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HomeMy WebLinkAbout6. Sowels / Dunn Guide Plan AmendmentCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION CITY COUNCIL MEETING DATE: MARCH 19, 1991 AGENDA ITEM: L.H. Sowles AGENDA SECTION: Guide Plan Amendment PUBLIC HEARING PREPARED BY: AGENDA' M. # 6 Dean Johnson, Community Development Director ATTACHMENTS: Summary Memo; Previous Memos; APnrviRVED BY: 'B Applicant Letter; Hearing Notice; Mailing List �� Attached is my memo, dated March 15, 1991, summarizing this guide plan amendment request. As noted in the memo, there may be some convenience in submitting the amendment to the Metropolitan Council for formal review. It is anticipated that this process may take 90 days. Many of the issues in the update of the entire guide plan will be resolved during the same time frame. The City Council is not required to take final action on the amendment until after the Metropolitan Council review is completed. RECOMMENDED ACTION: MOTION to authorize preparation of the L.H. Sowles Guide Plan Amendment for formal City consideration and Metropolitan Council review. COUNCIL ACTION: Approved. (� (pity of osernouni PO BOX 510 2875 -145TH ST. W. ROSEMOUNT. MINNESOTA 55068 612-423-4411 MAYOR NAPPER COUNCILMEMBERS KLASSEN, OXBOROUGH, WIPPERMANN, WILLCOX FROM: DEAN JOHNSON, DIRECTOR OF COMMUNITY DEVELOPMENT DATE: MARCH 15, 1991 SUBJ: L.H. SOWLES GUIDE PLAN AMENDMENT Attached are copies of staff memos, dated February 13, 1991; April 3, 1990; and February 8, 1990. Staff involvement in this project dates back to the spring of 1989. Also attached are copies of Comprehensive Guide Plan materials, maps and Planning Commission Minutes. Original discussions with L.H. Sowles Co. involved concerns over the use and development of the entire 55 -acre parcel under option for acquisition. L.H. Sowles indicated its immediate plans were to utilize five acres for storage of tower cranes and equipment, which are currently housed at its main office location in Minneapolis. Long term plans included relocation of the entire L.H. Sowles office and operations, a potential for its own tower crane manufacturing facility and the development of an industrial park. At staff's request, L.H. Sowles prepared a preliminary plat for the site, to illustrate access and development potential for future uses. As the review of this proposal progressed, the City Council held a "goals session" and identified the need for a complete update of the City's Comprehensive Guide Plan. One consensus of the goals session was to foster the expansion of industrial development in the Pine Bend area and to analyze the need and feasibility for public utilities in conjunction with new development. Original consideration of the L.H. Sowles guide plan amendment occurred at the February 13, 1990 Regular Planning Commission Meeting. Concerns expressed by both the Planning Commission and City Council regarded the need to evaluate the issues for development potential in the Comprehensive Guide Plan update process, before making potentially premature decisions regarding site specific development proposals. The Planning Commission and City Council were cognizant of the lengthy delay in considering the L.H. Sowles development, but acknowledged the need to sort out community wide issues prior to taking any action. The target date for completing the guide plan update was set by the Council for July, 1991. In response to concerns by the developer regarding a 15 month delay in consideration for its proposal, the City suggested revisiting the issue when the goals and policies were completed. The specific motion of the Planning Commission was to "....recommend to City Council that consideration of the L.H. Sowles Comprehensive Guide Plan Amendment application be deferred until the City has completed revision of the Goals, Policies and Objectives of the Rosemount Comprehensive Guide Plan." A year has lapsed since the City considered this proposal. The guide plan update is progressing and on schedule. The patience of L.H. Sowles is exemplary, yet they have expressed concern that some indication of the City's position be expressed at this time. FIG. 12 1990 LAND USE PLAN ROSEi1i' OUNT MINNESOTA f I LEGM o — 1990 URBAN SERV. AREA RH HIGH DENSITY RESIDENTIAL $ P/i PUBLIC & INSTITUTIONAL RR RURAL RESIDENTIAL POS PRESERVATION OPEN AG AGRICULTURAL SPACE ■ow■ MISSISSIPPI RIVER CRITICAL GI GENERAL INDUSTRIAL AREA IP INDUSTRIAL PARK CC COMMUNITY (CBD) MAJOR STREETS COMMERCIAL HC HIGHWAY COMMERCIAL UNDESIGNATED: MEDIUM GC GENERAL COMMERCIAL DENSITY RESIDENTIAL CNC CONVENIENCE COMMERCIAL W0 -T. OK oc c,+E:t rEStE9. 1R6 II t - -E B- - atu5'9.E5'Ir!1,O.0.95 - iG5-85 v --b5 0,-62ICK-89� S—EFT E ..c �r�r�r•�.r.r.■� ■ ■ i/•#iia/•■ai•/; � OO2 (ED DUNN. SITE) z5 I 0-0- to 010- 3c ' 7 'o Or0•i '0�0 -.p Iti� I. i w5' SCREE' i0 x K i SOLBERG SITE t t t i I O10- 50 M-90010-50 i Oto. 05 r :1 i t / O-0-69 i ( rrn*.cn ntww rroR 0 6^ I 010-1. I 04 - 25 Opp- 19 co O -C - 25 l ♦ • LHSOWLES February 14, 1991 City of Rosemount 2875 145th Street West Rosemount, Minnesota 55068 ATTN: Mike Wozniak & Dean Johnson - Development Steve Jilk - Manager Vern Napper - Mayor City Council RE: L.H. Sowles Company Planned Land Use Part of E -f' of NEI, Section 2.5 (Highway 52 between County 38 and 42) 55 Acre Piece (See letter of 7-11-90) Dear City Planners: L.H. Sowles Company 2813 Bryant Avenue South Minneapolis, MN 55408-2179 Minneapolis 612-872-4656 612-872-6824(FAX) Billings 406-248-4361 406-248-8330 (FAX) Bremerton 206-479-7316 206-373-8243 (FAX) We appreciate the attention you have given our petition since June 1989. We wish to restate our desire to locate in the City of Rosemount. Development of the 55 acre tract would be phased to coincide with the City's ability to furnish full utilities. The first phase would be the establishment of a crane storage and service facility for our own needs (approximately 5 to 10 acres). Please note this use imposes no negative impacts to the environment, and does not require sewer. Our future plans would be to relocate our Corporate Headquarters Facility and Warehouse as conditions warrant, and utilities become available. We also are planning the manufacture of tower cranes in the future. This facility would also be located on this site. We understand that we would develop the remainder of the property under a planned development with the City. We have had considerable interest from other light industrial users and we feel this is an excellent site for these as well. We will be able to offer these users Architectural and Engineering Services and Complete General Construction of buildings on these sites that would be permanent first class industrial buildings possibly from our own product line, Star Buildings. This would certainly enhance the property value. Our business now employs over four hundred people and has excellent growth potential. We need this physical plant to accomodate our future growth and changes. Hopefully the City of Rosemount will welcome our presence with it's long range potential. Sincerely, Dan Sowles �Vosemounl (Pav of p O BOX 5,C 2875 -S ST W ROSEN101UNT MINNESOTA 55068 C,1 2-423-41 , MAYOR NAPPER, COUNCIL MEMBERS: RLASSEN, OXBOROUGH, WILLCOX & WIPPERMAN; AND, CITY ADMINISTRATOR JILR FROM: MICHAEL WOZNIAK, AICP, CITY PLANNER DATE: FEBRUARY 13, 1991 SUBJ: FEBRUARY 19, 1991 - REGULAR MEETING REVIEWS L.H. SOWLES COMPANY- COMPREHENSIVE GUIDE PLAN AMENDMENT This Guide Plan Amendment involves a request by the L.H. Sowles Company of Minneapolis, to redesignate from Agriculture to General Industrial designation, a portion of a 55 acre parcel of property in eastern Rosemount. The property in question abuts State Trunk Highway 52, between C.R. 38 and County Highway 42. Attached with this summary is a site location map. This item was previously considered by City Council in April of 1990. At that time Council elected to defer action on this item until completion of the Guide Plan revision. The Applicant has elected to approach the City at this time because of delays in completion of the Guide Plan revision and to propose a modification to the original Guide Plan Amendment which may be more acceptable to the City. The Sowles Company has indicated a willingness to modify the original amendment to limit redesignation of property to 10 acres of land immediately abutting County Road 38. The original request proposed redesignation of the entire 55 acre parcel and proposed subdivision of the property for future speculative industrial development. Sowles intentions at this time do not involve platting of the property. Sowles continues to express long term interest in developing the entire property for industrial use, but, is at this point willing to allow further discuss of this matter to occur in conjunction with the Guide Plan revision. The intent of Sowles is to utilize the ten acres of property to be redesignated for a storage yard for tower cranes. No utilities would be required for this use of the property. The north ten acres of the property abutting County Road 38 is contiguous to property currently designated General Industrial situated north of County Road 38. The Sowles Company has indicated that it has inadequate storage capabilities at its Minneapolis site and must find an additional storage site in the very near future. It is the conclusion of city staff that it is necessary for the Council to consider this Guide Plan Amendment at this time if there is a desire to have the Sowles Company locate a storage facility in Rosemount. When this item was considered by City Council back in April of 1990, no public hearing was held at that time. City Administrator Jilk has since determined that it is a legal requirement to hold public hearings for all Guide Amendments. For this reason if City Council is interested in reconsidering the Sowles Guide Plan Amendment at this time Council should authorize scheduling of a public hearing for the March 19th Council Meeting at 8:00 P.M. o�c • o I' I r 1 ' � I 4.c a5 $ 0,0-11 ;E J l0 1 24 ------------ w' �. e0 oC- V I . • YRNf BEW rgJ5TM51 �� .r. I I a.4aco uvEST .csa 4 -TS --------------- 1 04 S I c �n•.a, I 1 e3 iI DIO-ST 1 01095 103_ Ie -el I 1 10 t5 I Gi. 1 L.H.'SQWLES 6E E PLAN AMF..LLDENT Ix -e91 10 acres , � F ax•oi p4.Z, 01825 �^ REDESIG ON FROM � .a AGRICULTURE TO GENERA �- DUSTRIAL 0200• \ 20,0-1e a10- 32 I 010- 2B I I �l 0 I I Oq•11 p�.M I e,+J olo-r. 1 f ! >c � t � 010-e5 0.0-15 0,0-11 _ 1 +r" x_40 ( FROM: MICHAEL WOZNIAK, AICP, CITY PLANNER DATE: MARCH 29, 1990 SUBJ: APRIL 3, 1990 - REGULAR MEETING REVIEWS P O BOX 510 2875 -145TH ST W ROSEMOUNT. MINNESOTA 55068 612-423-4411 GUIDE PLAN AMENDMENT APPLICATION - L.H. SOWLES At its February 13, 1990 Meeting the Planning Commission considered an application to amend the City of Rosemount Comprehensive Guide Plan which had been submitted by L.H. Sowles Company. The Guide Plan Amendment application requests that 55 acres of property be redesignated from Agriculture to General Industrial. Attached with this review is a copy of the Planner's Review to the Planning Commission for the February 13, 1990 Meeting. This review explains the amendment and includes Staff recommendations. Also attached with this review is a copy of the Planning Commission Meeting Minutes for February 13th. The Planning Commission has recommended to City Council that consideration of the L.H. Sowles Comprehensive Guide Plan Amendment application be deferred until the City has completed revision of the Goals, Policies and Objectives of tna Rosemount Comprehensive Guide Plan. Despite the recommendation recieved from from the Planning Commission the applicant has requested that this amendment be forwarded to City Council for consideration. E (J ] N U BOX 511, /j(t (1 1875-1.1tiTti ;f tV I10SEMOUNT. MINNESOTA 55088 dv)olseyn o u f i 612--423-4411 TO: PLANNING COMMISSION FROM: MICHAEL WOZNIAK, AICD, CITY PLANNER DATE: FEBRUARY 8, 1990 SUBJ: FEBRUARY/39 1990 - REGULAR MEETING REVIEWS 5a. L.H. Sowles Guide Plan Amendment Application Mr. Daniel Sowles of L.H. Sowles, Inc. has submitted a Comprehensive Guide Plan Amendment Application proposing that a approximately 55 acres of property be redesignated from Agriculture to General Industrial in the City of Rosemount Comprehensive Guide Plan. The property in question is situated between C.S.A.H. 42 and County Road 38 on the east side of State Trunk Highway 52 (see location map). The property is currently owned by Ed Dunn and L.H. Sowles Company holds an option to purchase the property. Attached with this review is a copy of a Preliminary Grading Plan for the site which indicates a prospective lot configuration for subdividing the property. L.H. Sowles is a construction company which manages and operates tower cranes utilized for high-rise construction. The company erects steel framing on major buildings, builds bridges and places large equipment for industrial plant. Attached with this review is a copy of an informational brochure provided by the company. It is the desire of L.H. Sowles Company to develop approximately 5 acres of the property for a equipment storage and maintenance facility and to hold the remaining property for future development as and industrial park. The use of 5 acres by L.H. Sowles would primarily be for outdoor storage of large tower cranes. In considering the Guide Plan Amendment Application it is the role of the Planning Commission to evaluate the proposed redesignation of the property for conformance with the Goals, Objectives and Policies of the Guide Plan. The Planning Commission should further consider the physical development suitability of the site in question for industrial development. The Planning Commission is required to make a recommendation regarding the Guide Plan Amendment Application to City Council. The Amendment Application is also subject to action by the Metropolitan Council. Attached with this review are copies of pages 8 and 15 of the Guide Plan which include Community Development Goals and Industrial Development Objectives and Policies. Also attached are copies of the 1990 and 2000 Land Use Plans from the Guide Plan. In the current plan the property being