04-08-2026 Plan Commission Agenda & Packet

AGENDA PLAN COMMISSION CITY COUNCIL CHAMBERS APRIL 8, 2026 NOTE DATE CHANGE DUE TO ELECTIONS The public may view/listen to the meeting by: • Join by phone: +1-408-418-9388 United States Toll; 1-844-992-4726 United States Toll Free; Access code: 2634 803 5187 • Visiting the web link: https://tinyurl.com/RFPC4726; Webinar number 2634 803 5187; Webinar password: 123456 when dialing from a phone or video system • Viewing the City's YouTube Channel: https://www.youtube.com/user/cityofriverfalls CALL TO ORDER – 6:30 p.m. PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF MINUTES 1. Minutes of the March 3, 2026 Plan Commission meeting PUBLIC COMMENTS ORDINANCES AND RESOLUTIONS 2. Ordinance regarding the rezoning of property at 235 Highway 35 from C Conservancy District to I-1 Industrial District (Sterling Ponds Industrial II, LLC) 3. 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) REPORTS 4. Planning Update ADJOURNMENT Council members may be in attendance for informational purposes only. No official Council action will be taken. NOTE: Any person who has a qualifying disability as defined by the Americans with Disabilities Act that requires the meeting or materials to be in an accessible location or format, may contact City Clerk Amy White at (715) 426-3408 or in person at 222 Lewis Stre et, for accommodations. Requests for accommodation should be made at least three (3) business days in advance of the meeting. Every effort will be made to arrange accommodation. Published: 04/01/26 in the Pierce County Journal; Posted: 04/02/26 Page 1 of 4 Community Development Department 222 Lewis Street River Falls, WI 54022 715.425.0900 www.rfcity.org MINUTES PLAN COMMISSION MARCH 3, 2026 CITY COUNCIL CHAMBERS Members Present: Rob Gormanson , Michael Woolsey , Rebecca Prendergast, Steven Severson, Dan Toland Members Absent: Chris Holtkamp, Diane Odeen Staff Present: Emily Shively, Todd Nickleski, Becky Corson, Jon Smits CALL TO ORDER Meeting convened at 6:30 p.m. APPROVAL OF MINUTES M/Woolsey, S/Gormanson to approve minutes. Motion carried 5/0. PUBLIC COMMENTS ORDINANCES AND RESOLUTIONS REPORTS Emily Shively and Todd Nickleski gave a presentation on the Downtown Project (2025 -2027 Council Strategic Initiative). The presentation covered the background of the strategic initiative, policies and plans related to downtown, infrastructure, the project approach, and next steps. The Downtown Project was an item designated following the completion of the Focus River Falls plans. Shively indicated that Main Street has always been a significant priority, but other plans needed to be completed before efforts could be focused on this project. Shively covered the other priority projects that took place in 2023 -2025 (Mann Valley, BioSolids Facility, Wasson Lane reconstruction). Council did direct staff to proceed with gathering information about infrastructure in downtown to help for any planning for the project moving forward. Shively covered the different planning processes related to Main Street corridor and downtown including the Downtown Design Plan, the Kinni Corridor Plan as well as the Comprehensive Plan, Outdoor Recreation Plan and the Bike and Pedestrian Plan. Shively indicated that the key -takeaway from these plans is that downtown is the “center of gravity” for the community. It gives the City a sense of place and identity where people gather, obtain goods and services, and connect with one another. Shively mentioned there are ways we can enhance connections between downtown and the river, improve safety for different modes of transportation, and continue to provide quality public services with the infrastructure system. Based on the key elements determined, Shively indicated we have a good foundation from a higher-level planning perspective with these existing plans and polices in place. Before 1 Page 2 of 4 undertaking any further public engagement and plans, Shively mentioned we need to have an idea on project funding that might be available, determine a project scope, and timeline for when the project would happen. Shively indicated staff has been looking into a greater level of detail to understand the status of public infrastructure in the downtown area. Shively talked about the area around Division Street near Main and Second. She said they were interested in the existing potential circulation patterns in this area and how land use and open space is arranged. Shively said in the past St. Bridget’s church was looking at campus changes along with the possibility of a roundabout at the intersection of Division and Second Street. Shively discussed how we engaged a team of planners, landscape architects, architects, and engineers to study potential alignments of roadway and the impact on different opportunities that could change the circulation patterns in this area. Shively said that team provided a high-level analysis along the Main Street corridor and then did a series of studies of how changing the framework or roadways could affect land use and open space in the area. She indicated these are high -level studies that are s howing the impact and opportunities for various alternatives and how connections and open spaces could be enhanced. Shively indicated we learned through this effort there are some creative solutions that could be explored more depending on what adjacent pr operty owners want to pursue, what could be possible along the river corridor, and then the pros and cons of extending Second Street more formally to Union Street. Todd Nickleski gave a presentation on the Safe Streets and Roads for All Grant Program (SS4A) and project infrastructure analysis. Nickleski said the SS4A is a data driven community supported initiative aimed at preventing roadway fatalities for all users by implementing infrastructure, policy changes and safe street approach to roadway design. Nickleski said plan was put into place following Council’s Vision Zero Resolution. He indicated following this we applied for grant funding for a SS4A plan, and we w ere awarded $200,000 to prepare the safety action plan. As of today, the plan is about 75% complete, and anticipate bringing this to Plan Commission in the coming months for review. Nickleski indicated once Council adopts an action plan, that enables us to apply for other grants. He indicated one is a demonstration grant, and the other is an implementation grant. The demonstration grant would be something like safety intervention reco mmended, and the implementation grant would be a larger grant to fund a large project. Nickl eski mentioned we applied for the SS4A demonstration grant in 2025, and we were not successful. The three tasks identified in that were a traffic signal study, study of temporary roadway interventions, and OEM vehicle data software platform. He did say that we will study the traffic signal lights in town and that this would get started within the next month or so. Discussion was had on the study and how quickly would we make updates following the data provided. Nickleski presented a map of Main Street Cash Data and the level of the severity of the injuries that were the outcome of an accident. The range was property damage all the way up to serious life injuries. Nickleski also showed a map of the project area for the whole of the future project. He said