HomeMy WebLinkAbout2006 ANNUAL BUS TOURCITY OF HUGO
MEMORANDUM
TO: City Council & Commissions
FROM: Mike Ericson, City Administrator
Chris Petree, Public Works Director
Bryan Bear, Community Development Director
SUBJECT: City of Hugo: City Council & Commissions Bus Tour
DATE: May 4, 2006
BACKGROUND:
TOUR OF NEW ONEKA ELEMENTARY SCHOOL
The City Council and Commission members are invited to attend a tour of the Oneka Elementary
School. The school is nearing completion and will be open in the Fall of 2006. Land for the
school was donated by Len Pratt and Pulte Homes, creating a unique partnership between two
developers, the City and the School District. The City has contributed $1,000,000 toward the
construction of the extra large gymnasium so that it can be used as a community facility.
HERITAGE PONDS
Heritage Ponds is a 334 unit residential development with a mix of town homes and single
family residences. Density bonuses were granted by the City to allow for the townhomes to be
constructed near the eastern end of the development. Higher density development may be
appropriate in this location, considering that on property across Elmcrest to the east, the City of
Lino Lakes has industrial development indicated on its comprehensive plan. The architecture of
the Centex townhomes has improved dramatically from earlier developments and include a good
use of materials and colors. The rear of the buildings could be improved.
The City spent extra effort to ensure that the single-family development was not repetitive in
nature. Variations in color, architectural styles, and floor plans were required by the City. The
Planning Commission and the City Council should determine if that effort was successful.
VICTOR GARDENS
Victor Gardens is Hugo's best example of a "neo-traditional" development. Victor Gardens
incorporates excellent use of architecture, pedestrian connections, landscaping and public open
space. Victor Gardens extends on both sides of County Road 8, and includes roughly 670
housing units and 200,000 square feet of retail space
The Victor Gardens plan has changed several times over the past several years. The original
plan had extensive development of apartments. In addition, the retail area was larger and
incorporated residential units above the retail space. Although the apartments were not built, the
amount of Rottland constructed townhouse buildings expanded, reducing the original intended
mix of housing types. Some have suggested that there are too many of these types of buildings
concentrated in this area, despite the attractive architecture.
As this is a neotraditional development, some alleys were developed, with garages directed out
the back of the houses. While this idea improves the front building architecture and removes
garages and driveways from the streetscape, these lots have been the most difficult to sell.
129TH ST N ( NORTH END OF BALD EAGLE LAKE)
129ih Street and the bridge extending over the outlet to Bald Eagle Lake and in poor condition
and need to be repaired. In addition, the property owners in the area are on well and septic. The
City has received a petition for public improvements to this area, and the City has scheduled a
neighborhood meeting with the residents for May 3, 2006. Staff will report on the tour as to the
outcome of the meeting.
OAKSHORE PARK — PARK PROPERTY
This property consists of 10 acres of private park property owned by the Oakshore Park
Homeowners Association. The City's Master Park Plan calls for a neighborhood park in this
quadrant of the City. The City has been working with the homeowners association over the last
few years to acquire the property and develop it into a neighborhood park. A concept plan was
developed for the park two years ago and is included.
FABLE HILL
Fable Hill represents the top of the residential housing market in Hugo with home prices
commonly exceeding $1,000,000. The property is unique in western Hugo for its nicely rolling
landscape, lending itself to some fantastic views over the surrounding wetland and wooded areas.
Development of the ballfield and amphitheatre is scheduled for completion this year to coincide
with the third phase of development.
This development is very long in the east to west direction, and street access was not provided to
any surrounding property, precluding the possibility for connections to other neighborhoods.
That practice is being discouraged as development occurs in the City today.
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BALD EAGLE INDUSTRIAL PARK
The Bald Eagle Industrial Park was developed with the help of tax increment financing. The
City constructed the roads, utilities, and stormwater ponds, allowing for business development
within the industrial park. The industrial park continues to be an attractive place to locate
businesses. Recent construction activity includes the construction of Schweiter's 41h building
and completion of the rail spur, construction of the Oneka Pet Resort, and construction of the
headquarters for Pearson Mechanical. Plans are now being reviewed for the Multifeeder
Technology headquarters, as well as the headquarters for Stockness Construction. 84 Lumber
recently held their Grand Opening as the new owner within the old Minnesota Union Builders
site. Although property remains for development within the industrial park, it is time to plan for
the next location for a business park.
MOLITOR PROPERTY
Roy Molitor owns this 68 acres of land along Fenway Boulevard near the Bald Eagle Industrial
Park, and he is intending on selling it in one large piece to a developer. With residential
development to the north and south, and the 100-acre City park to the west, some have suggested
that the property is best suited for residential uses. The property is zoned industrial, and the City
has viewed the property as a logical place for an expanded business park. It is possible that Mr.
Molitor would sell the property to a development group that would propose some combination of
residential and office condo development.
SUNSET SHORES
The Planning Commission, Parks Commission and City Council recently reviewed a concept
plan for development of this property adjacent to Sunset Lake. The developer is proposing to
use the City's new Rural and Open Space Ordinance. Discussion topics have been about
whether the concept plan meets the intent of the ordinance, whether there should be public access
to Sunset Lake, and whether the City should plan for the eventual closure of 1251h Street.
HANSON GRAVEL PIT
This property consists of approximately 120 acres and has been identified by City staff, Council
and the Parks Commission as a potential site for softballibaseball complex or complete athletic
complex. Staff has had meetings with the Hanson family to discuss the possible acquisition of
this property.
RICE LAKE PARK
This park consists of approximately 70 acres of which 25 acres are upland and useable. Two
years ago when planning for the Public Works Facility and Rice Lake Centre on the western
edge of the property a feasibility report was completed for the development of Rice Lake Park.
