Agenda and Packet

COMMON COUNCIL AGENDA June 9, 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/RFCC060926 • 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 – May 26, 2026 Council Meeting Approval of Bills: $ *** NOTE: OFFICIAL ACTION MAY BE TAKEN ON ANY AGENDA ITEM *** 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 public comment, please e-mail to the City Clerk’s office (awhite@rfcity.org). PUBLIC HEARING 2. Annual Liquor License and Beer License Renewals – Hearing and Disposition by Motion for each License Class 3. Second Reading and D isposition: Ordinance 2026-12 regarding the annexation petition from Delbert F. Johnson and Elaine H. Johnson revokable trusts for the property at the southeast corner of County Highway M and 1060th Street (PID 002010010200 & and a portion of 002010010600); application of a Future Land Use Classification of Mixed Use and Medium Density Residential; and application of a Zoning classification of R-2 Multiple Family (Medium Density) Residence District and B-3 Highway Commercial District to portions of the subject properties REPORTS 4. 2025 Annual Consumer Confidence Report 5. Administration Report 6. Comptroller Report 7. 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 05/29/26; Publish: The Pierce County Journal: 06/03/26 Website: 06/1/26 CITY OF RIVER FALLS, WISCONSIN COMMON COUNCIL PROCEEDINGS May 26, 2026 Mayor Page called the meeting to order at 6:30 p.m. City Council Members Present: Mei Mei Abdouch, Todd Bjerstedt, Nick Carow, Sean Downing Diane Odeen, Michael Page, Rose Walker Staff Present: City Administrator Scot Simpson; Community Services Director/City Clerk Amy White ; City Attorney Chris Gierhart; Sergeant Derek Hokkanen; Chief of Staff Jennifer Smith ; Community Development Director Amy Peterson; Assistant Director of Community Development Emily Shively ; Municipal Project Manager Adam Martinson; Senior Planner Harley Mehlhorn; IT Technician Lead Jon Smits The pledge of allegiance was said. APPROVAL OF MINUTES: May 12, 2026 meeting minutes MSC Odeen/Carow to approve the minutes. Unanimous. APPROVAL OF BILLS: MSC Downing/Page moved to approve the bills. Unanimous. PUBLIC COMMENT, PETITIONS, REQUESTS AND COMMUNICATIONS: Mayor Page reviewed the process for submitting public comments by email when unable to attend a council meeting. She stated emailed comments are distributed to the mayor and council members, and may be read aloud at the meeting at the discretion of a council member. Sh e noted the clarification would help provide clearer guidance to the public before moving on to public comments. Dana Linscott – Linscott encouraged the council to maintain clearer records of closed session meetings, when possible, while recognizing the need for confidentiality in certain legal matters. He stated that increased transparency would be appreciated by the public. John Witt – Witt expressed concerns about continued high- density residential development and encouraged the council to consider lower -density zoning with larger residential lots for the proposed annexation to provide greater housing diversity and compatibility with surrounding properties. Joe Hollman, Director of Research, Maxfield Research and Consulting provided a presentation on the 2026 housing needs analysis report. Councilmember Downing discussed challenges related to housing affordability, including rising costs, inflation, and limited housing supply. He emphasized the need for innovative housing strategies and encouraged the city to prioritize the development of community land trusts as a tool to create and preserve long-term affordable housing for both renters and homeowners. He explained that land trusts separate landownership from home ownership to help maintain affordability over time and reduce speculative resale pressures. Councilmember Walker noted that rising home prices have outpaced wages, making entry-level housing unaffordable for many residents. She emphasized the need for continued work on housing affordability strategies. City Council Minutes for May 26, 2026 Page 2 PUBLIC HEARING: Mayor Page opened the public hearing at 7:21 p.m. for the first reading of Ordinance 2026 -12 regarding the annexation petition from Delbert F. Johnson and Elaine H. Johnson revokable trusts for the property at the southeast corner of County Highway M and 1060th Street (PID 002010010200 & and a portion of 002010010600); applicati on of a Future Land Use Classification of Mixed Use and Medium Density Residential; and application of a Zoning classification of R-2 Multiple Family (Medium Density) Residence District and B-3 Highway Commercial District to portions of the subject properties. Senior Planner Harley Mehlhorn presented an overview of a proposed annexation of approximately 55 acres requested by Delvert F. Johnson and Elaine H. Johnson Revocable Trusts in collaboration with EW Homes. He confirmed the property is contiguous with city boundaries and consistent with the City’s Comprehensive Plan. The site is currently in agricultural use and is surrounded by a mix of residential and agricultural uses. Mehlhorn explained the proposed future land use classifications include mixed-use and medium-density residential designations, with zoning options such as B -3 Commercial and R -2/R-3 Residential to support a mix of housing types and limited commercial development. The area is considered suitable for efficient extension of city utilities, transportation access, and pedestrian connectivity. He reported no anticipated adverse fiscal impact from the annexation based on available studies. Councilmember Abdouch raised a question regarding potential impacts on adjacent property values. Senior Planner Mehlhorn responded that property value impacts are not typically directly quantified in annexation decisions, but compatibility with surrounding land uses and quality-of-life considerations are evaluated. Lowell McCann of Clifton Township questioned whether sufficient communication and coordination had occurred with surrounding townships and suggested delaying the vote to allow additional engagement with affected residents. Christine Witt of Clifton Township requested clarification on how the annexation area is considered contiguous with city limits and expressed concerns about infrastructure impacts and the perception that decisions are predetermined. Administrator Simpson responded that contiguity is based on city boundary contact regardless of roads or jurisdictional lines, and that annexation is initiated by property owners requesting inclusion in the City. Simpson noted that coordination with townships has occurred at the governmental level, though broader public outreach varies by process. Administrator Simpson reiterated that annexation does not involve city acquisition of property; ownership remains with the private landowners. He explained that while townships provide an alternative development path, annexation is typically pursued for access to municipal services and higher-density development potential. Mayor Page closed the public hearing and reopened the council meeting at 7:41 p.m. Councilmember Downing discussed fiscal considerations, noting that medium-density development can improve cost efficiency for utility extension and infrastructure maintenance by distributing costs across more units. Administrator Simpson responded to questions from Councilmember Abdouch regarding whether Tax Increment Financing (TIF) would be offered or utilized for potential development within the proposed annexation area. He indicated that no TIF request had been received from the developer and that no specific financing arrangement had been proposed at this stage, as a final development plan has not yet been submitted. City Council Minutes for May 26, 2026 Page 3 Administrator clarified when asked by Councilmember Abdouch, if the property could remain in the township and still be developed, that annexation does not transfer property ownership to the City, but instead brings the property into City boundaries for services and zoning, with development decisions remaining with the private owner. He added that development within township areas is possible but typically occurs at lower densities due to infrastructure limitations, while City annexation allows for more efficient utility-supported development. CONSENT AGENDA Acknowledgement of the following minutes : BID Board (4/14/26) ; Historic Preservation Committee (2/11/26 and 3/11/26); Park and Recreation Advisory Board (4/15/26); Plan Commission (3/3/26) Utility Advisory Board (2/23/26) Resolution No. 7086 Acceptance of Public Improvements for The Preserve Resolution No. 7087 Acceptance of Public Improvements for Oak Hill 1st Addition Resolution No. 7088 Approving Community Arts Base Request for Alcohol in the Park Exemption for Music in the Park on June 11, 2026 Resolution No. 7089 Approving Garage Bikes and Brews Application for Brewery Off -Premise Retail Outlet for Community Arts Base - Music in the Park on June 11, 2026 MSC Odeen/Bjerstedt to approve the Consent Agenda. Unanimous. ANNOUNCEMENTS: Pride Proclamation - Mayor Page read the proclamation National Pollinator Week Proclamation - Councilmember Downing read the proclamation REPORTS: Administrator’s Report Administrator Simpson noted positive interest from the Town of River Falls in pursuing a boundary agreement and referenced an existing agreement with the Town of Kinnickinnic. Mayor Page expressed support for continued boundary discussions with neighboring towns. Mayor’s Good News Mayor Page shared community updates, including a well-attended Parks summer kickoff event featuring family activities and amenities. She recognized the badge pinning ceremony for a newly graduated police officer, noting it as a positive milestone for the department. Mayor Page further highlighted food insecurity concerns in the region and announced a $2 million state grant awarded to the St. Croix Valley Food Bank to support local food assistance programs. She reflected on a Memorial Day ceremony at Greenwood Cemetery, commending organizers and participants for honoring local veterans CLOSED SESSION At 8:00 p.m., the mayor asked for a motion to recess into Closed Session per Wisconsin Statute §19.85(1)(g) for the following purposes Conferring with legal counsel for the governmental body who is rendering oral or written advice concerning strategy to be adopted by the body with respect to litigation in which it is or is likely to become involved.to wit: denying the claim against the city and approval of the letter to the claimant under Wis. Stat. sec. 893.80(1g). MS Carow/Bjerstedt. Mayor asked for a roll call vote which passed 7-0. RECONVENE INTO OPEN SESSION: At 8:15 p.m., MSC Odeen/Bjerstedt to move back into Open Session. Unanimous. During closed session, City Attorney Gierhart provided an overview of the claim against the City, which alleged water damage to the basement of a home within the City. The cause of the water in the basement is undetermined, therefore a recommendation from the City Attorney is to deny the claim. City Council Minutes for May 26, 2026 Page 4 MSC Odeen/Page to approve Resolution No. 7090 Approving Disallowing Claim. Unanimous. MSC Bjerstedt/Abdouch to adjourn at 8:16 p.m. Respectfully submitted, Amy White, Community Services Director/City Clerk 2 M EMORANDUM T O: Mayor Page and City Council F ROM: Jackie Hanson, Deputy City Clerk DAT E: June 9, 2026 T ITLE: LIQUOR, BEER, AND WINE APPLICATIONS FOR LICENSING YEAR JULY 1, 2026 - JUNE 30, 2027 RE COMMENDED ACTION Grant or modify by motion the requests for renewal of liquor licenses in the City of River Falls. At a minimum, a separate motion is needed for each class of license. If you wish to grant a license but need to amend the premises description or add any conditions, that license will need a separate motion. If you wish to pull and table a license to a subsequent Council meeting, that license will need a separate motion. Amendments and modifications to a license should be clearly stated in the Public Record. BACKG ROUND All liquor, beer and wine licenses expire June 30, and must be renewed annually. A current license holder must complete a Renewal Application and submit it to the City Clerk. A public notice is published in the Pierce County Journal and posted in City Hall. The City holds a public hearing at the Council meeting, City Council makes their decisions by motions, and if approved, licenses are issued by the City Clerk. Li cense Types The following definitions from State Law may be helpful: F ermented Malt Beverages: Any beverage made by the alcohol fermentation of an infusion in potable water of barley malt and hops, with or without unmalted grains or decorticated and degerminated grains or sugar containing 0.5 percent or more of alcohol by volume. Effective May 1, 2024, it also mean any beverage recognized by the Federal Department of Treasury as beer under 27 CFR part 25, except sake or similar products. I ntoxicating Liquor: All ardent, spirituous, distilled or vinous liquors, liquids or compounds, whether medicated, proprietary, patented or not, and by whatever name called, containing 0.5 percent or more of alcohol by volume, which are beverages, but does not include “fermented malt beverages”. Cid er: Any alcohol beverage obtained from fermentation of apple or pear juice that contains not less than .5 percent alcohol by volume and not more than 7.0 percent alcohol by volume and includes flavored, sparkling, and carbonated cider. Memorandum to Mayor and City Council June 9, 2026 Page 2 Class “A” licensees may sell beer to consumers in original packages or containers for off-premises consumption only. May also provide up to two free taste samples of not more than three fluid ounces each not in the original container or package to customers and visitors of legal drinking age for on- premises consumption between the hours of 11a.m. and 7 p.m. Fee: $100.00/yr. Class “B” licensees may sell beer to consumers for on- premises or off -premises consumption. Fee: $100.00/yr. “Class A” licensees may sell intoxicating liquor to consumers only in original packages or containers for off-premises consumption. May also provide customers and visitors of legal drinking age no more than two free wine taste samples of not more than three fluid ounces each for consumption on the premises between 11 a.m. and 7 p.m. May also provide persons of legal drinking age no more than one taste sample not exceeding .5 fluid ounces of intoxicating liquor other than wine for consumption on the premise. No “Class A” licensee can provide more than two free samples to one person in one day. Fee: $500.00/yr. “Class A” Cider licensees may sell cider, as defined in sec. 125.51(2)(e)1, for consumption off premise. Fee: $0/yr. “Class B” licensees may sell intoxicating liquor to consumers by the glass for on- premises consumption, and