains substantially conformant to the approved GDP. Minor modifications have been made to the site design since GDP approval, including replacing the previously proposed elevated deck with an at -grade patio and shifting the pedestrian access alignment to the trail northeastward rather than extending directly east. Staff finds these changes to be minor in nature and consistent with the conceptual approvals previously granted by Council. The principal implementation item addressed through this SIP is the formalization of the project’s parking plan. A detailed parking plan has been submitted and is proposed to be memorialized through the approving resolution (see Attachments E and F) . Staff finds this appropriate as the flexible parking approach formed the central basis for GDP approval and the submitted SIP now provides the operational detail necessary to implement that concept Zoning Conformance The subject property is zoned B-1 General Commercial District with a downtown transitional zone overlay. This district is intended to support a mix of commercial, residential, and entertainment uses in a walkable environment. The approved uses, including restaurant, event space, and residential units, remain consistent with the intent of downtown zoning. The use of a PUD continues to be appropriate due to the parking flexibility requested and previously approved conceptually through the GDP process. Comprehensive Plan Conformance The Comprehensive Plan supports mixed-use development, downtown investment, and strong connections to the riverfront. Staff finds the Creamery at Cedar aligns with these goals by: • Creating a destination along the riverfront • Supporting local business and tourism • Enhancing connections between downtown and the trail system • Encouraging walkability and reduced reliance on vehicles The proposal continues to support economic development objectives and provides additional opportunities for gathering, events, and short-term lodging within downtown. Access to Open Space The site is directly adjacent to the Kinnickinnic River and existing trail infrastructure. As part of the SIP, pedestrian access has been refined to provide a northeasterly trail connection rather than the previously illustrated direct eastern alignment. Staff finds this modification improves integration with the surrounding site design while maintaining the public benefit contemplated through the GDP. The proposed patio area, trail access improvements, and continued activation of the riverfront contribute to increased public use and enjoyment of nearby natural amenities. Access, Building Type, and Stormwater Access to the site will continue to be provided from River Street and includes pedestrian access to the adjacent trail system. The building remains a three-story structure with a footprint generally consistent with the GDP approval. Stormwater management is proposed to utilize and expand the existing stormwater facility located on adjacent City property as contemplated through the GDP process. Long- term maintenance Memorandum to Mayor and City Council July 28, 2026 Page 3 obligations and associated responsibilities will be memorialized through the Development Agreement. Staff finds the submitted materials provide an adequate framework for implementation subject to final engineering review and execution of the Development Agreement. Parking Parking remains the principal area of requested flexibility under the approved PUD framework. The applicant has submitted a detailed Parking Plan Narrative (see Attachment E) which establishes parking demand assumptions, identifies available supply, and outlines operational management procedures. Under the maximum theoretical special -event condition, parking demand is calculated at 177 spaces. More typical operating conditions are substantially lower with estimated demand ranging from approximately 30 spaces during normal weekday operations to 113 spaces during a typical weekend event. Eight on -site parking spaces are proposed, including one accessible stall. These spaces are intended primarily to serve ADA parking, apartment occupants, and short -term patron use. Remaining parking demand is proposed to be accommodated through a coordinated strategy consisting of: • Nearby public parking lots • On-street public parking (though identified nearby off-street technically satisfy parking requirements) • Shared parking agreements with private properties o Moose Lodge – 50 stalls o The Garage / Ron Jensen Shared parking – 16 stalls (including additional ADA) • Event shuttle service and operational management measures The applicant has identified more than 222 off -site parking spaces excluding on- street parking resources. The parking plan also includes operational measures such as event parking maps, directional signage, staff oversight, neighborhood protections, and post -opening monitoring procedures. Staff finds the submitted parking plan provides sufficient implementation detail to support the concept approved under the GDP. Conditions memorialized within the approving resolution require that all private shared parking arrangements remain in force and documented, that replacement agreements be secured within 60 days of any termination, and that occupancy be reduced if parking supply cannot be maintained at required levels. Consistent with the GDP approval, staff recommends that on-street parking continue to be credited for no more than 30% of the total required parking supply. Setbacks No changes to setbacks are proposed from the approved GDP. The detailed site layout submitted through the SIP remains substantially conformant to the previously approved conceptual plan and staff finds no setback flexibility is required. Architecture and Site Design The proposed building architecture remains substantially consistent with the GDP approval and continues to present a high- quality design appropriate for a prominent downtown and riverfront Memorandum to Mayor and City Council July 28, 2026 Page 4 location. Materials, massing, and building organization remain consistent with Downtown Overlay District guidance. The replacement of the elevated deck with an at-grade patio maintains the project’s emphasis on riverfront activation while improving integration with the surrounding site. The project continues to prioritize an active streetscape, pedestrian connectivity, and visual engagement with the river corridor. SIP ANALYSIS Staff finds the SIP to be substantially conformant to the GDP approved for the project. The development maintains the same mix of uses, building scale, site organization, and implementation of the requested parking flexibility approved conceptually by Council. The modifications included within the SIP, specifically the patio redesign and adjusted trail connection alignment, are minor and do not materially alter the approved concept. The submitted parking plan provides the operational framework necessary to imple ment the parking approach contemplated through the GDP and includes enforceable mechanisms to ensure long- term compliance. Staff finds the proposed SIP conformant to the Council approved GDP and consistent with the Comprehensive Plan. DEVELOPMENT AGREEMENT WITH CREAMERY AT CEDAR, LLC Discussion For the past few years staff have been working with the Johnson family on the mixed -use Creamery at Cedar development . In preparation for this project, a development agreement (Exhibit 1) has been drafted with Creamery at Cedar, LLC which outlines the terms of the funding and responsibilities of the parties. The developer wishes to build, own, and manage a brewery, restaurant, and event venue, which is valued at a minimum $4,800,000. The agreement provides development incentives for public infrastructure improvements and land development in the amount of $331,000. The Developer’s Agreement includes the following parameters: • Anticipated start of construction is October 1, 2026, and substantial completion is December 31, 2027, subject to unavoidable delays • The minimum taxable value of the development property is $4,800,000 • Minimum tax payments will be $ 72,406 annually for 15 years after the substantial completion of the minimum improvements • City shall design and construct certain cul -de-sac, trail (sewer access), electric infrastructure, and sewer infrastructure improvements Financial Considerations This proposed development is located within the City’s Tax Increment District (TID) #14, created in 2018 and is scheduled to close in 2045. The financial commitments for this project include: Guaranteed value of the development (15 years) $ 4,800,000 Minimum tax payments $ 72,406 15 Years minimum increment $ 1,086,090 City development incentive (TID) $ 331,000 City infrastructure cost (TID) $ 742,260 Memorandum to Mayor and City Council July 28, 2026 Page 5 Public Utility infrastructure cost $ 159,615 SUMMARY The proposed Creamery at Cedar development consists of a mixed- use riverfront building containing a brewery, event space, and four short -term rental units. The SIP formalizes the distributed parking strategy approved conceptually through the GDP and includes detailed implementation measures for parking management, access, and stormwater coordination. Minor modifications to the patio design and trail access have been incorporated while maintaining substantial conformance with the approved concept. Staff finds the SIP consistent with the Council approved GDP. The Development Agreement with the Creamery at Cedar, LLC provides development incentives for public infrastructure improvements and land development in the amount of $331,000. Additional funding through the TID and Public Utilities will be used for public infrastructure improvements adjacent to the development. RECOMMENDATION Staff recommends approval of the following resolutions, each related to the Creamery at Cedar development project: 1. Agenda item 4. Approve Resolution Approving Specific Implementation Plan for The Creamery at Cedar 2. Agenda item 5. Approve Resolution Approving Development Agreement with Creamery at Cedar, LLC A Vicinity Map (subject parcel highlighted blue) Cedar Street Pine Street 76 Coulee Rd Hudson WI 54016 WeAreStudioEA.com 715.386.8303 office June 19, 2026 Harley Melhorn City Planner 222 Lewis Street River Falls, WI 54022 SPECIFIC IMPLEMENTATION PLAN NARRATIVE CREAMERY AT CEDAR – PUD APPLICATION PROJECT LOCATION: West Cedar Street & River Street PARCEL ID: 276010600100 1. PROJECT OVERVIEW Creamery at Cedar is a mixed-use, three-story riverfront development located in downtown River Falls at the intersection of West Cedar Street and River Street. The 0.44-acre site sits directly adjacent to the Kinnikinnic River and within the City’s established green corridor. The proposed building includes: • Level 1: 150 Occupant Brewery/ Taproom with small restaurant component 140 Occupant Tiered Outdoor Seating area overlooking the river • Level 2: 280 Occupant Event Space • Level 3: Four (4) Short-Term Rental Apartments • Direct connection to the adjacent paved trail The building footprint is approximately 5,800 square feet, with a total building area of approximately 17,000 square feet and a height of 44.5 feet. The project represents an estimated $5.5 million private investment and is anticipated to take approximately seven months to construct. 2. DOWNTOWN & RIVERFRONT CONTEXT The site is uniquely positioned: • In the downtown core • Within the green corridor • Directly adjacent to the Kinnikinnic River • Along the existing river trail system The project strengthens the physical and visual con nection between downtown River Falls and the Kinni riverfront. Site improvements will enhance trail connectivity and pedestrian access from the trail system into downtown. Rather than turning inward, the building activates the river edge with: • Outdoor seating overlooking the river • An outdoor stage for small-scale performances • Trail-oriented access and wayfinding This development transforms an underutilized parcel into an active, pedestrian-oriented destination that enhances the riverfront experience. 2 6 3. ALIGNMENT WITH THE RIVER FALLS COMPREHENSIVE PLA N The proposal strongly aligns with the City’s adopted Comprehensive Plan goals and key themes. A. Connection: The Comprehensive Plan identifies River Falls as a welcoming community that fosters connection between people and places. Creamery at Cedar advances this goal by: • Creating a community gathering space downtown • Supporting events, celebrations, and cultural acti vities • Strengthening trail-to-downtown connectivity • Providing public-facing riverfront amenities The project physically and socially connects residents, visitors, and natural resources. B. Livability: The Livability goal emphasizes thoughtful growth, support for local businesses, housing diversity, and connection to place. Creamery at Cedar supports livability by: • Introducing diverse housing through short-term ren tal units • Supporting local employment (approximately 8 staff positions) • Filling a gap in downtown hospitality and event sp ace offerings • Reinforcing downtown as a mixed-use district The development provides new economic activity whil e reinforcing downtown’s identity. C. Resources & Outdoor Recreation: The Resources goal prioritizes natural and cultural resources and outdoor recreation to support healthy lifestyles. The Recreation Chapter further emphasizes providing a variety in amenities, preserving and enhancing natural resources, accessibility and equity in recreation. Creamery at Cedar supports these goals by: • Activating the Kinnikinnic riverfront • Improving trail access and connectivity • Providing kayak- and pedestrian-friendly access po ints nearby • Supporting recreational tourism and downtown visit ation The recreation chapter specifically notes that recreation infrastructure supports economic development and tourism by drawing visitors who then patronize local restaurants and shops. This project directly contributes to that ecosystem. D. Access & Multimodal Transportation: The Comprehensive Plan emphasizes accessible, multimodal transportation systems. The site is: • Walkable from downtown • Adjacent to the river trail • Near significant municipal parking resources • Bicycle-accessible By concentrating activity downtown rather than at the edge of the City, the project supports pedestrian, bicycle, and shared parking strategies consistent with City goals. E. Partnerships: The Comprehensive Plan highlights the importance of partnerships, and the Recreation Chapter emphasizes collaboration with co mmunity institutions. 3 6 The project’s distributed parking strategy and event operations rely on coordination with: • City municipal lots • Shared private parking partners • Local hotels (shuttle service) This collaborative approach reflects the Plan’s emphasis on mutually beneficial relationships. 4. RECREATION & RIVERFRONT ENHANCEMENT The Recreation Chapter identifies the community’s strong desire for continued investment in recreational amenities and river access. Creamery at Cedar enhances recreation opportunities by: • Improving access to the river trail • Providing a destination along the Kinni corridor • Supporting outdoor programming and small-scale per formances • Reinforcing downtown as a post-recreation gatherin g place The Recreation Chapter notes that recreational tourism supports economic vitality. The project strengthens this link by serving trail users, paddlers, and park visitors. 5. PARKING PLAN SUMMARY & OFF-SITE PARKING REQUEST Due to the compact riverfront site and the City’s goal of encouraging pedestrian-oriented downtown development, the project provides eight (8) on-site parking spaces including one accessible space. Per Municipal Code Chapter 17.80, maximum theoretic al parking demand during a special event equals: 177 parking spaces Typical operating conditions require substantially fewer: • Weekend with event: 113 spaces • Weekday with event: 45 spaces • Typical weekday: 30 spaces Off-Site Parking Strategy The Parking Plan identifies substantial nearby municipal and shared parking resources, including: • Main Street and Division Street Public Lot (10 spa ces) • Montessori Elementary/ W. Pine Street lot (25 spac es) • Heritage Park Lot (75 spaces) • Shared private parking agreement with Moose Lodge (50 spaces) • Shared private parking agreement with Jensen Autom otive (66 spaces) • Ostness Park lot (38 spaces) Total identified off-site available parking spaces within comfortable walking distance is 214 spaces, excluding on-street parking. This capacity exceeds the maximum code requirement and significantly exceeds typical operating demand. Refer to the included Parking Plan for more detailed information. REQUEST The applicant respectfully requests: 1. Approval to count identified off-site parking re sources toward required parking calculations. 2. Approval of a curb opening greater than 35 feet on River Street for safe site access. This approach aligns with the Downtown Overlay District’s intent and supports compact, walkable development. 4 6 6. ADDRESSING NEIGHBORHOOD STREET PARKING CONCERNS The applicant understands potential concerns regarding residential street parking and proposes the following measures (as outlined in the Parking Plan): • Clear event contracts directing guests to municipa l lots • Pre-event parking maps • Directional signage to public lots • Staff monitoring during large events • Shuttle service from hotels • Encouragement of carpooling and rideshare • Explicit instructions discouraging residential str eet parking • Willingness to adjust operations based on City fee dback Events at maximum capacity are anticipated approxim ately 4–8 times per month, reducing the frequency of peak demand. The distributed parking model is designed to protect adjacent residential neighborhoods while leveraging existing municipal infrastructure. 