Northfield Planning Commission Meeting - April 16, 2026

The Northfield Planning Commission met on April 16, 2026, at 6:04 PM in Council Chambers. The meeting included public hearings and decisions on a cannabis retail conditional use permit (CUP), the preliminary plat for Harvest Hills Second Addition, a CUP for Carleton College transportation improvements, and several related motions. Public comments were heard on multiple items, particularly concerning the Carleton College CUP and Harvest Hills development. The commission approved the cannabis CUP and Harvest Hills plat unanimously, approved the Carleton College CUP (5-2) after an amendment to remove certain findings, and passed a motion requesting City Council review traffic safety in the adjacent neighborhood.

Consent Calendar

• Approval of Agenda: Approved unanimously (7-0).
• Approval of Minutes (March 19, 2026): Approved 6-0-1 (Chair Kuhlmann abstained).

Public Comments & Testimony

• Open Public Comment (on Carleton College CUP and general items): Multiple residents spoke, nearly all opposed to the Carleton College CUP. Speakers expressed concerns about the CUP not meeting land use code, lack of traffic impact analysis, increased bus route distances, noise, and inconsistency with the city's Comprehensive Plan and emission reduction goals. Specific speakers: Amy Gernon, Richard Noer, Margit Zsolnay, Melissa Hager, Paul Hager, Pat Stanglin, Andy Flory (acknowledged commission work but called process flawed), Constauza Ocampo-Raeder, William North, Susannah Shmurak, and Alice Thomas. One speaker, Steve Edwards, appeared to support the CUP, stating traffic would not increase.
• Public Hearing – Black Bear Wellness MN CUP: No public testimony was offered; Chair closed hearing after staff presentation.
• Public Hearing – Harvest Hills Second Addition Preliminary Plat: Several residents spoke in opposition, citing concerns about increased traffic (single access point), stormwater runoff, water pressure, higher density than originally platted (25 single-family homes vs. proposed mix including duplexes and a six-plex), reduced property values, loss of privacy, and lack of a traffic study. Abby Lewis of Schrom Construction (developer) spoke in support, providing a project overview. Other speakers included Patty Tabery, Bob Tabery, Al Fettig, Greg Neymeyer, Beth Dahle, Blake Kane, Carol Marshall, Brent Rauk, Matt Cashin, Stacy Beckwith, Cindy Green, Teresa Elsbernd, Melinda Amundson, and Bob Yanda.

Discussion Items

• Black Bear Wellness MN Conditional Use Permit (CUP) – Item 3: Staff presented the application for a cannabis retail store at 680 Professional Dr. The commission discussed criteria and staff recommendation for approval. No commissioner discussion recorded in minutes beyond motion.
• Harvest Hills Second Addition Preliminary Plat – Item 5: Staff presented the proposal for a 42-lot residential subdivision (single-family, duplex, and six-plex units) on the south side of Northfield. Commissioners discussed traffic, pedestrian connections, stormwater, and water pressure concerns raised by public. City Planner Mikayla Schmidt and Community Development Director Scott Wopata addressed community concerns.
• Carleton College Transportation Facility Improvements CUP – Item 6: Associate City Planner Mathias Hughey presented the CUP request for a transit hub north of 1st St. E. He reviewed criteria, neighborhood concerns, and misconceptions. Commissioners debated the CUP. A motion to deny failed (2-5). A motion to approve with an amendment (removing two sentences from findings about minimal positive impact) passed 5-2 (Commissioners Holleran and Schmidt opposed).
• TIF Plan for Harvest Hills – Item 7 (moved after Item 8): Commission considered a motion affirming that the proposed Tax Increment Financing (TIF) Plan for Harvest Hills conforms to general plans and the Northfield 2045 Comprehensive Plan. Approved unanimously.
• Traffic Safety Motion – Item 8: Commission considered a motion requesting City Council commit to addressing traffic safety concerns raised in recent public hearings, particularly in the neighborhood adjacent to Carleton College. The motion directed the City to formally review traffic patterns, conflicts between motorized and non-motorized traffic, street design, and on-street parking, and implement appropriate improvements. Approved unanimously.
• Commissioner Reports: Vice Chair Schroeer was recognized for nine years of service.

Key Outcomes

• Black Bear Wellness CUP (PC Res. 2026-004): Approved unanimously (7-0).
• Harvest Hills Second Addition Preliminary Plat (PC Res. 2026-005): Approved unanimously (7-0).
• Carleton College Transportation CUP (PC Res. 2026-003): Approved 5-2 (Commissioners Holleran and Schmidt voting no) with an amendment removing two sentences from the findings regarding minimal positive impact.
• TIF Plan Conformity (PC M2026-001): Unanimously affirmed (7-0) that the proposed TIF Plan for Harvest Hills conforms to the city's development plans and Comprehensive Plan.
• Traffic Safety Review Request (PC M2026-002): Approved unanimously (7-0) to recommend City Council commit to reviewing traffic safety in the Carleton College neighborhood.
• Meeting extended twice (until 9:15 PM first, then until business concluded) and adjourned at 9:43 PM.