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Introduction and Purpose The Everton Avenue Neighborhood study area is approximately 2.3 square miles (1,500 acres) and is located near the western border of the City of Hugo (see Figure 1). It is bounded by 165th Street on the north, Highway 61 (TH 61) on the east, CSAH 8 on the south, and Elmcrest Avenue on the west. The City of Hugo adopted the Everton Avenue Neighborhood Final Alternative Urban Areawide Review (AUAR) in January 2002 and completed an update to the AUAR in 2007 and 2012. Pursuant to Minnesota Rules 4410.3610 Subp. 7, for the AUAR to remain valid as the environmental review document for the area, the document needs to be updated every five years until all development in the study area has received final approval. Since undeveloped areas still remain in the study area and the AUAR will expires in 2017, the purpose of this document is to update the AUAR pursuant to Minnesota Rules. The 2002 AUAR, 2007 Update, and 2012 Update included an analysis of the existing conditions as well as two development scenarios as follows: Option A - Existing Condition Option B - 2002 Approved Comprehensive Plan Option C - Concept developed based on public input To implement Option C, a Comprehensive Plan Amendment was required. This amendment was approved by the Metropolitan Council in 2002 and the City has moved forward with development in conformance with Option C. Option C is in conformance with the current Comprehensive Plan. The January 2002 adopted AUAR and subsequent updates are available for review on the City's web -site at http:/Iwww.ci.hugo.mn.us/auar. This report is intended to serve as an update of the AUAR, and includes a review of the areas that have and have not developed, an update to the environmental analysis as needed, and a review of the mitigation measures. II. Approved Development/ Current Conditions Figure 2 shows the location of the approved developments within the study area. Of the 1,500 acres in the study area, 575 acres have been developed. Since the 2012 AUAR update, additional development has been approved as follows: Prairie Village is fully developed Additional commercial development occurred in Victor Gardens North and Frenchman Place. Senior housing was added in Area C along with some dedication of new road right-of-way. Final Alternative Urban Areawide Review Update Page 1 Everton Avenue Neighborhood City of Hugo, MN WSB Project No. 10373 September 2017