Hastings Planners Say Yes to Pleasant Valley Farms 400 Home Plan Change
TLDR
- The Hastings Planning Commission voted unanimously on Sept. 14 to recommend a comprehensive plan change for Pleasant Valley Farms.
- The neighborhood could have up to 407 homes (341 single-family and 66 townhomes) on land between County Road 42 and Featherstone Road.
- The City Council votes Sept. 21. Then the Metropolitan Council has to approve it.
- Nobody spoke at the public hearing. The street layout, lots, and blasting plans come later this fall.
Pleasant Valley Farms, the huge neighborhood planned north of Hastings High School, cleared another hurdle Monday night. The Hastings Planning Commission voted unanimously to recommend changing the city's long-range plan so the project can move forward. The city's staff report says it could hold up to 407 homes: 341 single-family homes and 66 townhomes. It's not the final approval, but it's a key step. Here's what it actually means.
What the Commission Voted On
This vote was about the city's comprehensive plan. That's a 20-year guide for how all of Hastings grows. It maps out where homes, businesses, and parks should go.
The plan only covers land inside city limits. Pleasant Valley Farms sits in Nininger Township right now. The city council and township already approved annexing it (bringing it into the city). That kicks in once the Conzemius family sells the land to Tradition Development. Since the city's borders are growing, the plan has to be updated.
The vote changed two maps:
1. The land use map. Most of the site would be marked "low-density residential." That means 3 to 6 homes per acre. Staff said that matches the neighborhood right next door to the east. Oakwood Cemetery and one existing home next to the site would be marked "institutional," which is how the city labels cemeteries and public spaces.
2. The sewer and water map. This one's called the MUSA (Metropolitan Urban Service Area). Basically, it's the line that decides where city sewer and water can go. Outside that line, homes use wells and septic tanks. The site moves inside the line.
"This Is Something That Was Planned"
City staff kept coming back to one point. This isn't a surprise. When Hastings wrote its 2040 comprehensive plan about 10 years ago, it already pictured homes here between 2020 and 2030. The city sized its sewer and water pipes for it, too.
"I think the key point of this is this is something that was planned," said John Hinzman, the city's Community Development Director. "The amount of density was planned at this level. The infrastructure, sewer, water was planned for this area."
One commissioner asked straight up if the city's system can handle the new homes. Staff said yes.
Why the Cemetery and One House Are Included
Here's a quirky detail. Oakwood Cemetery and one existing home on 140th Street aren't part of the development. But once the farm is annexed, both would be totally surrounded by the city. They wouldn't touch Nininger Township anymore. So they're coming along for the ride.
Nothing is changing at either spot. The only phone call staff got from mailed notices was someone checking that the cemetery won't be redeveloped. It won't. And staff said that home belongs to the same family that owns the farm, so they're in the loop.
What Neighbors Are Worried About
Nobody stepped up to speak at the public hearing. But about 25 people came to a neighborhood meeting on Sept. 3. Their top concerns:
- How close new homes will sit to existing homes on the east side
- How construction equipment will get in and out
- Rock blasting and digging, since the area has bedrock
One commissioner asked if those worries have been answered. Not yet. Staff said the grading and utility plans will show how much rock needs to come out and how. The developer has already done some testing out there. "I believe he's aware of that," staff said.
General Sieben Drive and a Safer Lock Boulevard
General Sieben Drive will be extended through the new neighborhood. The developer pays for it, not taxpayers. It'll be built in phases, starting near Featherstone Road and heading north to County Road 42.
That could take a while. Staff said the whole project could stretch up to 10 years. So don't expect General Sieben to connect all the way through right away.
The city is also working with Dakota County on moving Lock Boulevard a bit to the west. Right now it hits County Road 42 right on a curve, and it's hard to see. "It's not an ideal situation from a visibility standpoint," staff said. The idea is one full intersection where General Sieben and Lock Boulevard meet County Road 42. It could tie into the County Road 42 overhaul planned for 2027.
What About Parks and Townhomes?
A commissioner noticed the map doesn't show parks or higher-density housing. Staff said that's OK. Met Council staff confirmed townhomes fit under "low density." Parks get subtracted out when figuring density. The city may mark more of it as open space in its 2050 plan, which starts next year. We covered the park debate back in February, when the parks commission chose about 10 acres of park land.
What Happens Next
- Sept. 21: The Hastings City Council votes on the plan change. It also reviews comments from the project's environmental review. About five or six agencies and one person commented. Staff said nothing so far calls for a deeper review.
- After that: The Metropolitan Council reviews the change. You can read how that works in the Met Council's amendment guide.
- Later this fall: Tradition Development is expected to submit the preliminary plat. That shows lots, streets, trails, and open space. It gets its own public hearing.
The Bottom Line
Monday's vote didn't approve a single house. It updated the city's big-picture plan so the neighborhood can happen. The details most people care about, like home spacing, blasting, and traffic, show up with the plat later this fall.
If you live near County Road 42, Featherstone Road, or 140th Street, now's a good time to pay attention. You can read the city's environmental review info and check out KDWA's recap of the developer's open house. Then watch for the plat hearing notice. You'll have another chance to speak up. For how we got here, start with our story on the 375-home plan moving forward.