considered is designated Agriculture both in the 1990 and 2000 Land Use Plans. CONFORMANCE WITH COMMUNITY DEVELOPMENT GOALS, OBJECTIVES & POLICIES In my evaluation of the proposed amendment I have not identified any direct conflicts with the Community Development Goals identified on page 8 of the Guide Plan. However it should be referenced that the Guide Plan makes no provision for extension of public water or public sanitary sewer service for the Pine Bend Area including the site in question. Any development to occur in Pine Bend must provide its own on-site water and wastewater services. In respect to Guide Plan Objectives for Industrial Land Uses an issue for the Commission to evaluate is the significance of potential conflict with other land uses. Uses surrounding the property include residences and agriculture. Most notably three residences abut the south end of the property. If the City were to allow industrial development to proceed clearly the issue of adequate screening or buffer between uses would have to be addressed. It may be necessary to recognize that the residences may not ultimately be the most appropriate land use for that location and should become part of any industrial development scheme. Under Industrial Development Policies it is important to reference that Policy #3 states: "Extend no public sanitary sewer and water services into the Rural Service Area prior to 1990". At this point the City has no plans to extend water or sanitary sewer to serve the property in question for the foreseeable future. It should be noted that a Rural Water System has been constructed in the area to address private well contamination from the University of Minnesota Property. The property could be served by the Rural Water System at a density of one hookup per ten acres for domestic use only. This would not accommodate adequate water supply and pressure to meet fire suppression needs (sprinkler systems). SUITABILITY OF SITE FOR INDUSTRIAL DEVELOPMENT The concept for site development includes a public street to bisect the site (north/south) connecting access point to C.S.A.H. 42 and C.R. 38. The site is basically flat open land which could be suitable a wide range of uses including industrial development. From a policy standpoint the Planning Commission should consider that the site is not immediately contiguous to other industrial designated property. Further, the Commission should examine whether the proposed use of the site represents an appropriate use of the property based upon its location. Although the site does not abut other industrial designated property it is situated near the major industrial area of Pine Bend which establishes a corridor of industrial use along State Trunk Highway 52 in Rosemount and Inver Grove Heights. In looking at the appropriateness of the land use the Commission should consider the following issues: 1. That L.H. Sowles is proposing to utilize only a small portion of the site (5 acres) and there is not currently any interest from other parties to development other lots within an industrial park. 2. That the site may have potential_ to accommodate a smaller number of larger uses rather than being subdivided into five acre parcels. The flat topography of the site would make it suitable for a use requiring a large building such as a warehousing use. A higher use of this nature would have the potential to generate greater property tax revenue to offset the cost of supply essential public services. 3. Any plan for industrial development should consider the potential for provision of public sanitary sewer and water. In particular an adequate water supply will be necessary to meet fire suppression needs. In light of these issues the Commission should bear in mind that the City Council at its recent goals session has determined that among the City's major priorities for 1990 is to begin a major revision of the Comprehensive Guide Plan including a thorough revision of Goals, Objectives and Policies. Among the issues that Council is concerned with is the prospect for additional industrial development along the Highway 52 corridor. Council has expressed a concern that the City clearly analyze land use policy for the Pine Bend Area to ensure that any additional develop which occurs complements the existing industrial complex without adding to existing environmental concerns present in the area. Council is also concerned that the City in its land use policies ensures that the value of property well suited for clean industrial development is recognized and maintained to promote high property values and attract additional investment to the area. STAFF RECOMMENDATION Staff recommends that the Planning Commission recommend to City Council that consideration of the L.H. Bowles Comprehensive Guide Plan Amendment Application be deferred until the City has completed revision of the Goals, Policies and Objectives of the Comprehensive Guide Plan. The City Council has established a target date of July 1991 for this project. It is the opinion of staff that allowing an expansion of the industrial land use designation to include the L.H. Sowles/Dunn Property represents a major land use policy change and requires close scrutiny by the City. The property proposed for redesignation from Agriculture to General Industrial may well be suitable for industrial development; but, the City should thoroughly evaluate the need for public services and the market for industrial development before acting to redesignate to avoid long term costs of after -the -fact utility installation. CI P O ROX 510 i�i� O 2875 -145TH ST W. ROSEMOUNT. MINNESOTA 55068 osemount 612--423-4411 Planning Commission REGULAR MEETING MINUTES - FEBRUARY 13, 1990 - Pursuant to due call and notice thereof the Regular Meeting of the Planning Commission was duly held on February 13, 1990 at 5:00 p.m. Acting Chairman Huntington called the meeting to order with members Hathaway, Meyer and Jacobson present. Also present was City Planner Michael Wozniak and Community Development Director Dean Johnson. MOTION by Hathaway to approve the January 23, 1990 Regular Meeting Minutes as printed. Second by Meyer. Ayes 4, Nays 0. The Agenda was amended as follows: Item 4b. DELETED (rescheduled to February 27, 1990 Regular Planning Commission Meeting at request of petitioner). Upon receipt of a corrected draft of the proposed revisions to Section 10 discussion of the Zoning Ordinance amendment regarding sign ordinance provisions resumed from the previous meeting. At that time several Rosemount business representatives identified areas of concern of the proposed sign ordinance. Key issues regarded the necessity for temporary signage permit and fee requirements, minimum duration and quantity of times per year for temporary signage allowed and the use of flags, banners, ribbons and pennants as a temporary means of advertising. Commissioner Jacobson conveyed Councilman Willcox's concurrence with these issues as he had expressed at the previous Planning Commission meeting. City Planner Wozniak stated that although the Sign Ordinance Committee, comprised