HomeMy WebLinkAboutPC Packet 06.08.17AGENDA
HUGO PLANNING COMMISSION
THURSDAY, JUNE 8, 2017
HUGO CITY HALL
7:00 p.m.
A. ROLL CALL (Arcand, Kleissler, Knauss, Lessard, McRoberts, Rosenquist, Tjernlund)
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. May 25, 2017
D. PUBLIC HEARING
E. NEW BUSINESS
1. 2040 Comprehensive Plan: Prioritize Key Issues
• Kendra Lindahl, Landform
F. OLD BUSINESS
G. ADJOURNMENT
If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or riuba(&ci.hugo.mn.us, thank you.
Minutes for the Planning Commission Meeting of Thursday, May 25, 2017
Chair, Kleissler called the meeting to order at 7:09 p.m.
PRESENT: Arcand, Kleissler, Knauss, Lessard, McRoberts, Tjernlund, Rosenquist.
ABSENT: None.
STAFF: Rachel Juba, Planner
Rachel Leitz, Community Development Assistant
Approval of Minutes for the Planning Commission Meeting of April 27, 2017
Commissioner Knauss made a motion, seconded by Commissioner McRoberts, to approve minutes for the
meeting of April 27, 2017.
All Ayes. Motion carried.
Swimming Pool Ordinance
Leitz presented on the pool ordinance. She stated that the City does not have an official ordinance related to
swimming pool requirements and has been following building code requirements and setbacks related to
accessory structures when swimming pools are submitted for review. In discussions with residents and pool
installers, the City's requirements didn't accommodate for a reasonably sized pool. Because of this, the City
was approached by residents who wanted to discuss the variance process to accommodate their swimming
pools. Leitz stated that the Ordinance Review Committee (ORC) and City Council approved staff to prepare a
swimming pool ordinance for consideration. Leitz stated that the City's swimming pool ordinance provides
requirements related to building code and special provisions for property line setbacks, noise making
mechanical equipment, and permit submittals in one location. Leitz discussed the proposed swimming pool
ordinance including the three regulated swimming pools and property line setbacks. She stated that the
swimming pool ordinance will be in effect for all swimming pools constructed or installed subsequently to the
adoption of the ordinance. Staff recommended the Planning Commission open the public hearing and receive
comments from the public. Staff recommended approval of the swimming pool ordinance.
Chair Kleissler opened the public hearing at 7:21 pm.
No one was in the audience.
Chair Kleissler closed the public hearing at 7:22 pm.
Commissioner Tjernlund asked if there was a way to reduce the setbacks for noise making mechanical
equipment if the applicant could show that they are further limiting noise from these units.
Leitz stated that staff would look further research the setback requirement for noise making mechanical units
and see if there could be anything added to help further accommodate residents.
Commissioner McRoberts made a motion, seconded by Commissioner Tjernlund, to recommend approval of
the swimming pool ordinance.
All Ayes. Motion carried.
Planning Commission
May 25, 2017
Page 2
Revisions to Parking Ordinance
Juba presented on the revisions to the parking ordinance. She stated that staff has found the existing parking
requirements to be quite excessive based on experiences with the typical demand for parking associated with
various uses and also when compared with other community standards. She described the revisions staff is
proposing to address the excessive parking requirements found in the parking ordinance and to further clean up
the City Code for ease of use for residents and staff. Juba concluded by stating that the ORC reviewed the
parking ordinance and recommended approval of the revisions to the Planning Commission. Staff recommends
approval of the proposed text amendments to the City Code.
Chair Kleissler opened the public hearing at 7:35 pm.
No one was in the audience.
Chair Kleissler closed the public hearing at 7:36 pm
Commissioner Lessard made a motion, Commissioner McRoberts seconded, to recommend approval of the
revisions to the parking ordinance.
All Ayes. Motion carried.
Gopher State Ministorage— Site Plan
Leitz presented on a site plan application proposed for Gopher State Ministorage. The applicant is requesting
approval of a site plan to construct seven (7) buildings totaling 21,700 square feet for a ministorage facility.
The 3.27 acre lot is generally located north of 152nd Street and east of Forest Boulevard within the Peloquin
Industrial Park. Leitz described the site plan, in detail, specifically regarding the phasing plan,
fencing/screening, landscaping and lighting, street access, building architecture, and drainage/grading. She
stated that staff has reviewed the site plan for consistency with ordinance standards and the
commercial/industrial design guidelines and staff finds the proposed development complies with these
provisions. Staff recommended approval of the site plan for Gopher State Ministorage, subject to the conditions
listed in the resolution.
Commissioner Knauss asked if there would be any on site management or how the site would function.
Leitz stated that the applicant has indicated that the site will be operated remotely. Each renter will receive a
code, which they may use to access the site.
Commissioner McRoberts made a motion, Commissioner Tjernlund seconded, to recommend approval of the
Gopher State Ministorage site plan, subject to the conditions listed in the attached resolutions.
All Ayes. Motion carried.
2040 Comprehensive Plan Update
Juba gave an update on the ongoing 2040 Comprehensive Plan Update. She discussed the first open house,
which was held on April 19th at City Hall. She stated that 130 people attended and gave a summary of the
responses to the SWOT survey. Juba briefly described some of the upcoming meetings to look forward to,
including the June 8th Planning Commission meeting to prioritize Comprehensive Plan Key Issues.
Planning Commission
May 25, 2017
Page 3
Adjournment
Commissioner McRoberts made a motion, Commissioner Knauss seconded, to adjourn at 7:58 p.m.
All Ayes. Motion carried.
Respectfully Submitted,
Rachel Leitz, Community Development Assistant
L A N D F O R M
From 5ite to Finish
105 South Fifth Avenue
Suite 513
Minneapolis, MN 55401
TO: Hugo Planning Commission
FROM: Kendra Lindahl, Landform
DATE: June 1, 2017 for the June 8, 2017 Planning Commission Meeting
RE: 2040 Comprehensive Plan
1. Summary
The City has begun the comprehensive planning process as required by State Law.
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Tel: 612-252-9070
Fax: 612-252-9077
www.landform.net
As part of this process, the City hosted a joint Council/Commission workshop and an open house
with residents to review the vision for the City and to understand key issues of residents. The City
also posted a survey on their web site to supplement the workshops. Residents that could not make
it to one of the events were encouraged to provide feedback using the online survey. Residents,
Council members, and Commissioners were asked questions related to the strengths, weaknesses,
opportunities, and issues that stand in the way of achieving the City's goals.
The joint Council and Commission workshop was held on February 27, 2017, and an Open House
Workshop was held for the community on April 19, 2017 where 125-130 people attended. Hugo
received 11 responses to the online survey.
Key themes from these responses include:
Economic development
Managing development to keep small town feel, provide housing, and preserve natural
resources
• Transportation
In addition to the above opportunities for residents to provide feedback, the City also invited Urban
Land Institute (ULI) to host their "Navigating Your Competitive Future" for Hugo on May 16, 2017.
Four development and economic development professionals reviewed demographic, housing and
job data with the Council, Commissioners and staff and engaged them in a dialogue about how
Hugo can work with the current market to support development in the City.
