Planning panel recommends council approve Hardwood Estates Third Subdivision preliminary plat and PUD

At a joint meeting of the Cannon Falls Planning Commission and Economic Development Authority, staff presented the preliminary plat and planned-unit development (PUD) for Hardwood Estates Third Subdivision and asked the commission to recommend approval to the City Council.

The item moved forward after a public hearing was opened and closed with no public speakers; staff said the development is running ahead of schedule and the EDA has relationships with two local builders, Fieldstone Family Homes and Johnson Ryland Builders, that have driven strong lot demand. "We wouldn't be in the position that we are without them," staff said.

The commissioners and staff discussed site features and conditions of approval. Staff confirmed the pond in the park is a retention pond and that the retention facility was created to serve the entire development; Chairperson Johnson clarified, "it's retention pond, not a swimming pond." Staff said the park will be a public city park completed in the project's last phase and noted the standard park dedication rule requiring 10% of residential subdivision land or a cash-equivalent fee. Staff said the proposed park area is about 2.55 acres while the formula would call for about 4.1 acres, and the EDA will need to provide either in‑kind land or additional cash toward equipment or trees.

Commissioners questioned unit types and phasing. Staff said the EDA and builders originally planned for numerous twin or townhome units on several lots, but market feedback and parade-of-homes marketing drove strong interest in detached single-family units. Staff described agreements with builders that allow model homes to be staged: Fieldstone bought lots and built models to generate sales, while Johnson Ryland planned a model half-twin for marketing. Staff said they have a contingency plan if attached twin lots do not sell as designed, and that lot widths in the PUD are generally larger than the minimum R-3 width (minimum 60 feet) with many lots at about 70–75 feet.

Infrastructure and construction logistics were covered: the developer said MnDOT required a right-turn lane on Highway 19 for the first two phases; a second outlet to County 24 will be required for third and later phases. Staff noted construction access may use a temporary gravel road from County 24 to reduce staging impacts on existing streets, subject to preconstruction agreements. The city’s consulting engineer (WHKS) is reviewing final specs; the fire department is tagging hydrants and staff agreed to coordinate on a hydrant standard during preconstruction.

Schedule and market timing: staff said, with approvals and favorable bids, they hope to break ground in the fall with lots possibly available in mid- to late summer 2026, but cautioned timing is weather-dependent. Staff reported three buyers so far from Cannon Falls and wider regional interest driven by the parade of homes; Fieldstone noted 54 visitors to its model during the fall parade.

The commission voted to recommend approval of Resolution 2025-03 (preliminary plat and PUD for Hardwood Estates Third Subdivision) to the City Council. The recommendation passed on a voice vote with no recorded roll-call tallies provided in the meeting record.

Questions raised but left as conditions for later review included final engineering/spec decisions (fire hydrant standardization), the EDA’s final park dedication cash or land payment, and specific lot acreage breakdowns staff said they could provide on request.