HomeMy WebLinkAbout6.d. Guide Plan Amendment - Solberg Aggregate 4 �/�✓J' f't� Ei�)X 511)
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TO: MAYOR NAPPER � CITY COUNCIL ITE� 7T 6 �
FROM: MICHAEL WOZNIAK, AICP, CITY PLANNER
DATE: MARCH 29, 1990
8UHJ: APRIL 3, 1990 REGULAR MEETING REVIEWS
6�,, 4UIDE PLAN AMENDMENT APPLTCATION - SOLBERG A(3GREGATE COMPANY
At it� �'ebxuary 13, 1990 meet�.ng '�he P�.anning Commission considered
an applica�io�n to amend the City of Rosemaunt Compxehensive guide
Pl�n which �ad been suk�m�.tted by SolbeXg Aggregate, The amendment
being proposed reguested redesignatinn af a 10 acre parcel of
property from Agric�t�.ture to General Industrial. The property in
question is situated immediately east of State Trunk Highway 52 and
on the north side of C.S.A.H. 42 and is owned by Solberg.
Attached with this review is a copy o� the Planner's Fteview to the
Planning Commission for the February �.3, 1990 Commission Meeting.
This review explains the amendment and includeds Staff
recommendations.
The Planning Commission has recommended that consideration of the
Solberg Guide Plan Amendment be deferred unitl the City has
completed revision of the Goa1s, Policies and Ob�ectives of the
Rasemount Comprehensive Guide Plan.
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' TO: PLANNINt3 CdMMI88ION
FROM: MICHAEL WOZNIAR� AICP� GITY PLANNER
DATE; FEBRUARY 8, 1990
SUBJ: FEBItUARY ', 1990 - REGULAR MEETINa REVIEWS
5b. COMPItEHENSIVE CiUIDE pLAN AMENDMENT APPLICATION - SOLBERt3
A(3GREt3ATB COMPANY
Solberg Aggregate Company has submitted a Comprehensive guide Plan
Amendment Application requesting redesignation of a 10 acre parcel
of property from Agriculture to General Industrial. The property
in questian is situated immediately east of State Trunk Highway 52
and on the north side of C.S.A.H. 42, and is owned by Solberg.
Attached with this review is a copy af a boundary survey and legal
description for the property.
Solberg Aggregate is a sand and c�ravel mining and bituminous pavinq
business which currently operates from an 80 acre property located
immediately sauth af Koch Refinery. Koch has purchased 5olberg's
� aurrent sita of operat3ons. The Refinery has agreed to lease back
the prope�ty to 5olberq for a period of three years. For this
reason, Solberg is seeking to relocate its office and equipment
storage to the 10 acre site situated at the intersection of
Highways 52 and 42.
Similar to the L.H. Sowles Guide Plan Amendment Application the
Planning Commission in cansiderinq the Solberg Application should
evaluate the propased redesignation o� the property for conformance
with the Goals, Objectives and Policies of the Guide Plan. Also,
the Commission should consider the appropriateness of the specific
use proposed for the site as well its general suitability for any
industrial use.
Please refer to copies of the Guide Plan pages that were attached
to the Planner's Review for the L.H. Sowles Guide Plan Amendment
Application.
CON�'ORMANCE WITH COMMUNITY DEVELOPMENT GOALS OBJECTIVES & POLICIES
Similar to the L.H. Sowles G�ide Plan Amendment Application, I have
not identified any direct canflicts with the Community Development
Goals identified on page 8 of the Guide Plan.
Again, it should be referenced that the Guide Plan makes no
provision for extension of public water or public sanitary sewer
'�, service for the Pine B�nd Area includin the site in
9 question.
'^ I have not identified any specific conflicts with Guide Plan
Objectives pertaining to Industrial Development. The site is
surrounded by agricultural land uses with no residences or
structures in close proximity.
Again, under Industrial Development Policies it is importiant to
recognize that Policy #3 states: ��extend no public sanitary sewer
and water services into the Rural Service Area prior to 1990" . At
this point �he city has no plans to extend water or sanitary sewer
to serve the property in question for the foreseeable future. the
Solberg Property could be served by the Rural Water System far
domestic water usage. The Rural Water System cannat be utilized
to meet fire suppression needs if sprinkler systems are required
for structures ta be built on the site.