A summary of the outcomes from each meeting is attached to this memo.
2. Action Items:
This is for the Planning Commission's information only. No action is required.
Landform®, SensiblyGreen° and Site to Finish° are registered service marks of Landform Professional Services, LLC.
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Attachments
a. February 27, 2017 Council and Commission Kickoff Responses
b. April 19, 2017 Open House Workshop Summary of Responses
c. Online Survey Summary of Responses
d. May 19, 2017 ULI Navigating Your Competitive Future Summary
2040 Comprehensive Plan
June 8, 2017
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Comprehensive Plan Update 2040
Council & Commission Kickoff Meeting
February 27, 2017 Meeting Summary
Meeting Attendees
Tom Weidt — Mayor
Joe Hoyle — EDA
Becky Petryk — City Council
Phil Klein — City Council
Bronwen Kleissler — Planning Commission
Cindy Petty — EDA
Mike Gallivan — EDA
Mike Miron - City Council
Scott Arcand — Planning Commission
Chantell Knauss — Planning Commission
Cathy Moore-Arcand — Parks Commission
Ranell Tennyson — Parks Commission
David Strub — Parks Commission
Nicole Schmid — Parks Commission
Cynthia Schoonover — Historical Commission
Andrew Tjernlund, new PC member - did not attend, sent replies via email.
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Comprehensive Plan Update 2040
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Small Group Discussion—Responses
Objective: To identify strengths and weaknesses in the current Hugo 2030 Comprehensive
Plan.
What are Hugo's greatest strengths? What makes the City a great place to live? Please
list at least 5 things you think make Hugo great. (Strengths can refer to the community,
the people, public facilities, natural resources, character, governance, etc.)
Large Group Discussion
• Great community members*
o Strong support network
o Welcoming
o Small town feel
o Generational "Deep Roots"
• Beautiful landscape, lots of open space*
• Great location*
• Great schools*
• Wonderful parks*
• On cutting edge of water conservation, re -use
• Collaborative community with other cities, school districts, and agencies*
• Low taxes for area*
• Strong community leadership, great staff, honest people
• Diversity of housing types
o allow people to stay in Hugo as they age
o Something for everyone (rural, urban)
• Functional government
• Safe
• Business Friendly
• Lots of open land
*Multiple groups said the same thing.
Individual Responses
a. Proximity to Metro; Diversity of housing opportunities for residents; Surplus of
lightly developed and publicly owned land (die is not cast); Low property taxes;
Unknown brand outside of NE suburbs (where's Hugo?); Established appealing
niche communities (equestrian, orchards, greenhouse, snowmobiles).
b. Functioning city council; Mahtomedi school district; Natural resources; Neighbors
c. WBL School District is great; Lots of parks for the kids; Lots of programs for kids and
families to get involved in; Country Living close to the city.
d. Safe; Solid Leadership, Open space/trails; peaceful.
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e. Diversity — of people, interests, landscape; Staff — cooperative nature, Futuristic view
f. Strong leadership at City Hall; City Council that works well together; A comm that
has good variety in house/age of; It's a rural comm — love driving in on Frenchman
Rd — corn fields on rt.
g. Smart reasonable leadership at City Hall — Dedicated City Employees; Clean,
comfortable, well -cared for environment; Friendly, welcoming neighbors; Great
Parks, beautiful ag environment, great trails.
h. Community support (Food Shelf, Tornado Clean up, etc.); Water abundance;
Location to major cities/venues; Open space — rural areas; Family Oriented (church,
school, parks).
i. Multiple types of housing — condo to farmland; Ability to stay living in Hugo until
you die if you want; Location to the downtown of St. Paul/Mpls areas; Governance
is pretty good — anyone is welcome at meetings; Lots of natural areas
j. Rural feel/small town feel; Great community members; Industry; Beautiful; Water;
Parks — Hanifl, Oak Park; Natural resources; Collaborative; Community; GND —
Community Feel.
k. Working together with our committees; Very updated city management team; Very
commuter school district; Strong influence on future development; Strong business
association.
I. The people — still feel connection, many have lived here over 40 years, their children
live here, etc.; still has a rural small town atmosphere; close to the cities; Low taxes
— good staff, hardworking, honest residents; We have a nice growing base of stores
& services.
m. Community members, very welcoming; small town/rural; Beautiful; School district;
Geoformically, Parks — Irish; Low taxes/Honest, good people; Good Governance;
Water conservation; Life cycle housing; Multiple housing types.
n. Competent/Strong Leadership; Geographical location to major city/open space;
Good variety in housing, small town feel; Community support (Food Shelf,
Tornado); Schools, parks, churches.
o. School Districts; Neighbors; Natural Resources; Functional Government; Staff;
Multiple types of housing; Life Cycle Housing; Location to Metro.
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2. What are Hugo's weaknesses? Where does Hugo fall short from your perspective? What
is missing that could better reflect the community vision?
Large Group Discussion
• Low availability of services
• City identity*
o Schools
o Recognition of the City— Where's Hugo
o Promotion of City
• Downtown*
o TH 61
• No entertainment/ destinations4Boring*
• No large group meeting locations / event space
• Transportation options are limited
o No metro mobility
o No busses
• Diversity
• Need Hotel
• Need more commercial and industrial
• Weak Roads
• Scattered development
• Limited freeway access off TH 61
*Multiple groups said the same thing.
Individual Responses
a. Scattered zoning based on actual early development of city; Limited freeway
and highway access outside of 61; Un -compelling downtown; Lack of
destination attractions; Some fairly basic amenities not near many Hugo
residents (pharmacy, restaurants, major retailer).
b. No nightlife; lack of restaurants
c. Silly but a Target or Walmart, 10 miles each way for these; Community center;
Still several dirt roads
d. School identity; Dining; Hwy 61 development; shopping
e. Well roundedness — restaurants; Cohesiveness — 4 school districts not drawn
together
f. Boring — friend said; Don't have restaurants/coffee shops on Hwy 51; Don't have
property developed.
g. The "downtown" draw
h. Local transportation within Hugo; more commercial development
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i. Gathering spots for large group meetings; Diversity of culture; Baseball area for
Hugo teams (or sport areas at all); Better variety of places to eat; Walkability
from old downtown is missing; Hwy 61 is a mess — not inviting.
j. Downtown (I think currently quaint — spruced up); Too Rural?; Diversity
k. Road planning and updating of the roads; more emphasis on Business moving
to Hugo; Improvements Hwy 61; Up-to-date fire protection
I. Work to help small businesses start, grow & thrive; More people to help fund
parks & development of fields, etc.;
m. Roads; Downtown/Encourage small business to thrive & grow; More retail;
Industrial Park/Technology/Office space; Diversity, not very diverse;
Improvements — Bus Service, more promotional; Availability of Services
n. Dining, retail, entertainment; Hotel facility (professional & wedding venues);
Destination; Commercial & light industrial development; Boring
o. Lacks Plays, Restaurants; Large group meeting locations; Diversity of Culture;
Hwy 61; Transportation
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3. What are the greatest opportunities in the community? What things do we do well
already, but could do better? What areas do we fall short in that we could be better at?
