Agenda and Packet

COMMON COUNCIL AGENDA May 26, 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/RFCC052626 • 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 12, 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). 2. 2026 Housing Needs Analysis Presentation PUBLIC HEARING 3. 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 1060 th 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 CONSENT AGENDA 4. Acknowledgement of the following minutes a. BID Board (4/14/26) b. Historic Preservation Committee (2/11/26 and 3/11/26) c. Park and Recreation Advisory Board (4/15/26) d. Plan Commission (3/3/26) e. Utility Advisory Board (2/23/26) 5. Resolution for the Acceptance of Public Improvements for The Preserve 6. Resolution for the Acceptance of Public Improvements for Oak Hill 1st Addition 7. Resolution Approving Community Arts Base Request for Alcohol in the Park Exemption for Music in the Park on June 11, 2026 8. Resolution Approving Garage Bikes and Brews Application for Brewery Off-Premise Retail Outlet for Community Arts Base - Music in the Park on June 11, 2026 ANNOUNCEMENTS 9. Pride Proclamation 10. National Pollinator Week Proclamation REPORTS 11. Administration Report 12. Mayor’s Good News CLOSED SESSION 13. 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). RECONVENE INTO OPEN SESSION: 14. Act on Closed Session Items if necessary 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 05/18/26; Publish: The Pierce County Journal: 05/020/26 Website: 05/21/26 CITY OF RIVER FALLS, WISCONSIN COMMON COUNCIL PROCEEDINGS April 28, 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; Police Chief Gordon Young; Chief of Staff Jennifer Smith ; Community Development Director Amy Peterson; Utility Director Kevin Westhuis; Assistant Director of Community Development Emily Shively ; City Engineer Todd Nickleski ; Senior Planner Harley Mehlhorn; IT Technician Jonathan Thoen The pledge of allegiance was said. APPROVAL OF MINUTES: April 28, 2026 meeting minutes and April 21, 2026 organizational retreat minutes MSC Odeen/Carow to approve the minutes. Unanimous. APPROVAL OF BILLS: MSC Odeen/Bjerstedt moved to approve the bills. Unanimous. PUBLIC COMMENT, PETITIONS, REQUESTS AND COMMUNICATIONS: Councilmember Abdouch asked whether emailed public comments submitted prior to a council meeting are read aloud during meetings. Administrator Simpson clarified that current council bylaws do not require emailed comments to be read into the record and that this has not been standard practice. It was explained that all emailed or mailed communications addressed to the mayor and council are distributed to council members and are considered public records. Discussion centered on a late-submitted email regarding a rezoning public hearing item and whether it should be incorporated into the public meeting record. Councilmember Abdouch explained that the email had been forwarded shortly before the meeting and asked for clarification on existing procedures. Administrator Simpson responded that council members have options available, including continuing the current practice of distributing comments only to council members, formally recording emailed comments in me eting minutes, or allowing council members to summarize or read comments during discussion of the related agenda item. Administrator Simpson explained that there is no single established “best practice” for handling emailed public comments but emphasized the importance of consistency and clarity in council procedures. He noted that some residents may submit written comments specifically to ensure their views become part of the searchable public record. It was also clarified that meeting minutes are intended to summarize proceedings rather than serve as verbatim transcripts. The discussion concluded with general agreement that, for the current meeting, council members could individually reference or summarize the emailed rezoning comment during discussion of the public hearing item. City Council Minutes for May 12, 2026 Page 2 PUBLIC HEARING: Mayor Page opened the public hearing at 6: 45 p.m. for the second reading of Ordinance 2026-11 Rezoning property in the Sterling Ponds Corporate park from Conservancy (C) to Industrial (I-1). No questions or comments from attendees. Councilmember Walker read an emailed comment from a resident who is opposed to the rezoning. Mayor Page closed the public hearing and reopened the council meeting at 6:43 p.m. MS Odeen/Page to approve the Ordinance. Councilmember Abdouch asked when the property had originally been zoned as conservancy. Administrator Simpson responded that the zoning change occurred in 2014 and explained that the parcel had previously contained buildings and at one time was outside city limits. H e noted that when the property was incorporated into the city, conservancy zoning was used largely because the parcel lacked legal access and development needed to be restricted until a future planning solution could be identified. Questions were raised about whether denial of the rezoning request would prevent development of the larger adjoining lots. Administrator Simpson explained that the property has long been contemplated as part of the broader Sterling Ponds Corporate Park plan and that rezoning would align the parcel with surrounding industrial uses. He further stated that maintaining the conservancy designation no longer made practical sense because the parcel is not intended for parkland or stormwater management and was originally zoned conservancy primarily due to access limitations and outdated floodplain mapping. Councilmember Odeen offered historical context regarding the parcel, noting that deteriorating buildings had occupied the site in the past and recalling that the property had effectively become landlocked after earlier industrial development occurred nearby. She stated that the parcel is physically separated from residential portions of Sterling Ponds and remains surrounded by industrial uses and conservancy buffers. Councilmember Carow asked where the city ranks statewide in terms of economic development and new construction activity. Administrator Simpson responded that the city likely ranks among the top municipalities in Wisconsin and stated that this growth is the result of long- term strategic planning adopted by prior councils. Councilmember Carow emphasized that while concerns from nearby residents are understood and respected, the city has intentionally pursued economic development to maintain a strong tax base and support long- term community goals. He reiterated that the proposed rezoning aligns with longstanding city planning efforts and stated that development of the parcel would not significantly impact habitat or natural areas. Councilmember Downing referenced language contained in the rezoning analysis included in the meeting packet, noting that the parcel had originally been rezoned conservancy specifically to limit development until it could later be incorporated into a larger industrial development plan. Motion carried 6-1 with Abdouch voting against. CONSENT AGENDA: Resolution No. 7082 Approving Amended Municipal Court Bond Schedule Resolution Approving a Public Access Easement on Out lot 3 of the Mann Valley Corporate Park to Allow for Emergency Access to the Valley View Apartment Development→→pulled by Downing MSC Odeen/Bjerstedt to approve the remaining Consent Agenda. Unanimous. City Council Minutes for May 12, 2026 Page 3 Resolution No. 7083 Approving a Public Access Easement on Out lot 3 of the Mann Valley Corporate Park to Allow for Emergency Access to the Valley View Apartment Development Councilmember Downing asked for a clearer visual explanation of how the access area would function within the development and benefit the surrounding community. Administrator Simpson explained the easement would provide secondary emergency vehicle access using an area already associated with a sanitary sewer lift station, minimizing additional paving and impacts to nearby stormwater and conservancy areas. Councilmember Abdouch asked about the purpose of the easement, future development plans, and whether the arrangement created additional city costs. Administrator Simpson stated the access route is primarily intended for emergency vehicles if the main entrance becomes blocked and noted that future phases of development may include additional housing and access connections. He also explained that the developer would bear project costs and that granting the easement aligned with council goals supporting affordable housing. MSC Downing/Odeen to pass the resolution. Unanimous ORDINANCES AND RESOLUTIONS Resolution No. 7084 Approving the City of River Falls Safe Streets for All Safety Action Plan Mitch Kaufman from Toole Design provided a presentation highlighting the plan. Councilmember Walker expressed concern about children operating motorized scooters and bicycles at high speeds near vehicle traffic and asked whether the proposed transportation or safety plan included educational efforts focused on safe riding behavior. Kaufman responded that the plan supports general safety education initiatives and noted that public feedback identified rider safety as a community concern. MSC Downing/Abdouch to approve the resolution. Unanimous. ANNOUNCEMENTS: Public Works Week Proclamation - Mayor Page read the proclamation World Bee Day Proclamation - Councilmember Downing read the proclamation REPORTS: Administrator’s Report No comments or questions Comptroller Report General Fund revenues through the end of April were $4,510,763 or 31% of total budgeted revenues for the year. Revenues in April included $24,200 in building permits, $15,000 in recreation program fees and $13,700 in parking violations. Expenditures through the end of April were $4,421,977, or 30.7% of total budget expenditure for the year. As of April 30, 2026, net revenues over expenditures were $88,786. Mayor’s Good News Mayor Page talked about the employee appreciation event earlier in the day and expressed her gratitude for city staff. CLOSED SESSION At 7:28 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 City Council Minutes for May 12, 2026 Page 4 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 Odeen/Carow. Mayor asked for a roll call vote which passed 7-0. RECONVENE INTO OPEN SESSION: At 7:41 p.m., MSC 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 a piece of ice was thrown while a public works staff member was removing snow, causing damage to a vehicle. MSC Odeen/Carow to approve Resolution No. 7085 Approving Disallowing Claim. Unanimous. MSC Bjerstedt/Carow to adjourn at 7:42 p.m. Respectfully submitted, Amy White, Community Services Director/City Clerk 2 MEMORANDUM TO: Mayor Page and City Council FROM: Emily Shively, Assistant Director of Community Development DATE: May 26, 2026 ITEM: 2026 HOUSING NEEDS ANALYSIS ____________________________________________________________________________ RECOMMENDED ACTION It is recommended that the Council receive the 2026 Housing Needs Analysis. The findings of the study will be presented by Joe Hollman, Maxfield Research and Consulting, at the May 26, 2026 Council meeting. INTRODUCTION The 2026 Housing Needs Analysis prepared by Maxfield Research and Consulting was recently completed (the Executive Summary and the Conclusions and Recommendations sections are included as an attachment to this memo). The study updates and expands upon previous housing studies completed in 2018 and 2022 and provides a comprehensive assessment of demographic trends, housing market conditions, affordability challenges, and projected housing demand through 2035. The purpose of the analysis is to help guide future land use planning, housing policy, infrastructure investment, redevelopment initiatives, and economic development efforts. The study evaluates the City’s current housing stock, market conditions, employme nt and demographic trends, and projected demand across ownership, rental, affordable, senior, and special needs housing categories. The 2026 study confirms that River Falls continues to experience strong long- term growth and remains an attractive regional housing market within the greater Twin Cities metropolitan area. At the same time, the study identifies increasing affordability pressures, constrained housing supply, and significant projected demand across nearly every housing category. BACKGROUND The City commissioned its first modern comprehensive housing needs analysis in 2018, followed by a housing demand update in 2022. The 2026 analysis continues that work and utilizes the same primary market area methodology used in the earlier studies, allow ing for long-term trend comparisons and updated demand forecasting (the Primary Market Area (PMA) includes 13 county subdivisions across Pierce and St. Croix Counties: City of River Falls; Town of River Falls; Clifton; Ellsworth – Village and T own; Martell ; Oak Grove; Prescott; Trimbelle; Town of Kinnickinnic; Pleasant Valley; Town of Troy). Demographics and Trends According to the report, the City of River Falls is estimated to have 17,977 residents and 6,465 households in 2026. Since 2010, the City has added nearly 3,000 residents, which equates to approximately 19.8% population growth. H ousehold growth increased by approximately 25.5% (1,300 households). These growth rates outpaced the balance of the PMA. The study projects continued growth through 2035: • Approximately 922 additional residents • Approximately 458 additional households • Continued growth among young families, workforce households, and older adults/seniors The analysis identifies several key demographic trends shaping future housing demand: • Strong growth in the 25-44 age cohorts, supporting demand for entry-level and move-up ownership housing • Significant projected growth in residents age 75 and older, increasing demand for senior housing and aging-in-place alternatives • Continued demand for workforce and moderately priced housing options due to increasing home prices and rents The report also notes that the City of River Falls benefits from a strong regional employment base and proximity to the Twin Cities metropolitan area. Approximately 14% of workers employed in River Falls commute more than 50 miles to work here, indicating potential opportunity to capture additional workforce households locally if adequate housing supply is available. DISCUSSION Housing Construction Activity in River Falls Over the past decade, the City made meaningful progress in adding housing supply though construction has not kept pace with demand in all categories. From 2016 through 2025, the City permitted approximately 1,639 housing units: • 497 detached single-family units (39%) • 306 twin home/duplex units (19%) • 836 multifamily units (51%) Detached single-family permitting averaged approximately 48 units per year, while multifamily activity increased sharply, averaging over 90 units per year from 2021 through 2025. Twin home and duplex construction grew during the same period, averaging 53 units per year versus just 8 per year in the prior five-year period. The report notes that the City of River Falls averaged construction of approximately 141 housing units annually between 2016 and 2020, increasing to approximately 187 units annually between 2021 and 2025. Housing Market Conditions The study concludes that the City of River Falls currently faces constrained housing supply in both the ownership and rental markets. For-sale housing inventory remains well below equilibrium levels. The report notes that the City currently has an approximately 2.2-month supply of existing homes for sale, compared to a balanced market benchmark of approximately six months. At the same time, housing prices have increased substantially: • Median detached single-family home prices increased approximately 61% between 2018 and 2025, rising from approximately $248,500 to $399,450 • Multifamily ownership housing prices increased approximately 62% during the same period (this includes twin homes, townhomes, and condos that are owned rather than rented) Rental market conditions also remain tight: • Affordable/subsidized rental vacancy rates were approximately 0.8% • Market rate rental vacancy rates were approximately 3.2% • Both remain below the generally accepted 5% equilibrium vacancy rate The report further notes that newer market rate apartment developments command substantially higher rents than older housing stock, contributing to affordability challenges for moderate-income households. Average market rents in the City of River Falls have increased approximately 52% since the 2018 study. Affordability and Workforce Housing One conclusion of the study is that the City of River Falls faces growing affordability challenges that may impact long-term economic competitiveness and workforce attraction. As of early 2026, only about 62% of existing owner households in the market area can afford an entry-level single- family home priced at $325,000, while just 36% could afford a move- up new construction home at $500,000. On the rental side, approximately 49% of existing renter households could afford a new construction one-bedroom apartment priced at $1,400 per month, leaving a significant share of the workforce unable to access either the for-sale or market-rate rental markets. Further, the report estimates: • Approximately 21% of all households are cost burdened (spending more than 30% of gross income on housing costs) • Approximately 32% of renter households are cost burdened • Many local workers cannot afford current ownership housing prices Senior Housing The 2026 study identifies excess demand for 883 senior housing units in River Falls as of 2026, growing to 1,190 