the work would consider all the roadways, the alleys, the riverwalk, as well as all the infrastructure in this area. Nickleski highlighted the sanitary sewer is greater than 80 years old but is in structurally good condition. He indicated one of the main problems is the lateral problems that is the one Page 3 of 4 connecting the building to the sewer main. Some laterals have failed in one way or another and they are no longer able to make repairs, as well as some of the buildings are sharing a service. He also discussed how we will need to upsize the Interceptor for future growth at the Walnut Street Sewer lines. Nickleski also covered that the watermain is approximately over 120 years old. He mentioned that it is undersized for current standards and will need to be upsized from 4” to 10 -12” watermains. This contributes to limited fire flow capacity, and a lot of curb stops do not function. Nickleski also indicated we are not sure what the pi pes are made of. He mentioned that we are under federal guidelines to identify what the lines are made of following the flint Michigan lead water crisis. Nickleski touched on the electric utilities, and mentioned how when we do projects in the City we like to underground the electric lines. He indicated this makes us more resilient to storms and a good practice we do when we can. Nickleski mentioned there a re a lot of other things running along the power lines, which will make this a major project to coordinate with other telecom utilities for undergrounding everything. Nickleski discussed the storm sewer on Main Street and how the sanitary service is “piggy backed” over sanitary sewer which is not common practice. This project will also include all new storm sewer and to coordinate with the Kinni Corridor project to prov ide water quality improvements. Nickleski next touched on the roadways and the deterioration of the pavement in downtown. He mentioned how there are some significant ruts that cause issues with snow removal. Typical improvements with the ruts we have would indicate a failed base under the asphalt, requiring to be repaired as such. Nickleski also talked about the ash trees along Main Street and how the trees will need to be removed due to the Ash Borer disease. Trees have all been treated, but they will likely require removal before they fall. Nickleski covered ADA updates as well as parking needs for the community and how any changes will study what the parking needs are. Nickleski finally touched on the traffic signals and the timing of them, as well as synchronizing the lights to talk to one another. He covered the ways they can communicate with them and adding conduit in the road for them to communicate, or to put infras tructure there for any future updates to the lights. Nickleski mentioned we do bi -annual inspections of our traffic lights, and they are in working condition, but is on the older side so they may not be able to communicate with other traffic lights on Main Street. Nickleski next moved into the timeline and phased approach of the project. He did indicate that this is likely not the end plan, but to give the Plan Commission an ability to see what staff is thinking about for a phased approach. Nickleski indicated we wa nted to break it into different phases to provide the least amount of disruption to businesses in the downtown area. Nickleski did indicate that this project is going to be big with a deep excavation along Main Street. Nickleski covered next steps and talked about the SS4A action plan, and then highlighted the BUILD program and the grant that was submitted which can provide up to a 25 -million-dollar grant. He indicated that the award notifications should be coming out th is Summer. Nickleski covered a rough outline of how things would move forward if we were awarded the project, and how we would move forward with other grants City Staff are applying for. Page 4 of 4 Michael Woolsey asked a question about the i nfrastructure on Main Street and how it was discussed back in 2004 and how at that time it was decided it was older, and if new infrastructure would sit in the same location and how it would be engineered as well as what cost might be. Nickleski is estimating the project to be 5 -6 Million for water and sewer updates. Alignments of utilities in the roadway will be something investigated more during the design phase and doing the construction so existing sewer and water can stay live while new lines are being installed. Discussion was also had on the business impact of the laterals and will there be cost to them for the updates. Nickleski said this is to be determined as we move forward in the project. Rebecca Prendergast when the last parking study was completed in the City. Shively indicated she thinks it was over 10 years ago but did mention there were some students who did a parking inventory in the City to see how many spaces we had and what the uti lization was of those spaces, but this would be investigated more with this project. Michael Woolsey asked about the overall design, Nickleski indicated we are not looking into the design element until we know more about the funding and how it would get funded. Mayor Toland asked about the replacement of the Walnut Street sewer and the route it goes, and if we are going to run into problems once we start replacing things on Main Street. Nickleski said we will need to dig up Main Street we want to do it once for the next 20 years, but we might also have to do other things on different roads. Planning Update Emily Shively gave a planning update that Council approved the ordinance amendment packet except for the change to driveway widths. This will come back to Plan Commission in April. Shively also indicated that our planning intern is looking at existing driveways over 25’ currently, and what the extent of the impact is on this. She also indicated the e -bike ordinance wil l also be likely coming back in April. The other two amendments from Sergeant Anderson have had a first reading at Council. Shively also indicated that the April meeting will be Wednesday April 8 th for the Plan Commission meeting. ADJOURNMENT Commissioner Woolsey made a motion to adjourn at 7:20 p.m. S/Prendergast; motion carried 5/0. Respectfully submitted, Becky Corson, Community Development Coordinator 2 MEMORANDUM TO: Mayor Toland and Plan Commissioners FROM: Harley Mehlhorn, Senior Planner DATE: April 8, 2026 ITEMS: REZONING FROM CONSERVANCY DISTRICT (C) TO INDUSTRIAL (I-1) FOR PROPERTY LOCATED WITHIN THE STERLING PONDS CORPORATE PARK RECOMMENDED ACTION Staff recommends forwarding the enclosed ordinance for the rezoning to City Council with a favorable recommendation. BACKGROUND Kimley-Horn, on behalf of Mike Flynn , has s ubmitted a request for a rezoning (zoning map amendment) for property located within Sterling Ponds Corporate Park directly abutting lot “J” (see attachment ‘A’). The parcel was zoned Conservancy in 2014 at the same time as the original zoning action for the rest of the corporate park. It is zoned Conservancy due to the parcel not having any legal access of its own from a right -of-way after the construction of the Radio Road interchange and thus is not developable by itself and instead must be developed as part of a project including lot “J”. Mike Flynn has purchased lot “J” from the City as well as the subject