Where are the greatest opportunities for the community?
Large Group Discussion
• Water conservation
• Trail connections
• Redevelopment
• Transportation connections
• Developing an identity for the fractured school districts, growing schools*
• Economic Development
• Community gathering spaces*
• Embrace proximity to Twin Cities
• Connect with nearby communities to take advantage mutual amenities such as
equestrian & snowmobile trails
• Connect urban and rural residents
• Availability of land
• Weaknesses are opportunities
o Hwy 61 development
o Schools
o Services
• Take advantage of business association
• Diversity of housing types
• Changing work styles may allow more people to work from home / remotely.
Opportunity to develop as a tech center
• Create brand for Hugo
• Make Hugo a destination
*Multiple groups said the same thing.
Individual Responses
a. Indirectly Create an image/brand (using those words loosely) for Hugo from the
relatively blank slate it has to make it a destination for certain businesses or
residents; (Compare one's image, good or bad, of Lake Elmo, WB, North Oaks and
the lack thereof for Hugo); Embrace geographic proximity to the Twin Cities and
add amenities that make Hugo a destination (e.g. Free to build Tesla charging
station off Victor Hugo since there are none between Minneapolis and Hinckley);
Further streamline city administration and zoning to minimize property taxes for
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residents (eg., Rural residential vs typical residential); Cater to our existing niche
groups already established in the city and nearby cities to make Hugo a hub for
these groups.
b. Good trails, could be better connected; Connect rural/urban neighborhoods
c. We have land which draws people here; We have great schools
d. Hwy 61 "Downtown"
e. Planning; Parks/Activities
f. Bring in business that the City wants
g. Building a downtown destination — restaurants, etc.; Linking trails (continue);
PARKS, multiuse (Irish Ave)
h. Continue our water conservation efforts; expand into energy and recycling
i. Community events could be increased; We could probably use a middle school; We
could do better utilizing partnerships among businesses (or older population &
younger population); Diversity
j. Amount of land available for development; Lions Park/Irish Park; Housing;
Hugo/tour de Hugo Event
k. Family; Great Activities throughout the year; Parks & Land use
I. We have a well-educated, connected community, hardworking
m. Hard working; Above average income; New elementary school; Amount of land;
Hugo Business Association; Affordable Housing; More promotional — draw people
here
n. Water conservation, energy & recycling; More trail connections; Transportation
corridor opportunities; Redevelopment
o. Economic development, Community "Gathering" space; Several school districts but
no community link; Connect rural and urban neighborhoods; School Growth
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Comprehensive Plan Update 2040
4. What things stand in the way of achieving the opportunities or maintaining our
strengths? What threatens the community or city from achieving their goals?
Large Group Discussion
• Lack of Funding*
• Trunk Hwy 61 Widening
• No LGA Funding
• Fear of change
• Transportation Routes
• Keep transparency
• The "squeeze"
o Hugo is in the middle of developed communities
o Other community actions reflect on perceptions of the community
• Rely on other communities
• Availability of natural resources
• May not be able to control the market to meet Met Council's requirement for
affordable housing.
*Multiple groups said the same thing.
Individual Responses
a. All things to all people approach leaves Hugo only somewhat compelling a number
of residents and potential residents (e.g. not rural nor suburban, some heavy
industrial with some million dollar homes, etc.); Significant growth chokes up
highway 61 making traffic and issue for residents and businesses; Hugo gets a
associates with some undesirable traits and development slows in approved areas;
Zoning does not reflect modern needs of business (e.g. Too light industrial and too
much retail, or vice versa); No flagship developments occur to spur reactionary
further developments.
b. Lack of resources to develop parks and trails
c. Lack of funds to keep up with road maintenance and future expansion; No real
shopping areas to keep residents here, we have to leave to get everything we need.
d. No comments written.
e. Squeeze — 35F FL WBL; Speed & Position
f. Cost; Lack of community involvement
g. $-> opportunities; Fear of change
h. Need to emphasize openness and transparency
i. People to organize the opportunity
j. Resources/Money; Hwy 61
k. No comments written
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I. Development of downtown
m. No comments written
n. Freeway interchanges out; $$; Emphasize transparency & openness; fear of change
o. No comments written.
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Participant Responses
April 19, 2017 Open House Meeting
The following is a summary of the responses received at the Open House Workshop on April 19,
2017. Staff estimates that approximately 125-130 people attended the Workshop.
Objective: To identify strengths and weaknesses in the current Hugo 2030 Comprehensive
Plan.
1. What are Hugo's greatest strengths? What makes the City a great place to live? Please
list at least 5 things you think make Hugo great. (Strengths can refer to the community,
the people, public facilities, natural resources, character, governance, etc.)
Comment/ Theme 0 1
# of People
Great trails/ trail development
9
Generational history of community, community support,
friendly people
8
Like Small town/country feel / not overly developed
8
Blend of Rural and City Living / diversity in neighborhoods
6
Local government functional and welcomes community
input
6
Proximity to Freeway and Twin Cities
6
Low crime rate
5
Great parks and park planning
4
Low taxes (relative to surrounding areas) / Conservative
government spending
4
Open spaces, wild life, natural resources
4
Resources available for residents (bank, restaurants,
grocery, dining, medical, hair care)
4
Clean environment and community
3
Affordable place to live
2
Feed Mill is a resource
2
Population growth
2
School District 624
2
Natural setting
1
Common areas have decor and detail put in
1
Ease of traffic flow
1
Elementary Schools
1
Good long range planning
1
Hugo Senior Club
1
Low population density
1
New areas are clean and have high curb appeal
1
Pedestrian connections (across 35 E)
1
April 19, 2017 CITY OF
Open House Thr n
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2. What are Hugo's weaknesses? Where does Hugo fall short from your perspective? What
is missing that could better reflect the community vision?
Comment / Theme llllllllM I
# of People
Lack of restaurants, shopping and attractions, and
amenities; diversify options
13
Need better trail system to rural areas and urban amenities,
biking trails
5
Lack of public transportation
5
Loss of the Country feel and lifestyle / too much
development
5
Need more job opportunities and businesses
4
Too many garbage pick-up companies
2
Lack of diverse population / not accepting of minorities
2
Dependence on Met Council
2
Need big box retail
1
More community events
1
Lack of churches
1
Access to 35E and 35W
1
Lack of community feeling — not having a downtown
2
Stray dogs / animals in rural areas
1
Would like to see a more traditional downtown (like White
Bear Lake or Stillwater)
1
Need more development on 61
1
Need more industry near freeway
1
Need to get away from the "Help us Get Out" attitude
1
Developing so/too fast
1
Lack of affordable single family housing
1
No destination venue to attract people or businesses
1
Too much multi -family housing
1
Beautify 61
1
Walkability / speed limits
1
Noise pollution
1
Hugo Open House, April 19, 2017. Page 2
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3. What are the greatest opportunities in the community? What things do we do well
already, but could do better? What areas do we fall short in that we could be better at?
Where are the greatest opportunities for the community?