7. SUSTAINABILITY & RESILIENCY The project incorporates: • Pervious pavement in parking areas • Compact urban footprint • Shared parking strategy • Trail connectivity to reduce vehicle trips These elements support the Comprehensive Plan’s Res iliency and Sustainability goals 8. EXISTING EASEMENT SUMMARY & REQUEST The applicant has reviewed all recorded easements a ffecting the property. Existing trail and utility easements will remain in place and be accommodated, and no easements prevent construction of the proposed development. The proposed site plan respec ts public infrastructure while supporting the City’s goals for compact, pedestrian-oriented downtown growth and enhanced riverfront activation. The following summarizes each easement and its rela tionship to the proposed development: A. Easement 235297 – Water & Sewer Easement (North Property Line) • Covers an existing sanitary sewer line located alo ng the north side of the parcel. • Easement width is undefined. • No watermain was located within this easement area . To support the City’s goals for compact, pedestrian-oriented downtown development, the applicant proposes relocating the existing sanitary sewer line from its current location along the north property line into the W. Cedar Street right-of-way. Relocation will create a more functional and efficient building envelope along River Street, allowing the project to better activate the street frontage and river corridor consistent with Comprehensive Plan objectives. The relocation will be designed in coordination with City engineering staff and constructed to City standards. Following relocation and City acceptance of the new sewer alignment, the applicant intends to pursue formal release of the existing easement area. 5 6 This approach maintains uninterrupted sanitary service while improving site design, strengthening downtown street presence, and advanci ng the community’s riverfront development goals. B. Easement 235392 – Water & Sewer Easement (Along Trail) • Covers a sanitary sewer line located along the pub lic trail corridor. • Easement width is undefined. • No watermain was located within this easement area . This easement will remain in place. The site design preserves access to the sanitary line and does not interfere with its function. Trail connectivity improvements proposed as part of this project will be coordinated to ensure continued protection of utility infrastructure. C. Easement 347795 – Utility Line Easement (River S treet) • Described as a utility line easement of undefined width or specific location. • Title documentation included a sketch showing prop osed utility poles along River Street on the west side of the parcel. • No utility lines or poles were located in this are a during site investigation. Because no utilities were identified in this location, the easement does not currently affect the proposed building footprint or site improvements. If utilities are identified during construction planning, the applicant will coordinate with the appropriate utility provider and the City to address them. Otherwise, this easement has no functional impact on the development. D. Easement 565170 – Trail Easement • Covers the existing public trail as shown on the p roject topographic survey. This easement will remain in place and is fully supported by the project. Creamery at Cedar is designed to enhance trail connectivity, improve access, and activate the riverfront experience. No encroachments into the trail easemen t are proposed. E. Easement 584543 – Turnaround Easement (Adjoining Properties) • Located on adjoining properties to the west and so uth. • Allows use of the parking lot to the west for turn around purposes. • Does not encumber or restrict the subject parcel. This easement does not affect the project site and requires no action as part of this development. REQUEST The applicant respectfully requests approval to relocate the existing sanitary sewer (Easement 235297) from the north property line into the W. Cedar Street right-of-way to improve the developable area alo ng River Street and allow for a more cohesive building footprint. The relocation will be designed in coordination with City engineering staff and constructed to City standards, and upon City acceptance the applicant will pursue formal release of the existing easement area. The applicant is committed to full coordination with City engineering staff and utility providers to ensure all easement conditions are properly maintained, modified, or released as required prior to final development approvals and construction. 6 6 9. CONCLUSION Creamery at Cedar is a thoughtfully designed, downtown riverfront development that: • Activates the Kinnikinnic riverfront • Enhances recreation and trail connectivity • Supports local business and economic development • Aligns with Comprehensive Plan goals for Connectio n, Livability, Resources, Access, and Partnerships • Reinforces recreation and tourism objectives ident ified in the Recreation Chapter • Meets parking demand through a coordinated, manage d off-site strategy The project represents a significant private investment in downtown River Falls and fulfills the intent of the City’s Comprehensive Plan for mixed-use, pedestrian-oriented development along the river corridor. The applicant respectfully requests approval of the Planned Unit Development and associated parking flexibility to allow this catalytic riverfront project to move forward. 76 Coulee Rd Hudson WI 54016 WeAreStudioEA.com 715.386.8303 office June 19, 2026 Harley Melhorn City Planner 222 Lewis Street River Falls, WI 54022 PARKING PLAN NARRATIVE CREAMERY AT CEDAR – PUD APPLICATION Project Location: West Cedar Street & River Street Parcel ID: 276010600100 1. EXECUTIVE SUMMARY Creamery at Cedar is a mixed-use hospitality development consisting of: • Level 1: 150 Occupant Brewery/ Taproom with small restaurant component 140 Occupant Tiered Outdoor Seating area overlooking the river • Level 2: 280 Occupant Event Space • Level 3: Four (4) Short-Term Rental Apartments • Direct connection to the adjacent paved trail Due to site constraints and the riverfront location, and the City’s goal of encouraging pedestrian- oriented downtown development, the project requests flexibility to utilize off-site parking resources pursuant to River Falls Municipal Code Chapter 17.8 0. Under the maximum special-event scenario, where the event space and brewery are simultaneously at full capacity and all short-term rental units are occupied, the code-based parking requirement is calculated as 177 parking spaces. This scenario represents the highest theoretical demand and is expected to occur infrequently, approximately 4–8 weekend events per month. More typical and realistic operating scenarios result in substantially lower demand: • Typical weekend event scenario: 113 parking spaces • Weekday with a small event: 45 parking spaces • Typical weekday operations with no event: 30 parki ng spaces Eight (8) on-site parking spaces including one accessible space are provided, which are prioritized for ADA-accessible parking, apartment occupants, and short-term patron use. The project is designed to rely on a distributed off-site parking strategy, consistent with the City’s downtown development goals. The project is located within a short walking distance of significant City-owned parking infrastructure. Additional off-site parking will be provided through shared parking agreements with private partners. In total, the parking plan identifies more than 222 parking spaces within walking distance, exclusive of on-street parking supply. Even under the maximum theoretical special-event sc enario, the project is supported by more than double the required parking supply when on-site and identified off-site resources are considered. Typical operating conditions result in a substantial surplus of available parking capacity. 2 5 This Parking Plan demonstrates that required parking demand is accommodated through a coordinated strategy including: • On-site parking • Multiple nearby municipal lots • On-street public parking • Shared/private parking agreements • Event shuttle service • Operational parking management 2. OPERATIONAL OCCUPANCY ASSUMPTIONS The Owner provided anticipated operational demand f or the facility, which forms the basis of realistic parking projections. Brewery / Taproom • Weekdays: Typically under 50 patrons • Weekends: Typically under 100 patrons • Peak periods: Friday evening and Saturday afternoo n/evening Event Venue • Weekday gatherings: Approximately 50 attendees • Weekend events: Up to 225 attendees, approximately 4–8 events per month • Peak periods: Friday evening and Saturday afternoo n/evening These operational assumptions are consistent with the project narrative and reflect realistic use patterns rather than theoretical maximums. 3. CODE-BASED PARKING CALCULATIONS Per River Falls Municipal Code Chapter 17.80, required parking is calculated as follows based on four different building operation scenarios for special events, weekends with events, weekdays w/ small events, and typical weekdays: A. Maximum Special Event Scenario Use Calculation Required Parking Taverns & Restaurants 150 occupants × 30% 45 Outdoor Seating 140 occupants X 30% 42 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Event Space 280 occupants × 30% 84 Total 177 Parking Spaces B. Weekend with Event Scenario Use Calculation Required Parking Taverns & Restaurants 100 occupants × 30% 30 Outdoor Seating 30 occupants x 30% 9 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Event Space 225 occupants × 30% 68 Total 113 Parking Spaces 3 5 C. Weekday with Small Event Use Calculation Required Parking Taverns & Restaurants 50 occupants × 30% 15 Outdoor Seating 30 occupants x 30% 9 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Event Space 50 occupants × 30% 15 Total 45 Parking Spaces D. Typical Weekday (No Event) Use Calculation Required Stalls Taverns & Restaurants 50 occupants × 30% 15 Outdoor Seating 30 occupants x 30% 9 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Total 30 Parking Spaces On-Site Parking Provided: 8 Parking Spaces. The development therefore relies on locally distributed off-site parking resources consistent with policy in the Downtown Overlay District. 4. OFF-SITE PARKING SUPPLY STRATEGY The project is uniquely positioned near substantial municipal and private parking resources. A. Off-Street Parking: Municipal Public/ Shared Private Parking Lots Location Estimated Stalls Main & Division Public Lot 10 Heritage Park Lot 75 Montessori Elementary/ West Pine Street 25 Ron Jensen / The Garage (Shared Parking: Staff/ Ven dor, ADA Overflow) 16 Moose Lodge (Shared Private Parking) 50 Ostness Park Lot 38 Total 214 Identified Off-Site Capacity (Conservative, Non-Exclusive): 214 parking stalls, excluding on-street parking. This exceeds the maximum special-event code require ment when distributed across facilities. B. On-Street Parking: In addition to the off-site lots identified above, there is significant on-street parking capacity within approximately 1½ blocks wes t of the site (Division St. to Pine St. and 4 5 River St. to Lewis St.). Street parking associated with the project would primarily serve taproom patrons, which at maximum code-calculated occupancy equates to 66 parking spaces, and approximately half that during typical weekend operations. A review of aerial imagery indicates approximately 140 on-street parking spaces along the streets in this area, which exceeds projected demand. Field observations during peak afternoon hours further demonstrate available capacity, as shown below: Observed On-Street Parking Utilization (Peak Period) Time Parked Vehicles Observed 3:00 PM 23 4:00 PM 22 5:00 PM 21 6:00 PM 19 These counts confirm that existing on-street parking supply remains well below capacity during peak hours. Based on this analysis, available street parking within close walking distance is sufficient to accommodate projected demand. Refer to the included Walkability Map for more information. 5. EVENT PARKING MANAGEMENT PLAN Enhanced parking management procedures will be implemented for events exceeding approximately 150 attendees: • Shuttle service from local hotels • Pre-event parking maps included in event contracts • Directional signage to municipal lots • Staff monitoring during arrival periods • Encouragement of carpooling and rideshare • Explicit instructions discouraging residential str eet parking 6. PEDESTRIAN AND BICYCLE ACCESS The site benefits from strong non-vehicular access: • Direct river trail adjacency • Walkable downtown proximity • Bicycle parking provided on-site • Planned trail-to-building access improvements • Sidewalk and lighting enhancements A measurable percentage of patrons are expected to arrive by foot or bicycle, consistent with current operations at the existing building. 7. NEIGHBORHOOD PROTECTION MEASURES • Event guests will be directed to municipal lots ra ther than residential streets • Wayfinding signage will guide vehicles away from s ensitive residential areas • Staff oversight during major events • Willingness to adjust parking communications and o perations based on City or neighborhood feedback • Voluntary neighborhood outreach prior to public he arings 8. MONITORING AND ADAPTIVE MANAGEMENT Following project opening, the Owner will: 5 5 • Monitor parking during initial major events • Track apartment parking demand • Adjust parking allocation and communication as nee ded • Coordinate with City staff to resolve any issues 9. CONCLUSION The Creamery at Cedar meets the intent of the City’s parking ordinance through a distributed parking strategy supported by significant municipal parking resources and active operational management. While on-site parking is limited due to site constraints, the combination of municipal lots, shared parking, on-street parking, shuttle service, and walkable access provides capacity exceeding the maximum theoretical parking requirement. The project respectfully requests approval to count off-site parking resources toward the required parking supply consistent with the PUD framework. ³ These data are provided on an "AS-IS" basis, without warranty of any type, expressed or implied, including but not limited to any warranty as to their performance, merchantability, or fitness for any particular purpose. This map is not a substitute for accurate field surveys or for locating actual property lines and any adjacent features. Creamery at Cedar - Walkability Map Date: 2/20/2026 Pierce County, WI 1:8,000 1 DEVELOPMENT AGREEMENT BETWEEN THE CITY OF RIVER FALLS AND CREAMERY AT CEDAR, LLC THIS DEVELOPMENT AGREEMENT (the “Agreement ”), made and entered this ________ day of , 2026, is by and between the City of River Falls , a Wisconsin municipal corporation (the “ City”), and Creamery at Cedar, LLC , a Wisconsin limited liability company (the “Developer”). WITNESSETH: WHEREAS, Developer is the owner of and is desirous of developing, constructing, owning, managing, and operating a proposed brewery, restaurant (including commercial catering kitchen), and event venue on the Development Property, as hereinafter defined, provided t hat the City makes available certain financial incentives and other means of assistance in conjunction with such development; and WHEREAS, as of the date of this Agreement there has been prepared by the City a Tax Increment Financing Plan establishing City of River Falls Tax Increment District Number 14 (which plan, as it may be further amended, provided that no amendment shall materially adversely affect Developer, is hereinafter referred to as the "Tax Increment Financing Plan") and providing for the use of tax increment financing in connection with the development program described below; and WHEREAS, the City believes that the construction of a brewery, restaurant (including commercial catering kitchen), and event venue building, within Tax Increment District No. 14 by Developer pursuant to this Agreement, and fulfillment of this Agreement is in the best interests of the City and the health, safety, morals, and welfare of its residents, and in accord with the public purposes and provisions of the applicable state and local laws and requirements under which the development program has been undertaken and is being assisted; and WHEREAS, the City believes that “but for” the City’s providing the Tax Increment Financing assistance, the Project would not be built, and the important public benefits of the Project would not be achieved. NOW, THEREFORE, in consideration of the promises and the mutual obligations of the Parties hereto, each of them does hereby covenant and agree with each other as follows: ARTICLE I DEFINITIONS Section 1.1. Definitions. In this Agreement, unless a different meaning clearly appears from the context: 2 “Agreement” means this Development Agreement by and between the City and Developer, as the same may be from time to time modified, amended, or supplemented, in writing. "Articles and Sections” mentioned by number only are the respective articles and sections of this Agreement so numbered. "Certificate of Completion” means the certification in the form of a certificate provided to the Developer, or its successors or assigns of this Agreement pursuant to Section 3.1 of this Agreement, certifying that the Project has been completed to the full satisfaction of both Parties and of this Agreement. “City” means the City of River Falls, Wisconsin, and any agencies thereof. “CDD” means the Community Development Department of the City of River Falls, Wisconsin. “Construction Plans ” means the approved plans, specifications, drawings and related documents on all construction work to be performed, installed or constructed by Developer upon the Development Property pursuant to this Agreement, described in Section 3.1 and attached as Exhibit 2 upon approval by the City. “Council” means the Common Council of the City of River Falls, Wisconsin. “County” means the County of Pierce, Wisconsin. “Developer” means Creamery at Cedar, LLC, a Wisconsin limited liability company. “Development Property” means that certain real property, located within Tax Increment No. 14, and more particularly described in Exhibit 1 of this Agreement. “Hazardous Materials ” means materials and substances which because of toxicity, corrosivity, reactivity, ignitability, carcinogenicity, magnification or concentration within biologic chains, presents a demonstrated threat to biologic processes when discharged into the environment, and shall also include any material or substances defined as "Hazardous Substances," "Hazardous Materials," "Hazardous Waste," "Toxic Substances" (including asbestos, polyfluoroalkyl (PFAS) substances, perfluorooctanesulfonic acid (PFOS), polychlorinated biphenyls, petroleum or petroleum products, hydrocarbonic substances and constituents of any of the foregoing) or other similar designations under any present or future federal, state, or local laws, statutes, authorizations, judgments, decrees, concessions, grants, agreements, ordinances, codes, rules, regulations, orders, and other governmental restrictions and requirements regulating, relating to or imposing liability or a standard of conduct concerning the environment or any substances or environmental activity including, without limitation, the following, as the same may be amended from time to time, and all regulations promulgated there under or in connection therewith: Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. §§ 9601 et seq.; 3 Resource Conservation and Recovery Act of 1976, 42 U.S.C. §§ 6901 et seq.; Clean Air Act 42 U.S.C. §§ 7401-7626 et seq.; Water Pollution Control Act (commonly referred to as the Clean Water Act), 33 U.S.C. §§ 1251 et seq.; Federal Insecticide, Fungicide, and Rodenticide Act, as amended by the Federal Environmental Pesticide Control Act of 1972 and the Federal Pesticide Act of 1978, 7 U.S.C.136 et seq.; Toxic Substances Control Act, 15 U.S.C. §§ 2601 et seq.; and Safe Drinking Water Act 42 U.S.C. §§ 300 (f) et seq.; “Minimum Improvements ” means the brewery, restaurant (including a commercial catering kitchen), and event venue, including fixtures and equipment to be constructed by Developer upon the Development Property pursuant to this Agreement as such improvements are defined in the Construction Plans. “Party” means either the City or Developer. “Parties” means the City and Developer. “Project” means the construction and operation of the Minimum Improvements by Developer on the Development Property pursuant to the terms of this Agreement, and any additional improvements by Developer on the Development Property not in existence as of the date first written above. “Real Estate” means the Development Property together with all taxable improvements located thereon, including Minimum Improvements. “State” means the state of Wisconsin. “Substantial Completion” means the completion of the public and private infrastructure improvements pursuant to the Construction Plans, except for punch list items, landscaping and paving of parking lots, and the issuance of a Certificate of Completion from the City. Subject to Unavoidable Delays beyond the control of the Developer, any such incomplete items shall be fully completed within a reasonable time after the date of Substantial Completion, but not to exceed 90 days thereafter except site improvements such as landscaping shall be completed no later than 240 days after the date of Substantial Completion if weather or other conditions beyond the control of the Developer prevent completion of the same. “Tax Increment District No. 14” means the City of River Falls Tax Increment Financing District No. 14 as has been duly established by the City of River Falls according to the Wisconsin Statutes, Exhibit 3 attached. 