Planning Commission Meeting Date: April 16, 2026
To: Members of the Planning Commission
From: Mikayla Schmidt, City Planner
Title
Consideration of the Preliminary Plat for Harvest Hills Second Addition.
Body
Action Requested:
The Planning Commission is requested to consider a recommendation of approval with conditions of the preliminary plat for Harvest Hills Second Addition to City Council.
Summary Report:
Schrom Construction, Inc. has applied for a preliminary plat for Parcel ID - 2212426022 (Outlot A, Harvest Hills Addition) located in Rice County. Harvest Hills Second Addition is a two-phase, 71-unit market rate rental townhome development on a 10.30-acre parcel situated on the south side of Northfield and west of the Northfield Middle School.
Background:
The preliminary plat is planned to include the following mix of residential units:
• Twenty-one (21) Duplex homes - (42 units),
• Five (5) Tri-plex homes (15 units),
• Two (2) Four-plex homes (8 units),
• One (1) Six-plex building (6 units),
• Total Project unit creation is 71 - this equates to a gross property density of 6.89 units per acre.
Analysis:
Sanitary Sewer and Water:
The Comprehensive Sewer and Water Plans plan for growth of different housing types in this area. The trunk sewer and water lines have capacity to serve this development and future growth.
Stormwater:
A Stormwater Management report has been completed and is finalizing its review as part of the overall preliminary plat. The Engineering department will ensure it meets all regulations of city code and state statute. One pond will provide control of volume, water quality, and rate as required by the City of Northfield stormwater rules. The developer is also planning to harvest water from this pond to operate lawn sprinkler systems for all the homes.
Streets, sidewalks and trails:
The streets within the development were developed to construct a grid design to the greatest extent possible and generally followed the previous preliminary plats design. Sidewalks are required on both sides of all streets, there is a planned path/trail on the east side of the property, connecting to Carter Dr. on the Northfield Middle School property as well. On the east side of Fillmore St. a path/trail is also planned. The developer will update and include both paths/trails in the preliminary and final plats.
Park Dedication / Cash-in-lieu:
The development is being asked to provide cash-in-lieu for this housing plat. This will be calculated as part of the final plat application and incorporated into the development agreement. The developer will also complete the trail connection to the Northfield Middle School and a trail on the east side of Fillmore St. to connect to a future trail to connect to Tyler Park.
Adjacent Property:
The property is situated south of Greenfield Dr. E. and W. Neighboring properties include the Northfield Middle School to the east, existing residential development to the north and west, and undeveloped farmland to the south.
Conformance with Comprehensive Plan:
The project is in conformance with the comprehensive plan and is located within city limits. The parcel considered for development for was platted as an outlot from the Harvest Hills Addition. Outlots require formal platting in order to be built upon. The City Council resolution calls out that Outlot A (Harvest Hills Second Addition) shall go through the preliminary and final plat processes, and that if the preliminary plat, is not entirely platted within five years, the preliminary plat shall be considered null and void.
Traffic & Pedestrian Safety:
The proposed development will create 71 units, and each unit will average 7 trips per day based on data from the Institute of Traffic Engineers multi-family modeling. Based on 7 trips with the development creating 71 units, that equals approximately 497 trips per day. The first phase of the development will be approximately 38 units equally about 266 trips per day. The trips will primarily utilize Carter Dr. & Fillmore St.
Approval Criteria & Findings:
The Planning Commission and City Council shall consider the following criteria in the review of a preliminary plat. Criteria (a) and (g) must be met and (b) through (f) shall be considered:
(a) The proposed subdivision must be in full compliance with the provisions of this LDC;
Staff Response: The proposed subdivision is found to be in general compliance with the LDC through review by the City Planner and the Development Review Committee.
(b) The proposed subdivision must be in accordance with the general objectives, or with any specific objective, of the city’s comprehensive plan, capital improvements program, or other city policy or regulation;
Staff Response: The subdivision is in compliance with the comprehensive plan, Northfield 2045, and the intent of the project reflects the three core principles of Economy, Environment and Equality along with its Guiding Values. These principles are to be evaluated to weigh the impacts of the proposed project to consider what compromises are to be considered to find the best long-term outcomes.