Comment / Theme
# of People
Support business development (including shopping,
entertainment and restaurants) and increase commercial tax
base
9
Developing public trails, sidewalks and parks (for
pedestrians and cyclists)
6
Protect water supply
3
More development of downtown area
3
Mayor and Council really listen to the people, more
meetings like this!
3
Need an outdoor pavilion / need more community events /
farmers market
3
Protect natural resources / open space
2
Develop in a positive, well planned way / Still enough space
in city to make long-term comprehensive plans / Manage
growth
3
Traffic speeding on residential streets that don't have
enough patrols
1
More public transportation
1
Preserve Eastern Hugo as a "rural sanctuary"
1
Support rural feel within driving distance to Twin Cities
1
Work with Lino Lakes to develop land by 35E
1
Proximity of ground water flooding homes
1
Expand capabilities of compost site
1
Work with schools before development
1
No more townhomes—need more single family
1
Too much housing being built
1
Keep small, close-knit community and not develop into
urban environment
1
New residents + lack of information when first acclimating
1
Safety — learn from other communities that have successful
programs
1
More assisted living and continuing care facilities
1
Hugo Open House, April 19, 2017. Page 3
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4. What things stand in the way of achieving the opportunities or maintaining our
strengths? What threatens the community or city from achieving their goals?
Comment / Theme
# of People
Overpopulation / population growth rate / too much
development
5
State Legislature / Met Council
3
Provincial thinking / resistance to change and progress
3
Middle School / High School — Keep our kids in our
community
3
Closing Withrow Grade School / Expansion of Washington
County School District
2
Need a main business district / lack of developer for
business growth
2
Government makes it hard to start a business here
1
Infrastructure (parks, trails, city feel) hasn't caught up with
development (p37)
1
Unwillingness to focus on community needs vs personal
appropriation
1
[Not enough] property close to 35 E for development
1
Access to 35 E and 35W as community grows
1
Not sure of our identity as a town — are we a rural small
town or a suburb of the Cities? (p37)
1
Property taxes are too low
1
More trails on lakes
1
Need more corporate business
1
Road maintenance
1
The City getting too hung up on their plan. Need to work
with residents, be creative
1
Council against growth. The area west of Festival should
have been developed more.
1
Gun club
1
Hugo Open House, April 19, 2017. Page 4
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1. Are there any changes you would like the City of Hugo to consider regarding your
property?
- Long term plan for Rice Lake as a fishing Lake and ordinary high water mark of 925 feet
(John Waller, 14010 Homestead Ave N)
- I would like to see the land use for County Road 41170th Street change to low density
residential or mixed use rather than Business Park. Also, city sewer/water for the
residents of these properties. (Dennis and Laura Rausch, 4681 170th St N)
- Waters Edge Town Home Association; More attention paid to condition of public
sidewalks (breaking up, danger for tripping, etc) Sometimes also paths not plowed in
winter. Overall, however, fairly pleased with Hugo's attention to property and other
community needs. (Alan Hagstrom, 5063 157th St. N)
- Smaller lot size in the rural residential area. It's now 10 acres. Most of the surrounding
developed areas are 5 acres or less. (Catherine Scobie, 12140 Illies Ave N)
- Don't force current residents east of Greene Avenue and north of 147th Street (Oneka
Lake Boulevard) to hook up to city water and sewer. As an employee of another City's
public works department, I am abundantly aware of municipal problems that affect our
homes. (No name)
- It distresses me to see the proposed trail around Oneka Lake because that move would
require use of eminent domain to take my wife's and my property... despite the
previous Mayor's promise that eminent domain would not be used in such a
circumstance. (Thomas Raster, 15227 Greene Avenue)
- No- But I hope you will carefully consider what is done with the Withrow Elementary
School. We only have a few things in our town. We hope it's something that the
community can embrace. (Meghan Greeder, 9113 122nd St N)
- Increase the housing density level of the former Sever property (now the Graves
property 6822 Oneka Lake Blvd. N). Possibility of sale of my land to the City of Hugo for
a park. (Richard L. Graves, 6822 Oneka Lake Blvd. N)
- No. We plan to continue to use our property for agricultural uses for next 25+ years.
(Karyl Hylle, 6570 Egg Lake Road N)
- Maybe. Wondering how my property got its mixed use designation. I think there needs
to be more of a buffer between the highway and sunset Lake off of Greystone. Keeping
the residential homes zoned rural residential may be better than allowing mixed use.
(Cindy Petty, 6425 175th Street)
I would like to know in advance when water and sewer will be installed -currently on a
well & septic. Will need to know the expenses so we can budget ahead of time. (Liz
Quicksell, 6477 Egg Lake Road )
Hugo Open House, April 19, 2017. Page 5
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- Want to know how the housing development that is coming up to our back fence (we
are agricultural) is going to affect us. Like to see a big privacy fence put up by the
developers to keep people off our property. (Arta Rider, 16075 Elmores Ave)
Setbacks (Glenn & LeeAnn Steffens, 165th & Everton)
- I have an interest along with adjacent owners to work towards getting sewer & water
to the 165' / TH 61 area for a suitable plan with the city & neighborhood interests. (Ed
Kieger, 1253 128th Circle NW, Coon Rapids)
Please expand MUSA along County Road 8 east to xx Ave and south to City limits. (John
Waller, 14010 Homestead)
- Concerned about basements flooding in Heritage Ponds (Kevin Church, 4520 Heritage
Pkwy N)
- We would like City water and sewer. (Tom and Joanne Benick, 16511 Street South)
- Elmcrest north of development to 17611 dirt road used a lot for traffic to access Forest
Lake (Tom Zollinger, 5040 165th)
- Our family owns two parcels in Hugo that we plan to develop. The homestead (at the
above address) is an 80 acre parcel and the second 40 acre parcel is located off
Greystone Avenue North, approximately a half mile north of the homestead. For the last
108 years or since 1910, our family has lived and farmed both parcels. As a follow up to
the Comprehensive Plan Update 2040, 1 am providing a narrative regarding question #1
and concern over the 10 -acre minimums.
80 -Acre Parcel:
It is our family's' desire to create home sites on these beautiful rolling hills within the
attractive Mahtomedi school district. As we have previously discussed, a large portion of
our property has building restrictions, due to the adjacent BESA range and the statute
on building within a 750 ft. perimeter.
We would like to propose two points for the future development and resale of our land:
1.) We desire to put at 750 ft. perimeter from the BESA line into a conservancy
easement or something similar in order to keep that all open space.
2.) In return, instead of the current 10 -acre lot designation, we would like to see the
minimum reduced to 3-5 acre lot size requirements. Smaller lots will be necessary to
create two developments that will all share in the conservancy easement or similar
(open area) along the BESA line.
We will lay down two roads: one off 125th Street North and the other off Goodview
Avenue, which will be a significant investment not only to the betterment of the
development, but also enhancing the Hugo community.
Hugo Open House, April 19, 2017. Page 6
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40 -Acre Parcel:
If you look at this parcel from an aerial view, it is near other home sites that currently
stand on 3-5 acre parcels, yet I am required to keep in 10 acre? In order to do this
project the right way for the landowner and the City of Hugo, I feel a road would is
needed to set back a group of homes in a smaller lot development with the ability to
keep much of the property in open space. —John Axelson & Family, 12317 Goodview
Ave. N, White Bear Lake
2. Is there anything in the existing City of Hugo 2030 Comprehensive Plan that you
would like to see modified as part of this update?