4 “Tax Increment Financing ” means the general obligation, tax increment bonds, or any form of tax increment financing that the City intends to issue to finance certain land acquisition and/or public development costs related to Tax Increment District No. 14 and the project. The term "tax increment financing" shall also include any obligations issued to refund the tax increment obligations of the City. “Tax Increment Financing Plan” or “TIF Plan” means the Tax Increment Financing Plan for the City of River Falls Tax Increment District No. 14. “Unavoidable Delays ” means delays, outside the control of the Party claiming an occurrence, which are the direct or indirect result of strikes, other labor troubles, unusually severe or prolonged bad weather, acts of God, public health emergencies or pandemic or Federal restrictions resulting from the same that may occur following the date of this Agreement, State or Federal limitations on work, fire, floods, embargoes, terrorist acts or other casualty, litigation or other administrative procedures commenced by third parties which, by injunction or other similar judicial action, directly results in delays, or acts or requirements of any federal, state, or local governmental unit (other than the City acting in its contractual capacity under this Agreement) which directly results in delays. ARTICLE II REPRESENTATIONS, WARRANTIES, AND OBLIGATIONS OF DEVELOPER Section 2.1. Representations and Warranties by Developer. Developer represents and warrants that: (a) Developer is a limited liability company duly organized, existing, and in good standing under the laws of the State of Wisconsin, is not in violation of any provisions of its articles of organization, operating agreement, or other governing documents, and has full power and authority to enter this Agreement and perform its obligations hereunder. (b) Developer will use its best efforts to obtain, in a timely manner, all required permits, licenses, and approvals, and to meet in a timely manner all requirements of all applicable local, state, and federal laws and regulations which must be obtained or met before the Minimum Improvements and any and all additional improvements may be lawfully constructed. Where this Agreement contains strict time deadlines with respect to any obligation, such strict time deadlines shall apply, and time shall be of the essence. (c) Developer will use its best efforts to construct the Minimum Improvements and all additional improvements in accordance with all local, State, or federal laws or regulations, including, but not limited to energy conservation laws. (d) Developer has no present notice or knowledge that the execution and delivery of this Agreement, the consummation of the transactions contemplated hereby, and the fulfillment of or compliance with the terms and conditions of this Agreement is prevented or l imited by, or in 5 conflict with or will result in a breach of, the terms, conditions or provisions of any operating agreement or any other corporate document of Developer, or any evidence of indebtedness, contract or instrument of whatever nature to which Developer is now a party or by which it is bound, such that any conflicts or breaches would materially impair the project or deems City security hereunder inadequate. Section 2.2. Obligations of Developer. (a) Description. Subject to the terms and conditions of this Agreement, Developer hereby agrees and commits to construct the Minimum Improvements and complete the Project within the time limitations of the Agreement. The Minimum Improvements will be constructed according to the Construction Plans to be submitted according to Section 3.1 of this Agreement. The Parties understand that Construction Plans may be changed in accordance with Section 3.1 of this Agreement. (b) Uses. Upon completion of the Minimum Improvements the uses of the Development Property by Developer shall be for a brewery, restaurant (including a commercial catering kitchen), and event venue (which may include short-term rental lodging units). Developer will comply with all applicable federal, State, and local laws and regulations relative to hazardous materials. (c) Utilities. Developer agrees and hereby commits to maintaining electric, water and wastewater services through the River Falls Municipal Utilities. (d) Performance dates . Developer agrees and hereby commits to complete the construction of the Minimum Improvements according to the following timetable, subject to Unavoidable Delays and subject to the City's performance. The Parties understand that time is of the essence with regard to the dates herein specified (each a “Performance Date”): 1. October 1, 2026 - Start of construction of the Minimum Improvements (subject at all times to Unavoidable Delays, in which case construction will commence as soon as practicable after such date). 2. December 31, 2027 - Substantial completion of the Minimum Improvements. ARTICLE III CONSTRUCTION OF MINIMUM IMPROVEMENTS Section 3.1. Construction of Minimum Improvements; Stormwater. (a) Developer agrees that it will construct the Minimum Improvements on the Development Property in substantial conformance with Construction Plans, which shall be submitted to the City for review and approval prior to commencement of construction. Construction of the Minimum Improvements cannot commence until the City has approved the Construction Plans. Approved Construction Plans will be attached hereto as Exhibit 2 upon approval by the City. 6 (b) If Developer desires to make any material change in the Construction Plans after their approval by the City Council, Developer shall submit the proposed change to the CDD for approval. A material change is one that negatively impacts the Project's minimum value by more than five percent (5.0%) or requires approval due to City ordinance or code. If the Construction Plans, as modified by the proposed change, are not a material change, the CDD shall approve the proposed change; provided, however, that any such approval under this Section 3.1(b ) shall not constitute approval or waiver by the City with respect to any building, zoning or other ordinances or regulations of the City. Such change in the Construction Plans shall be deemed approved by the CDD unless rejected in writing within 15 days by the CDD with a statement of the CDD's reasons for such rejection. The amount of time required by this process shall be added to and extend performance dates specified in Section 2.2(d). (c) Developer shall be completely responsible for the installation of all private utilities and the Minimum Improvements, and none of the Project shall be constructed by the City. (d) There is a public stormwater management facility immediately adjacent to the proposed Project located on Pierce County Tax Parcel No.: 276-01047-0100 that was constructed to manage stormwater from a public multi-use trail (the “Existing Stormwater Pond”). Developer agrees to expand and modify the Existing Stormwater Pond, in part on to the Development Property, to accommodate stormwater from the existing multi- use trail and meet all local stormwater requirements, including without limitation those under the City’s code of ordinances, for the Project located on the Development Property (the “ Expanded Stormwater Pond”). The Expanded Stormwater Pond will be constructed on both public property and the Development Property. Developer shall design, construct, and maintain the Expanded Stormwater Pond at its sole cost and expense. Prior to commencement of construction of the Expanded Stormwater Pond, Developer shall submit the proposed plans for the Expanded Stormwater Pond to the City Engineer for approval. Construction of the Expanded Stormwater Pond shall not commence until approval of the plans by the City Engineer. To ensure proper installation of the Expanded Stormwater Pond, the City requires that the Developer’s engineer, licensed in Wisconsin, oversees and certifies construction Expanded Stormwater Pond. The engineer shall submit a signed and stamped certification that he/she has successfully completed site inspections and that construction of all storm water management practices was according to the ap proved plans and these practices are functioning as intended. Upon such certification, and upon acceptance of the Expanded Stormwater Pond by the City Engineer, Developer and City shall execute a long-term stormwater maintenance agreement substantially in the form attached hereto as Exhibit 5. Section 3.2. Commencement and Completion of Construction. (a) Subject to Unavoidable Delays and performance by City, Developer shall commence construction of the Minimum Improvements by October 1, 2026, or such other date as the Parties shall mutually agree in writing as an amendment to this Agreement. Subject to Unavoidable Delays or actions of City, Substantial Completion of all the Minimum Improvements and completion of the Expanded Stormwater Pond shall be no later than December 31, 2027. All work with respect to the Minimum Improvements and/or Expanded Stormwater Pond to be constructed or provided by Developer on the Development Property shall be in conformity with 7 the Construction Plans or any approved changes thereof as submitted by Developer and approved by the CDD. (b) Developer agrees for itself, and every successor in interest to the Development Property, or any part thereof, that it shall promptly begin and diligently prosecute to completion construction of the Minimum Improvements thereon, and, subject to Unavoidabl e Delays and performances by City, that such construction shall in any event be commenced and completed within the period specified in this Section 3.2 of this Agreement. Section 3.3. Certificate of Completion. (a) Promptly after Substantial Completion of the Minimum Improvements in accordance with the provisions of this Agreement, the City will furnish Developer with a Certificate of Completion. Such Certificate of Completion shall be a conclusive determination of satisfaction and completion of the minimum improvements necessary for occupancy. (b) If the City should refuse to provide a Certificate of Completion in accordance with the provisions of this Section 3.3 due to alleged inadequate or incomplete performance by Developer, the City shall, within 15 days after written request by Developer, provide Developer with a written statement, indicating in adequate detail in what respects Developer has failed to complete the Minimum Improvements in accordance with the provisions of this Agreement, and what measures or acts will be necessary, in the opinion of the City, for Developer to take or perform in order to obtain that Certificate of Completion. (c) Upon receipt of the written statement reciting in what respect Developer has failed to complete the Minimum Improvements, Developer shall immediately rectify the stated shortfalls by complying with the City's requests. If Developer refuses to comply or disagrees with the City's requests, the Parties may pursue any remedies available under this Agreement. ARTICLE IV GUARANTEES OF DEVELOPER Section 4.1. Purposes of Guarantees. Both Parties to this Agreement understand that there will be the commitment of and/or expenditure of public monies through the tax increment financing process for land development incentives in an amount not to exceed the amount of $331,000.00. It is the i ntent of the parties hereto to provide that Developer give adequate guarantees and security to ensure that the Minimum Improvements will be constructed, and the public monies will be repaid as specified below. The Parties intend for this guarantee to cover the period of time before and after construction, to allow for the completion of the Minimum Improvements and the amortization of public expenditures for this project per the Tax Increment Financing Plan. Section 4.2. Guaranteed Assessment and Payment. Developer agrees that the Real Estate shall carry a tax assessment value of not less than $4,800,000.00 for a period of fifteen (15) years of real estate tax payments based on the full 8 valuation of $4,800,000.00 after the Certificate of Completion is issued (the “ Assessment Guarantee Period”). Developer hereby waives any right of notice, protest, or right to contest the final assessed valuation of Real Estate at the agreed upon value of $4,800,000.00. It is understood between the Parties that this assessment is the minimum necessary to enable the City to offer the financial incentives contained in this Agreement. This waiver of protest and right to contest the assessment shall commence on the date of issuance of the Certificate of Completion and continue until Developer has paid all taxes assessed on the agreed upon value of the Real Estate for a period of 15 consecutive years of real estate tax payments, which is the amount of time necessary to repay, through the increment gain, the financial incentives contained herein. By way of explanation, if the agreed upon value of the Real Estate is first assessed as of January 1, 2028, with payments on the agreed upon value of the Real Estate due January 31, 2029, the Developer’s obligation to pay taxes based on the agreed minimum assessed value shall continue through 2043, when taxes from the year 2042 would be due and payable. Provided, that after the time period set forth above, or in the event the assessor assesses the Real Estate above $4,800,000.00, Developer shall retain all statutory rights of notice and protest to any real estate tax assessment. Regardless of the minimum assessed value of the Real Estate, which is imposed by this section, the minimum amount of real estate tax the Developer shall pay with respect to the Real Estate shall be no less than $72,406.00 per year after the substantial completion of the Minimum Improvements. Any shortfall between the amount shown on the County issued tax statement and the minimum tax shall be paid to the City Treasurer by January 31 of each year. This minimum tax obligation shall be effective for fifteen (15) years of real estate tax payments for the Real Estate based on the $4,800,000.00 agreed up minimum assessed valuation, commencing upon the date of the issuance of the Certificate of Completion (i.e., if the Certificate of Completion is issued in 2027, the minimum agreed upon value is assessed on January 1, 2028, and payments on the minimum agreed upon value is first due January 31, 2029, the minimum tax obligation continues through 2043, when taxes from the year 2042 would be due and payable). ARTICLE V CITY OBLIGATIONS Section 5.1. Performances and Performance Dates by City. Subject to Unavoidable Delays, and/or any uncured Default of Developer under this Agreement, the City shall: (a) Make standard electrical, water, and sanitary sewer utilities available for connection and hookup at the Development Property at the time the Minimum Improvements are completed. Developer shall be responsible for paying all utility extensions and laterals necessary to serve the Project located at the Development Property. (b) Cause to be designed and constructed certain cul -de-sac, trail (sewer access), electric infrastructure, and sewer infrastructure improvements (“Required City Improvements”). 9 (c) The City shall use commercially reasonably efforts to complete the design of and construct the Required City Improvements so as not to materially delay or interfere with the Developer’s ability to construct the Minimum Improvements and the Project by the Performance Dates set forth at Section 2.2 hereof. ARTICLE VI REVERSE TAX INCREMENT FINANCING Section 6.1. Reverse Tax Incremental Financing. For the purposes of this Agreement, the total amount of new taxes collected during the Payment Term as a result of the growth of taxable market value in the Development Property from construction of the Project and not attributable to the ad valorem real estate taxes attributable to the base market assessed tax value determined on January 1, 2026 shall be referred to herein as the “Collected Tax Increment.” The tax increment generated from the Project will likely vary from projections based on such factors as: (i) change in Wisconsin Statutes affecting tax increment, tax levies and levy limits, real estate tax classifications and other such laws that are applicable to the calculation of the tax increment for the Project; (ii) failure of the owner of the Developmen t Property to pay real estate taxes on time; and (iii) reduction in the value of the Real Estate. Such changes may cause the anticipated Collected Tax Increment to be less than projected in any year. The Parties hereto understand and agree that the City will receive tax increment from the Real Estate based on the City’s assessment policy, the TIF Plan, and applicable Wisconsin law. Commencing in tax revenue January 1, 2028 (i.e., tax assessments made on January 1, 2027 with tax payments due by January 31, 2028) , 90% of the Collected Tax Increment shall be paid to the Developer in accordance with the terms of this Agreement until the maximum aggregate amount of Three Hundred Thirty-one Thousand Dollars ($331,000.00) (the “Reverse TIF Award”) has been paid, provided that the Developer is not delinquent in the payment of real estate taxes with respect to the Real Estate, has paid all fees associated with the Project, and is otherwise not in breach of or in default under this Agreement. Any such payment owed shall be paid on or before October 15 of each year until the Reverse TIF Award is paid or the TID is closed pursuant to the terms of the TIF Plan, whichever is earlier. In no circumstances shall Developer receive any payments under this Section 6.1 or this Agreement after the Reverse TIF Award has been paid. Section 6.2. Excesses. The specified amounts identified in this Agreement shall be the maximum Tax Increment Financing liability of the City and the City shall not be obligated to pay from Tax Increment Financing funds any amount in excess of those delineated in this Agreement. The City, in its discretion, may use whatever financial resources are available to provide the Tax Increment Financing incentive set forth in this Agreement. The options retained by the City include, but are not limited to, promissory notes, general obligation bonds, or tax increment bonds. ARTICLE VII ASSIGNMENT AND TRANSFER Section 7.1. Representation as to Redevelopment. 