of City staff and City of Rosemount business delegates, did not reach a consensus on all issues, a compromise was reached with the majority of the committee comfortable with the regulations as presented. Planner Wozniak further explained that the purpose for requiring the permitting of temporary signs is to assure safety in sign installation, to examine whether vehicular or pedestrian safety is jeopardized, and to provide awareness to the applicant of the zoning ordinance dimensional standards. Commissioner Jacobson expressed objection to increasing the minimum dimensional standards of real estate signs to 24 square feet and, further, that the original standard of 12 square feet was too excessive for real estate signs. MOTION by Jacobson to modify Section 10.2.7 of the draft proposal sign ordinance to reduce the allowed square footage of residential real estate signs from 24 square feet to 6 square feet. Second by Meyer. Community Development Director Dean Johnson discussed the potential for hardship to a few properties that abut other uses ("busy areas') and that consideration should be given to multiple residential districts where larger signs may be warranted. Commissioner Jacobson withdrew his MOTION and Commissioner Meyer withdrew his Second. MOTION by Jacobson to modify Section 1.0.2.7 of the draft proposal sign ordinance to allow a maximum of six (6) square feet for residential signs in the R-1 District; and to allow a maximum of twelve (12) square feet for residential signs in the R-2, R-3 and R-4 Districts. Second by Meyer. Ayes: 4. Nays: 0. Mr. Chuck Terry, Coast -to -Coast Hardware, was in attendance and reiterated his and other business owner's objections to sign permit fees and the use of ribbons, banners, pennants, and strings of lights as temporary signage only. He stated that some businesses rely on this type of advertising due to obscure location of their businesses. Regular Planning Commission Meeting Minutes February 13, 1990 Page Two The Planning Commission concurred that a reasonable compromise had been reached by staff and the Sign Ordinance Committee on the use of this type of temporary signage considering the original draft prohibited them except when temporarily used for non-commercial purposes. Commissioner Jacobson reminded those in attendance that they will have the opportunity for further input and comment at a required public hearing to be scheduled by City Council. MOTION by Huntington to recommend to City Council approval of Section 1.0 Signs for inclusion in Ordinance B-- City of Rosemount Zoning Ordinance. Second by Jacobson. Ayes: 4. Nays: 0: MOTION by Jacobson recommending to Council consideration of eliminating fees for sign permits or the establishment of a minimum sign permit fees necessary for compensation in offsetting administrative costs; and, further, recommended Council authorize the creation of a list of businesses for distribution of the proposed Sign Ordinance for their review and subsequent comment at a public hearing. Second by Meyer. Ayes: 4. Nays: 0. City Planner Michael Wozniak reviewed with the Commission a request from RCD Real Estate Partnership for a metes and bounds division of property. The resulting 10 -acre parcel is situated on the north side of 160th Street and east of the new AAA Auto Salvage property. The purpose of this request is to allow Knutson Rubbish to purchase this parcel for development of a proposed recycling center. The property in question is currently zoned AG Agriculture and the proposed division is consistent with Zoning Ordinance frontage and lot area requirements for the Agriculture District. MOTION by Huntington to approve the request from RCD Real Estate Partnership for a metes and bounds parcel division as submitted. Second by Meyer. Ayes: 4. Nays: 0. City Planner Wozniak discussed an application submitted by Daniel Sowles of L.H. Sowles, Inc. for a Rosemount Comprehensive Guide Plan Amendment to redesignate 55 acres from Agriculture to General Industrial. The property is located between County Road 42 and County Road 38 just west of STH 52. The intent of the applicant is to subsequently subdivide the 55 -acre parcel for industrial development. Mr. Ed Dunn, property owner, introduced Dan Sowles who described his company which manages and operates tower cranes used in high-rise construction. The company erects steel framing on major buildings, builds bridges and places large equipment for industrial development. Presently, Mr. Sowles is proposing to utilize only five acres of the site for equipment storage and as a maintenance facility for his business. In evaluating the Guide Plan Amendment Application staff did not identify any conflict with Community Development Goals, Objectives and Policies; however, the present guide plan does not have a provision for extension of public water and sanitary sewer to the site in question. This could become a significant issue in addressing the fire suppression needs of future industrial development. The proposed industrial subdivision raises some implications regarding fire protection, streets, potable water and the capacity of the Rosemount Sewer Treatment Plant for potential future provision of sanitary sewer. Community Development Director Dean Johnson informed the Commission that at a City Council and staff "goals session" the issue of industrial development in eastern Rosemount was addressed as a priority issue. Concern was expressed at this session that appropriate development is accommodated in eastern Rosemount. An update and revisions to the Rosemount Comprehensive Guide Plan is scheduled to begin this year with anticipated completion in June, 1991. Staff recommends deferment of any guide plan amendments in eastern Rosemount until a more in-depth study of this area is held by Council, staff, Planning Commission and the public to determine what uses are appropriate for this area. Commissioner Jacobson stated he felt the request was directly contrary to the guide plan objective to promote and encourage long-term agriculture uses of which this property has been designated. Mr. Jacobson concurred with staff's recommendation to defer this request until further study identifies whether industrial development of this site is appropriate or if long-term agricultural use should be promoted. Regular Planning Commission Meeting Minutes February 13, 1990 Page Three MOTION by Huntington to recommend to City Council that consideration of the L.H. Sowles Comprehensive Guide Plan Amendment application be deferred until the City has completed revision of the Goals, Policies and Objectives of the Rosemount Comprehensive Guide Plan. Second by Jacobson. Ayes: 4. Nays: 0. The Planning Commission was in agreement that the designation of uses for eastern Rosemount be a priority item in scheduling the guide plan revisions for preliminary indication to the applicant for future approval or disapproval of his redesignation request. Solberg; Aggregate Company has submitted a Rosemount Comprehensive Guide Plan Amendment application to redesignate a 10 -acre parcel from AG Agriculture to 