- The MSA district should extend east along County Road 8 corridor and south to City
boundary line. The City should begin wetland banking botanical wetland parklands. City
should support dividing Rice Creek Watershed District at Peltier Lake Dam and create a
new district upstream of dam. The City should being study to understand Rice Lake
Ordinary High Water Mark of 925.0 feet. (John Waller, 14010 Homestead Ave N)
- Do not change CR 4/1 70th Street to Business Park -this doesn't make sense being so far
away from the other businesses and the City. (Dennis and Laura Rausch, 4681 170th
Street N)
I am concerned about the number of new wells and the ensuing dense housing. Reduce
the number of wells from five to two. Only one house per acre. (John Rawson, 12686
Ingersoll Ave N)
- No future city sewer & water unless it will be built in the next few years. (Catherine
Scobie, 12140 Illies Ave N)
- Keep the small town feel. (Mike Jones, 6603 14511 Circle N)
- I am a big fan of parks & trails but their development should not negatively impact
private property owners. There should not be any use of eminent domain.(Beth
Hargarten, 15936 Harrow Ave N)
- I live in the City Hall / Lions Park neighborhood and I plan on sending our son to Hugo
Elementary. We would like to see a walk bridge over 61 to both connect the
neighborhoods through downtown and create a safe walkway for our children to cross
61. This would also bring more foot traffic to lions Park because parents would feel
safer with their kids crossing the Hwy. We are also in support of revitalizing Lions Park
and including a splash pad. Thanks! (Gina Hermann, 5421 14611 St N)
- Curious about the medium density residential area off of 17011, west of 61. (Cindy
Petty, 6425 175th Street)
- Concerned about the proposed city trail on Hwy 8/13711 taking some of the right of
way in front of my house. (Liz Quicksell, 6477 Egg Lake Road )
- We live in an area slated medium density, so obviously would be against the change in
rural character and semi -privacy that country living provides. Hoping to retire in that
spot. No changes to 180th St N. Nice semi -rural road. All the neighbors on 18011 like the
way it is! 3-5 acres per household. (Scot Thayer, 5955 180th St N)
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- Please remove the planned City trail from the east side of Rice Lake. Wild life that
formerly lived on the west side of Rice Lake has been crowded out by development and
needs the remaining space. (Rachel Waller, 14310 Homestead Ave N)
We are not wanting to hook up to sewer if development occurs beyond us and line
extends to Cty Rd 8. (Karyl Hylle, 6570 Egg Lake Road N)
- Have the trails extend from 140' to WBL Currently an entire neighborhood is isolated
unless we walk/ ride on 61. (Jessica and Kenneth Miller, 13767 Forest Blvd N)
There are a lot of new home starts north of Frenchman Rd off Elmcrest. Currently,
when you exit off Hwy 35 and go east on Frenchman Rd, you cannot turn left to go
north on Elmcrest. A lot of people are taking U-turns at the next light (at the Kwik Trip
corner) so they can get back to Elmcrest quickly and take a right to go north. I have a
lot of near accidents at the light due to so many people pulling a U-turn. I highly
recommend cutting into the median and providing a left-hand turn land for all of the
residents traveling on Elmcrest every day. The current comprehensive plan offers a long-
term fix to this but is dependent on planning and funds coming from Centerville
because it is a shared road. I hope Hugo can address this soon and not leave it to time
and chance. A lot of people are walking and biking up and down Elmcrest. There are no
sidewalks on Elmcrest and with the increased vehicle traffic, it is dangerous. (Mike
Dwyer)
Hugo Open House, April 19, 2017. Page 8
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Map Responses and Comments
WHAT ELSE SHOULD WE BE THINKING ABOUT?
- Slowing traffic on Old Frenchman Road
- Schools as we grow — Middle school
- Middle school and High school
- Family restaurant— 3 comments
- Pharmacy/Walgreens
- Compose Monday like 1000 to 200 for seniors
- How about a Fleet Farm — men & women store
- Highway 61 — Caribou Coffee
- New watershed district — Upper Rice Creek, Hardwood Creek, Clearwater Creek beings at
Peltier Damn and upstream
- Stop all the parks that the City will have to maintain. I am sick of paying for people to
recreate at my expense. (Grace LaValle-Schostag)
- Bike path along Elmcrest Ave. Lots of bikes/joggers with no path or shoulder.
- Fix Hwy 61 to 4 lanes soon. Traffic everywhere. Frenchman Road plant in native plants so
don't have to irrigate it or use chemicals down the storm sewer. (Grace LaValle-Schostag)
- Add city sewer and water on 165th St. (Tom & Joannie Benick)
- Irish Avenue Park — it's a nice space with lots of potential for trails, snowshoeing, cross-
country skiing, etc. My family enjoys the quiet country feeling there.
- Reading the meeting notes from the 2/27/17 Comp Plan initial meeting, I got the
impression that some people want Hugo to be "everything." I ask why? Businesses, etc. in
Forest Lake and White Bear Lake and other places have all that "stuff." We don't need
more restaurants, fast food, hardware stores, big box stores, etc., etc. Let's keep Hugo
more rural... a sanctuary of relative calm ... more of a "bedroom community" where people
live, not go to shop, etc.
SIDEWALK & TRAILS MAP COMMENTS
- Talk to Lino Lakes about Hugo building trail on Elmcrest westside.
- Short-term link from Everton to Elm (see map for location)
- Extend bike trail/sidewalk from Co. Rd. 8 to Geneva for safety of children
- Kathy Schmit — Don't want a trail going through my back yard (near Rice Lake).
- Thomas Raster — 15227 Greene Ave., Hugo MN, 55038 — I absolutely oppose the taking of
our lakeshore property for a "proposed trails" around Oneka Lake!
- Mountain Bike Trails on old gravel pit.
- Jessica Miller — Continuing trail or sidewalk down residential side of South 61 between
140th and 130th and beyond (13767 Forest Blvd. N).
- Unless it's a privately owned lake, area, etc., the walking trails are great for providing access
and nature trails. The "NIMBY" Sayers will always want to hog beauty for themselves.
"NIMBY" Not In My Back Yard
Hugo Open House, April 19, 2017. Page 9
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FUNCTIONAL ROAD CLASSIFICATION MAP COMMENTS
Hwy 61 — Future 4 lanes
CR 8 (just east of west city limit boundary) — U-turns
CR 8 (just north of 165th St N) upgrade gravel
Hugo Open House, April 19, 2017. Page 10
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CITY of Hugo 2040
EST. 1908 Comprehensive Plan Update
Online Survey Responses
April -May 2017
1. Are there any changes you would like the City of Hugo to consider regarding your property? If
yes, please describe specifically the changes you would like to see for your property (this may be
a change in land use designation, preservation of significant natural resources, etc.)
Comment / Theme
Allow residential districts to have a small number of chickens —Bob Rogers, 14491 Glenbrook Avenue N
We would like to have a few chickens for fresh eggs. Surrounding cities allow this in residential areas.
