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Home My WebLink About2025.09.16 CC Packet - 165th Street AUAR Joint WorkshopAGENDA Joint City Council, Planning Commission, and EDA 165th Street AUAR Workshop Peder Pederson Pavilion Tuesday, September 16, 2025 @ 5:30 p.m. 1.Call to Order and Roll Call 2. Background •AUAR •Land Use •Streets •Utilities •Environmental Impact/Mitigation 3.Discussion on August 14th Open House •Overview of Feedback Received 4.Discussion on Land Use, Streets, Utilities based on background and feedback 5.Direction to Staff 6.Next Steps 7.Adjournment Attachments: •165th Street AUAR FAQ •Land Use Scenarios and Constraints Map •Map of 165th Street Area Related to Comments/Feedback •Comment Sheets and Overview of Meetings, Phone Calls and Emails. 165TH STREET AUAR August 14, 2025 Open House Frequently Asked Questions (FAQ) What is an AUAR? An AUAR (Alternative Urban Areawide Review) is an environmental review process that is used by the City to understand how one or several development scenarios will impact the environment before development occurs. It is a hybrid of the Environmental Assessment Worksheet (EAW) and Environmental Impact Statement (EIS). These environmental review processes are described in Minnesota Rules 4410. An AUAR analyzes potential issues in areas such as land use, traffic, water resources, fish and wildlife, historic preservation, and compatibility with existing plans. Why is the City doing the AUAR? There is significant development interest in the 165th Street area and sewer and water access is becoming available to several areas along 165th Street as development moves towards that area. This gravel street is a critical connection between Everton Avenue and Highway 61. The AUAR will help the City identify potential Land Uses, which will be used to plan for investment in sewer, water, roads, parks, and other infrastructure. The AUAR will help to identify the potential for any significant environmental impacts and develop strategies to mitigate for those impacts. This AUAR will analyze three different development scenarios that compare land use, infrastructure, and environmental impacts. No specific projects are being proposed or approved by this process. Additionally, the work the City does now as part of the AUAR will be used to help kick off the 2050 Comprehensive Plan update next year. State law requires cities to update their Comprehensive Plan every 10 years. The Comprehensive Plan is a long range planning document for the entire City that guides location, timing, and intensity of types of development such as residential, commercial, industrial, parks, and more. What development scenarios are being considered? The City has prepared three different land use options for consideration and is looking for feedback on the different scenarios. The AUAR allows for analysis of multiple scenarios and one of those scenarios must be the land use plan from the adopted Comprehensive Plan. We will finalize the three land use scenarios after gathering feedback at this open house. What improvements could happen to 165th Street? Development is expected along 165th Street and with development the road will need to be improved. The Comprehensive Plan identifies 165th Street as collector road and to be improved to an urban style street with pavement including curb and gutter with a trail. The land use scenarios that are identified with the AUAR process and the traffic study will determine the design of the road that will be required for the types of land uses. What type of comments is the City looking for? The City would like you to gather as much information as you can. Review land use scenarios, environmental constraints maps, and road design concepts. The City would like comments on the maps. Provide any insight you would like and what changes you think we should consider. There are comment sheets to fill out or you can contact Rachel Juba, Community Development Director at 651-762-6304 or rjuba@ci.hugo.mn.us to provide