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<br /> 3701 40TH AVENUE NW | SUITE 100 | HUGO, MN | 55901 | 507.218.3745 | WSBENG.COM April 14, 2025 <br /> <br /> <br />Ms. Rachel Juba <br />City of Hugo <br />14669 Fitzgerald Avenue North <br />Hugo, MN 55038 <br /> <br />Re: Hugo 165th Study Area Alternative Urban Areawide Review (AUAR) <br /> <br /> <br />Ms. Juba: <br /> <br />Thank you for the opportunity to provide environmental documentation, traffic/corridor study, <br />stormwater and utility master planning services for the proposed 165th Study Area in Hugo (Project). <br /> <br />Minnesota Rules 4410 require environmental review for certain types and sizes of projects, <br />including those which could be proposed within the study area surrounding 165th Street in the City <br />of Hugo. In anticipation of development in this Study Area, which totals approximately 900 acres <br />(see attached Location Map), the City of Hugo is proposing to complete an Alternative Urban <br />Areawide Review (AUAR), which allows for review of multiple development scenarios based on <br />proposed land uses. An AUAR is an acceptable alternative form of environmental review to an <br />EAW or EIS and thus will allow future development within the Study Area to be “pre-reviewed” and <br />comply with environmental review requirements . An AUAR will analyze the development scenario <br />within the Project’s boundaries (Study Area). The scope of work below outlines development, <br />distribution, and adoption of the AUAR. In addition, preparation of the AUAR will also include a <br />traffic study and utility master plan. <br /> <br />SCOPE OF WORK <br />Up to three (3) development scenarios will be described and reviewed as part of the AUAR <br />development. It is assumed that one scenario will conform to the current Comprehensive Plan. Up <br />to two (2) additional land use development scenarios will be developed as described in Task 2 <br />below. <br /> <br />The City of Hugo will serve as the RGU for the AUAR. WSB will prepare the AUAR and associated <br />studies on behalf of the City and assist with distribution, comment response, and finalization of the <br />document for City Council consideration. The scope of work below outlines the associated tasks . <br /> <br />1. Meetings and Project Management <br />Upon authorization, WSB will initiate a kickoff meeting with the City to review Project needs <br />and develop a schedule for AUAR development. Following the kick-off, WSB and Landform will <br />meet with the City periodically to provide updates on the progress of the document (up to 3 <br />meetings). The schedule for these meetings will be determined at kickoff. In addition to internal <br />meetings, this task also includes preparation and attendance at up to two (2) Planning <br />Commission and City Council meetings to review the Draft AUAR prior to initial distribution and <br />Final AUAR for adoption. For the Traffic Study, this task includes up to eight (8) hours of agency <br />meetings. This task will also include general project management and correspondence with the <br />City. <br /> <br />2. Develop Land Use Alternatives <br />WSB will coordinate with Landform to develop three (3) land use alternatives for the AUAR <br />analysis. Of the three alternatives, one will be based off the city’s adopted 2024 Comprehensive <br />Plan. Landform will work with staff to schedule an open house in June/July to gather public