10 Developer represents and agrees that its undertakings pursuant to this Agreement are, and will be used, for the purpose of development of the Development Property and not for speculation in land holding. Developer further recognizes that, in view of: (a) The importance of the development of the Development Property to the general welfare of the community; and (b) The substantial financing and other public aids that have been made available by the City for the purpose of making such development possible; That the Minimum Improvements will be constructed in a timely and workmanlike manner. Until the issuance of the Certificate of Completion, the Development Property will not be assigned, sold, conveyed, or transferred to a third party without the City’s written consent, which shall be in the City’s sole and absolute discretion. After issuance of the Certificate of Completion, any sale, conveyance, or transfer of the Development Property shall be subject to Section 7.2 hereof. Section 7.2. Assignment and Transfer to Third parties – After Issuance of Certificate of Completion. The City recognizes that Developer may wish to transfer, assign, or sell the improved Development Property to a third party after issuance of the Certificate of Completion. For a period commencing on the Effective Date and through fifteen (15) years from the date of the issuance of the Certificate of Completion, the Developer may assign, sell, convey or transfer the Development Property to a third party only with the written permission of the City, which permission is not to be unreasonably withheld, conditioned, or delayed. Notwithstanding anything to the contrary contained herein, a “transfer” as contemplated in this Section shall not require the City’s consent if said transfer is to an “affiliate” of the Developer. For purposes of this section, an “affiliate” is any entity which is wholly or substantially owned or controlled by the Developer and/or its principals. Further, any subsequent financing or refinancing of the Development Property is not considered a “transfer” hereunder but is subject to all terms and conditions herein. The City will review any such proposed transfer, assignment, or sale to a third- party within ninety (90) days of receipt of written notice of the same from Developer. Provided, however, that any assignment, sale, transfer or conveyance to a third party or to an affiliate must provide for the third party's or affiliate’s assumption of any and all performances required by the Developer hereunder. Notwithstanding anything therein to the contrary, for a period commencing on the Effective Date and through fifteen (15) years from the date of the issuance of the Certificate of Completion, the Development Property may not be sold, transferred or conveyed to, or lease or owned by any entity or used in any manner which would render any part of the Development Property exempt from property taxation, unless the purchaser, transferee, lessee or owner first executes a written agreement satisfactory to the City Attorney and City Council provided for payments in lieu of taxes to the City. Further, any such transfer of the Development Property to a third party or affiliate, while the Development Property is still subject to this Agreement, shall be documented by a recordable amendment to the Memorandum (as defined in Section 9.7 below) and shall be recorded by the 11 City with the Register of Deeds in and for Pierce County, Wisconsin, within sixty (60) days of execution of such amendment. ARTICLE VIII EVENTS OF DEFAULT Section 8.1. Events of Default Defined. The following shall be "Events of Default" under this Agreement and the term "Event of Default" shall mean whenever it is used in this Agreement any one or more of the following events: (a) Failure by Developer to comply or meet any one of the material provisions of this Agreement, including without limitation the time deadlines for commencement of construction of the Minimum Improvements by October 1, 2026, and completion of the Minimum Improvements by December 31, 2027, subject to Unavoidable Delays and performances by City. (b) Failure by Developer to substantially observe or perform any material covenant, condition, obligation or Agreement on its part to be observed or performed under this Agreement. (c) Failure to pay any monetary obligation imposed by this Agreement. Section 8.2. Remedies on Default. (a) In the Event of Default by Developer, the City may exercise any remedies available to it whether under law or equity. Further, City shall have no obligation to expend any additional tax increment funds that have not already been spent in the event of Developer's default. (b) If the City fails to perform under the terms of this Agreement, Developer's performance deadlines shall be extended for the time the City did not perform its obligations, and Developer may pursue any and all remedies available at law or in equity. Section 8.3. No Remedy Exclusive. No remedy herein conferred upon or reserved to the City or Developer is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this A greement or now hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. Section 8.4. No Additional Waiver Implied by One Waiver. In the event any provision contained in this Agreement should be breached by any Party and thereafter waived in writing by any other Party, such waiver shall be limited to the particular breach so waived and shall not be deemed to waive any other concurrent, previous or subsequent breach hereunder. 12 Section 8.5. Right to Cure . If a Party defaults in the performance of any obligation under this Agreement, the other Party shall provide written notice of such default to the defaulting Party. The defaulting Party shall have thirty (30) days after receipt of such notice to cure suc h default (or, if such default cannot reasonably be cured within thirty (30) days, to commence such cure and diligently pursue the same to completion). No termination or other remedy shall be available to the non- defaulting Party unless and until such cure period has expired without cure. Notwithstanding the foregoing, the cure period for monetary defaults shall be fifteen (15) days. ARTICLE IX ADDITIONAL PROVISIONS Section 9.1. Restrictions on Use. Developer agrees for itself, its successors and assigns and every successor in interest, to the Development Property, or any part thereof, that Developer and such successors and assigns shall devote the Development Property to, and only to, and in accordance with, the uses specified in this Agreement. Section 9.2. Conflicts of Interest. No member, official, or employee of the City shall have any personal interest, direct or indirect, in the Agreement, nor shall any such member, official or employee participate in any decision relating to the Agreement which affects his personal interest o r the interest of any corporation, partnership or association in which he is, directly or indirectly, interested. Provided, however, that after this Agreement has been signed, a member, official, or employee of the City may have contact and business relations with Developer relating to the Development Project only if a full disclosure is made to the Council, and it does not impair the exercise of said member's, official's, or employee's independent judgment on behalf of the City . No member, official, employee, or consultant of the City shall be personally liable to Developer, or any successor of interest, in the event of any default or breach by the City for any amount that may become due to Developer or successor, or on any obligation under the terms of the Agreement. Section 9.3. Title of Articles and Sections. Any titles of the several parts, articles and sections of the Agreement are inserted for the convenience of reference only and shall be disregarded in construing or interpreting any of its provisions. Section 9.4. Notices and Demands. Except as otherwise expressly provided in this Agreement, a notice, demand, or other communication under the Agreement by either Party to the other shall be sufficiently given or delivered if it is dispatched by registered or certified mail, postage prepai d, return receipt requested, or delivered personally; and (a) in the case of Developer as addressed to or delivered personally to the Developer at: Creamery at Cedar, LLC, Attn: Jacob Johnson, 1042 County Road M, River Falls, WI 54022 (b) in the case of the City as addressed to or personally delivered to the City at: City Hall, 222 Lewis Street, River Falls, WI 54022, Attention: City Administrator, with 13 copy to City Clerk; or at such other addresses with respect to either such Party as that Party may, from time to time, designate in writing, and forward to the other as provided in this section. Section 9.5. Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Delivery of the executed counterpart of this Lease via facsimile or electronic mail in portable document file (.pdf) format shall be as effective as delivery of an originally -signed executed counterpart of this Agreement. Section 9.6. Law Governing. This Agreement shall be governed by and construed in accordance with the laws of the State of Wisconsin. Section 9.7. Short Form Recordable. A short form of this Agreement shall be recorded against the Development Property with the Register of Deeds in and for Pierce County, Wisconsin. Said form is attached as Exhibit 4 as a Memorandum of Development Agreement (the “Memorandum”). Section 9.8. Release of All Oral or Written Agreements. Upon the signing of this Agreement, all prior oral and written Agreements between the City and Developer are terminated and released, as this document contains the complete Agreement between the Parties with respect to the development Property and construc tion of the Minimum Improvements. Section 9.9. Hold Harmless and Indemnification. Developer shall indemnify and hold City harmless from and against all claims, damages, losses or expenses, including attorney's fees, which the City may suffer or for which it may be held liable, arising out of or resulting from assertion against them of a ny claims, debts, or obligations in consequence of breaches of this Agreement by Developer, its employees, agents, or subcontractors. Section 9.10. Resolutions and Attorney's Letter. Developer warrants that it has adopted a corporate resolution authorizing the signing of this Agreement, and the City warrants that a resolution has been passed by the Common Council authorizing the signing of this document. Developer shall provide City wi th a letter from its attorney stating that the signing officers of Developer hold such designated positions and have authority to so sign. ARTICLE X AMENDMENTS 14 The Developer and the City agree that all efforts have been made to accurately identify the costs of the Project and the value of the Minimum Improvements that are the basis for the utilization of tax increments necessary to amortize public expenditures related to this Project. If conditions change during the course of the construction of the Minimum Improvements, both Parties agree to use their best efforts to resolve the increased cost associated with a changed condition. Said effort shall be fully documented and presented to the Council for approval. Upon full identification and documentation of the changed condition, the Council shall have 15 days to review and approve or disapprove the change. If approved, said approval shall be in the form of a written amendment to this Agreement and an Amendment to the Memorandum, which shall be recorded by the City with the Register of Deeds in and for Pierce County, Wisconsin. Should a changed condition result in an increased public expenditure, the Developer acknowledges that an additional corporate payment or guarantee may be necessary to cover any shortfall in property taxes from the Minimum Improvements to the Development Property to cover public expenditures and any such additional corporate payment or guarantee must be reasonably agreed upon by Developer, City and the City Common Council and supported by the approved documentation previously provided to and approved by the Common Council. No provision, performance or obligation imposed by this Agreement may be amended, modified, supplemented or terminated without the written mutual consent of the Parties hereto. Notwithstanding the above, nothing in Article X shall be construed as requiring or authorizing the expenditure of public monies above the maximum limits set forth in Article VI of this Agreement, which may only be authorized by the Common Council. (This space left blank intentionally.) [Signature Page] IN WITNESS WHEREOF, the City has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunder duly affixed and Developer has caused this Agreement to be duly executed in its name and behalf and on the date first above written. CITY OF RIVER FALLS By: Alison H. Page, Mayor ATTEST: By: _______________________________ Scot E. Simpson, City Administrator Amy White, City Clerk CREAMERY AT CEDAR, LLC By: Name: Jacob Johnson Title: Managing Member [Exhibit List] List of Exhibits Exhibit 1 – Description of Development Property Exhibit 2 – Approved Construction Plans for the Minimum Improvements Exhibit 3 - Terms and Conditions of Tax Increment Financing Plan, Tax Incremental District No. 14 Exhibit 4 - Memorandum of Development Agreement Exhibit 5 - Form of Stormwater Maintenance Agreement [Exhibit 1] Exhibit 1 Description of Development Property The North 115 feet of all that part of Block 78 of N.N. & O.S. Powell's Addition to the Village of Kinnickinnic, now forming a part of the City of River Falls, Pierce County, Wisconsin, lying East of the east line of the right of way of the Chicago, St. Pa ul, Minneapolis and Omaha Railroad Company, the west boundary line of the above described tract being the east boundary line of said Railroad Company's land as owned and occupied by said Company in said Block 78. Part of Lot 6, Block 78, N.N. & O.S. Powell's Addition to the Village of Kinnickinnic, now forming a part of the City of River Falls, Pierce County, Wisconsin, described as follows: Beginning at a point 17.0 feet north of the south line of said Lot 6, at a distance or 80.0 feet Easterly at right angle to the centerline of the main track of the Chicago, St. Paul, Minneapolis and Omaha Railroad, thence S74°47'E a distance of 170.0 feet, more or less, to the east line of River Street as originally platted; thence North along the east line of River Street a distance of 47.5 feet to a point 17.0 feet north of the south line of said Lot 6 extended, thence West a distance of 180.0 feet, more or less to the Point of Beginning, EXCEPT that parcel described in Trustee 's Deed recorded as Document No. 566638. Patt of the Northwest Quarter of the Northeast Quarter (NW¼ of NE¼) of Section 1, Township 27 North, Range 19 West, including part of Lots 5 and 6, Block 78 and part of River Street, N.N. & O.S. Powell's Addition," City of River Falls, Pierce County, Wisco nsin, described as follows: Commencing at the N ¼ corner of said Section 1, thence along the north line of the NE ¼ of said Section 1, S88°00'49"E a distance of 973.06 feet; thence S01°59'1l"W a distance of 497.85 feet at a point that is 17 feet north of the south line of said Lot 6 and 80 feet Easterly of the centerline of the former railroad; thence along the Southerly line of that parcel of land described in deed recorded as Document No. 345113, S72°57'10"E a distance of 89.74 feet to the Point of Beginning; thence continuing along said line S72°57'10"E a distance of 67.51 feet; thence along the east tine of River Street N01°53'55"E a distance of 92.00 feet; thence S43°07'39"W a distance of 98.87 feet to the Point of Beginning. For informational purposes only: Tax Parcel No.: 276-01060-0100 [Exhibit 2] Exhibit 2 Approved Construction Plans for the Minimum Improvements [Exhibit 3] Exhibit 3 Terms and Conditions of Tax Increment Financing Plan, Tax Incremental District No. 14 [Exhibit 4] Exhibit 4 Memorandum of Development Agreement 1 MEMORANDUM OF DEVELOPMENT AGREEMENT Recording Area Name and Return Address Christopher B. Gierhart Weld Riley, S.C. PO Box 1030 Eau Claire, WI 54702-1030 This is not a conveyance under Wis. Stat. § 77.21(1), and is not subject to transfer return or fee. See Exhibit A Attached Parcel Identification Numbers (PINs) This is not homestead property. THIS DOCUMENT WAS DRAFTED BY: Attorney Christopher B. Gierhart Weld Riley, S.C. PO Box 1030 Eau Claire, WI 54702-1030 2 MEMORANDUM OF DEVELOPMENT AGREEMENT THIS MEMORANDUM OF DEVELOPMENT AGREEMENT (this “Memorandum”) is made and entered into by and between the City of River Falls, a Wisconsin municipal corporation (“City”) and Creamery at Cedar, LLC, a Wisconsin limited liability company (“Developer”), who agree as follows: WHEREAS, as of ___________ , 2026 a Development Agreement (the “Development Agreement”) was entered into by and between the City and Developer regarding the property legally described on the attached Exhibit A (the “Property”); and WHEREAS, Developer and City wish to memorialize of record the existence of the Development Agreement. NOW THEREFORE, for good and valuable consideration, the sufficiency of which is agreed, Developer and City agree as follows: 1. Notice is hereby given that the Property is subject to all terms and conditions of the Development Agreement, which includes minimum assessment guarantees. 2. Reference is made to the Development Agreement for a full statement of the terms and conditions of the Development Agreement, all of which are incorporated herein by reference. 3. This Memorandum is made and executed by the parties for the purpose of recording the same with the Register of Deeds in and for Pierce County, Wisconsin and shall be recorded by the City. This Memorandum is executed and delivered with the understanding and agreement that it shall not in any manner whatsoever, alter, modify, or vary the terms and conditions of the Development Agreement. 4. This Memorandum may only be modified or amended in writing, which shall be executed by Developer and City, and shall be recorded by the City with the Register of Deeds in and for Pierce County, Wisconsin. 