units by 2035. Demand is most acute for affordable and subsidized age- restricted rental housing (409 units of unmet demand in 2026), where units in the City of River Falls properties are 100% occupied and maintain waiting lists of 15 to 57 applicants. Service-enhanced facilities (assisted living and memory care) are operating at 1.6% vacancy, well below the 7.0% equilibrium threshold, indicating immediate unmet demand. The study projects that service-enhanced demand will grow most rapidly, increasing 77% between 2026 and 2035, driven by the aging of the baby boomer cohort. The study also notes that senior housing development creates an important secondary benefit: when older adults move into senior-appropriate housing, they free up existing single-family homes for younger households, partially addressing entry-level supply constraints. Overall Housing Need The study identifies a need for: • Moderately priced ownership housing for first-time buyers and workforce households • Additional affordable and workforce rental housing • Senior housing alternatives that allow residents to age within the community • Additional housing diversity across all price points and housing types Stakeholder interviews conducted as part of the study consistently identified moderately priced for-sale housing for first-time buyers and workforce households, as well as single- level housing for downsizing seniors, as the two greatest priority needs. The analysis also states that the City of River Falls will require additional development -ready residential lots to sustain projected ownership housing demand. Based on current inventories and pending developments, the City has a limited long-term supply of lots available for future housing growth within current City boundaries. CONCLUSION AND RECOMMENDATIONS The study includes a range of recommendations and programmatic tools for Council consideration: • For-Sale Housing: Goal of 546 new detached single-family units by 2035, with 15% priced below $325,000 for entry-level buyers and 75% priced in the $450,000 –$600,000 move- up range. An additional 294 multifamily ownership units (townhomes, twin homes, condominiums) are recommended, with 35% priced below $300,000. Entry-level home demand will primarily be satisfied through turnover of the existing supply of older single- family homes by increasing the supply of move- up housing or with the increased development of townhome, twin home, or condominium products. • General Occupancy Rental: Potential for phased development of 64-72-unit market-rate workforce apartment projects and 46- 52-unit affordable rental buildings targeting households at 40% –60% AMI. Rental townhomes targeting young families and empty - nesters could also meet demand in this area. • Senior Housing : Encourage development of affordable/subsidized senior rental, independent living, and memory care units in the near term. A dditional assisted living development is recommended for post-2030 as longer-term demand matures. • Financial Tools : Explore utilizing Tax Increment Financing (TIF), WHEDA programs, Community Development Block Grants (CDBG), and Low Income Housing Tax Credits (LIHTC) to bridge the gap between market -rate development costs and affordable price points. • Lot Supply: Increase the supply of development -ready residential lots. The current 1.3- year vacant lot supply (3.0 years including pending developments) is insufficient to meet long-term demand projections. One of the recommendations in the study has already been implemented with the approval of zoning ordinance amendments in February 2026: • Regulatory Reform: Review zoning ordinances to allow accessory dwelling units, smaller minimum lot sizes, higher density, and streamlined permitting to reduce development costs and improve affordability. SUMMARY The 2026 Housing Needs Analysis confirms that the City of River Falls continues to experience strong long-term growth, remains a highly desirable community within the region, and faces a broad and significant need for additional housing across all product types and income levels. The City has made measurable progress since 2018 by permitting more than 1,600 units over the past decade, but construction has not kept pace with demand, particularly for affordable and senior housing. The widening gap between housing costs and household incomes poses a challenge to the City's ability to attract and retain workforce talent, support economic development, and accommodate a growing senior population. The study projects total demand for 2,840 housing units in River Falls by 2035: approximately 1,042 for-sale units, 451 market-rate rental units, 942 affordable and subsidized rental units, and 405 service -enhanced senior units. Achieving this level of housing production will require sustained partnership between the City, private developers, regional housing agencies, and other partners. The study provides a framework for future planning and policy decisions intended to: • Expand housing opportunities across the housing continuum • Support economic growth and workforce retention • Improve housing affordability • Address senior housing needs The findings of the Housing Needs Analysis may be used to inform comprehensive planning efforts, zoning and land use discussions, housing policy initiatives, redevelopment planning, infrastructure investments, and potential housing partnership opportunities. A Housing Needs Analysis for the City of River Falls, Wisconsin Prepared for: City of River Falls River Falls, WI March 2026 901 Twelve Oaks Center Drive Suite 922 Wayzata, MN 55391 612.338.0012 www.maxfieldresearch.com RIVER FALLS HOUSING NEEDS ANALYSIS EXECUTIVE SUMMARY MAXFIELD RESEARCH AND CONSULTING 1 Purpose and Scope of Study Maxfield Research and Consulting was engaged by the City of River Falls to prepare a Housing Needs Analysis for the community. The analysis provides recommendations on the amount and types of housing that may be developed to meet the needs of current and future households in the City. This is an update to studies previously completed in 2018 and 2022. The scope of this study includes an analysis of the demographic and economic characteristics of River Falls and the surrounding Primary Market Area (PMA), a review of existing housing stock characteristics, and market analyses covering the for-sale, rental, senior, and special needs housing markets. Additionally, the study includes an assessment of housing affordability in the area. Housing demand calculations to 2035, development concept recommendations, and housing program examples are provided. The study concludes with an evaluation of challenges and opportunities associated with housing development in River Falls. Summary of Key Findings Housing costs in River Falls are rapidly increasing, posing a threat to future growth as certain segments of the population are being priced out of the market. There are needs across the housing continuum, but feedback from area stakeholders suggests that moderately priced for- sale housing to target first-time buyers and provide living options for young families and the area’s workforce is the priority need. Single-level housing alternatives for older adults and sen- iors are also needed. Additionally, there’s a gap in the market for rental housing targeted to households with incomes that are too high for income-restricted/subsidized housing but can’t afford new market rate housing. Demand for affordable and subsidized rental housing (general occupancy and senior) comprises 33% of the total demand, while 14% will be for service-enhanced housing (independent living, assisted living, memory care). Another 37% will be for owned housing units (all ages) and 16% of the demand will be for market rate rental housing (general occupancy and active adult). It’s important to note that much of this projected demand may not be satisfied, particularly senior housing as many seniors prefer to age in place instead of moving into alternative hous- ing. Additionally, funding availability for affordable and subsidized housing is limited, which will make it difficult to develop enough new housing to meet the projected demand. 1,042 units 451 units 942 units 405 units Total Demand for 2,840 Housing Units in River Falls by 2035 For-Sale Market Rate Rental Affordable/Subsidized Rental Service-Enhanced Senior RIVER FALLS HOUSING NEEDS ANALYSIS EXECUTIVE SUMMARY MAXFIELD RESEARCH AND CONSULTING 2 Demographic & Employment Analysis River Falls contains an estimated 17,977 people and 6,465 households. River Falls experienced 19.8% population growth (2,977 people) against 25.5% household growth (1,315 households) from 2010 to 2026. The rate of population growth in River Falls is projected to slow from 1.2% growth annually, on average, from 2010 to 2026 to 0.6% annual growth by 2035, adding 922 people (5.1% growth). The number of households is projected to increase 7.1% (458) by 2035. Due, in large part, to the presence of UW River Falls, the largest adult cohort by age in River Falls is 20 to 24 (15.8% of the total population), followed by the 25 to 34 (14.4%) and 35 to 44 (11.1%) age groups. Notable population shifts projected for River Falls between 2026 and 2035, include growth among the 25 to 34, 35 to 44, 45 to 54, and 75 and older age groups. As such, housing demand growth is expected to be strongest for units catering to the older senior popu- lation, move-up ownership housing, and entry-level housing for the younger age groups In 2026, the median household income in River Falls is estimated to be $83,090, -18% lower than the MSA ($101,823). Median household incomes are substantially higher among owner households than renter households. In River Falls, owner households have an estimated me- dian household income of $111,510 compared to $66,347 among renter households. An estimated 58% of all households own in River Falls, giving it a homeownership rate that is lower than the MSA (69%). The total number of owner households residing in the City grew by an estimated 884 households between 2010 and 2026, an increase of 31%, while the number of renter households expanded 19% (431 households). Households living alone are estimated to be the most common household type in River Falls (31% of all households), followed by married couple without children households (24%). Be- tween 2010 and 2026, family households experienced strong growth, increasing by 977 house- holds (35%) compared to a 15% increase in non-family households (338). Pierce and St. Croix County have experienced solid job growth since 2020, and the area is ex- pected to sustain employment growth over the next several years. In total, Pierce and St. Croix County are projected to add 7,428 jobs by 2035 (15.7% growth), although labor availability will greatly impact the ability of the area to maintain employment levels and achieve projected job growth. Pierce and St. Croix County have historically maintained unemployment rates that tracked below equilibrium (5.0% unemployment), suggesting a tight labor market. Nearly 5,600 people either commute into River Falls for employment or live and work in the City. Inflow represents a potential target market for new housing in a community, particularly from workers that commute greater distances (i.e. 50+ miles). An estimated 14% of workers employed in River Falls travel more than 50 miles for their job (756 workers). RIVER FALLS HOUSING NEEDS ANALYSIS EXECUTIVE SUMMARY MAXFIELD RESEARCH AND CONSULTING 3 Housing Market Conditions From 2016 to 2025, 1,639 housing units were permitted in the City of River Falls. Over half (51%) of which were in multifamily structures (836 units), while 39% were detached single-fam- ily units (497) and 19% were twin home/duplex units (306). Annually, River Falls averages 163.9 new units per year, including 49.7 new detached single-family units, 30.6 twin home/duplex units, and 83.6 multifamily units per year. During the five-year period from 2016 though 2020, River Falls averaged 141.2 new housing units per year. The pace of development activity in- creased sharply (32%) from 2021 through 2025, averaging 186.6 units per year. The pace of new detached single-family construction decreased from 56.8 units per year from 2016 through 2020 to 42.6 units per year (2021 through 2025). Twin home/duplex building ac- tivity experienced a significant increase, averaging 53.2 units per year over the past five years compared to 8.0 units per year from 2016 through 2020. Multifamily development activity in- creased from a rate of 76.4 units per year, on average, from 2016 through 2020 to an average pace of 90.8 units per year from 2021 through 2025. A total of 718 new residential units/lots are in the development pipeline in River Falls as of year-end 2025. In total, 39% of the pending housing supply will be lots for sale (278), while 46% will be general occupancy rental units (333), and 15% will be either senior or supportive hous- ing units. In River Falls, home sale activity peaked at 21.9 resales per month in 2021, before declining to 13.0 resales per month in 2023. Transaction volume in River Falls increased modestly to 14.4 resales per month in 2025. Volume decelerated due, in large part, to rising mortgage rates, which caused sales activity to slow across the region. Since 2023, River Falls has averaged 14.0 resales per month, including 10.6 detached single- family home resales per month and 3.4 multifamily resales per month. Excluding new construc- tion listings, there is 2.2-month supply of previously owned units available for sale in the City, including a 2.5-month supply of detached single-family homes and a 1.5-month supply of multi- family units. Equilibrium in the for-sale housing market is generally considered to be a six- month supply, indicating that there is pent-up demand for homes in River Falls. Increased competition for homes (as indicated by the decreasing supply of available housing and shortened marketing times) helped stimulate strong price appreciation, although the rate of increase decelerated in recent years. In River Falls the median price for detached single-fam- ily homes increased 61%, climbing from $248,500 in 2018 to $399,450 in 2025, averaging 7.2% increases annually. Median multifamily prices increased 62% from $172,500 in 2018 to $280,000 in 2025, averaging 7.5% increases annually. The median price for new construction detached single-family units in River Falls is $459,900 (15% higher than the median resale price). The median price for new construction multifamily units is $479,596 (71% higher than the median resale price). RIVER FALLS HOUSING NEEDS ANALYSIS EXECUTIVE SUMMARY MAXFIELD RESEARCH AND CONSULTING 4 The equilibrium vacancy rate for rental housing is considered to be 5.0% which allows for nor- mal turnover and an adequate supply of alternatives for prospective renters. Based on our sur- vey of general occupancy apartment properties in the community, we found that affordable and subsidized facilities are 0.8% vacant, many with wait lists, while the market rate rental properties are 3.2% vacant. This data suggests pent-up demand for new general occupancy rental housing in River Falls, both market rate and affordable/subsidized. The average monthly rental rate across all market rate general occupancy properties is $1,289, which equates to $1.49 per square foot (psf). Compared to findings from the 2018 housing needs analysis, the average monthly market rate rent in River Falls has increased 52%. There is a notable difference in rents between older and newer properties in River Falls. The seven newest properties (opened since 2020) have an average monthly rent of $1,626, roughly 56% higher than the average rent of $1,045 among the older properties. Maxfield Research identified a total of 23 age-restricted housing facilities in the PMA, totaling 696 units, including 15 in the City of River Falls (511 units), five facilities in Ellsworth (113 units), and three facilities in Prescott (72 units). In total, there are 24 market rate active adult rental units, 358 affordable and subsidized rental units, and 314 service-enhanced units in the PMA. Among the service-enhanced facilities, there are an estimated 64 independent living units and 131 assisted living units, along with 119 memory care units. At the time of the survey, there were four vacant affordable/subsidized units in the PMA, re- sulting in a 1.1% vacancy rate, well below equilibrium (5.0% vacancy). Properties in River Falls were 100% occupied, many maintaining lengthy wait lists, suggesting pent-up demand for af- fordable/subsidized age-restricted rental housing in River Falls. Market equilibrium for service-enhanced senior housing (i.e. assisted living and memory care) is generally considered to be 7.0% vacancy, which allows for an adequate supply of alternatives for prospective residents. At that time, there were four total service-enhanced vacancies re- sulting in a 1.6% vacancy rate, well-below equilibrium, revealing pent-up demand for service- enhanced senior housing. Based on recent point-in-time (PIT) count data, there were 216 homeless people in the West Central District (includes River Falls) in 2025, a 16% increase over the past five years. The total number of households referred to the Homeless Management Information System (HMIS) Co- ordinated Entry Prioritization List in the District increased 50% over the past five years, climbing from 216 households in 2021 to 323 in 2025. In River Falls, there were 106 households served by the West Central Wisconsin Community Action Agency Housing Stability and Homeless Inter- vention programs over the previous 365 days (as of February 2026). Based on this data, there appears to be an