property. The intent of this rezoning is to get the subject parcel also zoned Industrial so that the balance of lot “J” and the subject parcel can be developed as one industrial project administratively. Rezonings are required by code to be evaluated and recommended upon by the Plan Commission for consistency with the Comprehensive Plan and the planning goals of the City. REZONING ANALYSIS Existing Zoning The parcel in question is currently zoned Conservancy (attachment ‘B’). Conservancy is a zoning district that is typically applied to parcels for the preservation of natural resources and to protect open space or visual character. In this case the parcel was rezoned to such as to limit its development until such time it could be purchased, rezoned, and combined with another parcel, as is the case in this request. Comprehensive Plan Conformance When considering a rezoning, the Comprehensive Plan Future Land Use Map, Master Plans or Area Plans that may apply to the subject property, access to transportation and utilities to serve the proposed uses, and compatibility with surrounding land uses are evaluated. 2 The Comprehensive Plan Future Land Use map (attachment ‘C’) designates the site as “Corporate Park”. With the proposed zoning being Industrial, staff finds proposed rezoning would meet the goals of the Comprehensive Plan. Utility and Transportation Access The site itself is limited as to utility and transportation access . This is the reason that the Conservancy zoning was applied. The applicant intends to combine lot “J” and this subject parcel, thus giving the balance of the site access vehicular, pedestrian, and utility access off of Casey Street. The ordinance rezoning the parcel (attachment ‘D’) contains a condition regarding the necessity of combining this lot with the abutting to ensure that a “landlocked” developable parcel is not created. Surrounding Land Uses All surrounding parcels are zoned Industrial . Staff find the proposed zoning is compatible with surrounding land uses. NOTIFICATION Per the requirements laid out by section 17.104.50 of municipal code, staff has posted notification of the proposed rezoning on the site and sent mailers to property owners within 300 ft. of the subject property. As of the time of this writing, staff has not received any comments on the proposal. SUMMARY An application has been submitted for a rezoning for property located within the Sterling Ponds Corporate Park. The existing zoning is Conservancy and the proposed zoning is Industrial, which staff finds compatible with the surrounding land uses and the intent of the Sterling Ponds Corporate Park development . The proposed rezoning is consistent with the guidance of the Comprehensive Plan. RECOMMENDED MOTION Staff recommend forwarding the enclosed ordinance rezoning the subject property from Conservancy to Industrial to the City Council with a favorable recommendation. ATTACHMENTS A. Vicinity Map B. Existing Zoning Map C. Future Land Use Map D. Ordinance Rezoning Property A Vicinity Map (subject parcel highlighted yellow) C Existing Zoning Map (subject parcel outlined in yellow) B Future Land Use Map (subject parcel outlined in yellow) ORDINANCE 2026-XX AMENDMENT TO THE OFFICIAL ZONING MAP OF THE CITY OF RIVER FALLS REZONING PROPERTY WITHIN THE STERLING PONDS CORPORATE PARK FROM CONSERVANCY DISTRICT TO INDUSTRIAL DISTRICT WHEREAS, Kimley-Horn, on behalf of Mike Flynn, filed an application with a signed petition on March 5 th, 2026 to rezone an approximately 2.07-acre site located within the Sterling Ponds Corporate park directly to the west of lot “J” , currently addressed as 235 HWY 35 N , from Conservancy to Industrial District; and WHEREAS, notification letters were mailed on March 27th, 2026, to property owners within 300 feet of the parcels proposed for rezoning and proposed rezoning signs were placed on the site on March 27th, 2026, per Section 17.104.050 of the Municipal Code; and WHEREAS, the Plan Commission considered the rezoning at its April 8th, 2026 meeting and found the amendment to be reasonable, appropriate, and consistent with the Comprehensive Plan and current City plans for the site. NOW, THEREFORE, the Common Council of the City of River Falls does ordain as follows: 1. Zoning Map Amendment is approved to rezone the subject parcel from C-Conservancy District to I-1 Industrial District (legally described in Exhibit A of this ordinance) subject to the following: a. A Certified Survey Map shall be drafted and recorded combining the subject property as described herein in Exhibit A with lot “J” (PID 276115009115) within 60 days of the adoption of this ordinance. b. The ordinance shall not be in effect until it is published, the ordinance shall not be published until the CSM is recorded as described in Section 1.a above. Dated this 12th Day of May, 2026. Dan Toland, Mayor ATTEST: Amy White, City Clerk Ordinance 2026-xx Exhibit A Legal Description 3 MEMORANDUM TO: Mayor Toland and Plan Commissioners FROM: Harley Mehlhorn, Senior Planner DATE: April 8, 2026 ITEMS: PLANNED UNIT DEVELOPMENT GENERAL DEVELOPMENT PLAN (GDP) FOR A THREE-STORY MIXED-USE DEVELOPMENT (CREAMERY AT CEDAR) LOCATED SOUTHEAST OF THE INTERSECTION OF RIVER AND W. CEDAR STREETS BACKGROUND Matt and Stephanie Johnson are requesting approval of a Planned Unit Development (PUD) General Development Plan (GDP) for a mixed -use development known as The Creamery at Cedar. The project is located at the intersection of West Cedar Street and River Street, adjacent to the Kinnickinnic River trail and Depot/City Station apartments (see attachment A). The request is focused on approval of a non -traditional parking plan that utilizes a combination of limited on - site parking, on-street parking, nearby public lots, and shared private parking agreements. A PUD GDP request is for approval of a conceptual plan of the project, including land uses, layout, access, and overall design. Approval of the GDP establishes the basic right of use for the site but requires that a future Specific Implementation Plan (SIP ) remain consistent with the approved concept. PROJECT DESCRIPTION The Creamery at Cedar is a three -story, mixed-use riverfront development designed by Studio EA and Auth Consulting (see attachments B-D). The project includes: • A brewery/taproom and small restaurant on the first floor • An event space on the second floor • Four short-term rental apartments on the third floor • An outdoor deck overlooking the Kinnickinnic River The main purpose of this PUD request is to allow for a flexible parking approach. Instead of meeting all parking requirements on-site, the applicant proposes to use nearby parking resources (see attachme nt E) . Staff supports this concept in principle, as it aligns with downtown development goals, but will require that all parking sources be clearly identified and secured prior to SIP approval. 