Kraewood Development

Overview

Rebound Real Estate has received approval of their preliminary plat, rezoning of two parcels, tax increment financing, and final plat. The approved development (Kraewood ) is located on property previously known as the Paulson Christmas Tree Farm. The development will create 30 residential lots comprised of single family, two-family, a tri-plex and an apartment complex.

Location

The property is located west of Linden Street North and situated between Greenvale Avenue and Lincoln Parkway.

Residential development

The approved final plat includes:

22 single family homes
2 twin homes
1 tri-plex
1 apartment building

Final plat & construction plans

Kraewood Development Final Plans

Replacement trees

The land development code (LDC) in city ordinance requires trees to be replaced if removed for a project. All trees removed are replaced based on the diameter of the tree. The Kraewood Development replacement trees will all be planted on site as development occurs. See the landscape plan below for information on species and planting location.

Landscape Plan (PDF)

How are environmentally sensitive items being handled?

Development or redevelopment of land can affect environmentally sensitive areas. In the instance of the Paulson land, city staff is aware the Rusty-Patched Bumble Bee (RPBB) is in the Northfield area. The project is not federally authorized or funded, so it does not fall into requirements for consultation under Section 7 of the Endangered Species Act.

The developer is preserving much of the outer edge of the property line trees and planting pollinator friendly plants in the stormwater basins and will not spray or use chemicals that would disturb the bees.

The Paulson Tree Farm area, is identified, in the City’s Natural Resources Inventory: Wildlife Habitat Value, as an area of medium value and is labeled as a Planted Coniferous Tree stand. The outer edge is considered forest and the interior is considered agricultural/crop land. The developer is required to replace trees, per city ordinance, at a certain rate depending on the diameter of the tree being removed.

Stormwater is being addressed by creating three basins to capture runoff. City ordinance requires stormwater be mitigated and contained on-site, which is analyzed by city staff for compliance.

What is an Environmental Assessment Worksheet and is it required?

An Environmental Assessment Worksheet (EAW) is a document of 20 questions to layout facts on whether a project will have significant environmental impacts. The EAW is used to determine if an Environmental Impact Statement (EIS) is necessary.

An EAW provides permit information, informs the public about the project, and helps identify ways to protect the environment. The EAW is completed by the Responsible Governmental Unit (RGU), which is the City of Northfield City Council.

An EAW is required under certain circumstances. The Kraewood development did not require an EAW because it did not meet the thresholds of Minnesota state statutes.

A petition was filed with the State of Minnesota Environmental Quality Board (EQB), by a non-profit organization called Northfield for Sustainable Housing, Environments and Development (SHED) to have a discretionary environmental assessment worksheet (EAW) completed on the project. The City Council decided an environmental assessment worksheet was not needed for the project.

Learn more about the environment assessment worksheets

What is tax increment financing (TIF) and how does it work?

Tax increment financing (TIF) is a way to redevelop areas with substandard buildings, build housing for low-income and moderate-income families, clean up pollution, and/or finance public infrastructure.

A TIF application was submitted and approved to assist with development costs for the proposed apartment complex parcel. The apartment will provide 40% of the units at rates for persons earning 60% of the adjusted median income in Rice County.

The developer incorporated aspects of the city's new Sustainability Building Policy as part of the TIF request.

A TIF district is created to “capture” additional tax above the original tax rate before the property is developed. The additional “captured” tax is returned to the developer to pay for part of the development cost.

Learn more about tax increment financing