sales may also be made for off-premises consumption in quantities not exceeding four liters at any one time. Fee: $500.00/yr. “Class C” Wine Only licensees may sell wine by the glass or in an opened original container for consumption on the premises where sold. Effective May 1, 2024, any person otherwise qualified to hold an alcohol beverage license may obtain a “Class C” license. They are no long restricted to restaurants only. Fee: $100.00/yr. Quotas The only class of license the city has a quota on is a “Class B” liquor license. The C ity’s quota for regular “Class B” liquor licenses is 19. Additionally, five Reserve “Class B” liquor licenses may be issued. This quota is based on the number of liquor licenses that were issued in the City prior to December 1, 1997. Reserve licenses require a payment of $10,000 at first issuance, in addition to the license fee of $600. All 19 regular “Class B” licenses have been issued. No Reserve “Class B” liquor licenses have been issued. Granting Authority and Timing All licenses are issued by authority of the City Council. By considering licenses at the June 9 th meeting, staff and applicants are afforded time to address any contingencies before the current license expires. Some examples include the Agent taking the Responsible Beverage Class, clearing any issues with their WI Sellers Permit number, or clearing any delinquent bills or tickets with City or Utility offices. The City Clerk only issues the license when all requirements have been met. The City Council may also choose not to approve a license until the conditions are met and take separate action to approve at a later meeting. Although that option is available to the Council at Memorandum to Mayor and City Council June 9, 2026 Page 3 its sole discretion, the City Council has typically allowed staff to determine satisfaction of contingencies places on applicants by the City Council. DISCUSSION Changes to Agent In 2015, the City adopted Ordinance 2015-04 requiring a personal appearance by the agent listed on the application. Ptaceks Family Market Inc has requested a change of agent to Ptaceks Family Liquor 1141 S Main Street. Pat Ptacek is the applicant and has completed the requirements to be appointed as Agent. Approval of the renewal liquor license for Ptaceks Family Liquor may serve as approval for the Agent as well. If you wish to address the change of agent separately, you may do so in a separate motion. CONCLUSION Your packet includes the applications for Liquor, Beer and Wine licenses for the licensing period of July 1, 2026, to June 30, 2027. At a minimum, a separate motion is needed for each class of license. However, the Council may act on individual licenses. If approved as a group, all the applications in that group are considered approved without modification, contingent that all licensing conditions are met at the time of issuance. If you wish to modify a license, including amending the premises description or adding any conditions, that license will need a separate motion. Amendments and modifications to a license should be clearly stated in the Public Record. If you wish to pull and table a license to a subsequent Council meeting, that license will need a separate motion. Suggested Motions A list of the minimum motions necessary to approve licenses are as follows: Suggested Motion 1 Grant renewals for the Class “A” Beer Licenses and Class “A” Cider Only licenses contingent that all licensing requirements are met at the time of issuance. This motion will grant a license to the following applicants: Corporation/LLC/ Individual/Partnership Business Name Agent/Individual/ Partnership Amwest Inc Bob & Steve’s Store #4; Paulson Rd John Jerlow Amwest Inc Bob & Steve’s Store #6; N Main St John Jerlow Suggested Motion 2 Grant renewals for the Combination “Class A” Liquor and Class “A” Beer Licenses contingent that all licensing requirements are met at the time of issuance. This motion will grant a license to the following applicants: Corporation/LLC/ Individual/Partnership Business Name Agent/Individual/ Partnership Aldi Inc Aldi #49 Tyler Stansbury DeVine Liquors LLC Devine Liquors Jon Schroeder Memorandum to Mayor and City Council June 9, 2026 Page 4 Erickson’s Diversified Corp Family Fresh Market #322 Christopher Campbell Indianhead Oil Co., LLC Circle K Tricia Denetz Kwik Trip Inc Kwik Trip Store #301, S Main St Jeremy Rodriguez Kwik Trip Inc Kwik Trip Store # 1104, Cemetery Rd Dylan Robey Ptacek’s Family Market Inc Ptacek’s Family Liquor Pat Ptacek Walgreen Co Walgreens #10585 Jason Nygaard Whole Earth Cooperative of RF WE Market Co-op Jessa Manthe Suggested Motion 3 Grant renewals for the Class “B” Beer Licenses contingent that all licensing requirements are met at the time of issuance. This motion will grant a license to the following applicants: Corporation/LLC/ Individual/Partnership Business Name Agent/Individual/ Partnership Charles Kamrowski Luigi’s Pizza Charles Kamrowski River Falls Baseball Council River Falls Baseball Council Greg Peters Suggested Motion 4 Grant renewals for the “Class C” Wine Licenses contingent that all licensing requirements are met at the time of issuance. This motion will grant a license to the following applicants: Corporation/LLC/ Individual/Partnership Business Name Agent/Individual/ Partnership River Falls Baseball Council River Falls Baseball Council Greg Peters Suggested Motion 5 Grant renewals for the Combination “Class B” Liquor and Class “B” Beer Licenses contingent on all licensing requirements being met at the time of issuance. This motion will grant a license to the following applicants: Corporation/LLC/ Individual/Partnership Business Name Agent/Individual/ Partnership Fletcher Pechacek Post 121 Am Legion American Legion Post 121 Robert Johnson Broz Sports Bar LLC Broz Sports Bar & Grill Eric Amundsen Castro Corporation Burrito X.Com Alejandro Castro R2K Enterprises Emma’s Bar Riley Larson Michelle Maher Falls Theatre Michelle Maher Dintemann & Dintemann Johnnies Bar David Dintemann Kinnikinnick Hospitality LLC Junior’s Restaurant and Tap House Jeffery Wesley Lazy River Bar & Grill LLC Lazy River Bar & Grill Patrick Smith Mariachi Loco LLC Mariachi Loco Tami Duran Mel’s Midtowner LLC Mel’s Midtowner LLC Eugene Gavin Jama Investments LLC Nutty Squirrel Lynn Thorsen River Falls Golf Club Inc River Falls Golf Club Anthony Bloom Memorandum to Mayor and City Council June 9, 2026 Page 5 RF Lodge #594 Loyal Order of Moose Inc River Falls Moose Lodge Duane Vorwald Shooters Pub Inc Shooters Pub Daniel Suffield Kegel River Falls Inc St. Croix Lanes Trevor Rothstein Streeters LLC Streeters Bar & Grill Fred Barr JRKM Management Swinging Bridge Dustin Hanson Tarnation Tavern Tarnation Tavern Fred Barr Chef Leone LLC Westwind Supper Club Natalie Holter MEMORANDUM TO: Ma yor Page and City Council FR OM: Harley Mehlhorn, Senior Planner DATE : June 9, 2026 TI TLE: ANNEXATION PETITION FOR PROPERTY AT THE SOUTHEAST CORNER OF 1060TH STREET AND COUNTY HIGHWAY “M” (PID 002010010200 AND A PORTION OF 002010010600) CHANGING THE FUTURE LAND USE CLASSIFICATION TO M DR – MEDIUM DENSITY RESIDENTIAL AND MIXED USE; AND REZONING TO B-3 HIGHWAY COMMERCIAL AND R-2 MULTIPLE FAMILY (MEDIUM DENSITY) RESIDENTIAL RECO MMENDED ACTION Adopt ordinance annexing property at the southeast corner of 1060th Street and County Highway “M” and changing the future land use classification to MDR – medium density residential and mixed use; and applying a temporary zoning designation of B-3 highway commercial and R-2 multiple family (medium density) residential. BACKGRO UND A unanimous petition for annexation has been submitted by Delbert F. Johnson and Elaine H. Johnson Revocable Trusts in collaboration with E.W. Homes for property at the southeast corner of 1060th Street and County Highway “M” (PID 002010010200 & a portion of 002010010600). Plan Commission reviewed the request at their December 2 nd, 2025 meeting and forwarded the annexation petition to City Council with a unanimous favorable recommendation. In the four months between, staff has worked with the developer to finalize the capital cost and budget studies. Location Map (approximate proposed annexation area outlined in blue): 3 C.T.H “M” 1060th Street Memorandum to Mayor and City Council June 9, 2026 Page 2 The petition is to annex approximately 55.44 acres from the Town of Clifton to the City of River Falls. The full legal description of the property is included with the Annexation Petition (attached as an exhibit to the resolution). The City’s process for reviewing this type of annexation includes multiple steps that are scheduled to occur on the following dates: • 11/11/2025 City Council referral to the Plan Commission for review (COMPLETED) • 12/02/2025 Plan Commission review and recommendation to City Council (COMPLETED) • 05/26/2026 City Council public hearing/first reading of an ordinance to annex the Property (COMPLETED) • 06/09/2026 City Council public hearing/second reading and disposition of an ordinance to annex the property (IN PROCESS) Communication and Collaboration Some questions have been raised regarding the process used to evaluate both the annexation petition addressed in this memorandum and the broader land use policies that guide annexation and development decisions. The primary framework for all land use policy recommendations is the Comprehensive Plan . During the 2023 Comprehensive Plan update, the City conducted outreach and engagement to a wide range of stakeholders, including individual residents, interest groups, and large landowners in the townships surrounding the City. Public workshops , steering committee meetings, and events were open to all residents, and additional outreach was conducted to ensure that affected property owners had opportunities to provide input. This planning process is the stage at which public participation has the greatest influence, as it establishes the long-term vision for the City's growth and development, including potential future annexations initiated by individual property owners. In addition to the outreach and engagement conducted during the Comprehensive Plan update, City staff provide notice to residents within 300 feet of proposed annexation areas. While not required by statute, this practice reflects the City's commitment to transparency and public engagement. For this annexation petition, notification letters were mailed to nearby residents and signage was posted on-site to increase public awareness. Staff met with residents upon request and were available to address questions once property owners were notified of the annexation petition. Furthermore, annexation requests are reviewed during public meetings of the Plan Commission and are subsequently considered by the City Council at two separate public hearings, providing multiple opportunities for public review and comment throughout the process. ANALYSIS The following factors shall be considered in determining whether to approve an annexation to the City per Section 19.100.030.B.: 1. Location: Is the location contiguous to the city? 2. Use: Is the present use or proposed use of the area proposed to be annexed compatible with the uses in the city adjacent to the territory proposed to be annexed? Memorandum to Mayor and City Council June 9, 2026 Page 3 Location – Contiguity As depicted in the graphic above, the subject property is contiguous to the City on its northern boundary through the County Highway “M” (Division Street) Right-of-Way, thus satisfying this criteria. Use – Compatibility When evaluating land- use compatibility, several dimensions are considered to ensure that proposed uses align with both current conditions and long- term planning objectives. The traditional “surrounding land-use” test serves as the initial tool for assessing compatibility for a proposed district or development proposal; however, the analysis extends beyond this baseline. Geographic context, anticipated changes in land use and transportation systems, the efficiency and availability of infrastructure (City water and sewer), and access to transportation corridors all play critical roles in determining overall compatibility. The following analysis supports the Comprehensive Plan designation of Medium Density Residential development, with a limited portion designated for Highway Commercial /Mixed Use and application of corresponding zoning districts of R -2 Multiple Family (Medium Density) Residence District and B -3 Highway Commercial which also allows for all permitted uses in the R-3 Multiple Family (High Density) Residence District or a mix of commercial and residential uses. City of River Falls i Town of Clifton i Memorandum to Mayor and City Council June 9, 2026 Page 4 Land Use Compatibility When evaluating land-use compatibility, several dimensions must be considered to ensure that proposed uses align with both existing conditions and long- term planning objectives. The traditional “surrounding land-use” test serves as the initial tool for ass essing compatibility within a given district or development proposal. This metric examines the character, intensity, and function of adjacent and nearby land uses to determine whether a proposed use would complement or conflict with its surroundings. Compa tibility in this context is not defined by identical use types, but rather by the degree to which different uses can coexist. For example, a Medium Density Residential designation may be compatible with adjacent Low Density Residential areas if designed with appropriate transitions in height, scale, and buffering. Similarly, limited Highway Commercial uses can be considered compatible when located along major corridors, provided that site access, screening, and design mitigate potential conflicts with nearby residential areas. This “surrounding land- use” evaluation establishes the foundation for broader compatibility analysis. It ensures that the proposed development pattern respects existing community form while allowing for logical, context -sensitive growth consistent with the Comprehensive Plan’s vision. The subject site is currently zoned Extraterritorial Zoning (ETZ) Agriculture, bordered on the east by ETZ Single -Family Residential. This agricultural designation reflects the site’s historic use pattern; however, surrounding residential development and proximity to higher -density housing and corporate park development in the Mann Valley Corporate Park indicate a shifting land-use character toward neighborhood development. Current Zoning UAB - Agriculture UAB – Single-Family High-Density Residential UAB – Agriculture Memorandum to Mayor and City Council June 9, 2026 Page 5 According to the Future Land Use (FLU) map, the majority of the site is guided for Medium-Density Residential (MDR) development. Though the southern portion of the subject site is designated as Urban Area Boundary (UAB) – Growth Preservation