2 Zoning Conformance The subject property is zoned B-1 General Commercial District with a downtown transitional zone overlay. This district is intended to support a mix of commercial, residential, and entertainment uses in a walkable environment. The proposed uses, including restaurant, event space, and residential units, are consistent with the intent of downtown zoning. The use of a PUD is appropriate in this case because the applicant is requesting flexibility from standard parking requirements. Comprehensive Plan Conformance The Comprehensive Plan supports mixed-use development, downtown investment, and strong connections to the riverfront. Staff finds the Creamery at Cedar aligns with these goals by: • Creating a destination along the riverfront • Supporting local business and tourism • Enhancing connections between downtown and the trail system • Encouraging walkability and reduced reliance on vehicles The project also supports economic development and provides new opportunities for gathering, events, and short-term lodging. Access to Open Space The site is directly adjacent to the Kinnickinnic River and the existing trail system. The development will improve access to these amenities by providing direct connections to the trail and enhancing the riverfront experience. Outdoor seating, event space, and trail access all contribute to increased use of the river corridor. While open space is not required for this type of development, the project provides public benefits by improving access and usability of nearby natural areas. Access, Building Type, and Stormwater Access to the site will be provided from River Street and will feature a pedestrian connection from the trail. The building is proposed as a three-story structure with a footprint of approximately 5,800 square feet. Specific stormwater management details will be reviewed during the SIP phase to ensure compliance with City engineering standard s, but it is requested as a part of this PUD to utilize and expand the existing stormwater facility on City property directly adjacent to the development. A long-term stormwater maintenance agreement would be adopted with the SIP if this were approved. Parking The primary request within this PUD is related to parking. The applicant is proposing to provide seven (7) on-site parking spaces, with the remaining required parking accommodated through a combination of: • Nearby public parking lots • On-street parking • Shared parking agreements with private properties The applicant has identified over 399 off -site parking spaces within walking distance of the site. Even under peak event conditions, this supply exceeds the required parking demand. Staff finds this approach reasonable for a downtown location but recommends conditions to ensure long-term compliance. Prior to SIP approval, the applicant will be required to: • Provide a detailed accounting of all parking spaces • Secure formal agreements for any shared private parking 3 Additionally, if any shared parking agreements are terminated, staff is recommending that they must be replaced within 60 days. If replacement parking is not secured, occupancy of the building shall be reduced to match the available parking supply. Staff recommends on-street parking to be credited for no more than 30% of total required parking. Setbacks No major setback deviations are requested as part of this GDP. Detailed site layout specifications will be reviewed during the SIP phase. Architecture and Site Design The proposed building design is of high quality and appropriate for a prominent downtown and riverfront location. The materials used are consistent with the guidance for downtown architecture per the Downtown Overlay District. The structure is designed to engage both the street and riverfront, with features such as outdoor seating, event space, and pedestrian connections. The project emphasizes an active streetscape and strong visual connection to the river, which is consistent with City goals. CRITERIA FOR GDP APPROVAL The GDP is the first step in the PUD process that provides the conceptual layout of the project. A Specific Implementation Plan (SIP) will be prepared if the GDP is approved that will provide detailed civil, architectural, and stormwater plans. As a basis for determining the acceptability of a PUD application, the Plan Commission shall consider the criteria as listed in 17.72.070, Municipal Code, its consistency with the Comprehensive Plan and Official Map, and public benefits. These criteria, with staff analysis, are detailed as follows: 1. Community Benefits. The project provides a new destination in downtown River Falls, supports local business through partnerships with various local small businesses including Waystone Coffee and Mimi’s Cookies , and enhances access to the riverfront and trail system. It also brings new event space and lodging options to the community. 2. Character and Intensity of Land Use. a. Character. The development fits well within the downtown area and complements nearby uses; it is similar in character to The Garage Bikes and Brews across the street. b. Intensity. The project makes efficient use of a small site and supports a more walkable, urban environment. The flexible parking approach is the most “intense” part of this proposal and will be handled carefully to ensure that unsafe or nuisance conditions do not arise as a consequence of the parking plan. 3. Economic Feasibility and Impact. It is not anticipated that the PUD will adversely affect the economic prosperity of the City or the values of surrounding properties. 4. Engineering Design Standards. Detailed engineering specifications will be provided in the SIP phase of the approval process to ensure the project meets engineering and design standards per the municipal code. Preliminary staff review comments on the project have been acknowledged with modifications to the concept plan. 5. Preservation and Maintenance of Open Space. There is no existing designated open space being impacted by the requested development. 6. Consistency with Comprehensive Plan and Official Map The proposal is consistent with the Comprehensive Plan’s goals for downtown development, economic growth, and riverfront activation. NOTIFICATION A request for a Planned Unit Development General Development Plan requires a public hearing before the Plan Commission. Public notice has been provided in accordance with code 4 requirements, including publication, mailed notices, and on -site signage. The applicant held a neighborhood meeting on March 30 th, 2026 at The Garage Bikes and Brews. The meeting was well attended with over 50 people. Residents largely expressed support for the project and had questions regarding construction noise and events, which the applicant answered. Staff has received two calls on the project, one seeking information and one in opposition citing parking and noise concerns. SUMMARY The Creamery at Cedar is a mixed -use riverfront development that includes a brewery, event space, and short-term rental units. The primary request is for approval of a non-traditional parking plan that utilizes off -site resources. The project supports downtown growth, enhances the riverfront, and aligns with the Comprehensive Plan. Conditions are recommended to ensure that adequate parking is maintained over time. RECOMMENDATION Staff recommends that the Plan Commission forward the enclosed resolution (see Attachment F) to City Council with a favorable recommendation, subject to conditions related to securing and maintaining adequate parking. ATTACHMENTS A. Vicinity Map B. Site Plan C. Elevations D. Narrative E. Parking Plan F. Resolution A Vicinity Map (subject parcel highlighted blue) Cedar Street Pine Street 76 Coulee Rd Hudson WI 54016 WeAreStudioEA.com 715.386.8303 office March 5, 2026 Harley Melhorn City Planner 222 Lewis Street River Falls, WI 54022 GENERAL DEVELOPMENT PLAN NARRATIVE CREAMERY AT CEDAR – PUD APPLICATION PROJECT LOCATION: West Cedar Street & River Street PARCEL ID: 276010600100 1. PROJECT OVERVIEW Creamery at Cedar is a mixed-use, three-story riverfront development located in downtown River Falls at the intersection of West Cedar Street and River Street. The 0.44-acre site sits directly adjacent to the Kinnikinnic River and within the City’s established green corridor. The proposed building includes: • Level 1: 110-seat Brewery/ Taproom with small rest aurant component • Level 2: 225-person Event Space • Level 3: Four (4) Short-Term Rental Apartments • 50-person Outdoor Deck overlooking the river • Direct connection to the adjacent paved trail The building footprint is approximately 5,800 square feet, with a total building area of approximately 17,000 square feet and a height of 44.5 feet. The project represents an estimated $5 million private investment and is anticipated to take approximately seven months to construct. 