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178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM February 19, 2025 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Munger Property Sketch Plan Review WSB Project No. 027763-000 Dear Ms. Juba: We have reviewed the Sketch Plan for the Munger property. We have reviewed the following information related to this application: • Munger Property Sketch Plan Revised dated July 11, 2024, for Capstone Homes, Inc. by Pioneer Engineering – 5311 165th Street • Munger Property Narrative by Capstone Homes, dated January 27, 2025 Based on the review of the documents, we offer the following comments related to this application: General/Access/Existing Conditions 1. The subject property is located along the south side of 165th Street approximately one- half mile west of Highway 61. Two access points are proposed from 165th Street with connections also being made to Ferrara Avenue and Finale Avenue that were constructed as part of the Meadows at Hugo Development. 2. 165th Street is a rural section gravel roadway that is approximately 24-ft in width, with the exception of the first 400 feet of 165th Street immediately west of Highway 61. This portion of Highway 61 has bituminous surfacing. 3. The Hugo 2040 Comprehensive Plan identifies 165th street as an urban section minor collector from Highway 61 to Elmcrest Avenue with a future trail making connection to the Hardwood Creek Regional Trail. 4. The development team contends that 165th Street should remain a rural-section roadway base on a number of factors which include, but are not limited to size of developable parcels, presence of wetlands limiting buildable area along the corridor, and cost. 5. As part of a proposed upcoming study for the 165th Street corridor, staff would evaluate a number of different development scenarios along this corridor, project traffic volumes and patterns, evaluate appropriate location of trail, determine whether the roadway should be rural or urban, and timing of improvements. 6. Properties along 165th Street have not been platted and do not have dedicated road right of way. Property lines extend into the roadway. 7. The proposed development would need to dedicate the right of way along 165th Street. The width will depend on the outcome of the 165th Street Corridor study. 8. Past practice would indicate the developer would be responsible to pay an amount equal to the cost of constructing one half of an urban section roadway along their road frontage.