comments, questions, and/or set a separate meeting to discuss. What are the next steps in the AUAR process? The AUAR team will finalize the three land use scenarios after this open house. Then we will complete a traffic study for the165th Corridor from Elmcrest Avenue to Ingersoll Avenue. The impact on traffic from each land use scenario will be evaluated and discussed in the AUAR along with mitigation measures. The AUAR will also evaluate geology/soils, water resources, potential contamination, fish/wildlife/plant/sensitive ecological resources, historic properties, noise, air quality and cumulative impacts for each scenario. This analysis will be incorporated into the AUAR document with a mitigation plan. We expect a draft AUAR to completed this Fall for review and comment. Following the comment period, the City Council is expected to adopt the Final AUAR in February/March 2026. Bu s in e s s C a m p u s 24th Avenue Co m me rc i a l I nd ust r i al L i n o L a k e s Of fi c e R e s id e nt ial 24th Avenue 165th Street North 170th St re et Nor th Low Density Residential (LD) Medium Density Residential (MD) High Density Residential (HD) Mixed Use (MIX)Commercial (COM) Industrial (IND) Public/Quasi-Public (PQ) Business Park (BP) AUAR Area Oneka Lake Future Roadway Municipal Boundary Land Use Density BP IND LD (2-4 upa) MD (3-8 upa) HD (6-12 upa) MIX (10-60 upa on 50%) COM Total Net Acres 0 134 134 170 30 74 0 542 Min Density - - 268 509 181 370 - 1329 Max Density - - 536 1358 363 2221 - 4478 8/14/2025 2040 Land Use Plan Option 1 0 1,500 3,000750 US Feet NORTH158thStreetNorth E th anTrailNorth Onek a P a r k w a y North 162nd Wa y N o r t h 1 59 t h S t r e e t North Farnha m A v e nue N o r t h 1 5 8th Stre e t N o r t h Fenway Avenu e North H u g o Bu s in e s s C a m p u s Co m me rc i a l 24th Avenue 1 6 5 t h S t r e e t N o r th 1 70 t h S t r e e t N o r th Oneka Lake 8/14/2025 0 1,500 3,000750 US Feet NORTH158thStreetNorth E th anTrailNorth Onek a P a r k w a y North 162nd Wa y N o r t h 1 59 t h S t r e e t North Farnha m A v e nue N o r t h 1 5 8th Stre e t N o r t h I nd ust r i al Of fi c e R e s id e nt ial 24th Avenue L i n o L a k e s H u g o Fenway Avenu e North Low Density Residential (LD) Medium Density Residential (MD) High Density Residential (HD) Mixed Use (MIX)Commercial (COM) Industrial (IND) Public/Quasi-Public (PQ) Business Park (BP) AUAR Area Future Roadway Municipal Boundary Land Use Density BP IND LD (2-4 upa) MD (3-8 upa) HD (6-12 upa) MIX (10-60 upa on 50%) COM Total Net Acres 0 0 253 187 0 74 27 542 Min Density - - 506 562 0 371 - 1439 Max Density - - 1012 1499 0 2226 - 4737 2040 Land Use Plan Option 2 Bu s in e s s C a m p u s Co m me rc i a l I nd ust r i al Of fi c e R e s id e nt ial 1 6 5 t h S t r e e t N o r th 1 70 t h S t r e e t N o r th 24th Avenue 24th Avenue Oneka Lake 8/14/2025 0 1,500 3,000750 US Feet NORTH158thStreetNorth E th anTrailNorth Onek a P a r k w a y North 162nd Wa y N o r t h 1 59 t h S t r e e t North Farnha m A v e nue N o r t h 1 5 8th Stre e t N o r t h L i n o L a k e s H u g o Fenway Avenu e North Low Density Residential (LD) Medium Density Residential (MD) High Density Residential (HD) Mixed Use (MIX)Commercial (COM) Industrial (IND) Public/Quasi-Public (PQ) Business Park (BP) AUAR Area Future Roadway Municipal Boundary Land Use Density BP IND LD (2-4 upa) MD (3-8 upa) HD (6-12 upa) MIX (10-60 upa on 50%) COM Total Net Acres 96 0 157 99 72 118 0 542 Min Density - - 314 298 429 590 - 1632 Max Density - - 629 796 859 3538 - 5821 2040 Land Use Plan Option 3 AUAR Area Municipal Boundary 8/14/2025 AUAR Area 0 1,500 3,000750 US Feet NORTH 24th Avenue 24th Avenue Fenway Avenu e North 165th Street Nor th 170th St re et Nor th L i n o L a k e s H u g o Aerial imagery taken from Washington County GIS Mapping, 2024. AUAR Area Deciduous Tree Cover Coniferous Tree Farm Grassland Wetlands 8/14/2025 Vegetation 0 1,500 3,000750 US Feet NORTH 165th Street Nor th 170th St re et Nor th 24th Avenue 24th Avenue