HomeMy WebLinkAboutEDA Packet 08.17.21Agenda
ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Tuesday, August 17, 2021
Hugo City Hall
5:30 PM
5:30 pm 1. Call to Order
5:31 pm 2. Roll Call
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(Arcand, Chrun, Denaway, Gallivan, Klein, Puleo, Roberts, Weidt)
5:32 pm 3. Approval of Minutes
EDA Meeting of June, 2021
5:35 pm 4. Update on Purchase Agreement for property located at 14696
Fondant Avenue North
5:50 pm 5. Update on Washington County Predevelopment Grant for South
LaValle Property Alternative Urban Area -wide Review (AUAR)
6:00 pm 6. Update on Downtown Redevelopment
6:15 pm 7. Update on Lions Park Redevelopment and Downtown Street
Improvements
6:30 pm 8. Adjournment
If you need accommodations for the EDA meeting please contact
Rachel Juba at (651) 762-6304 or riuba@ci.hugo.mn.us, thank you.
Background memo for the EDA Meeting of Tuesday, August 17, 2021
3. Approval of Minutes
Staff recommends approval of the minutes from the June 15, 2021 EDA Meeting as presented.
4. Update on Purchase Agreement for property located at 14696 Fondant Avenue North
The City has been purchasing property in the downtown area from willing sellers since 1999 for
economic development purposes as a way to facilitate redevelopment. Staff was notified by the
property owner at 14696 Fondant Avenue North that they are planning on moving and selling
their house. The property, if purchased, would make all of the property the City owns in this
area contiguous. The City Council will review this purchase at their Monday, August 16, 2021
meeting and staff will provide an update to the EDA.
5. Update on Washington County Predevelopment Grant for South LaValle Property
Alternative Urban Area -wide Review (AUAR)
The City applied for the Washington County Predevelopment Grant for the South LaValle
Property AUAR. Marvin and Judith LaValle had requested that the City apply for the grant for
land use planning for their property located south of County Road 8 and west of Highway 61.
The AUAR is a planning tool that communities can use to evaluate different development
scenarios and environmental impacts to the property. Washington County approved the grant
application and staff will provide an update to the EDA on upcoming steps.
6. Update on Downtown Redevelopment
Staff will provide the EDA with an update on Denny Trooien's Downtown Hugo proposal.
7. Update on Lions Park Redevelopment and Downtown Street Improvements
Staff will provide an update on Lions Park Redevelopment and Downtown Street
Improvements.
If you need accommodations for the EDA meeting please contact
Rachel Juba at (651) 762-6304 or riuba@ci.hugo.mn.us, thank you.
MINUTES FOR THE EDA MEETING OF JUNE 15, 2021
Chair Weidt called the meeting to order at 5:30 pm.
PRESENT: Arcand, Chrun, Denaway, Gallivan, Klein, Roberts, Weidt.
ABSENT: Puleo.
STAFF: Bryan Bear, City Administrator
Rachel Juba, Community Development Director
Emily Weber, Community Development Assistant
APPROVAL OF MINUTES FOR THE EDA MEETING OF April 20, 2021
Commissioner Klein made a motion, seconded by Commissioner Gallivan, to approve the April 20,
2021 EDA meeting minutes.
Ayes: Chrun, Denaway, Gallivan, Klein, Roberts, Weidt.
Nay: None. Motion carried.
DENNY TROOIEN — UPDATE ON DOWNTOWN HUGO AND REQUEST TO EXTEND PURCHASE
AGREEMENT TIMELINE
Staff provided an update on city owned property and request for extension of purchase agreement.
Staff stated that Trooien is requesting a six month extension to close on the first phase of the
development. The extension is to change the proposed closing date to 16 months after January 20,
2021. Staff recommended approval of the six month extension to the purchase agreement.
Trooien addressed the EDA and provided more background information on the request and the work
involved in the project. Trooien stated that the development project is going well, however, there are
additional logistics to work through.
