We do think that there is a significant retiree market that exists within Hastings.”

Todd Stutz, vice president of land development for Tradition Development Corp.

The Hastings Planning Commission spent nearly an hour Monday night taking its first deep look at what could become one of the largest residential developments in recent years — a proposed 375-unit subdivision on 158 acres of farmland currently in Nininger Township.
The concept plan for Pleasant Valley Farms, presented Feb. 23, outlines a mixed neighborhood of 309 single-family homes and 66 townhomes on land owned by the Conzemius Family Limited Partnership. The property lies between Featherstone Road (140th Street), County Road 42 and Lock Boulevard, immediately west of existing Hastings neighborhoods and north of Hastings High School.
Because the land is outside city limits, it would need to be annexed into the City of Hastings before development could proceed. No formal action was taken Monday. Instead, commissioners offered questions and feedback during a concept review designed to shape a future formal application.
Community Development Director John Hinzman opened the discussion by emphasizing that the presentation was informal and intended to gather preliminary comments.
“This is not a formal application,” Hinzman told commissioners. “In larger, more complex projects, we often find it a good idea to have a time in which the developer can present the plan, get some preliminary comments or direction — things you like, things you don’t like.”
According to a memorandum prepared for the commission, the development would consist of approximately 375 housing units — 309 detached single-family homes and 66 attached townhome units — on 158.01 acres. The proposal also includes a 24.18-acre public park along the western boundary of the property and a private homeowners association amenity area near the southern portion of the site.
The land is currently open farmland and wooded slopes. Hinzman noted that the southern portion of the site sits roughly 50 feet higher in elevation than the northern portion, with a steep, wooded escarpment dividing the two areas. About 39 acres of open space and two acres of wetlands are present on the property.
The concept plan reflects those topographical features. Much of the wooded slope would remain undisturbed, incorporated into open space and parkland. Trails would wind through preserved woodland and connect upper and lower portions of the neighborhood.
A central feature of the proposal is the extension of General Sieben Drive northward from its current terminus at Featherstone Road to County Road 42 at Lock Boulevard. That extension would serve as the primary north-south collector street through the development.
The proposed parkway would have a 100-foot right-of-way and include sidewalks or trails on both sides, linking into the city’s broader pedestrian and bicycle system.
Hinzman said city staff have already begun discussions with Dakota County about aligning the future General Sieben Drive intersection with Lock Boulevard along County Road 42, particularly as the county considers reconstruction work in the area.
Commissioners also raised questions about neighborhood connectivity. One commissioner asked whether a stub on Roosevelt Road in the adjacent Pleasant Valley (“Presidents”) Addition would connect into the new subdivision to provide additional access points. Developer representatives said that connection had been discussed with staff and would likely be incorporated into future revisions.
City staff further recommended providing for potential roadway and utility extensions to the west, anticipating eventual development beyond Pleasant Valley Farms.
Before any lots are platted, the land must first be annexed from Nininger Township into the city. Hinzman said conversations have begun with township officials regarding annexation options.
In addition, the size of the project triggers a mandatory Environmental Assessment Worksheet (EAW). The EAW is designed to examine potential environmental impacts — including traffic, utilities, stormwater, wetlands and other factors — and determine whether a more detailed Environmental Impact Statement is required.
The EAW process includes a public review and comment period. Hinzman said that once the worksheet is completed and released, the city plans to host a neighborhood meeting to gather input from nearby residents.
Development of Pleasant Valley Farms will also require amendments to the city’s 2040 Comprehensive Plan. Although the land is within the city’s long-term urban service area, it is currently designated as “Second Stage” development. An amendment would move it to “First Stage” development and extend the Metropolitan Urban Service Area boundary to allow city sewer and water service.
The property would likely be rezoned to R-2 or R-3 to accommodate the mix of detached and attached housing.
Todd Stutz, vice president of land development for Tradition Development Corp., presented the developer’s vision for the site. Tradition Development has completed projects across the metro area, including Spirit of Brandtjen Farm in Lakeville and Cobblestone Lake in Apple Valley.
Stutz said the Hastings project would be developed in phases over eight to 10 years, with an estimated average of 50 housing starts per year.
The 375-unit total would include a range of lot sizes and housing styles. Larger 75-foot-wide lots would be located along premium view corridors and higher elevations. Sixty-five-foot lots would form much of the core single-family product. Fifty-five-foot lots would accommodate single-level “villa” homes aimed at retirees or downsizing residents. The 66 townhomes would likely consist of three- to four-unit buildings in the northern portion of the site.
Homes are expected to range roughly from the $400,000s to around $1 million, depending on size and location.
“We do think that there is a significant retiree market that exists within Hastings,” Stutz said, noting that attached housing can provide a more attainable price point than larger detached homes.
He emphasized that the development would be governed by architectural guidelines under a Planned Residential Development (PRD) designation, with front porches, varied materials and traditional design elements.
One of the most discussed features Monday was the proposed 24-acre neighborhood park along the western edge of the property.
The Parks and Recreation Commission is scheduled to review the method of park dedication. Much of the acreage includes wooded slopes and preserved natural areas, though flatter portions could accommodate play equipment or other amenities.
In addition to the public park, the development would include a roughly one-acre private HOA amenity area with a clubhouse and pool. Stutz said Tradition typically builds the clubhouse early in the project to provide an amenity for initial residents and help market the neighborhood.
Commissioners asked when the public park improvements would occur. Stutz said that timing would ultimately depend on annexation and city decisions, though the developer prefers early construction to enhance neighborhood appeal.
Traffic impacts were another major topic. Commissioners asked whether the traffic study would analyze both the General Sieben Drive corridor and potential routing toward Highway 55 and County Road 42.
Stutz said a full traffic analysis would evaluate existing conditions, “no-build” scenarios and full build-out conditions, as well as potential future controls such as turn lanes, signals or roundabouts. Hinzman confirmed that traffic analysis results would be incorporated into the EAW and reviewed by the City Council.
Staff comments included recommendations to address double-frontage lots along Featherstone Road, provide adequate buffering, prepare a tree preservation plan and refine right-of-way widths.
The Pleasant Valley Farms name pays homage to the Conzemius family’s historic farmstead on the property. A presentation slide included a photograph of the former barn, once known for raising Percheron horses, Poland-China swine and Milking Shorthorn cattle.
Stutz said the development would incorporate a monument or legacy feature recognizing the property’s agricultural history, reflecting Hastings’ broader commitment to preserving its heritage.
The Planning Committee of the City Council reviewed the concept in January and was generally supportive.
Planning Commission Chair Missy McGrath thanked staff and the developer for the detailed presentation and reminded attendees that additional opportunities for public engagement would occur as the project advances.
“This is just the beginning of the conversation,” Hinzman said.
If the annexation, comprehensive plan amendments, EAW, rezoning and plat approvals all proceed, Pleasant Valley Farms could begin construction as early as 2027, with buildout stretching well into the next decade.
For now, commissioners’ comments - on connectivity, tree preservation, park design and traffic - will be incorporated into future revisions as the proposal moves from concept to formal application.