5. The obligations of City and Developer under the Development Agreement run with the Property and inure to the benefit of City and Developer, and their respective successors and assigns, and are incorporated herein by this reference [Signature Pages Follow] [Signature Page 1 of 2] IN WITNESS WHEREOF, the parties have caused this Memorandum to be executed on the date(s) set forth below. CITY: Alison H. Page, Mayor Amy White, City Clerk ACKNOWLEDGEMENT STATE OF WISCONSIN ) )ss. COUNTY OF __________________ ) Personally came before me on the ____ day of _____________, 2026, the above -named Alison H. Page and Amy White, to me known to be the person(s) who executed the foregoing instrument and acknowledged the same. _______________________________________ ___________________________, Notary Public State of ____________________ My commission expires: ___________________ [Signature Page 2 of 2] DEVELOPER: Creamery at Cedar, LLC, a Wisconsin limited liability company By: Name: Jacob Johnson Its: Managing Member ACKNOWLEDGEMENT STATE OF ____________________ ) )ss. COUNTY OF __________________ ) Personally came before me on the ____ day of _____________, 2026, the above -named Jacob Johnson, managing member of Creamery at Cedar, LLC, a Wisconsin limited liability company to me known to be the person(s) who executed the foregoing instrument and acknowledged the same. _______________________________________ ___________________________, Notary Public State of ____________________ My commission expires: ___________________ [Exhibit A] Exhibit A Legal Description of Property The North 115 feet of all that part of Block 78 of N.N. & O.S. Powell's Addition to the Village of Kinnickinnic, now forming a part of the City of River Falls, Pierce County, Wisconsin, lying East of the east line of the right of way of the Chicago, St. Pa ul, Minneapolis and Omaha Railroad Company, the west boundary line of the above described tract being the east boundary line of said Railroad Company's land as owned and occupied by said Company in said Block 78. Part of Lot 6, Block 78, N.N. & O.S. Powell's Addition to the Village of Kinnickinnic, now forming a part of the City of River Falls, Pierce County, Wisconsin, described as follows: Beginning at a point 17.0 feet north of the south line of said Lot 6, at a distance or 80.0 feet Easterly at right angle to the centerline of the main track of the Chicago, St. Paul, Minneapolis and Omaha Railroad, thence S74°47'E a distance of 170.0 feet, more or less, to the east line of River Street as originally platted; thence North along the east line of River Street a distance of 47.5 feet to a point 17.0 feet north of the south line of said Lot 6 extended, thence West a distance of 180.0 feet, more or less to the Point of Beginning, EXCEPT that parcel described in Trustee 's Deed recorded as Document No. 566638. Patt of the Northwest Quarter of the Northeast Quarter (NW¼ of NE¼) of Section 1, Township 27 North, Range 19 West, including part of Lots 5 and 6, Block 78 and part of River Street, N.N. & O.S. Powell's Addition," City of River Falls, Pierce County, Wisco nsin, described as follows: Commencing at the N ¼ corner of said Section 1, thence along the north line of the NE ¼ of said Section 1, S88°00'49"E a distance of 973.06 feet; thence S01°59'1l"W a distance of 497.85 feet at a point that is 17 feet north of the south line of said Lot 6 and 80 feet Easterly of the centerline of the former railroad; thence along the Southerly line of that parcel of land described in deed recorded as Document No. 345113, S72°57'10"E a distance of 89.74 feet to the Point of Beginning; thence continuing along said line S72°57'10"E a distance of 67.51 feet; thence along the east tine of River Street N01°53'55"E a distance of 92.00 feet; thence S43°07'39"W a distance of 98.87 feet to the Point of Beginning. For informational purposes only: Tax Parcel No.: 276-01060-0100 [Exhibit 5] Exhibit 5 Stormwater Maintenance Agreement (see attached) 7 | | | | | | | STORMWATER MANAGEMENT PRACTICES AND | EASEMENT AGREEMENT | | | | | Return to: | City of River Falls | 222 Lewis Street | River Falls, WI 54022 | See Exhibits A and B___ Parcel Identification Numbers This Stormwater Management Practices and Easement Agreement (this “Agreement”) is made by and between Creamery at Cedar, LLC, a Wisconsin limited liability company (the “Developer ”) and the City of River Falls, a Wisconsin municipal corporation (the “City”). R E C I T A L S : A. Developer is the fee owner of certain real property situated in the City of River Falls, Wisconsin, legally described in the attached Exhibit A (the “Developer Property”). B. City is the fee owner of certain real property situated in the City of River Falls, Wisconsin, legally described in the attached Exhibit B (the “City Property”). C. The Developer Property and the City Property are both depicted on the attached Exhibit C which includes the plan sheet with the Stormwater Plans, are hereinafter defined. D. As part of the development of the Developer Property, Developer will construct a stormwater detention pond which will be located on both the Developer Property and the City Property. Accordingly, Developer desires to acquire a non- exclusive easement for s tormwater infrastructure consisting of [DESCRIBE] (the “Stormwater Infrastructure”) and non- exclusive access easement into, under, on, over, across, through, and upon that certain portion of the City Property as shown on the attached Exhibit D, attached hereto and incorporated herein by reference (the “Easement Area ”), with the right of entry in and across the Property. B. As a condition of its approval of the stormwater management on the Developer Property and the City Property, the City requires the Developer enter into this Agreement, which makes provision for the maintenance of the stormwater management practices located within the boundaries of the 8 Developer Property and the Easement Area and as the same is depicted and described in those certain construction plans “(Title of Plan Set)” drawn by (Engineering or Architect Firm) and dated (plan set date) with expected performance requirements further defined in “(Stormwater Management Plan/Modeling/Calculations Title)” and its appendices prepared by (Engineering Firm) and dated ( date) (the “Stormwater Management Practices”). NOW THEREFORE, in consideration of the foregoing facts and circumstances, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Developer and City hereby agrees as follows: 1. Grant of Easement. The City grants to Developer, as the owner of the Developer Property, a stormwater infrastructure easement (the “Easement ”) into, under, on, over, across, through, and upon that certain portion of the City Property for the construction, operation, use, maintenance, repair, and reconstruction of the Stormwater Infrastructure in the Easement Area. 2. Right of Entry. City consents to the entry by the employees, workers, agents, or independent contractors of Developer for and incidental to the construction, operation, use, maintenance, repair, and reconstruction of the Stormwater Infrastructure and the Easement Area. 3. Consistent Uses Allowed. The City reserves the right to use the Easement Area and the Property for purposes that will not interfere with the Developer’s full enjoyment of the Easement rights granted in this Agreement. 4. Interference. Construction of buildings, stoops, walls, fencing, or permanent structures of any kind within the Easement Area is prohibited unless otherwise approved by the City’s Manager of Public Works. 5. Stormwater Maintenance. For the purposes of this Agreement, maintenance of Stormwater Management Practices shall mean the annual inspection and certification by a qualified individual that the Stormwater Management Practices are functioning in accordance with the approved plans and the periodic maintenance as necessary to maintain function, as established for the Stormwater Management Practices in the construction plans and to maintain the proper operation of the treatment function of the Stormwater Management Practices. Developer shall further comply with all provisions of the City’s municipal code relating to stormwater management. 6. Costs. Developer shall be solely responsible for the inspection, maintenance, and performance of the Stormwater Management Practices on the Developer Property and the Easement Area (collectively, the “Stormwater Management Property”) and shall bear all costs of such inspection, maintenance, and performance. If the City is aware of needed inspection, maintenance or other performances with respect to the Stormwater Management Practices on the Stormwater Management Property, it will notify Developer in writing. If Developer does not undertake the inspection, maintenance, or other performances within 30 days after Developer’s receipt of such written notification by the City, or within 30 days after Developer’s receipt of such notification provide the City with a schedule for undertaking the necessary maintenance which is reasonably acceptable to the City, the City may undertake such maintenance, inspection, or other performances and, in that event, the costs reasonably and actually incurr ed by the City shall be reimbursed by Developer to the City within 30 days after Developer’s receipt of a written demand therefore, which such written demand shall contain reasonable supporting documentation of such costs and, if Developer does not so time ly reimburse the City, then the City may recover its reasonable and actual costs by levying a special charge against the Developer Property. Developer for itself and 9 respective successors and assigns, hereby waives any statutory right which it may have to contest any such special charge by the City for City’s reasonable and actual costs to maintain the stormwater management facilities of the Stormwater Management Prope rty to the extent such maintenance by the City is permitted under this Agreement. 7. Obligations Run with Land . All of the terms and conditions in this Agreement, including the benefits and burdens, shall run with the land and shall be binding upon, inure to the benefit of, and be enforceable by Developer and City and their respective successors and assigns. The obligations of Developer under this Agreement are appurtenant to the Developer Property and may not be transferred separately from, or severed from, title to the Developer Property. 8. Insurance. Developer shall maintain in effect at all times during the term of this Agreement a policy of commercial general liability insurance naming City and any other party designated by City as the insured, to insure against injury to property, person, or loss of life arising out of Developer’s use, occupancy, or maintenance of the Easement, Stormwater Management Property, and/or Stormwater Infrastructure with limits of coverage that are at levels customarily maintained by businesses in the City of River Falls, Pierce and St. Croix Counties, Wisconsin. For each year in which this Agreement is in effect, Developer shall provide City and the other parties designated by City with a copy of the insurance policy endorsement or wording showing that City and the other parties have been added as additional insureds. The policy shall contain a supplemental endorsement covering contractual liability voluntarily assumed by the insured under this Agreement. Insurance required of Developer under this Agreement shall be written by companies duly qualified to do business in the State of Wisconsin and shall be satisfactory in all respects to City and the holder of any mortgage against the Property. Developer shall deliver to City copies of the policies or certificates evidencing the existence and amounts of the insurance with loss payable clauses satisfactory to City. No such policy shall be cancelable or subject to reduction of coverage or modification except after 30 days prior written notice to City. At least 30 days before the expiration of Developer’s policies, Developer shall furnish City with renewals or binders of the policies, or City may order such insurance and charge the cost to Developer. Developer shall not do or permit anything to be done that will invalidate the insurance policies furnished by Developer. City may from time to time require that the policy limits of any or all such insurance be increased to reflect the effects of inflation and changes in normal commercial insurance practice. 9. Indemnity. Developer, its successors and assigns agrees to hold harmless, defend and indemnify City, and its elected and appointed officials, officers, employees, and authorized representatives from all liability, suits, actions, claims, costs, damages, and expenses of every kind and description, including court costs and legal fees, for claims of any character, including liability and expenses in connection with the loss of life, personal injury, or damage to property, brought because of any injuries or damages received or sustained by any person, persons, or property on account of or arising out of this Agreement or the use of the Stormwater Management Property by Developer or its agents, contractors, subcontractors, invitees, or employees. Nothing contained within this Agreement is intended to be a waiver or estoppel of the City or its insurer to rely upon the limitations, defenses, and immunities contained within Wis. Stat. § 893.80, 895.52, and 345.05. The provisions of this section shall survive the termination or expiration of this Agreement. 10. Governing Law. This Agreement shall be construed and enforced in accordance with the internal laws of the State of Wisconsin. 10 11. Entire Agreement. This Agreement sets forth the entire understanding of the parties and may not be changed except by a written document executed and acknowledged by all parties to this Agreement and duly recorded in the office of the Register of Deeds of Pierce County, Wisconsin. 12. Notices. All notices to either party to this Agreement shall be delivered in person or sent by certified mail, postage prepaid, return receipt requested, to the other party at that party’s last known address. If the other party’s address is not known to the part y desiring to send a notice, the party sending the notice may use the address to which the other party’s property tax bills are sent. Either party may change its address for notice by providing written notice to the other party. 13. Invalidity. If any term or condition of this Agreement, or the application of this Agreement to any person or circumstance, shall be deemed invalid or unenforceable, the remainder of this Agreement, or the application of the term or condition to persons or circumstances other than those to which it is held invalid or unenforceable, shall not be affected thereby, and each term and condition shall be valid and enforceable to the fullest extent permitted by law. 14. Waiver. No delay or omission by any party in exercising any right or power arising out of any default under any of the terms or conditions of this Agreement shall be construed to be a waiver of the right or power. A waiver by a party of any of the obligations of the other party shall not be construed to be a waiver of any breach of any other terms or conditions of this Agreement. 15. Enforcement. Enforcement of this Agreement may be by proceedings at law or in equity against any person or persons violating or attempting or threatening to violate any term or condition in this Agreement, either to restrain or prevent the violation or to obtain any other relief. If a suit is brought to enforce this Agreement, the prevailing party shall be entitled to recover its costs, including reasonable attorney fees, from the non-prevailing party. 16. No Public Dedication. Nothing in this Agreement shall be deemed a gift or dedication of any portion of the easements granted under this Agreement to the general public or for any public purpose whatsoever. 17. No Liens. No party to this Agreement shall permit any claim, lien or other encumbrance arising from any party’s use of the Easement referenced herein to accrue against or attach to the property of any other party to this Agreement. 18. Condition. Developer agrees that it is accepting the Easement without any warranty or representations regarding the Easement Area or City Property whatsoever, in their “AS -IS,” “WHERE-IS,” “WITH ALL FAULTS” condition, and subject to all valid and existing licenses , leases, easements, grants, exceptions, encumbrances, title defects, matters of record, reservations, and conditions affecting the City Property and/or affecting access thereto. 19. Authority to Sign. The undersigned persons executing this Agreement on behalf of the City and Developer represent and certify that they are fully empowered to execute and deliver this document. 20. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, and all of which together shall constitute one and the same instrument. [SIGNATURE PAGES FOLLOW] [Signature Page 1 of 2] IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date. DEVELOPER: Creamery at Cedar, LLC, a Wisconsin limited liability company By:_____________________________________ Name: Jacob Johnson Its: Managing Member ACKNOWLEDGEMENT STATE OF WISCONSIN ) )ss. COUNTY OF _____________ ) Personally came before me on the ____ day of _____________, 2026, the above-named Jacob Johnson, to me known to be the person(s) who executed the foregoing instrument and acknowledged the same. _______________________________________ ___________________________, Notary Public State of ____________________ My commission expires: ___________________ THIS DOCUMENT DRAFTED BY: Atty Christopher B. Gierhart Weld Riley, S.C. PO Box 1030 Eau Claire, WI 54702-1030 [Signature Page 2 of 2] CITY: City of River Falls, a Wisconsin municipal corporation By: Alison Page, Mayor Attest: Amy White, City Clerk ACKNOWLEDGEMENT STATE OF WISCONSIN ) )ss. COUNTY OF __________________ ) Personally came before me on the ____ day of ____________, 20 26, the above -named Alison Page and Amy White, to me known to be the person(s) who executed the foregoing instrument and acknowledged the same. _______________________________________ ___________________________, Notary Public State of ____________________ My commission expires: ___________________ THIS DOCUMENT DRAFTED BY: Atty Christopher B. Gierhart Weld Riley, S.C. PO Box 1030 Eau Claire, WI 54702-1030 Exhibit A EXHIBIT A Legal Description of Developer Property The North 115 feet of all that part of Block 78 of N.N. & O.S. Powell's Addition to the Village of Kinnickinnic, now forming a part of the City of River Falls, Pierce County, Wisconsin, lying East of the east line of the right of way of the Chicago, St. Pa ul, Minneapolis and Omaha Railroad Company, the west boundary line of the above described tract being the east boundary line of said Railroad Company's land as owned and occupied by said Company in said Block 78. Part of Lot 6, Block 78, N.N. & O.S. Powell's Addition to the Village of Kinnickinnic, now forming a part of the City of River Falls, Pierce County, Wisconsin, described as follows: Beginning at a point 17.0 feet north of the south line of said Lot 6, at a distance or 80.0 feet Easterly at right angle to the centerline of the main track of the Chicago, St. Paul, Minneapolis and Omaha Railroad, thence S74°47'E a distance of 170.0 feet, more or less, to the east line of River Street as originally platted; thence North along the east line of River Street a distance of 47.5 feet to a point 17.0 feet north of the south line of said Lot 6 extended, thence West a distance of 180.0 feet, more or less to the Point of Beginning, EXCEPT that parcel described in Trustee 's Deed recorded as Document No. 566638. Patt of the Northwest Quarter of the Northeast Quarter (NW¼ of NE¼) of Section 1, Township 27 North, Range 19 West, including part of Lots 5 and 6, Block 78 and part of River Street, N.N. & O.S. Powell's Addition," City of River Falls, Pierce County, Wisco nsin, described as follows: Commencing at the N ¼ corner of said Section 1, thence along the north line of the NE ¼ of said Section 1, S88°00'49"E a distance of 973.06 feet; thence S01°59'1l"W a distance of 497.85 feet at a point that is 17 feet north of the south line of said Lot 6 and 80 feet Easterly of the centerline of the former railroad; thence along the Southerly line of that parcel of land described in deed recorded as Document No. 345113, S72°57'10"E a distance of 89.74 feet to the Point of Beginning; thence continuing along said line S72°57'10"E a distance of 67.51 feet; thence along the east tine of River Street N01°53'55"E a distance of 92.00 feet; thence S43°07'39"W a distance of 98.87 feet to the Point of Beginning. For informational purposes only: Tax Parcel No.: 276-01060-0100 [Exhibit B] EXHIBIT B Legal Description of City Property [Exhibit C] EXHIBIT C Depiction of Developer Property and City Property (Plan sheet with stormwater infrastructure) [Exhibit D] EXHIBIT D Easement Area (Legal description of Property) RESOLUTION NO. RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD) SPECIFIC IMPLEMENTATION PLAN (SIP) FOR A MIXED-USE PROJECT (THE CREAMERY AT CEDAR) WHEREAS, Matt and Stephanie Johnson submitted an application for a mixed-use development known as The Creamery at Cedar located at the intersection of West Cedar Street and River Street (PID 276010600100) and approval of a Planned Unit Development (PUD) Specific Implementation Plan (SIP) is the final step in the PUD process; and WHEREAS, the applicant is requesting flexibility from standard parking requirements through implementation of a distributed parking strategy utilizing a combination of on -site parking, public parking lots, on-street parking, shared private parking agreements, and operational management measures rather than accommodating all required parking demand on-site; and WHEREAS, the City is willing to grant the requested flexibility in exchange for the project’s contribution to downtown vitality, riverfront activation, trail connectivity, economic development, and implementation of Comprehensive Plan goals related to walkability and effic ient use of existing public parking infrastructure; and WHEREAS, the Council approved the General Development Plan on April 28, 2026 and found it to be acceptable and consistent with City plans for the area; and WHEREAS, the Plan Commission reviewed the Specific Implementation Plan on July 7 , 2026, and found it to be acceptable, substantially conformant with the approved General Development Plan, and consistent with the Comprehensive Plan; NOW, THEREFORE, BE IT RESOLVED , that the City Council of the City of River Falls hereby approves the Specific Implementation Plan for The Creamery at Cedar mixed -use development subject to the following conditions: 1. Development shall be in substantial conformance with the Specific Implementation Plan (SIP) approved herein. 