The EDA Commissioners discussed the development project and asked questions pertaining to the
Shoreland Ordinance in the City Code. Trooien also stated that he has a letter of intent with a local
restaurant owner for leasing space in the future development.
Weidt made a motion, seconded by Klein, to approve the extension request.
MARVIN & JUDITH LAVALLE — REQUEST TO APPLY FOR WASHINGTON COUNTY CDA
PREDEVELOPMENT GRANT
Staff provided a background on the Washington County CDA grant opportunities. Each city in the
county can apply for a $40,000 per year with a 1:1 match. The match can be local or by a private
entity or landowner.
Marvin and Judith LaValle have requested that the city apply for the Washington county CDA
predevelopment grant for land use planning for their property south of County Road 8 and west of
Highway 61. They would like to complete a market study and AUAR Alternative Urban Areawide
Review to determine the best land uses for the property. The AUAR is a planning tool that
communities can use to evaluate different development scenarios and environmental impacts on the
property.
The property is zoned commercial, residential, and mixed -use. It is also a part of the downtown
master plan.
The EDA Commissioners discussed the request and the potential development opportunities that
could come from the AUAR.
Commissioner Chrun made a motion, second by Roberts, to recommend to the City Council the
approval of applying for the Washington County CDA Grant.
UPDATE ON LIONS PARK AND DOWNTOWN REDEVELOPMENT
Staff provided an update on Lions Park redevelopment. Construction for the project will start after
July 4, 2021 and continue throughout the following year.
ADJOURNMENT
Commissioner Klein made a motion, seconded by Commissioner Gallivan, to adjourn at 6:23 pm.
Ayes: Chrun, Denaway, Gallivan, Klein, Roberts, Weidt.
Nay: None. Motion Carried.
Respectfully submitted.
Emily Weber, Community Development Assistant
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General Information
Date: July 9, 2021
Project Name: South LaValle Property - AUAR
Applicant City/Township: City of Hugo
Applicant Address: 14669 Fitzgerald Avenue North, Hugo, MN, 55038
Application/Project Contact: Rachel Juba, Community Development Director
Contact Email Address: Rjuba@ci.hugo.mn.us
Contact Phone Number: (651) 762-6304
Authorized Official(s) for Execution of Contracts (name and title): Rachel Juba, Community
Development Director and Emily, Community Development Assistant
How much grant funding are you requesting? $40,000
Is the applicant an eligible public entity as defined in the program policy and guidelines? Yes X
No
1. PREDEVELOPMENT FINANCE FUND PROPOSED PROJECT DESCRIPTION
1. Describe the city's/township's goals, objectives and need for the Predevelopment Finance Fund
grant and anticipated future commercial and industrial opportunities and other proposed
components. Please explain the public benefit of the proposed plan, report or study. Attach copy
of proposed contract for services or scope of work for any activities to be funded by CDA grant funds.
The City is asking for a Predevelopment Finance Fund grant from Washington County to complete an
Alternative Urban Areawide Review (AUAR) of a property located southwest of TH 61 and CSAH 8.
The property is approximately 95 acres that are vacant and the 2040 Land Use Plan shows the area as
mixed -use, commercial, and residential. An AUAR is a tool that can be used to yield planning and
economic development benefits of a site. The property has been for sale for several years and that there
are many constraints to develop the property such as, floodplain, ditches, high groundwater, and
wetlands. The AUAR will help determine the feasibility of developing the site.
The City's goal with conducting an AUAR, that includes a market study, is to develop three land use
scenarios to determine the preferred and best suited land uses for the site. The AUAR has an
environmental component to the study and would outline mitigation measures to environmental impacts
such as flooding mitigation, stormwater reuse, and regional stormwater management. This is a large
piece of property and if master planned will likely trigger a mandatory Environmental Assessment
Worksheet (EAW) for a master planned development. An AUAR is a great economic development tool
because it completes land use planning and will satisfy the required environmental review that can cut a
year or more out of the development schedule.
