Planning Commission Meeting Date: April 17, 2025
To: Members of the Planning Commission
From: Melissa Hanson, Housing Coordinator
Mikayla Schmidt, City Planner
Jake Reilly, Community Development Director
Title
Review for Compliance to Comprehensive Plan the Housing and Redevelopment Authority’s Disposition of Real Property Located at 307 Sumner Street East.
Body
Action Requested:
The Northfield Planning Commission reviews and makes a motion confirming the Housing and Redevelopment Authority’s disposition of real property located at 307 Sumner Street East to Rice County Habitat for Humanity for redevelopment complies with the adopted 2008 Comprehensive Plan.
Summary Report:
Minnesota Statutes, Section 462.356, subdivision 2 states that no publicly owned interest in real property within a city shall be acquired or disposed of until after the planning commission has reviewed the proposed acquisition or disposal and reported in writing to the governing body its findings as to the compliance of the proposed acquisition or disposal with the comprehensive plan.
Chapter 4 of the City of Northfield’s adopted 2008 Comprehensive Plan (CP) addresses Land Use. The purpose of the Land Use Chapter is to address how the future land use pattern will be shaped to be more efficient in terms of fiscal impacts of new development, mobility and connectivity, and guiding land use decisions that help the community protect cherished cultural and environmental resources. The CP calls for an analysis of:
1. Intent: Development proposals will reflect the spirit and values expressed in the 12 principles (statements of intent) (pages 4.9 to 4.13).
2. Location: Development proposals will be consistent with the Conservation and Development Map (page 4.18) and location descriptions (pages 4.14 to 4.15).
3. Character: Development proposals will be consistent with the Framework Map (page 4.19) and recommendations and context descriptions (pages 4.15 to 4.17).
The HRA’s mission is to be a partner in providing a sufficient supply of affordable, adequate, safe and sanitary dwellings in Northfield. Our goal is to create a community with housing opportunities available along the entire housing spectrum: from renters to homeownership, first-time homeowners to senior living, workforce housing, and empty nesters.
The Rice County Habitat for Humanity partners with families who otherwise may be unable to achieve the dream of homeownership by establishing partnerships to build simple, decent, and affordable homes.
Given the identified need for additional homes in Northfield and the potential this opportunity could offer to add homes to Northfield’s supply, the HRA entered into a tentative Developer Status Agreement September 19, 2024 with Rice County Habitat for Humanity. On February 6, 2025 the HRA received an update from Rice County Habitat for Humanity and a request from the developer to sell 307 Sumner Street East to them for the redevelopment. The HRA concluded that the disposition has the potential to further HRA and City housing goals addressed in the 2008 Comprehensive Plan:
• The preference for accommodating future growth is in infill locations, then redevelopment/land intensification opportunities and then on the edge of existing developed areas (Principle 3).
• New and redeveloped residential communities (areas) will have strong neighborhood qualities (Principle 4).
• Environmentally sensitive and sustainable practices will be integrated into new developments and redeveloped areas (Principle 5).
• A wider range of housing choices will be encouraged - in the community as well as in neighborhoods.
• The small-town character will be enhanced (Principle 1).
Rice County Habitat for Humanity’s acquisition and redevelopment of the property also provides an opportunity to add to the tax base as the existing use is tax-exempt.
Staff Recommendation:
Staff recommend the Housing and Redevelopment Authority’s disposition of real property located at 307 Sumner Street East to Rice County Habitat for Humanity for redevelopment complies with the adopted 2008 Comprehensive Plan.
Alternative Options:
The Planning Commission could deny the 307 Sumner Street disposition if found to not comply with the 2008 comprehensive plan.
Financial Impacts:
The potential housing redevelopment opportunities would add to the City’s tax base.
Tentative Timelines:
April 17, 2025: Planning Commission reviews for compliance
Early Summer 2025: Real Estate closing