1G General Industrial. This parcel is situated immediately east of STH 52 and north of County Road 42. Bob Solberg, property owner, stated his sand and gravel mining and bituminous paving business currently operates from an 80 -acre parcel south of Koch Refining. Koch Refining has purchased his present site and he is leasing the property for three years. Mr. Solberg stated he wants to relocate his office and equipment storage to the subject 10 -acre site. He stated further that his operation does not require fire suppression, nor are they a high water and sewer user with only six full-time employees. Mr. Solberg also stated that the City should consider that large industries control a majority of the industrial property with very few industrial use parcels available for small industry acquisition. Community Development Director Dean Johnson stated that, although this request differs from that of L.H. Sowles because it is a straight land use question, staff recommends deferment of action. The evaluation of this request should relate to the process of the total revision of the Rosemount Comprehensive Guide Pian, especially in regard to industrial land use issues for eastern Rosemount. Commissioner Huntington reiterated the Planning Commission recommendation that eastern Rosemount land use be a priority in the review and revisions of the guide pian. MOTION by Jacobson recommending to City Council that. consideration of the Solberg Aggregate Company Comprehensive Guide Plan Amendment application be deferred until the City has completed revision of the Goals, Policies and Objectives of the Rosemount Comprehensive Guide Plan. Second by Hathaway. Ayes: 4. Nays: 0. Commissioner Jacobson apprised the Commission of a public hearing which was held February 12th regarding the Dakota County incinerator issue. He stated that the City of Rosemount should consider the objectives of our community in which the Rosemount Comprehensive Guide Plan promotes the continuation of the University property as being consistent with agricultural uses and that the use of the University property as an incinerator site represents a significant deviation from that objective. MOTION by Hathaway to adjourn. Second by Huntington. There being no further business to come before this Commission and upon unanimous decision this meeting was adjourned at 7:15 p.m. Respectfully submitted, Donna Ouintus Recording Secretary City of Rosemount N°: COMPREHENSIVE GUIDE PLAN AMENDMENT APPLICATION Date: ` _ z s /rJ Applicant: 2 �� T//� S % Phone: z G �� Address: Z- STATUS OF APPLICANT: Owner Buyer Lessee OTHER: LOCATION: Lo[ Block , Addition Street Address: Metes & Bounds Description Attached: Survey or Plot Plan Attached: Presently Designated: Proposed Designation: REASON FOR R 1. 2. 3. UEST: Signature of Applicant FOR OFFICE USE ONLY Application received by: 1L'�r' ae� 4� 2n,• /e- Date: � �46 Fee: $ Z 5D . OU How Paid: tperxmIf Date: sPlanning Commission Action: Date: S COMML^NITY DEVELOPMENT GOALS 1. A balanced and diverse community which is able to provide needed living, working, shopping, playing, g and cultural opportunities for its people. 2. Preservation of natural and critical environmental, scenic and open space resources. 3. Retention of Rosemount's "small town character". 4. Controlled growth with a minimum of urban sprawl. 5. New commerce and industry, new employment opportunities and a more diversified tax base. 6. Preservation of agricultural lands and the perpetuation of com- mercial agricultural production. 7. A strong downtown Rosemount which serves as the dominant com- munity retail center. 8. Quality residential environments and housing opportunities for people of all age and income groups. 9. A balanced and efficient transportation network. 10. Adequate and affordable public services and facilities (recreation, hospitals, utilities, protective, etc.) to meet the public health, welfare and safety needs of a growing popu- lation. 11. Efficient development patterns which foster the conservation of energy resources. COMMUNITY DEVELOPMENT CONCEPT In the interest of achieving compact growth, minimizing urban sprawl and thus encouraging efficient development patterns, the City has been divided into two broad development zones termed the Urban Service Area and the Rural Service Area. As a freestanding growth center, Rosemount can determine a community Urban Service 8 Area. It is intended that this area accommodate urban densities with lot sizes that require and in turn can support a full range of urban services including public utilities. It is an area which focuses on downtown Rosemount, the dominant community retail center, and an area that can accommodate all projected urban development in the City of Rosemount to 1990. The Rural Service Area is not intended to be provided with the full range of urban services prior to 1990 primarily because the total demand for urban development can be met more efficiently and economically within the Urban Service Area. This area, consisting of the 2000 Urban Service Area, Agricultural Area, Rural Residential Area, Mississippi River Critical Area, University of Minnesota and Pine Bend industrial area, is intended to receive all essential public services except sewer and water facilities. Through 1990, the Rural Service Area is intended to accommodate only large lot low density residential and other development that can properly meet utility needs on-site. Community Development Policies It shall be the policy of the City to: 1. Require all non-agricultural developments within the 1990 Urban Service boundary to connect to the public sewer and water systems when services become available. 2. Extend no public sanitary sewer and water services into the Rural Service Area prior to 1990. 3. Allow agricultural activities to continue within the Urban Service Area during the period 1980 to 1990- 4. Allow sanitary landfills and surface mining activities only within the Rural Service Area. 5. Discourage long-term agricultural investments within the 2000 Urban Service Area. 6. Review all development in the community, private and public, with respect to its impact on the natural environment and revise or deny proposals where the impact is determined to be significant and detrimental. INDUSTRIAL LAND USE PLAN Objectives 1. To provide industrial development in order to create diver- sified employment opportunities and a balanced tax base. 2. To ensure that industrial development occurs such that conflicts with the natural environment and other land uses are minimized. Plan Elements Rosemount presently has significant areas of industrial development, as well as large tracts of vacant land in industrial zoning districts. In order to minimize conflicts between industrial activities and other land uses, and to keep industries of similar types consolidated, two types of industrial areas are proposed and depicted—industrial park areas and general industrial areas. Industrial Parks Industrial park areas are intended to serve light industrial uses as well as general office development and supporting commercial service