City Council Meeting Date: July 21, 2026
To: Mayor and Members of Council
City Administrator
From: Scott Wopata, Community Development Director
David Bennett, Public Works Director/City Engineer
Title
Consideration of the Development Agreement Resolution for Harvest Hills Second Addition.
Body
Action Requested:
The Northfield City Council is asked to consider a resolution approving the development agreement for Harvest Hills 2nd Addition with conditions, which were approved as part of the preliminary plat.
Summary Report:
Harvest Hills Townhomes, LLC has applied for a final plat to create Phase One of Harvest Hills Second Addition, on a parcel situated on the south side of Northfield and west of Northfield Middle School. The parcel is 10.30 acres and proposes creating 15 lots with 38 units and 3 outlots which will be part of the planned second phase. The parcel is zoned N2-B: Neighborhood General 2. This first phase consists of 22 duplex units, 6 tri-plex units, 4 four-plex units and 6 six-plex units.
The developer has applied for Tax Increment Financing (TIF) and the City Council will be considering a TIF agreement on July 21, 2026. As part of the TIF requirement, the developer will ensure that 20% of the units are affordable at 50% AMI. Additionally, the developer has met the City’s Sustainable Building Policy.
City Council and neighbors have requested additional consideration for pedestrian and vehicle traffic in the adjacent neighborhood. While these improvements are not related to the final plat or development agreement, staff are presenting the suggested improvements concurrently on July 21, 2026.
On April 16, Planning Commission held a public hearing for the preliminary plat. During that same meeting, the preliminary plat was recommended to be brought to City Council. City Council approved the preliminary plat on May 5.
Per City Council Resolution 2026-050 (approval of the preliminary plat) the following summary of items were incorporated into the final plat and development agreement:
- Preliminary plat extension of 5 years (see Section 5 of the development agreement);
- A phase specific erosion and sediment control plan (see Section 16);
- Park dedication requirements (see Section 20);
- Trail connection to Northfield Middle School and along Fillmore St. and trail easement (see Section 27);
As a condition of final plat approval, a development agreement must be prepared and submitted as part of the final plat application.
The city council shall consider the following in the review of a final plat. Criteria (a), (b) and (d) below must be met and criterion (c) shall be considered. Criteria B is the development agreement and is attached for approval
(a) Construction drawings have been submitted to, reviewed, and approved by the city engineer;
o Construction drawings have been submitted to, reviewed and approved by the city engineer. They are attached to the final plat staff report.
(b) A development agreement must have been prepared and submitted as part of the final plat application;
o The development agreement is prepared and attached to this staff report for approval.
(c) Whether the final plat is in substantial compliance with the approved preliminary plat and any conditions on the preliminary plat approval, and whether any changes of note were reported to the city council; and
o The final plat is substantially similar to what was approved as part of the preliminary plat. The conditions in the resolution approving the preliminary plat have been incorporated into the final plat and development agreement.
(d) The final plat must comply with all other applicable standards in this LDC and state law including Minn. Stat., Ch. 505 as applicable.
o The final plat complies with the Land Development Code and Minnesota State Statute 505 Plats; Coordinates; Surveys.
Recommendation:
Staff recommends approval of the development agreement.
City Plans & Policies Relevance:
Approving the development agreement for Harvest Hills Second Addition is a step forward in adding more housing to Northfield. The project targets some of the City’s main strategic goals, increasing the housing stock with housing that is affordable, more dense and more sustainable.
Alternative Options:
N/A
Financial Impacts:
N/A
Tentative Timelines:
The applicant is prepared to begin grading and site work for phase one immediately.