SUITABILIT� OF SITE FOR INDUSTRIAL DEVELOPMENT
The l0 acre site in question is currently vacant and is planted
with perennial grasses. Its topography is characterized by a large
relat�vely flat area oacupying more than half the site running from
the site boundary with C.S.A.H. 42 to the north portion of the site
which slopes sharply upward. The Solbergs have previously
excavated sand and gravel from the site to prepare the site for
future development. There are no natural constraints on the site
that would preclude its use for an office and equipment storage for
�,,� Solberg Aggregate.
Again, as was the case with the L.H. Sowles proposal, the site does
not abut othe� industrial designated property, but, it is situated
near the major industrial area of Pine Bend which establishes a
corridor af industrial use along State Trunk Highway 52 in
Rosemount and Inver Grove Heights. '
In looking at the appropriateness of the proposed land use the
Commission should consider the following issues;
1. Will the properties around the site be ultimately developed
for industrial purposes?
2 . Is redesignation of the site to industrial premature before
decisions are made regarding the entire Trunk Highway 52
corridor?
3. Should the site be redesignated prior to the City
evaluating the �uture of public utilities in Pine Bend?
It is important that I reiterate the following statement to the
commission:
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 ma�or
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 er►sures that
the value of property well suited for clean industrial development
is recognized and maintained to promote high property val.ues and
attract additional investment to the area.
STAFF RECOMME�VDATION
8taff recomuienda that the Planninq Commission recommend to City
Counail that consideration of the Solberq Aqgreqate Campany
Comprehensiva auide Plan AmenBment Appliaation be deferred until
the City has aompleted revision of the c3aals, Poliaies and
obiectives of the Comprehenaive Duicle Plan. The Gity Council has
established a target date of July 1991 far this project. It is the
opinion of staff that allowing an expansion of the industrial land
use designation tn include the Solberg Property represents a major
land use palicy change and requires close scrutiny by the City.
Although the site in qu�etion is relatively small it is located at
an intersection of major highways and may play an important part
in Rosemount"s future.
�` 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 far industrial development before acting to
redesignate to avoid long term costs of after-the-fact utility
installatio». Also because of the site�s strategic location it is
important to make a concerted effort to determine what the most
appropriate type of land use would be for the site to avoid land
use compatibility problems in the future.
Solberg does have at least three year to accomplish relocation of
its facilities which should allow more than ample time for the City
to update the Guide Plan.
. ,�
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City +�f Rosemount Na:
�
CQMPREWENSIVE GUIDE PLAN AMENDMENT APPLICATION
,�.
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Date: .lan�iar� �O� 19�O
A�rplicant• _��lh�r$,��r�gatP C:o Phone• G�7-6h72
Address: 1�7li5 f 1 a�;tnn 4ya 17(yGpmn�ltl,1'y..�].IIllf:.�i!].r3.����_
STATUS OF AYPLICANT:
x Uwner Buyer Lessee C�THERc
LOCATION: Lot , Block , Addition
Strcet Address: ��� Acres NE Carner oE Highway 52 & Co. Road 42
Metes & Bounds Description Attached: Yes
Survey or Plot Ptan Attached: Yes
Presently Designated: __}���3f�/��l/1 7 U�:�
Proposed Designation: _..��¢,�/ZA� I�VDUSTRIA[..._
� REASON FlJR REQUEST:
�. We are requesCinQ rezoninQ of the described property so that we may relocate
our_business to this new location. Our current busines site is bein sold to
2, Koch Refining Co. It is our intenCion t� b�ild a new oEfice building, maintenance
repair shop auci ec�ui�ment storage yard nn the �en acre site we currently ow�i
� 3, in the N.E. quadrant at the intersection of Co. Road 42 and T.H. 52 We. anticipat
thatthe need for sewer and water would he na greater than required
for domestic use . The inplace rur r uppl s Lm and a on site
. ,� �.,
septic system would be adequate �ignature of Appli t
for our neecls .
M FOR UFFICE USE ONLY
.'�pplication received by: Date:
Fee: $ ,,�5U.(�U How Paid: Date:
' Planning Commissi�n Action:
Date:
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