2. Has a developer or end user been identified or committed to the proposed site? No.
3. Provide a brief history of the site including any previous uses, activities, prior or existing
contamination, and other previous attempts at selling, developing or redeveloping the site. (please
identify any obstacles that may be preventing the city/township from accomplishing its goals for
the site or area)?
The site has been used for agricultural operations for several decades. As stated above, the property has
been available and for sale for a long time. The City has heard from the property owner that there may
be other land uses that would be better suited for development of the site and that there are several
constraints to develop the property such as, floodplain, ditches, high groundwater, and wetlands. The
commercial and mixed -use areas are the land uses that will likely stay in place. Because of the
constraints of the site, it has been difficult to market the property for development. The AUAR will help
outline a big picture concept on the environmental mitigation measures that will help determine how the
site can be developed.
4. Describe any studies or development activities at the proposed site or project area that have
already been completed or are currently underway (if applicable).
The only plans we have for the property are included in the 2040 Comprehensive Plan. These include
plans regarding land use, transportation, parks and trails, sanitary sewer, and water resources. These
plans will be used at a basis for the study and alternatives will be evaluated.
5. Proposed Budget. Itemize all funding sources that have been or will be used to complete the
proposed project goals and activities.
Source of Funds
Amount
Committed
Pending
Washington County CDA Funds
$40,000
❑
X
Property Owner - Matching Funds
$70,000
X
❑
❑
❑
❑
❑
Total:
$110,000
Itemize expenses for the completion of the proposed project goals or proposed activities.
Itemized Use of Funds/Expenses
Costs
Funding
Source
AUAR
$40,000
CDA
$70,000
Property
Owner
Total:
$110,000
II. DETAILED PROJECT AND ACTIVITY DESCRIPTION
1. Please provide location maps, photos, current and projected site plans (if available). (maps
should include site or project area location, property boundaries, north arrow, and bar
scale, etc.) Enclosed
2. Describe all of the proposed activities (i.e. studies) that are part of this grant funding
request.
See attached Scope of Work from WSB and Associates.
3. Is demolition of blighted buildings or other structures part of the proposed project?
Yes, there are three agricultural barns that would be demolished if the property is developed.
4. What is the proposed future end use of the project site or area?
Mixed -Use, commercial, and residential, however we will be conducting a land use study.
5. Describe the site or project area (including): (please attach current property tax statement(s):
Acreage of overall site: 95 Number of parcels: 8
The study will be for properties located southwest of TH 61 and CSAH 8
Owner Support Letter Attached
Parcel Identification/Description Number or Address Yes No
108.031.21.34.0002 (maps included) I Letter X
Please identify all property owners and include a letter of support from each owner:
Marvin and Judith LaValle
Is the property currently listed or available for sale? Yes.
After development or redevelopment is complete, what portion of the project site be
publicly and privately owned? Public: Private: X
6. Identify any other partners and their roles such as land owners, realtors, developers,
consultants, and regulating/permitting agencies, etc. (if applicable):
WSB and Associates.
7. How will the proposed project and/or activities promote or increase future
commercial/industrial market values in the city/township/county (please identify your goals
for increased commercial and industrial property tax base as a result of the proposed
activities and describe how you will measure success)?
The study will help understand the feasibility of developing the property into a mixed -use and
commercial development. If feasible and completed, the additional commercial property will
bring in increase tax base to the City. The actual increase is unknown, but a financial analysis
could be completed to help evaluate what the properties could be sold for.
8. How will the proposed project and/or activities promote or increase future employment
opportunities in the city/township/county (please identify your job and wage goals as a
result of the proposed activities and describe how you will measure success)?
With the study the City is hoping to help figure out how the property could be developed. The
goal would be to create commercial parcels along CSAH 8 for new businesses to locate. This in
turn will create more employment opportunities in Hugo.
If developed, the City could then determine the amount of jobs that were created and the wages
that the employees are being paid. At this time, the City does not have specific goals for
employment and wages, however, one goal of the study is to determine the feasibility of
developing the property.
