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HomeMy WebLinkAboutPC Packet 01.22.26If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or rjuba@ci.hugo.mn.us, thank you. Agenda Hugo Planning Commission Thursday, January 22, 2026 Hugo City Hall 7:00 PM A. ROLL CALL: Andress, Derr, Fahey, Granger, Klein, Kleissler, Petty B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. December 11, 2025 D. PUBLIC HEARING E. NEW BUSINESS 1. Maplewood Development, Inc. – Sketch Plan Review request for approximately 90 acres of property located south of Frenchman Road North and west of Forest Boulevard North. F. OLD BUSINESS 1. 2026 Planning Commission Goals G. ADJOURNMENT Minutes for the Planning Commission Meeting of Thursday, December 11, 2025 Chair Kleissler called the meeting to order at 7:00 pm. PRESENT: Derr, Fahey, Klein, Kleissler, Petty ABSENT: Andress, Granger STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of October 23, 2025 Chair Kleissler requested a correction to the minutes. Commissioner Petty made a motion, seconded by Commissioner Klein, to approve the minutes for the Planning Commission meeting of October 23, 2025. All ayes. Motion carried. Public Hearing: Comprehensive Plan Amendment, Zoning Amendment, Preliminary Plat, Conditional Use Permit, and Site Plan for Kwik Trip, Inc. – Property north of 159th Street North and east of Forest Boulevard North Associate Planner Gort presented background on the requested approvals for Kwik Trip, Inc. to construct a 9,126 square-foot convenience store, an attached 1,931 square-foot one-bay carwash, and a fuel canopy with ten dispensers. The site is located at the northeast corner of the roundabout intersection of Forest Boulevard (Highway 61) and 159th Street. There are two parcels of interest, the easterly of which is referred to as Parcel 1 and the westerly of which is referred to as Parcel 2. The entirety of the Kwik Trip development would be located on Parcel 2, with the applicant indicating Parcel 1 would be used for a future commercial building. The comprehensive plan amendment request is to change the land use designation in the 2040 Land Use Plan of Parcel 1 from Low Density Residential (LD) to Commercial (COM). The zoning amendment request is to rezone Parcel 1 from Planned Unit Development (PUD) to General Business (C-2). These two requests would allow for better continuity of land uses by utilizing 159th Street to separate commercial and residential property. The preliminary plat request would adjust the shared property line between the two parcels. The conditional use permit (CUP) request is for the carwash use and for the store to operate 24 hours. The site is proposed to receive access from 159th Street, with one full access point on the eastern side of the property and an exit-only access point to the west closer to the roundabout. December 11, 2025 PC Minutes Page 2 Staff reviewed the requests for consistency with ordinance standards and the 2040 Comprehensive Plan. Staff is of the opinion that the requests meet the criteria necessary to approve each of the requests, subject to conditions in the approving resolutions. Staff recommended approval of the requests to the Planning Commission. Commissioner Petty asked if there would be sidewalk connections to allow residents in the nearby development to access the store, and why the carwash is proposed to have one bay versus the two-bay carwash at the existing Kwik Trip store. Gort said that the applicant will be constructing a trail on the north side of 159th Street, and a sidewalk that connects from the trail to the store. Dean George, Real Estate Development Manager for Kwik Trip, Inc. introduced himself to the Planning Commission, and said that the company recognized that Hugo is a growing community and with demand that can no longer be accommodated solely with the existing store. Responding to Commissioner Petty’s question, George said that the single-bay carwash is typical for their stores and has proven to be efficient. Commissioner Klein asked how much water is able to be recycled in the carwash. George says that he will check on the full amount of water reused, but he knows that the undercarriage wash water is reused. Commissioner Petty asked if reusing water in the carwash can be a condition of approval. Juba said that it can be evaluated at the time a building permit is requested. Commissioner Klein asked if electric vehicle (EV) charging stations will be available. George said that the company has been testing them in roughly a dozen communities, and that they could be rolled out more gradually. Chair Kleissler opened the Public Hearing at 7:18 PM No from the public spoke. Chair Kleissler left the public hearing open for some time while further discussion occurred. Chair Kleissler asked why they are requesting 24-hour operation. George said that being open 24 hours has become a part of their brand, with drivers knowing that a Kwik Trip will be open at any time of day if they need to stop. Kleissler asked if deliveries would occur overnight, George said that deliveries occur during the daytime. Commissioner Derr said that the access point setup made sense and should help with traffic flow. Commissioner Petty asked for clarification on whether the westerly access point was behind the median, Juba said yes. Petty asked if the congestion at the existing store will be reflected at this location. George talked about the original plan they submitted which included two full access driveways located close together, which is what the existing store has, and that the decision to locate the second access further west and make it exit-only was based on recommendations from staff and meant to avoid the issues seen at the current store. December 11, 2025 PC Minutes Page 3 Commissioner Derr asked if the fuel canopy with a pitched roof and asphalt shingles is typical. George said that most fuel canopies have a flat roof, and that this design came from the City’s design requirements. Juba said that the existing Kwik Trip store has a similar roof. Chair Kleissler asked if there was a particular area in the parking lot where they may locate EV charger in the future. George says that they do not have a particular spot at this point, but that the installation is fairly easy for them. Chair Kleissler closed the Public Hearing at 7:23 PM Commissioner Klein made a motion, seconded by Commissioner Petty, to recommend approval of the comprehensive plan amendment, zoning amendment, preliminary plat, conditional use permit, and site plan to the City Council. All ayes. Motion carried. The request will be reviewed by the City Council at their December 15, 2025 meeting. New Business: Site Plan for KLG Holding, LLC. – 13845 Forest Boulevard North Gort presented background on the site plan request from KLG Holding, LLC. for a 9,088 square foot commercial building on property located at 13845 Forest Boulevard North (Highway 61). The applicant currently operates a dance studio in the Victor Gardens So uth Village building known as The Dance Unit. There are two parcels of interest at the site, both of which will be combined to create a 2.12 -acre parcel. The property is bisected by a sanitary sewer line. The Planning Commission previously approved a daycare for this site that was never constructed. The applicant is proposing to construct a 9,088 square foot commercial building to be used as a dance studio. The site will receive access from a shared access point on the property to the north, currently occupied by TGK Automotive. Additionally, the site must continue the shared access by providing access to the property to the south. The site plan proposes a future private drive that will act as a frontage road to direct traffic to the south. Staff reviewed the site plan request for consistency with ordinance standards and the 2040 Comprehensive Plan. The application meets most of the criteria necessary to approve a site plan. The architectural plan was reviewed for consistency with the Commercial and Industrial Design Guidelines. Staff found that revisions should be made to the architectural plan with regards to building materials and colors. Additionally, the landscape plan needs revisions to meet the planting requirements in the ordinance, and a plan for managing the proposed prairie grasses will need to be submitted . Staff will continue to work with the applicant on revising these plans, and is recommending that the Planning Commission approve the site plan, subject to conditions in the approving resolution. December 11, 2025 PC Minutes Page 4 Commissioner Petty asked if the sign code required individual pin-mounted channel lettering for signs. Juba said that signage isn’t being reviewed at this time, but that the sign code allows for some flexibility. Petty asks what the garage door near the back of the building is for. Gort said that the applicant would best be able to answer that question. Commissioner Klein said that the mechanical equipment shown on the roof may be easier for the applicant to service if it were on the ground. Juba said that roof or ground -mounted mechanical equipment is allowed by ordinance so long as it’s screened. Commissioner Petty asks if planting native prairie grasses as shown in the landscape plan could present issues the City had seen at the Xcel Energy Training Center. Juba said that the issues there were related to a lack of management, which is why the applicant will be required to submit an establishment and management plan for the vegetation. Juba said that the proposed location of the prairie grasses will be in a location that is easier to establish than what was proposed for the Xcel site. Commissioner Derr asked if the shared access point would be a right-in right-out. Juba said that it is currently a full access but long term there will be a median in the highway, making it a right-in right- out. Kyle Gross, the applicant and owner of The Dance Unit at 14643 Mercantile Drive N, introduces himself to the Planning Commission. Gross said that he and his wife have been teaching dance for over a decade, that they opened their studio in 2020, and have seen a lot of growth over the past five years from 44 to 260 students. Gross said that most students are kids but that they offer some adult classes, and sees the studio as an opportunity for families from outside Hugo to support the local business community as they come into town for lessons and performances. Gross answered Commissioner Petty’s question about the garage door, saying that it is a loading door for props that are transported to competitions. Commissioner Petty asked if most classes are in the evenings. Gross said that they are and hoped that increasing their space would allow for greater flexibility in scheduling. Petty said that their evening traffic could be offset from TGK’s primarily daytime traffic. Commissioner Klein said that the proposed building colors were shocking at first, but that he is comfortable with the applicant working with staff to refine the colors. Klein asked if they considered ground-mounted mechanical equipment. Bill Rust, from Rust Architects and Construction and the primary architect for the project, explained that the rooftop mechanical equipment was most efficient for the building construction by allowing the units to service each area of the building directly. Rust said that the color choice for the exterior fo the building was meant to evoke excitement with the kids coming to the studio. Rust said that the interior layout was meant to be more conducive to a dance studio than a traditional office building would be. December 11, 2025 PC Minutes Page 5 Commissioner Petty made a motion, seconded by Commissioner Klein, to recommend approval of the site plan. All ayes. Motion carried. The request will be reviewed by the City Council at their December 15, 2025 meeting. New Business: 2026 Goal Setting Juba said that the 2026 Planning Commission Goal Setting session is scheduled for Thursday, January 8, 2026, with more details to come. Juba said that there will likely be a sketch plan review application scheduled for the January 22, 2026 meeting. Old Business Commissioner Petty asked about the expansion project for Hugo Estates. Juba reminded everyone of the 2022 approval of a 54-unit apartment building and 16 additional manufactured home lots, and said that the developer has asked for a two-year extension. Juba said that the same developer is building the apartments next to Festival Foods, and they’ll likely focus on finishing that project first before