River Falls council approves Mann Valley PUD after hours of public comment

The River Falls City Council voted Oct. 28 to approve a general development plan (GDP) for the Mann Valley residential neighborhood and also approved a related purchase agreement selling about 2 acres to Valley View RF LLC to build a 50‑unit income-based building.

Assistant Director of Community Development Emily Shively told the council the GDP envisions 7 buildings and 255 residential units on roughly 10 acres in the Mann Valley Corporate Park, including a mix of apartments, rental townhomes and studio apartments above a community center. "The proposed subdivision for the Mann Valley residential neighborhood creates 4 lots for 255 units of multifamily housing in 7 buildings throughout the site," Shively said during her presentation. She said the project includes a 50‑unit income-based building with 11 units at 30% area median income (AMI), 21 at 50% AMI, 12 at 70% AMI and 6 at 80% AMI and that affordability restrictions will remain for 30 years.

Shively also summarized project funding: roughly $10.7 million in 9% housing tax credits and about $890,000 from the state HOME fund have been awarded; the developer is waiting on a potential $2 million Federal Home Loan Bank grant. The city negotiated sale of the two-acre parcel to Valley View RF LLC for $1 conditioned on successful tax-credit awards; city staff valued the lot at $147,060.

Opposition and conditions

More than a dozen residents spoke during the public comment period, voicing concerns about reduced setbacks, lot widths, increased density, traffic and stormwater impacts to the Kinnickinnic watershed and DeSantis Park. Cheryl Hoffman, speaking for the Woodridge Neighborhood Association, said the proposed lots and deviations "do not fit the established character, spacing or layout" of her neighborhood and warned the association would consider an appeal if the council approved the project.

Other residents urged stronger pedestrian and bike connectivity to DeSantis Park and questioned whether retention ponds and stormwater designs would handle extreme events. John Witt, a retired River Falls teacher, warned that added impervious surface and heated runoff could harm the Kinnickinnic River and called for "comprehensive environmental safeguards and transparency before approving residential uses within the corporate park."

Council debate and timeline

Council members discussed parking ratios (the developer requested roughly 1.5 stalls per unit rather than the city's 2 stalls per unit), setbacks (a requested eastern setback reduction from 25 to 10 feet for one building) and the planned public- and private-open-space tradeoffs. Shively said the GDP anticipates future specific implementation plans (SIPs) will return to the plan commission and then to council; staff described the likely phasing with the income-based building and community center expected first.

Despite objections from several council members and residents, the council voted to approve the Mann Valley GDP and separately approved the purchase agreement for the 2‑acre lot to Valley View RF LLC. Closing on the lot is scheduled for June 30, 2026 or earlier if mutual agreement allows.

What happens next

Council directed staff to continue oversight during the SIP process; the city will review detailed engineering and specific implementation plans for compliance with the GDP and the city's ordinances. The council did not change the 30‑year affordability covenant reported by staff.

Votes and formal actions

- Resolution approving the plan unit development general development plan for Mann Valley Residential — motion moved and seconded; result: approved by voice vote. - Resolution approving the purchase agreement with Valley View RF LLC for approximately 2 acres — motion moved and seconded; result: approved by voice vote.

The council president closed public comment on the items and moved to the next agenda topics.