2. DOWNTOWN & RIVERFRONT CONTEXT The site is uniquely positioned: • In the downtown core • Within the green corridor • Directly adjacent to the Kinnikinnic River • Along the existing river trail system The project strengthens the physical and visual con nection between downtown River Falls and the Kinni riverfront. Site improvements will enhance trail connectivity and pedestrian access from the trail system into downtown. Rather than turning inward, the building activates the river edge with: • Outdoor seating overlooking the river • An outdoor stage for small-scale performances • Trail-oriented access and wayfinding This development transforms an underutilized parcel into an active, pedestrian-oriented destination that enhances the riverfront experience. 2 6 3. ALIGNMENT WITH THE RIVER FALLS COMPREHENSIVE PLA N The proposal strongly aligns with the City’s adopted Comprehensive Plan goals and key themes. A. Connection: The Comprehensive Plan identifies River Falls as a welcoming community that fosters connection between people and places. Creamery at Cedar advances this goal by: • Creating a community gathering space downtown • Supporting events, celebrations, and cultural acti vities • Strengthening trail-to-downtown connectivity • Providing public-facing riverfront amenities The project physically and socially connects residents, visitors, and natural resources. B. Livability: The Livability goal emphasizes thoughtful growth, support for local businesses, housing diversity, and connection to place. Creamery at Cedar supports livability by: • Introducing diverse housing through short-term ren tal units • Supporting local employment (approximately 8 staff positions) • Filling a gap in downtown hospitality and event sp ace offerings • Reinforcing downtown as a mixed-use district The development provides new economic activity whil e reinforcing downtown’s identity. C. Resources & Outdoor Recreation: The Resources goal prioritizes natural and cultural resources and outdoor recreation to support healthy lifestyles. The Recreation Chapter further emphasizes providing a variety in amenities, preserving and enhancing natural resources, accessibility and equity in recreation. Creamery at Cedar supports these goals by: • Activating the Kinnikinnic riverfront • Improving trail access and connectivity • Providing kayak- and pedestrian-friendly access po ints nearby • Supporting recreational tourism and downtown visit ation The recreation chapter specifically notes that recreation infrastructure supports economic development and tourism by drawing visitors who then patronize local restaurants and shops. This project directly contributes to that ecosystem. D. Access & Multimodal Transportation: The Comprehensive Plan emphasizes accessible, multimodal transportation systems. The site is: • Walkable from downtown • Adjacent to the river trail • Near significant municipal parking resources • Bicycle-accessible By concentrating activity downtown rather than at the edge of the City, the project supports pedestrian, bicycle, and shared parking strategies consistent with City goals. E. Partnerships: The Comprehensive Plan highlights the importance of partnerships, and the Recreation Chapter emphasizes collaboration with co mmunity institutions. 3 6 The project’s distributed parking strategy and event operations rely on coordination with: • City municipal lots • Shared private parking partners • Local hotels (shuttle service) This collaborative approach reflects the Plan’s emphasis on mutually beneficial relationships. 4. RECREATION & RIVERFRONT ENHANCEMENT The Recreation Chapter identifies the community’s strong desire for continued investment in recreational amenities and river access. Creamery at Cedar enhances recreation opportunities by: • Improving access to the river trail • Providing a destination along the Kinni corridor • Supporting outdoor programming and small-scale per formances • Reinforcing downtown as a post-recreation gatherin g place The Recreation Chapter notes that recreational tourism supports economic vitality. The project strengthens this link by serving trail users, paddlers, and park visitors. 5. PARKING PLAN SUMMARY & OFF-SITE PARKING REQUEST Due to the compact riverfront site and the City’s goal of encouraging pedestrian-oriented downtown development, the project provides seven (7) on-site parking spaces. Per Municipal Code Chapter 17.80, maximum theoretic al parking demand during a special event equals: 156 parking spaces Typical operating conditions require substantially fewer: • Weekend with event: 104 spaces • Weekday with event: 36 spaces • Typical weekday: 21 spaces Off-Site Parking Strategy The Parking Plan identifies substantial nearby municipal and shared parking resources, including: • City Hall Lot (95 spaces) • Heritage Park Lot (75 spaces) • Library, Fire Department, Ostness Park lots • Additional shared parking agreements Total identified off-site available parking spaces within comfortable walking distance is >399 stalls, excluding on-street parking. This capacity exceeds the maximum code requirement and significantly exceeds typical operating demand. Refer to the included Parking Plan for more detailed information. REQUEST The applicant respectfully requests: 1. Approval to count identified off-site parking re sources toward required parking calculations. 2. Approval of a curb opening greater than 35 feet on River Street for safe site access. This approach aligns with the Downtown Overlay District’s intent and supports compact, walkable development. 4 6 6. ADDRESSING NEIGHBORHOOD STREET PARKING CONCERNS The applicant understands potential concerns regarding residential street parking and proposes the following measures (as outlined in the Parking Plan): • Clear event contracts directing guests to municipa l lots • Pre-event parking maps • Directional signage to public lots • Staff monitoring during large events • Shuttle service from hotels • Encouragement of carpooling and rideshare • Explicit instructions discouraging residential str eet parking • Willingness to adjust operations based on City fee dback Events at maximum capacity are anticipated approxim ately 4–8 times per month, reducing the frequency of peak demand. The distributed parking model is designed to protect adjacent residential neighborhoods while leveraging existing municipal infrastructure. 