Northfield was recently named a Top U.S. City for Retirement!

This has already begun to create an influx of seniors desiring to relocate to Northfield.

Northfield Housing Study - Key Findings

Learn more with these quick links: 

• Visit Northfield's Housing and Redevelopment web page

• Watch the full Housing & Redevelopment Authority Meeting from October 3, 2024

• Download the Northfield Housing Analysis Key Findings presentation by Maxfield Research & Consulting.
  

The Cedar Meadows Residential Development overlaid on the neighborhood shows building shapes, locations within sites, parking areas and access points (driveways) for comparison.

The shape of Gracewin's building fits in seamlessly with the planned residential development, and mirrors the adjacent lot structure to the west, preserving the character of the surrounding neighborhood. This fulfills a key requirement for the variance.

Additionally, Gracewin's design is consistent with the design of nearby properties outside of the Cedar Meadows Development, such as Benedictine Living Community.  There are currently no known multi-family structures with 9+ units in an N2-B District in Northfield to match aesthetics with.

Proposed Site Plan:

What is a Variance?

A variance is an officially approved deviation from the literal dimensional requirements of a local zoning ordinance. It allows a landowner to bypass physical property rules—such as setback distances, building height limits, or lot coverage maximums—without changing the actual underlying zoning designation of the property.

What is a Setback Requirement?

A setback requirement is a zoning regulation that mandates the minimum and/or maximum distance a building or structure must be set back from a specific property boundary, right-of-way, or environmental feature.

What is an Easement?

An easement is a specific legal right pinned to a specific section of land, granting active use to someone else.  Permanent structures can not be built inside an easement, because the easement holder must maintain uninterrupted access to that space.

It is Gracewin’s position that our design meets the goals of Northfield’s Comprehensive Plan and the requirements of their Land Development Code (LDC) to the best of our capability, however, lot irregularities, pre-existing easements on the site, and limitations of access points interfere with the stringent requirements of the LDC.  Gracewin's variance request addresses these genuine site constraints.

• The southwest corner of the building meets setback requirements outlined in the LDC.
• The LDC contains no explicit requirement that the entire south facade of the building must fall within setback requirements.
• The electrical easement restricts development within a defined zone along the site's southern boundary.
• With guidance that the site entry/exit not be located off of North Avenue, it has been positioned on Bluebell Road.
• The LDC calls for residential communities that prioritize walkability and fit well within the surrounding neighborhood fabric — Gracewin meets this with an extensive onsite and offsite trail system. 

The site's minimum-maximum setback requirements, combined with the Xcel Energy easement, leaves no way to build a marketable senior cooperative living design without a variance.

It is our belief that we have proven that practical difficulties exist within the site, and a Variance should be approved to allow our project to move forward and bring 47 new homes for Active Adults 55+ to Northfield to own.

Setback Requirements

Front Yard Setback from property boundary: 

• Minimum of 5 feet
• Maximum of 15 feet

Electrical Easement on Property

There is an existing Xcel Energy electrical easement on the property's southeast corner.

Site Entry/Exit Access Point (driveway)

Guidance from the City of Northfield indicates that North Avenue cannot serve as a site access point.  The driveway (and building entrance) must be accessed from Bluebell Road.

Irregular Lot Shape, Grade and Slope Factors

The lot itself is not a standard rectangular shape, but rather an "M" shape, with various easements or restrictions on all sides.  The grade on the site slopes down from west to east, with a wetland to the east and north side of the property.

Safety Considerations for Lighting, Shadows and Ice

The building's close proximity to the North Avenue, may cause slippery roads and sidewalks when temperatures drop below freezing due to the shade cast by a 3-story building.  Moving the building further away from the road would alleviate the shadow on the street.

The Neighborhood is more Rural than Urban

The N2-B district feels much more rural than an urban downtown location.  North Avenue has a 45mph speed limit.  Traffic moves faster than in downtown locations.

Matching Neighborhood Aesthetics