—Elizabeth Rogers, 14491 Glenbrook Ave N
Allow chickens but no roosters in residential properties.
Less housing
The Industrial designation next to my property, I believe it will only take away from the value of the natural
resources in this location, with Hardwood creek so close to this location. Contamination of a lake fed creek
would be unavoidable long term, and the stripping of a large volume of trees would be necessary, one of
the last highly wooded areas in the Hugo 2030 MUSA boundry. It will only hurt property values of the
surrounding residential zones. —Thomas Zollinger, 5040 165th St
No, my property is great how it is. I preserve natural resources and want to see Hugo continue preserving
natural resources.
No. —Ben Krull, 15350 Everton
2. Is there anything in the existing City of Hugo 2030 Comprehensive Plan that you would like to
see modified as part of this update? If yes, please include a brief description of what you would
like to see modified or changed in the 2040 Comprehensive Plan Update.
Comment/ Theme
More space designated for Retail and Restaurant Space, less industrial zones, and availability of executive
lots 1-5 acres. This would enable more walking availability businesses. —Ryan Allshouse, 5310 159th St N
None at this time. —Elizabeth Rogers, 14491 Glenbrook Ave N
Further encourage the preservation of agricultural areas (outside the urban service area) and protect
sensitive natural resources. Identify the expansion of Highway 61 has a high priority that may require
Washington County and the City of Hugo to set up pressure on MnDCT to invest in the corridor. —Bob
Rogers, 14491 Glenbrook Avenue N
Need more retail and downtown draw. Hugo residents are traveling to Lino Lakes, White Bear, and Forest
Lake for dining, shopping, pharmacy, etc. We already have great resources established for health, dental
and child care.
More commercial, less high density housing —Ben Krull, 15350 Everton
You need more roads for the housing your putting in. Highway 61 is already congested and can't handle
the amount of traffic on it! Adding in these housing developments with no roads to support it is crazy!
concentration of high volume zones (industrial, Medium/ High occupancy residential and commercial)
around the higher commuted roads and with access to public transportation. Large lot residential, and
single family homes around the existing natural resources in an effort to leave them undisturbed as best as
possible (high density trees, Creeks, rivers and lakes) —Thomas Zollinger, 5040 165th St
Focus on being a sustainable city, and how Hugo will control land use while preserving natural resources
and groundwater in the future.
April 19, 2017 CITY OF_
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3. What are Hugo's greatest strengths? What makes the City a great place to live? Please list at
least 5 things you think make Hugo great. (Strengths can refer to the community, the people,
public facilities, natural resources, character, governance, etc.)
Comment / Theme
The people; Street and utility maintenance; sense of community; quality of schools and parent engagement,-
Park
ngagement;Park and field access.—Ryan Allshouse, 5310 159th St N
natural resources, parks, law enforcement agreement with Washington County, good access to I -35E. —Bob
Rogers, 14491 Glenbrook Avenue N
Space to build homes or businesses, friendly neighbors, proximity to 35E.
Community Neighborhoods Schools Proximity to downtown Affordable housing/property tax
I think the city has done a great job planning and think our parks are some of the best for families. Also
good balance of commercial and residential. —Elizabeth Rogers, 14491 Glenbrook Ave N
Nice parks, recreation programs are great, low crime, nice streets, and like community events like Tour de
Hugo.
1. Open spaces. 2. Close proximity to St. Paul. 3. Small town feel. 4. Good schools. —Ben Krull, 15350
Everton
It use to have a country feel to it before you started over developement
1) Location and proximity to both downtowns. 2) Small town community attitude and direction. 3)
Progressive environmental attitude toward stormwater reuse, parks and trails. 4) Community involvement
and programs within Hugo (Fair, tour de Hugo, Medallion hunt) etc. 5) A well rooted community with
generations of families that have stayed here. 6) responsible business solicitation/ not an overwhelming
amount of 1 type of business, negative example would be the amount of car dealerships in maplewood 7)
Excellent building potential 8) Professional and helpful Building/ Permit department
—Thomas Zollinger, 5040 165th St
1. Preserved natural resources; forests, wetlands, prairies, etc. 2. Hugo has plenty of wildlife and preserves
wildlife habitat (similar to above comment). Very fun to watch wildlife in backyard. 3. Low density housing
with land. 4. Hugo maintains a fairly peaceful, rural community. 5. Hugo removes snow from main roads/
well traveled roads well in the winter time. 6. Hugo has a great and informative City Newsletter for citizens.
7. Hugo cares about groundwater conservation and is doing innovative practices to protect groundwater
sources 8. Hugo supports veterans and families.
Online Survey Responses April -May 2017. Page 2
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4. What are Hugo's weaknesses? Where does Hugo fall short from your perspective? What is
missing that could better reflect the community vision?
Comment / Theme
Density of houses in proximity is to high; Lack of down town/business area; lack of businesses and
proximity to residents; traffic flow to houses and schools and through neighborhoods; lack of
entertainment for various age groups; Distance of High School from Hugo. —Ryan Allshouse, 5310
159th St N
slow growth in industrial/manufacturing businesses that provide living wages, lack of a downtown
district. —Bob Rogers, 14491 Glenbrook Avenue N
Slow rate of change. City assumes everyone wants to hold on to the past when most people want
ammenities to avoid driving ten minutes in either direction.
While I appreciate the small town feel, Hugo is missing the opportunity of keeping residents dollars
in Hugo. We have some great land spaces off the freeway as well as near the downtown area to
really draw our community spaces and provide adequate retail and resources.
Allowing a few chickens To fit with the "rural" feel —Elizabeth Rogers, 14491 Glenbrook Ave N
I wish we had our own middle school and even high school. I wish we could attract more
restaurants and businesses.
Areas of Hugo are being over developed. The existing infrastructure does not support this. For
example, the intersection at 149th and Everton is unsafe. There is not enough local shopping.
Another grocery store is needed to increase competition and reduce prices. More restaurants are
needed within the city limits.—Ben Krull, 15350 Everton
No stores, not enough schools to handle all housing, not enough roads.
1) General lack of shopping/ restaurants/ entertainment. 2) Access from 35W 3) Traffic
—Thomas Zollinger, 5040 165th St
1. Hugo does not always provide a quick response to citizen requests or complaints. 2. Hugo does
not enforce some ordinances well/does not complete quick inspections when someone is not in
compliance with ordinances/is impacting natural resources. 3. Not much variety in transportation
options. Too many people commute from Hugo by themselves via car. It would be great to have
more bus service in Hugo to have additional commute options.
Online Survey Responses April -May 2017. Page 3
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5. What are the greatest opportunities in the community? What things do we do well already, but
could do better? What areas do we fall short in that we could be better at? Where are the
greatest opportunities for the community?
Comment /The
Business development and plan for future down town area that can be executed. —Ryan Allshouse,
5310 159th St N
Lion's Park, vacant properties along Highway 61 and CSAH 8 west of Hwy 61. —Bob Rogers, 14491
Glenbrook Avenue N
There could be more community pride if we had more places to gather for families/children. It
currently feels like a drive through suburb but not a destination. Additionally, Hugo could have a
successful Farmer's Market in a visible business district.
