HomeMy WebLinkAbout6.c. Guide Plan Amendment - Dunn/Sowles ((,� a o gox s�a
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T0; MAYOR NAPPER & CITY COUNCIL
FROM: MICHAEL WOZNIAK, AICP, CITY PLANNER � " �� � �
�.
DATE: MARCH 29, 1994
St16,J: APRIL 3� 199U - REGULAR MEETING REVIEWS I
6UTQE P�.AN AMEN�'IENT APPLICATION - L.H. SOWLES
At its February 13� i990 Meetin� the Planning Commission consi�ered an
�pplication to amend the City of Rasemount Comprehensive Guide Plan which had
been submitted by L.H, �owles Company. The Guide Plan Amendment application
requ�Sts that 55 acres of praperty be redesignated from Agriculture to General
Indystrial . Attached with �his r�view is a copy of the Planner's Review to
the Planning Co�nis�ion for the February 13, 1990 Meeting. This review
explains the amendment and includes Staff reco�nendations. Also attached with
this review is a copy of the Rlanning Cammission Meeting Minutes for February
13th.
The Planning Commission has r�cammended to City Council that consideration of
the L.H. Sowles Comprehensiv� G�ide P1an Amendment application be deferred
until the City has campleted revision of the Goals, Policies and Objectives of
the Rosemaunt Camprehensive Guide Plan. Despite the recorrt�oendatian recieved
from from the Planning Commission the applicant has requested that this
amendm��nt be forw�►rded to City Cauncil for consideration.
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FROM; MICH,AEL W07NIAK� AICP, CITY PLANNER '♦f
DATE; FE�RUARX 6� 1990
SUHJ i FES1tpARY I3� 1990 - REGULA1t MEETIN(3 REVIEWS
5a. I,.H. Sawles t3uid� plan Ainendment Application
Mr, pani.e�. Sowles of L.H. Sowles, Inc. has submitted a
Compreben�ive Guide Plan Amendment Application praposing that a
approximately 55 acres af property be redesignated from Agriculture
to �snerai Industria� in the City of Rosemou»t Comprehensive Guide
Pl.�n. Th� p�apex�� in question is �ituated between C.S.A.H. 42 and
County Ras�d 38 on the east side of State Trunk Highway 52 (see
location map� . The proparty is currently owned by Ed Dunn and L.H.
SoW1�s Comp$ny hold� an option to purchase the property.
Attach�d with thi$ review is a capy of a Preliminary Grading Plan
for the site which indicates a prospective lot configuration for
subdividing the praperty.
. L.H. SaWles is a construction company which manages and operates
toWez �ranes utilized for high--rise construction. The company
erects �tee�. framing on ma�or buildings, builds bridges and places
large equipment for industrial plar�t. Attached with this review
is a copy Qf a» ittfoxmational brochura provided by �the company.
It is the des�.rQ of �,.H. Sowles Company to develop approximately
5 �cres of the property far a equipmettt storage and maintenance
faci.7.ity and to hold the remaining property for future development
as and industxial park. The use of 5 acres by L.H. Sowles would
primarily be for outdoor storage of large tower cranes.
Iri considering the Guide Plan Amendment Applicatior� it is the role
of the Pl�nning Commission to evaluate the propased redesignation
of th� property for conformance with the Goals, Objectives and
Pol,icies of the Guide Plan. The Planning Commission should further
cat�aider the physical development suitability of the site in
� question for industrial dr�yelopment. The Planning commission is
required to make a r�acommendation regarding the Guide P1an
Ame�dment Application to City Council. The Amendment Application
is alsa subject to action by the Metropalitan Council.
Attached with this review are copfes of pages 8 and 15 og the Guide
plan which include Community Develapment Goals and Industrial
� Development ab�ectives and Polic�.es. Alsa attached are copies of
the 1990 and 2Q00 Land Use P1ans fram the Guide Plan. In the
cuxrar►t plan the property being considered is designated
Agriculi�uxe both in th$ 1990 and 2000 Land Use Plans.
CO��'O� NCE WTTH COMMUNITY DEVELOPMENT GOALS, OBJECTTVES & POLICIES
Ir► my evalyatior� of the proposed amendment I have not identified
any direct con€licts with the Community Development Goals
identi�ied on page 8 of the Guide Plan.
However it �hould be referenced that the Guide Plan makes no
provie�.on for extensian of publio water or pubiic �r�nitary sewer
se�v�ce �or the Pine Bend Area ir�cluding the site in questian. Any
develop�ent to occur i» Pine 8end must provide its own on-site
wateX and wastewater services.