Fenway Avenu e North L i n o L a k e s H u g o Municipal Boundary Data taken from condensed MN Land Cover Classification System (2018), and MN Department of Natural Resources (2018). AUAR Area Shoreland Overlay Floodplain Groundwater Priority Areas Wetland 8/14/2025 0 1,500 3,000750 US Feet Wetlands and Floodplains NORTH Fenway Avenu e Nor th L i n o L a k e s H u g o Municipal Boundary Parcel Boundary 24th Avenue 24th Avenue 16 5t h Str ee t N o r th 17 0th Stree t N o r th Groundwater priority areas are derived from the Land and Water Legacy Program Conservation Priorities Drinking Ground Water Model from the Washington County Land & Water Legacy Program Conservation Plan, July 2010. Wetland data taken from National Wetland Inventory by US Fish and Wildlife Service. Shoreland Overlay data taken from MN DNR. Floodplain data taken from Rice Creek Watershed District. AUAR Area City Trail - Proposed City Trail - Existing Historic Schoolhouse City Park Frog Hollow Park Heritage Ponds Park 8/14/2025 Trails and Amenities 0 1,500 3,000750 US Feet NORTH Frog Hollow Park tage PondsHeritita Park Fenway Avenu e North L i n o L a k e s H u g o 24th Avenue 24th Avenue 165th Street Nor th 170th St re et Nor th Municipal Boundary Data taken from Hugo 2040 Comp Plan, Future Trails Map and Features. 158th Stre e t N o r t h E th anTrailNorth O n e k a P a r k w a y N o r th y N o r t h Fenway Avenue North O 1 59 t h S t r e e t North Farnha m A v e nue N o 1 5 8th Stre e t N o r t h L i n o L a k e s H u g o L i n o L a k e s H u g o Future Roadway Minor Collector Major Collector Minor Connector 8/14/2025 0 1,500 3,000750 US Feet AUAR Areau w O kk P r k y Nyyy o r t h N t h 11 515 8558tt8ththhh SStStrte eeee ttetttt N ooo httNNNeteeetreSehSSShortNet9t N F 1 5 hhaha m a m A m AA o arnha A v e nue N oo O E T E thEth aananTnTraT o th ilNN thth ortt Noo lNN ailal 15 oNtNNetteetrStt8thtSttttNNN 1 o r tt ht Roadways NORTH Municipal Boundary 24th Avenue 24th Avenue 165th Street Nor th 170th St re et Nor th Data taken from Hugo 2040 Comp Plan, Future Functional Road Classification Map.. Project_Area Pedestrian and Natural Corridor Pedestrian Barrier Forest Boulevard Pedestrian connection with roundabout to Oneka Lake Future Pedestrian Trail Existing Pedestrian Trail Wooded and Lowland Areas 8/14/2025 Opportunities and Constraints 0 1,500 3,000750 US Feet NORTH Fenway Avenue North L i n o L a k e s H u g o 24th Avenue 24th Avenue 165th Street Nor th 170th St re et Nor th Oneka Lake Historic Schoolhouse Ele v a t e d v i e w s Elev a t e d v i e w s FFFFFFFFFFFFeeeeeeeeeeeennnnnnnnnnnwwwwwwwwwwwaaaaaaaaaaayyyyyyyyyyyyyy AAAAAAAAAAAAAAAAAvvvvvvvvvvvvveeeeeeeeeeeeeeeeeennnnnnnnnnnnnnuuuuuuuuuuuuuuuuueeeeeeeeeeeeeeee NNNNNNNNNNNNNNNNNNNNNooooooooooooorrrrrrrrrrtttttttttthhhhhhhhhhh LLLLL iiiii nnnnn oooooo LLLLL aa kkkkkkkkkk eeeeeeeeeeeeeeeeeeeee sssssssssssssssssss 2222222224444444444tttttttttthhhhhhhh AAAAAAAAAvvvvvveeeeeennnnnnuuuuueeeeeeeee 22222222222444444444tttttttthhhhhhhhhh AAAAvvvveeeeennnnnnnnnnnnuuuuuuuuuuuuueeeeeeeeee 11111111111666666555555555ttttttthhhhhhhhhhhhh SSSSSSSSSSSSSStttttttttttrrrrrrrrrreeeeeeeeeeeeeeeeeeeeeeeeeetttttttttttttt NNNNNNNNNNNNNoooooooooooorrrrrrrrrrrrrrrrrrr ttttttttttttttttt hhhhhhhhhhhhhhhhhhhh 1111111111111111777777777770000000000000ttttttttttttthhhhhhhhhhhhhh SSSSSSSSSSSSSSStttttttttttt rrrrrrrrrrrrreeeeeeeee eeeeeeeeeeetttttttttt NNNNNNNNNNNNNoooooooooooooorrrrrrrr ttttttttttttt hhhhhhhhhhhhhhhh OneOneOneOneOnekakakakaka LakLakLakLakLeeee hhhhhh HHHHHH uuuuuuuu gggggggggg oooooo ElElElElElElElElElElElElElEEEeveveveatatttedededed vvvvieieieie wswswswss ElElElElElElElElElElElElElEEElE eveveveveveveveve atatatatatataa edededededededed vvvvvvvvvvvvvvvieieieieieieieieieieieieiii wswswswswswswswwwwwsww AUAR Area Municipal Boundary 9/5/2025 Open House Comments 000,3005,10750 US Feet NORTH 24th Avenue 24th Avenue Fenway Avenu e North 165th Stre et Nor ht 170th S tre et No r ht L i n o L a k e s H u g o Aerial imagery taken from Washington County