uses. Generally, industrial parks are developed under one single ownership, but, in any event, development must occur in a coordinated fashion that demonstrates future phasing capability (if applicable); an internal circulation system with limited access to collectors and arterials (and no access to residential areas or local residential streets); high standards of planning, architectural and landscaping design which remain consistent throughout the park; adequate buffering (through the use of extra -ordinary setbacks and/or effective screening) from adjacent residential uses; and no outdoor storage. Typical indus- trial park uses include warehousing, distribution, light assembly, and wholesaling as well as office uses and commercial uses that clearly support, are incidental to, or complement the industrial park (e.g., office supplies and services or restaurants that serve employees). Industrial parks are intended to be developed within the Urban Service Area, adjacent to an arterial or collector street. General Industrial General industrial areas are those reserved exclusively for industries requiring large sites and/or exterior storage. The general industrial areas are located so as to minimize adverse effects on adjacent land uses and to be well -served by arterial roadways as well as barge and 15 rail transportation systems. Typical general industrial uses include processing and heavy manufacturing, large-scale transhipment and distribution centers, outdoor storage yards and mining. Offices and general commercial uses are permitted only where clearly accessory to the general industrial activities. Although the plan depicts general industrial areas within the Urban Service Area, it is the intent of the City to direct all future general industrial uses to the Pine Bend Industrial Area in eastern Rosemount. Since Pine Bend is in the Rural Service Area, public water and sewer services will not be provided to new general industrial developments prior to 1990. Thus, all general industrial uses must provide private/on-site sewer systems; the plan makes no allowance for general industry which requires public sanitary sewer or water services. Industrial Policies It shall be the policy of the City to: 1. Require that all industrial development occur in a fashion and location so as to minimize or eliminate conflicts with the natural environment and other land uses, particularly residen= tial and recreation. 2. Require that both proposed and existing industrial development demonstrate to the City its ability to comply with U.S. Environmental Protection Agency and MPCA guidelines for effluent limitations, as required by the NPDES permit process. 3. Require that all on-site, industrial wastewater treatment systems be designed, installed, located and inspected according to the requirements of the City's Subdivision Ordinance, as well as adopted building codes and WPC -40 (MPCA). 4. Require that industrial parks be planned, designed and developed in a logical and visually -appealing fashion, responsive both to adjacent land uses and future industrial park expansion needs. 5. Underwrite the sale of Industrial Development Revenue Bonds for new or expanding industries if the proposal exhibits or demonstrates: a) significant employment; b) innovative anergy systems or conservation; or c) the mandated need for pollution control device installation. 6. Initiate the development of an industrial park in the City. 9 AGP -- _ �l IG __ -- Fw--� .. IG _ '- -- �-- I GIG - IG IG 2 - -- L.H. SOWLES GUIDE PLAN AMENDMENT AGI - - -- _ - \_--------- ' W:M-- MA _ AGP " .��..� _ i 1 P U B -r ■ ■ IG 25 27 25 30 RU E3 AG_ '� -- AGP UNI VER �'MINNES©TA:�`— IL � --------- 11 "am 1 11 1 . AGP SURVEY FOR, \E. D -UN N RELIMINARY GRADING PL N. 41 I II SQ; SCALE, I INCH 100 FEE :.rI onory :p IF IJu 11 A 17-%Z2 I - . '.LMAn H. SCHWANZ ED DUNN REALTOR 3304 WEST 131 st STREET, ROSEMOUNT, MINNESOTA 55068 City of Rosemount 2875 145th Street West Rosemount, Minnesota 55068 M July 11, 1990 ATIN: Mike Wozniak & Dean Johnson - Community Development Steve Jilk - Manager Vern Napper - Mayor City Council Hello, (612) 423-7013 RE: LH Sowles Company Land Use Part of E. 1/2, Hwy 52 between 38 & 42 - NE 1/4, Sec. 2-c 55 Ac. Approx. On may 30, 1989 Sawies Properties entered into a purchase agreement with tyle Dur',n's on the subject- proDert_;, Their=n.tent �s to occupy the am^err,, E'or their own crane storage Und nal a:.�ance o:. aparoxi;-,=eiy 5 acres andjdevelope the rel -winder as indust.;-ai park. We began discussions with the �it.: start earl J�:':- lid>'. u.�c -' the fall on 1989 wa had hearings with the r p1= --in c= �:'- issc'^ ---1 plat of the property for industr�nl^ _ a council for hear;rg ;: held i^. J:, 1> �t10 comprehensive plan review _or Ct". (See le_ . � Stc�?JhF^. J? lac: - 5/22/90). l This letter indicates the plar`.ning process will require 14 months to complete. We unde-rs tand the C; t ::e , i � 1. .^.end cooperate with our input as ,,ou nave- -i e -'d. :OC c`:cr, -I SOw1eS Company - employer of 300 people - must have an ansa.,er to their need for expansion - present and future. My concern is that we lose and outstanding firm's interest in Rosemount for their facility. In order to accomodate the needs of the City and Sowles we propose: City permit Sowles to use part of the 55 acres (5 - 10 acres) for their present needs. Zoning can remain agriculture and t::c balaiicr cif the property will be retained in agricultural production. When City planning is complete Sowles will re -submit dans for 5,11 development consistent with the City's criteria. Note that Sowles does not need sewer at this time. The existing rural water system would serve their need for potable water. Page Z We purchased this property twenty years ago. The then existing plans indicated industrial use. In view of the surrounding land uses this appears to be even more logical zoning. Pollution of the ground water by theUniversityof Minnesota and conditions near Koch Refinery limit severely the type of user that can locate here. We believe that we and the City would benefit from the long range impact of a substantial,clean,non polluting business locating here. This clearly would enhance the value of this entire tract to the benefit of the immediate area and the City of Rosemount. We have been noticed by Sowles that they must have a solution for their space needs. Can't we please work out an accomodation to their needs and bring this fine business to our City? Singly, Ed Dunn 0 ? 