9. Please provide detailed project timeline with all actions, phases, and anticipated dates for
completion (when will the activities/studies be complete)?
The City would start the scope of work provided by the Consultants when the grant is approved
by the Washington County CDA. Our timeline is outlined below:
August 2021: Start data collection, engineering analysis, and evaluations of land use
alternatives. Start Market Study.
January 2022: Prepare and Submit draft AUAR and mitigation plan
February 2022: Respond to comments, revise AUAR and mitigations, and resubmit for review to
the EQB
March/April 2022: Adopt AUAR and mitigation plan
10. Describe why the development or redevelopment study, report or plan is needed and why
the property is not likely to develop through the normal private sector process?
The study would make it possible to determine the feasibility of developing the site and the land
uses that at best suited for the site. The constraints of the site make it difficult to develop. This
property is extremely hard to develop parcel by parcel and needs to planned holistically with the
environmental constraints and infrastructure needs in consideration. It has been found hard to
develop and good planning needs to occur that meets the comprehensive plan and the
environment in mind.
11. Describe the level of commitment by the city/township to the development of the property
or area (please identify how the proposed activities meet the city/township priorities, land
use planning, economic development goals, etc....)? Why is this important to the
city/township? Please attach a resolution requesting grant funding from the
Predevelopment Finance Fund adopted by the city/township (sample resolution provided
by the CDA).
Property is guided as mixed use, commercial, and residential in the 2040 Comprehensive Plan.
Understanding how it can be developed is important to the EDA and City Council. The EDA in
its 2021 goals lists partnerships as a main goal with an emphasis on finding ways to help
property owners in selling and marketing their property. The study would be a way to help gather
additional information on how the property could be developed and could be shared with the
property owner and developers.
12. Please submit this application and all necessary attachments electronically (.pdf file
preferred) to Economic Development Director, Washington County CDA at:
Chri sEkwashingtoncountycda. org
Enclosures
1. Supporting Resolution
2. Support Letter from Property Owner
3. Scope of Work
4. Tax Statements
5. Location Map
6. Land Use Map
7. Constraints Map
8. 2021 EDA Goals
RESOLUTION 2021-41
RESOLUTION AUTHORIZING SUBMITTAL OF AN APPLICATION FOR
FUNDING FROM THE WASHINGTON COUNTY CDA PREDEVELOPMENT
FINANCE FUND
WHEREAS, the City of has identified a proposed project within the City that meets the
Washington County Community Development Agency (CDA) Predevelopment Finance
Fund's purposes and criteria; and
WHEREAS, the City has established that the property in consideration has been zoned
and/or guided for future development accordingly and the proposed project is a high
priority of the city; and
WHEREAS, the City supports the proposed project scope of work and hereby supports
the application to the Predevelopment Finance Fund; and
WHEREAS, the City has the legal authority to apply for financial assistance; and
WHEREAS, the City is supportive of enhancing economic development opportunities
that will serve to create jobs, enhance the tax base and improve the lives of Washington
County residents.
NOW THEREFORE BE IT RESOLVED that the City of approves the application for
funding from the Washington County CDA Predevelopment Finance Fund.
BE IT FURTHER RESOLVED that upon approval of its application to the Washington
County CDA, the City hereby authorizes its Community Development Director to
execute such agreements as are necessary to receive and use the funding for the proposed
project.
ADOPTED by the City Council on June 21, 2021.
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk P�
Partnership
Investment
Group
June 9, 2021
Marvin & Judy Lavalle
RE CDA Predevelopment Grant
To Whom it May Concern:
The undersigned, Marvin Lavalle and Judy LaValle, hereby request the City of Hugo to apply for the Washington
County CDA Predevelopment grant in the amount of $40,000.00 to fund a portion of an AUAR and a market study
on their behalf for the property south of CSAH 8.
