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River Falls council approves Mann Valley PUD, including 50 income-based units
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Summary
The River Falls City Council approved the Mann Valley Residential planned unit development and a related purchase agreement that includes a 50-unit income-based building with affordability restrictions for 30 years; council discussion flagged parking, setback and environmental connectivity issues and confirmed AMI breakdowns and funding sources.
River Falls City Council voted Oct. 28 to approve the Mann Valley Residential general development plan and a related purchase agreement that secures a 2-acre parcel for an affordable housing building.
Emily Shively, assistant director of community development, told the council the full project proposes 255 units across seven buildings with a mix of housing types and amenities. Shively said the affordable building will contain 50 units and the agreement contains development restrictions to keep the property affordable for 30 years. On income limits, Shively said, “11 of the units will be available at 30% of area median income; 21 units at 50% AMI; 12 units at 70% AMI; and 6 at 80% AMI.”
Shively also summarized the project’s funding: the developer has been awarded approximately $890,000 from the Wisconsin HOME fund and about $10.7 million in 9% housing tax credits; the project is awaiting notice on a possible $2 million Federal Home Loan Bank grant. She added the parcel to be sold to Valley View RF LLC was valued at $147,060 and that prior council action conditioned the $1 sale on the developer receiving competitive tax credits.
Council members pressed staff on design and implementation. Members asked when specific implementation plans (SIPs) would return and who reviews them; Shively said SIPs are reviewed by the plan commission and returned to council for final approval. Several council members reiterated concerns raised in public comment about parking ratios, one-road access for the southern portion of the site, and connectivity to DeSantis Park. Council member (speaker 32) urged more work on the city’s parking ordinance, saying the project’s parking assumptions should reflect unit mix.
Supporters and opponents both framed the decision in housing-policy terms. Council member (speaker 14) noted the city’s multi-year housing studies and said the Mann Valley proposal meets goals for affordable multifamily housing. Opponents and nearby residents warned of stormwater and trail connectivity risks and asked for clear engineering and environmental safeguards. Paul Gerbeck, a nearby resident, urged more open space “for the children” and asked the council to require stronger on-site play and outdoor amenities.
Council approved two separate but related items: the Mann Valley GDP and the purchase agreement with Valley View RF LLC. The purchase agreement authorizes sale under the previously approved condition that tax credits be received. Council indicated that detailed SIP review, engineering and any additional park/connection work would be part of the forthcoming SIP process.
Next steps: the developer may proceed with phased SIPs; staff said closing on the parcel is scheduled for June 30, 2026, or earlier if mutually agreed. Specific engineering plans, stormwater reports and SIP materials will be reviewed by the plan commission and then return to council for final action.