revisiting the smaller project. Adjournment Commissioner Klein made a motion, seconded by Commissioner Derr, to adjourn at 7:53 PM. All ayes. Motion carried. Respectfully Submitted, Max Gort, Associate Planner 1 “Frenchman Village” Sketch Plan CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning Application Staff Report TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: “Frenchman Village” Sketch Plan - Maplewood Development Property located on the southwest corner of Highway 61 and CSAH 8/Frenchman Road. DATE: January 16, 2026, for the Planning Commission Meeting of January 22, 2026 REVIEW DEADLINE: 1. DESCRIPTION OF REQUEST: The properties are generally located in the area south of Frenchman Road/CSAH 8 and west of TH 61. The property owner, Marvin LaValle, has signed a contact with the applicant, Maplewood Development to develop the property. The applicant is requesting review and comments on a sketch plan for development of the properties with residential and commercial uses. These are informal nonbinding comments to the applicant on the plan. 2. CONCEPT PLAN: Current Zoning The property is zoned Central Business (C-1), General Business (C-2), and Single Family Detached Residential (R-3). See attached zoning map. The purpose of the Central Business zoning district (C-1) is to provide for the establishment of a downtown which is a blend of cultural, recreational, civic, entertainment, retail sales, and office uses. Businesses requiring exterior storage for processing, retail sales, or wholesale activities are not permitted in this district. This area is subject to the Downtown Plan and Design Guidelines. The purpose of the General Business (C-2) zoning district is to provide for the establishment of service and freestanding commercial businesses, including retail sales, offices, and restaurants, 2 “Frenchman Village” Sketch Plan which are oriented toward motorists and require high volumes of traffic and visibility from major roads. The Single-Family Detached Residential district (R-3) is to provide for new single-family neighborhoods with a lot size that is smaller than the city's traditional single-family lot as well as directly related, complementary uses. This zoning district is intended to be the primary single- family zoning district for future residential developments. The smaller lot size will make efficient use of the city's land supply and investment in public utilities and allow the city to efficiently protect and preserve its natural resources such as wetlands and woodlands. In addition, the smaller lot size will help the city meet its density goal for new single-family homes. Current Land Use The property is guided Mixed-Use (MIX), Commercial (COM) and Low Density Residential (LD) the 2040 Land Use Plan. See attached 2040 Land Use Plan. Mixed-Use (MIX) The Mixed-Use designation provides opportunities for multiple compatible uses on a single site. These uses can include residential, commercial, office, retail, and public/quasi-public uses. The MIX land use designation allows residential development at a minimum density of 10 units per 3 “Frenchman Village” Sketch Plan net acre and maximum density of 60 units per net acre. This area is subject to the Downtown Plan and Design Guidelines. Low Density Residential (LD) The Low Density Residential designation identifies residential land uses developed between 2 units per net acre and 4 units per net acre. These areas are served or are intended to be served by urban services including sewer and water. The primary use in this area is single-family detached homes and some two-family homes. Commercial (COM) The Commercial designation provides areas for both service retail, highway- and neighborhood- oriented businesses and retail establishments to develop. This designation includes commercial, office and retail uses and is generally concentrated along key transportation corridors. These areas are served or are intended to be served by urban services including sewer and water. The commercial use location and accessibility are critical to providing residents with necessary goods and services. The location of and access to a specific commercial site is directly related to the type and intensity of commercial use that the site can support. The Commercial Land Use classification allows a wide variety of uses including those for convenience-oriented, neighborhood-oriented, highway-oriented and community-oriented markets and consumers. 4 “Frenchman Village” Sketch Plan General Layout The applicant is showing development of parcels of land totaling approximately 97 acres into a development with residential and commercial uses. Based on the proposed uses and acreages provided the plan shows 65 buildable acres. The proposed uses are single family homes (140 units), townhomes (150 units) and various commercial businesses (95,000 square feet). The portion of the property at the southwest corner of Highway 61 and CSAH 8/Frenchman Road is guided by the downtown plan and design guidelines. There are constraints to developing the property such as wetlands, floodplain, and high groundwater. The sketch plan is showing a 4 acre public park and off street trails, as well as a private club house and pool for the neighborhood. The sketch plan shows access into the site from Victor Path, Oneka Parkway, and Frenchman Road/CSAH 8. The applicant has stated they would be applying for a Planned Unit Development (PUD). PUDs offer flexibility to develop a site through the relaxation of most normal zoning district standards. The use of PUD zoning can allow for a greater variety of uses, internal transfers of density, construction phasing and a potential for lower development costs. In exchange for this flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. PUD approval may be granted if the applicant can demonstrate compliance with the following criteria: 1. The establishment of PUD zoning districts in appropriate settings and situations, to create or maintain a development pattern that complies with the City's comprehensive plan. 2. The mixing of land uses within a development when such mixing of land uses could not otherwise be accomplished. 3. Variations to the strict application of the land use regulations in this chapter in order to improve site design and operation, while at the same time incorporating design elements (e.g., construction materials, landscaping, lighting, open space, etc.) that exceed the City's standards to offset the effect of any variations. 4. A more creative and efficient approach to land use within the city, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City. 5. Preservation and enhancement of natural features and open spaces, including but not limited to the width expansion of greenway corridors, conservation of wooded areas, development of buffer areas, reduction of impervious surface, and utilization of joint facilities and utilities. 6. Maintenance or improvement for the efficiency of public streets and utilities. 7. Establishment of appropriate transitions between differing land uses. Compliance with City Code, Comprehensive Plan, and Downtown Design Guidelines 5 “Frenchman Village” Sketch Plan The sketch plan would require land use and zoning amendments for the areas west of Fenway Boulevard to approximately Everton Avenue. The applicant is proposing to change the land use from Commercial (COM) and Low Density Residential (LD) to a mix of Commercial (COM), Low Density Residential (LD), and Medium Density Residential (MD). The areas that would be guided for Commercial (COM) are significantly reduced from the 2040 Comprehensive Plan. The applicant is not proposing to change the areas guided as Mixed-Use (MIX). The applicant has stated that the property has been marketed for several years with the current land use plan and a project has not been able to work with the amount of commercial guided in the 2040 Land Use Plan. They state that development of the property with more residential is more viable. They have also stated the amount of commercial uses that they are showing is what the market can support. This proposed sketch plan significantly reduces the amount of commercial land use that would be developed along CSAH 8/Frenchman Road. However, it does show commercial uses at the intersection of Oneka Parkway and CSAH 8/Frenchman Road and at the corner of Highway 61 and CSAH 8/Frenchman Road. If there was a change in land use, these areas are where commercial development makes sense from a visibility and accessibility standpoint. The sketch plan shows an extension of the existing townhomes to the west and single family homes east of Oneka Parkway to the proposed Fenway Boulevard extension. Any residential development directly along CSAH 8/Frenchman Road should be heavily screened with a mix of ponding, berms, and landscaping. The applicant is proposing a club house and pool as a neighborhood amenity. The location is directly adjacent to the Met Council sanitary sewer lift station (east of Oneka Parkway) that is Medium Density Residential Commercial Low Density Residential Mixed- Use/Downtown Public Park 6 “Frenchman Village” Sketch Plan connected to the sanitary sewer interceptor that serves the City. The lift station gets regular maintenance by the Met Council. The lift station can have a bad smell coming from it from time to time. Staff recommends that the homes shown on the sketch plan be further pulled back and buffered from the lift station. Alternatively, a commercial use could be located there as a buffer from the lift station. The applicant is not proposing to change the areas guided as Mixed-Use (MIX). The areas that are guided mixed-use are within the boundaries of the downtown plan and are subject to the downtown design guidelines. The areas that are guided mixed-use are in highly visible areas of the City and, consequently, development in these areas will be expected to provide a higher level of site design and architectural design than other areas of the City. Typically, mixed-use development includes a combination of retail, office, cultural, or entertainment uses with the ability to integrate higher density residential uses as part of an overall master planned development. Downtown Design Guidelines are required to be met by the development. The intent of the guidelines is to provide a baseline for quality in order to revitalize and expand the downtown business district. The downtown plan shows a mixed-use development blending commercial/office and multi-family housing uses in a master plan development. Some of the guidelines for downtown Hugo include: • Blending of commercial and residential development as a master planned mixed-use development. • Creating a sense of arrival in downtown by placement of gateway elements. • Enhancement of the public realm to maintain a pedestrian-oriented downtown. • High quality architecture, with specific emphases on French architectural elements, traditional downtown design and/or relating to existing buildings in the downtown. The proposed sketch plan is trying to create a mixed-use development that blends the uses together. There is an effort to integrate the residential uses and commercial uses together with common spaces and amenities, such as walking loops, landscaping, and gathering areas. The main entrances and focal point at the southwest corner of Highway 61 and CSAH 8/Frenchman Road should be planned and designed with gateway elements with landscaping and building architectural features. The plan shows pedestrian oriented elements with access to public features, such as Hardwood Creek Regional Trail. The applicant has not provided details for the commercial building or for the mixed-use area. The plan should be cohesive from a site design and architecture standpoint. This would need to be demonstrated with a request for development approval. There are several details to work out with a formal development request, however what the applicant is showing is a good start, and staff will continue to ensure the area meets the downtown plan and design guidelines as a project moves forward. The mix of residential and commercial meet the intent of the Mixed-Use land use. One item to note, is that the area allows more density than what is shown in the sketch plan, such as an apartment. Architecture and Building Orientation 7 “Frenchman Village” Sketch Plan The applicant has indicated that the design of the buildings in this area would be consistent with the Multi-Family and Downtown Design Guidelines. The applicant did not provide a narrative on