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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, Diane Odeen, Rebecca Prendergast, Steven Severson, Michael Woolsey, Dan Toland Members Absent: Chris Holtkamp Staff Present: Emily Shively, Harley Mehlhorn, Becky Corson, Jonathan Thoen CALL TO ORDER Meeting convened at 6:30 p.m. APPROVAL OF MINUTES M/Woolsey, S/Odeen to approve minutes. Motion carried 6/0. PUBLIC COMMENTS Sarah 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. Elizabeth 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. ORDINANCES AND RESOLUTIONS Ordinance regarding the rezoning of property at 235 Highway 35 from C Conservancy District to I-1 Industrial District (Sterling Ponds Industrial II, LLC) Harley 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. Mehlhorn 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 b een 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. 1 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 p roperty 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 build ings. 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 arrangeme nt 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 each 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 site 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 5th 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