The feasibility report contains the construction of 5 soccer fields, a field house, trail system, play
equipment and sufficient parking for over 200 vehicles. The feasibility report concluded that
construction of this park would cost approximately $1.8 million. Possible funding sources are
currently being evaluated by the Park Projects Funding Committee.
DIAMOND POINT PARK
The City received approximately 13 acres of parkland in lieu of dedication fees for the Diamond
Point East development. The Park Master Plan calls for an active neighborhood park in this
general area. The Parks Commission identified that an active neighborhood park was needed on
this site. The Diamond Point Park plan includes: a 2-12 year old play area, swings, teen play
area, a picnic shelter, sand volleyball court, half court basketball, softball/baseball, trail system
and a parking lot. Construction of this park is scheduled for the summer of 2006.
DEL WEBB
This property was the proposed site for a 975 unit active adult retirement community. The
developers for Del Webb have told us that they no longer intend to develop the property. The
Planning Commission, Parks Commission, and City Council have reviewed a concept plan as
well as an EAW for this 370-acre property. There is still a good possibility that a different
developer will present a new concept plan for the same property.
NORTH HIGHWAY 61 COMMERCIAL PROPERTIES
Members of the Planning Commission, City Council and EDA met with property owners in this
area on May 3 to discuss the possibility of changing the zoning on this property from
Commercial to Industrial. Despite the industrial uses existing in this area, the property owners
expressed their desires to remain under a commercial zoning designation because of property
values and potential for redevelopment.
PELOQUIN INDUSTRIAL PARK
The City recently completed public improvements within the industrial park, including sewer,
water, streets and storm sewers. Since the completion of the improvements, new construction has
occurred in this aging industrial park, and several new businesses have selected this for their
location, including Mahnomin Resawn Timbers, The Pavement Guys, Gene's Disposal, and
Benson's Cabinetry. The staff anticipates more new business coming to the industrial park soon,
including new development on the vacant land at the entrance.
CITY OWNED PROPERTIES ON HIGHWAY 61
The City's EDA has been working to acquire the property along the east side of Highway 61,
adjacent to Egg Lake. The City is preparing for the creation of a TIF District that will result in
the likely redevelopment of this property. Redevelopment will likely include retail and office
space, a City Park, a restaurant and possibly some senior housing.
WATERS EDGE
Waters Edge is developing as a residential community with over 1100 homes. There are six
basic Pulte townhouse designs and single family development from a variety of builders.
Development includes the construction of a $1.6 million community center, and the construction
of about 1 % miles of Oneka Parkway. Trails extend through the development, and there is a
complex system of regional stormwater ponds. The smallest townhomes in the development are
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occasionally selling for under $140,000. Architecture is varied within the project, but the new
Multi -Family Design Guidelines will encourage better use of color, and four-sided architecture.
The back of many of the buildings is lacking detail and articulation that we hope to improve
upon with subsequent development.
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SITE DATA
TOTAL AREA 142.8 AC.
PROPOSED ROW DEDICATION 1.8 AC.
(EX. ROAD ALONG SOUTHWESTERN LAKESHORE)
ADDITIONAL ROW DEDICATION: 0.7 AC.
(COUNTY REQUESTED NEW RADIUS ALONG SE CORNER)
EXISTING ROW AREA 5 AC.
PROPOSED ROW AREA 8.5 AC.
WETLAND AREA 16.27 AC.
WETLAND A 15.42 AC.
WETLAND 8 0.73 AC.
WETLAND C 0.12 AC.
TOTAL OPEN SPACE AREA 86 AC.-60% OF SITE
(INCLUDING WETLAND AREA)
LOT DATA
NET AREA 53.8 AC-
(EXCL. EXISTING ROW, ADDT'L ROW DED. AND OPEN SPACE)
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NUMBER OF LOTS 40
LARGEST LOT 45,117 S.F.
SMALLEST LOT 29,725 S.F.
AVERAGE LOT 35,711 S.F. (0.81 ACRES)
NUMBER OF 2
LARGEST LOT 125,140 S.F.
SMALLEST LOT 96,210 S.F.
AVERAGE LOT 110,642 S.F-
GROSS DENSITY 0.29 LOTS/AC.
NET DENSITY 0.78 LOTS/AC.
(NUMBER OF LOTS/TOTAL LOT AREA)
ZONING INFORMATION
EXISTING ZONING RURAL RESIDENTIAL
RURAL PRESERVATION PROGRAM
EXISTING LAND USE AGRICULTURAL
UTILJTIES WELLS AND COMMUNITY SEPTIC
LOT STANDARDS
FRONT SETBACK: 50.0 FT.
SIDE SETBACK: 10.0 FT. INT.
25.0 FT. CORNER
REAR SETBACK: 25.0 FT.
MINIMUM LOT AREA: UNSPECIFIED IN CITY ORDINANCE—
±0.75 ACRE LOTS ARE PROPOSED
ON CONCEPT PLAN.
ALLOWABLE DENSITY: 2 LOTS/10 ACRES WITH DENSITY
BONUSES ALLOWING UP TO
3 LOTS/10 ACRES
REQUIRED OPEN SPACE: 50% OF WHICH 25% MUST
BE BUILDABLE LAND.
NOTES
1. WETLAND DELINEATIONS do AREAS TAKEN FROM REPORT PREPARED
BY: PETERSON ENVIRONMENTAL CONSULTING, INC. (OCT. 7TH, 2005)
2. EXISTING TOPOGRAPHY FROM WASHINGTON COUNTY.
3. CONCEPT PLAN BASED ON SKETCH PLAN PROVIDED BY OWNER.
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