City Council Meeting Date: May 19, 2026
To: Mayor and Members of Council
City Administrator
From: Scott Wopata, Community Development Director
Emery John, Program Associate
Title
Consideration of a resolution modifying the Master Development District and the establishment of the Harvest Hills Tax Increment Financing District
Body
Action Requested:
Staff recommends a motion to approve Resolution modifying the Master Development District and the establishment of the Harvest Hills Tax Increment Financing District.
Summary Report:
Below is a copy of the staff report prepared for the May 19, 2026 Public Hearing regarding the Development Program for the Master Development District and for the Tax Increment Financing (TIF) plan for the Harvest Hills TIF District.
Schrom Construction Inc. (Developer) is requesting Tax Increment Financial (TIF) incentives from the City of Northfield 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. This is in the southern portion of the City, directly West of the Middle School. The first phase is anticipated to begin in 2026 with grading 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.
Affordability
As is required with a housing TIF district per state statute, this development will adhere to strict affordability guidelines for 20% of the units to be affordably rented to households at 50% of the Area Median Income, as defined by the Department of Housing and Urban Development for Rice County. These affordable units are estimated to rent for approximately $1,700/mo...
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