2. The parking plan submitted as part of this approval and memorialized through this resolution shall govern implementation of the approved parking strategy. 3. Any shared or private parking agreements utilized to satisfy required parking shall be executed through a recordable document and remain in force for the duration of the approved use. 4. If any shared or private parking agreement used to satisfy required parking requirements is terminated, replacement parking sufficient to maintain compliance with the approved parking plan shall be secured within sixty (60) days. 5. If replacement parking sufficient to maintain compliance with the approved parking plan is not secured within sixty (60) days, occupancy of the building shall be reduced as necessary to remain compliant with available parking supply. 6. On-street parking credited toward satisfaction of required parking shall not exceed thirty percent (30%) of the total required parking supply. 7. Stormwater management improvements utilizing and expanding the existing City stormwater facility shall be implemented in accordance with approved engineering plans and memorialized through the Development Agreement. Dated this 28th day of July 2026. CITY OF RIVER FALLS Alison Page, Mayor ATTEST: Amy White, City Clerk RESOLUTION NO. RESOLUTION APPROVING DEVELOPER’S AGREEMENT WITH CREAMERY AT CEDAR, LLC WHEREAS, the City of River Falls and Creamery at Cedar, LLC have arrived at an agreement to build, own, and manage a brewery, restaurant, and event venue within Tax Increment District #14 ; and WHEREAS, a Developer’s Agreement has been drafted covering minimum improvements and the provision of various forms of financial assistance; and WHEREAS, the Development Agreement includes the following terms: • Minimum tax value $4,800,000, minimum tax amount $72,406 • Guarantee term 15 years • Development incentives in the amount of $331,000 • Anticipated start of construction is October 1, 2026, and substantial completion is December 31, 2027, subject to unavoidable delays WHEREAS, the Common Council has reviewed the Developer’s Agreement at its meeting of July 28, 2026, and found the terms and conditions acceptable; NOW, THEREFORE, BE IT RESOLVED that the Common Council hereby approves the Developer’s Agreement with Creamery at Cedar , LLC and authorizes the City Administrator to finalize the necessary terms and agreements on behalf of the City. Dated this 28 th day of July, 2026. Alison H. Page, Mayor ATTEST: Amy White, City Clerk 6 MEMORANDUM TO: Mayor Page and City Council FROM: Kevin Westhuis, Utility Director Jenna Willi, WPPI Energy Services Manager DATE: July 28, 2026 TITLE: RESOLUTION APPROVING ADDITION OF A RG -3 OPTIONAL RESIDENTIAL RATE _____________________________________________________________________ RECOMMENDED ACTION Adopt a resolution approving the addition of a Rg-3 option time of use rate for utility rate options for residential customers. BACKGROUND River Falls Municipal Utilities currently offers one optional time of use residential rate (the Rg-2 rate) for customers to consider. This rate encourages customers to shift their energy use to off- peak hours (overnights and weekends) by charging less for energy used during that time. Conversely, energy used during peak hours costs customers more per kWh. For comparison, a customer on the standard rate (Rg-1), pays $0.1257/kWh for all energy consumed. A customer on the Rg-2 time of use rate pays $0.2065/kWh during on- peak hours (8am to 8pm on weekdays), and $0.0815/kWh for energy used during off- peak hours. Customers who elect to move to the Rg-2 rate must stay on the rate for at least one year before moving back to the standard rate. Customers opting to be on the Rg-2 rate are currently annually notified by letter if the rate continues to benefit them. Memorandum to Mayor and City Council July 28, 2026 Page 2 Because of the utility’s integration of AMI meters, there is an annual analysis run to identify those customers that would potentially benefit from switching to the Rg- 2 rate. They are currently notified via letter of this option and potential savings. Customers also have access to MyAccount, which provides a “Compare your rate options” tool that allows them to analyze if the Rg-2 optional rate might benefit them. The image provided is a snapshot of that tool. RG-3 RATE OPTION The RG-3 rate would provide an additional optional residential rate for customers to consider. This three-tier time-of-use rate is designed to support residential customers who charge electric vehicles at home by encouraging charging during periods when el ectricity costs are lowest. Specifically, the rate incentivizes customers to charge their vehicles between midnight and 5:00 a.m., when system demand and wholesale energy costs are typically at their lowest. By shifting EV charging to off-peak hours, the RG-3 rate helps reduce stress on the utility's electric distribution system while lowering wholesale power costs. As more electric vehicle owners enroll in the RG -3 rate and adjust their charging habits, River Falls Municipal Utilities can expect to reduce its wholesale power expenses compared to maintaining those customers on the standard residential rate. These wholesale cost savings benefit the utility as a whole and help support lower overall system costs for all customers, not just those who own electric vehicles. The RG-3 rate option is also straightforward for customers to use. Electric vehicle owners can simply program their vehicles to charge during overnight, off -peak hours and realize estimated savings of approximately $200 annually without making any addition al changes to their energy use. While the rate is particularly beneficial for EV owners, it may also provide savings for non- EV customers whose energy usage aligns with the off-peak pricing structure. The RG-3 rate would be available as an optional rate for all residential customers and could be evaluated through the utility's MyAccount rate comparison tool. The utility would continue its Memorandum to Mayor and City Council July 28, 2026 Page 3 customer outreach efforts to identify and educate customers who may benefit from optional rate offerings, including both the RG-2 and RG-3 rate options. River Falls Municipal Utilities is well positioned to offer the RG-3 rate because the utility's system peak aligns with the proposed on- peak pricing period of 3:00 p.m. to 7:00 p.m. In addition, the community has a significant number of registered electric vehicles, creating an opportunity for customers to reduce their energy costs by shifting charging to off -peak hours. Increased participation in the RG-3 rate can also help lower the utility's wholesale power costs by reducing demand during peak periods, providing system -wide benefits that ultimately support all utility customers. FINANCIAL CONSDERATIONS The cost to River Falls Municipal Utilities to implement the RG -3 rate option would be limited to the expense of filing the rate with the Wisconsin Public Service Commission (PSC). WPPI is currently coordinating a joint filing with several member utilities , which would reduce the filing costs for River Falls Municipal Utilities if it elects to participate in the group submission. CONCLUSION Staff recommend that the City of River Falls Common Council approve and authorize the City Administrator to execute all necessary documents related to having the River Falls Municipal Utilities move forward with the addition of the Rg -3 optional time of use rate to residential rate options. RESOLUTION NO. RESOLUTION APPROVING ADDITION OF A RG-3 OPTIONAL RESIDENTIAL RATE WHEREAS, the City of River Falls Utility Advisory Board recommends that the River Falls Common Council approve the Rg-3 Optional Rate as a beneficial addition to our rate options for residential customers; and WHEREAS, the proposed optional rate introduces a 3-tier time of use rate designed to encourage high load use, like EV charging, to shift to overnight (midnight to 5 AM), when system costs are lowest; and WHEREAS, this shift can help provide a savings benefit to all customers (not just EV owners), as the load shift helps lower wholesale costs and reduces stress on the distribution system for the utility during system peak times; and NOW, THEREFORE, BE IT RESOLVED the River Falls Common Council authorizes the City Administrator to move forward with the application for the utility to adopt the optional Rg-3 rate. Dated this 28 th day of July 2026. __________________________ Alison H. Page, Mayor ATTEST: ________________________________ Amy White, City Clerk 7 MEMORANDUM TO: Mayor Page and City Council FROM: Kevin Westhuis, Utility Director DATE: July 28, 2026 TITLE: RESOLUTION APPROVING PURCHASE OF WHITETAIL RIDGE CORPORATE PARK STREET LIGHTING _____________________________________________________________________ RECOMMENDED ACTION Adopt a resolution awarding the purchase of Lumec street-light poles and luminaires from Border States to replace the existing street -lighting infrastructure along Whitetail Ridge Corporate Park Street in the amount of $ 162,288 and authorize the City Administrator to execute all necessary documents related to the purchase. BACKGROUND Several street-light poles within the City of River Falls have deteriorated due to age, corrosion, weather exposure, and normal wear. Continued deterioration increases the risk of structural failure, service interruptions, and higher maintenance costs. Replacing these poles will improve system reliability, enhance public safety, reduce maintenance needs, and ensure compliance with current engineering and electrical standards. DISCUSSION River Falls Municipal Utilities (RFMU) recommends issuing a purchase order to Border States of Rochester, Minnesota, for the replacement of existing street-lighting infrastructure along Whitetail Ridge Corporate Park. This project represents the first phase of a multi-year effort to replace aging street lighting infrastructure throughout the corporate park. Staff has identified several street-light poles that exhibit signs of deterioration, including corrosion, material degradation, and structural wear associated with age and environmental exposure. While routine maintenance has extended the useful life of these assets, continued repairs are becoming less cost-effective and do not address the underlying condition of the poles. Replacement of the affected poles is recommended to maintain a safe and reliable street-lighting system. New poles will provide improved structural integrity, reduce the likelihood of service Figures 1 & 2: Current Street lighting & future street lighting. Memorandum to Mayor and City Council July 28, 2026 Page 2 disruptions, and lower ongoing maintenance requirements. The replacements will be designed and installed in accordance with current engineering, electrical, and safety standards. The project is expected to improve lighting system reliability and support public safety by maintaining adequate illumination for motorists, bicyclists, and pedestrians. Completing the work proactively will help avoid more costly emergency repairs and mini mize the risk of pole failures that could damage public infrastructure or create safety hazards. The new streetlights will closely resemble the new lights in Mann Valley Corporate Park. Staff solicited quotations from multiple vendors for the proposed street-lighting improvements and received responses from Border States and Stuart C. Irby. Border States submitted the lowest responsive quote and is familiar with the existing street -lighting system through its established working relationship with RFMU. FINANCIAL CONSIDERATIONS The estimated cost of the street-light pole replacement project is $162,288. Funding for the project is approved in the 2026 Capital Improvement Program (CIP) 12- 610-005 for the Electric Utility street lighting. The project is consistent with the City's planned infrastructure maintenance and replacement program. Replacing the poles at this time is expected to reduce future maintenance and repair costs associated with aging infrastructure and help avoid potential emergency expenditures resulting from pole failures. CONCLUSION Staff recommends the City of River Falls Common Council approve the purchase of Lumec street- light poles and luminaires from Border States in the amount of $162,288 and authorize the City Administrator to execute all necessary documents related to the purchase. Company Quote Border States $162,288 Stuart C. Irby $172,850 Sources Amount Uses Amount Electric Utility Fund $162,288 Lumec Street Lighting $162,288 Total Sources $162,288 Total Uses $162,288 RESOLUTION NO. RESOLUTION APPROVING PURCHASE OF WHITETAIL RIDGE CORPORATE STREET LIGHTING WHEREAS, the City of River Falls Utility Advisory Board recommends that the River Falls Common Council approve the purchase of a Lumec street-light poles and luminaries from Border States; and WHEREAS, Border States has submitted a quote for the purchase of the Lumec street-light poles and luminaries; and WHEREAS, the 2026 Capital Improvement Plan contemplated the project amount to be $314,000 for the Whitetail Ridge Corporate Park street-lighting; and WHEREAS, Border States has submitted a quote in the amount of $162,288; and NOW, THEREFORE, BE IT RESOLVED the River Falls Common Council authorizes the purchase of the Lumec street-light poles and luminaries from Border States in the amount of $162,288. Dated this 28 th day of July 2026. __________________________ Alison H. Page, Mayor ATTEST: ________________________________ Amy White, City Clerk ________________________________________________________________________________________________________________________ Cust Item Item Material Quantity Price Per UoM Value MFG - Description________________________________________________________________________________________________________________________ 000010 15 EA 10,792.00 / 1 EA 161,880.00 - DMS50-70W64LED4K-G3-LE3S-240-DMG-SP2 LEAD TIME 14 WEEKS 000020 1 EA 408.79 / 1 EA 408.79 - STT-611 MULTI COLOR CHARGE LEAD TIME 14 WEEKS________________________________________________________________________________________________________________________ Total $ 162,288.79 State Tax $ 0.000 % 0.00 County Tax $ 0.000 % 0.00 Local Tax $ 0.000 % 0.00 Other Tax1 $ 0.000 % 0.00 Other Tax2 $ 0.000 % 0.00 Other Tax3 $ 0.000 % 0.00 Tax Subtotal $ 0.000 % 0.00 Net Amount $ 162,288.79 To access Border States Terms and Conditions of Sale, please go to https://www.borderstates.com The quoted sales tax is an estimate only based upon the information provided in this quote and will be finalized at the time of Invoice based upon the material purchased, quantity purchased, and delivery location. Shipping and handling fees in this quote are an estimate only and will be finalized at the time of Invoice. Border States - RCH 100 Carlton Street SW Rochester MN 55902 Phone: 507-280-4670 All clerical errors contained herein are subject to correction. In the event of any cost or price increases from manufacturers or other suppliers, caused by, but not limited to, currency fluctuations, raw material or labor prices, fuel or transportation cost increases, and any import tariffs, taxes, fees, or surcharges, Border States reserves the exclusive right to change its pricing at the time of shipping and will provide notice of any such change to its customers prior to costs being incurred. Inco Terms: PPA PREPAID & ALLOW FREIGHT Ship-to: RIVER FALLS MUNICIPAL UTILITIES 950 BENSON ST RIVER FALLS WI 54022 Quote: 28542216 Sold-To Acct #: 5144 Valid From: 06/08/2026 To: 06/15/2026 PO No: Lumec PO Date: 06/08/2026 Payment Terms: NET 25TH PROX (31) Created By: Easton H Knealing Tel No: Fax No: RIVER FALLS MUNICIPAL UTILITIES 222 LEWIS ST STE 228 RIVER FALLS WI 54022-2190 Quote Page: 1 of 1 _____________________________________________ MEMORANDUM TO: Mayor Page and Council Members FROM: Brenda Randleman, Office Support Specialist DATE: July 28, 2026 TITLE: RESOLUTION APPROVING LUTHER MEMORIAL CHURCH FOR NOISE CONTROL EXEMPTION FOR SPECIAL EVENT RECOMMENDED ACTION Approve the resolution authorizing an exemption to the City's Noise Control Ordinance for the annual Trunk or Treat event on Sunday, October 25, 2026. BACKGROUND Luther Memorial Church has submitted a Special Event Permit application to host its annual Trunk or Treat community event on Sunday, October 25, 2026, at 420 South 4th Street, River Falls. The event is a free, family-friendly community outreach that provides a safe Halloween alternative for area families and has become an annual tradition in the community. The event will take place from 4:30 p.m. to 6:00 p.m., with setup beginning at 10:30 a.m. and cleanup concluding at approximately 7:00 p.m. Activities include more than 25 decorated vehicle trunks, bounce houses, games, food, and participation from local organizations, including the River Falls Police Department, Fire Department, Ambulance Service, the University of Wisconsin– River Falls, and the St. Croix County Sheriff's Mounted Posse. The event also includes a community food drive benefiting the local food pantry. DISCUSSION The applicant has requested a Noise Control Ordinance exemption to allow amplified sound, announcements, and music associated with the event. The request is limited to the event date and approved hours. CONCLUSION The Luther Memorial Church Trunk or Treat event provides a well-established community service by offering a safe, family-oriented Halloween celebration while supporting local organizations and the community food pantry. Approving Noise Control Ordinance exemption will allow the event to use amplification of sound on October 25, 2026. 