7. SUSTAINABILITY & RESILIENCY The project incorporates: • Pervious pavement in parking areas • Compact urban footprint • Shared parking strategy • Trail connectivity to reduce vehicle trips These elements support the Comprehensive Plan’s Res iliency and Sustainability goals 8. EXISTING EASEMENT SUMMARY & REQUEST The applicant has reviewed all recorded easements a ffecting the property. Existing trail and utility easements will remain in place and be accommodated, and no easements prevent construction of the proposed development. The proposed site plan respec ts public infrastructure while supporting the City’s goals for compact, pedestrian-oriented downtown growth and enhanced riverfront activation. The following summarizes each easement and its rela tionship to the proposed development: A. Easement 235297 – Water & Sewer Easement (North Property Line) • Covers an existing sanitary sewer line located alo ng the north side of the parcel. • Easement width is undefined. • No watermain was located within this easement area . To support the City’s goals for compact, pedestrian-oriented downtown development, the applicant proposes relocating the existing sanitary sewer line from its current location along the north property line into the W. Cedar Street right-of-way. Relocation will create a more functional and efficient building envelope along River Street, allowing the project to better activate the street frontage and river corridor consistent with Comprehensive Plan objectives. The relocation will be designed in coordination with City engineering staff and constructed to City standards. Following relocation and City acceptance of the new sewer alignment, the applicant intends to pursue formal release of the existing easement area. This approach maintains uninterrupted sanitary service while improving site design, strengthening downtown street presence, and advanci ng the community’s riverfront development goals. 5 6 B. Easement 235392 – Water & Sewer Easement (Along Trail) • Covers a sanitary sewer line located along the pub lic trail corridor. • Easement width is undefined. • No watermain was located within this easement area . This easement will remain in place. The site design preserves access to the sanitary line and does not interfere with its function. Trail connectivity improvements proposed as part of this project will be coordinated to ensure continued protection of utility infrastructure. C. Easement 347795 – Utility Line Easement (River S treet) • Described as a utility line easement of undefined width or specific location. • Title documentation included a sketch showing prop osed utility poles along River Street on the west side of the parcel. • No utility lines or poles were located in this are a during site investigation. Because no utilities were identified in this location, the easement does not currently affect the proposed building footprint or site improvements. If utilities are identified during construction planning, the applicant will coordinate with the appropriate utility provider and the City to address them. Otherwise, this easement has no functional impact on the development. D. Easement 565170 – Trail Easement • Covers the existing public trail as shown on the p roject topographic survey. This easement will remain in place and is fully supported by the project. Creamery at Cedar is designed to enhance trail connectivity, improve access, and activate the riverfront experience. No encroachments into the trail easemen t are proposed. E. Easement 584543 – Turnaround Easement (Adjoining Properties) • Located on adjoining properties to the west and so uth. • Allows use of the parking lot to the west for turn around purposes. • Does not encumber or restrict the subject parcel. This easement does not affect the project site and requires no action as part of this development. REQUEST The applicant respectfully requests approval to relocate the existing sanitary sewer (Easement 235297) from the north property line into the W. Cedar Street right-of-way to improve the developable area alo ng River Street and allow for a more cohesive building footprint. The relocation will be designed in coordination with City engineering staff and constructed to City standards, and upon City acceptance the applicant will pursue formal release of the existing easement area. The applicant is committed to full coordination with City engineering staff and utility providers to ensure all easement conditions are properly maintained, modified, or released as required prior to final development approvals and construction. 6 6 9. CONCLUSION Creamery at Cedar is a thoughtfully designed, downtown riverfront development that: • Activates the Kinnikinnic riverfront • Enhances recreation and trail connectivity • Supports local business and economic development • Aligns with Comprehensive Plan goals for Connectio n, Livability, Resources, Access, and Partnerships • Reinforces recreation and tourism objectives ident ified in the Recreation Chapter • Meets parking demand through a coordinated, manage d off-site strategy The project represents a significant private investment in downtown River Falls and fulfills the intent of the City’s Comprehensive Plan for mixed-use, pedestrian-oriented development along the river corridor. The applicant respectfully requests approval of the Planned Unit Development and associated parking flexibility to allow this catalytic riverfront project to move forward. 76 Coulee Rd Hudson WI 54016 WeAreStudioEA.com 715.386.8303 office March 5, 2026 Harley Melhorn City Planner 222 Lewis Street River Falls, WI 54022 PARKING PLAN NARRATIVE CREAMERY AT CEDAR – PUD APPLICATION Project Location: West Cedar Street & River Street Parcel ID: 276010600100 1. EXECUTIVE SUMMARY Creamery at Cedar is a mixed-use hospitality development consisting of: • 110-Seat Brewery / Taproom with small restaurant c omponent (Level 1) • 225-person Event Space (Level 2) • Four (4) Short-Term Rental Apartments (Level 3) • 50-person Outdoor Deck Due to site constraints and the riverfront location, and the City’s goal of encouraging pedestrian- oriented downtown development, the project requests flexibility to utilize off-site parking resources pursuant to River Falls Municipal Code Chapter 17.8 0. Under the maximum special-event scenario, where the event space and brewery are simultaneously at full capacity and all short-term rental units are occupied, the code-based parking requirement is calculated as 122 parking spaces. This scenario represents the highest theoretical demand and is expected to occur infrequently, approximately 4–8 weekend events per month. More typical and realistic operating scenarios result in substantially lower demand: • Typical weekend event scenario: 104 parking spaces • Weekday with a small event: 36 parking spaces • Typical weekday operations with no event: 21 parki ng spaces Seven (7) on-site parking spaces are provided, which are prioritized for ADA-accessible parking, apartment occupants, and short-term patron use. The project is designed to rely on a distributed off- site parking strategy, consistent with the City’s downtown development goals. The project is located within a short walking distance of significant City-owned parking infrastructure. Additional off-site parking will be provided through shared parking agreements with private partners. In total, the parking plan identifies more than 406 parking spaces within walking distance, exclusive of on-street parking supply. Even under the maximum theoretical special-event sc enario, the project is supported by more than double the required parking supply when on-site and identified off-site resources are considered. Typical operating conditions result in a substantial surplus of available parking capacity. 