GIS Mapping, 2024. Signed in at meeting Provided written comment11 2 345 6 7 8 9 10 11 12 13 14 51 61 17 17 17 18 19 19 19 165TH STREET AUAR August 14, 2025 Open House Summary of Participation The following are the statistics gathered from materials at the Open House: -58 total sign insoA total of 32 of the 85 unique properties in the area represented (38% or properties)o 8 people not within the AUAR area -19 worksheets or meetings heldo17 within the AUAR areao2 from outside Note: Numerous people who were present at the meeting did not sign in or fill out the worksheet. There were many more properties represented from staff discussions and observations. 165th Street AUAR – Open House Meeting or Call Comments 1. August 14, 2025 – At open house Laura Todd 5205 165th Street # 651-231-3449 There is water in her back yard. She thinks it is due to the Meadows of Hugo development. Liz to follow up with Laura. 2. August 15, 2025 – Meeting Frank Puleo 6375 165th Street # 248-3622 He would like the Land Use to stay the same as the 2040 Land Use Plan in the Comp Plan. If it has to be option 2 or 3, he wants his property to be commercial or mixed use. 3. August 15, 2025 – Phone Call Dick Bunde 16650 Fenway Ave # 459-2773 He thinks there will be a lot of traffic on 165th Street and it should be improved if there is traffic and a roundabout at 165th Street and Highway 61. 4. August 27, 2025 – Meeting Liz and Carmelo Cinqueonce 4586 165th Street #651-216-1242 Understands that development is coming. They like living in Hugo and this area in particular. Would like to see the property either medium density or high density residential. They had a lot of questions about what happens with 165th Street once development occurs. 5. August 28, 2025 – Phone Call Steve and Lauri Woolstendroft 5050 165th Street Does not want their property guided as industrial. Their preference is if it is going to develop around them would be low density residential. They have lived there for 40 years. No formal meeting needed at this time. Wants 165th Street paved whether development occurs or not. They would like an improvement such as a round about at 165th Street and Highway 61. They want a section of our website to highlight developments happening in the City. 165TH STREET AUAR August 14, 2025 Open House Participant Worksheet Thank you for participating in the 165th Street AUAR. Your feedback is important and helps the City determine which land use alternatives to study. 1. What types of land uses do you envision along the 165th Street corridor? Is there a land use scenario you prefer? 3 2. What type of improvements do you want to see to 165th Street? City sewer, city water, paved road, sidewalks 3. Are there any changes you would like the City of Hugo to consider regarding your property? X Yes □ No If yes, please describe specifically the changes you would like to see for your property. Consider what happens if the people who live next door to us do not want to sell to a developer. Would our property still be able to be developed as high density on only those 10 acres? If developed, keeping walkway as close to trees as possible to avoid it being in middle of our property. 4. Is there anything else you want the City to know as we prepare the AUAR? Please continue to involve land owners as decisions are made. 5. Please provide your contact information below, so we can follow up with you: Name: Property Address: PID 07.031.21.23.0007 Phone: Email: Mailing Address (if different from property address): 4637 Provence Way N Would you like us to contact you for a meeting? Yes X No 165th STREET AUAR August 14, 2025 Open House Participant Worksheet 1. What types of land uses do you envision along the 165th Street corridor? Is there a land use scenario you prefer? ● If we HAVE to pick one, Option 3 is the most palatable. Of the three plans, this one produces the least amount of “ugly transformation” / damage to our current surroundings and way of life. However, we would ask that everything currently