8 RESOLUTION NO. A RESOLUTION APPROVING LUTHER MEMORIAL CHURCH FOR NOISE CONTROL EXEMPTION FOR SPECIAL EVENT WHEREAS, Luther Memorial Church has submitted a Special Event Permit application to host its annual Trunk or Treat community event on Sunday, October 25, 2026, at 420 South 4th Street, River Falls, Wisconsin; and WHEREAS, the event is a free, family-friendly community outreach designed to provide a safe Halloween alternative for River Falls families and includes activities such as decorated vehicle trunks, games, bounce houses, food, community engagement with local public safety agencies, and a food pantry donation drive; and WHEREAS, the event is scheduled to take place from 4:30 p.m. to 6:00 p.m., with setup beginning at 10:30 a.m. and cleanup concluding at approximately 7:00 p.m.; and WHEREAS, the applicant has requested the exemption of the noise control ordinance to allow amplified sound, announcements, and music associated with the event. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of the River Falls hereby approves the request for the exemption to the noise control ordinance for the Luther Memorial Church Trunk or Treat event. Dated this 28th day of July 2026 Alison H. Page, Mayor ATTEST: Amy White, City Clerk MEMORANDUM TO: Mayor Page and Council Members FROM: Brenda Randleman, Office Support Specialist DATE: July 28, 2026 TITLE: RESOLUTION APPROVING 7 TH AND LINDEN NEIGHBORHOOD BLOCK PARTY OPEN CONTAINER EXEMPTION FOR SPECIAL EVENT RECOMMENDED ACTION Approve the Neighborhood Block Party open container exemption request for Friday, August 14, 2026, from 5:30 p.m. to 9:30 p.m. BACKGROUND The City has received a Neighborhood Block Party and Street Closure Request from Mathew Lesneski and Traci Lesneski for a neighborhood gathering on Friday, August 14, 2026. The request is to temporarily close Linden Street from 7th Street to North 8th Street to provide a safe environment for residents to gather. The application includes the required neighborhood petition and identifies the locations where City barricades will be needed at Linden Street and 7th Street and Linden Street and North 8th Street. The applicants have indicated they are not requesting an exception to the City's excessive noise ordinance, but are requesting an exception to the open container ordinance, as permitted through City Council approval. DISCUSSION The proposed street closure is consistent with the City's Neighborhood Block Party procedures and is intended to promote neighborhood engagement while maintaining public safety. The applicants acknowledge the City's requirements, including maintaining emergency vehicle access and ensuring that tents, tables, inflatables, or other equipment do not obstruct the roadway. City staff has reviewed the application and determined that the requested closure can be accommodated. Barricades will be placed at the designated intersections for the duration of the event. Because the applicants have requested an exception to the City's open container ordinance, City Council approval is required before the exception may be granted. CONCLUSION Approval of the requests would permit regulated alcohol service within a designated event area during approved event hours while maintaining compliance with applicable City ordinances and Wisconsin alcohol beverage regulations. 9 RESOLUTION NO. RESOLUTION APPROVING AN EXCEPTION TO THE CITY ORDINANCE PROHIBITING ALCOHOL FOR THE BLOCK PARTY EVENT ON AUGUST 14, 2026 WHEREAS, the City of River Falls has received a Neighborhood Block Party and Street Closure Request from Mathew Lesneski and Traci Lesneski for a neighborhood block party to be held on Friday, August 14, 2026; and WHEREAS, the applicants have requested an exception to the City's Open Container Ordinance for the duration of the event, which requires approval by the City Council; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of River Falls, Wisconsin, that: the City Council approves a temporary exception to the City's Open Container Ordinance for the above- described neighborhood block party during the approved event hours. Dated this 26th day of July 2026. Alison H. Page, Mayor ATTEST: ___________________________ Amy White, City Clerk City of River SPECIAL EVENT APPLICATION 222 Lewis St River Falls, WI 54022 715-425-0900 specialevents@rfcity.org Applicant Information Name: E-mail: Organization: Address: (Street / PO Box, City, State, Zip Code) Event Information Private? Event Location: Proposed Start Time: Proposed End Time: Date of Event Take Down: Number of Staff Working: If yes, provide amounts: Event Title: Date of Event: Estimated Number of Attendees: Date of Event Setup: Is the event: Public? Will admission fees be required? %UieI DHVcUiStion oI (Yent: Event Marketing (Please describe how the event will be marketed): Yes No Yes No Yes No Yes No Yes No Yes No Will alcohol be served/sold" Will food be served/sold? Will items or services be sold? Will there be fireworkV? Is this a run/walk/bike evenW" Is this a block party? ,V WKiV a SaraGe" Proof of insurance and affidavit of applicant attached? Yes No If yes, see Appendix A If yes, see Appendix B If yes, see Appendix B ,f yes, see Appendix C If yes, fill out first page and Appendix D ,f yes, fill out first page and Appendix E ,I \eV IiOO RXW IirVW SaJe aQG $SSeQGi[ ) Needed if filling out A, B, or C. See Appendix *. Phone: Page 1 <eV 1R Appendix E City of River Falls Neighborhood Block Party and Street Closure Request Form All requests for block parties must be submitted to the City Clerk's Office preferably 30 days in advance of the party date. Upon receipt of the completed Block Party Request Form and Neighborhood Petition Form, the chairperson of event will be notified if their street closure was approved or not approved. Questions can be addressed to Sargent Denton Anderson at 715-425-0909. STREET TO BE CLOSED IF ONLY A SECTION OF THE STREET IS TO BE CLOSED, GIVE HOUSE NUMBERS OR CROSS STREETS DATE OF EVENT START TIME END TIME RAIN DATE IF APPL. START TIME END TIME EVENT CHAIRPERSON NAME 1 ADDRESS CONTACT NUMBER EVENT CHAIRPERSON NAME 2 ADDRESS CONTACT NUMBER REQUIREMENTS FOR BLOCK PARTY APPROVAL 1. Block Party Request Form and Neighborhood Petition Form must be filled out completely and submitted to the City Clerks Office. 2. Residents on the affected street should be contacted and agree to closing the street. Neighborhood contact will be verified by the completion of the Neighborhood Petition Form. 3. Movable barricades needed at which locations? 4. Objects such as tents, tables and inflatable games that would hinder free access to emergency vehicles should not be placed in such a manner as to create that type of obstruction. 5. City ordinances prohibit open containers of alcoholic beverages on city streets and sidewalks and violations for excessive noise such as loud music without an exception granted by the City Council. Please check this box if you would like to pursue an exception to the open container restriction as explained in Municipal Ordinance 9.24.040. Please check this box if you would like to pursue an exception to the excessive noise restriction as explained in Municipal Ordinance 8.28.020 I, the above named event chairperson, hereby requests permission for a street closure at the above specified location, date and times, for the purposes of a block party. I have read and understand the above requirements. Signature of Event Chairperson Date OTHER INFORMATION: Page 17 This page for Police Department Use Only If no exemption is requested: Approval by Chief of Police for said Block Party Request. ______________________________ ____________ Signature of Chief of Police Date Denial by Chief of Police for said Block Party Request. ______________________________ ____________ Signature of Chief of Police Date If exemption is requested: Recommendation by Chief of Police to City Council to approve said Block Party Request. ______________________________ ____________ Signature of Chief of Police Date Recommendation by Chief of Police to City Council to deny said Block Party Request on the following basis: ______________________________ ____________ Signature of Chief of Police Date Further information regarding recommendation: ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ Date Application Received: ______________ Page 19 10 MEMORANDUM TO: Mayor and City Council FROM: Keri Schreiner, Economic Development Manager DATE: July 28, 2026 TITLE: RESOLUTION APPROVING AMENDMENT TO THE 2017 DEVELOPMENT AGREEMENT WITH THE RIVER FALLS ECONOMIC DEVELOPMENT CORPORATION FOR THE ST. CROIX VALLEY BUSINESS INNOVATION CENTER RECOMMENDED ACTION Approve resolution approving the Amendment to the 2017 Development Agreement with the River Falls Economic Development Corporation (RFEDC) for the St. Croix Valley Business Innovation Center (SCVBIC). BACKGROUND In 2012, the RFEDC, City of River Falls (City), University of Wisconsin- River Falls (UWRF), and Chippewa Valley Technical College (CVTC) started actively preparing for the development of the SCVBIC. On March 12, 2015, the City , RFEDC, and UWRF applied to the US. Economic Development Administration (EDA) for funding to construct the St. Croix Valley Business Incubator. The Public Works and Economic Development Facilities Grant provided a 50 percent match of federal funds for the cost of economic development infrastructure investments. While funding was denied in that round, additional guidance was provided by EDA should the partners proceed with a follow-up application. On June 12, 2015, the City, RFEDC, and UWRF submitted an updated application to EDA. In October 2015, the City was notified that the partners had been awarded a $1.4 million U.S. Economic Development Administration Investments for Public Works and Economic Development Facilities grant to construct the SCVBIC. On January 24, 2017, the City entered into a Development Agreement with the RFEDC for the building of the SCVBIC (Exhibit 1). The Development Agreement included the following parameters for the SCVBIC building: • Minimum 30,000 square foot building • Substantial completion of the minimum improvements by May 29, 2018 • Tax assessment value of not less than $3,000,000 • Annual payment in lieu of taxes (PILOT) starting in year five (5) estimated at $21,000 • Developer commits to maintaining electric, water and wastewater services through the River Falls Municipal Utilities All the above parameters have been met by the RFEDC and the City provided $300,000 towards the building project as a development incentive. The City also donated the land for the building, valued at $360,000. Memorandum to Mayor and City Council July 28, 2026 Page 2 The building opened in 2018 and according to the 2025 Annual Report, since then: • 26 businesses have graduated from the Innovation Center and 95 percent stayed in the region • 44 percent of businesses grew in space at the Innovation Center • Businesses at the Innovation Center have a 85 percent survival rate vs the 50 percent national average • Over $34 million in capital infusion • Businesses at the Innovation Center have created 146 jobs and retained 212 jobs DISCUSSION Because of the continued success of the SCVBIC, there is an opportunity to expand the building through a EDA Public Works grant. In 2023, the City and SCVBIC staff started working with Merchant McIntyre Associates on an EDA application for the approximately 18 ,000 sq/ft expansion of the SCVBIC. The proposed expansion would include three industrial bays, including the potential for additional food ready space, office space, and bathrooms. On July 23, 2024 , the City Council approved a resolution regarding the joint submission of the EDA Public Works Application for the expansion and authorized the City to apply for the grant and administer the award. The RFEDC approved this resolution at their July 8, 2024 meeting. In December 2024, the City submitted the EDA application and are currently waiting for written award approval from the EDA. The proposed cost for the expansion is approximately $4.4 million with EDA funding aproximately $2.2 million, or half of the construction cost. The RFEDC is committing to the required 50 percent local funding match. Expasion of the SCVBIC is included in the City of River Falls 2025 – 2027 Strategic Initiatives .To support the expansion of the building, staff is recommending the City Council approve an Amendment to the 2017 Development Agreement (Exhibit 2) which includes the following parameters: • Upon execution of the Amendment to the Development Agreement, the City shall pay the RFEDC $100,000 to be used for obtaining architectural and engineering plans f or the building expansion. • Within 30 days of issuance of a C ertificate of Occupancy by the City for the building addition, the City will pay the RFEDC $320,000 as a development incentive • Starting the year after the Certificate of Occupancy is issued, the remining PILOT payments from the SCVBIC would be waived FINANCIAL CONSIDERATIONS Below is the proposed funding for the SCVBIC building expansion. SOURCES USES Economic Development Administration Grant $2,195,204 First National Bank of River Falls - RFEDC Loan $2,000,000 Memorandum to Mayor and City Council July 28, 2026 Page 3 City – Development Incentive from TID #10 $420,000 TOTAL $4,615,204 The City’s $420,000 development incentive w ill come from Tax Increment District (TID) #10. Approximately $220,000 of the $420,000 development incentive from the City w ill go into the RFEDC’s reserve fund per the First National Bank of River Falls’ one year of debt service loan requirement CONCLUSION Staff recommends approval of the resolution approving the Amendment to the 2017 Development Agreement with the River Falls Economic Development Corporation for the St. Croix Valley Business Innovation Center. -1- AMENDMENT TO THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF RIVER FALLS AND RIVER FALLS ECONOMIC DEVELOPMENT CORPORATION FOR THE ST. CROIX VALLEY BUSINESS INCUBATOR THIS AMENDMENT TO THE DEVELOPMENT AGREEMENT (the “Amendment”) is made and entered this ________ day of , 2026 (the “Effective Date”), by and between the City of River Falls, a municipal corporation organized under the laws of the State of Wisconsin (hereinafter called “City ”), and River Falls Economic Development Corporation, a Wisconsin 501(c)(6) not -for-profit economic development corporation (hereinafter called “Developer”). WITNESSETH: WHEREAS, the City and the Developer entered into a Development Agreement dated January 24, 2017 (the “Agreement”), for the development of the Development Property; and WHEREAS, City and Developer desire that the Developer constructs an addition to the Project located on the Development Property (the “Addition”) generally consistent with the plans attached hereto as Exhibit 1 (the “Plans”); and WHEREAS, the City and Developer have agreed that it is in the best interests of both parties to revise the Agreement to allow for additional incentives from City to Developer if Developer constructs the Addition; and NOW, THEREFORE, in consideration of the promises and the mutual obligations of the parties hereto, each of them does hereby covenant and ag ree with each other to amend the Agreement as follows: 1. Addition. The Addition is the construction of an expansion to the existing St. Croix Valley Business Incubation Center (the “SCVBIC”) located on the Development Property consistent with the Plans. Upon execution of this Amendment by Developer and City, City shall pay to Developer the sum of One Hundred Thousand Dollars ($100,000.00) from TID No. 10 to be used for obtaining architectural and engineering plans from the Addition. Within 30 days of issuance of a certificate of occupancy by the City for the Addition to the SCVBIC consistent with the Plans, and provided the certificate of o ccupancy for the Addition is issued no later than a date as agreed to by the City and the D eveloper, the City will pay to the Developer the sum of Three Hundred Twenty Thousand and NO/100 Dollars ($320,000.00) from Tax Increment District No. 10, consistent with the terms of the Tax Increment Financing Plan, and provided that the expenditure period for Tax Increment District No. 10 has not ended. Further, the Developer shall no longer be required to make the Annual PILOT commencing in the year following the year of issuance of the certificate of occupancy for the Addition. 2. Definitions. All capitalized terms not otherwise defined herein, shall have the meanings ascribed to them in the Agreement. -2- 3. Counterparts. This Amendment may be executed in one or more counterparts, each of which shall be deemed an original and all of which, when taken together, shall constitute one instrument. 