Area, this designation allows for development as deemed appropriate per the Comprehensive Plan. When considering a change of land use from the current agricultural use to neighborhood development, t he Comprehensive Plan states that the R-2 District, which corresponds to this FLU category, is intended to accommodate limited to medium-density residential neighborhoods that remain compatible with adjacent single- family dwellings. This intent aligns with the existing and emerging conditions on the site and in the broader Mann Valley area. The Comprehensive Plan guidance is for medium density residential development with an area for Mixed Use at the corner of CTH M/CTH U. It is anticipated that this area will be developed through a master-planned, multi-phase process featuring a mix of housing types. This may include single-family homes, two-family homes , and potentially a multi -family component. Such a development pattern would promote a logical transition between existing low -density neighborhoods and nearby higher-intensity residential and corporate park areas, reinforcing the principles of land-use compatibility and cohesive community design. Once the zoning designation of R-2 is applied, densities up to the maximum threshold defined in the ordinance could be developed. Future Land Use – Comp Plan As noted above, t here is also guidance within the Comprehensive Plan for a small portion of Mixed-Use on the corner of County Highway U and County Highway M . This is consistent with other commercial nodes found throughout the community such as at Cemetery and HWYS 35/65, Medium- Density Residential Mixed Use Growth Preservation Area High-Density Residential Low-Density Residential Corporate Park Memorandum to Mayor and City Council June 9, 2026 Page 6 Wasson and Cascade, and Main and Foster. Further, with the future build-out of the Mann Valley Corporate Park and the inclusion of high- density residential therein , a small commercial node would support such uses considering the distance from the downtown commercial hub. The Mixed Use guiding along with a corresponding zoning district of B-3 Highway Commercial allows for commercial uses and also all permitted uses in the R -3 Residential (High Density) District which may include single-family, two-family, or multi-family uses. Infrastructure Another key dimension of land- use compatibility is the efficient use of existing and planned infrastructure. The subject site represents a logical extension of the community’s utility systems, branching off from established service corridors, with the closest water and sewer infrastructure located at Discovery Drive . While serving this area requires some infrastructure extension, it is feasible given the proximity to existing infrastructure. From a cost-efficiency standpoint, cost per dwelling unit becomes a critical factor in determining alignment with the Comprehensive Plan’s goal of sustainable infrastructure investment. Medium- Density Residential development supports this objective by distributing the cost of extending and maintaining utilities across a greater number of households than would occur under low -density development. This approach achieves a balanced density; dense enough to justify infrastructure investment, yet moderate enough to remain compatible with adjacent residential areas. Furthermore, coordinated, master -planned development of the site allows for phasing utility extensions in a manner that minimizes redundant construction and ensures capacity is added as demand materializes. This incremental approach not only reduces upfront costs but also supports sustainable long-term maintenance and efficient service delivery. In sum, the proposed Medium-Density Residential pattern demonstrates an efficient and fiscally responsible use of both existing and new infrastructure, in alignment with the Comprehensive Plan’s principle of cost-effective, thoughtful, and intentional growth management. Transportation Transportation access is another essential dimension of land- use compatibility. The subject site is loca ted along a regional transportation corridor , County Highway (CTH) “M” , providing convenient vehicular access and visibility. In addition, proximity to CTH “U” offers a direct and efficient connection to Highway 35, enhancing regional accessibility for future residents and supporting the appropriateness of a Medium -Density Residential (MDR) designation. These existing corridors position the site to accomm odate moderate residential density without overburdening local streets or requiring significant new roadway investments. While the site has automobile connectivity, it is situated somewhat distal from the downtown core and existing neighborhood- scale pedestrian infrastructure. As such, future development will necessitate improvements to the pedestrian and non- motorized network to ensure safe and convenient access to community amenities. Anticipated enhancements include sidewalk and trail connections that link the site to DeSanctis Park and the broader Mann Valley Trail System. These improvements will foster multimodal accessi bility, strengthen neighborhood cohesion, and align with the Comprehensive Plan’s emphasis on walkable, connected, and livable neighborhoods. Collectively, the site’s location along established transportation corridors, combined with planned pedestrian connectivity, supports its suitability for Mixed Use and Medium-Density Residential Memorandum to Mayor and City Council June 9, 2026 Page 7 development. This balanced approach allows for efficient mobility, supports sustainable travel options, and promotes integration with the broader Mann Valley growth area. FINANCIAL CONSIDERATIONS In order to determine the financial impact of the proposed annexation, a Capital Cost Study reviewing the cost of infrastructure needed to serve the area was completed by the City Engineer and a Budget Study analyzing the proposed revenues and expenditures anticipated by development in the annexation area was prepared by the Finance Department. The Capital Cost Study determined the proportionate amount of sewer and transportation infrastructure costs to be assigned to the benefiting properties in the annexation and impact fees to be collected upon development. The Budget Study concluded that costs for providing services to the development will not exceed revenues generated by the development. This assumes no positions are added for police, fire, or leisure services to serve the development; no additional staffing needs are anticipated at this time. Note that the concept development plan shown in the Capital Cost Study is preliminary and was provided for the purposes of evaluating the capital cost and budget impacts of potential development. The final design of the new neighborhood will likely change if the annexation is approved and the project proceeds through the platting process. It may also be noted that when a property is annexed from a Town to the City, per Wisconsin Statues, the City agrees to pay annually to the Town, for 5 years, an amount equal to the amount of property taxes that the town levied on the annexed territory. This allows for a transition period for the Town to do appropriate planning and adjust their budgets as needed. SUMMARY The proposed annexation area is contiguous with existing City boundaries and is located in an area that allows for the efficient extension of municipal services. The proposed Future Land Use classification of Medium Density Residential (MDR) and a small Mixed-Use component align with the intent and guidance of the Comprehensive Plan, promoting a balanced mix of housing and neighborhood-serving commercial opportunities in areas with good visibility and transportation access. The R-2 Multiple Family (Medium Density) Residential zoning designation will allow for a range of housing types compatible with the surrounding residential areas while supporting efficient use of existing and planned infrastructure. The limited application of B-3 Highway Commercial at the hard corner of 10 60th Street and County Highway “M” further reflects Comprehensive Plan guidance for strategically located commercial nodes which also allows for residential uses or a mix of commercial and residential development. The annexation and associated land use designations are consistent with the City’s long -term growth framework and reinforce the Comprehensive Plan goals of context -sensitive, fiscally responsible, and connected development. CONCLUSION Staff finds that the proposed annexation area meets the criteria outlined in Section 19.100.030.B of the Municipal Code, demonstrating both contiguity with City limits and compatibility with adjacent land uses. The proposed Medium Density Residential and Mixed -Use zoning designations are consistent with the Comprehensive Plan and represent a logical extension of neighborhood development. Memorandum to Mayor and City Council June 9, 2026 Page 8 Accordingly, staff recommends an application of the proposed Future Land Use classifications of Medium Density Residential and Mixed Use, and the application of R-2 Multiple Family (Medium Density) Residential and B-3 Highway Commercial zoning portions of the subject properties. Staff and Plan Commission recommend acceptance of the petition for annexation and adoption of an ordinance annexing property and applying initial city zoning. CITY OF RIVER FALLS ORDINANCE NO. 2026-12 AN ORDINANCE ANNEXING CERTAIN TERRITORY OF THE TOWN OF CLIFTON TO THE CITY OF RIVER FALLS, WISCONSIN RECITALS A. On October 20, 2025, a petition requesting annexation by unanimous consent , a copy of which is attached hereto as Exhibit A , was filed with the City Clerk of the City of River Falls seeking to annex the territory described in the petition (the “Territory”) to the City of River Falls, Wisconsin from the Town of Clifton, Pierce County, Wisconsin pursuant to Wis. Stat. § 66.0217(2). B. A copy of the petition was filed with the Town Clerk of the Town of Clifton C. No persons reside in the territory. D. The City’s Plan Commission has recommended a Future Land Use classification of the Territory as Medium Density Residential and Mixed-Use. E. The City’s Plan Commission has recommended that the Territory be zoned R -2 Multiple Family (Medium Density) Residence District and B -3 Highway Commercial District, with the respective areas within the territory apportioned as described in the legal description designating the portions of the Territory assigned to each district, attached hereto and incorporated herein by reference. ORDINANCE NOW, THEREFORE, pursuant to Wis. Stat. § 66.0217(2), the Common Council of the City of River Falls, St. Croix County and Pierce County, Wisconsin, do ordain as follows: 1. Territory Annexed. The Territory is annexed to the City of River Falls. 2. Scale Map. The scale map, attached as Exhibit B, shows the Territory to be annexed and its relationship to the boundaries of the City of River Falls and the Town of Clifton. 3. Effect of Annexation. From and after the effective date of this Ordinance, the Territory shall be a part of the City of River Falls for any and all purposes provided by law, and all persons coming or residing within such Territory shall be subject to all ordinances, rules, and regulations governing the City of River Falls. 4. Ward Designation. Upon the effective date of this Ordinance the Territory shall be part of Ward No. 2 in the City of River Falls. 5. Clerk Duties. The City Clerk is directed to file and record copies of this Ordinance as required by statute. 6. Payment to Town of Clifton. Pursuant to section 66.0217(14)(a)1. of the Wisconsin Statutes, the City agrees to pay the Town of Clifton for five years an amount equal to the amount of property taxes that the Town of Clifton levied on the Territory, as shown by the tax roll prepared under Wis. Stat. § 70.65, in the year in which the annexation of the Territory is final. 7. Future Land Use Classification. The Territory is assigned a Future Land Use classification of Medium Density Residential and Mixed Use. 8. Zoning Classification. By recommendation of the Plan Commission per Wis. Stat. § 66.0217(8)(a), The Territory is assigned a temporary zoning classification of R-2 Multiple Family (Medium Density) Residence District and B-3 Highway Commercial District as shown on Exhibit C. 9. Severability. If any provision of this ordinance is invalid or unconstitutional, or if the application of this ordinance to any person or circumstances is invalid or unconstitutional, such invalidity or unconstitutionality shall not affect the other provisions or applications of this ordinance which can be given effect without the invalid or unconstitutional provision or application. 