In �e�pect to Guide Plan Ob�ectives for Industrial Larid Uses an
issue for the Commission to evaluate is the significance of
potential confl�ct with other �.and uses. Uses surrounding the
prope�ty includs re�idences �and aqriculture. Most notably three
residences abut the south end of the property. Yf the City were
to �11ow industrial development to proceed clearly the issue of
adequate sc�eenir►g or buffer between uses would have to be
addressed. It may be necessary to recognize that the residenaes
may �not ultimately be the most appropriate land use for that
looatiop and +�hould become part of any industrial development
scheme.
Unde� Industrial Develapment Policies it is important to reference
that Policy �3 states: "Extend no public sanitary sewer and water
�exvic�s inta the Rural S�rvice Area prior ta 1990�� . At thie point
the City has no pla»s to �xtend water ox sanitary eew�r to serva
the property in question far the �oreseeable future. It should be
noted that � Ru�al Water Sy�tem has been canstructed in the area
to addres� pXivate wel.l contamination from the University of
Minnesota Property. The pzoperty could be served by the Rural
W�ter Sys�em at a density of one hookup per ten acres for domestic
use only. Th3.s would nat accammodate adequate water supply and
pr�ssure �o meet fire suppression needs (sprinkler systems) .
• �SU��A���I�'� OF SI`�E FOR NDUST�2IAL DEVELOPMENT
The coricept for site development includes a public street to bisect
the �ite (�orth/south) connecting access point to c.S.A.H. 42 and
C.R. 38. The site is basically flat open land which could be
�uitable a wide range of uses including indu�trial development.
F�'om a policy standpoint the Planning Commission should aonsider
. �h�� the sit� is not imutediately contiguous to other industrial
designated property. Further, the Commission should examine
whether the proposed use of the site represents an appropriate use
o� the property based upon its location.
Alt�ough the aite doe� not �but other industrial des�gnated
�rdperty it is situated near the maior industrial area of Pine Bend
. which establishes a corrido� of industrial use along State Trunk
Highway 52 in Rosemount and Tnver Grove Heights.
Ir� looking at the appropriateness of the land use the Commission
should consider the following issues:
1. That L.H. Sowles is propasing to utilize only a small
portion of the site (5 acresj and there is not currently
any interest from ather parties to development other �ot�
within an industrial park.
2. That the site may have potential to accommodate a smaller
numbex of larger uses rather than being subdivided into
five acre parcels. Th� flat topography of the site would
mak� it suitable for a use requiring a larqe building such
as � wareho�sing use. A higher use of this nature would
� hav� the potential to generate greater property tax revenue
to of�set the cost of supply essential public services.
3. Any plan fox indu�trial development should canside= the
pot�n�ia� for provision of public sanitary sewer and water.
In particular an adequate water supply will be necessary
t� meet fire suppression needs.
In light of these issues ��e commiss�an should bear in mind that
the C�ty Cou�cil at its recent goals session has determined that
among the City�s maior priorities for 1990 is to begin a maior
�ev�sian of thQ Co�pzehensive c�iae P1an includirig a thorough
Xevis�o� of Goals, �bj�ctiv�s and Policies. Among the issues that
cQu�ai� is concerned with is the prospect for additional industrial
develop�e�t �lo�g the Highway 52 corridor. Council has expressed
a conce�n th�t� the City cleaxly analyze land use policy for the
Pi�� Bend Axea to ensure that any additional develop which occurs
comple�ents the existirig industrial comp2ex without adding to
existing environmental concerns present in the area. Council is
a��o ao�cerAed that the City in its land use policies ensures that
the Value o� praperty well suited for clean industrial development
is recogn�zed and mai»tained to promote high property values and
attrac� additio�al investment to the area.
S�',}�� �ECOMME�iDATTON
����� r�caant��c�� that th� Planninq Com�aisaion reaommen4 to City
CQu�►ai�. tbat aons�id�ratioa of the L.�. eawias comprehen�ive c3uide
�'lo�► Ala�i�QmeA� Appliv�tion be de�+arred until the city ha�► aampleted
• r�vi+�ion a! th� Qo�le, Poliaie� �nd obieotives ot the Coarprehe�sive
a�1�dA i'loA. The City Council has established a target date of July
1�91 for this project. It is the opinion of staff that allowing
aA expansion of the induatrial land use designation to include the
L.�I. Sowles/Dunn Property represents a major land use policy change
at�d �ec�uire� c�ose scrutiny by the City. "
Tha property proposed for redesignatiori from Agriculture to General
Industrial may wall be suitable for industrial development; but,
the City should thoroughly evaluate the need for public services
artd the �narket for industrial development before acting to
redesignate ta avoid lo�g term costs of after-the-fact utility
ins�ailation,
. � . City of Rosemount N°:
�OMPRENENSIVE GUiDE PLAN AMENDMENT APPLICATtON
Date:
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Appiicant 2 �r� T /fS �� / Phone: J � ���
Address• 2- � < �l� _ � � L_ S' ,�
STATUS OF APPI.ICANT:
Owner "�� �uyer Lessee OTHER: �
, 1.00ATION; I.ot�� Block . A�dc�itipn
. � . .. . � rR S��� ..