Marvin La�alle
udy Lavvalle
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6607 145`h Circle N. Hugo, MN 55038 (651) 216-4253
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April 2, 2021
Ms. Rachel Juba
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Scope of Work for Preparation of an Alternative Urban Areawide Review for the LaValle
Property
Dear Ms. Juba:
Outlined below, please find a workplan to complete an Alternative Urban Areawide Review
(AUAR) for the LaValle property. The study area is comprised of approximately 95 acres located
south of Highway 8 (Frenchman Road) and west of Highway 61 (See attached Figure 1). The
purpose of the AUAR will be to evaluate up to up to three (3) Development Concepts, provide the
required environmental review of the area, and outline mitigation measures for development
within the study area.
Some of the general assumptions used to develop the scope of work and cost are outlined below:
• All tasks will address the environmental impacts of up to three (3) Development Concepts
and compare to existing conditions.
• Of the three concepts developed, one will be in conformance with the adopted
Comprehensive Plan.
• All Development Concepts will be compatible with the City's Comprehensive
Transportation Plan.
• City of Hugo and property owner will advise on the preferred land use parameters for the
development including the desired mix of land use types (i.e. commercial, residential,
mixed use, etc.) and the preferred densities of each land use type.
• Any available existing background information in the form of studies, memos, or reports
that have been prepared by the City, property owner, or its consultants will be provided.
• We have outlined the quantity of meetings within the different project phases in the scope
descriptions below. Additional meetings will require additional compensation.
PROJECT TEAM
The team will be led by Alison Harwood, Director of Natural Resources. Alison has over 10 years
of project experience and has successfully completed many Federal and State environmental
assessment documents including AUARs and AUAR Updates. Alison will be the main point of
contact and project manager.
Other key staff include Janele Taveggia, Chuck Rickert, Tony Havranek, Kendra Fallon, and Jon
Christenson.
• Janele will lead the effort for the Concept Development scenarios and evaluations.
• Chuck will lead the traffic study and brings extensive knowledge of traffic operations
analysis and evaluation in many previous projects with the City of Hugo.
• Tony will bring historical knowledge of the site given his experience with the site in terms
of previous wetland bank coordination.
GA.Clients All\Hugo\Proposals\2021 LaValle AUAR\LTR - RJuba - LaValle AUAR - 040221.docx
Ms. Rachel Juba
April 2, 2021
Page 2
• Kendra Fallon will complete the stormwater analysis for the study. She has completed
other stormwater studies for the City.
• Jon Christenson will complete the water and sewer analysis. He is highly skilled at
modeling and evaluating this infrastructure and will assist with this portion of the AUAR.
SCOPE OF WORK FOR AUAR
Task 1 — Project Management and Meetings
This task includes the project management and meetings to be completed throughout the
development of the AUAR. This includes phone calls, up to five meetings with City staff and
property owner; one meeting with the planning commission, and one meeting with the City
Council for adoption of the AUAR.
Task 2 — Review Development Concepts
This task will consist of working with the City of Hugo and property owner to create three
viable Development Concepts for the AUAR area. One of these Development Concepts will
designate land uses that align with the City's Comprehensive Plan and accommodate the site's
environmental constraints. Up to two additional Development Concepts will also be developed.
These Development Concepts will be used as part of the AUAR analysis and can be utilized by
the City and property owner to share with potential developers as a guideline to the desired
development type for the overall property.
This task will include:
• Gathering plans, maps, GIS shapefiles, available infrastructure utility drawings.
• Reviewing applicable City zoning, subdivision, land use, downtown, and comprehensive
plans.
• Researching and verifying site requirements for each land use type to be incorporated
into the Development Concepts (e.g. setbacks, parking, greenspace, buffer yards, lot
sizes).
• Laying out common templates of development types (commercial, office, retail, multi-
family, etc.).
• Creating a table of development alternatives which identifies land use, acreage, size of
buildings, and number of units.
• Evaluating unique site constraints as analyzed with the WSB team.
• Summarizing the pros and cons of each Development Concept Plan.