We have the potential to make Hugo a healthy balance of rural/small town feel while keeping our
community happy to stay and grow our local economy rather than giving our dollars to
neighboring communities.
Wonderful parks and community events. Hugo good neighbor days is a family favorite including
the parade. There are some homes that are run down and a bit of an eyesore that the city could
maybe assist in cleaning up. Goodview should have been rebuilt with a walking path from 145th
to 140th. Too late now but very dangerous and widely used by many bikers and pedestrians. —
Elizabeth Rogers, 14491 Glenbrook Ave N
I think the city has done well being careful with tax increases, but I wish we had more money for
the Lions park and a middle school. Also seems like there are no new housing developments below
$350k
Develop available spaces appropriately. Support construction of houses people want to live in
longterm. Temporary and high density housing does not strengthen the community because it
tends to be used as a transition for young families into single family housing. A high housing
turnover rate weakens the community.—Ben Krull, 15350 Everton
leave it how it is!
Growth will be the biggest opportunity for Hugo, facing the squeeze by white bear lake and forest
lake. Being a place to go to, instead of driving through. Partnering with neighboring communities,
for access, competition, and involvement. —Thomas Zollinger, 5040 165th St
1. Hugo has a great opportunity to explore more solar energy options or wind turbines. It would be
great if Hugo could offer some funds for homeowners to install solar panels. Hugo has the land to
explore renewable energy. 2. 1 love what Hugo is doing with stormwater management for the
developing areas. I hope to see the City continue to do more innovative and sustainable practices.
Reuse is a great way to help preserve our groundwater. 3. 1 think Hugo can do more for building
resiliency for a changing climate. Whether or not we like it, climate change is happening and cities
must intertwine land use and water resource planning to preserve and protect our resources, and
reduce climate change's effects. Hugo should work towards becoming a GreenStep city. For
example, I would like to see Hugo promote native plants over sod for new developments and be
energy efficient. 4. It would be great to add bike lanes on main roads so it's safer to bike. 5. 1
would also like to see more support of local farmers from the City. For example, encouraging local
restaurants to sell food made with local farmers' products, or having farmers represented at the
Hugo Good Neighbor Days.
6. What things stand in the way of achieving the opportunities or maintaining our strengths?
What threatens the community or city from achieving their goals?
Comment / Theme
Lack of businesses. —Ryan Allshouse, 5310 159th St N
market conditions, long time residents that fear change. —Bob Rogers, 14491 Glenbrook Avenue N
Fear of change or fear of spending money to get a community center (think Shoreview Community
Center with library). Is the city actively courting smart developers?
Funding and fear of change.
Fear of change for some residents. Funding? —Elizabeth Rogers, 14491 Glenbrook Ave N
Complacency, letting some commission members stay on boards for too long, not all of us want a
total "rural" city. If we are rural, why can't we have chickens?
k
Online Survey Responses April -May 2017. Page 4
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Demands from outside entities such as the Metropolitan Council. —Ben Krull, 15350 Everton
over developing housing without any real stores, roads or schools to support all your building.
A narrow community involvement in the planning phases. Lack of commercial tax base, having to
develop wetlands to row.—Thomas Zollinger, 5040 165th St
1. Increased development is a threat to the community. For example, I'm not happy about Adelaide
Landing. I enjoy watching animals like sandhill cranes use that vacant land. I don't like seeing
farmland continue to be bought out by big developers. I purposely did not choose to live in a dense
residential area/suburbia like Blaine. Please don't focus on increasing the tax base by developing at
a rapid rate. I prefer rural residential and hope that Hugo carefully develops in a sustainable
manner that matches what most Hugo citizens want. 2. Increased development also threatens to
increase traffic. Citizens do not want increased traffic. It takes long enough with minimal traffic to
get to main highways by car; we don't need more traffic to slow the work commute down.
7. After answering the last four questions, would you change anything in the vision statement
used in the 2030 Comprehensive Plan Update for the 2040 Comprehensive Plan Update?
"The City of Hugo will be a unique, sustainable community that respects the environment and serves its
residents. The community will strive to be a desirable place for residents of all ages. The citizens have repeatedly
expressed their preference for the retaining the "rural" lifestyle of Hugo. The goal is rooted in preservation, to
the greatest extent possible, the essence of a rural way of life while encouraging a variety of land uses to meet
the needs of the community. The objective is to blend the local variety of lifestyles into a peaceful and
prosperous coexistence by creating mutual compatibility of local land uses within the community. The citizens
have repeatedly expressed their preference for the retaining the "rural" lifestyle of Hugo. The goal is rooted in
preservation, to the greatest extent possible, the essence of a rural way of life while encouraging a variety of
land uses to meet the needs of the community. The objective is to blend the local variety of lifestyles into a
peaceful and prosperous coexistence by creating mutual compatibility of local land uses within the community.
Natural resources will be protected and natural corridors will flourish in the community. All residents will be able
to enjoy the natural environment with carefully planned trails and connections. Facilities for horses, bicyclists
and pedestrians will prosper in the community to encourage healthy living for all residents. Neighborhoods will
be unique and carefully planned with innovative techniques to ensure a high quality of life for all residents.
There will be a diversity of housing to support and promote the livability of the community. Neighborhoods will
provide walkable, pedestrian -friendly accessibility. Development will be focused along the CSAH 4, Highway 61
and CSAH 8 growth corridors where the dense residential areas and businesses will be located. Development
will be encouraged in Downtown Hugo, which is the heart of the community. "
omment / Theme
While the residents of Hugo are the most important asset, the vision statement says very little
about business development ("encouraging a variety of land uses...") is fairly vague. —Bob Rogers,
14491 Glenbrook Avenue N
This is nicely stated but even small towns are able to be self sufficient and provide residents with
businesses and services that they need. We cannot rely on the infrastructure of White Bear Lake or
Forest Lake to meet resident needs.
I can appreciate retaining the rural lifestyle of Hugo but we really need to look at if we are meeting
the needs of the community. We are thriving with housing development and new residents moving
to Hugo but lack the community spaces and development to grow our local economy together.
Bravo. Good job with the vision statement. —Elizabeth Rogers, 14491 Glenbrook Ave N
Hugo will focus on longterm housing solutions that develop and maintain a stable community.
—Ben Krull, 15350 Everton
None —Thomas Zollinger, 5040 165th St
This is great, and reflects what the citizens want for Hugo. The only thing I notice is the second and
third paragraphs are the same word-for-word, which start: "The citizens have repeatedly expressed
their preference..."
I'm living in an area that appears to be slated potentially for medium density. Obviously we will be
against this as we moved to Hugo for the rural character of the area and semi privacy of country
living. We'd like to ideally retire in that spot and will need to be kept posted on this proposal. -Scot
Thayer, 5955 180th St N
Online Survey Responses April -May 2017. Page 5
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ULI Minnesota
Regional Council of Mayors
MEMORANDUM
TO: Bryan Bear, City Administrator
Rachel Juba, Planner
FROM: Gordon Hughes and Cathy Bennett, ULI Minnesota
DATE: May 30, 2017
SUBJECT: ULI Minnesota Navigating Your Competitive Future Workshop
On behalf of ULI Minnesota, thank you for the opportunity to meet with the City's elected and
appointed officials and staff on May 16, 2017. Our ULI MN workshop team enjoyed the
dialogue and appreciated your hospitality. We also appreciated the time that you spent with us
preparing for this workshop.