4. Remaining Terms . All other terms and conditions of the Agreement , unless specifically amended herein, shall remain in full force and effect. [SIGNATURE PAGES FOLLOW] [Signature Page 1 of 2] IN WITNESS WHEREOF, as of the Effective Date, the City has caused this Amendment to be duly executed in its name and behalf and its seal to be hereunder duly affixed and Developer has caused this Amendment to be duly executed in its name and behalf. CITY OF RIVER FALLS Alison H. Page, Mayor ATTEST: _______________________________ Amy White, City Clerk [Signature Page 2 of 2] RIVER FALLS ECONOMIC DEVELOPMENT CORPORATION By: Name: Shari Frisbie Title: President RESOLUTION NO. RESOLUTION APPROVING AMENDMENT TO THE 2017 DEVELOPMENT AGREEMENT WITH THE RIVER FALLS ECONOMIC DEVELOPMENT CORPORATION FOR THE ST. CROIX VALLEY BUSINESS INNOVATION CENTER WHEREAS, the City of River Falls has partnered with the River Falls Economic Development Corporation (RFEDC), the University of Wisconsin – River Falls, and Chippewa Valley Technical College to develop and open the St. Croix Valley Business Innovation Center; and WHEREAS, because of the continued success of the SCVBIC, there is an opportunity to expand the building through an EDA Public Works grant; and WHEREAS, an EDA application for the approximately 18,000 sq/ft expansion of the SCVBIC has been submitted which would include additional industrial and office space and bathrooms; and WHEREAS, an amendment to the 2017 Development Agreement with the RFEDC has been drafted covering the provision of various forms of financial assistance; and WHEREAS, the Common Council has reviewed the Amendment to the 2017 Development Agreement with the RFEDC at their July 28, 2026, meeting and found the terms and conditions favorable; and NOW, THEREFORE, BE IT RESOLVED , that the C ommon Council of the City of River Falls hereby approves the Amendment to the 2017 Development Agreement with the River Falls Economic Development Corporation for the St. Croix Valley Business Innovation Center and authorizes the City Administrator or designee to finalize the necessary terms and agreements. Dated this 28 th day of July, 2026. CITY OF RIVER FALLS Alison H. Page, Mayor ATTEST: Amy White, City Clerk 11 MEMORANDUM TO: Mayor and City Council FROM: Amy Peterson, Community Development Director DATE: July 28, 2026 TITLE: RESOLUTION APPROVING THE PURCHASE AGREEMENT FOR 404 S WINTER STREET RECOMMENDED ACTION Approve resolution and purchase agreement for the purchase of approximately 2.2 acres at 404 S Winter Street. BACKGROUND The property currently owned by Foster Associates Inc. at 404 S Winter Street is approximately 2.2 acres and abuts the Kinnickinnic River and Lake George to the north and the multifamily developments of University Falls and Lake George Lofts to the south. The only building on the property is a shed, and the City has easements over the property for sewer, stormwater and trail infrastructure. This parcel has been vacant since the mobile home park was removed more than a decade ago. The property first came on the market in the summer of 2025 listing at $450,000, and the City put in an offer, but another offer was accepted. That offer fell through and the attached offer was once again submitted and accepted. DISCUSSION This property is a key parcel in the Kinni Corridor Project implementation from mul tiple perspectives. This is the only major parcel that the City does not control within the U.S. Army Corps of Engineers (USACE) project area. In addition, the USACE Feasibility Study identifies this parcel as the main access point for project work within the Lake George basin. If the City does not control this parcel, at minimum an easement will be necessary for construction of the USACE project. Currently there are many infrastructure easements on the property. Staff looks to clean up those that are not needed and combine where feasible, while maintaining ownership control of the shoreline. Staff recommendation is that the property along the shoreline be retained in City ownership and necessary easements, including a construction easement for the USACE project, are retained and then the City can create a certified survey map to create a saleable parcel for the approximatley one plus acres of developable land. The parcel is currently zoned R2- Multiple Family Medium Density with an attached Planned Unit Development (PUD) that will also require modification should the City put the parcel out to RFP for development in the future. The Campus Corridor Concept Report provides minimal recommendation for this parcel, only suggesting another building with shared surface parking with the developments to the south. Memorandum to Mayor and City Council July 28, 2026 Page 2 FINANCIAL CONSIDERATIONS The accepted purchase offer sets the sale price at $350,000 with $1,000 earnest money to be applied as credit to the purchase. Council approval is required on or before July 28, 2026 and closing shall be on or before August 31, 2026. The source of the $350,000 to acquire the property will come from the Tax Increment District (TID) 8 with a General Fund Advance. SOURCES USES TID 8 (General Fund Advance) $350,000 Land Acquisition $350,000 Purchase Agreement with Foster Associates, INC. The City has negotiated the $350,000 purchase of the approximately 2.2-acre parcel on S Winter Street (Exhibit 1). This property is located within TID 8, which was created in 2010 and is scheduled to close in 2037. CONCLUSION Staff recommends approval of the resolution approving the Purchase Agreement with Foster Associates, INC. for property located at 404 S Winter Street. RESOLUTION NO. RESOLUTION APPROVING THE PURCHASE AGREEMENT FOR 404 S WINTER STREET WHEREAS, the property located at 404 S Winter Street is owned by Foster Associates, INC.; and WHEREAS, the property has been identified by the City of River Falls (City) as a key property in the Kinni Corridor Project implantation; and WHEREAS, this is the only major parcel that the City does not control within the U.S. Army Corps of Engineers (USACE) project area; and WHEREAS, the USACE Feasibility Study identifies this parcel as the main access point for project work within the Lake George basin; and WHEREAS, a purchase agreement has been negotiated, subject to approval from the Common Council; and WHEREAS, The City has negotiated the $350,000 purchase of the approximately 2.2-acre parcel; and NOW, THEREFORE, BE IT RESOLVED , that the C ommon Council of the City of River Falls hereby approves the purchase agreement with Foster Associates, INC. for the property located at 404 S Winter Street and authorizes the City Administrator or designee to finalize the purchase of the property, and further authorizes the City Administrator to approve any assignment of the Purchase Agreement. Dated this 28 th day of July, 2026. CITY OF RIVER FALLS Alison H. Page, Mayor ATTEST: Amy White, City Clerk 12 MEMORANDUM TO: Mayor Page and City Council FROM: Kevin Westhuis, Utility Director DATE: July 28, 2026 TITLE: RESOLUTION APPROVING THE CITY OF RIVER FALLS MOVE FORWARD WITH DUE DILIGENCE RELATED TO THE PURCHASE OF THE ST. CROIX GAS, LLC RECOMMENDED ACTION Staff recommends that the City Council approve a resolution authorizing the City Administrator to proceed with the due diligence process for the potential acquisition of St. Croix Gas, LLC. This includes negotiating a purchase agreement, completing a financial assessment, initiating the Wisconsin Public Service Commission (PSC) approval process, and preparing for a city -wide referendum to seek City of River Falls voter approval of the proposed acquisition. INTRODUCTION Approximately one year ago, the owners of St. Croix Gas, LLC approached the City of River Falls to determine whether the City would be interested in purchasing their regulated natural gas utility. Because the City currently owns and successfully operates municipal electric, water, and wastewater utilities, staff believes that adding a natural gas utility would complement our existing operations and align well with our core expertise in providing essential utility services. DISCUSSION Customers and Operations: St. Croix Gas , LLC is a is a family -owned and operated regulated natural gas utility that has served the River Falls community for more than 60 years . The operation currently serves approximately 10,000 customers throughout River Falls, the neighboring townships, Prescott and Hammond. For context, the River Falls Municipal Electric Utility currently serves approximately 8,000 customers. The company employs 14 people, including seven field employees who install and maintain the natural gas distribution system, five office employees, and two working owner/operators. The City's intent is to retain these employees (minus the owners) and continue utilizing their knowledge and experience in their current roles to ensure continuity of service and operations. Memorandum to Mayor and City Council July 28, 2026 Page 2 Real Estate: The proposed acquisition also includes two real estate assets owned by St. Croix Gas, LLC: • The corporate office, located at the corner of Spring Street and Second Street (415 South 2nd Street River Falls, WI). • The operations and maintenance facility, located on North Quarry Court, east of the First Covenant Church. Case for Purchase: The proposed acquisition presents several strategic benefits for the City of River Falls: • The City of River Falls has successfully owned and operated municipal utilities for more than a century; providing water service since the late 1800s, electric service since 1900, and wastewater service since the early 1900s. • The delivery of natural gas is a natural extension of the City's existing utility operations. Adding natural gas service would complement the City's electric, water, and wastewater utilities while creating a more comprehensive, "one- stop" utility provider for existing residents, businesses, and future development. • Like the City's electric and water utilities, St. Croix Gas , LLC is a regulated public utility operating under the oversight of the Wisconsin Public Service Commission (PSC). The City already has extensive experience operating within this regulatory framework. • Municipal ownership would preserve this utility as a community asset. Local ownership means local decision- making, local accountability, and policies established by locally elected officials and appointed boards that reflect the priorities and values of the River Falls community. • The acquisition would also provide an ongoing financial benefit to the City through annual payments in lieu of taxes (PILOT), generating additional revenue for the City's General Fund. Due Diligence Process: The due diligence process from the City of River Falls will include: • Authorization from the City Council to proceed with negotiations and analysis. • Preparation of a purchase agreement. • A comprehensive financial review, cost-of-service analysis, and legal evaluation. • Review and approval by the Wisconsin Public Service Commission (PSC). • A city-wide referendum seeking voter approval of the acquisition. FINANCIAL OVERVIEW According to St. Croix Gas , LLC's 2025 Annual report filed with the PSC, the utility generated operating revenues of $10,377,007. For context , River Falls Municipal Electric Utility reported operating revenues of $17,235,673 during the same period. The proposed purchase price of $6.4 million was developed through a review of the seller's independent professional appraisal, analysis of publicly filed PSC financial reports, an assessment of the utility's future growth potential, and an internal financi al pro forma prepared using available information. Memorandum to Mayor and City Council July 28, 2026 Page 3 As part of the City's due diligence process, a comprehensive financial analysis will be conducted by an independent accounting firm, along with legal review and an evaluation by the Wisconsin Public Service Commission (PSC). CONCLUSION The City of River Falls currently owns and successfully operates municipal electric, water, and wastewater utilities and staff believes that adding a natural gas utility would complement our existing operations and align well with our core expertise in providing essential utility services. Staff recommends that the City Council approve a resolution authorizing the City Administrator to proceed with the due diligence process for the potential acquisition of St. Croix Gas, LLC. RESOLUTION NO. RESOLUTION APPROVING THE CITY OF RIVER FALLS MOVE FORWARD WITH DUE DILIGENCE RELATED TO THE PURCHASE OF THE ST. CROIX GAS, LLC WHEREAS, the City of River Falls City Administrator and Utility Director recommend that the River Falls Common Council approve the authorization of the City Administrator to proceed with the due diligence process for the potential acquisition of the St. Croix Gas, LLC ; and WHEREAS, this acquisition includes negotiating a purchase agreement, completing a financial assessment, imitating the Wisconsin Public Service Commission (PSC) approval process and preparing for a city -wide referendum to seek City of River Falls voter approval of t he proposed acquisition; and WHEREAS, the owners of St. Croix Gas, LLC approached the City of River Falls to determine whether the City would be interested in purchasing their regulated natural gas utility; and WHEREAS, the City currently owns and successfully operates municipal electric, water, and wastewater utilities, staff believes that adding a natural gas utility would complement our existing operations and align well with our core expertise in providing essential utility services; and NOW, THEREFORE, BE IT RESOLVED the River Falls Common Council authorizes the City Administrator to proceed with the due diligence process and spend up to $150,000 on legal and accounting consultation for the potential acquisition of the St. Croix Gas, LLC. Dated this 28 th day of July 2026. __________________________ Alison H. Page, Mayor ATTEST: ________________________________ Amy White, City Clerk 2Q26 Quarterly Data Review Allina Health EMS – River Falls Division 22Q26 Quarterly Data Review– Allina Health EMS River Falls Division 4Q25 1Q26 2Q26 911 585 580 607 Interfacility 390 348 273 FD/PD Standby 41 51 57 Mutual Aid 21 20 30 Special Events 21 3 10 TOTAL 1058 1002 977 2Q26 Quarterly Data Review– Allina Health EMS River Falls Division 3 Incident Response Data Operations 911 Emergency, 607, 62% Interfacility, 273, 28% FD/PD Standby, 57, 6% Mutual Aid, 30, 3% Special Events, 10, 1% Incident Count By Call Type 1058 1002 977 0 200 400 600 800 1000 1200 1Q23 2Q23 3Q23 4Q23 1Q24 2Q24 3Q24 4Q24 1Q25 2Q25 3Q25 4Q25 1Q26 2Q26 Total Calls By Quarter Total 911 Calls River Falls 394 Prescott 95 Town of River Falls 25 Town of Oak Grove 29 Town of Clifton 24 Town of Kinnickinnic 21 Town of Troy 19 Town of Pleasant Valley 0 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 4 Incident Response Data Operations River Falls 65% Prescott 16% Town of River Falls 4% Town of Oak Grove 5% Town of Clifton 4% Town of Kinnickinnic 3% Town of Troy 3% Town of Pleasant Valley 0% 911 Calls By Community 4Q25 1Q26 2Q26 Historical Average River Falls 6:16 5:57 5:49 6:04 Prescott 6:44 8:10 7:32 6:46 Town of Troy 9:33 8:38 9:26 10:13 Town of Kinnickinnic 12:13 12:36 7:50 10:50 Town of Pleasant Valley 9:17 13:09 Town of River Falls 8:57 11:01 10:45 9:36 Town of Clifton 11:32 10:01 10:41 10:40 Town of Oak Grove 13:31 13:09 10:39 12:14 6:30 7:23 6:54 7:11 2Q26 Quarterly Data Review– Allina Health EMS River Falls Division 5 Average Response Time Operations Response times measured from phone pick-up in communications center to ambulance arrival on scene 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 6 Response Reliability Operations 3Q25 4Q25 2Q26 River Falls 94.1% N=270 96.1% N=233 95.4% N=261 Prescott 84.8% N=79 79.1% N=67 80.0% N=60 Town of Troy 100% N=9 100% N=10 90.9% N=11 Town of Kinnickinnic 90.0% N=10 88.9% N=9 100% N=12 Town of Pleasant Valley N=0 100% N=1 N=0 Town of River Falls 95.2% N=21 90.0% N=20 100% N=18 Town of Clifton 92.3% N=13 90.0% N=10 100% N=16 Town of Oak Grove 82.4% N=17 90.9% N=22 100% N=18 91.2% N=419 92.2% N=372 93.7% N=398 • Response reliability is measured as percentage of calls with response time under goal (< 10:59 in cities and < 17:59 in towns) • N = number of emergent 911 calls only (excludes routine responses) 31 29 26 0 5 10 15 20 25 30 35 Response Exceptions By Quarter 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 7 Staffing 21.2 19.72 1.62 1.08 22.8 16 18 20 22 24 26 28 Start of Quarter End of Quarter 100% Staffed FTE On Staff Benefit-Eligible FTE Casual FTE Optimal Staffing -1 -2 -1 1 1 -3 -2 -1 0 1 2 FT Paramedic Casual Paramedic FT EMT Casual EMT Quarterly Hire/Loss By Job/FTE Category Loss Hire 11 12 2 6 0 2 4 6 8 10 12 14 16 18 20 EMT Paramedic Employee Count By Job Classification/FTE Benefit-Eligible Casual 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 8 Operational Metrics Staffing Plan: Two FT hires currently completing onboarding Academy with one FT hire starting in July and posting of 2-3 FT positions in 3Q26 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% Staffed Coverage Level Series1 Series2 Series3 6 per. Mov. Avg. (Series1) 6 per. Mov. Avg. (Series3) 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 9 Operational Metrics Staffing 42.8% 52.8% 59.0% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Optimal Staffing % 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 10 Mutual Aid Report Operations Total Received: 41 Total Provided: 32 -25 -20 -15 -10 -5 0 5 10 15 20 25 Hastings Fire Ellsworth Area Ambulance Lakeview EMS Baldwin EMS Hastings Fire Ellsworth Area Ambulance Lakeview EMS Baldwin EMS Received By -4 -7 -21 -2 Requested By 19 3 4 2 Mutual Aid Received By Requested By Facility 911 Calls IF Calls (Destination) IF Calls (Origination) Total River Falls Area Hospital 208 1 122 331 United Hospital (St. Paul) 30 175 1 206 United Hospital – Hastings Regina Campus 30 4 149 183 Hudson Hospital 45 1 0 46 Regions Hospital (St. Paul) 40 4 0 44 Abbott Northwestern Hospital (Minneapolis) 0 31 1 32 Western Wisconsin Healthcare (Baldwin) 6 0 0 6 Mayo Clinic Health System – Red Wing 4 0 0 4 Children’s Hospital – Minneapolis 0 4 0 4 M Health Fairview St. John’s (Maplewood) 3 1 0 4 Children’s Hospital – St. Paul 0 3 0 3 HCMC (Minneapolis) 0 3 0 3 Lakeview Hospital (Stillwater) 2 0 0 2 Mayo Clinic Hospital – St. Mary’s Campus (Rochester) 0 1 0 1 Mayo Clinic Hospital – Methodist Campus (Rochester) 0 1 0 1 Mayo Clinic Health System – LaCrosse 0 1 0 1 Amery Hospital 0 1 0 1 Marshfield Children’s Hospital 0 1 0 1 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 11 Hospital Destination Information Operations Problem Type # Calls (2Q26) Falls 113 Sick Person 84 Fire Standby 57 Traffic Accident/Personal Injury Accident 41 Unconscious/Fainting 41 Breathing Problems 35 Interfacility Evaluation 29 Psychiatric/Suicidal 25 Chest Pain 23 Hemorrhage/Lacerations 22 Stroke/CVA 16 Abdominal Pain/Problem 15 Medical Alarm 15 Convulsions/Seizure 14 Traumatic Injury 12 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 12 Runs By Problem Type (Top 15) Operations 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 13 Clinical Airway Initiative • Our main clinical goal in 2026 is to improve first-pass success in endotracheal intubation. All staff are completing extra education (both didactic and hands-on) to support this initiative, with positive results year-to- date. Data shown is for all of Allina Health EMS; River Falls division has only had four intubation attempts YTD 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 14 Communications • The ‘delay’ in transferring the caller from the County Communication Center to Allina’s is quantified by the Phone Pickup to Queue and Queue to Assign times combined (approx. 50 seconds) • Benefits of this transfer: • Decreased workload on County Communication Center staff • Increased management of Allina Health EMS resources (system status management; overall decrease in response times as ambulances are better positioned between communities) • Delivery of EMD/pre-arrival instructions to 911 caller • Increased safety in response as sub- acute calls can be triaged into non- emergent responses • Increased information for ambulance crews and other first responders while enroute to calls 32 29 27 26 25 25 28 30 31 26 28 27 29 31 30 32 30 32 33 29 30 28 23 24 22 21 25 22 24 22 27 25 24 22 22 23 22 22 23 20 21 26 24 26 33 67 57 59 58 53 56 46 53 49 42 37 40 40 47 46 47 45 41 32 32 29 202 233 266 274 256 267 243 277 245 276 263 282 272 260 246 249 235 224 257 258 261 262 0 60 120 180 240 300 360 420Seconds Median Dispatch/Response Times Phone Pickup to Queue Queue to Assign Assign to Enroute Enroute To Arrival 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 15 Communications • Pre-arrival instructions are scripted guidance given by dispatchers on emergency calls to provide immediate, life-saving skills such as performing CPR, bleeding control, or preparing a scene for responder arrival • Allina Health EMS offers this service at no cost for all Pierce Co. 911 EMS calls • The data shown to the right are the total number of 911 calls Allina Health EMS has responded to in Pierce County by year and the percentage of those callers that were transferred to Allina’s Communication Center for pre- arrival instructions. 44.8% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% Pierce Co. Calls (within RF Service Area) w/ Pre-Arrival Instructions Administered By Allina 2Q26 Quarterly Data Review – Allina Health EMS River Falls Division 16 Community Outreach Special Event Coverage • University of Wisconsin – River Falls Health and Wellness Fair Booth Presentation • University of Wisconsin – River Falls First Responder Appreciation Game Standby • Jacob’s Ladder Preschool Rig Tour x 2 • Girl Scout Troop Rig and Station Tour • River Falls High School Intro To Health Professions Class Presentation and Rig Tour • St. Joseph School Walk For Virtues Standby • Prescott Summer Kickoff Ambulance Tour • Prescott Middle School Intro To EMS and First Aid Presentation • Emergency Preparedness Training For Seniors at The Sycamore