how the buildings would meet the design guidelines or what materials would be used on the buildings. The project is proposed to be a master planned development. The buildings shall be designed to be cohesive, the developer shall provide a design palette, including elevations, colors, and materials for the buildings, to ensure they are compatible and meet the guidelines. Commercial Buildings All commercial buildings are required to meet the Commercial and Industrial Design Guidelines and if the downtown area, the Downtown Design Guidelines. The applicant has not shown a building rendering examples for the commercial uses. All of the buildings within the project shall have four-sided architecture, with equal treatment and visual qualities, and shall meet the requirements of the guidelines. The sketch plan places the commercial buildings in the downtown area oriented towards the streets, as encouraged in the design guidelines. The commercial areas have pedestrian gathering spaces with connections to Hardwood Creek Regional Trail. The site layout for the commercial building’s west of Oneka Parkway shall be revised. There is a convenience store shown on the plan with two other commercial buildings. If a convenience store is located in that area it should be oriented with the building at the corner and the canopy to the west. The access onto Oneka Parkway will not be allowed and should be removed from the plans. The orientation on the two commercial buildings should be further evaluated to ensure efficient circulation. The parking spaces were not evaluated for compliance with City Code, but the plan will need to meet the parking requirements. Townhomes The applicant provided example building renderings for the townhome buildings. All of the buildings within the project shall have four sided architecture, with equal treatment and visual qualities, and shall meet the requirements of the Multifamily Design Guidelines. The guidelines encourage using a mix of materials and the ordinance states that the exterior of the structures shall have a high percent of brick, stone, or comparable material. There will need to be modifications to the elevations to ensure a mix of vertical and horizontal projections and four- sided design, using quality materials, to meet the intent of the design guidelines. Parks/Trails Because of the residential density proposed and proximity to future businesses special attention should be paid to the trails and sidewalks for both recreation and transportation purposes. Additionally, the development is adjacent to the Hardwood Creek Regional Trail, which connects many of Hugo’s trails and parks. According to the Parks, Trails and Open Space Plan trails and sidewalks are to be built with new developments that connect the community and ensure safe access to parks, downtown, and other important areas in the City. 8 “Frenchman Village” Sketch Plan The developer is proposing meandering trails connecting to the Hardwood Creek Regional Trail along the ditch. This would provide a scenic and desirable recreational amenity. There are other connections to the trail proposed in the development. There is a trail on the west side of Fenway Avenue North in the Oneka Estates neighborhood to the south. According to the Existing and Proposed Trails Map, this trail is planned to be extended to Frenchman Avenue with the extension of the roadway and is included in the sketch plans. Additionally, the planned trail on the south side of Frenchman Avenue is included in the sketch plans. Sidewalks have been constructed along both sides of Victor Path, which should continue as it goes west of the roundabout. Park dedication is required for all residential development. The land dedication requirement percentage goes up as the residential density goes up. In lieu of land dedication, the Parks Commission could recommend the fee of $3,400 be paid per unit. The developer has a proposed park shown on the plan. Generally, the park is in a good location. The park does not show any amenities such as playground equipment. The area where the park is located is unclear how much usable space is provided. The land dedication shall be usable land for the Parks Commission to give credit for park dedication. The park improvements and dedication proposal should be further evaluated by staff and the Parks Commission for the needs in the area. The Parks Commission staff report is attached. Landscaping and Screening The plan shows placement of some existing trees, particularly along the ditch to the south, and some new landscaping within the gathering spaces and along the streets. Staff recommends landscaping within the roundabout and around the monument sign at the main entrance creating a feel that you’re entering the development. The ditch to the south has several mature trees along the edges. Ditches get maintained periodically which includes removal trees. The applicant should install additional landscaping along the south side of the property to provide screening/buffers, in case the trees are removed with ditch maintenance. As the project moves forward a full landscape plan meeting the ordinance regulations will be required. The sketch plan is proposing to have residential development along CSAH8/Frenchman Road. The applicant is proposing to have a 5 foot tall berm and landscaping for a buffer from the street to the residential development. They are also showing a decorative fence on the berm. It’s in staff’s opinion that a berm and significant landscaping can be a good buffer by pulling the proposed lots away from the street. The lots are located approximately 50 feet from the street. Streets and Access Generally, the proposed access locations and street locations meet the intent of the Comprehensive Plan. Washington County plans show future traffic signals at the prosed access points along CSAH 8/Frenchman Road at Fenway Boulevard and Oneka Parkway. Developer contributions to the cost of the traffic signals will be considered with the development of the property. 9 “Frenchman Village” Sketch Plan There is a roundabout shown on the plans for access to the property. Generally, staff is comfortable with the roundabout, however the location may need to be moved further to the south to provide proper separation from the full access on CSAH 8/Frenchman Road. Additionally, the plans show a proposed gas station entrance onto Oneka Parkway. The access location could cause impacts to the future signal location and is too close to the intersection at CSAH 8 and Oneka Parkway. The only access to the commercial area west of Oneka Parkway shall be from Victor Path. The development of this property results in in the construction of a portion of Victor Path (frontage road) and Fenway Boulevard. This would require connecting Fenway Boulevard to the south to the Bald Eagle Industrial Park and easements acquisitions will be required. A phasing plan has not been provided. It’s unclear in the sketch plan how and when the other streets would be constructed. A traffic study will be required for the development to determine the road phasing and required traffic improvements. When a phasing plan and traffic study is provided, staff will make a recommendation on when the public improvements will be required. Utilities Sewer and water is available to the site in several locations. The applicant should work with the City Engineer on the connection locations and watermain loops. The applicant is working with Met Council on the relocation of the Met Council sanitary sewer interceptor. Staff is comfortable with relocating the interceptor if the Met Council approves. We will need to work with the applicant on the exact location, specifically as it bisects the proposed public park. Floodplain/Wetlands There are significant portions of the property located in the FEMA floodplain and floodway along the ditch and the south side of the property. Along with other items, this is a constraint of the property that limits developable areas. The applicant has studied the area and is working with FEMA to reduce the amount of areas in the floodplain and floodway. Development of the property will require a Letter of Map Revision, or other approved revisions by FEMA. This is feasible from an engineering perspective. There are ditches that cross the property in various locations. These are the general area of wetlands and will require approval from the Rice Creek Watershed District and the City of Hugo for the crossing of the ditches for the development and the streets. There may be some wetland impacts with the proposed development. Staff recommends the applicant meet with the Technical Evaluation Panel (TEP) to discuss the impacts and mitigation measures. Stormwater Management/Water Reuse The applicant has indicated that regional stormwater management for the site, instead of individual stormwater management for each site as it develops. This will allow for efficient use 10 “Frenchman Village” Sketch Plan of property and is encouraged for the properties. The stormwater management is shown at the south side of the properties as the properties slope down to the south. Staff has not evaluated the stormwater management, but supportive of regional stormwater management. Conditions for stormwater reuse for the site is ideal and should be incorporated into the development. The applicant has stated stormwater reuse would be incorporated into the development. Stormwater reuse can aid in meeting the stormwater management requirements for the development. Environmental Assessment Worksheet (EAW) The proposed sketch plan triggers a mandatory EAW as required by Minnesota State Statute. An EAW is a review of the proposed project and the potential impacts to natural resources, transportation, and wildlife. It also outlines mitigation measures for any potential impact. This process usually takes between 6 and 9 months to compete and includes public engagement. The applicant will need to complete this process as they plan the site. No formal approvals from the City can happen until the EAW is completed. 3. CONCLUSION/ RECOMMENDATIONS: The sketch plan proposes a development that requires amendments to the 2040 Land Use Plan and Zoning Map. The changes are significant and there are several details and expectations to work out with the applicant as the project moves forward. These are outlined in the staff reports. The development phasing will be very important with the project, especially for timing of infrastructure improvements. The applicant has made an effort to comply with the downtown design guidelines. However, further details on the site layout, how the buildings relate to each other, and architecture will need to be evaluated to ensure the project meets the intent the guidelines. Staff recommends the Commission provide unbinding informal comments to the applicant on the proposed sketch plan, including the following: 1. Land use/zoning revisions 2. General layout 3. Downtown Area 4. Building architecture and orientation 5. Streets and access 6. Phasing of development The schedule for sketch plan review: EDA - Tuesday, January 20th Parks Commission - Wednesday, January 21st Planning Commission - Thursday, January 22nd 11 “Frenchman Village” Sketch Plan City Council - Monday, February 2nd ATTACHMENTS: 1. Location Map 2. Existing 2040 Land Use Map 3. Existing Zoning Map 4. Applicants Narrative 5. Applicants Sketch Plan 6. Multi-Family Design Guidelines 7. Downtown Plan and Design Guidelines 8. Staff report to Parks Commission for January 21, 2026 Washington County, MN, Esri Canada, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA LaValle Property Parcel Boundary Roads 0 1,000500 Feet¯1 in = 600 feet LaValle Property Location Map Hugo, Minnesota Washington County, MN, Esri Canada, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA LaValle Property Parcel Boundary Roads 2040 Land Use COM HD LD MD MIX Public/Quasi-Public 0 1,000500 Feet¯1 in = 600 feet LaValle Property Existing 2040 Land Use Location Map Hugo, Minnesota Washington County, MN, Esri Canada, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA LaValle Property Parcel Boundary Roads ZONING C-1 C-2 CR-3 FCBD PUD R-3 R-5 ROW 0 1,000500 Feet¯1 in = 600 feet LaValle Property Existing Zoning Location Map Hugo, Minnesota Sketch Plan Submittal January 12, 2026 Frenchman Village Page 1 of 6 FRENCHMAN VILLAGE SKETCH PLAN NARRATIVE Hugo, Minnesota January 12, 2026 DEVELOPMENT TEAM Developer: Maplewood Development, Inc., Mario J. Cocchiarella Civil Engineer: Alliant Engineering, Inc., Clark Wicklund