• Conducting three (3) meetings over the course of the study with the property owner and
City staff to obtain input needed for the land use study and Development Concepts:
o Meeting #1: Meeting to discuss the desired land use mixes and densities, obtain
historical development concepts, and to gather information on planned projects
or surrounding development that would affect the project area.
o Meetinq #2: Meeting to review progress on the three Development Concepts
and compare the development alternates.
o Meeting #3: Meeting to review the final version of all three Development
Concepts that have been further developed. The pros and cons of each concept
will be discussed. The City and property owner (along with recommendations
from WSB) will select the preferred option for distribution to potential developers.
Task 3 — Prepare List of Permits/Approvals
This item will be developed per the AUAR requirements and list the local, state, and federal
permits and approvals that may be needed for development.
Task 4 — Evaluate Geology, Soils, and Topography
This task includes describing the geology, soils, and topography of the study area. Available
public information sources and GIS will be used to develop this section. If additional information is
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Ms. Rachel Juba
April 2, 2021
Page 3
available based on past studies of the project area, that will be included. If these features would
create unique environmental impacts, that will be discussed in this section.
Task 5 — Evaluate Project Impact on Water Resources
This task covers an analysis for surface water, groundwater, wastewater, stormwater, and water
appropriation for the Development Concepts. Information about wetlands will be obtained
through readily available desktop data, such as the National Wetland Inventory, wetland
delineations, and staff knowledge of the site.
As part of the stormwater task, a detailed evaluation of three Development Concepts on water
quantity and quality will be completed. This will include incorporating the development plans into
a basic stormwater model and evaluating the concepts with local, state, and federal policies. This
evaluation will take into account the development area and external drainage area tributary to the
project site for the water quantity model. Preference will be placed on utilizing a regional
stormwater management approach for the site.
The stormwater model developed for the project area will include evaluating the existing and
proposed discharge rates, runoff volumes, and potential impact to downstream water bodies.
WSB will start with the City's subwatershed map for this modeling. The three concept -level storm
water management plans to address potential storm water impacts will be developed as part of
the AUAR process.
For groundwater, existing soils mapping and groundwater information from the USGS will be
used to analyze impacts to susceptible groundwater features in relation to proposed land use.
For the municipal water and wastewater analysis, the impact of the Development Concepts on
water supply and sanitary sewer will be evaluated. WSB will use recent data from the City's
Comprehensive Water Supply and Sanitary Sewer Plans, including the City' WaterCAD model.
This evaluation will be discussed in the AUAR, and a mitigation plan that outlines municipal
infrastructure improvements will be included. This work includes:
• Estimating water demand and sewer flows per concept based on land use map.
• Evaluating the water distribution system to evaluate each concept in terms of system
pressure and available fire flow.
• Estimating water infrastructure needs.
• Evaluating capacity in the sanitary sewer in the area.
• Estimating wastewater infrastructure needs including lifts stations and trunk mains.
Task 6 — Review of Contamination / Hazardous Wastes
Available studies and information will be used to complete this section of the AUAR. This includes
information supplied by the City or property owner as well as any other available desktop data. If
the concepts include the potential for hazardous wastes to be stored or generated within the
project area, that will be included in this section as well.
Task 7 — Review of Fish and Wildlife
Information from a site visit and the DNR Natural Heritage Database will be used to describe and
evaluate wildlife impacts to the area. From the existing information and the field review, the
impact of the Development Concepts on these resources will be summarized in the AUAR.
Task 8 — Review of Historic Properties, Visual Impacts, and Parks
Information from the City, property owner, State Historical Preservation Office, and the readily
available public data will be used to determine if there is potential for impact to historic properties
or parks or if there will be visual impacts. This task does not include a Phase I archeological site
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Ms. Rachel Juba
April 2, 2021
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assessment. Based on our understanding of the site, we do not expect there will be visual
impacts per the AUAR guidelines. This information will be used to complete the AUAR.
