Planning Commission Meeting Date: April 16, 2026
To: Members of the Planning Commission
From: Scott Wopata, Community Development Director
Emery John, Program Associate
Title
Consider a motion affirming the proposed TIF Plan for Harvest Hills conforms to general plans for development of the City and is consistent with the Northfield 2045 Comprehensive Plan
Body
Action Requested:
The Planning Commission is asked to approve a motion PC M2026-XX affirming the proposed TIF Plan for Harvest Hills conforms to general plans for development of the City and is consistent with the Northfield 2045 Comprehensive Plan
Summary Report:
The Harvest Hills Tax Increment Financing District (TIF Plan) is being created to facilitate a new mixed-income townhome rental housing development in the City of Northfield. The development is expected to consist of approximately 71-units, 20% of which will be designated for occupancy by persons at or below 50% of Area Median Income.
The project will occur in two phases on approximately 10.3 acres of undeveloped vacant land identified as Parcel ID# 22.12.4.26.022. The first phase is anticipated to begin in 2026 with grading, foundation and site and infrastructure improvements necessary to construct 38-townhome units. A second phase for the remaining units is planned after completion and occupancy of phase 1.
One of the requirements of the creation of a TIF district is ensuring that the proposed development conforms to general plans for development of the City and is consistent with the Northfield 20245 Comprehensive Plan.
The applicant has completed a Business Subsidy Application for financial assistance with the project. Staff have reviewed the request and completed initial due diligence with the Ehlers Public Financial Advisors. The prepared TIF Plan is attached.
Any financial assistance for this project from the City also triggers the Sustainable Building Policy.
City Plans & Policies Relevance:
The scope of this motion is limited to an affirmation that “the proposed project conforms to the general plans for development of the City.” The details laid out in the preliminary plat submission are included as a separate agenda item for planning commission review.
The Land Development Code for N2B is described below:
Purpose.
(1) The N2 district should generally apply to those areas intended for residential neighborhoods designated as "Pipeline" and "Managed Growth" on the conservation and development map of the comprehensive plan, and those areas designated as "Neighborhood General 1" on the framework map of the comprehensive plan and Neighborhood General 2 on the Zoning Map.
(2) The Neighborhood General 2 (N2) district is applied to residential neighborhoods of the city that may include larger vacant areas within the current city limits and areas that will be within city limits through future annexations. The N2 district will create a pedestrian-friendly environment, such as found in the R1 district, with strong neighborhood qualities, such as a grid-like street pattern, consistent block size, compact development, a range of housing types and architectural styles, street connectivity, sidewalks, and homes located in close relationship to the street. In addition, the N2 district will include greenways and natural areas, and options for neighborhood-serving commercial. This development pattern is the preferred future pattern for the city, as expressed in the comprehensive plan.
The project indeed conforms to the N2-B zoning general plans for development of the City.
Additionally, this development meets the Northfield 2045 plan in many ways including, but not limited to:
The planned development is in a mixed-use residential zone on the Future Land Use map Figure 4 (56)
The TIF plan triggers the City’s Sustainable Building Policy, which aligns to Chapter 3: Access: Strategy 6: Design for resiliency and sustainability; Action 2: “Encourage the use of energy-efficient mechanical systems and building products and/or the use of building designs and materials that reduce lifecycle carbon and reliance on non-local energy sources in rehabilitation and new construction to decrease building operation costs and impacts on the environment” (77)
The added bike access to the middle school and school buildings aligns with Chapter 3: Access: Strategy 5: Design for safe access, by connecting school district trails to neighborhood streets.
Chapter 4: Sustainable Economic Future Strategy 8: Build more housing (104)
Additionally, this project is aligned with the adopted Strategic Plan of the City of Northfield Strategy #2: Increase Housing Availability, target to add 50 multi-family homes annually through 12/2028.
Alternative Options:
Planning Commission could alter the motion or decline to approve the motion.
Financial Impacts:
While the TIF plan itself has financial impacts, the scope of this motion is limited to an affirmation that “the proposed project conforms to the general plans for development of the City,” which does not have a financial impact. The administrative cost of the TIF analysis has been paid by the developer.
Tentative Timelines:
April 16 - Planning Commission motion and review
May 5 - City Council action on Harvest Hills preliminary plat
May 19 - City Council public hearing on establishment of TIF district; consideration of resolution adopting TIF plans and approving TIF district
End of June - Projected construction date