coded MD (orange) on the Option 3 map INSTEAD be turned yellow (LD), including the HD currently mapped to go right next door on the East - and also right behind us. ● We hate everything about Option 1. We didn’t buy our cute little hobby farm in “rural-feeling” Hugo, only to end up “surrounded” by high-density housing right across the street and Industrial operations just one property away, as well as down the street and right behind us.) Sadly, we could have stayed where we were in St. Paul for 30 years (nestled in a residential neighborhood) and had a much better situation long term. [Sorry if that all sounds “dramatic” but the heartbreak and regret at this point is real.] ● Option 2 is slightly “better” … but the idea of having just one property between us and Commercial development (as well as mixed use kitty-corner) is almost as bad as Option 1. It would change every single thing we love about where we live and why we (intentionally) bought here. 2. What type of improvements do you want to see to 165th Street? ● None. Nothing at all. We love it exactly the way it is. ● IF a trail is implemented, as is being discussed, we STRONGLY prefer that it be located on the NORTH side of 16th (please!). Homes on the North side are set back further and are more easily able to absorb the land loss. Our property, on the other hand, would practically be “on” the road if the trail was located on the South side. 1 3. Are there any changes you would like the city of Hugo to consider regarding your property? ● Changes to our existing property? .. Or changes to the plans being proposed? We can’t think of any answer for the former, but to the later, yes: We would very much NOT like the road to be widened. (see 2nd bullet point under Question #2). 4. Is there anything else you want the City to know as we prepare the AUAR? Yes. ● In all 3 land use Options we ask that you replace as much “color" as possible with YELLOW (LD) only; especially to our NORTH (1st*), but also to our East (2nd*), West (3rd*), and South (4th*). *Priority order of importance. ● The development to date has already displaced a lot of the wonderful wild life we’ve enjoyed here for 8 years. New development will destroy anything that is left. Your Open House materials state that the AUAR studies the impact on the environment. That seems to make no sense given that all of this development - especially anything above MD - will clearly wipe out any/all of the natural environment remaining. ● We are very concerned about the high volume of traffic that will certainly accompany all 3 plans, but most concerning are the Option 3 and Option 2 scenarios. 5. Please provide your contact information below, so we can follow up with you: Jeff & Lynda Barry 5635 165th Street N 612-701-9194 Lyndabarry760@gmail.com 6. Would you like us to contact you for a meeting? No meeting is required at this time, but we do have one additional question: Q: We have not yet talked about street lights (UGH). What’s that going to look like? 2 16. Tom Zollinger 5040 165th Street- August September 5, 2025 – Phone call We bought the land knowing it is in the MUSA. Medium density is okay. He would likely sell if development came this way. His kids are in the WBL schools and he want to keep them there, so timing is important. Okay with paving 165th Street, but it is a long straight road and worries about speeding and people in the ditch. Does not want to be assessed for road improvements. 17. Mark Guenther – Meeting Contract on Busy B Parcels 08.031.21.44.0004 and 17.031.21.11.0001 Wants to keep Mixed Use along Highway 61. 