Task 9 — Evaluate Impact on Traffic
As part of this task, the traffic impact from the Development Concepts and other identified new
traffic generators will be evaluated and discussed. The traffic analysis will include development
of: a base traffic model using existing conditions, volumes and traffic control; traffic projections for
the proposed site and adjacent roadway system; a detailed traffic analysis of the adjacent
roadway system, and; required mitigation measures to accommodate the proposed development
scenarios. The following outlines the subtasks that will be completed:
A. Data Collection
WSB will conduct traffic counts at intersections adjacent to the study area. The data for
the AUAR will include turning movement counts and directional counts at key
intersections and roadway segments. We are assuming that turning movement counts
will be collected at 5 intersections in the project area. We will use video cameras for a
minimum of 48 hours at each intersection and data will be collected for the AM (6:00-9:00
a.m.) and PM (3:30-6:30 p.m.) peak hours. New counts will be conducted at those
intersections where any existing counts that may be available are more than two years
old. In addition, 24-hour daily counts will be conducted at up to 7 key locations.
B. Traffic Generation/Distribution
Based on the Development Concepts, a traffic generation model will be prepared for the
anticipated land uses in the study area. The traffic distribution will be determined with
input from the City and Washington County. In addition, other possible development
areas will be evaluated to determine their potential traffic generation and impacts to the
transportation system. This information will be used to develop the traffic forecasts for the
entire study area.
C. Traffic Forecasts
Based on the existing traffic volume data collected, traffic generation from the proposed
Development Concepts, traffic generation from other adjacent developments, and any
other anticipated additional background traffic growth not associated with the study area,
traffic forecasts will be developed based on the accepted methods for the impacted
roadways in the study area. The forecasts will be for up to three Development Concepts
and will include turning movement forecasts for the key intersections. ADT forecasts will
be developed for project area. A Forecasting and Assumptions Memo will be submitted to
the City and County for acceptance prior to finalizing the forecasts and moving forward
with the analysis and evaluation.
D. Traffic Analysis
Traffic conditions will be analyzed based on the forecasted traffic volumes on the
impacted roadways for the three Development Concepts. An analysis will also be
completed for the existing conditions as a basis for understanding the impacts of the
proposed development. This analysis will use the base Synch ro/Si mTraffic network
created for the study and will include a capacity and Level of Service (LOS) Analysis at
each impacted intersection and for the roadway system. The analysis will also include
travel speeds for the impacted roadways and entire system, and a Queuing Analysis
which will help with planning and design for improvements at each intersection.
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Ms. Rachel Juba
April 2, 2021
Page 5
E. Development of Mitigation Alternatives
Based on the traffic analysis, mitigation alternatives will be developed and analyzed for
each studied roadway and concept. This will include development access concepts, as
well as additional roadway improvements required to accommodate the future traffic
projections.
Task 10 — Air Quality and Noise Analysis
This task will include qualitative, study level analysis of the air quality and noise impacts for the
AUAR study area for up to three concepts. It is not anticipated that a hot -spot air quality analysis
will be needed. A quantitative greenhouse gas emissions study is also not included as it is not
expected that the Development Concepts will exceed the threshold for requiring one as recently
recommended by the Environmental Quality Board (EQB). However, a qualitative analysis will be
conducted to consider how development of the area may contribute to climate change. Mitigation
items for air quality and noise may be recommended in the AUAR.
Task 11 — Prepare and Submit Draft AUAR and Mitigation Plan
This task includes compiling the information prepared in the previous tasks into the draft AUAR
and mitigation plan based on the guidance provided from the EQB. The mitigation plan will be
formatted like a checklist to aid in future development review of the study area. This task
assumes one round of review and revision with City staff and the property owner. Once
distribution of the AUAR has been authorized by the City Council, the draft AUAR will be
submitted to the required agencies for a 30-day review.
Task 12 — Respond to Comments, Revise the AUAR, Update the Mitigation Plan, and
Resubmit for Review
This effort will involve revising the AUAR document and mitigation measures based on the
comments received during the 30-day review process and responding to these comments. This
task assumes that the comments will not require additional significant analysis as part of the
AUAR. This task assumes one round of review and revision with the City staff and the property
owner.