10. Effective Date. This Ordinance shall take effect upon adoption and publication. The above and foregoing Ordinance was duly adopted by the Common Council of the City of River Falls at a meeting held on June 9, 2026 by a two -thirds vote of the elected members of the Common Council. APPROVED: ____________________________ Alison H. Page, Mayor ATTEST: _________________________________ Amy White, City Clerk Exhibit A Annexation Petition Exhibit B Scale Map and Legal Description of Territory to be Annexed Exhibit C Proposed Zoning Classification ANNEXATION AGREEMENT BY AND BETWEEN DELBERT F. JOHNSON REVOCABLE TRUST AND ELAIN H. JOHNSON REVOCABLE TRUST AND THE CITY OF RIVER FALLS THIS ANNEXATION AGREEMENT is made and entered into on this 9th day of June, 2026, by and between the City of River Falls, a municipal corporation organized under the laws of the State of Wisconsin ( the “City”) and Delbert F. Johnson Revocable Trust and Elaine H. Johnson Revocable Trust (each a “Property Owner” and collectively, the “Property Owners”). WITNESSETH: WHEREAS, the Property Owne rs filed a petition for direct annexation by unanimous approval pursuant to §66.0217(2), Wisconsin Statutes, with the Clerk of the City of River Falls on October 20, 2025 (Exhibit 1); and WHEREAS, the City requests an annexation agreement be entered into between the City and Property Owners that sets out the terms and conditions under which the City will consider the approval of an annexation ordinance, thereby accepting the annexation petition. NOW, THEREFORE, in consideration of the mutual premises and of the mutual promises and conditions hereinafter contained, it is hereby agreed as follows: ARTICLE 1 – DEFINITIONS Section 1.1 – In this Agreement, unless a different meaning clearly appears from the context, the following definitions shall apply: a) “Agreement” means this Annexation Agreement, by and between the City and Property Owners, together with any modifications, amendments or supplements as may be agreed upon related to the subject matter hereof. b) “Annexation Property” means the real property depicted and legally described in Exhibit 2, consisting of approximately 55.444 acres. c) “Capital Cost Contribution” means a monetary contribution from the Property Owners to the City to pay for its proportionate share of capital costs associated with serving the proposed area of annexation in accordance with Title 1 9 of the Municipal Code for which other capital cost recovery mechanisms such as impact fees or assessments are not available. d) “Capital Cost Study” means those costs determined by the City Engineer in accordance with Section 19.100.030(C) of the Municipal Code estimating the cost of capital improvements to serve an area being considered for annexation, attached hereto as Exhibit 3 , described below in Section 2.2. e) “City” means the City of River Falls, Wisconsin. Annexation Agreement – Johnson Annexation 2 f) “Council” means the Common Council of the City of River Falls, Wisconsin. g) “County” means Pierce County, Wisconsin. h) “Development” means the commencement of construction on or development of any portion of the Annexation Property after all required approvals and permits have been ac quired from the City. i) “Government Authorities ” means the City, County, State of Wisconsin, and all other government bodies exercising permitting authority over the Developer’s development project. j) “Impact Fees” means fees established by Title 14 of the Municipal Code in accordance with State Statutes to establish the mechanism to finance the capital costs of acquiring, establishing, upgrading, expanding, and construction of public facilities that are necessary to accommodate development. Title 14 is intended to assure that development bears an appropriate share of the cost of capital expenditures necessary to provide such public facilities within the City as are required to serve the needs arising out of development. The Common Council has authorized water, sewer, fire, park, and library impact fees. k) “Municipal Code” means the City of River Falls Code of Ordinances in effect as of the date of this Agreement. ARTICLE 2 – REPRESENTATIONS, WARRANTIES, AND OBLIGATIONS Section 2.1 – The City’s representations and warranties. The City represents and warrants that the City of River Falls is a Wisconsin municipal corporation duly organized, existing, and in good standing under the laws of the State of Wisconsin and is not in violation of any provisions of its corporate charter or bylaws and has full power and authority to enter into this Agreement and carry out its obligations hereunder. Section 2.2 – The Property Owners’ representations, warranties, and obligations. a) The undersigned, by executing this Agreement, represent and warrant that they possess the requisite authority and capacity to enter into and bind the Property Owners to this Agreement, and to carry out their obligations hereunder. b) The Property Owners, as represented by the undersigned, hereby warrant and represent to the City, as inducement to the City entering into this Agreement, that they possess clear title to and the legal authority to encumber the Annexation Property in accordance with the terms and conditions of this Agreement. c) Capital Costs: 1) Upon Development or redevelopment of any part of the Annexation Property, the Property Owners agree to pay to the City all Capital Cost Contributions for capital costs, as described Annexation Agreement – Johnson Annexation 3 in the Capital Cost Study and adjusted to current construction costs as described in the Capital Cost Study , as determined by the City Engineer . For reference purposes, the estimated Capital Cost Contributions are as follows: 2) All Capital Costs Contributions specified in paragraph 2.2 (c) are based on construction cost estimates as described in the Capital Cost Study. At such time that C apital Cost Contributions are paid as indicated above, each component of the Capital Cost Contribution shall be adjusted to current construction costs at the time of payment, as determined by the City Engineer. d) Impact Fees: All required impact fees for sewer, water, park, fire, and library services, unless expressly exempted by Title 14 of the Municipal Code or this Agreement , or as well as other impact fees at the time of D evelopment, shall be paid. All impact fees for any portion of the Annexation Property being developed shall be paid in full at issuance of a building permit by the owner of that portion of the Annexation Property being developed. ARTICLE 3 – CONDITION PRECEDENT Approval of an ordinance to annex property legally described in Exhibit 2 must occur, which involves the independent and exclusive judgment of the City, as a condition precedent to the City’s obligations under this Agreement or otherwise associated or related to the contemplated annexation and development of the Annexation Property. ARTICLE 4 – SALE, ASSIGNMENT AND ASSUMPTION Each Property Owner agrees that it may not sell, convey, or otherwise transfer any part of the Annexation Property, unless and until a successor owner has entered into an Assignment and Assumption acceptable to the City, under which the successor owner agrees to assume all obligations of the Property Owner under the terms of this Agreement with respect to the property being purchased. ARTICLE 5 – MISCELLANEOUS Annexation Agreement – Johnson Annexation 4 Section 5.1 – Notices. Whenever in this Agreement it shall be required or permitted that notice or demand be given or served by any party to this Agreement to or on any other party, such notice or demand shall be delivered personally or mailed by United States Certified Mail (return receipt requested) to the Property Owner at: Randal Johnson, N8766 1048th Street, River Falls, WI 54022 and to City at City Clerk, City Hall, 222 Lewis Street, River Falls, Wisconsin 54022. Section 5.2 – Remedy for Default. In the event that a Property Owner fails to keep and perform any of the covenants, agreements, stipulations or conditions herein contained to be kept and performed by such Property Owner, and such failure continues for thirty (30) days after written notice of such failure from City to such Property Owner, the failure of the Property Owner to cure within thirty (30) days after receipt of notice thereof from the City shall be considered a “Property Owner Event of Default ”. Upon the occurrence of a Property Owner Event of Default, the City may, in its sole discretion, suspend or withhold all permits, licenses, occupancy certificates or other authorizations issued by the City in connection with the Annexation Property. The remedies afforded to the City shall be in addition to any other remedies to which the City may be entitled by law, equity, or other agreement with the Property Owner, including without limitation specific performance. Section 5.3 – 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 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. Section 5.4 – Law Governing. This Agreement shall be governed by and construed in accordance with the laws of the State of Wisconsin. Section 5.5 – Release of All Oral or Written Agreements. Upon the signing of this Agreement, all prior oral and written agreements between the City and Property Owner s are terminated and released, as this document contains the complete Agreement between the parties with respect to the Annexation Property and construction of the improvements called for in this Agreement. Section 5.6 – Non-Waiver. The willingness of the City to enter into this Agreement shall not constitute a waiver of any of the City’s rights or responsibilities under the law nor shall it constitute the approval of any of the permits, licenses, permissions or other authorization, which may be required in order for the Property Owners to implement development plans. Section 5.7 – Venue. The parties agree that no action, litigation or proceeding of any kind whatsoever, whether in law or equity, or whether in contract or tort or otherwise, in any way relating to this Agreement or the transactions contemplated hereby, may be commenc ed in any forum other than the Pierce County Circuit Court, State of Wisconsin, and each of the parties hereto irrevocably and unconditionally submits to the exclusive jurisdiction of such court. Each of the parties hereto agrees that a final judgment in any such action, litigation or proceeding shall be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. Annexation Agreement – Johnson Annexation 5 Section 5.8 – Binding Effect. All terms and provisions of this Agreement shall be binding upon and inure to the benefit of and be enforceable by the legal representatives and assigns and successors of the parties. Section 5.9 – Survivability. All of the representations, warranties and agreements made in this Agreement shall survive the date of annexation of the Annexation Property. Section 5.10 – 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. Section 5.11 – Time. Time is of the essence of this Agreement and each and every provision hereof. Any extension of time granted for the performance of any duty under this Agreement shall not be considered an extension of time for the performance of any other duty under this Agreement unless so stated or unless obviously necessary from the context. Section 5.12 – Development. At the time of development or redevelopment of the Annexation Property, the Property Owners shall adhere to the City’s development review procedures and the development shall meet the requirements and design standards of the Municipal Code. Section 5.13 – Headings. The headings contained in this Agreement are inserted for convenience only and do not constitute a part of this Agreement. Section 5.14 – Joint and Several Liability. Each Property Owner’s liability hereunder shall be joint and several, and the compromise of any claim with, or the release of, any Property Owner shall not constitute a compromise with, or a release of, any other Property Owner. Section 5.15 – Short Form Recordable. A short form of this Agreement shall be recorded in the chain of title to the Annexation Property. Said form is attached as Exhibit 4 as a Memorandum of Annexation Agreement. IN WITNESS WHEREOF, the City has caused this Agreement to be duly executed in their names and behalf and its seal to be hereunder duly affixed and the Property Owners have caused this Agreement to be duly executed in their name and behalf and on the date first above written. [The remainder of this page is left intentionally blank. Signature pages to follow] [Signature Page 1 of 2] CITY OF RIVER FALLS By: ___________________ Dated: Alison H. Page, its Mayor Attest: ____________________ Amy White, City Clerk Approved as to form and content: _____________________________ Dated: Christopher B. Gierhart, City Attorney Annexation Agreement – Johnson Annexation [Signature Page 2 of 2] PROPERTY OWNERS DELBERT F. JOHNSON REVOCABLE TRUST By:________________________ Dated: Randal Johnson, Trustee ELAINE H. JOHNSON REVOCABLE TRUST By:________________________ Dated: Randal Johnson, Trustee Exhibits List 1. Annexation Petition 2. Annexation Map and Legal Description 3. Capital Cost Study 4. Memorandum of Annexation Agreement [Exhibit 1 to Annexation Agreement] EXHIBIT 1 Annexation Petition [Exhibit 1 to Annexation Agreement] [Exhibit 2 to Annexation Agreement] EXHIBIT 2 Annexation Map and Legal Description Annexation Agreement – Johnson Annexation [Exhibit 2 to Annexation Agreement] [Exhibit 3 to Annexation Agreement] EXHIBIT 3 Capital Cost Study (see attached) [Exhibit 4 to Annexation Agreement] EXHIBIT 4 Memorandum of Annexation Agreement MEMORANDUM OF ANNEXATION 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. 002-01001-0200 and 002-01001-0600 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 1 MEMORANDUM OF ANNEXATION AGREEMENT As of June 9, 2026, an Annexation Agreement (“Agreement”) was entered into by and between Delbert F. Johnson Revocable Trust and Elaine H. Johnson Revocable Trust (collectively, the “Property Owners”), and the City of River Falls, a Wisconsin municipal corporation (“City”) regarding the property legally described on the attached Exhibit A (the “Property”). The Agreement provides requires the parcel owners to contribute certain capital cost payments and to pay impact fees to the City upon development of the Property. The Agreement further provides the Property may not be sold or transferred unless the successor owner enters into an Assignment and Assumption acceptable to the City, which the successor owner agrees to assume all obligations under the Agreement with respect to the property being purchased. All terms, conditions, and rights set forth in the Agreement shall run with the land and shall be binding upon, inure to the benefit of, and be enforceable by City and Property Owners and their respective successors, assigns, heirs and personal representatives. The Agreement may not be transferred separately from, or severed from, title to the Property. This Memorandum is made and executed by the parties for the purpose of recording the same in the applicable office in the county in which the Property is located and is subject in each and every respect to the terms and conditions of the Agreement. This M emorandum 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 Agreement. [Signature Pages Follow] [Signature Page 1 of 2] IN WITNESS WHEREOF, the parties have caused this Memorandum of Annexation Agreement to be executed on the date(s) set forth below (the latest of which shall be the effective date of this Memorandum of Annexation Agreement). CITY: CITY OF RIVER FALLS By: Alison H. Page, Mayor ATTEST: By: Amy White, City Clerk ACKNOWLEDGEMENT STATE OF ____________________ ) )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] PROPERTY OWNERS: DELBERT F. JOHNSON REVOCABLE TRUST By:________________________ Dated: Randal Johnson, Trustee ELAINE H. JOHNSON REVOCABLE TRUST By:________________________ Dated: Randal Johnson, Trustee ACKNOWLEDGEMENT STATE OF ____________________ ) )ss. COUNTY OF __________________ ) Personally came before me on the ____ day of _____________, 2026 , the above-named Randal Johnson, as Trustee of the Delbert F. Johnson Revocable Trust and Elaine H. Johnson Revocable Trust, 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 the Property: Johnson Property Annexation Capital Cost Study City of River Falls Pierce , Wisconsin April 2026 City of River Falls Pierce Wisconsin 07949039 Prepared by: MSA Professional Services 60 Plato Boulevard E., Suite 420 St.Paul, MN 55107 Phone: (612) 548-3132 www.msa-ps.com Project No. 07949039 © April 2026 MSA Professional Services, Inc. © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx Johnson Property Annexation Capital Cost Study City of River Falls TABLE OF CONTENTS Page Introduction ................................ ................................ ................................ ................................ .. i CHAPTER 1 – Water Main Improvements ................................ ................................ ................. 1 1.1 Watermain Summary of Costs ................................ ................................ ................... 1 1.2 Water Impact Fees ................................ ................................ ................................ .... 1 CHAPTER 2 – Sanitary Sewer Improvements................................ ................................ ............ 2 2.1 Sanitary Sewer Summary of Costs ................................ ................................ ............ 2 2.2 Lift Station Capacity and Cost Allocation ................................ ................................ ... 2 2.3 Review of the Flow Allowance for Lift Station into Mann Valley Interceptor ................ 3 2.4 Sewer Impact Fees ................................ ................................ ................................ .... 3 CHAPTER 3 – Roadway Improvements ................................ ................................ ..................... 4 3.1 Design Study Summary ................................ ................................ ............................. 4 3.2 Traffic Impact Analysis Findings ................................ ................................ ................ 4 3.3 Pedestrian and Bicycle Connectivity ................................ ................................ .......... 4 3.4 Cost Allocation ................................ ................................ ................................ ........... 5 CHAPTER 4 – Conclusion ................................ ................................ ................................ ......... 6 Developer Capital Contributions ................................ ................................ ........................ 6 LIST OF APPENDICES APPENDIX A Figure 2 & 3 APPENDIX B Cost Estimates APPENDIX C Impact Fees APPENDIX D Trip Generation Johnson Property Annexation Capital Cost Study Introduction City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page i © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx INTRODUCTION A developer is proposing the annexation of a property along CTH M in the City of River Falls. As required in the City’s code of ordinances “Title 19 – Annexations”, a capital cost study will be developed to evaluate the costs of capital improvements to serve the annexed area. In order to serve the proposed annexation, the City will need to provide a future utility extension along CTH M. The proposed Utility Extension as shown in Figure 1.1 is green and dashed in blue and the proposed annexation is shown in red. This report will evaluate the financial impact this annexation will have on the City of River Falls based on projected City capital costs to serve these properties. This report will utilize estimates and projections based on current pricing to determine the capital impacts and evaluate the following areas: water main, sanitary sewer, and roadways. Each of these topics is discussed below. Impact fees from the development will also be summarized as part of this report, however Impact fees are separate from and in addition to the capital cost contributions identified in this report. Planning Level Assumptions: 1. 30 – Multifamily units 2. 30 – twin home lots 3. 130 – single family lots 4. 2.5 persons/unit 5. 85 gallons/person/day 6. 12’ Wide X 300’ Long pedestrian bridge required for trail extension 7. 12’ Wide pedestrian trail connecting development to City trail system across from the dry run creek. 8. The proposed utility extension will not disturb the pavement along CTH M and the developer will be required to connect the annexed property to the proposed extension. 9. The Sanitary extension extend 1250 ft (to the proposed development entrance) and not to the edge of the Johnson property 10. The Watermain extension extends 1730 ft (to the edge of property) A concept level plan has been provided by the developer and is the basis for the assumptions. Exclusions: • Re-evaluation of lift station service area. • Evaluation of the impact of the development on the City’s WWTP. • Costs for any improvements within the annexed property boundary. Any long -term operations and maintenance costs. • All costs are planning level. • Final cost share subject to final plat / unit count and final TIA. Johnson Property Annexation Capital Cost Study Introduction City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page ii © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx FIGURE 1.1 Johnson Property Annexation Capital Cost Study Chapter 1 - Water Main Improvements City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page 1 © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx CHAPTER 1 – WATER MAIN IMPROVEMENTS 1.1 WATERMAIN SUMMARY OF COSTS An existing 12-inch water main along County Road M has sufficient capacity to serve the proposed development. The proposed 12 -inch water main extension would terminate at the property boundary and function as a dead-end. From a hydraulic capacity standpoint, the available flow in the existing 12-inch main appears adequate to meet anticipated demands that might otherwise be served by a looped system. Therefore, it is recommended that 100 % of the cost of the 12 - inch water main extension be the responsibility of the developer. While a large -diameter transmission main can efficiently convey significant volumes of water, reliance on a single main in lieu of a looped distribution system may reduce overall system resiliency. Based on the anticipated number of homes within the proposed development, the use of a looped water distribution system may provide added benefits, including improved system reliability, water quality, and long-term operational flexibility. The City may wish to consider looping the water main in conjunction with a future development or planning for a future interconnection to support a fully looped system as the area continues to develop. The watermain extension will be constructed to serve the new development and will be installed with the new development work. A water model exhibit figure 2 has been attached to this document from a 2023 SEH memo summarizing the pressure zones associated with development in the Mann Valley area. The Johnson Property will be located in the Main Pressure Zone. Ground elevations within Johnson Property range from 930-900 feet above sea level. The Main Pressure Zone, which has elevated storage at an elevation of 1057 feet, will provide static water pressures of between 55 to 68 psi. The cost of the water utility extension will be a 100% developer cost and will be constructed with the development. 1.2 WATER IMPACT FEES It is assumed that all the single family, twin home units, and multifamily units, will have ¾” meters. The total impact fees collected are estimated to be $466,260. A summary of the total impact fees to be collected can be found in appendix C. Johnson Property Annexation Capital Cost Study Chapter 2 - Sanitary Sewer Improvements City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page 2 © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx CHAPTER 2 – SANITARY SEWER IMPROVEMENTS 2.1 SANITARY SEWER SUMMARY OF COSTS The provided concept drawing shows a combination of 190 residential lots and multifamily units. Based on the proposed concept development, the estimated average daily wastewater flow is 40,375 gallons per day (GPD), equivalent to 28 gallons per minute (gpm). Applying a standard peaking factor of 3.0, the peak hour flow is calculated to be 84 gpm. An existing public sewer main is located in the adjacent street at the intersection of Discover Drive and County Road M. This gravity sewer has sufficient remaining capacity to accept the anticipated wastewater flow from the Johnson development without requiring upsizing. To provide service to the site, it is recommended that the existing 10‑inch sewer main be extended to the developments proposed access onto County Road M. The cost of the sanitary utility extension will be a 100% developer cost and will be constructed with the development. 2.2 LIFT STATION CAPACITY AND COST ALLOCATION The annexation area is located within the sewer shed that discharges to the Mann Valley Lift Station, situated in the southeast corner of the planned Mann Valley Corporate Park, across West Division Street from Hillwood Drive East. For this report, the Lift Station Design Report dated December 8, 2022 “Lift Station Design Report for the Mann Valley Lift Station “was referenced. The lift station structure was constructed to accommodate the full future buildout of the sewer shed (see Figure 1 in Appendix A); however, the mechanical and pumping equipment was initially sized to serve only the immediate development area, providing a firm pumping capacity of 600 gpm. At full buildout, the sewer shed is expected to generate a peak flow of 2,400 gpm, which is 1,800 gpm above the current installed capacity. The Johnson Property Annexation is projected to contribute 84 gpm, representing 4.6% of the additional required capacity. To achieve the full 2,400 gpm capacity, future mechanical upgrades and forcemain improvements will be required. Costs for these improvements will be allocated proportionally among properties within the service area based on their relative contribution to the future peak flow. Johnson Property Annexation Capital Cost Study Chapter 2 - Sanitary Sewer Improvements City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page 3 © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx The estimated total cost of lift station upgrades and forcemain improvements is $1,290,560. Based on the Johnson properties’ proportional contribution (4.6%), the recommended cost share for the developer is $59,366. The supporting cost estimate is provided in Appendix B. 2.3 REVIEW OF THE FLOW ALLOWANCE FOR LIFT STATION IN TO MANN VALLEY INTERCEPTOR a. Flow allowance reserved for the new lift station in the existing 24” Mann Valley Interceptor on W.Maple St. is 2,075 GPM peak flow, per the City’s 2014 Study. b. The calculated flow discharging from the new lift station to the Mann Valley Interceptor for the initial development is 600 GPM peak flow. The Johnson property development is contributing an additional peak flow of 84 GPM. This is within the flow allowance reserved for the new lift station in the Mann Valley Interceptor; therefore no interceptor upsizing is recommended for the Johnson Property development at this time. If the Mann Valley lift station were to be upgraded to accommodate higher flows, the Mann Valley Interceptor will need to be re-evaluated. 2.4 SEWER IMPACT FEES It is assumed that all units and lots will have ¾” meters . The total impact fees collected are estimated to be $327,560. The total impact fees to be collected can be found in appendix C. Johnson Property Annexation Capital Cost Study Chapter 2 - Roadway Improvements City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page 4 © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx CHAPTER 3 – ROADWAY IMPROVEMENTS 3.1 DESIGN STUDY SUMMARY To accommodate transportation impacts of the proposed Johnson Property annexation, improvements will be required to the roadway network serving the site. The primary improvement identified is at the intersection of CTH M and CTH U, which is a key regional access point to the Mann Valley area and is expected to experience sig nificant traffic growth under future development conditions. Based on the Mann Valley Traffic Impact Analysis (SEH, 2022), the intersection of CTH M and CTH U is projected to operate at unacceptable levels of service under 2042 buildout conditions without mitigation. The recommended long-term improvement is construction of a roundabout at this intersection to improve operations and safety. The City anticipates this improvement will be required to support both the Johnson Property annexation and other planned growth within the Mann Valley service area. As part of the annexation and development process, the developer will be required to provide mitigation for the transportation impacts attributable to the Johnson Property development. This mitigation may be satisfied through on e or more of the following approaches, subject to City approval: 1. Construction of intersection improvements directly associated with the development (such as turn lanes), or 2. Payment of a proportional share contribution toward the ultimate roundabout development. In addition to intersection improvements, the proposed development layout includes two access points: a new direct access connection to CTH M, and a secondary access connection to 880 th Avenue. Adequate development connectivity is expected with the proposed access locations; therefore, no additional roadway construction will be required of the developer beyond the identified upgrades. 3.2 TRAFFIC IMPACT ANALYSIS FINDINGS Utilizing Developer provided parcel development information, development-based traffic volumes were calculated for the Johnson Property. Land use assumptions were based on current zoning, adjacent land uses, and densities and distributions from the 2022 SEH study. Using the ITE Trip Generation Manual, 12th Edition, expected development traffic was calculated and distributed at the subject intersection. Based on the assumptions, the Johnson Property development is expected to generate approximately 1,800 daily trips, with 125 AM peak hour trips and 160 PM peak hour trips. Full results are included in Appendix D. 3.3 PEDESTRIAN AND BICYCLE CONNECTIVITY The City of River Falls desires safe connectivity for pedestrians and cyclists into the existing network. The developer’s street and trail improvements will provide local connections, while the City will evaluate conceptual design options for a multi-use trail link to integrate the development Johnson Property Annexation Capital Cost Study Chapter 2 - Roadway Improvements City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page 5 © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx into the broader bicycle and pedestrian infrastructure. A proportional share of these costs will be allocated to the annexation area. An estimate was produced to construct a trail from the intersection of CTH U and CTH M along the Johnson Property, then crossing CTH M to the north side at Discovery Drive and then continuing east to connect to the existing trail system. Total trail length is approximately 2 700-ft long. A pedestrian bridge will also be required to cross an ephemeral stream (dry run creek). 