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 i...
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