Once distribution of the revised Final AUAR has been authorized, WSB will submit the document
to the agencies for the 10-working day review. If no objections are filed, the City can adopt the
AUAR document and mitigation plan.
Task 13 — Adopt AUAR and Mitigation Plan
This task includes preparing the documentation for the City Council to adopt the AUAR and
mitigation plan as well as sending out the final AUAR and notices once adopted. By adopting the
AUAR, the City adopts the mitigation measures outlined in the AUAR and agrees to abide by
these measures as development occurs. It should be noted that the AUAR is required to be
updated every five (5) years until all development is approved within the study area.
SCHEDULE
The AUAR process is expected to be completed in approximately 9-12 months. The table on the
following page provides a general outline of the process, which can be refined upon authorization.
GA.Clients A11\Hugo\Proposa1s\2021 LaValle AUAR\LTR - RJuba - LaValle AUAR - 040221.docx
Ms. Rachel Juba
April 2, 2021
Page 6
Estimated Timeframe
Task
2 Months
Concept Plan Development
1 Month
Existing and Proposed Condition Analysis
1 Month
Traffic Analysis
2 Months
Prepare Draft AUAR
1 Month
City Council Orders AUAR*
2 Months
Draft AUAR Distribution and 30-day comment period
1 Month
Comment Review and Preparation of Final AUAR (assumes no
significant comments
1 Month
Final AUAR Distribution and 10-day comment period
1 Month
Council Adoption of AUAR
* There are 120 days allowed in the rule between the official ordering of the AUAR and when the
AUAR needs to be done. An AUAR cannot be reasonably completed in 120 days. Therefore,
works starts before the official order so that the document can be completed.
COST ESTIMATE
The cost to complete the above work plan for the AUAR is estimated at $110,000. This includes a
required review fee of approximately $125 to process the rare features review request. This
expense is considered reimbursable and will be invoiced to the client. Labor for the project will be
billed hourly and invoiced to the client monthly.
The following items are excluded from this fee proposal; however, WSB can provide these
professional services for an additional compensation, if requested:
• Presentation materials for Planning Commission and/or City Council Meetings related to
the Development Concepts.
• Cost Estimating services for the Development Concepts.
• Detailed Civil Engineering Design (i.e. grading, paving, watermain, sanitary sewer, storm
sewer, storm water management, erosion control) for the Development Concepts.
• Public Engagement processes.
• A Market Study.
Thank you for the opportunity to provide a scope of work for this project. If you wish to authorize
this work, we can execute a contract for this scope. If you have questions, please feel free to call
me at 763-231-4847 or email me at aharwood@wsbeng.com.
Sincerely,
WSB
Alison Harwood
Director of Natural Resources
cc: Mark Erichson, WSB
GA.Clients A11\Hugo\Proposa1s\2021 LaValle AUAR\LTR - RJuba - LaValle AUAR - 040221.docx
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2021 Goals
Economic Development Authority (EDA)
-Assist and encourage redevelopment of properties in downtown
• Evaluate and review downtown area beautification
• Continue low development costs
-Continue business visits and the BR&E Program
• Continue assisting businesses to overcome the Covid-ig pandemic
• Provide resource lists for business
• Encourage the extension of high speed internet through -out the City
• Promote Washington County CDA grant and Open to Business Program
• Continue memberships of economic development associations
• Install the City north entrance monument sign
• Encourage businesses to identify themselves as being located in Hugo
-Attend Technology Corridor U35E) meetings
• Continue to encourage and monitor infrastructure improvements to
promote economic development
• Continue partnering with local businesses and the HBA
• Continue to partner with Washington County on its Economic
Development Strategic Plan
• Meet with property owners with property for sale to see if there is any way
the City can help
Approved by the EDA at its Tuesday, January 19, 2021, meeting