Surveyor: Alliant Engineering, Inc., Dan Ekrem Landscape Architect: Alliant Engineering, Inc., Mark Kronbeck LEGAL DESCRIPTION SEE ATTACHMENT EXISTING CONDITIONS The subject property is approximately 97 acres and comprised of 9 separate parcels. The property is bound by State Highway 61 to the east, CSAH 8 (Frenchman Road) to the north and Residential development to the south and west. The property is currently used for agriculture but for a few acres of unused farm buildings. Site access will come from Oneka Parkway, the proposed Fenway Avenue Extension to Frenchman Road and a connection to Victor Path at the west side of the project. Site topography varies gradually from an elevation of 930 at the northeast portion of the site to an elevation of 910 in the southwest. Three Washington County Judicial Ditches flow through the site with ditch bottom elevations of approximately 904. Surface runoff generally migrates from north to south and ultimately arrives at the previously mentioned Judicial Ditches. Site soils are generally a mix of Sandy Lean Clay, Trace Gravel and Glacial Till with lower areas of the site being saturated Clay/Peat material. DEVELOPMENT PLAN The current sketch plan proposes a mixed-use development consisting of single-family homes, town homes, and commercial/medical/retail development. Smaller lot single family homes are proposed to be located near the middle of the site. This product will be built on 55’ wide lots and provide a nice alternative to higher density townhomes and an appropriate transition to the existing Residential developments adjacent to the development site. In addition, smaller lots are needed to meet the MDR requirements provided for in the City’s Comprehensive Plan. Front-loaded town homes are to be located at the west end of the site. This townhome area will provide a transition from the proposed commercial node along Oneka Parkway and existing residential that lies west of the site. Sketch Plan Submittal January 12, 2026 Frenchman Village Page 2 of 6 (Downtown Plan) The east end of the development will be a combination of commercial/office buildings and rear-loaded townhomes. This development area has been configured to meet the intent of the Hugo Downtown Plan within the physical constraints of the site. As discussed in the Downtown Plan, this area will focus on a “sense of arrival” Downtown. The plan will include gateway elements/signage and landscaping to convey the sense of Character that the Hugo Downtown Plan envisions. (Downtown Plan Transportation and Pedestrian Access) The Hugo Downtown plan recommends improvements to street access and connectivity as well as enhancements to pedestrian access and walkability. The Frenchman Village development will address transportation recommendations with the connection of Fenway Avenue from its present terminus north to Frenchman Road and the extension of Victor Path across the entire site to its current terminus at the west end of the site. A Pedestrian pathway will be constructed on the south side of Frenchman Road along the length of the site. A path will also be constructed on the west side of the Fenway Avenue extension. A third pathway will be constructed along the south side of the Downtown area. This path will connect the HWY 61 trail corridor west to the proposed City Park, thence west through the open space area lying south of the single-family homes before connecting to the Oneka Parkway trail system. Concrete sidewalks will be extended throughout the single-family neighborhood and as necessary to connect the townhome/commercial areas to adjacent trails. The schedule of land use/product types, quantities, areas and densities is as follows: 55’ single family homes 140 34.69 Acres (35.7%) 4.0 U/A Front loaded town homes 88 9.78 Acres (10.0%) 15.9U/A Rear loaded town homes 62 5.54 Acres (5.7%) 11.2 U/A East Commercial Retail 59,650 SF 6.96 Acres (7.2%) West Commercial Retail 35,420 SF 4.36 Acres (4.5%) Ponding/Flood Storage 21.5 Acres (22.2%) Public Park 4.0 Acres (4.1%) Right-of-Way/Landscaping 10.17 Acres (10.5%) PARKS A City Park is proposed south of the Single-Family area and west of the Fenway Avenue Extension. The park is approximately 4 acres and provides excellent walkability to the single family and downtown area. Limited on-street parking bump outs will be provided along Victor Pathway and Fenway Avenue. The park will be at the hub of trail and sidewalk connections proposed as part of the development. A private Clubhouse/Pool for the development is also proposed at the northwest corner of the single- family area, adjacent to the existing MCES lift station. This facility will provide an enclosed gathering place for development residents with opportunities for outdoor gathering and play to be determined. Sketch Plan Submittal January 12, 2026 Frenchman Village Page 3 of 6 LANDSCAPING/BUFFERS Trees will be planted per Hugo development requirements along with landscape nodes within the project. To provide a buffer/screen from Frenchman Road a combination of berming, architectural fence and landscaping will be provided along the single-family area and western multifamily area. This feature will parallel the south R/W line of Frenchman Road. The applicant also envisions significant opportunities for landscaping/natural features within the ponding and flood mitigation areas of the project. The Downtown area is not proposed to have significant screening from Frenchman Road or Highway 61. Commercial/Retail visibility is key for the viability of future businesses and the townhome product in the Downtown area will have front door access to the proposed Frenchman Road trail. UTILITIES The development area is served by trunk sewer and water mains along the south side of Frenchman Road. Additionally, lateral water main connections will be made at Oneka Parkway, Fenway Avenue and Victor Path to complete water main looping in the area. It is the applicants’ understanding that each utility has the capacity to serve development as proposed. STORMWATER MANAGEMENT Stormwater from the site will generally flow southwest across the site and be directed to stormwater ponds south of the single-family site and western townhome site. Required stormwater ponds and flood mitigation areas will be configured to provide as much amenity as possible for proposed building sites, pathways, open space and park areas. Stormwater volume reduction - As part of the Preliminary Plat design stormwater infiltration/filtration will be considered as well as stormwater reuse. Stormwater reuse though irrigation can assist in the overall stormwater treatment for the site. Lastly the applicant may request to purchase stormwater infiltration credits from the City of Hugo infiltration credit bank for a portion of required stormwater volume reduction. Sketch Plan Submittal January 12, 2026 Frenchman Village Page 4 of 6 ARCHITECTURE Included in the sketch plan submittal package are building elevations for the single-family homes proposed in the central portion of the site. These new homes will have a wide variety of elevations, mix of colors, and product types, to enhance the value of the site and set the theme for this new neighborhood. The far western end of the site will feature back-to-back townhomes west of the Oneka Parkway Commercial Node that will soften the transition to the existing residential development to the west and invite walkability to the new Commercial areas. The eastern village site will combine a brownstone variety townhome opposite the main Commercial Center, abutting and visible from Highway 61, at the SE corner of Frenchman Road. A fully integrated Trail System will permeate the site and provide walkable access to all of the commercial buildings and a new 4-acre Park area near the southeastern portion of Frenchman Village. We are very excited to offer the variety of homes, amenities, and commercial conveniences as part of a new Downtown Hugo neighborhood at Frenchman Village. SITE ANOMOLIES 24” SEWER FORCE MAIN A Metropolitan Council Environmental Services (MCES) force main extends across the single-family area from an existing sanitary sewer lift station at the SE corner of Frenchman Road and Oneka Parkway. The force main extends south along Oneka Parkway, thence southeast through the center of the single-family area to a discharge point at the north terminus of Fenway Avenue. The current alignment of this force main makes it impossible to attain density requirements in the single-family area and overall development site. The applicant is proposing to relocate the force main around the west and south side of the single-family area. The proposed relocation will be made at extreme expense, but it is necessary to make the development viable. The applicant has met with MCES staff and has been given a green light for the proposed forcemain relocation pending review, permitting and contractual obligations. FEMA FLOOD ZONE Significant portions of the development currently lie within a 100-year FEMA floodplain. The applicant is presently working with FEMA to refine the existing 100-year floodplain elevation and subsequent floodway/ floodplain locations. As part of the proposed PUD application the applicant will propose a site grading plan that will cut and fill as necessary to raise the building sites out of the flood plain while providing compensatory flood storage for lost flood plain. This will require a Letter of Map Revision (LOMR) to be approved by FEMA as the project proceeds. Sketch Plan Submittal January 12, 2026 Frenchman Village Page 5 of 6 JUDICIAL DITCHES 3 Rice Creek Watershed District Judicial Ditches cross the site. Judicial Ditch #3 Main Trunk, Judicial Ditch #3 Branch 2 and Judicial Ditch #3 Branch 3. Required roadway extensions by the City necessitate ditch crossings for both Fenway Avenue and Victor Path. At a minimum, large box culverts will be required for each of these crossings, with the potential for a bridge structure being needed for the Victor Path crossing. Judicial Ditch #3 Branch 2 will also need to be realigned in the area of the City Park. The applicant has met with Rice Creek Watershed district representatives to discuss this realignment. Watershed staff indicated acceptance of the proposed realignment but noted a permit process that could extend from 4 to 6 months. PARCEL CONSOLIDATION/EXISTING EASEMENTS The development currently consists of 9 separate parcels of land. Each of these parcels has existing easement encumbrances varying from one easement to several. The process to release each parcel from these easements will be daunting and must be completed prior to consolidation of the parcels via the platting process. SITE DIMENSIONAL AND ACCESS CONSTRAINTS The site is constrained by Frenchman Road to the North, and existing floodplain/Judicial Ditches to the south creating a long and narrow development corridor. This is especially true for the Downtown Development area, which can be as narrow as 300’ north to south. This creates a significant challenge for the design and function of the Downtown area, in particular vehicular access to the commercial/office/retail component. Site access from Highway 61 to the Downton Area could change this dynamic but it is the applicants’ understanding that a Highway 61 access point will not be allowed. Even with the site constraints noted above, the applicant believes they have met the intent of the City’s downtown plan utilizing an innovative site design with the Hugo Downtown Plan in mind. SOIL CORRECTIONS As previously mentioned, major site grading will be required to remove portions of the development site from the FEMA 100-year floodplain and create compensatory floodplain storage. In addition, because of overall poor soils on the site, significant soil corrections will be needed to create stable building pads and roadway sections. The full extent of required soil corrections will not be known until actual site grading is taking place. Sketch Plan Submittal January 12, 2026 Frenchman Village Page 6 of 6 CONCLUSION Frenchman Village, without question, will be a very challenging site to develop and bring to fruition. There are many obstacles, both practical engineering issues and market driven constraints that will be difficult to overcome. The former problem was always present. The latter is the result of ongoing changes in the Commercial Retail market that must be approached carefully and remedied with good planning. The plan before us will work. It includes certain modifications to the original vision of the Downtown plan. But the end result will, in fact, be a walkable, viable, and aesthetically pleasing mix of uses that will ensure the long term success of the project; especially the commercial components of the development presented in the plan. The vision of a Downtown Hugo can become reality with this plan and we respectfully ask for your consideration and approval. COMMERCI A L 9,100 SF COMMERCI A L 20,400 CO M M E R C I A L 9,1 0 0 S F CO M M E R C I A L 21 , 1 0 0 S F 6.96 AC 2. REAR LOADED TOWN HOMES 62 UNITS 5.54 AC PARK 4.0 AC 13.02 AC 8.49 AC 3. 