2 5 This Parking Plan demonstrates that required parking demand is accommodated through a coordinated strategy including: • On-site parking • Multiple nearby municipal lots • On-street public parking • Shared/private parking agreements • Event shuttle service • Operational parking management 2. OPERATIONAL OCCUPANCY ASSUMPTIONS The Owner provided anticipated operational demand f or the facility, which forms the basis of realistic parking projections. Brewery / Taproom • Weekdays: Typically under 50 patrons • Weekends: Typically under 100 patrons • Peak periods: Friday evening and Saturday afternoo n/evening Event Venue • Weekday gatherings: Approximately 50 attendees • Weekend events: Up to 225 attendees, approximately 4–8 events per month • Peak periods: Friday evening and Saturday afternoo n/evening These operational assumptions are consistent with the project narrative and reflect realistic use patterns rather than theoretical maximums. 3. CODE-BASED PARKING CALCULATIONS Per River Falls Municipal Code Chapter 17.80, required parking is calculated as follows based on four different building operation scenarios for special events, weekends with events, weekdays w/ small events, and typical weekdays: A. Maximum Special Event Scenario Use Calculation Required Parking Taverns & Restaurants 220 occupants × 30% 66 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Event Space 280 occupants × 30% 84 Total 156 Parking Spaces B. Weekend with Event Scenario Use Calculation Required Parking Taverns & Restaurants 100 occupants × 30% 30 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Event Space 225 occupants × 30% 68 Total 104 Parking Spaces 3 5 C. Weekday with Small Event Use Calculation Required Parking Taverns & Restaurants 50 occupants × 30% 15 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Event Space 50 occupants × 30% 15 Total 36 Parking Spaces D. Typical Weekday (No Event) Use Calculation Required Stalls Taverns & Restaurants 50 occupants × 30% 15 General Industrial (Brewery) 1 per 500 SF 2 Short-Term Rental Apartments 1 per unit 4 Total 21 Parking Spaces On-Site Parking Provided: 7 Parking Spaces. The development therefore relies on locally distributed off-site parking resources consistent with policy in the Downtown Overlay District. 4. OFF-SITE PARKING SUPPLY STRATEGY The project is uniquely positioned near substantial municipal and private parking resources. A. Off-Street Parking: Primary Municipal Lots Supplemental Parking Lots Location Estimated Stalls Main & Division Public Lot 10 Montessori Elementary/ West Pine Street 25 Moose Lodge (Shared Parking) 50 Ron Jensen / The Garage (Shared Parking: Staff/ Ven dor, ADA Overflow) 16 River Falls Public Library 44 Fire Department Public Lot 46 Ostness Park Public Lot 38 On-Street Parking Distributed Total 229 Total Identified Off-Site Capacity (Conservative, Non-Exclusive): >399 stalls, excluding on-street parking. This exceeds the maximum special-event code require ment when distributed across facilities. Location Estimated Stalls City Hall Lot 95 Heritage Park Lot 75 Total 170 4 5 B. On-Street Parking: In addition to the off-site lots identified above, there is significant on-street parking capacity within approximately 1½ blocks wes t of the site (Division St. to Pine St. and River St. to Lewis St.). Street parking associated with the project would primarily serve taproom patrons, which at maximum code-calculated occupancy equates to 66 parking spaces, and approximately half that during typical weekend operations. A review of aerial imagery indicates approximately 140 on-street parking spaces along the streets in this area, which exceeds projected demand. Field observations during peak afternoon hours further demonstrate available capacity, as shown below: Observed On-Street Parking Utilization (Peak Period) Time Parked Vehicles Observed 3:00 PM 23 4:00 PM 22 5:00 PM 21 6:00 PM 19 These counts confirm that existing on-street parking supply remains well below capacity during peak hours. Based on this analysis, available street parking within close walking distance is sufficient to accommodate projected demand. Refer to the included Walkability Map for more information. 5. EVENT PARKING MANAGEMENT PLAN Enhanced parking management procedures will be implemented for events exceeding approximately 150 attendees: • Shuttle service from local hotels • Pre-event parking maps included in event contracts • Directional signage to municipal lots • Staff monitoring during arrival periods • Encouragement of carpooling and rideshare • Explicit instructions discouraging residential str eet parking 6. PEDESTRIAN AND BICYCLE ACCESS The site benefits from strong non-vehicular access: • Direct river trail adjacency • Walkable downtown proximity • Bicycle parking provided on-site • Planned trail-to-building access improvements • Sidewalk and lighting enhancements A measurable percentage of patrons are expected to arrive by foot or bicycle, consistent with current operations at the existing building. 7. NEIGHBORHOOD PROTECTION MEASURES • Event guests will be directed to municipal lots ra ther than residential streets • Wayfinding signage will guide vehicles away from s ensitive residential areas • Staff oversight during major events • Willingness to adjust parking communications and o perations based on City or neighborhood feedback • Voluntary neighborhood outreach prior to public he arings 5 5 8. MONITORING AND ADAPTIVE MANAGEMENT Following project opening, the Owner will: • Monitor parking during initial major events • Track apartment parking demand • Adjust parking allocation and communication as nee ded • Coordinate with City staff to resolve any issues 9. CONCLUSION The Creamery at Cedar meets the intent of the City’s parking ordinance through a distributed parking strategy supported by significant municipal parking resources and active operational management. While on-site parking is limited due to site constraints, the combination of municipal lots, shared parking, on-street parking, shuttle service, and walkable access provides capacity exceeding the maximum theoretical parking requirement. The project respectfully requests approval to count off-site parking resources toward the required parking supply consistent with the PUD framework. ³ These data are provided on an "AS-IS" basis, without warranty of any type, expressed or implied, including but not limited to any warranty as to their performance, merchantability, or fitness for any particular purpose. This map is not a substitute for accurate field surveys or for locating actual property lines and any adjacent features. Creamery at Cedar - Walkability Map Date: 2/20/2026 Pierce County, WI 1:8,000 PUBLIC LIBRARY LOT 44 SPACES MOOSE LODGE LOT 50 SPACES PUBLIC PARKING LOT 10 SPACES CITY HALL LOT 95 SPACES W. PINE ST. LOT 25 SPACES JENSEN AUTOMOTIVE/ THE GARAGE LOT 16 SPACES PUBLIC PARKING LOT 38 SPACES PUBLIC PARKING LOT 46 SPACES LEGEND SITE SITE LOCATION 2-MINUTE WALK (500 FT.) 5-MINUTE WALK (1/4 MILE) ON-STREET PARKING (APPROX. 