ongoing and growing need for housing stability and homeless intervention services in River Falls and the surrounding area. RIVER FALLS HOUSING NEEDS ANALYSIS EXECUTIVE SUMMARY MAXFIELD RESEARCH AND CONSULTING 5 Housing Affordability In River Falls, Housing Choice Voucher application is made through West CAP, which has 58 vouchers (111 individuals) under lease in River Falls as of February 2026. There are another 747 applicants on a wait list for vouchers in Pierce County, Polk County, and St. Croix County, includ- ing 114 that have a River Falls address. An estimated 21% of all households in River Falls are considered cost-burdened (paying more than 30% of their income for housing costs), including 13% of owner households and 32% of renter households. By comparison, 20% of owner households and 46% of renter households are cost burdened in the MSA. Based on current home prices, 62% of owner households in the PMA could afford to purchase an entry-level detached single-family home priced at $325,000 in River Falls. The proportion drops to 36% that could afford a new construction move-up detached single-family home priced at $500,000. Roughly 55% of renter householders could afford to rent a one-bedroom unit at existing market rate rental properties in the community at the average rent of $1,223 per month. However, the income-qualified percentage drops to 49% that could afford monthly rents for a new construc- tion one-bedroom unit priced at $1,400 per month. Households earning the average weekly wage in Pierce ($927) and St. Croix County ($1,050) would be able to afford monthly rents of approximately $1,205 and $1,365, respectively, to not exceed 30% of monthly income on housing costs, similar to the average rent for market rate one-bedroom rental housing units in River Falls ($1,223). A household would need a minimum annual income of $121,690 to be able to afford a single-family home at the 2025 median resale price of $399,450 in River Falls. Average weekly wages equate to annual incomes of roughly $48,204 and $54,600 in Pierce and St. Croix County, respectively. This data indicates that rental housing in River Falls is relatively affordable proportionate to av- erage wages, but much of the for-sale housing would not be affordable for many workers, par- ticularly single-income workers. Housing Demand Analysis As summarized in the following figure, we find demand for 840 for-sale housing units between 2026 and 2035, although a supply of development-ready lots will be required to satisfy de- mand. There are a total of 122 vacant residential lots in River Falls, and we also identified 155 lots pending in projects that are under site development or approved in the City. Based on the for-sale housing demand calculations, there is a 1.3-year supply of vacant lots in River Falls, in- creasing to a 3.0-year supply when pending lots are taken into consideration. Additional lots will be needed to meet long-term demand for new ownership housing in the City. RIVER FALLS HOUSING NEEDS ANALYSIS EXECUTIVE SUMMARY MAXFIELD RESEARCH AND CONSULTING 6 We also estimate that there is excess demand for 810 general occupancy rental housing units in River Falls between 2026 and 2035. Additionally, we find excess demand for 883 age-restricted housing units targeting older adults and seniors in 2026, increasing to 1,190 units in 2035. Summary of Housing Demand in River Falls 2026 to 2035 Based on findings from this analysis, we recommend various for-sale, rental, and senior housing development concepts in River Falls which are intended to act as a development guide to meet the housing needs of existing and future households in the community. Detailed findings are described in the Conclusions & Recommendations section of this report. For-Sale Units Detached Single-Family Units Other/Multifamily Units* General Occupancy Rental Units Market Rate Affordable^ Subsidized^ Total General Occupancy Housing Units 2026 2031 2035 Market Rate Active Adult 245 289 317 Ownership Units 156 185 202 Rental Units 89 104 115 Affordable & Subsidized Senior Housing^ 409 428 468 Subsidized Units 162 170 184 Affordable Units 247 258 284 Service-Enhanced Senior Housing 229 324 405 Independent Living (IL) 146 191 225 Assisted Living (AL) 30 60 83 Memory Care (MC) 53 73 97 Total Senior Housing Units 883 1,041 1,190 General Occupancy Housing Demand 2026 to 2035 *Includes twin homes, townhomes, condominiums ^Affordable = affordable to households at 30% to 60% AMI ^Subsidized = affordable to households at 30% AMI or less 840 546 294 1,650 Excess Senior Housing Demand 810 336 259 215 RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 132 Conclusions & Recommendations Introduction This section of the report summarizes calculated demand for specific housing products in River Falls and recommends development concepts to meet the housing needs forecast for the com- munity. All recommendations are based on findings of the Housing Needs Analysis. The follow- ing topics are covered.  Review of housing demand findings  Development concept recommendations to meet projected demand  An overview of challenges and opportunities as they pertain to housing development in River Falls  A summary of potential housing programs that could be utilized to help achieve housing goals RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 133 Housing Demand Summary In total, we find demand for 1,650 general occupancy housing units in River Falls between 2026 and 2035, with 33% of the demand being for detached single-family units (546) and 18% other for-sale product type units (294). Nearly half (49%) of the anticipated demand will be for rental units (810 units), including 336 market rate, 259 affordable, and 215 subsidized units. We also found excess demand for a total of 883 senior housing units in 2026, expanding 35% to 1,190 units by 2035. This level of senior housing demand may not be realized as many seniors prefer to age in place and delay moving to senior housing until they need services. Additionally, a large portion of the active adult demand (market rate and affordable) could be satisfied with the development of maintenance-free housing products such as apartments and townhomes that are not age-restricted (i.e. general occupancy housing). Detached Single- family, 546 For-Sale Other, 294 Market Rate Rental, 336 Affordable Rental, 259 Subsidized Rental, 215 General Occupancy Housing Demand in River Falls 2026 - 2035 245 289 317 409 428 468 229 324 405 0 200 400 600 800 1,000 1,200 1,400 2026 2031 2036 Units Excess Senior Housing Demand in River Falls Service-Enhanced Affordable/Subsidized Market Rate Active Adult RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 134 Recommendations Based on findings from this analysis, the tables and comments on the following pages summa- rize recommended development concepts for general occupancy and senior housing in River Falls through 2035. These proposed concepts are intended to act as a development guide to meet the housing needs of existing and future households in the community. For-Sale Housing Based on information gathered on for-sale properties in the area along with feedback from area real estate professionals, we provide the following conclusions and recommendations regarding the for-sale housing market in River Falls. • We estimate that there will be demand for 546 general occupancy detached single-family units and 294 general occupancy multifamily units between 2026 and 2035. Additionally, we find excess demand for 202 active adult ownership housing units, which would likely be satisfied with the development of townhome, twin home, villa, or condominium products. • The following table summarizes a potential pricing breakdown for new construction units, including “entry-level”, “move-up”, and “executive” housing. TABLE 49 • A move-up buyer is typically someone who is selling one house and purchasing another one, usually a larger and more expensive home. The move often occurs due to a lifestyle change, such as a new job or a growing family. The 35 to 44 and 45 to 54 age groups are generally target markets for move-up housing, while move-up townhome/twin home/condominium units would also target an older buyer (age 55 to 74) looking to downsize or right-size. Purchase Price* Pct. Units Detached Single-Family Entry-level Less than $325,000 15% 82 Move-up $450,000 to $600,000 75% 410 Executive/Luxury $650,000+ 10% 55 Detached Single-Family Total: 100% 546 Multifamily/Other (townhomes, twin homes, condominiums) Entry-level Less than $300,000 35% 103 Move-up $375,000+ 65% 191 Multifamily Total: 100% 294 *Pricing is in 2026 dollars and can be adjusted to account for inflation. Source: Maxfield Research & Consulting NEW CONSTRUCTION FOR-SALE HOUSING PRICING RECOMMENDATIONS CITY OF RIVER FALLS 2026 to 2035 RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 135 • Based on anecdotal feedback from area real estate professionals, we consider homes priced below $325,000 to be entry-level, while move-up new construction detached single-family homes would likely be priced in the $450,000 to $600,000 range. • Pricing for a new construction entry-level multifamily unit (i.e. townhome, twin home, con- dominium) would likely be at $300,000 or lower, while pricing for move-up multifamily units would likely begin at $375,000. • There is limited demand for executive/luxury housing within City limits in River Falls, alt- hough we expect that a portion (10%) of new construction detached single-family units would be priced for this market ($650,000 and higher). • We anticipate that 75% of the new detached single-family units (410 units) will target move- up buyers and recommend that 15% (82) be priced at $325,000 or lower to target moderate income buyers (entry-level). ­ A household would need to have a minimum income of $99,009 to afford a home pur- chased at $325,000, which falls within the range considered to be “moderate-income”. Income limits for a two-person household are $83,400 at 80% AMI and $106,000 at 100% AMI, while four-person households have limits of $104,200 and $132,400 at 80% AMI and 100% AMI, respectively. • We anticipate that 65% of the new construction multifamily units (191) will target move-up buyers and/or empty nesters and recommend that 35% (103 units) should be priced at $300,000 or lower to target moderate income buyers. • The development of any new for-sale housing products in the community priced to target moderate income buyers will likely require a public-private partnership or alternative de- velopment concept (i.e. community land trust, affordable housing cooperative). • Entry-level home demand will primarily be satisfied through turnover of the existing supply of older single-family homes by increasing the supply of move-up housing or with the in- creased development of townhome, twin home, or condominium products. • Because the primary target market for new multifamily units will be empty-nesters and young seniors (age 65 to 74), the majority of these units should be zero-entry and single- level or have a master suite on the main level if a unit has two stories. Units could also be constructed using Universal Design principles. • In addition to older buyers, mid-age professionals, particularly singles and couples without children, will seek multifamily units if they prefer not to have the maintenance responsibili- ties of a detached single-family home. Younger households may also find purchasing a mul- tifamily unit to be more affordable than a new detached single-family home. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 136 General Occupancy Rental Housing The following table summarizes the recommended mix of rental housing units by product type, including monthly rent ranges, development timing, and target markets. The recommendations are intended to reflect potential development concepts for new rental housing in River Falls but do not equate to total estimated demand. The equilibrium vacancy rate for rental housing is considered to be 5.0% which allows for nor- mal turnover and an adequate supply of alternatives for prospective renters. Based on our sur- vey of general occupancy apartment properties in the community, we found that affordable and subsidized facilities are 0.8% vacant, many with wait lists, while the market rate rental properties are 3.2% vacant. This data suggests pent-up demand for new general occupancy rental housing in River Falls, both market rate and affordable/subsidized. TABLE 50 We find excess demand potential for 810 general occupancy rental housing units in River Falls between 2026 and 2035, including 336 market rate units. Based on the income distribution of renter households, we estimate that there will also be demand for income-restricted units, in- cluding 259 affordable and 215 subsidized units by 2035. Development Timing Market Rate & Workforce Rental Apartments Studio $1,200 - $1,750 2BR 64 - 72 2028+ Townhomes 2BR $1,900 - $2,100 3BR 32 - 36 2028+ Target Markets: Affordable Rental2 Apartments Studio $927 - $1,490 2BR 46 - 52 2026+ Townhomes 2BR $1,192 - $1,721 3BR 24 - 28 2026+ Target Markets: Source: Maxfield Research & Consulting Note - Recommended development concepts do not equate to total demand. Rent Range¹ Units An apartment building would likely attract younger workforce renters, lifestyle renters, older adults, and seniors. Rental townhomes would target young family households, empty-nesters, and seniors. We recommend projects targeting households at 40% to 60% AMI which would likely be comprised of singles, single-parent households, older adults and seniors. ¹ Pricing in 2026 dollars and can be adjusted to account for inflation. 2 Affordablity subject to income guidelines; recommended rent ranges based on max rents at 40% and 50% AMI GENERAL OCCUPANCY RENTAL HOUSING RECOMMENDATIONS CITY OF RIVER FALLS 2026 - 2035 Monthly No. of RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 137 The strongest sources of demand for new rental housing in the City will likely be young singles and roommate households along with couples without children in their early/mid-20s to mid- 30s who work for area employers. Other family households (i.e. single-parent households) as well as mid-age and older households (never-nesters or empty-nesters) will also account for a portion of demand for new general occupancy rental housing in the area. We recommend moderately sized projects (i.e. 64- to 72-unit market rate apartment building, 46- to 52-unit affordable building, 24- to 36-unit rental townhome projects). Several stakehold- ers suggested that the market rate rental market is nearing saturation, despite below-equilib- rium vacancy rates. We recommend a phased approach to rental housing development in the City, beginning with a new market rate project priced to target the community’s workforce. Feeback from area employers and other stakeholders indicates that many workers that need moderately priced housing (i.e. young teachers, manufacturing workers, etc.) earn roughly $20 to $25 per hour, which equates to approximately $41,600 to $52,000 per year. However, a resi- dent in an affordable property income-restricted at 50% AMI (i.e. a Low Income Housing Tax Credit project) would not be able to make more than $46,350 to qualify. This income re- striction limits the demand potential for income-restricted housing, so we recommend a market rate workforce rental housing project with rent limits set to target households earning between 60% and 80% AMI ($55,620 to $72,950 for a one-person household). • Market Rate & Workforce Rental Housing – We recommend that average new construction market rate workforce rents range from approximately $1,200 for a studio unit to $1,750 per month for a two-bedroom unit. A $1,200 monthly rent would be affordable to a single- person household earning $48,000 per year ($23.08 per hour). Market rate rents at existing rental properties in the City average approximately $1.49 per square foot, however average monthly rents in a new construction project would be sub- stantially higher. Based on the recommended pricing, unit rents in a new apartment devel- opment would likely range from about $1.70 to $2.20 per square foot, depending on unit size, to be financially feasible. New market rate rental units should be designed with contemporary amenities that include open floor plans, higher ceilings, full kitchen appliance package, air-conditioning, garage parking, outdoor recreation (fire pit, grilling area, etc.). Since the pandemic, an increasing number of people are working remotely, a trend that is likely to continue to some degree, so buildings that are well-equipped for telecommuting are becoming more important to renters. Including features like units with dens and built in USB ports should be well-re- ceived by prospective renters looking for a designated workspace. We anticipate that demand also exists for market rate rental townhome units targeting empty-nesters and young families, including those who are new to the community and want to rent until they find a home for purchase. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 138 We anticipate that new construction market rate townhome rents would begin at $1,900 for two-bedroom units and $2,100 for three-bedroom units. Units should be larger than in an apartment development and feature contemporary amenities (i.e. in-unit washer/dryer, full kitchen appliance package, kitchen island, high ceilings, etc.), an attached two car gar- age, and some open/green space. • Affordable General Occupancy Rental Housing – Demand exists for general occupancy af- fordable units in River Falls, although we anticipate that some qualified seniors would also be drawn to a new affordable general occupancy rental housing development. Affordable rental housing attracts households that cannot afford new market rate rental units but do not income-qualify for subsidized housing. Affordable projects often attract a broad group of tenants based on the unit type. One-bedroom units target singles and couples, while two and three-bedroom units target family households. We recommend an affordable project that would target residents at approximately 40% to 60% AMI. Units should feature air conditioning, full kitchen appliance package, and garage parking. A townhome development should include an attached one/two car garage along with open/green space. • Subsidized Rental Housing – Subsidized housing receives financial assistance (operating sub- sidies, rent payments, etc.) from governmental agencies to make rents affordable to low-to- moderate income households. Subsidized housing is challenging to develop financially. We find demand for 215 subsidized general occupancy rental housing units in River Falls be- tween 2026 and 2035. However, new subsidized general occupancy developments are rare as available funding is very limited, so we exclude subsidized units from the recommended development concepts table. There are, however, properties under special funding pro- grams that target long-term homeless, households with disabilities, or households that re- quire permanent supportive housing that have been constructed recently. Rural Develop- ment projects typically have rental assistance to support very low-income households. Through the Section 811 Supportive Housing for Persons with Disabilities program, HUD provides funding to develop and subsidize rental housing with support services available for very low- and extremely low-income adults with disabilities. This population could also be served through the Low Income Housing Tax Credit (LIHTC) program as well as through a combination of other funding resources. Renter households in need of subsidized housing may also apply for the Housing Choice Voucher program through West CAP, although there are currently 747 households on the wait list in the region, including 113 with a River Falls address. Under the Housing Choice Voucher program, qualified households pay 30% of their Adjusted Gross Income for rent and utilities, and the Federal Government pays the remainder of the rent to the landlord. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 139 Senior Housing The growing older adult and senior population will support long-term demand for senior hous- ing units in River Falls through 2035. Demand exists for a variety of senior housing products, and we recommend the development of additional senior housing units to provide housing op- tions for these residents as they age. The development of new senior housing will satisfy housing needs in River Falls by increasing the number of options for older adult and senior residents that want to relocate into new age- restricted housing. Additionally, the development of housing alternatives for seniors will stimu- late the turnover of existing homes and rental units occupied by seniors, creating more oppor- tunities for general occupancy buyers and renters. The following table summarizes a recom- mended mix of senior housing units by service level including product type, monthly rents, pro- ject size, and development timing. TABLE 51 • Market Rate Active Adult Housing – Because age-restricted active adult housing is not need- driven, demand competes, to some degree, with general occupancy housing. We estimate that there is excess demand for 89 market rate active adult rental units in River Falls in 2026, increasing to 115 units in 2035. Development Timing Age Restriced Senior Housing Active Adult Rental Housing Market Rate2 $1,450/1BR - $1,800/2BR 24 - 28 2026+ Affordable 2,3 $1,241/1BR - $1,490/2BR 36 - 42 2026+ Active Adult For-Sale Housing Detached Villas/Townhomes/Condos $325,000 - $500,000+ 32 - 36 2026+ Market Rate Service-Enhanced Senior Housing Independent Living $1,900/1BR - $2,900/2BR 30 - 34 2026+ Assisted Living $3,400/Studio - $5,200/2BR 16 - 20 2030+ Memory Care4 $5,000/Studio - $6,500/1BR 12 - 16 2026+ Source: Maxfield Research & Consulting ¹ Pricing in 2026 dollars. Pricing can be adjusted to account for inflation. 2 Alternative concept is to combine affordable and market rate active adult into mixed-income building. 3 Affordablity subject to income guidelines; rates based on max rents at 50% AMI 4 Memory care housing could be a component of an assisted-living or service-intensive building. Note - Unit amounts reflect recommended size of property that for a single project, but do not equal total calculated long-term demand RECOMMENDED SENIOR HOUSING DEVELOPMENT CITY OF RIVER FALLS 2026 to 2035 Pricing Range¹ No. of Units RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 140 It is likely there are seniors who currently reside in general occupancy housing that would consider a new active adult rental product. In addition, there may be seniors who no longer want the burden of home maintenance and would like the choice of an active adult rental product. The rent structure for new active adult rental units would be similar to new gen- eral occupancy market rate rental housing, although the unit mix should consist of larger units resulting in slightly higher monthly rents. We also estimate that there is excess demand for 156 market rate active adult ownership units in 2026, increasing to 202 units in 2035. Active adult ownership demand can be satis- fied through a variety of products, including age-restricted detached single-family or villa communities, townhome/twin home developments, age-restricted condominium projects, or senior cooperative developments. We anticipate that much of the excess demand for market rate active adult for-sale units in River Falls can be met by the general occupancy (not age-restricted) market, notably through the development of townhome, twin home, and/or condominium products. General pricing recommendations for new construction ownership units are reflected in the table, although active adult pricing can vary greatly, depending on product type (i.e. cooper- ative, condominium, twin home), unit sizes, amenities, and availability of services. • Affordable and Subsidized Senior Rental – Excess demand was calculated for 247 affordable senior housing units in 2026 and 284 units in 2035. Many candidates for affordable senior rental may be residents at older market rate rental properties. These older properties would have similar (or lower) rents that would be considered affordable for these seniors. An affordable senior housing development would most likely be a LIHTC project. We rec- ommend affordable senior housing developments as either stand-alone buildings or incor- porated into a mixed-income development. We also find excess demand for 162 subsidized units in 2026 and 184 units in 2035. The de- velopment of subsidized senior housing can be challenging due to limited financing availa- bility as federal funds have been shrinking. Funding a new subsidized development would likely rely on a mix of sources, including LIHTC, tax-exempt bonds, Section 202 program, Ru- ral Development Section 515 program, and Rural Development rental assistance, among others. As noted previously, there is a 1.1% vacancy rate among the affordable and subsidized sen- ior rental properties in the PMA, which is well below equilibrium (5.0% vacancy). Properties in River Falls are 100% occupied, and many of these facilities maintain lengthy wait lists, ranging from 15 applicants to 57 applicants on the list. This data indicates pent-up demand and an immediate need for affordable and subsidized age-restricted rental housing units in River Falls. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 141 • Service-Enhanced Senior Housing – Overall, we find excess demand for 229 market rate ser- vice-enhanced senior housing units in 2026 (includes 146 independent living, 30 assisted liv- ing, and 53 memory care units), increasing to 405 units in 2035 (225 independent living, 83 assisted living, and 97 memory care). While we find excess demand for service-enhanced housing in River Falls, many seniors pre- fer to age in place and delay moving to senior housing until absolutely necessary. For these reasons, we do not recommend the development of additional assisted living units in the short-term, although the growing older adult and senior population should support long- term demand for assisted living senior housing in River Falls. We do, however, anticipate that there is immediate demand potential for independent living and memory care units in River Falls. Independent Living Service Level The monthly fees should include the base monthly rent, utilities, and some services, such as programs (social, health, wellness and educational), 24-hour emergency call system, and regularly scheduled van transportation. In addition, meals and other support and personal care services should be made available to independent living residents on a fee-for-service basis. When their care needs increase, residents should be provided the option of receiving assisted living services in their existing units, either in bundled packages or a-la-carte. Assisted Living Service Level The fees should include the base monthly rent, utilities, three meals per day plus snacks, weekly housekeeping, linen service, professional activity programs, scheduled outings, nurs- ing care management, and 24-hour on site staffing. Additional services and care fees should also be available either in service packages or a la carte for an extra monthly charge. Memory Care Component We suggest that any memory care units be located in a separate, secured, self-contained wing located on the first floor of the building with its own dining and common area ameni- ties including a secure outdoor patio and wandering area. Fees should include the same services as assisted living along with medication reminders, medication administration, and personal care assistance, with other service packages available a-la-carte. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 142 Challenges and Opportunities The previous information provided a summary of demand for various housing product types through 2035 in River Falls. The following highlights some of the issues that will likely present a challenge, or an opportunity, for new housing development in the community (in no particular order). Housing Affordability Housing costs are a key factor impacting the ability of households to afford new housing. Ap- proximately 13% of all owner households in River Falls are considered cost burdened, including 5% that are considered severely cost burdened. An estimated 32% of existing renter house- holds are cost burdened (15% severely cost burdened) in River Falls. Based on current home prices, roughly 63% of existing owner households in the PMA could af- ford to purchase an entry-level detached single-family home priced at $325,000, and the pro- portion drops to 36% that could afford a move-up new construction home priced at a price of $500,000. Roughly 55% of renter householders could afford an existing market rate one-bed- room unit in River Falls. The income-qualified percentage drops to 49% that could afford monthly rents for a new construction one-bedroom unit priced at $1,400 per month. Housing options, both for-sale and rental, for people with moderate incomes are needed. These Asset Limited, Income Constrained, Employed (ALICE) households need housing opportu- nities. Home sale price appreciation and rental rate growth are both outpacing income and wage growth, further widening the gap between households that are able to afford housing in the area. Compared to the housing needs analysis for River Falls completed in 2018, average market rate rents in the City have increased 52% while the median resale priced jumped 61%. By comparison, the median household income increased 39% while average weekly wages in Pierce County increased 30%. These trends, coupled with elevated mortgage interest rates, are further exacerbating the housing affordability issue, particularly for first-time home buyers and younger renters. Mortgage rates have a significant impact on housing affordability. Lower mortgage rates result in a lower monthly mortgage payment and buyers receiving more home for their dollar. Rising interest rates often require homebuyers to raise their down payment in order to maintain the same housing costs. The 30-year fixed rate mortgage according to Freddie Mac reached 7.79% for qualified buyers in October 2023, the highest rate since November 2000 (7.79%). As of February 12, 2026, it was at 6.09%. Elevated mortgage rates can price certain buyers out of the market, slow de- mand, and reduce home sales activity, while also causing a "lock-in” effect where existing own- ers with lower rates choose to stay in their current home. This can constrict inventory and keep prices high despite lower activity, creating affordability challenges. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 143 Increased mortgage rates negatively impact first-time buyers, in particular, as monthly pay- ments are higher which reduces purchasing power and forces potential buyers to delay pur- chase, seek smaller homes, or accept higher debt loads. Additionally, there is reduced activity among “move-up” buyers which reduces the potential turnover of older, presumably lower- priced homes, decreasing the number of options for entry level buyers. The following chart illustrates historical mortgage rate averages as compiled by Freddie Mac. The Freddie Mac Market Survey (PMMS) has been tracking mortgage rates since 1971 and is the most relied upon benchmark for evaluating mortgage interest market conditions. The Fred- die Mac survey is based on 30-year mortgages with a loan-to-value of 80%. Residential Construction and Development Costs The cost to build and develop new single-family housing has increased significantly over the past decade due to a number of factors, including rising costs (i.e. land, material, labor), a lack of construction labor, and increasing regulation and entitlement fees. As a result, affordable new construction homes have become rare as builders are unable to “pencil” modestly priced new construction. Based on information from the Craftsman National Building Cost Manual, construction costs in River Falls (utilizing averages adjusted for Wisconsin) likely average about $222 per square foot (in 2025 dollars) to construct a “semi-luxury” single-family home. Based on an average size of 1,700 square feet, a new home would cost approximately $377,179 to build. Most new con- struction homes in River Falls are selling for over $400,000 which is not affordable for house- holds with moderate incomes. 0.00 2.00 4.00 6.00 8.00 10.00 12.00 14.00 16.00 18.00 20.00 Apr-71 Apr-73 Apr-75 Apr-77 Apr-79 Apr-81 Apr-83 Apr-85 Apr-87 Apr-89 Apr-91 Apr-93 Apr-95 Apr-97 Apr-99 Apr-01 Apr-03 Apr-05 Apr-07 Apr-09 Apr-11 Apr-13 Apr-15 Apr-17 Apr-19 Apr-21 Apr-23 Apr-25 Historic 30-Year Mortgage Rates 1971 - February 2026 RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 144 Additionally, it may be difficult to construct new multifamily product with modern amenities given market rents at older properties in the community relative to development costs. Ac- cording to the Craftsman National Building Cost Manual, construction costs in River Falls likely average about $164 psf (in 2025 dollars) to develop based on a “best” quality apartment build- ing with ten or more units. Based on an average unit size of 800 square feet, a project would cost approximately $130,800 per unit to develop. Based on these costs, it may be difficult for a private developer to construct market rate rental housing and single-family homes that would be affordable to households with moderate in- comes. As a result, a private-public partnership or other financing programs may be needed to spur development and potentially reduce housing costs to bridge some of the gap between ex- isting older product and new product and keep prices affordable to local residents/workforce (i.e. tax abatement, Tax Increment Financing, funds through Workforce Housing Program from WHEDA). Demographic & Employment Factors Significant growth in the senior population is projected for the area, and the homeownership rate among seniors age 65 and older is relatively high. High homeownership rates among sen- iors suggests that there could be a lack of senior housing options available, or simply that many seniors prefer to live in their home and age in place. Because of the growing senior population, demand for maintenance-free housing products is rising. In addition, demand for home health care services and home remodeling programs to assist seniors with retrofitting their existing homes should also increase. There is an opportunity to attract younger households to River Falls, housing projects targeted to these younger age groups should be pursued, notably moderately priced new construction single-family or townhomes. Additionally, the development of housing for older adults and seniors can help satisfy some of the demand from younger households through the turnover of existing, older housing units. Without the addition of these types of projects, young people who are ready to purchase may need to relocate out of the community if suitable housing isn’t available. As highlighted previously, solid growth is projected between 2026 and 2035 across several age groups in the area. The older senior age cohorts are expected to experience the most rapid growth, while more moderate growth is projected for the age groups that are typically the tar- get market for general occupancy rental and for-sale housing. Much of the demand for new housing units will be generated by turnover of existing house- holds in the community, although turnover often leads to opportunities for new households to move into the area. Population and household growth in the area will be highly dependent on the availability of suitable housing options catering to a variety of age groups, income levels, and household types. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 145 Low unemployment often generates demand for both existing home purchases and new home purchases. Pierce and St. Croix County have historically maintained unemployment rates that tracked consistently with the MSA and below equilibrium (generally considered to be 5.0% un- employment). Pierce and St. Croix County have experienced a solid recovery of jobs post-COVID, and the area is expected to sustain employment growth over the next several years. In total, Pierce and St. Croix County are projected to add 7,428 jobs between 2024 and 2035 (15.7% growth). Labor availability will greatly impact the ability of River Falls to maintain employment levels and achieve projected job growth. New housing will be needed to support economic development in the area. River Falls is an exporter of workers as a higher number of residents commute out of the City for employment than non-residents commute into the City. However, nearly 5,600 people ei- ther commute into River Falls for employment or live and work in the City. Hudson, St. Paul, and Prescott are the most common commute destinations for workers employed in River Falls, while the most common destinations for workers living in River Falls are Hudson, St. Paul, and Menomonie. Inflow represents a potential target market for new housing in a community, particularly from workers that commute greater distances (i.e. 50+ miles). An estimated 14% of workers em- ployed in River Falls travel more than 50 miles for their job (756 workers). Additionally, potential job growth in other nearby markets (i.e. Twin Cities Metro Area, commu- nities along the I-94 corridor in western Wisconsin) could stimulate demand for housing in River Falls. Workers could choose to commute to these areas for employment and reside in River Falls due to any number of factors, including lower housing costs and/or school district or life- style preferences. Residential Lot Supply and Land Availability We did not identify any vacant lots listed for sale in River Falls on the MLS, but there are a total of 122 vacant residential lots in the City, including 107 lots among 14 active subdivisions and 15 other residential lots scattered across the community. Many of these lots are available to pur- chase as part of a new home construction package, but they are not available to purchase out- right. We also identified 155 lots pending in projects that are under construction/site develop- ment or approved in the City. Based on the for-sale housing demand calculations, there is a 1.3-year supply of vacant lots in River Falls, increasing to a 3.0-year supply when pending lots are taken into consideration. Ad- ditional lots will need to be made available to meet long-term demand for new ownership housing in the City. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 146 There are limited infill or redevelopment sites in River Falls, but most communities can benefit from infill development. Existing sites served by municipal utilities are often overlooked be- cause they can present challenges to develop (i.e. small lot sizes). However, infill housing de- velopment and redevelopment can be an effective way to create new housing that is consistent with the surrounding neighborhood and potentially removes functionally or physically obsolete housing units, replacing them with new housing. With high demand for affordably priced housing, infill can create an opportunity to develop smaller homes on smaller lots that enhance and maintain the character of existing neighbor- hoods. However, infill housing can often be priced higher than surrounding homes due to costs related to the removal of an existing home and then its replacement with a new construction home. Assistance with demolition through redevelopment funding can reduce expenses and support more affordably priced housing. We recommend that the City target potential infill, adaptive reuse, and redevelopment sites for future housing developments. Development of these types of properties could potentially en- hance the diversity of housing opportunities available in River Falls and improve housing afford- ability through reduced infrastructure costs and increased density. Housing Development Innovation Alternative construction methods such as modular construction, Structural Insulated Panel (SIP) construction, 3-D printed housing, and “tiny homes” can provide reduced cost housing. Addi- tionally, unconventional housing concepts, such as accessory dwelling units, Community Land Trusts, and affordable housing cooperatives can also help produce affordable or workforce housing. An affordable housing cooperative provides a homeownership model where residents can pur- chase a share in the development and commit to resell their share at a price that maintains long-term affordability. In a housing cooperative, residents collectively own the building or land where they live, not the individual unit. In contrast, Community Land Trusts (CLT) create affordable housing by taking the cost of land out of the purchase price of a home and keep housing affordable for future buyers by controlling the resale price of houses through a ground lease and resale formula. Zoning & Other Regulatory Issues In many communities, restrictive zoning ordinances and other land use regulations can prevent innovation as well as the development of affordably priced housing units by limiting allowable density, regulating minimum lot sizes, and requiring that new homes meet minimum size and parking standards. We recommend that the City review land use regulations and look for op- portunities to make amendments that would increase innovation and flexibility in the types and sizes of housing units allowable within certain districts in a manner that would decrease devel- opment costs, increasing affordability. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 147 The following summarizes some potential regulatory amendments that could be considered. ­ Revise single-family zoning to encourage the development of “missing middle” hous- ing, such as duplexes, triplexes, townhomes, and small multifamily buildings. ­ Reform development standards such as height restrictions, minimum parking re- quirements, minimum setbacks, minimum floor areas, and minimum lot sizes to al- low the construction of smaller, more affordable units. ­ Create opportunities for the creation of lower cost housing units on existing lots by allowing Accessory Dwelling Units (ADUs) and Single Room Occupancies (SROs). ­ Allow higher density housing in more areas of the community. ­ Streamline the permitting and plan review process and/or allow “by right” develop- ment if a project complies with applicable ordinances and codes. Additionally, there are legislative changes being considered to eliminate or change federal capi- tal gains tax on primary homes sales. Under the current tax law, homeowners can exclude up to $250,000 in capital gains from the sale of a primary residence if they file as a single (up to $500,000 for married couples filing jointly). These caps have remained unchanged since 1997, and many homeowners, particularly older homeowners, have enough equity in their homes to exceed these caps. Due to the potential tax burden, many people choose to remain in their homes and delay a move, which limits housing turnover. The tax law changes being considered could result in more homes being available on the market. Workforce/Moderate Income Housing As previously noted, workforce housing is generally considered to be housing that targets households earning between 50% and 120% AMI. Units are not income restricted but are priced at rates affordable to the local workforce. The development of workforce housing, both owned and rented, is needed to attract and maintain employees. Workforce housing repre- sents a critical housing-related challenge, and opportunity, for River Falls. Private businesses can partner with each other and with local units of government to help get new housing built. Generally, Employer-Assisted Housing (EAH) programs include any housing initiative that an employer either finances or assists in some way, and they are used to either produce new housing in a community or help employees purchase or rent housing. Examples include land donation, cash contributions, and construction financing. In some cases, employ- ers develop and own housing for their employees. Other methods include down payment assis- tance, closing cost assistance, gap financing, and rent subsidies. Local units of government can partner with EAH programs by offering TIF, tax abatement, or other housing resources. The development of workforce housing can be complex, and many communities ultimately lev- erage multiple tools and programs to achieve their housing goals. Public-private partnerships will likely be needed to help finance the development of workforce housing. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 148 Housing Programs Many local governments offer housing programs designed to enhance, improve, or develop new housing stock. The following information is intended to provide insight into available pro- grams, but this is not an all-inclusive list as many governmental agencies offer a variety of dif- ferent programs based on their individual needs. Federal funds for housing development have been declining for years and the remaining hous- ing programs include the Community Development Block Grant (CDBG), the HOME Investment Partnerships Program, Housing Choice Vouchers, Low-Income Housing Tax Credits (LIHTC), and USDA rural housing programs. However, local units of government are increasingly dependent on other resources to support development such as housing trust funds and housing bonds. Local Resources: The River Falls Housing Authority offers affordable apartments to families, senior citizens, and persons with disabilities. West CAP administers the Section 8 Housing Choice Voucher Program in Pierce, Polk, and St. Croix Counties. Housing stability services are also available through West CAP, providing plan- ning, coaching, and support services to households struggling to find or maintain stable hous- ing. West CAP’s Homeless Intervention program helps low-income families and individuals achieve housing stability through a combination of rental assistance, case management, and connection to community resources. Through the Wisconsin Home Energy Assistance Program (WHEAP), West CAP helps households with a one-time payment during the heating season to pay a portion of energy costs. The payment is not intended to cover the entire annual energy costs of a residence. State/National Resources: The Foundation for Rural Housing provides housing assistance funding throughout the State of Wisconsin. Programs include support with security deposits, delinquent rent, mortgage or property tax arrears, and utility assistance. Wisconsin Housing and Economic Development Authority (WHEDA) offers programs designed to improve access to affordable housing options to everyone in Wisconsin. The organization provides housing-related programs for developers, local units of government, and individuals. Examples of housing programs for individuals include down payment and closing cost programs for homebuyers, mortgage programs for homebuyers, home improvement loans, and the Hous- ing Choice Voucher Program for renters. Programs targeting developers and local units of gov- ernment include Low Income Housing Tax Credit (LIHTC), Rural Affordable Workforce Housing Initiative (RAWFHI), National Housing Trust Fund, Restore Main Street Loan Program, Project- Based Housing, supportive housing programs, and Multifamily Loan Program, among others. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 149 The LIHTC program, administered by WHEDA, incentivizes developers to create and maintain affordable housing by offering tax credits which provide investors with a reduction in their fed- eral tax liability. Eligible projects include new construction, rehabilitation, or acquisition with rehabilitation of rental housing. Projects in Qualified Census Tracts are given funding prefer- ence. Qualified Census Tracts are defined by HUD as Census Tracts in which 50% of households have an income of less than 60% AMI or a poverty rate of at least 25%. As illustrated in the fol- lowing map, there is one Qualified Census Tract in the City of River Falls. City of River Falls Qualified Census Tract The State of Wisconsin Division of Energy, Housing, and Community Resources (DEHCR) ad- ministers the State Community Development Block Grant (CDBG) Program and provides funding to units of general local government that do not receive an annual allocation directly from HUD. Housing-related CDBG programs support local governments in funding housing initiatives pri- marily benefiting low- to moderate-income households. Grants can be used for housing reha- bilitation, homebuyer assistance, converting vacant buildings to affordable housing, emergency assistance, and rehab/replacement of manufactured housing in manufactured home communi- ties. The DEHCR also administers a Housing Trust Fund, a grant program funded by HUD to increase and preserve the supply of affordable housing for extremely low- and very low-income house- holds. Source: HUD Office of Policy Development and Research MAP KEY Qualified Census Tract RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 150 Wisconsin Economic Development Corporation (WEDC) Office of Rural Prosperity addresses housing needs such as affordable housing options and infrastructure improvements through programs such as rental assistance, mortgage assistance, Housing Tax Credits, Wisconsin Home Energy Assistance Program, and a Neighborhood Stabilization Program. Additionally, the State of Wisconsin is taking legislative action to address housing costs and in- crease the availability of workforce housing. Efforts focus on reducing regulatory barriers, providing financial incentives for development, and promoting homeownership for moderate- income workers. Recently signed bills provided revolving loan funds for housing infrastructure, rental rehabilitation, and commercial-to-housing conversions. New initiatives have been pro- posed to allow loans to be stacked with other incentives by creating “pay-as-you-go” Tax Incre- ment Districts for “missing middle” housing. Initiatives focus on reducing softs costs and in- creasing housing for those earning 60% to 100% AMI by encouraging density, expanding owner- ship opportunities by converting rental buildings to condominiums, and streamlining subdivi- sion approvals. United States Department of Agriculture (USDA) Rural Development – Housing support is available through the “Housing and Community Assistance” program that is part of USDA Rural Development. The program is designed to improve housing options in rural communities and operates a variety of programs including homeownership assistance, housing rehabilitation and preservation, and rental assistance. Other Potential Resources There are many other housing programs that River Falls could consider utilizing to aid and im- prove the housing stock. The following is a list of potential programs that could be explored. ­ Accessory Dwelling Units - An Accessory Dwelling Unit (ADU) is a self-contained residen- tial unit that meets the requirements of the State Building Code. These units, often re- ferred to as “granny flats” or “backyard cottages” may be located inside the principal building on the lot or may be located in a detached accessory building on the same lot. Cities within the County could consider allowing ADUs in residential zoning districts to increase the variety of housing types available in the City. ­ Construction Management Services - Assist homeowners regarding local building codes, reviewing contractor bids, etc. Typically provided as a service by the building depart- ment. This type of service could also be rolled into various remodeling related programs. ­ Density Bonuses - Since the cost of land is a significant barrier to housing affordability, increasing densities can result in lower housing costs by reducing the land costs per unit. Municipalities can offer density bonuses as a way to encourage higher-density residen- tial development while also promoting an affordable housing component. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 151 ­ Fast Track Permitting - Program designed to reduce delays during the development pro- cess that ultimately add to the total costs of housing development. By expediting the permitting process costs can be reduced to developers while providing certainty into the development process. Typically, no-cost to the local government jurisdiction. ­ First-Time Home Buyers - Below market-rate mortgage loans for first-time homebuyers, or those who have not owned a home in the past three years. Financial assistance may also be available for down payment, closing costs, and principal reduction. Usually sub- ject to income guidelines, purchase price limits, and eligible property. Some cities part- ner with a 3rd party. ­ Historic Preservation - Encourage residents to preserve historic housing stock in neigh- borhoods with homes with character through restoring and preserving architectural and building characteristics. Typically funded with low interest rates on loans for preserva- tion construction costs. ­ Home Improvement Area (HIA) - HIAs allow a townhome or condo association low inter- est loans to finance improvements to communal areas. Unit owners repay the loan through fees imposed on the property, usually through property taxes. Typically, a "last resort" tool when associations are unable to obtain traditional financing due to the loss of equity from the real estate market or deferred maintenance on older properties. ­ Home-Building Trades Partnerships - Partnership between local Technical Colleges or High Schools that offer building trades programs. Affordability is gained through re- duced labor costs provided by the school. New housing production serves as the “class- room” for future trades people to gain experience in the construction industry. ­ Home Point of Sale - City ordinance requiring an inspection prior to the sale or transfer of residential real estate. The inspection is intended to prevent adverse conditions and meet minimum building codes. Sellers are responsible for any costs for the inspection. ­ Housing Fair - Free seminars and advice for homeowners related to remodeling and home improvements. Most housing fairs offer educational seminars and "ask the ex- pert" consulting services. Exhibitors include architects, landscapers, building contrac- tors, home products, city inspectors, financial services, among others. ­ Home Energy Loans – Offer low interest home energy loans to make energy improve- ments in their homes. ­ Household and Outside Maintenance for the Elderly (H.O.M.E.) - Persons 60 and over receive homemaker and maintenance services. Typical services include house cleaning, grocery shopping, yard work/lawn care, and other miscellaneous maintenance requests. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 152 ­ Land Trust - Utilizing a long-term 99-year ground lease, housing is affordable as the land is owned by a non-profit organization. Subject to income limits and targeted to work- force families with low-to-moderate incomes. If the family chooses to sell their home, the selling price is lower as land is excluded. ­ Live Where You Work - Program designed to promote homeownership in the same com- munity where employees work. City provides a grant to eligible employees to purchase a home near their workplace. Employers can also contribute or match the City's grant. Participants must obtain a first mortgage through participating lenders. The grant can be allocated towards down payment assistance, closing costs, and gap financing. ­ Low or No Cost City/County-Supplied Land - Sell city/county-owned land at low/no cost for the construction of mixed-income and affordable housing. ­ Realtor Forum - Typically administered by City with partnership by local school board. Inform local Realtors about school district news, current development projects, and other marketing factors related to real estate in the community. In addition, Realtors usually receive CE credits. ­ Remodeling Tours - City-driven home remodeling tour intended to promote the en- hancement of the housing stock through home renovations/additions. Homeowners open their homes to the public to highlight home improvements. ­ Rent to Own - Income-eligible families rent for a specified length of time with the end- goal of buying a home. The administering agency saves a portion of the monthly rent that will be allocated for a down payment on a future house. ­ Scattered Site Housing Program - Target distressed or blighted single-family properties for demolition and rehabilitation. Once demolished, vacant lots can be sold for the con- struction of a new single-family home. ­ Tax Abatement - A temporary reduction in property taxes over a specific time period on new construction homes or home remodeling projects. Encourages new construction or rehabilitation through property tax incentives. ­ Tax Increment Financing (TIF) - Program that offers communities a flexible financing tool to assist housing development projects and related infrastructure. TIF enables commu- nities to dedicate the incremental tax revenues from new housing development to help make the housing more affordable or pay for related costs. TIF funds can be used to provide a direct subsidy to a particular housing project or they can also be used to promote affordable housing by setting aside a portion of TIF pro- ceeds into a dedicated fund from other developments receiving TIF. RIVER FALLS HOUSING NEEDS ANALYSIS CONCLUSIONS & RECOMMENDATIONS MAXFIELD RESEARCH AND CONSULTING 153 ­ Visitability - Defined as designs that allow persons with mobility impairments to enter and stay, but not live, in a residence. There are three specific design elements that must be incorporated in the dwelling to satisfy the State visitability requirements: the dwell- ing must include at least one no-step entrance, 32-inch clear opening doorways, and at least a one-half bathroom on the main level that meets minimum clear floor space for half baths. ­ Waiver or Reduction of Development Fees - There are several fees developers must pay including impact fees, utility and connection fees, park land dedication fees, etc. To help facilitate affordable housing, some fees could be waived or reduced to pass the cost savings onto the housing consumer. MEMORANDUM TO: Mayor Page and City Council FROM: Harley Mehlhorn, Senior Planner DATE: May 26, 2026 TITLE: 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 RECOMMENDED ACTION Hold a public hearing and first reading of an ordinance annexing property at the southeast corner of 1060 th Street and County Highway “M” and changing the future land use classification to MDR – medium density residential and mixed use; and rezoning to B-3 highway commercial and R-2 multiple family (medium density) residential BACKGROUND 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): C.T.H “M” 1060th Street 3 City Council Memorandum May 26, 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 (IN PROCESS) • 06/09/2026 City Council public hearing/second reading and disposition of an ordinance to annex the property. 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? Location – Contiguity City of River Falls Town of Clifton i City Council Memorandum May 26, 2026 Page 3 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. 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. City Council Memorandum May 26, 2026 Page 4 Current Zoning 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. UAB - Agriculture UAB – Single-Family High-Density Residential UAB – Agriculture City Council Memorandum May 26, 2026 Page 5 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, 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 c ommercial 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 Medium- Density Residential Mixed Use Growth Preservation Area High-Density Residential Low-Density Residential Corporate Park City Council Memorandum May 26, 2026 Page 6 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 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. City Council Memorandum May 26, 2026 Page 7 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. 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 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 BID Board Chair: Joleen Larson 715-426-7776 joleenlarson@hotmail.com BID Staff: Emily Shively 715-426-3437 eshively@rfcity.org City of River Falls Business Improvement District MINUTES APRIL 14, 2026 AT 8:30 A.M. FOSTER CONFERENCE ROOM – CITY HALL 222 LEWIS STREET RIVER FALLS, WI 54022 Members present: Joleen Larson, Vince Seidling, Amy Halvorson, Kerri Olson, Terry McKay, Andrew Singerhouse Members Absent: Mike Miller, Rosa Magnus, Amy Freeman Others present: Emily Shively, City of River Falls ; Jayne Hoffman, Chair, City of River Falls Historic Preservation Commission CALL TO ORDER: Larson called the meeting to order at 8:34 a.m. AGENDA/MEETING MINUTES The meeting minutes for the February 10, 202 6 meeting were approved. M/S McKay/Seidling. Unanimous. FINANCIALS Olson and Larson presented the financials. Larson noted that the doorbell project invoice was anticipated; 8- 9 doorbells have been installed so far. Olson stated that the assessment had been received and deposited. GRANTS AND FUNDING REQUESTS Historic Preservation Commission Swinging Bridge Anniversary Event Jayne Hoffman, Historic Preservation Commission Chair, presented information regarding the upcoming Swinging Bridge anniversary event to be held at Glen Park on Saturday, May 9, 2026. She requested $600.00 in funding from the BID Board to support the event. M/S Halvorson/McKay. Unanimous. OTHER BUSINESS Main Street Updates Presentation: Safe Streets for All Safety Action Plan Shively gave a presentation on the draft Safety Action Plan which centers on the US Department of Transportation’s safe system approach. She described the safety analysis and public input received that provides the basis for prioritizing projects and other safety recommendations. The Board discussed the concept plans for key prioritization areas including the downtown area. Shively noted that the next steps for the Safety Action Plan include Plan Commission and City Council meetings in May and staff is preparing to submit a Safe St reets for All Implementation grant to fund safety interventions in the downtown area by the end of May. Discussion: Garbage collection and snow removal downtown The Board discussed the possibility of coordinating garbage and snow removal for the downtown area to create efficiencies. The discussion will continue at the next meeting. ADJOURNMENT Chair Larson adjourned the meeting at 9:36 am Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org HISTORIC PRESERVATION COMMISSION February 11, 2026 at 6:00 pm CITY HALL – Foster Conference Room CALL HPC MEETING TO ORDER – 6:00 pm MEMBERS PRESENT Hoffman, Huebel, Radford, Anderson, Friede, Page, Staff Liaison Mehlhorn APPROVAL OF AGENDA/MINUTES Minutes of the January 14, 2026 meeting. - Friede/Anderson MCU HPC MEMBER VOLUNTEER HOUR REPORT - Hoffman 2 - Anderson 3 PUBLIC COMMENTS – Non-Agenda Items - Bill Hanson o Bill Hanson spoke regarding changes to peer community electric discharge capacity and who should pay for the delta between prior generation capacity and new capacity. Opining that the group requesting such change should bear the cost. - Mehlhorn mentioned the disposition of the vacant seat MEETING DISCUSSION ITEMS 1. Westside Elementary Lego League Lime Kilns a. A teacher and students from Westside Elementary gave a presentation on the lime kiln and strategies to treat the graffiti upon it. 2. Work Plan (final) for 2026 a. Anderson discussed the fire department construction process and that it may be a good opportunity to showcase the history of RFFD, with small displays in the new building and potentially repatriating the siren and bell. b. The Commission discussed future plans for the historic interpretive sign program and to identify the next sign to be designed and implemented. c. Mehlhorn went over the historic preservation ordinance and memo that was attached to the packet. 3. Library Display for 250th a. No update or discussion 4. NRHP Final mock-up a. Mehlhorn put in custom quote with the company for better pricing and requested a proof be provided, Mehlhorn stated he will include this on the packet. 5. Finalize the swinging bridge BID request + purchases a. The commission discussed the upcoming event and agreed to make a more formal plan prior to the April HPC meeting. CALENDAR Next Historic Preservation Commission meeting March 11, 2026, in the City Hall Foster Conference Room. ADJOURNMENT Next meeting: 1. Review HP Ordinance 2. Swinging bridge event coordination 3. NRHP Sign 4. Fire department 5. Historic Interpretive Sign discussion + kiosks 6. City Hall Art Display Pam/Page MCU Council members may be in attendance for informational purposes only. No official Council action will be taken. NOTE: Any person who has a qualifying disability as defined by the Americans with Disabilities Act that requires the meeting or materials to be in an accessible location or format may contact City Clerk Amy White at (715) -426-3408 or in person at 222 Lewis Stree t for accommodations. Requests for accommodations should be made at least three (3) business days in advance of the meeting. Every effort will be made to arrange accommodations. Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org HISTORIC PRESERVATION COMMISSION MEETING MINUTES March 11, 2026 at 6:00 PM CITY HALL – Foster Conference Room CALL HPC MEETING TO ORDER – 6:03 PM APPROVAL OF AGENDA/MINUTES Minutes of the February 11, 2026 meeting. Page/Friede MCU HPC MEMBER VOLUNTEER HOUR REPORT Hoffman 4 Huebel 2 Page 1 Anderson 3 PUBLIC COMMENTS – Non-Agenda Items • Com. Hoffman and Com. Anderson o Showcased an image of the most recent historic talk that they gave and discussed details of the presentation briefly. Hoffman showcased Westside Elementary winning an award for the Kiln project. • Mehlhorn raised the subject of the Foster Cemetery Preservation Plan to the Commission and indicated it would be forthcoming on an agenda. MEETING DISCUSSION ITEMS 1. HP Ordinance Discussion a. Radford brought notes on the ordinance, Mehlhorn indicated in the near future he will take the comments in and write revisions based on them and take that to the commission. 2. Swinging Bridge RF Reader Discussion a. Mehlhorn raised the subject of the forthcoming RF reader to the Commission’s attention. He requested information regarding the bridge. 3. Swinging Bridge Event Coordination a. Commission deliberated the plan for the bridge celebration b. Friede / Huebel to authorize up to $600 for the event from the HPC budget, MCU 4. NRHP Sign Proof a. Mehlhorn showcased the sign proof, the Commission accepted and it was put to order. 5. Fire Department Displays a. The commission briefly discussed potential displays. 6. Historic Interpretive Sign Plan and Kiosks a. Table to may Page/Friede MCU – Huebel asked for a list of all of the Kiosks in river falls 7. City Hall Art Display a. Talked about both city hall and library display items, came up with a plan for future exhibits. CALENDAR Next Historic Preservation Commission meeting April 15, 2026, in the City Hall Foster Conference Room. ADJOURNMENT – Huebel / Friede MCU Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org PARK AND RECREATION ADVISORY BOARD MINUTES April 15, 2026 at 5:30 p.m. CITY HALL COUNCIL CHAMBERS CALL TO ORDER Meeting convened at 5:30 p.m. ROLL CALL Members Present: Matt Janquart (Chair), Jeff Bjork (Council Rep), Mei Mei Abdouch, Phil Galli, Brenda Gaulke, Melissa Pedrini, and Natasha Schaefer. Members Absent: None Staff Present: Brooks Ostendorf-Conservation and Parks Manager, Kyle Mackey- Recreation Coordinator , Levi Myers -Natural Resources Coordinator, and Brenda Rundle-Customer Service Representative. APPROVAL OF MINUTES 1. MSC Gaulke/Abdouch approve the minutes of the March 18, 2026 Park and Recreation Advisory Board (PRAB) meeting. Unanimous. PUBLIC COMMENTS William Hansen of the T own of River Falls reminded the board about Earth Month, International Dark Sky Week, and the local Earth Fest event on April 25 at UWRF. Patricia La Rue thanked Jeff Bjork for his service on the board. Brooks also thanked Jeff Bjork for his service and congratulated Mei Mei for her place on City Council. He said that Eli Guthrie was appointed to PRAB. ACTION ITEMS DISCUSSION ITEMS STAFF REPORTS 2. Brooks told PRAB about the May 21 Summer Starts in the Parks event at Glen Park. He also told PRAB that the City has granted a request from Our Neighbor’s Place (ONP) to allow their patrons to get a daily pass and a code to use the shower at the Hoffman Park Octagon for no charge. There will likely only be one shower per day. Shelly Smith of ONP thanked the City for the partnership. The Campground opened for the season and is sold out for the weekend due to the Bluegrass festival. Reservations are made online at riverfalls.activityreg.com. The City has had applications for Tree City USA and Bird City USA approved. CALENDAR The next Parks and Recreation Advisory Board meeting will be Wednesday 5/20/2026 at 5:30 p.m. at the City Hall Council Chambers. ADJOURNMENT MSC Gaulke/Galli to adjourn the meeting at 5:42 p.m. Unanimous. Respectfully submitted, Brenda Rundle, Customer Service Representative P age 1 of 4 Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org M INUTES PLAN COMMISSION MARCH 3, 2026 CITY COUNCIL CHAMBERS M embers Present: Rob Gormanson, Diane Odeen, Rebecca Prendergast, Steven Severson, Michael Woolsey, Dan Toland Members Absent: Chris Holtkamp Staff Present: Emily Shively, Harley Mehlhorn, Becky Corson, Jonathan Thoen CAL L TO ORDER Meeting convened at 6:30 p.m. AP PROVAL OF MINUTES M/Woolsey, S/Odeen to approve minutes. Motion carried 6/0. P UBLIC COMMENTS S arah Edwards – Spoke on reasons to allow the project The Creamery to move forward. Believes this will improve the lot and allow for a successful business to grow. It would make an improvement in the community. Encourages activities with the biking communi ty, for gathering, and makes a desirable place to fish, kayak, and visit. E lizabeth Bowden – Spoke on reasons to not allow the project The Creamery to move forward such as concerns of it being the wrong location for the project, parking pressures, speed of cars driving in the area, and pedestrian safety. O RDINANCES AND RESOLUTIONS O rdinance regarding the rezoning of property at 235 Highway 35 from C Conservancy District to I-1 Industrial District (Sterling Ponds Industrial II, LLC) H