18. September 10, 2025 – Email Jay Smigielski on behalf of Brad Oren 16028 Forest Blvd Wants to keep Land Use Industrial - see email I am working setting a meeting with them. 1 Zeke Peters, AICP From:Rachel Juba <RJuba@ci.hugo.mn.us> Sent:Thursday, September 11, 2025 10:05 AM To:Kendra Lindahl, AICP; Zeke Peters, AICP; Mark Erichson; Alison Harwood; Max Gort Subject:FW: 165th Street Area Study This is from the property owner at 16028 Forest Blvd. From: Jay Smigielski <jsmigielski@ferdlaw.com> Sent: Wednesday, September 10, 2025 4:29 PM To: Rachel Juba <RJuba@ci.hugo.mn.us>; Friedner, Dan <dan.friedner@nmrk.com>; bradoren@dart.net Subject: Re: 165th Street Area Study Caution: This email originated outside our organization; please use caution. Hello Rachel, Thank you for reaching out, we greatly appreciate you emailing us about this review, and for the invitation to provide some feedback at this stage. Yes, we are interested in meeting with you at your office in Hugo to discuss the review of the 165th Street area and learn more about the process, timeline, and possible outcomes. As you know, Brad has a strong interest in maintaining his trucking / storage business in Hugo, and it is upsetting to see that the property he recently purchased could possibly be rezoned as residential. If you could please suggest a few dates and times that we could meet with you in person, I think that would be best for us to coordinate scheduling on our end. Sincerely, Jay Smigielski, Attorney Ferdinand F. Peters Esq. Law Firm 711 S. Smith Ave. St. Paul, MN 55107 USA Office: 651-647-6250 Fax: 651-560-7022 Subject to all notices at http://www.ferdlaw.com From: Rachel Juba <RJuba@ci.hugo.mn.us> Sent: Monday, September 8, 2025 10:59 AM To: Friedner, Dan <dan.friedner@nmrk.com>; bradoren@dart.net <bradoren@dart.net>; Jay Smigielski <jsmigielski@ferdlaw.com> Subject: 165th Street Area Study 2 Hi Brad, Jay, and Dan. We are completing a land use, street design, sewer/water, and environmental study called an Alternate Urban Areawide Review (AUAR). We sent a mailer to the address about an open house and to share additional information. We are looking for feedback from property owners in the area. I wanted to reach out to see if you would be interested in meeting or talking over the phone. Here is the link to the section of the website: https://www.ci.hugo.mn.us/index.asp?SEC=9FECEE4D-0A13-4FD9-82BF-9EE60D12AD4B Let know if you would like to know more and have a conversation. Thanks, 19. September 11, 2025 – Email Rebecca Penovich 16673 and 16635 Forest Blvd Sent in comments – see email 1 Zeke Peters, AICP From:Rachel Juba <rjuba@ci.hugo.mn.us> Sent:Thursday, September 11, 2025 10:19 AM To:Kendra Lindahl, AICP; Zeke Peters, AICP; Mark Erichson; Alison Harwood; Max Gort Subject:FW: 165th Street AUAR Open House 8/14 feedback This is from the property owner at 16673 and 16635 Forest Blvd They own 3 parcels 08.031.21.14.0001 08.031.21.14.0002 08.031.21.11.0002 From: Rebecca Penovich <rebecca.penovich@gmail.com> Sent: Thursday, September 11, 2025 8:24 AM To: Rachel Juba <rjuba@ci.hugo.mn.us> Cc: Michael Dolan <mdolan@corecommercialre.com> Subject: Re: 165th Street AUAR Open House 8/14 feedback Caution: This email originated outside our organization; please use caution. Hello Rachel, Mike Brandt of Hugo Auto Parts mailed the AUAR Study Open House materials to me with the Participant Worksheet. (I didn't find the Worksheet or the FAQ and maps on the City website, just the Open House flyer.) Here I submit feedback as a property owner on 165th Street which is within the AUAR Study Area and also is within the Highway 61 Visioning corridor. City of Hugo Participant Worksheet 165th Street AUAR August, 14, 2025 Open House 1. What types of land uses do you envision along the 165th Street corridor? Is there a land scenario you prefer? My concern is the land use along Highway 61 and 165th Street, where highway improvement or traffic calming (a roundabout, a lighted intersection, a lane widening) projects in the future are planned as Washington County prepares to take over the highway according to the Comp Plan 2040. Highway 61 from 165th north to 170th in particular is the entry and exitway for the City of Hugo to all the suburban commuters who drive it north toward Stillwater and south toward White Bear Lake. As such it should be a thriving and attractive gateway to the City with shops and retail, mixed use business and 