55’ S I N G L E F A M I L Y H O M E S 140 U N I T S 9.78 AC COM M E R C I A L 15,6 0 0 S F CO M M E R C I A L 11,4 0 0 S F C- S T O R E 8, 5 0 0 S F 4.36 AC 34.69 A C FRENCHMA N R D ON E K A P K W Y N FRENCHMA N R D BL U E S H I G H W A Y 6 1 1. FRONT L O A D E D T O W N H O M E S 88 UNITS FRENCHMAN VILLAGE FRENCHMAN RD & ONEKA PKWY N - HUGO, MN 01-12-26 FRENCHMAN VILLAGE NEIGHBORHOOD SCREENING 01-12-26 FRENCHMAN RD & ONEKA PKWY N - HUGO, MN ONE K A PKW Y N FRENCHM A N R D FRENCHM A N R D ON E K A P K W Y N BL U E S H W Y / H W Y 6 1 4.36 AC 15,0 0 0 S F 14, 0 0 0 S F PARKING STALLS (297) CLUBHO U S E 9.78 AC 34.69 A C 13.02 AC 8.49 AC 5.5 4 A C POND/FLOOD STORAGE FRONT L O A D E D TOWN H O M E S ( 8 8 ) POND / F L O O D S T O R A G E PON D / F L O O D S T O R A G E POND/FLOOD STORAGE POND 55' SI N G L E F A M I L Y HOME S ( 1 4 0 ) C ST O R E 6.96 AC COMMERC I A L 9,100 SF COMMERC I A L 20,400 SF CO M M E R C I A L 9,1 0 0 S F CO M M E R C I A L 21 , 1 0 0 S F PUBLIC PARK 4.0 AC RE A R L O A D E D TO W N H O M E S ( 6 2 ) FRENCHMAN VILLAGE HUGO, MINNESOTA 01-13-2026 N 0 SCALE IN FEET Concept Summary East + West Commercial (95,070 SF) 100 Year Floodplain Public Park (4.0 AC) Existing Trail/Sidewalk Proposed Trail/Sidewalk Existing/Removed 24" Sanitary 30015075 22x34 Proposed/Relocated 24" Sanitary 6' Stone Screening Wall Rear Loaded Town Homes (62 units) Front Loaded Town Homes (88 units) Single Family Homes (140 units) Features, amenities, floor plans, elevations, and designs vary and are subject to changes or substitution without notice. Items shown are artist’s renderings and may contain options that are not standard on all models or not included in the purchase price. Availability may vary. Garage/bay sizes may vary from home to home and may not accommodate all vehicles. Sq. ft. is estimated; actual sq. ft. will differ. †2022 Twin Cities #1 Homebuilder awarded by The Builder’s Association of the Twin Cities. This is not an offer in states where prior registration is required. Void where prohibited by law. Copyright © 2022 Lennar Corporation. All rights reserved. Lennar and the Lennar logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. Seller’s Broker: Lennar Sales Corp. Construction License(s): CalAtlantic Group, Inc., BC736565; U.S. Home Corporation, BC001413. 03/22 952-373-0485 | Lennar.com Franklin 1,800 sq ft 2-story 3 beds • 2.5 baths 2-car garage Exterior A Exterior B 1. Front Loaded Townhome Features, amenities, floor plans, elevations, and designs vary and are subject to changes or substitution without notice. Items shown are artist’s renderings and may contain options that are not standard on all models or not included in the purchase price. Availability may vary. Garage/bay sizes may vary from home to home and may not accommodate all vehicles. Sq. ft. is estimated; actual sq. ft. will differ. †2022 Twin Cities #1 Homebuilder awarded by The Builder’s Association of the Twin Cities. This is not an offer in states where prior registration is required. Void where prohibited by law. Copyright © 2022 Lennar Corporation. All rights reserved. Lennar and the Lennar logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. Seller’s Broker: Lennar Sales Corp. Construction License(s): CalAtlantic Group, Inc., BC736565; U.S. Home Corporation, BC001413. 03/22 952-373-0485 | Lennar.com Franklin 1,800 sq ft 2-story 3 beds • 2.5 baths 2-car garage Featurs , mnri floplivdlilgr yesesgvb j dirlavb j chni j w .ri ,lae I’Ap Featurs GG/vGz//vfvS/vG// GS/vq//vfvflG/v;// yesesgvb j ,lae Gfl/vfl//vfvGz/ Gfl/vfl//vfvG;/vff// w .ri chni j , mnri floplivdlilgr dirlavb j I’Ap Owner’s Suite Bath Bath 2 Loft Bedroom 2 Bedroom 3 Retreat Walk-In Closet Laundry 12' 2'' x 7' 4'' Owner’s Suite Bath Bath 2 Loft 13' x 13' 10'' 10' 6'' x 12' 9'' Bedroom 2 10' 6'' x 12' 9'' Bedroom 3 Retreat 13' 2'' x 10' 11'' Walk-In Closet Laundry 1st floor 2nd floor 1. Front Loaded Townhome 2. Rear Loaded Townhome Features, amenities, floor plans, elevations, and designs vary and are subject to changes or substitution without notice. Items shown are artist’s renderings and may contain options that are not standard on all models or not included in the purchase price. Availability may vary. Garage/bay sizes may vary from home to home and may not accommodate all vehicles. Sq. ft. is estimated; actual sq. ft. will differ. †2022 Twin Cities #1 Homebuilder awarded by The Builder’s Association of the Twin Cities. This is not an offer in states where prior registration is required. Void where prohibited by law. Copyright © 2022 Lennar Corporation. All rights reserved. Lennar and the Lennar logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. Seller’s Broker: Lennar Sales Corp. Construction License(s): CalAtlantic Group, Inc., BC736565; U.S. Home Corporation, BC001413. 04/22 952-373-0485 | Lennar.com Sequoia 2,505 sq ft 2-story 4 beds • 3 baths 3-car garage Exterior E Exterior DExterior C Exterior BExterior A 3. Single Family Home Features, amenities, floor plans, elevations, and designs vary and are subject to changes or substitution without notice. Items shown are artist’s renderings and may contain options that are not standard on all models or not included in the purchase price. Availability may vary. Garage/bay sizes may vary from home to home and may not accommodate all vehicles. Sq. ft. is estimated; actual sq. ft. will differ. †2022 Twin Cities #1 Homebuilder awarded by The Builder’s Association of the Twin Cities. This is not an offer in states where prior registration is required. Void where prohibited by law. Copyright © 2022 Lennar Corporation. All rights reserved. Lennar and the Lennar logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. Seller’s Broker: Lennar Sales Corp. Construction License(s): CalAtlantic Group, Inc., BC736565; U.S. Home Corporation, BC001413. 04/22 952-373-0485 | Lennar.com Sequoia 2,505 sq ft 2-story 4 beds • 3 baths 3-car garage Porch Foyer MudroomMudroom Great Room Kitchen Dining Room Oce Bath 3 Mudroom Kitchen Bath 3 9' 11" x 18' 3" 14' 3" x 15' 2"Dining Room 16' x 10' 9"Great Room 10' 9" x 10' 11"Oce 29' 7" x 21' 11" Foyer Porch 3-Car Garage Owner’s Suite HVAC Bedroom 2 Laundry Bath 2 Bedroom 4 Walk-In Closet Bath Bedroom 3 Loft HVAC Laundry Bath Walk-In Closet Bath 2 Owner’s Suite14' 2" x 16' 2" 10' 8" x 11' 2"Bedroom 2 14' 2" x 11' 2"Bedroom 4 11' 1" x 13' 2"Bedroom 3 15' x 15'Loft 1st floor 2nd floor 3. Single Family Home City of Hugo Downtown Plan & Design Guidelines April 10, 2007 Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 1 of 23 Credits & Acknowledgements: We would like to thank the City of Hugo’s citizens – the residents and business owners – who attended the workshops and meetings, sent in their comments and gave their time to participate in the planning process. Their input has been invaluable in developing a master plan and design guidelines for the downtown area. We would like to thank the City of Hugo’s City Council, Planning Commission, City staff and consultants for leading this planning process. Funding for development of the downtown design guidelines and the preparation of this document was provided by a Livable Communities Opportunity Grant from the Metropolitan Council in 2004. City Council Fran Miron, Mayor Becky Petryk, Council Member Ward 1 Frank Puleo, Council Member Ward 2 Chuck Haas, Council Member Ward 3 Mike Granger, Council Member At Large Planning Commission Dave Schumann, Chairperson Bronwen Kleissler Tom Weidt Ron McRoberts Victoria Hoffbeck Bob Rosenquist Kelly Bailly City of Hugo Mike Ericson, City Administrator Bryan Bear, Community Development Director Michele Lindau, Community Development Assistant Mary Ann Creager, City Clerk Jay Kennedy, City Engineer (WSB) Kendra Lindahl, City Planner (Landform) Planning & Urban Design Consultant Carolyn Krall, AIA Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 2 of 23 Hugo Downtown Planning Framework Incorporated in 1906, Hugo is a rural small town with a family-oriented feel. As Hugo grew, the intersection of Forest Boulevard (now Highway 61) and Frenchman Road (now 145th Street) became the center of town. With a train depot and an active feed mill, this was the ideal location for local, small businesses. A downtown neighborhood began to grow into a comfortable, rural village. It is this small village familiarity that the residents of Hugo wish to preserve. Aerial Photograph of Hugo in 1974 Minnesota Historical Society The Hugo Downtown Framework Plan and Design Guidelines are intended to provide direction to new development in downtown Hugo and, where needed, to shape plans for redevelopment. The Plan illustrates the type of commercial and residential development, civic and community facilities, and amenities envisioned by the citizens of Hugo. The Plan extends beyond the central commercial business district (CBD) to illustrate the entire downtown commercial area of Hugo, both existing and envisioned in the future. This vision of future development in Hugo encourages commercial growth, while seeking to concentrate that growth, around the downtown area. The Planning Process The Hugo downtown plan and preliminary design guidelines were originally developed in 1998 to address redevelopment of the downtown commercial “Main Street” on Forest Boulevard (Highway 61). But the County Road 8 improvements and rerouting required that the original plan be revisited. The new plan was needed to address the developable area along County Road 8 and to consider the impact of the new County Road 8 and Highway 61 intersection. This planning process began in the fall of 2003 and included workshops with the City Council and downtown business and property owners. A community-wide open house was held in May 2004 to encourage public input on the final plan. In August 2004, the City was awarded an Opportunity Grant from the Livable Communities Demonstration Account to develop design guidelines for the downtown area to assist in implementation of the downtown plan. The process for developing these guidelines has continued through 2005-2006 with significant public participation in the planning process. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 3 of 23 The Influence of Transportation Improvements A major influence on the plan is the County’s re-alignment and improvement of County Road 8. The county’s plan will widen and reroute the road to the south, connecting to Highway 61 at approximately 143rd Street. The County Road 8 re- alignment will have a significant impact on the downtown, offering opportunities for growth, improved vehicle and pedestrian access around the downtown area, and the potential for redevelopment to make improvements to the core of the downtown CBD and surrounding public and civic spaces. It is vital that the CBD not be cut off from County Road 8 and from the high volume of traffic which will use this route to access the interstate. Highway 61 is planned to continue to run north and south through downtown and the CBD. Despite projections of increased traffic volumes, this highway should not be widened beyond four lanes except to provide for turn movements. Instead, improvements to the roadway and access improvements can help accommodate the increased volumes. The downtown plan recommends improvements to improve street access and connectivity within downtown, as well as enhancements to pedestrian access and walkability. The plan also calls for extending the regional trail south across County Road 8 on the existing railroad bed and allows for the possibility of future commuter transit within this corridor (in the railroad ROW or on Highway 61). If Hugo is to continue to have a healthy downtown, it is important to plan for these future transportation changes. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 4 of 23 Defining Downtown The downtown CBD in Hugo has always been located on Forest Boulevard (Highway 61) on both sides of the main traffic signal at 145th Street. But over time, the commercial area has grown and extended north and south along Highway 61, and the new development has been less compact and more auto- or highway-oriented than the older, more traditional downtown CBD. Without planning controls, this same pattern of commercial development could be expected to occur along the improved and upgraded County Road 8. While the core downtown central business district (CBD) is focused along Forest Boulevard- Highway 61 from County Road 8 to 147th Street, the Downtown Plan extends north to the Post Office and 150th Street, south to 140th Street, and from the shores of Egg Lake on the east to the bend in County Road 8 to the west. One of Hugo’s planning goals is to maintain a more compact and concentrated downtown CBD. This goal will be achieved by encouraging new development in and around the core of the downtown area, while planning for limited but well-ordered commercial development in specific areas along other commercial routes such as Highway 61 and County Road 8. Community feedback has consistently supported new CBD uses which complement downtown (such as restaurants and entertainment) and suggest that larger, single-use development and auto sales/service businesses, for instance, be located in commercial areas planned closer to I-35. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 5 of 23 To create a sense of arrival in downtown, the plan recommends placing gateway elements – a landscaped sign, monument, or other feature – at these key entry points into downtown. While the plan doesn’t specify the elements at each location, when you enter downtown you should know that you are downtown. New development at these “gateway” locations should be planned not only to allow for these gateway elements but to convey the sense of quality and character that the downtown plan envisions. Proposed monument sign, Nov. 29, 2004 RSP Architects for Contractor Property Development Company The Downtown Plan The plan is a tool to help the City of Hugo create a pedestrian-friendly downtown and concentrates new development and redevelopment around the existing intersection of 145th Street and Highway 61. As Hugo continues to develop, the actual projects built may differ from the Illustrative Downtown Plan in the details of the development of any specific block or site, but the primary elements of the plan, including the public infrastructure (roads, parks, trails, open space) and the quality and character which makes this plan unique to Hugo are expected to be maintained. Gateway elements – signs, flags or monuments – should be included in the new downtown area to welcome a resident or visitor into an established and thriving downtown. Elements depicting the quality and character of downtown Hugo are displayed based on the historical and current architectural elements of Hugo. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 6 of 23 The Downtown Plan City park with trails, gazebo, dock, pedestrian bridge Shared public parking Carpenters on the Lake Additional downtown senior housing Walkable community spaces along trail ROW Proposed trail connections New mixed-use development blending office and multi-family housing uses New mixed-use development with housing, offices and complementary retail/commercial uses Traditional residential blocks Improved park with future community center Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 7 of 23 Design Guidelines The intent of the Hugo Downtown Design Guidelines is to provide a baseline for quality in order to revitalize and expand the downtown business district. These guidelines are written to meet the community’s goals: Goal 1: Preserve the rural small town character of Hugo Goal 2: Establish a threshold or baseline for design and quality Goal 3: Maintain a harmonious visual environment within the existing architectural context Goal 4: Communicate the community's high expectations for new development in Hugo Objectives The specific objectives for downtown Hugo design guidelines are: • To establish a clear definition of urban design standards that informs property owners, developers, builders and decision-makers. • To serve as a tool that planners and designers can use and incorporate into their plans to achieve and support the City’s design objectives. • To act as a basis for a uniform and consistent review of development and redevelopment proposals by the City Council and Planning Commission. The design guidelines which apply specifically to the CBD also include principles that can be broadly applied to the entire Hugo Downtown Area. Downtown CBD The Design Guidelines apply specifically to the central business district or “Old Downtown” concentrated around Highway 61, from 147th Street to the new County Road 8 intersection. The guidelines provide more detailed definitions of requirements for site planning, placement of building mass, materials, architecture, lighting, signage, and design of the public realm. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 8 of 23 Framework Principles for Downtown Hugo 1. Preserve and celebrate Hugo’s small town character. 2. Enhance the public realm, to maintain a pedestrian-oriented downtown. 3. Expand civic space and uses around City Hall. 4. Add new retail which complements existing businesses and shops and supports downtown neighborhoods. 5. Encourage unique small businesses to locate downtown and larger, single-use developments closer to the I-35 corridor. 6. Provide life-cycle housing to encourage senior-living in the downtown area. 7. Provide recreational uses for diverse age groups in the downtown area. 8. Improve downtown access and circulation with improvements to Highway 61 and downtown intersections (147th, 145th, County Road 8). 9. Reduce the impact of development close to Egg Lake to improve lake quality and preserve wildlife habitat. 10. Build upon unique assets such as the church, feed mill and City Hall with complementary design and materials. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 9 of 23 Downtown District Design Guidelines General Design Standards • These design guidelines are intended to apply to the Downtown District CBD, but include principles that can be broadly applied to the greater Hugo Downtown Area (as indicated on the Downtown Plan), including the Central Business, Future Central Business and Central Residential zones If the CBD development extends beyond this boundary, the Downtown District boundaries may need to be extended accordingly. • On all streets in the downtown district, the guidelines are intended to apply to street frontage properties on both sides of the street. • New downtown development shall provide for pedestrian as well as vehicular circulation and shall create linkages to existing and proposed sidewalks and trails. • All new development should be sensitive to existing downtown neighborhoods and residences in the design and location of new uses and buildings with respect to shading, views, light or noise pollution; where necessary appropriate screening or buffering shall be provided. • All new development shall be designed to value, respect, and preserve identified natural features and resources. • A sense of City history should be encouraged, and landmarks such as St. John’s Cemetery and St. John’s Church should be preserved as important contributors to Hugo’s character. • Key points which have been identified as primary entrances to downtown Hugo should be designed as “gateways” to the City; gateway elements could include open space, unique landscaping, walls or gates, water features and City identity signage. These points include: • From the west – the bend in the County Road 8 at the western edge of Hugo; • From the east – At Egg Lake and the intersections where 147th and 140th meet Highway 61; • From the south – Where 140th meets Highway 61; • From the north – Where 147th meets Highway 61. • Along the west side of Highway 61, new downtown development will need to be designed to integrate with the railway corridor as it comes through the center of town: as a public open space, supporting the proposed trails, and considering future uses. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 10 of 23 General Land Use • Downtown development should be appropriate for a traditional downtown area: mixed- use buildings combining retail, commercial, and residential uses, and encouragement of multi-story buildings in the downtown. • Neighborhood retail, service, and commercial buildings and uses which support downtown residential neighborhoods such as drug stores, banks, and specialty markets or small grocers are encouraged. • Destination retail, restaurant and entertainment uses, particularly mixed with compatible, complementary, or other synergistic uses, are highly encouraged. • New auto-dominated commercial development such as fast food, auto service, or similar high traffic drive-through facilities and large, single-use developments are discouraged in the downtown CBD. • Uses appropriate to the downtown area such as banks, coffee shops and pharmacies which enhance their business by providing drive-through services may be permitted provided they are designed to minimize impact on local downtown traffic circulation and pedestrian access. • Parking lots should only be allowed as an accessory use, except for municipal or public district parking; larger parking areas should be broken up into smaller areas to reduce the overall area of paving and promote a friendlier pedestrian environment. • New residential development should provide for the full range of life-cycle housing, offering choices of housing types (single-level flats, condominiums or lofts, single-level and multi-story townhouses, and single-family attached or detached), styles and prices, at a density appropriate to the downtown area. • New residential development should be sensitive to existing residential neighborhoods and incorporate well-designed transitions from multi-family to existing single-family residential areas. • Traditional neighborhood design (TND) based on a traditional street grid is a desirable option for downtown, medium-density areas. Single-family homes (detached or attached) or row townhomes should line the street with front porches and stoops, front yards, sidewalks and boulevards with regularly spaced trees and street lights. TND example with traditional street grid and porches facing the street Garage access at rear of house Sidewalks and boulevards on both sides of the street with regularly spaced street trees Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 11 of 23 • All downtown residential developments should be planned and designed to minimize paving for driveways and surface parking. Garage-forward or “snout-house” homes or townhomes are highly discouraged. Streets, Public Space & Amenities • Forest Boulevard (Highway 61) and 145th Street should be restored to be closer to their original, traditional downtown “Main Street” form, lined with street trees and planters, pedestrian street lights, and street furniture including benches and trash receptacles. The fixtures that are selected for these streets should be required continuously within the downtown CBD district and highly encouraged throughout the downtown commercial area for visual continuity. • Downtown intersections should be designed to be safe for pedestrians; enhancements to safety include use of textured-colored paving or striping to mark crosswalks, narrowed or throated intersections, pedestrian-oriented street lighting, planted center medians or landscaped boulevards, and warning signage at busy crossings along Highway 61, such as 147th, 145th and County Road 8. Highly Discouraged: Example of Garage-forward design, dominating view from sidewalk and street. Change in paving or striping marks the safe crossing zone for pedestrians at major crosswalks. Planted center medians or landscaped boulevards provide resting points for pedestrians at major crosswalks, facilitate turning movements, and help calm traffic speeds. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 12 of 23 • The City street grid is a vital part of the way the downtown functions, so restoring streets or adding new streets that connect to the existing street grid are encouraged; disconnected streets and cul-de-sacs are highly discouraged. • Forest Boulevard (Highway 61) and 145th Street are the original “Main Streets” of downtown and, to an extent, the few remaining brick buildings along these streets should be preserved, renovated, or restored to productive use; new buildings close to these older structures warrant careful attention to design and detailing in order to relate well to the original structures. • The small park which is planned on Highway 61 across from City Hall is intended to act as a Town Square or Village Green – a community focal point with passive uses (green space, gardens, historical markers) and active uses (a gazebo, lake overlook, Farmers Market) incorporated into the design. Civic and mixed-use buildings should be located adjacent to the Town Square or Village Green, welcoming visitors to downtown Hugo. • The plan proposes a future pedestrian bridge over Highway 61, connecting the park and Egg Lake to City Hall and the bulk of the downtown area. This bridge, if well-designed, could also act as a visual cue to drivers to reduce speed and could create a sense of arrival and welcome for the downtown CBD. To be safe for both pedestrians and vehicles, downtown Hugo should include street improvements: narrowed intersections, pedestrian lighting (top left), planted medians (top right and bottom left), and visible signs warning of pedestrian crossings/vehicular speed decrease (top right). Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 13 of 23 The edge along the railroad ROW and the Hardwood Creek Regional Trail along the west side of Highway 61 should be maintained as an open-space corridor connecting City Hall and the CBD to new development to the south. This edge should include: • trail connections for bicycles and winter sports uses • landscaping to act as a year-round buffer; • pedestrian-oriented trail and street lighting; • places to rest with benches, planters and trash receptacles. • On downtown streets where retail and commercial uses are proposed, on-street parking is encouraged; streets should be designed with the parking lane designated either by curbing or with a change in paving materials. • Downtown district streets should allow for public right-of-way between the curb and the building wall, a minimum 10’-12’ wide. This area should be “zoned” to provide for street signs, landscaping and street trees, and both street and sidewalk lighting closest to the curb. There should be a clear pedestrian walking path in the center, and then an area designated for seating or other street furniture (trash receptacles, bus benches, etc) and commercial opportunities (including newspaper boxes). Where necessary, such as where the street ROW does not allow for a wider sidewalk, these amenities may need to be accommodated within the parcel boundaries. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 14 of 23 Minimum ROW from curb to building (10’-12’) 5’-6’ Walking Area Defined 8’ parallel parking lane 2’-3’ Shop related furniture & amenities 3’ Public Area: trash receptacles, newspaper stands, streetlights, signs & street trees planted where sidewalk widens another option is a defined 20’ head-in angled parking zone Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 15 of 23 Architecture • Architecture of new buildings should be respectful of the existing historical structures which enhance the character of Hugo; design which reflects the elements of vernacular “Main Street”, Hugo’s French trading post roots, or mid-western “prairie style” architecture is encouraged: Entry feature; well distinguished and covered from the weather Well defined roof line 1st story with glazed display windows Cornice or roof line distinguishes 1st story from 2nd story Awnings with accent lighting and graphics instead of applied signs Building base expressed with masonry Early trading post and mill buildings in rural Minnesota were often made of stone with a simple gabled roof and expressed chimney. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 16 of 23 Prairie Style: roofs are hipped, low and spreading with deep overhangs and eaves; Hugo City Hall has many of these elements. Traditional Main Street style building: flat roofs, often an extended or false parapet on “front” side or marking the main entrance. Hugo was once a French trading post, and many residents have expressed a desire to reflect those roots in the architecture of the downtown. Appropriate architectural elements include: steeper or mansard roofs with dormer windows, open storefronts with awnings, and exterior plaster, stone and brick. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 17 of 23 • Architecture of new buildings should be built upon Hugo’s existing assets such as the church, the feed mill, and the new City Hall, with complementary design and sense of scale. • Buildings should be designed to relate well to the existing natural and man-made environment and stay within context in massing, materials, style and color; design of the landscape and hardscape should be coordinated and harmonious with the building design and materials. • Buildings should be constructed and maintained for permanence and longevity; therefore durable, maintainable materials (brick, stone, etc.) should be used; temporary buildings, metal sheds, etc. shall not be permitted. • Building entries should be visible from the street, well lit, covered or protected from weather, and include significant glazing and glass doors where the public will be entering buildings. New “Main Street” buildings should complement an established downtown through their architectural character. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 18 of 23 • Awnings, overhangs and arcades are encouraged where pedestrians are expected to walk and shop ; flat awnings are preferred (no barrel awnings) with adequate clearance above sidewalk. • Building design elements should include an expression of a building base (of brick or stone), a middle, and a top with cornice elements at the top of the first floor and the top of the building. • Buildings should be designed with “four-sided architecture”, using the same quality materials on all sides: • all facades shall be articulated with a variety of materials, glazing, awnings, or other details to add visual interest; • roof lines and cornice details shall be completed in a three-dimensional manner so that the features on the back of the roof or similar unfinished areas are not visible; • the front façade may have a unique design or more significant glazing. • Buildings should be oriented to the street with fully articulated street facades based on traditional storefronts (doors and display windows) along the sidewalk. • Zero Lot Line commercial buildings are allowed and highly encouraged on all streets within the downtown district. • Along CR 8 and Hwy 61, entrances may be oriented to a side or rear parking lot, as long as the entry also has good pedestrian access and visibility from the street, and any building wall along these streets must contain significant amounts of “real” windows. • Equipment, mechanical systems, transformers, trash enclosures, etc. must be screened from view in a way that is integral to the architecture of the building with similar materials: • metal fencing or a mechanical vent screen alone is not sufficient; • access to these service areas needs to be provided at the alley, side or rear of the building. Rooftop equipment shall be screened from the line of site of pedestrians and integrated into the design and massing of the roof form Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 19 of 23 Parking & Service Areas • Within the downtown CBD, shared parking is encouraged to take advantage of varying parking demands between mixed uses. • Businesses are encouraged to establish or participate in a municipal parking district providing shared, public parking with reductions in required on-site parking. • Parking should not be located between a building and the street or main road the building faces and be distributed around the building, especially to the side and back of buildings. • Parking adjacent to the street should be minimized; • Where a parking lot is located along a street, the same zero-lot-line or setback conditions of the adjacent buildings should be maintained with a wall, ornamental fence, or similar landscape elements to continue the built edge along the street. • Where a parking lot is located along a street, it should be well landscaped and screened with a combination of fencing or wall plantings along the street edge. Landscaped edge combines fence with trees, low shrubs and ground cover for parking lot screening and buffering along the street 6’ zone between parking and sidewalk with fence or wall centered in zone Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 20 of 23 • Larger parking areas (over 25 vehicles) should be planned with internal landscaping, pedestrian sidewalks or walkways and be divided into smaller areas where possible: ƒ pedestrian walkways provided in larger parking lots should be landscaped, include path lighting, and provide direct access for pedestrians to an entrance of a commercial building; ƒ walkways should be raised, paved areas or defined paths distinguished by striping or a change in paving provided that pedestrians are kept safe from vehicular travel on the route to an entrance of a commercial building. Pedestrian walkways through busy parking lots are important because they provide a safe, well lit, direct access to the entrance of a building. Larger parking lots should have pedestrian walkways that are clearly identified and combined with landscaping to break up large areas of pavement. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 21 of 23 • Buildings should be oriented to minimize views of service areas and loading docks from the street; service areas should be buffered with a combination of landscaping and screening; mechanical equipment and trash areas must be fully enclosed and integrated into the architecture using the same materials as the building: • metal fencing or a mechanical vent screen alone is not sufficient; • access to these service areas needs to be provided at the alley, side or rear of the building. • Residential buildings (single-family homes and multi-family buildings) should be oriented to minimize views of garages and parking areas from the street: • free-standing or detached garages should not be allowed for multi-family residences. • parking should be located below buildings or underground where possible. Below-grade parking: side or rear access. Garages should not be as invisible from the street as possible to create a traditional neighborhood feel. Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 22 of 23 Signage • Downtown signage is critical to the character of the area, especially at night; all downtown signage is subject to careful review with the City and must comply with all zoning and ordinance requirements for size, placement, materials, etc; • Signage and graphics should be integral to the building architecture or used as a decorative design element. Back-lit, box signs are not acceptable downtown. • Decorative neon, moving or other decorative sign types are desirable only when displayed within storefront window interiors of downtown buildings. • Corporate chains are encouraged to customize their architecture to express their design “brand” within a design, context, and material appropriate to the character of downtown Hugo. Projecting or Hanging Sign Wall Sign integrated into the building design Awning sign should be located on the awning face or fringe Hugo Downtown Framework Plan Final Plan & Design Guidelines Page 23 of 23 Open Space and Storm Water Management • New development should provide both private and public usable open space, plazas etc; these spaces should be connected to existing or proposed trail and sidewalk networks. • The downtown area should plan cohesively for storm water management and for improving the water quality of Hugo, however, where possible rain gardens or similar infiltration and holding areas should be integrated into the design of parking areas; design which harmonizes more groomed and landscaped areas with more natural landscape is encouraged: • Storm water ponds, rain gardens and other storm water management or holding areas shall be designed to be attractive in both flooded and dry conditions; use of native plants for filtration around pond and wetlands and other sustainable design approaches to site and landscape design are encouraged: More formal and groomed landscape Trail or Sidewalk Egg Lake Filtration Vegetation Swales planted as a rain garden; plants and soil provide filtration Trail or sidewalk - 1 - Frenchman Village January 21, 2026 Agenda Number: CITY OF HUGO PARKS COMMISSION REPORT TO: City of Hugo Parks, Recreation and Open Space Commission FROM: Shayla Denaway, Parks Planner SUBJECT: Frenchman Village Sketch Plan - Maplewood Development Property located on the southwest corner of Highway 61 and CSAH 8/Frenchman Road. DATE: January 15, 2026 for the Parks Commission meeting of January 21, 2026 1. INTRODUCTION: A sketch plan application has been received from Maplewood Development. The applicant is looking for informal comments from the Parks Commission prior to submitting a formal application. A recommendation from the Parks Commission is not needed at this time. The Parks Commission should provide input on what would be acceptable and desirable in this location. 