140 SPACES) OVER 399 OFF-SITE PARKING SPACES AVAILABLE WITHIN A 5-MINUTE WALK HERITAGE PARK LOT 75 SPACES RESOLUTION NO. RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD) GENERAL DEVELOPMENT PLAN (GDP) FOR A MIXED-USE PROJECT (THE CREAMERY AT CEDAR) WHEREAS, Matt and Stephanie Johnson have submitted an application for a mixed -use development known as The Creamery at Cedar located at the intersection of West Cedar Street and River Street (PID 276010600100), and approval of a Planned Unit Development (PUD) General Development Plan (GDP) is required for the first phase of the PUD process; and WHEREAS, the applicant is requesting flexibility from standard parking requirements by proposing a non-traditional parking plan that utilizes a combination of on -site parking, on-street parking, public parking lots, and shared private parking agreements rather than providing all required parking on-site; and WHEREAS, the City is willing to grant the requested flexibility in exchange for the project’s contribution to downtown vitality, riverfront activation, trail connectivity, and support of Comprehensive Plan goals related to economic development, walkability, and efficient u se of existing public parking infrastructure; and WHEREAS, the Plan Commission held a public hearing and reviewed the General Development Plan on April 8th, 2026, and found it to be acceptable and consistent with City plans for the area; NOW, THEREFORE, BE IT RESOLVED , that the City Council of the City of River Falls hereby approves the General Development Plan for The Creamery at Cedar mixed-use development subject to the following conditions: 1. The applicant shall provide a detailed description of all required parking including number of and location of required spaces prior to approval of the Specific Implementation Plan (SIP), including identification of all on-site, public, and private parking sources. 2. Any shared or private parking agreements used to meet parking requirements shall be in- place or agreed upon through a recordable document prior to approval of the Specific Implementation Plan. 3. The Specific Implementation Plan shall be submitted within 12 months of approval per Section 17.72.040.Dof the Municipal Code. 4. The Specific Implementation Plan (SIP) shall be in substantial co nformance with the approved General Development Plan (GDP) per Sec. 17.72.040.C.3. Dated this 28th day of April 2026. CITY OF RIVER FALLS Dan Toland, Mayor ATTEST: Amy White, City Clerk Community Development Department: March 2026 Page 1 of 2 Introduction This report is provided monthly to update the Plan Commission, Parks and Recreation Advisory Board, and other interested parties on Community Development efforts of the past month as it relates to the City’s Strategic Initiatives and the Department work plan. 2026 Community Development Major Projects *Denotes a Council Strategic Initiative CONNECTED COMMUNITY Kinnickinnic River Corridor Plan Phase I * o USACE is working internally to complete the Feasibility Study review. Safe Streets Action Plan* o Staff is reviewing a preliminary Safety Action Plan draft o The Safe Streets Task Force Meeting No. 3 occurred on March 23 o City Council is anticipated to review and adopt the Safety Action Plan at it’s May 12th meeting Glen Park Phase II* o Staff is working to determine next steps for implementing Phase 2 of the Glen Park Master Plan. Locust Street design o Preliminary roadway design is complete. Staff is preparing a recommendation to proceed with the project, including proposed sources and uses based on the engineering estimate. Mapping o Map of available sites for development ECONOMIC VITALITY Downtown Project* o Staff provided an overview of the downtown project to Plan Commission on March 3, 2026. Continued Infill in Corporate Parks/Innovation Center Expansion* o Work with the Economic Development Administration (EDA) continues on the grant to expand the Innovation Center. o February 24th the City Council approved the sale of Lot C in the Sterling Ponds Corporate Park. Ensure sustained (re)development of the City from the prospect stage through construction o Brookgreen – Occupancy granted for Buildings 1, 2, 3, 4 and 5 and Clubhouse. Buildings 6-10 are under construction. o Oak Hill – 3 permits issued, 4 COs issued. o Construction for the Sycamore Two senior housing and 4 duplexes project has begun. o An application has been received to rezone a parcel in the Sterling Ponds Corporate Park to facilitate development of an industrial building. The rezoning will be reviewed at the April 8, 2026 Plan Commission meeting. o A Planned Unit Development General Development Plan application has been submitted for The Creamery at Cedar, a brewery, taproom, and event center at River Street and W. Cedar Street. The request will be reviewed by Plan Commission on April 8, 2026. BUILDING PERMITS ISSUED Permit Type March YTD Permit Value March Permit Value YTD Building Permits 29 58 $4,314,555 $6,296,915 New Home Permits 13 18 $3,618,000 $4,858,000 Community Development Department: March 2026 Page 2 of 2 FINANCIAL SUSTAINABILITY Examine Impact Fees* o Finance Dept is working with a consultant to examine impact fees for development Economic Development o The Economic Development Manager is a member of RFEDC, WEDA, River Falls Chamber, and St. Croix Valley Innovation Center Management Committee. QUALITY MUNICIPAL SERVICES Library Remodel* o Phase II of the library remodel is substantially complete. Phase III, which is mostly work in the lower level is ongoing and expected to be finalized in May. Fire Station Remodel* o Fire Station demolition began the week of February 9 th and is ongoing. Concrete footings and foundations are currently being placed. Vertical pre -cast concrete walls are expected to be installed in late April or early May and will include short term roadway closures on Second Street and Elm Street. Hoffman Basin Study o The consultant provided a final copy of the Hoffman Basin Study. Division Street crosswalks o The Safe Streets for All Action Plan is expected to include a concept plan for an improved pedestrian crossing at East Division and Wasson Lane. WiDNR Urban Non-Point Source Pollution grant o MSA Professional Services is completing a City-wide phosphorus model to document compliance with our stormwater MS4 Permit. Stewardship of Public Infrastructure o The 2026 Mill and Overlay project was awarded to Lepke Trucking and Excavating. Work will occur starting in July and will occur on Paulson Road. Conservation and Parks Division o The City was renewed as a Bird City and earned designation of High Flyer status, signaling that the City emphasized their commitment to conservation and education programs. o The City’s application for Tree City USA designation through the Arbor Day Foundation was approved for the 28th year. The Community Development Department oversees the Plan Commission, Parks and Recreation Advisory Board, Business Improvement District Board , Historic Preservation Commission , City Board of Appeals , Downtown Design Review Committee , Extraterritorial Zoning Committee (ETZ), Extra Territorial Board of Appeals, and River Falls Economic Development Corporation.