3.4 COST ALLOCATION For the purposes of this study, it was assumed that a proportional share contribution would be used. A preliminary cost estimate for the Johnson Property utility extension and the proposed roundabout improvements is provided in Appendix B, along with the recommended developer contribution. Cost shares were calculated based on the proportion of development‑related traffic expected to travel through the subject intersection. For the Mann Valley Corporate Park, 2042 Build and No‑Build traffic volumes were compared to identify the number of development ‑generated trips anticipated at the intersection. For the Johnson Property, projected traffic distributions through each approach of the intersection were calculated. Cost shares were allocated based on each development ’s percentage of weekday, two‑way traffic attributed to new growth. Forecasted traffic indicates that the Johnson Property Annexation will generate approximately 1800 daily trips at full build out. However, due to proposed roadway connectivity, only 900 of the daily trips are expected to utilize the CTH M & CTH U intersection. The Mann Valley Corporate Park is expected to generate approximately 11,550 trips through the same intersecti on. Subsequently, of the new development traffic, the Johnson Property Annexation is expected to contribute approximately 7% of the new traffic through the CTH M & CTH U intersection. The total estimated cost of the roundabout is $1.86 million. Based on the proportional traffic contribution, it is recommended that the developer fund 7% of the project cost, totaling $130,193. It is recommended that the developer assume full responsibility for the portion of the trail located within the annexed property frontage and extending to the crossing at Discovery Drive and contribute 7 percent toward the remaining costs of the connecting trail and pedestrian bridge project serving the annexed property. The portion of the trail that is the full developer’s responsibility will be constructed with the development, the developer’s portion of the remainder of the trail is recommended to be $159,142.00. Johnson Property Annexation Capital Cost Study Chapter 2 - Conclusion City Of River Falls, Pierce, Wisconsin April 2026 Project No. 07949039 Page 6 © April 2026 MSA Professional Services, Inc. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx CHAPTER 4 –CONCLUSION The estimated capital costs to serve the Johnson Property Annexation are summarized in Appendix B. These costs were developed in coordination with the City of River Falls Municipal Utilities (RFMU) and following methodologies consistent with previous capital cost allocation studies. The recommendations outlined in this report address necessary improvements to water, wastewater, roadway, and pedestrian infrastructure to support the proposed development and ensure long -term service reliability. These include proportional contributions t oward future lift station upgrades, roadway enhancements such as roundabout installation at CTH M and CTH U, and pedestrian trail connections to the City’s existing network. Cost Allocation Methodology • Utility extensions = 100% developer (constructed with the development) • Lift station upgrades = proportional share based on peak flow • Roadway intersection = proportional share based on projected traffic from development • Trail = 100% of trail to Discovery Dr. (constructed with the development) and 7% of the off-site pedestrian trail extension including the pedestrian bridge Due to the volatility of construction pricing in the current economy, it is recommended that all capital cost contributions be adjusted based on the current Construction Costs at the time of payment. Cost estimates presented in this report were calculated in February 2026 and should be updated accordingly prior to implementation. Summary of costs: Developer Capital Contributions Infrastructure Component Basis of Cost Allocation Estimated Cost Lift Station Upgrade Contribution Proportional share (4.6% of $1,290,560) $59,366 CTH M & CTH U Roundabout Traffic-based allocation (7% of $1.86M) $130,193 Pedestrian Trail (Adjacent Segment) (7% of $2.27M) Connecting Pedestrian trail & Bridge $159,142 Total Recommended Developer Capital Contribution $348,701 Notes: • Impact fees are in addition to the capital contributions shown above. • All costs are in January 2026 dollars and should be indexed to current construction costs at the time of payment. \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx APPENDIX A Figure 2 & 3 Powell Crossing at UW Farm724 AcresPowell Crossing at Rd. B67 AcresMV Corp. Park400 AcresCo. Rd. M SW156 AcresQuail Ridge32 AcresDry Run/Powell214 AcresCo. Rd. UWest124 Acres Phase 1 Service Area441 Acres THIS PAGE INTENTIONALLY LEFT BLANK \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx APPENDIX B Cost Estimates DATE: 4/24/2026 2026 2026 LIFT STATION IMPROVEMENTS 13 GENERAL ITEM (MOB, TRAFFIC, EROSION) LS 72,500$ 72,500$ 14 C.S. LIFT STATION PUMP REPLACEMENT LS 204,000$ 204,000$ 15 C.S. FORCEMAIN LF 190$ 701,100$ 977,600$ 10% 97,760$ ( 2026 ) 1,075,360$ 10% 107,600$ 10% 107,600$ 1,290,560$ 59,366$ ROADWAY 16 CTH M RAB LS 1,409,000$ 1,409,000$ 1,409,000$ 10% 140,900$ ( 2026 ) 1,549,900$ 10% 155,000$ 10% 155,000$ 1,859,900$ 130,193$ PEDESTRIAN FACILITIES (7% DEVELOPER SHARE) 17 GENERAL ITEM (MOB, TRAFFIC, EROSION) LS 139,500$ 139,500$ 19 REMAINDER OF CONNECTING PEDESTRIAN TRAIL SY 35$ 63,000$ 21 PEDESTRIAN BRIDGE LS 1,680,000$ 1,680,000$ 1,882,500$ 10% 11,960$ ( 2026 ) 1,894,460$ 10% 189,500$ 10% 189,500$ 2,273,460$ 159,142$ Disclaimers & Assumptions 1 2 Contingency ESTIMATED CONSTRUCTION COST Design Engineering City Recommended Developer Cost (4.6%) City Recommended Developer Cost (7%) ESTIMATED CONSTRUCTION SUBTOTAL 1 Construction Engineering TOTAL ESTIMATED PROJECT COST: This estimate of probable cost is approximate. Actual construction bids may vary significantly from this estimate due to timing of bids, construction schedule restraints, labor rate increases, material increases, or other factors beyond the control of the estimator.This estimate assumes no distrubance of CTH M TOTAL ESTIMATED PROJECT COST: 1 3690 1 Contingency ESTIMATED CONSTRUCTION COST Design Engineering Construction Engineering ESTIMATED CONSTRUCTION SUBTOTAL ITEM NO. DESCRIPTION QUANTITY UNIT ENGINEER'S ESTIMATE OF PROBABLE COSTS JOHNSON PROPERTY ANNEXATION CCS COUNTY ROAD M 1 1800 CITY OF RIVERFALLS, WI UNIT PRICE TOTAL PRICE ESTIMATE YEAR: MSA PROJECT #: 07949039 CONSTRUCTION YEAR: Construction Engineering TOTAL ESTIMATED PROJECT COST: Developer 7% 1 ESTIMATED CONSTRUCTION SUBTOTAL Contingency ESTIMATED CONSTRUCTION COST Design Engineering \\msa-ps.com\fs\Project\07\07949\07949039\Calculations\07949039_Preliminary Construction Cost Estimate_2026.04.24 Completed By: \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx APPENDIX C Impact Fees Deveoplement TypeUnit Park Facilities Park I.F Subtotal Library Facilitieslibrary I.F Subtotal Fire Facilities Fire I.F Subtotal Water ImpactWater I.F Subtotal Sewer ConnectionSewer I.F Subtotal Total Impact Fees Single Family 160 577.28$ 92,364.80$ 352.09$ 56,334.40$ 345.71$ 55,313.60$ 2,454.00$ 392,640.00$ 1,724.00$ 275,840.00$ 872,492.80$ Multi-family 30 463.96$ 13,918.80$ 352.09$ 10,562.70$ 277.85$ 8,335.50$ 2,454.00$ 73,620.00$ 1,724.00$ 51,720.00$ 158,157.00$ Disclaimers & Assumptions Assumes 3/4" Meter connections Residential Fees per Unit for Johnson Property CCS \\msa-ps.com\fs\Project\07\07949\07949039\Reports\07949039_Johnson Property CCS Draft 2026.04.24.docx APPENDIX D Trip Generation Trip Generation Table, Developement Traffic Comparison Weekday Two-way Total In Out Total In Out Rate 0.00 0.00 0.00 0.00 Distribution 24% 76% 62% 38% Raw Trips 290 25 5 20 25 15 10 Adj. Raw Trips 290 25 5 20 25 15 10 Driveway Trips 290 25 5 20 25 15 10 New Trips 290 25 5 20 25 15 10 Rate 0.00 0.00 0.00 0.00 Distribution 27% 73% 62% 38% Raw Trips 1,315 95 25 70 125 75 50 Adj. Raw Trips 1,315 95 25 70 125 75 50 Driveway Trips 1,315 95 25 70 125 75 50 New Trips 1,315 95 25 70 125 75 50 Rate 6.57 0.00 0.00 0.00 0.00 Distribution 25% 75% 57% 43% Raw Trips 195 5 0 5 10 5 5 Adj. Raw Trips 195 5 0 5 10 5 5 Driveway Trips 195 5 0 5 10 5 5 New Trips 195 5 0 5 10 5 5 Weekday AM Peak Hour PM Peak Hour Two-way Total In Out Total In Out Raw Trip Generation 1,800 125 30 95 160 95 65 Adj Raw Trips 1,800 125 30 95 160 95 65 Total Driveway Trips 1,800 125 30 95 160 95 65 Total New Trips 1,800 125 30 95 160 95 65 All land uses shown in this exhibit use trip generation rates from theITE Trip Generation Manual, 12 th Edition, unless otherwise noted Fitted curve equation used when Total Rate is not shown All trips rounded to the nearest 5 Weekday AM Peak Hour PM Peak Hour Daily AM PM SAT SUN Two-way Total In Out Total In Out North on CTH U1 45% 45% 45% 45% 45% 810 55 15 40 75 45 30 East on CTH M 35% 35% 35% 35% 35% 630 45 10 35 50 30 20 South on 1060th Ave 5% 5% 5% 5% 5% 90 5 0 5 10 5 5 West on CTH M1 5% 5% 5% 5% 5% 90 5 0 5 10 5 5 Northeast on 880th Ave 10% 10% 10% 10% 10% 180 15 5 10 15 10 5 100% 100% 100% 100% 100% 1,800 125 30 95 160 95 65 1 Traffic expected to travel through the CTH M & CTH U/1060th Ave intersection Weekday AM Peak Hour PM Peak Hour Two-way Total In Out Total In Out Johnson Property Annexation Development 900 60 15 45 85 50 35 Mann Valley Corporate Park TIA2 11,550 1,280 1,155 Total Intersection Trips 12,450 1,340 1,240 Johnson Property Annexation 7% 4% 7% Mann Valley Corporate Park 93% 96% 93% dwelling units CTH M & CTH U/1060th Ave Intersection Development Traffic Comparison 2 Total AM and PM Peak Hour volumes caculated from Build vs No Build volumes included in the Mann Valley Corporate TIA. PM Peak Hour volume assumed to be 10% of Weekday Two-way volume. Intersection Impact Split Trip Distribution, New Trips - 130 Single-Family Attached Housing 215 - - 30 30-- Development Trip Generation Summary 220 dwelling units Single-Family Detached Housing 210 - Twin Homes Johnson Property Annexation Parcel Acres Size Units Multifamily Housing (Low-Rise) FAR Density PM Peak HourITE Land Use/Code AM Peak Hour dwelling units Revised 2/5/2026 Page 1 of 1 Johnson Property Annexation River Falls, WI MEMORANDUM TO: Mayor Page and City Council Members FROM: Russ Swanson, Financial Analyst DATE: May 26, 2026 TITLE: Annexation Budget Study Introduction The City of River Falls, by ordinance, requires a budget study for proposed annexations into the City. The following information was gathered and analyzed in consideration of the IronHorse by ValMark Subdivision Annexation, which is now in the Town of Clifton. Study Information The following outlines the methodology and assumptions for calculating revenues and expenditures related to each area of the study. Revenues Tax Revenues This study estimates the amount of net new construction the properties will add to the community. Net new construction is used by the State to determine how much municipalities can increase their property tax levy. Based on an equalized value of $92,150,000, staff estimate the development will add 4.67 percent net new construction to River Falls. Based on the State’s formula for levy limits, the City could add $239,000 to its property tax levy because of the development. Utility Revenues The study estimates the amount of electric, water, and sewer usage based on an average residential household. Average residential usage is applied to the City’s current utility rates to estimate revenues. Estimated revenues for each utility are shown below. Utility Estimated Revenue Electric $ 247,000 Water 56,000 Sewer 104,000 State Shared Revenue No increase or decrease in State shared revenues are assumed. Memorandum to Mayor and City Council May 26, 2026 Page 2 Building Permits The City collects building permit fees that vary based on construction value. The average value of the properties in the proposed development is $485,000. This results in approximately $3,000 in building permit fees collected per house, or $563,000 in total building permit fees for the development. This is one-time revenue for the General Fund. Transportation Revenues No revenues are assumed. Parkland Dedication Fees No revenues are assumed. Impact Fees Impact fees are collected from each unit in a new development based on the City’s Fee Schedule. These one-time fees must be used for costs associated with growth or expansion due to the increase in services required. Impact fees are collected for the following services: fire, parks, library, water, and sewer. A breakdown of estimated fees is shown below. Fee Amount Fire Impact $ 63,000 Park Impact 106,000 Library Impact 66,000 Water Impact 466,000 Sewer Connection 327,000 Total $ 1,028,000 Expenditures Police Services The cost estimated for police services uses the department’s cost per capita. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. It costs the City approximately $251.00 per person to provide police services for one year. The new development is estimated to add approximately 475 residents, which increases costs for police services by $ 119,000 per year. Based on workload metrics, the current number of budgeted FTEs for the police department is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. Fire Services The cost estimated for fire services uses the department’s cost per residence. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. Memorandum to Mayor and City Council May 26, 2026 Page 3 It costs the City approximately $245.00 per residence to provide fire services for one year. This study assumes the development will add 190 units, which increases costs for fire services by approximately $46 ,500 per year. Based on workload metrics, the current number of budgeted FTEs for the fire department is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. Road Maintenance The estimated cost for road maintenance uses the City’s streets cost per mile. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. It costs the City approximately $21,200 per mile to provide road maintenance for one year. This study assumes the development will add 1.73 miles, which increases costs for road maintenance services by approximately $36,700 per year. Based on workload metrics, the current number of budgeted FTEs for streets is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. Recreation Services The estimated cost for recreation services uses the cost per residence. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. It costs the City approximately $ 4.55 per person to provide recreation services for one year. The new development is estimated to add approximately 475 residents, which increases costs for recreation by approximately $2 ,200 per year. Based on workload metrics, the current number of budgeted FTEs for recreation is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. Electric Services The estimated cost for electric services uses the cost per mile. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. It costs the City approximately $14,900 per mile to provide electricity to residential customers for one year. This excludes the City’s cost of wholesale power it purchases from WPPI. The new development is estimated to add 1.73 miles of electric conveyance, which increases costs for electric services by approximately $26,000 per year. Based on workload metrics, the current number of budgeted FTEs for electric services is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. Water Services The estimated cost for water services uses the cost per mile. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. Memorandum to Mayor and City Council May 26, 2026 Page 4 It costs the City approximately $22,900 per mile to provide water to residential customers for one year. The new development is estimated to add 1.73 miles of water conveyance, which increases costs for water services by approximately $40, 000 per year. Based on workload metrics, the current number of budgeted FTEs for water services is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. Sewer Services The estimated cost for sewer services uses the cost per mile. Additional personnel costs are estimated by projecting whether new staff are needed to serve growth resulting from the development. It costs the City approximately $31,700 per mile to provide sewer conveyance for residential customers for one year. The new development is estimated to add 1.73 miles of sewer conveyance, which increases costs for sewer services by approximately $55,000 per year. Based on workload metrics, the current number of budgeted FTEs for sewer services is sufficient to accommodate growth in this development, so this study assumes no new personnel costs are added. A variety of general governmental costs related to administration, planning, engineering, and more are not included in this study. Certain self -supporting costs are also not included, such as refuse collection and stormwater utility costs. Conclusion The budget study indicates that revenues will be sufficient to cover expenses associated with the development (Exhibit A). This study did not attempt to forecast future costs based on inflation. Although staffing increases do not appear necessary because of this development, future budget studies will consider the cumulative effects of development on staffing. Memorandum to Mayor and City Council May 26, 2026 Page 5 Exhibit A – Summary of Revenues and Expenses Quality & Reliability Since 1894 Keeping your water safe and refreshing 24 hours a day, 7 days a week M A Y 2 0 2 6 P A G E 1 2 0 2 5 W A T E R Q U A L I T Y R E P O R T RIVER FALLS MUNICIPAL UTILITIES WATER/WASTEWATER DEPARTMENT A d d r e s s : 2 2 2 L e w i s S t r e e t R i v e r F a l l s , W I 5 4 0 2 2 w w w . r f m u . o r g P h o n e : 7 1 5 - 4 2 5 - 0 9 0 6   A f t e r H o u r s E m e r g e n c y & O u t a g e s : 7 1 5 - 8 5 2 - 1 7 1 5 W e a r e p l e a s e d t o r e p o r t t h a t o u r w a t e r i s s a f e a n d m e e t s o r e x c e e d s s t a t e a n d f e d e r a l s t a n d a r d s . O u r m u n i c i p a l w a t e r s u p p l y m o n i t o r i n g s c h e d u l e i s b a s e d i n p a r t o n a s o u r c e w a t e r v u l n e r a b i l i t y a s s e s s m e n t p r e p a r e d b y t h e u t i l i t y . A c o p y o f t h i s s t u d y i s a v a i l a b l e a t C i t y H a l l . T h e m u n i c i p a l w e l l w a t e r i s v u l n e r a b l e t o c o n t a m i n a n t s o u r c e s i n c l o s e p r o x i m i t y t o t h e w e l l . O n e p o t e n t i a l c o n t a m i n a n t s o u r c e i s u n u s e d , u n s a f e , a n d n o n - c o m p l y i n g p r i v a t e w e l l s l o c a t e d w i t h i n t h e c i t y . A s o f J u n e 3 0 , 2 0 0 3 , n o p r i v a t e w e l l s a r e p e r m i t t e d w i t h i n t h e c i t y l i m i t s , e x c e p t i n c a s e s w h e r e m u n i c i p a l s e r v i c e s a r e n o t a v a i l a b l e . T h e u t i l i t y h a s c o m p l e t e d a s u r v e y i d e n t i f y i n g t h e w a t e r s u p p l y s o u r c e s a n d w e l l h e a d p r o t e c t i o n a r e a f o r R i v e r F a l l s M u n i c i p a l w a t e r s y s t e m . F r o m t h i s , a w e l l h e a d p r o t e c t i o n o r d i n a n c e w a s d e v e l o p e d a n d f o r m a l l y a d o p t e d i n 2 0 0 1 . I f y o u h a v e a n y q u e s t i o n s c o n c e r n i n g y o u r w a t e r u t i l i t y , p l e a s e c o n t a c t W a t e r / W a s t e w a t e r S u p e r i n t e n d e n t B r a d l e y V i c k a t 7 1 5 - 8 2 1 - 0 2 0 1 . D r i n k i n g w a t e r m a n a g e m e n t i s a c o m p l e x a n d m u l t i f a c e t e d f i e l d . T o l e a r n m o r e , w e e n c o u r a g e y o u t o a t t e n d o n e o f o u r r e g u l a r l y s c h e d u l e d U t i l i t y A d v i s o r y B o a r d m e e t i n g s . T h e s e m e e t i n g s a r e h e l d o n t h e t h i r d M o n d a y o f e a c h m o n t h a t 6 : 3 0 p . m . i n t h e C i t y H a l l C o u n c i l C h a m b e r s . HEALTH INFORMATION D r i n k i n g w a t e r , i n c l u d i n g b o t t l e d w a t e r , m a y r e a s o n a b l y b e e x p e c t e d t o c o n t a i n a t l e a s t s m a l l a m o u n t s o f s o m e c o n t a m i n a n t s . T h e p r e s e n c e o f c o n t a m i n a n t s d o e s n o t n e c e s s a r i l y i n d i c a t e t h a t t h e w a t e r p o s e s a h e a l t h r i s k . M o r e i n f o r m a t i o n a b o u t c o n t a m i n a n t s a n d p o t e n t i a l h e a l t h e f f e c t s c a n b e o b t a i n e d b y c a l l i n g t h e E n v i r o n m e n t a l P r o t e c t i o n A g e n c y ’ s ( E P A ) S a f e D r i n k i n g W a t e r H o t l i n e ( 8 0 0 - 4 2 6 - 4 7 9 1 ) . S o m e p e o p l e m a y b e m o r e v u l n e r a b l e t o c o n t a m i n a n t s i n d r i n k i n g w a t e r t h a n t h e g e n e r a l p o p u l a t i o n . I m m u n o - c o m p r o m i s e d p e r s o n s , s u c h a s p e r s o n s w i t h c a n c e r u n d e r g o i n g c h e m o t h e r a p y , p e r s o n s w h o h a v e u n d e r g o n e o r g a n t r a n s p l a n t s , p e o p l e w i t h H I V / A I D S o r o t h e r i m m u n e s y s t e m s d i s o r d e r s , s o m e e l d e r l y , a n d i n f a n t s c a n b e p a r t i c u l a r l y a t r i s k f r o m i n f e c t i o n s . T h e s e p e o p l e s h o u l d s e e k a d v i c e a b o u t d r i n k i n g w a t e r f r o m t h e i r h e a l t h c a r e p r o v i d e r s . E P A / C D C g u i d e l i n e s o n a p p r o p r i a t e m e a n s t o l e s s e n t h e r i s k o f i n f e c t i o n b y c r y p t o s p o r i d i u m a n d o t h e r m i c r o b i a l c o n t a m i n a n t s a r e a v a i l a b l e f r o m t h e E P A ’ s S a f e D r i n k i n g W a t e r H o t l i n e ( 8 0 0 - 4 2 6 - 4 7 9 1 ) . L e f t t o R i g h t : W a t e r / W a s t e w a t e r O p e r a t o r D e a n , W a t e r / W a s t e w a t e r O p e r a t o r T o d d , W a t e r / W a s t e w a t e r J o e , C i t y E n g i n e e r T o d d , W a t e r / W a s t e w a t e r S u p e r i n t e n d e n t B r a d l e y , W a t e r / W a s t e w a t e r O p e r a t o r T h o m a s , W a t e r / W a s t e w a t e r O p e r a t o r J o s h , L e a d W a t e r / W a s t e w a t e r O p e r a t o r T i m , a n d W a s t e w a t e r O p e r a t o r B i l l . N o t p i c t u r e d : W a t e r / W a s t e w a t e r O p e r a t o r B r e n t a n d W a t e r / W a s t e w a t e r O p e r a t o r D a v i d . R i v e r F a l l s h a s a g r o u n d w a t e r s u p p l y w i t h f i v e p r o d u c t i o n w e l l s i n t w o d i f f e r e n t a q u i f e r s . A l l a r e l o c a t e d w i t h i n t h e c i t y l i m i t s . T h e P r a i r i e d u C h i e n / J o r d a n ( T r e m p e a l e a u ) A q u i f e r i s t h e m a j o r m u n i c i p a l g r o u n d w a t e r s o u r c e i n t h e r e g i o n . Source ID Source Depth (in feet) Status 2 Groundwater 401 Active 3 Groundwater 379 Active 4 Groundwater 415 Active 5 Groundwater 440 Active 6 Groundwater 568 Active M A Y 2 0 2 6 P A G E   2 RIVER FALLS MUNICIPAL UTILITIES WATER DEPARTMENT - QUALITY & RELIABILITY SINCE 1894 EDUCATIONAL INFORMATION T h e s o u r c e s o f d r i n k i n g w a t e r , b o t h t a p w a t e r a n d b o t t l e d w a t e r , i n c l u d e r i v e r s , l a k e s , s t r e a m s , p o n d s , r e s e r v o i r s , s p r i n g s , a n d w e l l s . A s w a t e r t r a v e l s o v e r t h e s u r f a c e o f t h e l a n d o r t h r o u g h t h e g r o u n d , i t d i s s o l v e s n a t u r a l l y o c c u r r i n g m i n e r a l s a n d , i n s o m e c a s e s , r a d i o a c t i v e m a t e r i a l , a n d c a n p i c k u p s u b s t a n c e s r e s u l t i n g f r o m t h e p r e s e n c e o f a n i m a l s o r f r o m h u m a n a c t i v i t y . C h l o r i n e i s a d d e d t o m a i n t a i n a r e s i d u a l f o r d i s i n f e c t i n g . F l u o r i d e i s a d d e d a t l e v e l s a r o u n d 0 . 7 m g / l t o h e l p p r e v e n t t o o t h d e c a y . CONTAMINANTS THAT MAY BE PRESENT IN SOURCE WATER INCLUDE: M i c r o b i a l c o n t a m i n a n t s , s u c h a s v i r u s e s a n d b a c t e r i a , w h i c h m a y c o m e f r o m s e w a g e t r e a t m e n t p l a n t s , s e p t i c s y s t e m s , a g r i c u l t u r a l l i v e s t o c k o p e r a t i o n s , a n d w i l d l i f e . I n o r g a n i c c o n t a m i n a n t s , s u c h a s s a l t s a n d m e t a l s , w h i c h c a n b e n a t u r a l l y o c c u r r i n g o r r e s u l t f r o m u r b a n s t o r m w a t e r r u n o f f , i n d u s t r i a l o r d o m e s t i c w a s t e w a t e r d i s c h a r g e s , o i l a n d g a s p r o d u c t i o n , m i n i n g , o r f a r m i n g . P e s t i c i d e s a n d h e r b i c i d e s , w h i c h m a y c o m e f r o m a v a r i e t y o f s o u r c e s s u c h a s a g r i c u l t u r e , u r b a n s t o r m w a t e r r u n o f f , a n d r e s i d e n t i a l u s e s . O r g a n i c c h e m i c a l c o n t a m i n a n t s , i n c l u d i n g s y n t h e t i c a n d v o l a t i l e o r g a n i c c h e m i c a l s , w h i c h a r e b y - p r o d u c t s o f i n d u s t r i a l p r o c e s s e s a n d p e t r o l e u m p r o d u c t i o n , a n d c a n a l s o c o m e f r o m g a s s t a t i o n s , u r b a n s t o r m w a t e r r u n o f f , a n d s e p t i c s y s t e m s . R a d i o a c t i v e c o n t a m i n a n t s , w h i c h c a n b e n a t u r a l l y o c c u r r i n g o r b e t h e r e s u l t o f o i l a n d g a s p r o d u c t i o n a n d m i n i n g a c t i v i t i e s . I n o r d e r t o e n s u r e t h a t t a p w a t e r i s s a f e t o d r i n k , E P A p r e s c r i b e s r e g u l a t i o n s t h a t l i m i t t h e a m o u n t o f c e r t a i n c o n t a m i n a n t s i n w a t e r p r o v i d e d b y p u b l i c w a t e r s y s t e m s . F o o d a n d D r u g A d m i n i s t r a t i o n ( F D A ) r e g u l a t i o n s e s t a b l i s h l i m i t s f o r c o n t a m i n a n t s i n b o t t l e d w a t e r , w h i c h p r o v i d e s t h e s a m e p r o t e c t i o n f o r p u b l i c h e a l t h . LEAD INFORMATION I f p r e s e n t , e l e v a t e d l e v e l s o f l e a d c a n c a u s e s e r i o u s h e a l t h p r o b l e m s , e s p e c i a l l y f o r p r e g n a n t w o m e n a n d y o u n g c h i l d r e n . L e a d i n d r i n k i n g w a t e r i s p r i m a r i l y f r o m m a t e r i a l s a n d c o m p o n e n t s a s s o c i a t e d w i t h s e r v i c e l i n e s a n d h o m e p l u m b i n g . R i v e r F a l l s W a t e r U t i l i t y i s r e s p o n s i b l e f o r p r o v i d i n g h i g h q u a l i t y d r i n k i n g w a t e r , b u t c a n n o t c o n t r o l t h e v a r i e t y o f m a t e r i a l s u s e d i n p l u m b i n g c o m p o n e n t s . W h e n y o u r w a t e r h a s n ’ t b e e n u s e d f o r s e v e r a l h o u r s , y o u c a n m i n i m i z e t h e p o t e n t i a l f o r l e a d e x p o s u r e b y f l u s h i n g y o u r t a p f o r 3 0 s e c o n d s t o t w o m i n u t e s b e f o r e u s i n g w a t e r f o r d r i n k i n g o r c o o k i n g . I f y o u a r e c o n c e r n e d a b o u t l e a d i n y o u r w a t e r , y o u m a y w i s h t o h a v e y o u r w a t e r t e s t e d . I n f o r m a t i o n o n l e a d i n d r i n k i n g w a t e r , t e s t i n g m e t h o d s , a n d s t e p s y o u c a n t a k e t o m i n i m i z e e x p o s u r e i s a v a i l a b l e f r o m t h e S a f e D r i n k i n g W a t e r H o t l i n e ( 8 0 0 - 4 2 6 - 4 7 9 1 ) o r a t w w w . e p a . g o v / s a f e w a t e r / l e a d . YOUR WATER SOURCE & MONITORING T w o w e l l s a r e c a s e d i n t o t h e J o r d a n A q u i f e r . T h r e e w e l l s a r e c a s e d i n t o t h e P r a i r i e d u C h i e n A q u i f e r , b u t n o t t h r o u g h i t . T h e r e f o r e , w e g e t s o m e w a t e r f r o m b o t h f o r m a t i o n s . T o o b t a i n a s u m m a r y o f t h e s o u r c e w a t e r a s s e s s m e n t , p l e a s e c o n t a c t W a t e r / W a s t e w a t e r S u p e r i n t e n d e n t B r a d l e y V i c k a t 7 1 5 - 8 2 1 - 0 2 0 1 . M A Y 2 0 2 6 P A G E   3 RIVER FALLS MUNICIPAL UTILITIES WATER DEPARTMENT - QUALITY & RELIABILITY SINCE 1894 Y o u r w a t e r w a s t e s t e d f o r m a n y c o n t a m i n a n t s l a s t y e a r . W e a r e a l l o w e d t o m o n i t o r f o r s o m e c o n t a m i n a n t s l e s s f r e q u e n t l y t h a n o n c e a y e a r . T h e f o l l o w i n g t a b l e s l i s t o n l y t h o s e c o n t a m i n a n t s w h i c h w e r e d e t e c t e d i n y o u r w a t e r . I f a c o n t a m i n a n t w a s d e t e c t e d l a s t y e a r , i t w i l l a p p e a r i n t h e f o l l o w i n g t a b l e s w i t h a s a m p l e d a t e . I f t h e c o n t a m i n a n t w a s n o t m o n i t o r e d l a s t y e a r , b u t w a s d e t e c t e d w i t h i n t h e l a s t f i v e y e a r s , i t w i l l a p p e a r i n t h e t a b l e s b e l o w a l o n g w i t h t h e s a m p l e d a t e . P l e a s e s e e t h e c o n t a m i n a n t c h a r t s b e l o w a n d o n t h e f o l l o w i n g p a g e : Contaminant (units) Site MCL Result LOD Sample Date (if prior to 2024) Violation Typical Source of Contaminant HAA5 (ppb) D23 60 .79 .15 No By-product of drinking water chlorination TTHM (ppb) D23 80 2.7 .14 No By-product of drinking water chlorination HAA5 (ppb) D107 60 .69 .15 No By-product of drinking water chlorination TTHM (ppb) D107 80 2.5 .14 No By-product of drinking water chlorination DISINFECTION BYPRODUCTS INORGANIC CONTAMINANTS Contaminant (units) Site MCL Result LOD Sample Date (if prior to 2024) Violation Typical Source of Contaminant BARIUM (ppb) 2000 5.7 .20 No Discharge of drilling wastes; Discharge from metal refineries; Erosion of natural deposits. FLUORIDE (ppm) 4 .21 .030 No Erosion of natural deposits; Water additive which promotes strong teeth; Discharge from fertilizer and aluminum factories. NICKEL (ppb) 100 2.3 .40 No Nickel occurs naturally in soils, ground water and is often used in electroplating, stainless steel and ally products. NITRATE (N03-N) (ppm) 10 ND .073 No Runoff from fertilizer use; Leaching from septic tanks, sewage; Erosion of natural deposits. SODIUM (ppm) n/a 2.3 .12 No n/a M A Y 2 0 2 6 P A G E 4 RIVER FALLS MUNICIPAL UTILITIES WATER DEPARTMENT - QUALITY & RELIABILITY SINCE 1894 Contaminant (units) Site MCL Result LOD Sample Date (if prior to 2024) Violation Typical Source of Contaminant GROSS ALPHA, EXCL. R & U (pCi/l) 15 8.6 07-10-2023 No Erosion of natural deposits. RADIUM, (226 + 228) (pCi/l) 5 2.3 .525 07-10-2023 No Erosion of natural deposits. GROSS ALPHA, INCL. R & U (n/a) n/a 9.7 2.71 07-10-2023 No Erosion of natural deposits. TOTAL URANIUM (ug/l) 30 1.7 .323 07-10-2023 No Erosion of natural deposits. RADIOACTIVE CONTAMINANTS RADIOACTIVE CONTAMINANTS Contaminant (units) Site MCL Result LOD Sample Date (if prior to 2024) Violation Typical Source of Contaminant SULFATE (ppm) ND 17 .61 No Runoff/leaching from natural deposits, industrial wastes. UNREGULATED CONTAMINANTS U n r e g u l a t e d c o n t a m i n a n t s a r e t h o s e f o r w h i c h E P A h a s n o t e s t a b l i s h e d d r i n k i n g w a t e r s t a n d a r d s . T h e p u r p o s e o f u n r e g u l a t e d c o n t a m i n a n t m o n i t o r i n g i s t o a s s i s t E P A i n d e t e r m i n i n g t h e o c c u r r e n c e o f u n r e g u l a t e d c o n t a m i n a n t s i n d r i n k i n g w a t e r a n d w h e t h e r f u t u r e r e g u l a t i o n i s w a r r a n t e d . E P A r e q u r e d u s t o p a r t i c i p a t e d i n t h i s m o n i t o r i n g . Contaminant (units) Result LOD Sample Date (if prior to 2024) PFOS (ppt) ND .31 01-11-2023 PFOA (ppt) ND .49 01-11-2023 PFDA (ppt) ND .33 01-11-2023 PFBS (ppt) ND .30 01-11-2023 LEAD AND COPPER Contaminant (units) Action Level MCLG 90th Percentile Level Found # of Results Sample Date (if prior to 2024) Violation Typical Source of Contaminant COPPER (ppb) AL = 1300 1300 150 0 of 30 results were above the action level. 