arley Mehlhorn gave a presentation on the rezoning of the property located at 235 Highway 35 from C Conservancy to I-1 Industrial District. Mehlhorn gave a brief reminder of what the rezoning district determines for the land and permitted uses of the site. M ehlhorn gave background on the site location within the Sterling Ponds Corporate Park. The current zoning classification is Conservancy District, and the request is to rezone to Industrial District. Mehlhorn indicated the current zoning is due to having been a separate use when the corporate park came through. With no legal access to the site, it was zoned Conservancy until it could be incorporated into Lot J. Page 2 of 4 Mehlhorn explained that the Comprehensive Plan designates the future land use of the subject site as Corporate Park, and the proposed zoning of Industrial is consistent with that designation. Mehlhorn covered the next steps in the rezoning process. With co nformance to the Comprehensive Plan, staff recommends forwarding the ordinance for rezoning to City Council with a favorable recommendation. Michael Woolsey made a motion to forward the ordinance regarding the rezoning of property at 235 Highway 35 to City Council with a recommendation for approval. M/Woolsey, S/Gormanson – carried 6/0 Ordinance regarding the Planned Unit Development General Development Plan for The Creamery at Cedar, a planned brewery, tap room, and event center at W. Cedar Street and River Street (Bearcat Investments, LLC) Harley Mehlhorn gave a presentation on the Planned Unit Development (PUD) General Development Plan (GDP) for the project The Creamery at Cedar. Mehlhorn described how this is the first step in the PUD process and establishes the basic right of use and conceptual site design and architecture for the project. Mehlhorn covered on how the site is located with the Downtown Transitional Overlay District, which was adopted by Council in 2006. It is compromised of two special districts, the Central Business District (CBD), and the Transitional District. The subject property is located within the Transitional District. Mehlhorn indicated the main difference between the two districts is the design standards which apply to alterations to existing structures and the development of new structures. The CBD is intended to ensure downtown character is preserved in the historic block of Main Street, and the Transitional District intends to keep the buildings in the general style of downtown but is not as restrictive or limiting as the CBD. There is also an exemption to parking requirements as long as the use falls under general commercial. Mehlhorn indicated the subject site is zoned B -1 General Commercial District, which has historically been limited to the Downtown Core, with all parcels within the CBD being B -1 and a portion of the parcels within the Transitional District as well. The B -1 District allows for a wide range of uses, such as general business and commercial, office, bakeries, professional services, bars, gas stations, hotel, and others deemed compatible with the downtown area. Mehlhorn indicated the intent of the district is to provide for centrally located, walkable, and compact uses that are compatible with downtown activit y. The proposed mix use taproom, event center, restaurant, and hospitably use is compatible with the existing zoning and historic application of the district. Mehlhorn covered how the Comprehensive Plan Future Land Use Designation for the site is Mixed Use category, which encourages vertical mixed-use development downtown, so a mix of commercial types, and residential types could be in the same or adjacent buildings. Mehlhorn indicated the Land Use Technical Memorandum specifically identifies downtown along the river as candidates for infill development with reduced setbacks and parking to accommodate efficient, human scale, and downtown-compatible development types. Mehlhorn discussed how the subject site is identified under the Kinni Corridor Plan (KCP). The KCP outlined a vision for the river and river adjacent development to ensure preservation and utilization of the city’s greatest natural resource. Mehlhorn indicated districts within plan are recognized as areas of potential economic revitalization a nd infill development. The KCP also Page 3 of 4 outlines goals as it relates to the preservation of the Kinni, mainly reducing thermal load from large parking lots proximate to the river and to reduce impervious surface downtown. Mehlhorn indicated this site is a complex site with multiple levels of guidance and regulation. Mehlhorn then moved into the specific proposal of the project. The proposal is for a 17,000 square foot building that would contain three levels. Level one woul d contain a taproom with a small restaurant, level two would be the event space for weddings or other gatherings, and the third story would be for four short term rentals units. Mehlhorn indicated the request is required due to the unique parking arrangement proposed as part of the PUD. The applicant is proposing that rather than providing all the required parking on-site, that a mix of on street, on- site, proximate private parking lots, and a shuttle service accommodate the building’s parking demand. Mehlhorn displayed a graphic provided by the applicant to illustrate examples of public and private parking resources proximate to the proposed site. He noted that the request tonight is not to approve a specific parking plan, but rather to set the framework and conditions under which the S pecific Implementation Plan (SIP) may approve. Mehlhorn indicated the applicant has already been in talks with at least two private property owners to utilize their parking lots due to the peak hours being different for e ach user. Mehlhorn said with their proposed parking plan, a combination of on- street, on- site, and private parking agreement would supply the code mandated 153 spaces for peak occupancy. Staff would recommend no more than 30% of the total parking demand be provided by on- street parking, and that the remainder come from a combination of private parking agreements, public lots within a walkable distance, and a shuttle service from hotels or other larger sites such as Tattersall or an agreement with The Upland. Mehlhorn indicated staff support the conceptual parking agreement for the following reasons: firstly, the load of site during peak hour events will be very similar to that of the existing business, The Garage: bikes and brews, meaning the existing conditions today will be like the conditions should this proposal be constructed. Second, the zoning and comprehensive plan encourage infill development on this site and the downtown overlay, just a few hundred feet to the east, exempts parking for general commercials. Third, the site is downtown and adjacent to the Kinni with minimal room for on -site parking. Mehlhorn indicated if no parking flexibility is offered it greatly limits the potential of a site that could be leveraged for economic development and riverfront activatio n. Finally, t he request is to set up the framework under which a parking agreement may be approved under the SIP , and the SIP will not be approved until parking agreements are recorded or parking is satisfactory to code required calculations. Mehlhorn then covered how the conceptual site plan has the building is centrally located on the site with parking flanking the western edge along River Street. A connection to the trail is proposed coming off the eastern side of the site, along with a deck on the northern side. Mehlhorn indicated stormwater is proposed to be contained in the city pond which the applicant will be expanding and taking over maintenance of. The plan also shows a Cedar Street cul-de-sac which is a potential future transportation improvement that would improve circulation for both this si te and Depot/City Station. Mehlhorn discussed how the proposed architecture is a combination of modern architecture with the historic vernacular seen in buildings contemporary to downtown’s era of construction. Mehlhorn said it is a mix of metal, brick, and textured panels proposed as finishing materials. The building will have windows facing both River Street and the Kinni. Mehlhorn explained the criteria when someone applies for a Planned Unit Development. Based on the criteria, Staff found the proposal to be consistent with criteria in the ordinance. Mehlhorn Page 4 of 4 then listed the next steps in the GDP process. The proposal will go before Council in April. If the GPD is approved a SIP application will be provided by the applicant and presented to Plan Commission and Council. The GDP and SIP being approved is a requirement of the PUD’s final approval. Mehlhorn discussed that the SIP will include details on the specific parking plans and require the plan to be in place prior to issuance of certificates of occupancy. Mehlhorn indicated that with conformance with code criteria, the downtown overlay district, the Kinni Corridor Plan, and the Comprehensive Plan, staff recommends that Plan Commission forward the enclosed resolution to Council with a favorable recommendation. Michael Woolsey made a motion to forward the resolution regarding the Planned Unit Development General Development Plan for The Creamery to City Council with a recommendation for approval. M/Woolsey, S/Odeen – carried 6/0 Discussion was had on if there would be an elevator, and the limit to the amount in the event space. Questions were raised about the parking plan that would be put in place for the project. Mehlhorn indicated this is the framework for a future plan to be adopted. The SIP will allow us to dig into specifics for the project. Questions were had on the cul-de-sac and when there could be more information on this. Shively indicated we are in the process of figuring this out and will look into this more in the SIP process. Shively indicated this area was identified as a location for take- out kayaks and have access to the river, and part of that plan indicated this location have a cul- de-sac. With site development this could be a time in which to look into implementing this infrastructure. Conversation was had on having some education clarity about parking options as things move forward in the process. Planning Update Emily Shively gave a planning update letting everyone know that at the May 5 th meeting the draft Safe Streets for All Safey Action Plan and the consultant who helped prepare it will be giving a presentation on what that all includes, and it will than go to Council in May for adoption. ADJOURNMENT Commissioner Woolsey made a motion to adjourn at 6:59 p.m. S/Gormanson; motion carried 6/0. Respectfully submitted, Becky Corson, Community Development Coordinator CITY OF RIVER FALLS UTILITY ADVISORY BOARD MEETING MINUTES FEBRUARY 23, 2026 The meeting was called to order by Utility Advisory Board (UAB) Chair Chris Lick at 6:30 p.m. The pledge of allegiance was recited. Utility Advisory Board Present: Josh Amundsen, Amber Bjork, Mike Gardner, Chris Lick, Scott Morrissette and Tim Thum Utility Advisory Board Absent: Mark Klecker Staff Present: Utility Director Kevin Westhuis; WPPI Energy Services Manager Jenna Willi; Public Works Manager Erica Ellefson; Executive Assistant Lanae Nelson; and IT Technician Joe Reardon Approval of Minutes: Meeting Minutes: 01-26-2026 MSC Thum/Amundsen approved minutes. Unanimous. PUBLIC COMMENTS: Patricia LaRue, 489 Marcella Court spoke on the Federal Energy Regulatory Commission (FERC) licensing and relicensing, discussed the history, studies, stakeholder involvement, licensing process, and costs related to the Junction Falls Hydroelectric Dam. REPORTS: WPPI Energy Value of Local Utility (VLU) Funds Community Contribution Discussion WPPI Energy Services Manager Jenna Willi reviewed the WPPI Energy Value of Local Utility (VLU) program for River Falls Municipal Utilities (RFMU). The program provides funding for community contributions, education outreach, community development, and customer service/branding initiatives. The 2026 Customer Services & Branding allocation totals $40,020. Information was provided regarding how funds were used in 2025. Finance Report Public Works Manager Erica Ellefson reviewed the utility finances. December financial statements and a finance glossary were included in the meeting packet. Utility Dashboards The January 2026 utility dashboards were included in the packet. Monthly Report The January 2026 monthly report was included in the packet. Utility Director’s Report Water Department, with assistance from Public Works, repaired a water main break at 511 E. Johnson Street. Repairs took approximately 7.5 hours due to extreme cold conditions. The University of Wisconsin-River Falls Science and Technology Innovation Center grand opening is scheduled for March 31. The Wastewater Dryer Building is not yet operational due to polymer issues affecting the screw press process. A new cold-weather polymer has been ordered and is expected to arrive on Wednesday. Schwing Bioset will be onsite to assist with adjustments once the polymer arrives, and BCR will return to operating the dryer. Sludge continues to be hauled to the West Central Wisconsin Biosolids Facility (WCWBF). The contractor, Wapasha Construction Company, Inc., has been invoiced approximately $58,000 for hauling costs incurred after January 1. Monthly hauling costs are approximately $60,000. A memo analysis will be sent to City Council and the Utility Advisory Board (UAB). The new Electric Department digger truck is being painted and is expected to arrive soon. ADJOURNMENT: MSC Amundsen/Gardner to adjourn. Unanimous. UAB Chair Lick announced the meeting adjourned at 7:06 p.m. Respectfully submitted, Executive Assistant Lanae Nelson MEMORANDUM TO: Mayor Page and Council Members FROM: Chris Buntjer, Senior Civil Engineer DATE: May 26, 2026 TITLE: ACCEPTANCE OF PUBLIC IMPROVEMENTS FOR THE PRESERVE RECOMMENDED ACTION Adopt the resolution accepting public improvements for The Preserve subdivision. BACKGROUND In August of 2025, the City Council approved a Developer’s Agreement (DA) for The Preserve subdivision north of Powell Avenue and between East Wood Ridge and Oak Ridge Drives that included 12 twin home buildings and public utilities on 7.27 acres, as shown in Figure 1 below. DISCUSSION City Council formally accepts ownership of public utilities by resolution. The installation of public utilities was approved as part of the DA approval process. The DA further required the developer to guarantee the workmanship and materials used for a period of 14-months, creating a warranty for those public improvements . The developer shall bare sole cost and expense for repair or replacement, including any workmanship or material that become defective during the warranty period. Due to adverse weather conditions, the punch list items from the inspection were completed by December 2, 2025, but could not be confirmed as completed until the spring of 2026. CONCLUSION Staff has witnessed and reviewed utility testing, performed final walk -through inspections, and recommends City Council acceptance of public improvements for The Preserve and the 14-month warranty period for these public improvements to begin on the date December 2, 2025. 5 Memorandum to Mayor and City Council May 26, 2026 Page 2 Figure 1: Public improvements as constructed per the approved plans. RESOLUTION NO. ACCEPTING PUBLIC IMPROVEMENTS (The Preserve Subdivision) WHEREAS, public improvements including sewer, water, stormwater, streets, trails and sidewalks in The Preserve subdivision have been installed by the Developer; and WHEREAS, the developer has requested acceptance of public improvements associated with The Preserve subdivision; and WHEREAS, staff has reviewed and inspected the public improvements and recommends their acceptance; and NOW, THEREFORE, BE IT RESOLVED that the Common Council of the City of River Falls hereby accepts public improvements at The Preserve. BE IT FURTHER RESOLVED that the fourteen-month warranty for the project begins on December 2, 2025. Dated this 26th day of May 2026. Alison H. Page, Mayor ATTEST: ___________________________ Amy White, City Clerk MEMORANDUM TO: Mayor Page and Council Members FROM: Chris Buntjer, Senior Civil Engineer DATE: May 26, 2026 TITLE: ACCEPTANCE OF PUBLIC IMPROVEMENTS FOR OAK HILL 1ST ADDITION RECOMMENDED ACTION Adopt the resolution accepting public improvements for the Oak Hill 1st Addition subdivision. BACKGROUND In July of 202 3, the City Council approved a Developer’s Agreement (DA) for the Oak Hill subdivision that included 72 single-family, 38 twin homes, and public water utilities on 34.875 acres shown in Figures 1 & 2 below. The subdivision was split into two phases, and Oak Hill Phase 1 public improvements were accepted by City Council on February 16, 2024. DISCUSSION City Council formally accepts ownership of public utilities by resolution. The installation of public utilities was approved as part of the DA approval process. The DA further required the developer to guarantee the workmanship and materials used for a period of 14-months, creating a warranty for those public improvements . The developer shall bare sole cost and expense for repair or replacement, including any workmanship or material that become defective during the warranty period. Due to adverse weather conditions, the punch list items from the inspection were completed by December 8, 2025, but could not be confirmed as completed until the spring of 2026. CONCLUSION Staff has witnessed and reviewed utility testing, performed final walk -through inspections, and recommends City Council acceptance of public improvements for Oak Hill 1 st Addition and the 14- month warranty period for these public improvements to begin on the date December 8, 2025. 