• Economy - In planning for long-term economic health for the community and weighing the needs to serve new development, this housing development will fill a parcel within city limits and zoned N2-B: Neighborhood 2. This supports the economic feasibility of the project because it is adjacent to existing roads, water and sewer connections, and trails/sidewalks. The cost of the city to serve this development are low. It also supports housing near the Northfield schools, supporting families and students who could work or attend there. The developer has also applied for Tax Increment Financing which has been shown to be a need to assist with gap financing to make the development viable.
• Environment - This development assists in provided a more sustainable Northfield by providing 71 housing units within city limits and adjacent to many amenities like trails, sidewalks, parks and the Northfield school campus. Being walkable to the Northfield school system campus for students and potential employees creates a greater ability to walk, bike or roll to that campus and other destinations thus creating the ability to reduce greenhouse gas emissions.
• Equality - This development creates market rate rental units with 20% of the units rented at 50% area median income to allow for more residents the opportunity to live in Northfield. The development will create an attractive public realm and exceptional place for people as the streets will have sidewalks on both sides of the streets, a trail to the Northfield Middle School and path along Fillmore St. and trees every 40 feet. Creating housing units of these types offers market rates options for people to reside in Northfield.
(c) The physical characteristics of the site, including but not limited to topography, vegetation, susceptibility to erosion and sedimentation, susceptibility to flooding, water storage, and retention, must be such that the site is suitable for the type of development or use contemplated;
Staff Response: The site has some grade changes but generally the land is suited for this type of development. Stormwater management is incorporated into the project to address water storage and retention. Being an outlot from the Harvest Hills Addition, some fill was stockpiled on site and will need modification along with removal of trees that have naturally grown.
(d) The site must be physically suitable for the intensity or type of development or use contemplated;
Staff Response: This development site is physically suitable for the intensity of proposed units.
(e) The design of the subdivision or the proposed improvements must not be likely to cause substantial and irreversible environmental damage;
Staff Response: Development of the site will include grading, new private infrastructure and the development of lots. It will convert the outlot and former farmland into a residential neighborhood. The plat is not expected to result in substantial or irreversible environmental damage.
(f) The design of the subdivision or the type of improvements must not be detrimental to the health, safety, or general welfare of the public; and
Staff Response: The design and development of the subdivision is not expected to be detrimental to the health, safety, or general welfare of the public. Creation of the neighborhood with housing, sidewalk connections, and trail connections is expected to result in improved health, safety and general welfare of the public.
(g) The design of the subdivision or the type of improvement must not conflict with easements on record, unless those easements are vacated, or with easements established by judgment of a court.
Staff Response: There are no conflicting easements.
Recommendation:
Staff recommend the Planning Commission recommend approval of the preliminary plat for Harvest Hills Second Addition to City Council based on the criteria and findings with the addition of the following conditions:
1. All subsequent Final Plats shall comply with the provisions of all state statutes and standard procedures for platting in Rice County.
2. Prior to the City’s execution of a Final Plat, the Applicant must enter into an agreement with the City for the installation of all required improvements, which shall be referred to as the “Development Agreement.”
3. Pursuant to Northfield City Code, Chapter 34, Section 8.5.12 (4) (a) the city council can approve a different time period as part of the preliminary plat approval. The preliminary plat expiration date shall be five (5) years after the date of approval.
4. The Applicant shall meet the park dedication requirements in City Code, Chapter 34, Section 5.2.6 in the form of cash-in-lieu.
5. The Applicant shall develop a phase specific erosion and sediment control plan for each individual phase.
6. The Applicant shall install an east/west 10-foot shared use path connection from the east side of Greenfield Dr. E. in between Lots 1 and 2 Block 5, to the east property line, and then running north/south the length of the east property line, and connecting to the Middle School or Carter Dr., whichever is most feasible due to grade changes.
7. The Applicant shall install an 8 ft. path on the east side of Fillmore St. from the north property line of the development to Greenfield Dr. E.
Alternative:
The Planning Commission could make a recommendation to the City Council with alternate findings and/or additional recommendations.
Financial Impacts:
N/A
Tentative Timelines:
The applicant wishes to begin grading and construction this spring / summer of 2026. If approved, the preliminary plat is planned to go before Council in May. The anticipated timeline for the final plat for the first phase would follow preliminary plat approval.