2011.06.13 EDA Packet - Laserfiche WebLink

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DISCtiSSION OF THE CITUAREA The subject property is located at the northeast corner of Fenway Boulevard North and Fenway Boulevard Circle N. in the approximate center of Hugo,Minnesota. Hugo is a third to fourth tier suburb north of St.Paul and comprises an area of approximately 22 square miles on the westerly periphery of Washington County. Downtown St. Paul is located about 15 miles south, while Minneapolis is about 20 miles southwest. Hugo is bordered by Forest Lake Township to the north; May Township to the east; White Bear Township to the south and the city of Lino Lakes to the west. The city of Hugo is a growing community located in the northeastern metro area. This area in general has seen steady growth as the central portion of the Twin Cities has migrated outward. Communities such as Lino Lakes, Centerville and surrounding suburbs should continue to see growth as the Twin Cities experience urban sprawl.Hugo has a current population of approximately 12,022 people. This is a substantial increase over the 2000 level of 6,363 people. This is in spite of the three year moratorium on residential construction in the early part of this decade. Access to Hugo is very good, especially for a third to fourth tier suburb. Interstate 35E extends north and south just westerly of the westerly periphery of the city and provides ready access to downtown St. Paul within about 15 to 20 minutes. U. S. Highway 61, one block easterly of the subject property extends northerly from St. Paul and White Bear Lake through Hugo and north to Duluth. The city remains mostly undeveloped, with large areas of unimproved land. Land uses consist of single family residential subdivisions,some scattered agricultural uses and hobby farms, developing industrial areas as well as large areas of lakes and wetlands. The presence of many lakes within the city is helping to sustain strong single family residential growth.Residential development in the city is virtually all single family,with most of the housing newer and of good quality. Commercial development as expanded substantially in the past five years or so along Frenchman Road just easterly of Interstate 35#in the westerly part of the city. The complex of uses in this area include single family detached and attached housing,strip shopping centers and convenience goods and services. All of these facilities in this development have been constructed within the past four years. The Bald Eagle Industrial Park along Fenway Boulevard in which the subject property is located contains a number of large office/warehouse type properties similar to the subject property as well as smaller offices and a large mini storage facility. There is also some older,mostly steel on steel industrial buildings along 130`h Street N. - south of the subject property. Major growth in the city will most likely come from the development of single family housing for the immediate future. Commercial development is underway, but will probably accelerate as the population increases to support more businesses. The city is in the early stages of growth, and the outlook portends gradual or rapid growth for decades. 17