06-27-2023 No Corrosion of household plumbing systems; Erosion of natural deposits; Leaching from wood preservatives. LEAD (ppb) AL =15 0 .88 0 of 30 results were above the action level. 06-27-2023 No Corrosion of household plumbing systems; Erosion of natural deposits. M A Y 2 0 2 6 P A G E 5 RIVER FALLS MUNICIPAL UTILITIES WATER DEPARTMENT - QUALITY & RELIABILITY SINCE 1894 J A M E S L O P E Z J E N N Y J O H N S O N DEFINITIONS A C T I O N L E V E L ( A L ) : T h e c o n c e n t r a t i o n o f a c o n t a m i n a n t w h i c h , i f e x c e e d e d , t r i g g e r s t r e a t m e n t o r o t h e r r e q u i r e m e n t s w h i c h a w a t e r s y s t e m m u s t f o l l o w . M A X I M U M C O N T A M I N A N T L E V E L ( M C L ) : T h e h i g h e s t l e v e l o f a c o n t a m i n a n t t h a t i s a l l o w e d i n d r i n k i n g w a t e r .   M C L s a r e s e t a s c l o s e t o t h e M C L G s a s f e a s i b l e u s i n g t h e b e s t a v a i l a b l e t r e a t m e n t t e c h n o l o g y . M A X I M U M C O N T A M I N A N T L E V E L G O A L ( M C L G ) : T h e l e v e l o f a c o n t a m i n a n t i n d r i n k i n g w a t e r b e l o w w h i c h t h e r e i s n o k n o w n o r e x p e c t e d r i s k t o h e a l t h .   M C L G s a l l o w f o r a m a r g i n o f s a f e t y . M A X I M U M R E S I D U A L D I S I N F E C T A N T L E V E L ( M R D L ) : T h e h i g h e s t l e v e l o f a d i s i n f e c t a n t a l l o w e d i n d r i n k i n g w a t e r .   T h e r e i s a c o n v i n c i n g e v i d e n c e t h a t a d d i t i o n o f a d i s i n f e c t a n t i s n e c e s s a r y f o r c o n t r o l o f m i c r o b i a l c o n t a m i n a n t s . M A X I M U M R E S I D U A L D I S I N F E C T A N T L E V E L G O A L ( M R D L G ) : T h e l e v e l o f a d r i n k i n g w a t e r d i s i n f e c t a n t b e l o w w h i c h t h e r e i s n o k n o w n o r e x p e c t e d r i s k t o h e a l t h .   M R D L G s d o n o t r e f l e c t t h e b e n e f i t s o f t h e u s e o f d i s i n f e c t a n t s t o c o n t r o l m i c r o b i a l c o n t a m i n a n t s . M R E M / Y E A R : M i l l i r e m s p e r y e a r ( a m e a s u r e o f r a d i a t i o n a b s o r b e d b y t h e b o d y ) . N T U : N e p h e l o m e t r i c t u r b i d i t y u n i t s . P C I / L : P i c o c u r i e s p e r l i t e r ( a m e a s u r e o f r a d i o a c t i v i t y ) . P P M : P a r t s p e r m i l l i o n , o r m i l l i g r a m s p e r l i t e r ( m g / l ) . P P B : P a r t s p e r b i l l i o n , o r m i c r o g r a m s p e r l i t e r ( u g / l ) . P P T : P a r t s p e r t r i l l i o n , o r n a n o g r a m s p e r l i t e r . T C R : T o t a l C o l i f o r m R u l e . T R E A T M E N T T E C H N I Q U E ( T T ) : A r e q u i r e d p r o c e s s i n t e n d e d t o r e d u c e t h e l e v e l o f a c o n t a m i n a n t i n d r i n k i n g w a t e r . N D : N o d e t e c t . U C M R : U n r e g u l a t e d c o n t a m i n a n t m o n i t o r i n g r u l e . S D W A : S a f e D r i n k i n g W a t e r A c t . L O D ( U G / L ) : L e v e l o f d e t e c t i o n . M G / L : M i l l i g r a m s p e r l i t e r . N G / L : N a n o g r a m s p e r l i t e r . P F B S : P e r f l u o r o b u t a n e s u l f o n a t e a c i d . P F D A : P e r f l u o r o d e c a n o i c a c i d . P F O A : P e r f l u o r o o c t a n o i c a c i d . P F O S : P e r f l u o r o o c t a n e s u l f o n i c a c i d . U G / L : M i c r o g r a m s p e r l i t e r . Administrator’s Report June 23, 6:30 p.m. – Council Meeting July 7, 6:30 p.m. – Council Meeting COMMUNITY DEVELOPMENT Ensure sustained (re)development of the city from the prospect stage through construction • Brookgreen – Occupancy granted for Buildings 1, 2, 3, 4, 5, 6 and Clubhouse. Buildings 7-10 are under construction. • Oak Hill – 1 permit issued, 2 COs issued. • The Preserve – 0 permits issued, 1 CO issued • Thompson Heights – 2 permits issued, 0 COs issued • Building Permit was issued for the Valley View 50-unit affordable housing project • The Wildflower Meadows subdivision on Powell Avenue is under construction. Water and Sewer utilities are currently being installed, including a closure of Powell Avenue through June 1 st • Council approved the rezoning of a parcel in the Sterling Ponds Corporate Park to facilitate development of an industrial building. An application for site plan review has also been approved for the project • A site plan application has been submitted for an 86,108 square foot industrial building in the Sterling Ponds Corporate Park on the parcel east of the St. Croix Valley Business Innovation Center . The site will be home to J -Mark Industrial who specializes in manufacturing, assembly, and plastic injection molding. • A site plan application has been submitted for a new facility for Our Neighbor’s Place at 122 W. Johnson Street. • An annexation petition submitted by the Delbert and Elaine Johnson trusts for approximately 55 acres south of CTH M at 1060 th Street had a first reading at Council on May 26, 2026. • The City commissioned an updated Housing Needs Analysis to follow up on studies completed in 2018 and 2022. The 2026 study was presented to Council on May 26, 2026. Library renovations • Phase II of the library remodel is substantially complete. Phase III, which is mostly work in the lower level is ongoing and expected to be finalized in May. The total project came in under the awarded grant amount, and additional planned work is out for bid that includes technology, furniture, atrium, and glass walls in the basement. Fire Station Building • Fire Station demolition began the week of February 9 th and is ongoing. Vertical pre-cast concrete walls are up and there will continue to be short term roadway closures on Second Street and Elm Street. Safe Streets Action Plan (will be completed in 2026) • The Safe Streets for All Safety Action Plan was adopted by Council on May 12th. • BUILDING PERMITS ISSUED Permit Type MAY YTD Permit Value MAY Permit Value YTD Building Permits 23 100 $10,663,525 $19,814,095 New Home Permits 4 33 $1,035,000 $8,556,000 5 Downtown Project • The Safe Streets for All Implementation Grant application has been submitted for a downtown reconstruction project. Hoffman Basin Study • The consultant provided a final copy of the Hoffman Basin Study. Conservation and Parks Division • Park and Recreation Advisory Board approved the master plan for pollinator demonstration gardens at DeSanctis Park. The plan creates 10 unique gardens located around the park’s stormwater pond: the first four gardens will be installed in 2026. • Staff has been collaborating with the National Park Service RTCA team to create a branding strategy for the Kinni Corridor project. The team have branded the corridor and associated projects as “The Kinni Riverway” and have selected a logo to associate with the projects. • The City has executed a contract with The Prairie Enthusiasts to continue invasive species management and habitat restoration within River Hills Park. The contract is for 2027-2028. Division Street crosswalks • The Safe Streets for All Action Plan is expected to include a concept plan for an improved pedestrian crossing at East Division and Wasson Lane. Stewardship of Public Infrastructure • The 2026 Mill and Overlay project was awarded to Lepke Trucking and Excavating. Work will occur starting in July and will occur on Paulson Road. City staff prepared a grant application and anticipates receiving a Wisconsin Local Roads Improvement Grant for $50,000 to support this project. Mapping • Map of available sites for development • Map of active development projects map POLICE DEPARTMENT Training • May 4-5 – Investigating Domestic Violence: Upping Your Game with Current Best Practices – Ofc Perry, Ofc Perronne • May 6 – In-House Training – Ofc P. Jensen, Ofc Kober, Ofc Fleischhacker, Ofc Olson, Ofc Horn, Ofc Hoffman, Ofc Amaro, Inv R. Miller, Sgt Bangert, Sgt Walker, Sgt Hokkanen • May 8 – L.I.D.A.R. Training – Ofc M. Miller, Ofc Fairbairn, Ofc Sather • May 11-13 – Conducting Trauma-Informed Sex Assault Investigations – Ofc Fairbairn • May 18-21 – The Reid Technique of Investigative Interviewing and Advanced Interrogation Techniques – Ofc Olson • May 20 – Intox Recertification – Ofc P. Jensen • May 20 – ERU Training – Ofc M. Miller, Ofc Amaro, Ofc Fairbairn, Sgt Walker, Sgt Rudesill • May 21-22 – Sexual Assault Investigation: Best Practices for Supervisors – Sgt Anderson, Sgt Bangert, Sgt Rudesill, Sgt Dohmeier • May 25-29 – 2026 FBINAA Wisconsin Chapter Annual Training – Chief Young Miscellaneous • Officer Bryan Jensen announced his retirement, effective July 2, 2026, after 25 years of dedicated service to our community. FIRE DEPARTMENT Run Volume In May 2026, we responded to a total of 39 calls for service, which compares to 33 calls for the same period in 2025. Year to date: 2026 = 165 calls; 2025 = 153 calls. Activities/Highlights • The department completed 61 inspections during the month of May. • Celebrated International Firefighters Day with ice cream during Monday night training. • Participated in Greenwood Elementary's Fun and Fitness Day on May 22, providing students with engaging firefighting and water themed activities while promoting fire safety and physical fitness. • Significant progress was made on the new fire station this month, as all exterior walls of the new facility were raised and put into place. UTILITIES Electric • Verified our switching procedures and operated over 70 switched without an outage. • We began changing out poles dated to the 1940s. • Completed a scheduled outage for 3 apartments on Riverside Dr. to change some critical infrastructure. IT was completed 2.5 hours ahead of schedule. Customer Service • Customer Service staff began the disconnection process by sending out disconnection letters on May 8 to 178 residential customers and 11 businesses with a past due balance of $250.00 or more. Outbound reminder calls were made to 144 customers on May 13. In addition, 24 text messages sent as a final form of communication prior to disconnection, encouraging customers to contact Customer Service to arrange payment plans or obtain information on available assistance programs. • A total of four customers were disconnected on May 18, with one additional disconnection on May 27 for failure to pay on an arrangement. To help customers maintain utility service while resolving past due balances, 58 payment arrangements were established on or before our scheduled disconnection day. • As college students begin moving out of or relocating within River Falls mid- to late May and continuing into early June, Customer Service staff experience an increase in utility account activity. During this period, 116 service orders were processed for utility billing purposes. Of these, 105 involved tenants accounts and 11 involved property owners. • Customer Service created 63 water service orders during the month of May. These included 13 water meter exchanges. Additional service requests involved delivering new water meters, turning water off for repairs, and activating irrigation meters. Engineering Technician Work • Mapped 19 AMI meters changes. • 2 plan reviews (Sykcoat, Creamery) • Meet with MSA to discuss Civiclens (an ESRI backup software), ESRI AI, and Samsara (a Public Works software) • Attached more sanitary videos and reports to the mapping system from field crew. • Added features and update the Online Water Dashboard • Assist ed B&M locating. • Started GPS and mapping for Wildflower Subdivision • Started GPS and mapping for Sterling Ponds Industrial 2 • Sent map data to developer for area on Paulson Rd • Assist ed co-worker with an ArcGIS pro project Water/Wastewater department • Repaired small leak on chlorine (CL2) regulator at Wastewater plant. • VFD was replaced at booster pump 2 in the Highland Booster Station • New dishwasher has been installed in the lab. Need to replace as old dishwasher was failing. • CIP discussion with Public Works and Electrical Utilities • CIP review for water and wastewater • Demo Envirosight Rovver (sewer camera) receiving quotes to replace. 2026 CIP • Traffic control inventory with Public Works and Electrical Utilities • West Central Bio Solids continues hauling biosolids, and Waste Management is servicing the roll-off dumpster for landfill disposal. • Water leak repair at Washington St and Foster St was done by Bettendorf with water dept assistance. Valve top sprung a leak. WPPI • Incentive Programs and Green Blocks o Total RFMU Program participation (as of May 28, 2026)  22 customers received $5,780 in incentives o Total River Falls Focus on Energy Participation (as of May 28, 2026)  162 customers given $276,521* in incentives o Green Blocks Update –  March had 3,543 blocks purchased by 1,254 customers  4,247,700 kWh of renewable energy purchased in 2026. • Upcoming Events of Interest o June 11 – Orientation to WPPI o June 25 – WPPI Executive Committee Meeting o June 26 – July 1 – APPA National Conference