2 housing, and green spaces. The City should attract businesses and stores with incentives and tax breaks and special use permits, all tools other municipalities use in abundance to attract business and developers to invest in housing, retail, and commercial sectors. Hugo has done a great job attracting big housing developers and housing developments continue to grow with Hugo city limits and housing is needed. But where roofs go, retail should follow. I do not believe the City of Hugo is working to show the same enthusiasm and willingness to compromise on land uses and water uses etc to attract businesses and big box stores. A retail center with a variety of places to shop for Hugo citizens, or a vet or pet boarding place, an Apple store, a Target, mature trees and welcome to Hugo banners would be a thriving center to show both residents and visitors passing through that Hugo is a good place to live AND work. 2. What type of improvements do you want to see to 165th Street? I believe there are highway projects already in planning at this intersection--it will become more of a major intersection, including widening and will need to accommodate more traffic and cars as Hugo continues to grow. My property is adjacent to this so I support highway improvement and safety cautions. I would like the City and the Hugo Planning Commission to be open to how the City might stimulate development and growth to signal to businesses that Hugo is open for business along the corridor and wants to see economic development and make a supportive environment to attract commercial developers to serve all the residents moving in. I also would like to have the City have MN DoT come talk to the people at City Hall over the specifics of the Highway improvements. I feel like this information is difficult to find although the Highway 61 Study on the Hugo website has a lot of information. 3. Are there any changes you would like the City of Hugo to consider regarding your property? Yes. If yes, please describe specifically the changes you would like to see for your property. My property is in a restrictive zoning category, RC-1 which only a few businesses and properties are zoned along the corridor. Other large properties along the Corridor are zoned Agricultural. I paid almost $17K/annually to the City for taxes on vacant land this year and my neighbor across the Highway pays less than $500/year as his land is Ag and this is wildly disparate. I went to court to appeal the tax to Washington County. I have written and discussed my concerns with the City for over 10 years now as I would like to attract a buyer (and have brokers who have brought buyers to the table to work with the City). We could benefit from assistance from the City and the County how to make these 26 acres useful to a developer. I am open to any City proposals on the matter. 4. Is there anything else you want the City to know as we prepare the AUAR? Yes, thank you for communicating with the citizens and property owners in Hugo about plans for the future of the City. It can be difficult to get feedback from people on matters that don't directly affect them and not all people come to public open houses to express themselves. 3 Hugo residents love the suburban/ag feel of the town as it transitions from an agricultural community to an urban/suburban one outside a major metropolitan city and near a growing main highway and tech corridor. There should be a way for Hugo to plan for this, keep some open spaces, but also make it less restrictive for businesses to put roots in Hugo instead of moving their planned new headquarters or expansions to White Bear or Stilwater instead. Responsible development has been the watchword for the Planning Commission. That means development has to be in that equation. Please provide your contact information below, so we can follow up with you: Rebecca Horton Penovich 16673 Forest Blvd N, Hugo, MN 301-807-0362 rebecca.penovich@gmail.com Mailing address: 3109 Lee Street, Silver Spring, MD 20910