2. DESCRIPTION OF REQUEST: The properties are generally located in the area south of Frenchman Road/CSAH 8 and west of TH 61. The property owner, Marvin LaValle, has signed a contact with the applicant, Maplewood Development to develop the property. The applicant is requesting review and comments on a sketch plan for development of the properties with residential and commercial uses. These are informal nonbinding comments to the applicant on the plan. The applicant is showing development of parcels of land totaling approximately 97 acres into a development with residential and commercial uses. The uses proposed are single family homes, townhomes and various commercial businesses. The portion of the property at the southwest corner of Highway 61 and CSAH 8/Frenchman Road is guided by the downtown plan and design guidelines. - 2 - Frenchman Village January 21, 2026 The applicant has stated they would be applying for a Planned Unit Development (PUD). PUDs offer flexibility to develop a site through the relaxation of most normal zoning district standards. In exchange for this flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. The sketch plan would require significant land use changes and zoning amendments. The applicant is proposing to change the land use from Commercial (COM) and Low Density Residential (LD) to a mix of Commercial (COM), Low Density Residential (LD), and Medium Density Residential (MD). The areas that would be guided for Commercial (COM) are significantly reduced. The Planning Commission, Economic Development Authority and City Council will review these requests. Of note to the Parks Commission: the proposed land use changes would result in increased demand for parks and trails. 3. CONSISTENCY WITH THE DOWNTOWN PLAN: The east side of the properties are a part of the downtown and therefore the Downtown Design Guidelines should be met by the development. Enhancements to pedestrian access and walkability are identified in the plan as an important part of a healthy downtown. The principles for downtown Hugo include: • Enhancement of the public realm to maintain a pedestrian-oriented downtown. • Providing recreational uses for diverse age groups in the downtown area. The proposed sketch plan is trying to create a mixed-use development that blends the uses together. There is an effort to integrate the residential uses and commercial uses together with common spaces and amenities, such as walking loops, landscaping, and gathering areas. The plan shows pedestrian oriented elements with access to public features, such as Hardwood Creek Regional Trail. 4. CONSISTENCY WITH THE 2040 COMPREHENSIVE PLAN: Greenways Developments are required to incorporate greenways where proposed. This could be done through site design, storm water management, park land dedication, trail construction, or other means of accommodating greenway corridors. The Greenway Corridor Map (Map 6-1) shows a proposed greenway through the development as well as ground water priority areas. A small ditch corridor is shown to connect stormwater ponds on the south end of the development to the stormwater pond north of Frenchman Road. It is not clear if this is intended to meet the need for greenway connectivity in the area. - 3 - Frenchman Village January 21, 2026 Parks According to the Neighborhood Park Service Area Map (Map 6-5), the property is in Neighborhood Park Service Area 5. The area includes 6 neighborhood parks and 1 community park: Arbre Park, Aspire Park, Val Jean Park, Victor Square, Clearwater Creek Preserve, McCollar Park, and Cove Park. A neighborhood park is desirable in the area with the following considerations: • Parks should be located based on walkability and population density. • Park land should preserve natural resources and wildlife corridors, preferably with in the greenway. • Parks shall be located within ½ mile walking distance to major residential developments. • Neighborhood Parks shall be 5-20 acres and include a variety of active recreation amenities. • Cove Park is within walking distance and has a small playground and shelter. Athletic fields, courts, or other active recreation amenities are not within walking distance. • Lions Park would be accessible by trail, but would require crossing Frenchman Road. • The future northern entrance to Clearwater Creek Preserve is within walking distance to be connected with future trails. This park is passive. One thing to note is that at the August 9, 2012; meeting of the Parks Commission, a youth from Oneka Estates neighborhood requested a neighborhood park for the kids that live north of the Hugo Fire Hall. She desired more options for good choices for teens in the area. The Parks Commission discussed the extension of the Hardwood Creek Trail in providing better access, which was not yet built at the time. Commissioners agreed that the need for a park will continue to be remembered in future planning efforts and with residential development in the area. Trails Because of the residential density proposed and proximity to future businesses special attention should be paid to the trails and sidewalks for both recreation and transportation purposes. Additionally, the development is adjacent to the Hardwood Creek Regional Trail, which connects many of Hugo’s trails and parks. According to the Parks, Trails and Open Space Plan trails and sidewalks are to be built with new developments that connect the community and ensure safe access to parks, downtown, and other important areas in the City. The developer is proposing meandering trails connecting to the Hardwood Creek Regional Trail along the ditch. This would provide a scenic and desirable recreational amenity. Connections are also shown to the existing trail on Oneka Parkway. - 4 - Frenchman Village January 21, 2026 There is a trail on the west side of Fenway Avenue North in the Oneka Estates neighborhood to the south. According to the Existing and Proposed Trails Map, this trail is planned to be extended to Frenchman Avenue with the extension of the roadway. This is included in the sketch plans as well as the planned trail on the south side of Frenchman Avenue is included in the sketch plans. Overall, the developer is meeting the requirement for on and off road trails in the area. Per the city code, sidewalks are required along all county roads, state highways, city collector streets, and along all city residential streets where abutting lots have a width of less than 80 feet. The developer has not shown where sidewalks would be constructed. Sidewalks have been constructed along both sides of Victor Path, which should continue. Additionally, sidewalks would be required along residential streets. 5. PARK DEDICATION REQUIREMENTS: In order to develop a system of parks within the community to serve the public's health and recreational needs, a percentage of the net buildable acreage based on the density of all land subdivided for residential purposes shall be dedicated to the city as public parkland. The city finds that the more dense a development is, the more demand for park land it creates since lots can be smaller affording less private recreational space and more occupants per acre. The developer is required to dedicate land, pay a fee, or a combination of land and fee. The developer has indicated that they would dedicate 4 acres of park land. The total number of residential units is currently proposed to be 290. The buildable acres have not been provided but are estimated to be 50 acres. These calculations will change as more information is provided. Units Front loaded townhomes 88 units 55’ Single family homes: 140 units Rear loaded townhomes 62 units Total: 290 total units With the assumptions above, the density of the proposed development would be about 5.8% and therefore 11% of the developable land should be dedicated. Currently, the fee is $3,400 per unit. This fee is set annually, and the current rate at the time of building permits would be paid. - 5 - Frenchman Village January 21, 2026 Only buildable land is accepted for park dedication. The City may accept wetlands, ponds, or other undevelopable land areas that could be incorporated in the park system but dedication credit will not be given for these areas. Trail construction is required, but park land dedication credit is not given for trail corridors. 6. PARK DEDICATION PROPOSAL: The developer is proposing a 4 acre park and noted the following: A City Park is proposed south of the Single-Family area and west of the Fenway Avenue Extension. The park is approximately 4 acres and provides excellent walkability to the single family and downtown area. Limited on-street parking bump outs will be provided along Victor Pathway and Fenway Avenue. The park will be at the hub of trail and sidewalk connections proposed as part of the development. A private Clubhouse/Pool for the development is also proposed at the northwest corner of the single family area, adjacent to the existing MCES lift station. This facility will provide an enclosed gathering place for development residents with opportunities for outdoor gathering and play to be determined. Generally, the park is in a good location and is well connected by trails. It is unclear how much of the 4 acres will be buildable and usable due to “site anomalies” identified by the developer. The sketch plan shows the MCES 24” sewer force main being relocated throughout the development. It is proposed to bisect the park. This could lead to complications in the park site design due to the need for future maintenance of this line. The developer has also indicated that they may realign Judicial Ditch #3 to accommodate additional single family units. The ditch realignment may reduce the useable park area. Discussion should continue with the developer to ensure that the land proposed to be dedicated would allow for construction of park amenities such as a court, playground, and field. Park Dedication Calculations Required *Land OR Fee Proposed Land 11 % of the developable acres 5.5 acres 4 acres (72%) Fee $3,400 per unit $986,000 $276,080 (28%) - 6 - Frenchman Village January 21, 2026 7. DISCUSSION: The developer is requesting informal comments on the concept plan. The Parks Commission should discuss the concept and provide input on the following: • Proposed on and off road trails • Proposed dedication of the 4 acre park • Recreation needs of the neighborhood including desirable park amenities 8. STAFF RECOMMENDATION: Staff recommend that the Parks Commission provide direction on the sketch plan. No formal action is required at this time. The applicant will need to provide a formal park dedication proposal at a later date. ATTACHMENTS: 1. Location Map 2. Applicants Narrative 3. Applicants Sketch Plan 4. Park Dedication Policy 5. Existing and Proposed Trails Map 6. Neighborhood Park Service Area Map 7. Greenway Corridor Map 2026 Goals Planning Commission •Evaluate and consider revisions to all zoning distirct regulations and performance standards •Evalute and consider zoning language and geographic considerations for high density residential apartment projects in the City •Evaluate and consider adoption of a mixed use zoning district •Amend the shoreland ordinance with implementaion flexibility •Review and consider revisions to the Commercial and Industrial Design Guidleines related to new trends for building materials •Stay informed of the Otter Lake Road Extension Land Use and Design Topics •Monitor trends in planning and developments •Keep updated on land use related topics •Learn morn about commercial development market •Use the City's website to keep the public informed of projects completed and in development Training/Presentation Topics •Implementation of the 2040 Comprehensive Plan •Complete 165th Street area study related infrastructure improvements and future land use to inform 2050 Comprehensive Plan •Prepare for the 2050 Comprehensive Plan Comprehensive Plan