As a follow up to the workshop, we would like to take a moment to summarize some of the key
observations expressed during our panel discussion and dialogue.
• Data on demographics, employment and jobs in Hugo, presented at the workshop,
offered a point of reference for trends that will affect the City in coming years.
Please feel free to contact us if you have any follow up questions on the data presented at
the workshop or any of the materials which we provided.
• Economic development is about what a community has rather than what it lacks.
Hugo's strength is "an urban environment in a rural setting." A good economic
development strategy would include a thoughtful inventory of Hugo's assets with an eye
towards preserving the community's character and sense of place.
• Hugo is on the periphery of the metro area industrial and retail market and
development opportunities in other areas may need to be absorbed first. Hugo, like
most cities in the metro area, is well -retailed, i.e. a broad range of goods and services are
available to members of the community even if those goods and services may not be
located in Hugo. They may be just across community lines or on the dominant routes
that take residents to and from work or around town. Retailers tend to pay less attention
to community boundaries than to circulation patterns and shopping habits.
• Hugo has done a great job of not forcing development before the market is ready.
Cities which have done this sometimes end up with less than ideal developments on a
long-term basis. Retail growth will follow rooftops, but will be largely comprised of
services and convenience goods for Hugo residents and employees. Dining will follow
rooftops and a more significant daytime population which is now lacking in Hugo.
Panelists pointed out that the U.S. is overly retailed — there's about 25 square feet of retail
floor area per capita in the U.S. while Europe has about two square feet per capita.
• The number of medical/dental uses is impressive and provides a foundation for
other related uses. Panelists were surprised that a pharmacy was lacking and predicted
that one or more will be coming soon.
• Data centers may be an economic development opportunity for the City. Although
they may provide relatively few jobs, they contribute favorably to the tax base.
• Small manufacturing startups are typically looking for existing buildings rather
than development opportunities. As they grow, development or expansion
opportunities become more important. It is essential for the City to "know its inventory"
for industrial and manufacturing sites that can be marketed to potential users.
• The economics of housing often make new market rate rental projects difficult in
many settings. In these places, the market simply cannot bear the rents needed to induce
the construction of new rental housing. A city's willingness to explore public/private
initiatives, such as low income housing tax credits and tax increment financing or
consider fee waivers when appropriate, may be necessary to spur the development of new
housing options. Cities that do upfront research, market analysis and take other steps to
streamline the development approval process tend to be more successful in attracting
development investment for new rental housing.
• Mixed use development, with housing as an integral part, may be a desirable use in
the downtown area. In order for mixed use to be successful, all elements - housing,
retail and commercial — must work from a market perspective. In all likelihood, this will
be a horizontal project. Vertical mixed use, especially in a setting like Hugo, is very
difficult to accomplish from an economic standpoint.
• Ownership forms of multifamily housing are still difficult to accomplish. While there
may be a demand for common interest community attached housing products, current
laws regarding ongoing liability for construction defects has effectively chilled this
market. Changes to State law are needed and in the works which may increase
opportunities for this type of development in the future.
• Opportunities for more affordable small lot single family or bungalow type
developments require public participation to be feasible. The new single family and
one level ownership living offered in the City are not affordable to young families and
the New Generation. This type of housing may require financial support from the City or
funding from other public sources available at Metropolitan Council, Washington County
or Minnesota Housing. Focusing on existing home renovation programs could help
provide more affordable options for young families as homes become available as well.
2
• Senior housing is a development opportunity for the City and will likely not become
overly saturated in the near term. Senior housing is more about 85 year olds than 65
year olds. Therefore, the peak of Baby Boomer senior housing demand may still be 20
years away. Senior cooperatives are a workable model in Minnesota and could be an
opportunity for Hugo which typically attracts the younger independent senior population.
The success of coops often depends on the ability of buyers to sell their existing homes
which are usually in relatively close proximity to a new development.
• Trails and sidewalks are important. Especially those that connect important places
along safe and interesting routes.
• Plan around Hugo's assets. Sometimes cities attempt to promote development that
doesn't fit with who they are. Focus on Hugo's wonderful assets and how they play into
the long-term development potential of the City. (Re)development is a relationship
business. Hugo has a great story to tell and should be shared proactively with the
development community and as opportunities arise.
• The Great Recession seriously affected the development community. Qualified
developers who remain in business are selective about the communities in which they
work and are looking for predictability and flexibility. Cities which embrace
collaborative approaches to solving problems, identify and pursue partnerships, manage
development risks, improve decision making skills and develop clear expectations will be
attractive locations for great (re)development. Developers are much more reluctant to
invest their limited "pursuit capital" in cities which have not invested the time and energy
needed to achieve a commonly held vision.
• It's OK to say no. Sometimes it is necessary to say no and demand a better development
product. However, it is critically important to provide a clear understanding to the
development community about what is expected and achievable. A fast "no" is better
than a slow "maybe" from a developer's standpoint — time adds costs to a project and can
kill deals.
• Successful communities develop a clear vision, react appropriately to opportunities,
create innovative financial tools and leverage their key assets. Leadership and
"consistency of vision" are keys to successful communities, especially the alignment of
policy direction between elected officials, appointed officials and staff. Developers'
greatest enemies are uncertainty and risk. Both developers and lenders are even more risk
averse now, so communities that can be very clear about their expectations and have
policies and procedures that expedite approvals for projects that are consistent with their
vision will prevail.
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• Involve the Next Generation in decision making. This generation is willing to
contribute their opinions and expertise in making their community a better place. Cities
which find new innovative ways to engage the Next Generation will benefit greatly from
their contributions, especially during the comprehensive planning process.
• The City's involvement in (re)development can take many forms. It could be
financial assistance, it could be marketing initiatives and it could be property assemblage.
Whatever the approach, it is important for the City to align available resources and
communicate them effectively to the (re)development community. The policies and
practices outlined in the ULI MN (RODevelopment-Ready Guide will assist Hugo in
establishing (re)development policies and practices that use scarce public dollars to
attract private investment, grow jobs, and build tax base for the well-being of your city.
• Final thoughts of the panel. The panel concluded the workshop with these final
thoughts:
o Think outside the box on housing to provide housing opportunities at a
more affordable price point. Eden Spencer, Greater Metropolitan
Housing Corporation
o Not all communities need to or should look the same. Work to preserve
Hugo's character and amenities. Chris Eng, Washington County HRA
o Capitalize on Hugo's assets as a brand — "an urban environment in a rural
setting." Sara Joy Proppe, Schafer Richardson
o Hugo has and should continue to manage its growth in a disciplined way.
All good retail grows "organically" and is not forced prematurely. Keith
Ulstad, United Properties
On behalf of ULI MN, thank you again for hosting this workshop.
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