6 Memorandum to Mayor and City Council May 26, 2026 Page 2 Figure 1: Public improvements as constructed per approved plans Memorandum to Mayor and City Council May 26, 2026 Page 3 Figure 2: Public improvements as constructed per approved plans RESOLUTION NO. ACCEPTING PUBLIC IMPROVEMENTS (Oak Hill 1st Addition Subdivision) WHEREAS, public improvements including sewer, water, stormwater, streets, trails and sidewalks in the Oak Hill subdivision have been installed by the Developer; and WHEREAS, the developer has requested acceptance of public improvements associated with the Oak Hill 1st Addition subdivision; and WHEREAS, staff has reviewed and inspected the public improvements and recommends their acceptance; and NOW, THEREFORE, BE IT RESOLVED that the Common Council of the City of River Falls hereby accepts public improvements at Oak Hill 1 st Addition. BE IT FURTHER RESOLVED that the fourteen-month warranty for the project begins on December 8, 2025. Dated this 26th day of May 2026. Alison H. Page, Mayor ATTEST: ___________________________ Amy White, City Clerk MEMORANDUM TO: Mayor Page and Council Members FROM: Amy White, Community Services Director/City Clerk DATE: May 26, 2026 TITLE: EXCEPTION REQUEST TO CITY ORDINANCE PROHIBITING ALCOHOL IN PARKS – MUSIC IN THE PARK EVENT AT HERITAGE PARK / AB- 105 PRODUCER FULL-SERVICE RETAIL SALE APPLICATION RECOMMENDED ACTION Approve an exception to the City ordinance prohibiting alcohol in parks for the Music in the Park event at Heritage Park and the adjacent parking lot on June 11, 2026; and the AB-105 Producer Full-Service Retail Sale Application submitted by Garage Bikes and Brews for alcohol sales and service associated with the event. BACKGROUND Community Arts Base is organizing the “Music in the Park” event to be held on June 11, 2026, at Heritage Park and the adjacent parking lot in River Falls. The event is intended to provide a community gathering featuring live music, local engagement, and participation from local businesses and organizations. As part of the event, Community Arts Base has requested an additional exception to the event as follows: • City Ordinance prohibiting alcohol in parks for the duration of the event Subsequently, an application for off -premise retail outlet was submitted to provide the alcohol service associated with the event within the already approved event area. DISCUSSION Ordinance Exception Request City ordinances generally prohibit the possession, consumption, and sale of alcoholic beverages within City parks unless specifically authorized by the City Council. Community Arts Base is requesting a one-day exception to allow alcohol service and consumption within a designated and controlled event area at Heritage Park and the adjacent parking lot during approved event hours for Music in the Park. If approved: • Alcohol service and consumption would be limited to the designated event area; • The exception would apply only during approved event hours on June 11, 2026; 7-8 Memorandum to Mayor and City Council May 26, 2026 Page 2 • Event organizers would be responsible for maintaining compliance with applicable City ordinances and event requirements; and • The approval would not amend or permanently alter the existing ordinance prohibiting alcohol in parks. AB-105 Producer Full-Service Retail Sale Application The AB-105 Producer Full -Service Retail Sale Application is a Wisconsin licensing application that permits eligible alcohol beverage producers to conduct retail alcohol sales and service at approved events and locations. Garage Bikes and Brews has submitted the required application materials seeking authorization to provide alcohol sales and service during the Music in the Park event. If approved: • Alcohol sales and service would occur only within the approved event boundaries and approved event hours; • Garage Bikes and Brews would be required to comply with all applicable Wisconsin alcohol beverage laws and City ordinances; and • The applicant and event organizers would be responsible for operational compliance and monitoring of the service area. CONCLUSION The requested ordinance exception and AB-105 Producer Full-Service Retail Sale Application are associated with the June 11, 2026 Music in the Park event organized by Community Arts Base at Heritage Park. Approval of the requests would permit regulated alcohol service within a designated event area during approved event hours while maintaining compliance with applicable City ordinances and Wisconsin alcohol beverage regulations. Producer Full-Service Retail Sales Application AB-105 (R. 1-25) Wisconsin Department of Revenue Form AB-105 Part A: Producer Information Part C: Request for Full-Service Retail Sales at the Production Premises Complete only ONE of Part C, D or E. Part D: Request for Fixed Full-Service Retail Outlet 1. Business Legal Name (individual name if sole proprietor) 2. Business Name or DBA 4. FEIN 6. Wisconsin Producer Permit Number 5. Wisconsin Seller’s Permit Number 3. Agent Name 2. Production Premises Address1. Start Date 2. Current Outlet Name 3. Current Outlet Premises Address 8. Contact Person’s First Name 11. Contact Person’s Phone 9. Last Name 12. Contact Person’s Email 5. Zip Code 6. Zip Code 10. M.I. 4. State 5. State 7. Producer Type Less than 250 barrels Less than 1,500 liters Less than 1,000 gallons 250 - 2,499 barrels 1,500 - 4,999 liters 1,000 - 4,999 gallons 2,500 - 7,499 barrels 5,000 - 34,999 liters 5,000 - 24,999 gallons 7,500 or more barrels 35,000 or more liters 25,000 or more gallons Brewery Winery Liquor Manufacturer/Rectifier Part B: Production Quantity Brewery Manufacturer/Rectifier Winery Note: Check appropriate quantity for permit held (see instructions). If you hold more than one producer permit, check the total aggregate quantity produced for each type of permit. Enter the highest quantity produced in any of the last three calendar years. Calendar year:Calendar year: Calendar year: Quantity:Quantity: Quantity: - 1 - 7. Governing Municipality of: 3. City 4. City 6. County City Town Village 1. Are you transferring one fixed full-service retail outlet to a new location? ................................ Yes No If yes, complete boxes 2 through 9. Continued → 9. Premises Phone Number8. Governing Municipality of: 7. County City Town Village Date - 2 - Part D: Request for Fixed Full-Service Retail Outlet (Cont.) Part E: Request for Unlimited Transfer Full-Service Retail Outlet AB-105 (R. 1-25) 13. City 5. City 11. New Outlet Name10. Start Date 1. Name of Event (if applicable) 12. New Outlet Premises Address 2. Dates of Operation (attach a schedule, if necessary) 4. Premises Address 3. Hours of Operation New Fixed Retail Outlet Information (complete boxes 10 through 23) 15. Zip Code 7. Zip Code 18. Premises Phone Number 11. Email and/or Phone Number for Organizer of Event 13. Event Website 14. State 6. State 19. Premises Description - Describe the building or buildings and any outside areas where alcohol beverages are produced, sold, stored, or consumed, and related records are kept. Describe all rooms within the building, including living quarters. Authorized alcohol beverage activities and storage of records may occur only on the premises described in this application. Attach a map or diagram and additional sheets if necessary. 14. Premises Description - Describe the building or buildings and any outside areas where alcohol beverages are produced, sold, stored, or consumed, and related records are kept. Describe all rooms within the building, including living quarters. Authorized alcohol beverage activities and storage of records may occur only on the premises described in this application. Attach a map or diagram and additional sheets if necessary. 17. Governing Municipality of: 16. County 8. County 10. Organizer of Event (if not the named applicant) 12. Organizer Website 15. On-Site Contact (Last Name, First Name) City Town Village 9. Governing Municipality of: City Town Village 20. Will you operate a restaurant on the premises?................................................... Yes No 18. Will you operate a restaurant on the premises?................................................... Yes No 21. What alcohol beverages will be offered for sale? (check all that apply) ..... Beer Wine Intoxicating Liquor (other than wine) 19. What alcohol beverages will be offered for sale? (check all that apply) ..... Beer Wine Intoxicating Liquor (other than wine) 22. What alcohol beverages does the permittee produce? (check all that apply) Beer Wine Intoxicating Liquor (other than wine) 20. What alcohol beverages does the permittee produce? (check all that apply) Beer Wine Intoxicating Liquor (other than wine) 23. How will customers be served? (check all that apply) ... Samples On-premises consumption Off-premises consumption 21. How will customers be served? (check all that apply) ... Samples On-premises consumption Off-premises consumption 16. On-Site Contact Phone 17. On-Site Contact Email Continued → - 3 - Part G: For Municipal Use Only (Complete if Requesting Authorization in Part D or E) Part F: Attestation READ CAREFULLY BEFORE SIGNING: I understand and agree to the following: • I will not operate this location outside of the dates and times approved by the municipality and Division of Alcohol Beverages. • I will operate this location according to municipal ordinance and restrictions imposed as a condition of receiving this authorization. • I will purchase alcohol beverages I do not produce from an authorized source, such as a Wisconsin-permitted wholesaler. • I will operate this location according to Wisconsin law and administrative regulation including but not limited to: underage re strictions, closing hours, licensed operators, and record keeping requirements. Further, under penalty of law, I have answered each of the above questions completely and truthfully. I agree that I am acting solely on behalf of the applicant business and not on behalf of any other individual or entity seeking the authorization. Further, I agree that the rights and responsibili - ties conferred by the authorization, if granted, will not be assigned to another individual or entity. I understand that lack of access to any portion of a premises during inspection will be deemed a refusal to allow inspection. Such refusal is a misdemeanor and grounds for rev ocation of this authorization. I understand that any authorization issued contrary to Wis. Stats. Chapter 125 shall be void under penalty of Wi sconsin law. I further understand that I may be prosecuted for submitting false statements and affidavits in connection with this application, and that any person who knowingly provides materially false information on this application may be required to forfeit not more than $1,000 if convicted. Who must sign this application? • sole proprietor • general partner of a partnership • corporate officer • member of an LLC Signature Date Title Email Phone AB-105 (R. 1-25) 4. Last Name of Municipal Official 3. Describe municipal restrictions indicated in questions 1 or 2 above. 6. M.I. 8. Date 10. Date Full-Service Retail Outlet Approved by Governing Body 5. First Name 7. Signature of Municipal Official 9. Date Application was Filed with Clerk Last Name First Name M.I. 1. Will the municipality limit the scope of alcohol beverages offered for sale?............................... Yes No 2. Will the municipality impose any requirements or restrictions for the full-service retail outlet? . . . . . . . . . . . . . . . . Yes No 05-21-26 RE SOLUTION NO. RE SOLUTION APPROVING AN EXCEPTION TO THE CITY ORDINANCE PROHIBITING ALCOHOL IN PARKS FOR THE MUSIC IN THE PARK EVENT ON JUNE 11, 2026 WHEREAS, Community Arts Base is organizing the “Music in the Park” event to be held on June 11, 2026, at Heritage Park and the adjacent parking lot in the City of River Falls; and WHEREAS, City ordinances generally prohibit the possession, consumption, and sale of alcoholic beverages within City parks unless specifically authorized by the City Council; and WHEREAS, Community Arts Base has requested a one- day exception to allow alcohol service and consumption within a designated and controlled event area at Heritage Park and the adjacent parking lot during approved event hours for the Music in the Park event; and WHEREAS, the requested exception would apply only during approved event hours on June 11, 2026, and would not amend or permanently alter the existing ordinance prohibiting alcohol in parks; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of River Falls, Wisconsin, as follows: 1. The City Council hereby approves a one- day exception to the City ordinanc e pr ohibiting alcohol in parks for the Music in the Park event to be held on June 11, 2026, at Heritage Park and the adjacent parking lot. 2. Alcohol service and consumption shall be limited to the designated and approved ev ent area and shall occur only during approved event hours. D ated this 26th day of May 2026. A lison H. Page, Mayor ATTE ST: _ __________________________ Amy White, City Clerk RESOLUTION NO. RESOLUTION APPROVING THE AB-105 PRODUCER FULL-SERVICE RETAIL SALE APPLICATION FOR GARAGE BIKES AND BREWS FOR THE MUSIC IN THE PARK EVENT ON JUNE 11, 2026 WHEREAS, Community Arts Base is organizing the “Music in the Park” event to be held on June 11, 2026, at Heritage Park and the adjacent parking lot in the City of River Falls; and WHEREAS, Garage Bikes and Brews has submitted an AB -105 Producer Full -Service Retail Sale Application seeking authorization to provide alcohol sales and service associated with the Music in the Park event; and WHEREAS, the AB -105 Producer Full -Service Retail Sale Application is a Wisconsin licensing application that permits eligible alcohol beverage producers to conduct retail alcohol sales and service at approved events and locations; and WHEREAS, the proposed alcohol sales and service would occur only within the approved event boundaries and during approved event hours; and WHEREAS, Garage Bikes and Brews will be responsible for operational compliance and monitoring of the service area, including compliance with all applicable Wisconsin alcohol beverage laws and City ordinances. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of River Falls, Wisconsin, as follows: The City Council hereby approves the AB -105 Producer Full - Service Retail Sale Application submitted by Garage Bikes and Brews for alcohol sales and service associated with the Music in the Park event on June 11, 2026. Dated this 26 th day of May 2026. Alison H. Page, Mayor ATTEST: ___________________________ Amy White, City Clerk PROCLAMATION Recognition of Pride Month WHEREAS, the City of River Falls strives to be an inclusive community and employer of choice as part of our efforts to be a distinct, vibrant, and safe place for people of different backgrounds to call home; and WHEREAS, in 2007 the City Council resolved to make inclusiveness a fundamental aspect and everyday priority of our community; and WHEREAS, the month of June has been recognized as Pride Month throughout the nation since 1999; and WHEREAS, celebrating Pride Month influences awareness and is an opportunity to engage in dialogue to strengthen alliance and continually build understanding and acceptance; and WHEREAS, the City of River Falls is honoring Pride Month to support, recognize and celebrate the contributions and diversity of the LGBTQ members of our community. NOW, THEREFORE, I, Alison Page, Mayor of the City of River Falls do hereby proclaim the month of June 2026 to be Pride Month in the City of River Falls and authorize the Pride flag to be flown at City Hall during the month as a sign of our commitment to celebrating diversity and prioritizing inclusivity. Given under my hand and seal of the City of River Falls this 26th day of May 2026. Alison H. Page, Mayor ATTEST: Amy White, City Clerk PROCLAMATION Designation of June as National Pollinator Month and June 22-28, 2026 as National Pollinator Week WHEREAS, pollinators are essential partners in producing much of our food supply; and WHEREAS, pollinators provide significant environmental benefits that are necessary for maintaining healthy and diverse ecosystems in towns and cities; and WHEREAS, pollination plays a vital role for the trees and plants of our community, enhancing our quality of life, and creating recreational and economic development opportunities; and WHEREAS, the City of River Falls manages parks, public landscaping, and other public lands that may include greenways and wildlife habitats; and WHEREAS, the City of River Falls shall recognize National Pollinator Month in June by raising awareness about the importance of pollinators and encourage action to support them, like planting pollinator-friendly gardens with native and nectar-producing plants; and WHEREAS, the City of River Falls celebrates National Pollinator Week from June 22 to June 28 by further educating the public about the vital role that bees, butterflies, and birds play in our ecosystem while promoting the protection of their habitats. NOW, THEREFORE, BE IT RESOLVED that I, Alison Page, Mayor of the City of River Falls, do hereby proclaim June as National Pollinator Month and June 22 to June 28, 2026, to be National Pollinator Week in the City of River Falls, Wisconsin; BE IT FURTHER RESOLVED that I urge all citizens of the City of River Falls, as an affiliate of Bee City USA, to become more aware of the importance of pollinators and recognize this observance. Given under my hand and seal of the City of River Falls this 26th day of May 2026. Alison H. Page, Mayor ATTEST: Amy White, City Clerk