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POIS Premier N Banks Who we are. Where we've been. Where we're destined. We travel together. Donald B. Regan Founder, Premie, Banks 2866 WHITE BEAR AVE N - MAPLEWOOD, MINNESOTA 55109-1384 - PHONE 651-777-7700- FAX 651-777-3761 ' www.premierbanks.com January 13, 2022 City of Hugo Attn: Rachel Juba, Community Development Director 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Sketch Plan Review Application 15616 147th Street North, Hugo Dear Ms. Juba: Premier Bank ("Premier" or "we") has entered into a Purchase Agreement with respect to the property located at 5616 147th Street North in Hugo (the "Pro a ") and is considering the Property as a location for a new bank branch facility, which would replace Premier's current Hugo branch. The purpose of this letter and the enclosed Sketch Plan Application is to obtain feedback from the City of Hugo regarding the potential use of the Property as a bank branch facility. We believe this Property is a great location for a bank branch and that development of a bank branch on the Property would align with the City of Hugo's 2040 Comprehensive Plan and applicable zoning ordinances, allow Premier to better serve its customers in Hugo, and increase the local tax base. Our understanding is the Property is currently zoned Future Central Business (FCB) and guided towards Mixed Use under the City's 2040 Land Use Plan. Both the FCB zoning and the Mixed Use designation align well with a retail bank branch facility that would be able to provide access for both pedestrians coming from the adjacent core Downtown District and nearby residential housing and vehicle traffic via Highway 61 and 147th Street. Under Section 90-110 of the Hugo City Code, "[t]he future central business district (FCB) represents transition areas that have been identified as practical and generally suitable for future development as part of downtown." The Code specifically contemplates that "the city may rezone [property within the FCB district] consistent with the downtown plan." The City of Hugo Downtown Plan & Design Guidelines dated April 10, 2007 specifically identify "drug stores, banks, and specialty markets or small grocers" as "uses which support downtown residential neighborhoods... [and] are encouraged" within the downtown and immediately surrounding areas (See, Hugo Downtown Framework Plan, p. 10). This is the case even if such facilities "enhance their business by providing drive -through services..." Additionally, banks are specifically identified in the 2040 Comprehensive Plan as a type of use that would integrate well into a mixed -use environment (See, 2040 Comprehensive Plan Update, p. 64). In addition to this support from the City's zoning ordinance and land use planning, the use of this Property as a bank branch is further supported by the adjacent property uses. As of today, three of the four quadrants of Highway 6land 147th Street have been commercially developed, and this Property —located at the northwest quadrant of this intersection —is the only remaining property that has not been commercially developed. The commercial development of this Property as a bank branch would help to create a gateway into downtown Hugo and align with the City's goal of promoting infill development, especially downtown and along Highway 61, to preserve the "rural" lifestyle of Hugo (See, 2040 Comprehensive Plan, Vision Statement, p. 11). We are aware that under Section 90-221.1 of the City's zoning ordinance, a conditional use permit could be required to operate a drive-thru facility on the Property if the drive -through lane is closer than 200 feet from a residentially zoned property. We are confident that, if a CUP is required after additional site design is completed, Premier will meet all conditions to issuance of a CUP set forth in Code Section 90-37 and will be able to minimize any impacts to surrounding residential properties through the use of landscape screening or other measures. Equally or more importantly, Premier's MAPLEWOOD ' OSSEO ' ROSEVILLE ' WHITE [SEAR LAKE' BLAINE' HUGO ' NVOODBURV ' ANDOVER