0-ty f osernouni P.O. BOX 510 2875 -145TH ST W ROSEMOUNT. MINNESOTA 55068 612-423-4411 AFFIDAVIT OF MAILED AND POSTED HEARING NOTICE ED DUNN PROPERTY COMPREHENSIVE GUIDE PLAN AMENDMENT STATE OF MINNESOTA ) COUNTY OF DAKOTA ) ss CITY OF ROSEMOUNT ) Susan M. Johnson, being first duly sworn, deposes and says: I am a United States citizen and the duly qualified Clerk of the City of Rosemount, Minnesota. On March 8, 1991, acting on behalf of the said City, I posted at the City Hall, 2875 145th Street West, and deposited in the United States Post Office, Rosemount, Minnesota, a copy of the attached notice of a public hearing for consideration of a proposed amendment to the City of Rosemount Comprehensive Guide Plan, enclosed in sealed envelopes, with postage thereon fully prepaid, addressed to the persons listed on the attached listings at the addresses listed with their names. There is delivery service by United States Mail between the place of mailing and the places so addressed. Susan M. Johngon City Clerk City of Rosemount Dakota County, Minnesota Subscribe4 and sworn to before me this day of m g'k' , 199/- Notary 99 Notary Pu is CINDY D?Rh1IDEN EAKO A COIJIN v My 6ormi. EXPIres Aug. 25, 1995 1 PO BOX 510 ZEy 0 2875 -145TH ST. W. oSernoun� ROSEMOUNT MINNESOTA 55068 612-423-4411 March 7, 1991 Dear Resident: Attached are legal notices of two public hearings to be held at 8:00 p.m., Tuesday, March 19, 1991 at the City Hall. Both hearings concern the consideration for amendments to the City's Comprehensive Guide Plan. The City has been asked to consider redesignating land use on two separate parcels from Agricultural to General Industrial. Approximately 10 acres of land, owned by Ed Dunn, at the southwest quadrant of the intersection of U.S. TH52 and County Road 38 and approximately 10 acres of land, owned by Solberg Aggregate, at the northeast quadrant of the intersection of U.S. TH52 and County Road 42 are under consideration. If you have any questions regarding these proposed amendments please contact the Community Development Department at 423-4411 or appear at the public hearings on March 19, 1991. Sincerely, Dean R. Johnson Director of Community Development PO BOX,1c y o 2875-145TH ST W ROSEMOUNT MINNESOTA 55068 7 o Sem .6u/1/i . 6'2-4?34x11 Public Notice Comprehensive Guide Plan Amendment Ed Dunn Property TO WHOM IT MAY CONCERN: NOTICE IS HEREBY GIVEN, the City Council of the City of Rosemount will hold a public hearing on Tuesday, March 19, 1991 in the Council Chambers of the City Hall, 2875 145th Street West, beginning at 8:00 p.m. or as soon thereafter as possible. The purpose of the hearing is to consider an amendment to the Comprehensive Guide Plan, causing a redesignation of land use from Agricultural to General Industrial on all or a portion of property legally described as follows: The Northwest Quarter (NW,) of the Northeast Quarter (NE,) of Section 25, Township 115, Range 19, Dakota County, Minnesota. Such persons as desire to be heard with reference to this matter will be heard at this meeting. By Order of City Council. Dated this 5th day of March, 1991. Susan M. Johnson, City Clerk City of Rosemount Dakota County, Minnesota ED DUNN PROPERTY COMPREHENSIVE GUIDE PLAN AMENDMENT MAILING LIST 1. Koch Refining Company 34-01900-010-57 P.O. Box 2256 34-01900-010-62 Wichita, KS 67201 34-01900-010-67 34-02400-010-75 34-02400-010-80 2. Harold J. & Mildred Volkert 34-02400-011-85 3339 140th Street East 34-02400-013-85 Rosemount, Mn 55068_ 3. Chicago & NW Trans. Co. 34-02400-010-88 1 N WSTN CTR Chicago, IL 60606 4. Ruby M. Waldow 34-02400-010-95 3110 140th Street East Rosemount, Mn 55068 5. Elizabeth J. Dunn 34-02500-010-02 6348 Red Fox Lane Edina, MN 55436 6. Marlin & Joann Rechtzigel 3540 140th Street East Rosemount, Mn 55068 7. Solberg Construction Co. 13245 Clayton Avenue Rosemount, Mn 55068 8. Han J. Abrahamsen 1700 Bellows West St. Paul, MN 55118 9. Earl & Gerda Knodt, TST FND 15150 Clayton Avenue Rosemount, Mn 55068 10. Michael P. & Bette McCarthy 3279 140th Street East Rosemount, Mn 55068 11. Leonora L. Volkert 3389 140th Street East Rosemount, Mn 55068 12. Dennis D. & Gayle Ozment 3275 145th Street East Rosemount, Mn 55068 13. Vernon J. & Roxanne Napper 3405 145th Street East Rosemount, Mn 55068 14. Myron E. & Ruth L. Napper 3381 145th Street East Rosemount, Mn 55068 15. Kenneth & Barbara Angerman 3337 145th Street East Rosemount, Mn 55068 34-03000-011-35 34-02500-010-75 34-03000-010-40 34-03000-010-50 34-03000-010-69 34-02400-014-85 34-02400-010-89 34-02500-010-01 34-02500-010-01 34-02500-011-07 34-02500-012-07 16. Ruby & Richard Waldow 3110 140th Street East Rosemount, Mn 55068 17. Victor A. & Bernice J. Wenzel 3270 145th Street East Rosemount, Mn 55068 18. Raymond A. & Rosella Rahn 22125 Albatross Circle Farmington, MN 55024 19. Raymond Rahn Ron Rahn 3750 140th Street East Rosemount, MN 55068 20. Edmund Dunn 3304 131st Street West Rosemount, MN 55068 21. L.H. Sowles Company Dan Sowles 2813 Bryant Avenue South Minneapolis, MN 55408-2179 34-02500-010-25 34-02500-010-90 34-03000-010-25 34-03000-010-25 Applicant Applicant :.:,,ch Refining Company Harold J. & Mildred Volkert Chicago & NW Trans. Co. '.n. Box 2256 3339 140th Street East 1 N WSTN CTR ;Wichita, KS 67201 Rosemount, MN 55068 Chicago, IL 60606 ituby M. Waldow 3110 140th Street E kosemount, MN 55068 Solberg Construction Co. 13245 Clayton Ave S Rosemount, MN 55068 Michael P & Bette McCarthy 3279 140th St E Rosemount, MN 55068 Vernon J. & Roxanne Napper 3405 145th St E Rosemount, MN 55068 Rubv & Richard Waldow 3110 140th St E Rosemount, MN 55068 Elizabeth J. Dunn 6348 Red Fox Lane Edina, MN 55436 Hans J. Abrahamsen 1700 Bellows West St. Paul, MN 55118 Leonora L. Volkert 3389 140th St E Rosemount, MN 55068 Myron E & Ruth L Napper 3381 145th St E Rosemount, MN 55068 Victor A & Bernice J Wenzel 3270 145th St E Rosemount, MN 55068 Marlin & Joann Rechtzigel 3540 140th St E Rosemount, MN 55068 Earl & Gerda Knodt, TST FND 15150 Clayton Avenue Rosemount, MN 55068 Dennis D. & Gayle Ozment 3275 145th St E Rosemount, MN 55068 Kenneth & Barbara Angerman 3337 145th St E Rosemount, MN 55068 Raymond A & Rosella Rahn 22125 Albatross Circle Farmington, MN 55024 Edmund Dunn L.H. Sowles Company Raymond Rahn 3304 131st St W Dan Sowles % Ron Rahn Rosemount, MN 55068 2813 Bryant Ave So 3750 140th Street East Minneapolis, MN 55408-2179 Rosemount, MN 55068 P O BOX 51^ 2�y O 2875-145TH ST W �+ rt ?t fROSEMOUNT MINNESOTA 55068 \ OJeynonL Public Notice Comprehensive Guide Plan Amendment Ed Dunn Property TO WHOM IT MAY CONCERN: NOTICE IS HEREBY GIVEN, the City Council of the City of Rosemount will hold a public hearing on Tuesday, March 19, 1991 in the Council Chambers of the City Hall, 2875 145th Street West, beginning at 8:00 p.m. or as soon thereafter as possible. The purpose of the hearing is to consider an amendment to the Comprehensive Guide Plan, causing a redesignation of land use from Agricultural to General Industrial on all or a portion of property legally described as follows: The Northwest Quarter (NW,) of the Northeast Quarter (NE',) of Section 25, Township 115, Range 19, Dakota County, Minnesota. Such persons as desire to be heard with reference to this matter will be heard at this meeting. By Order of City Council. Dated this 5th day of March, 1991. Susan M. John -son, City Clerk City of Rosemount Dakota County, Minnesota P.O. BOX 510 2875 -145TH ST. W. ROSEMOUNT. MINNESOTA 55068 612-423-4411 AFFIDAVIT OF MAILED AND POSTED HEARING NOTICE ED DUNN PROPERTY COMPREHENSIVE GUIDE PLAN AMENDMENT STATE OF MINNESOTA ) COUNTY OF DAKOTA ) SS CITY OF ROSEMOUNT ) Susan M. Johnson, being first duly sworn, deposes and says: I am a United