RF City Council will vote on GDPs Oct. 25

RIVER FALLS – The City of River Falls is one step closer to having two more housing developments within its city limits, after the River Falls Plan Commission voted to forward recommendations to the city council Tuesday, Oct. 4.

The first General Develop – ment Plan (GDP) approved was for Saturday Townhomes, a multi-family development located at the northeast corner of Paulson and Radio roads on 13.5 acres. A GDP is a conceptual level plan that shows items such as potential land uses, site layout and location of structures. It’s not the final plan nor the highest level of detail, said Planner Kendra Ellner.

The proposal details 190 units spread throughout 10 buildings: 70 one-bedroom units, 80 two-bedroom, and 40 three-bedroom. Nineteen residences and 10 garages will be contained in each building, with private, ground-level entrances. Also onsite will be a leasing ovce, indoor patio, fitness center, lounge areas, event and community space, gated access, a trail extension along Paulson and Radio roads, dog run, pool area with cabanas, outdoor grills and a playground.

The parcel is zoned B3 Highway Commercial which allows for multi-family residential use. The development is projected to cost $34.2 million, creating 150 jobs from its construction, Ellner said.

The development is proposing to have 5 acres of open space, which is 3 acres less than required due to the amenities provided and trail extension.

City stau said in a report that this development will add residential density to a growing area with access to a multitude of employment opportunities, goods and services and parks and open space.

“The developer will also install a trail connection from the entrance of the development to the existing trail at Paulson and Radio roads,” the report states. “This will allow for bicycle and pedestrian access across Highway 35 and to a planned trail on the south side of Paulson Road that will connect to the Whitetail Ridge Park and areas south toward downtown River Falls.”

Resident Patrick Bilbrey asked the plan commission about the city’s commitment to inclusion.

“I think a lot of us want reassurance that this is not going to be a gated community because if it is, how is that compatible with a commitment to inclusion?” he asked.

Another resident, Rhys Matz, called the developments around town “disappointing. She said with emotion that she’s chosen to live and work here because she doesn’t want to live in the Cities, which River Falls is turning into.

“But I live in the cheapest housing in this town and the moment something goes wrong with that, I don’t know where I’m going to go,” she said. “All of this new development doesn’t include regular wage earners like me. I work regular jobs. Lots of my friends do as well. The developments that are called auordable housing, they're not auordable." Alderperson asked Saturday Properties’ Chief Development Ovcer Mark Laverty why a gate is proposed for the entrance.

Laverty said the gate would be open during the day, but closed at night once the business ovce is closed. It's an amenity many residents want, he said. One thing he hears frequently is residents like to have a secured entry, accessible with a key fob.

“We want to make sure where we’re living, is we don’t have folks just cruising the neighborhood at night,” Laverty said.

“I will point out that you will be the closest residential area to the police department,” Odeen said. “As you probably know, this would be the first such place in River Falls and I personally don’t think it, I personally agree that it sends a very mixed message. We try to be an inclusive, welcoming community and this just feels unfriendly.”

Laverty noted that the project is not contingent on having a secured entry. The project, if approved by city council, is expected to begin construction in Spring 2023 and take two to three years to complete.

Wells development

The next GDP approved was for a 117unit, single-family and twin home residential development on South Apollo Road at West Maple Street by Twin Cities Land Development/ TEG Land Holdings LLC. The 34.9acre parcel is located west of the Eco Village and south of Rolling Hills Park.

The developer is proposing four styles of single-family homes (69 in all) and 48 twin homes (one style) ranging from 1,360 to 2,385 square feet on smaller lots, Ellner said. The twin homes would be sold in the range of $350,000 to $450,000 and the single-family homes would be from $450,000 to $600,000. The maximum height of the homes would be 35 feet so as not to interfere with the Eco Village’s solar panels.

The steep slopes of the parcel would be preserved, with a trail connecting the upper and lower parts of the development. A future trail head for the Foster Cemetery Preservation area would be dedicated and a new street will connect to the town road on the west side of the property. Construction, if approved, is expected to begin in Spring 2023. The full buildout will be completed in two phases over three to four years.

Bilbrey, who spoke earlier, said he would like to see green space preserved along Apollo Road for a possible community garden.

Plan Commissioner Chris Holtkamp asked of rear garages opening onto an alley could be considered, “so it’s not just a bunch of garages as you drive down the street. It’s more pedestrian friendly.”

Developer Ben Schmidt said alleys drive up costs in a hurry, considering more asphalt is needed, more infiltration ponds (for runou) and more land.

“Of course in today’s age, nothing feels very auordable," he admitted. Plan Commissioner Patricia LaRue expressed hope that some of the park money can go to adding more amenities at nearby Rolling Hills Park. She then addressed public comment from earlier about the city’s growth and new developments coming in.

“My heart went out to the lady that was before us, but people need to know that each of these buildings, each of these homes, a family is going to come here and they’ve picked us, they want to live here, and it’s not just brick and mortar that’s out there … those people become part of our community,” she said.

They serve in diuerent roles, such as coaches, teachers, plan commission mem- bers, elected ovcials. “I know it’s hard to watch all this development, until you think that these are people and they’re not bad,” LaRue said. “I feel her pain. I don’t ever want to price someone out of River Falls, but I also don’t think the fact that we’re growing is bad just because we’re growing.”

Plan Commissioner Mike Woolsey agreed. “When we look at these proposals, it’s part of a plan that we have to fill a deficit in hous ing,” he said.

Odeen chimed in, saying the developments on the docket are examples of urban infill adjacent to residential areas. The homes are fairly modest in size and more auordable and “the best use of our resources instead of huge lots and oversized homes.” Adding one type of housing typically has a domino euect, freeing up other types of housing as people transition.

“Whenever I listed to longtime residents speak… I’m super sympathetic to change, it’s hard,” Schmidt said. “If you’ve lived here a long time, it’s hard to see it change.”

Earlier in the evening, resident Benjamin Fochs addressed concerns about connectivity, walkability, and landscaping. He pointed out weeds and dead trees at Mill Town and Sterling Ponds. In the director’s report, it was noted that city stau met with Mill Town about those concerns.

This rendering shows what the townhomes are proposed to look like in the Saturday Acquisitions’ development at the intersection of Paulson and Radio roads. Rendering courtesy of City of River Falls

This is the concept (not final) plan for a one- and two-family residential development along South Apollo Road. The development would have 69 single-family and 48 twin homes. Map courtesy of City of River Falls

A 117-unit, one- and two-family residential development is proposed for the Wells annexation at South Apollo Road near West Maple Street by Twin Cities Land Development/TEG Land Holdings LLC. Map courtesy of City of River Falls