States citizen and the duly qualified Clerk of the City of Rosemount, Minnesota. On March 8, 1991, acting on behalf of the said City, I posted at the City Hall, 2875 145th Street West, and deposited in the United States Post Office, Rosemount, Minnesota, a copy of the attached notice of a public hearing for consideration of a proposed amendment to the City of Rosemount Comprehensive Guide Plan, enclosed in sealed envelopes, with postage thereon fully prepaid, addressed to the persons listed on the attached listings at the addresses listed with their names. There is delivery service by United States Mail between the place of mailing and the places so addressed. �: �� X S san M. John on City Clerk City of Rosemount Dakota County, Minnesota Subscribecj and sworn to before me this day of M &)' - , 199/. Notary Pubvlic CINDY MkIDEN �* NOTARY PUBLIC—MINNESOTA GAITTA COUN i Y `.. MY Comm. Expires Aug. 25, 1995 Y � PUBLIC NOTICE Comprehensive Guide Pion Amendment Ed Dunn Property TO WHOM IT MAY CONCERN: NOTICE IS HEREBY GIVEN, the City Council of the City of Rosemount will hold a public hearing on Tuesday, March 19, 1991 in the Council Chambers of the City Hall, 2875 145th Street West, beginning at 8:oo p.m, or as soon thereafter as possible. The purpose of the hearing is to consider an amendment to the Comprehensive Guide Plan, causing a redesignation of land use from Agricultural to General Industrial on all or a portion of pro- perty legally described as follows: The Northwest Quarter (NW!4) of the Northeast Quarter (NEI/4) of Section 25, Township 115, Range 19, Dakota County, Minnesota. Such persons as desire to be heard with reference to this matter will be heard at this meeting. By Order of City Council. Dated this 5th day of March, 1991. Susan M. Johnson, City Clerk City of Rosemount Dakota County, Minnesota 175 AFFIDAVIT OF PUBLICATION STATE OF MINNESOTA ) SS County of Dakota ) NANCY J. GUSTAFSON, being duly sworn, on oath says that she is an authorized agent and employee of the publisher of the newspaper known as Dakota County Tribune, and has full knowledge of the facts which are stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a legal newspaper, as provided by Minnesota Statute 331 A.02,331 A.07 and other applicable laws, as amended. (B) The printed which is attached was cut from the columns of said newspaper, and was printed and published once successlw-weeits; it was first published on Thursday, the day of 19 q , and was thereafter printed and published on every Thursday to and including Thursday, the day of ,19 and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: a bcdef ghijklmnopgrstuvwxyz BY: 71TLE: Secreta x Publis Subscribed and sworn to before me= day of19n--L. . 1 Notary Public -------------------------------------- --------------- ---------------------- CAROL J. HAVERLAND t 1 NOTARY PUBUC - AiUNNE�OTR DAKOTA COUNTY M.y Comms :ion E)c,lres Dm 3,1905 o�i�� o� semouni March 7, 1991 Dear Resident: P.O. BOX 510 2875 -145TH ST. W. ROSEMOUNT. MINNESOTA 55068 612-423-4411 Attached are legal notices of two public hearings to be held at 8:00 p.m., Tuesday, March 19, 1991 at the City Hall. Both hearings concern the consideration for amendments to the City's Comprehensive Guide Plan. The City has been asked to consider redesignating land use on two separate parcels from Agricultural to General Industrial. Approximately 10 acres of land, owned by Ed Dunn, at the southwest quadrant of the intersection of U.S. TH52 and County Road 38 and approximately 10 acres of land, owned by Solberg Aggregate, at the northeast quadrant of the intersection of U.S. TH52 and County Road 42 are under consideration. If you have any questions regarding these proposed amendments please contact the Community Development Department at 423-4411 or appear at the public hearings on March 19, 1991. Sincerely, Dean R. Johnson Director of Community Development ED DUNN PROPERTY COMPREHENSIVE GUIDE PLAN AMENDMENT MAILING LIST 1. Koch Refining Company 3401900-010-57 P.O. Box 2256 3401900-010-62 Wichita, KS 67201 3401900-010-67 3402400-010-75 34-02400-010-80 2. Harold J. & Mildred Volkert 34-02400-011-85 3339 140th Street East 34-02400-013-85 Rosemount, Mn 55068 3. Chicago & NW Trans. Co. 3402400-010-88 1 N WSTN CTR Chicago, IL 60606 4. Ruby M. Waldow 34-02400-010-95 3110 140th Street East Rosemount, Mn 55068 5. Elizabeth J. Dunn 34-02500-010-02 6348 Red Fox Lane Edina, MN 55436 6. Marlin & Joann Rechtzigel 34-03000-011-35 3540 140th Street East 34-02500-010-75 Rosemount, Mn 55068 7. Solberg Construction Co. 3403000-010-40 13245 Clayton Avenue Rosemount, Mn 55068 8. Han J. Abrahamsen 34-03000-010-50 1700 Bellows West St. Paul, MN 55118 9. Earl & Gerda Knodt, TST FND 34-03000-010-69 15150 Clayton Avenue Rosemount, Mn 55068 10. Michael P. & Bette McCarthy 34-02400-014-85 3279 140th Street East Rosemount, Mn 55068 11. Leonora L. Volkert 34-02400-010-89 3389 140th Street East Rosemount, Mn 55068 12. Dennis D. & Gayle Ozment 34-02500-010-01 3275 145th Street East Rosemount, Mn 55068 13. Vernon J. & Roxanne Napper 34-02500-010-01 3405 145th Street East Rosemount, Mn 55068 14. Myron E. & Ruth L. Napper 34-02500-011-07 3381 145th Street East Rosemount, Mn 55068 15. Kenneth & Barbara Angerman 34-02500-012-07 3337 145th Street East Rosemount, Mn 55068 16. Ruby & Richard Waldow 3110 140th Street East Rosemount, Mn 55068 17. Victor A. & Bernice J. Wenzel 3270 145th Street East Rosemount, Mn 55068 18. Raymond A. & Rosella Rahn 22125 Albatross Circle Farmington, MN 55024 19. Raymond Rahn % Ron Rahn 3750 140th Street East Rosemount, MN 55068 20. Edmund Dunn 3304 131st Street West Rosemount, MN 55068 21. L.H. Sowles Company Dan Sowles 2813 Bryant Avenue South Minneapolis, MN 55408-2179 34-02500-010-25 34-02500-010-90 34-03000-010-25 34-03000-010-25 Applicant Applicant :och'Refining Company Harold J. & Mildred Volkert Chicago & NW Trans. Co. 1'.0. Box 2256 3339 140th Street East 1 N WSTN CTR Wichita, KS 67201 Rosemount, MN 55068 Chicago, IL 60606 Ruby M. Waldow Elizabeth J. Dunn Marlin & Joann Rechtzigel 3110 140th Street E 6348 Red Fox Lane 3540 140th St E Rosemount, MN 55068 Edina, MN 55436 Rosemount, MN 55068 Solberg Construction Co. Hans J. Abrahamsen Earl & Gerda Knodt, TST FND 13245 Clayton Ave S 1700 Bellows 15150 Clayton Avenue Rosemount, MN 55068 West St. Paul, MN 55118 Rosemount, MN 55068 Michael P & Bette McCarthy Leonora L. Volkert Dennis D. & Gayle Ozment 3279 140th St E 3389 140th St E 3275 145th St E Rosemount, MN 55068 Rosemount, MN 55068 Rosemount, MN 55068 Vernon J. & Roxanne Napper Myron E & Ruth L Napper Kenneth & Barbara Angerman 3405 145th St E 3381 145th St E 3337 145th St E Rosemount, MN 55068 Rosemount, MN 55068 Rosemount, MN 55068 Ruby & Richard Waldow Victor A & Bernice J Wenzel Raymond A & Rosella Rahn 3110 140th St E 3270 145th St E 22125 Albatross Circle Rosemount, MN 55068 Rosemount, MN 55068 Farmington, MN 55024 Edmund Dunn L.H. Sowles Company Raymond Rahn 3304 131st St W Dan Sowles % Ron Rahn Rosemount, MN 55068 2813 Bryant Ave So 3750 140th Street East Minneapolis, MN 55408-2179 Rosemount, MN 55068