Stre�t t�ddcess•
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Met�S & HouuAs Descriptian At��chFd: ��t.� -r..�/�!/,�,7'�
Su�rvey or Plot Plan Attachedc �i�"'�l�" �d7"�
Presently pesigqated: t�G%f.�(�� %G��-A'� ,
, Propased Uesign�tiop:��i�/,Z�.S 7"�!�'�-("� 'C-�
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REASON FQR R� UEST:
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Signature af Applieant
FOR n�FICE USE ON[.Y
. � � _�
Applicatioa received bY: ��C��j ��'�.,l,.,.-o�C Date: ���'�
FGe: � �aa �� How Paid: �5�,�r�trl� Dete: �/fr.�,(�l�
Planniag C�mmissioa Actian;
Date:
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GQt�!L':TITY DEVELOPi�:iT GOALS 'i :
i. A balaaced aad dlverse communitp vh�.ch is ab2e to provi.de Area. it is intended that this a=ea acco�mudatg urban deasities � (
aeeded living, �orking, shoPP�B. PiaY�ng. laarniag and vith loe stzes tlsat raqui=a aad in Cnzn can supPort a full range ,
culcural opportuatties for its people. of urbs�n ssrvicsa iacluding public utilicies. It is m araa which �� l
ua
£ocvses at downtown Bosamounc, the doainaot coaaimit� raufl i �
2. Pra�aarvaCioa of natural and critical �vi.romm�tal, soen3c and �velap�ent �y h�a�t������e;�.�°j°C � ��n I
opea space resaurces.
3. 8etention of 8osemount•s "small tot+n charactar". .
The �nral Service Ares is mt Sateaded to be provided aith the
� full saage of urban sarvices priax to 1940 primaril� because the
4. Controlled growch with a minim� of urban spravl. tocal de�and fot urban development caa be met vore efficient.iy and ;
econosically withia tt� IIrban Sar�►ice Assa. This atea, conaisting i
5. Yev commerce and industry, n�a+ �ploymeat opportunttias and a of the 2U00 Qrban Servics area, ABriculcnral Area. �ura2 �
sote div�s9lfied taz bass. Resideatial Area, liississippi River Critical A�cea. 1�.tversity of
�inneaata aad Pias Bend Sadnstria.i area, Ls inceaded to tecaive i
b: Preservation of agricu2tural Iands aad the psrpecuation of cos- all. �tia2 Public aervicas enccapt sew�es aad suter facilities.
�ercial agricaLtural production. 'Lhrovgh I990, che I�ra3 ServSce Area is iacended W accowaodate I ;
on],p large lot Iov d�eas2ty residaatial aad ocher deve.�opmenc thac �
7. A strong dowacas� Rose�unt wti:Lch serves as th� do�inant caa�- � P�Psr1P meet utilit9 oe�da �sics. . ' '
municy .recail ceacar. . . �ty Dev�lopmeat Policies �
�
8. Qaalicy residential environmeats and housia8_ aPPortvaitiea £or �
people of a13. ag� and income groups. It sisall b� the polic�► of the Ctty to: i
� 1, Baquirs all ao�agr3cuLturai develop�+eats withia t5e i990
9. A balanced and sft`icieat transporcation aet�rork. Qrbaa Service bouadarY co coanect w cha public smwer and
i0. �ldequate and afgordable public �rvfcss and facilicies ra�tsr syatams �ea s�rvicaa bscoes arailable.
Cracreation, 3�ospitals, ucillties, protective, ecc.) Go aeec
the public health, a�aifare and safecp aesds of a grovinB i�P�" 2. Sstand no Qnb.tic sraitarY �ewer aad aaur sszvices ineo th�
. �vra1 Servica Area ptior to 1990.
lation. .
il. Efficieat devalo�aa�t pattarns s�i.ch foatar the c+oaservstian 3- Allo4 a8ri��1�� ��°iti'es =° °°°d�u° `�'t� � IIrbaa
ot eaergy casaurces.
Ses+ic� Ares dariag tth� period I980 co L990.
CdI4tOrTITY DE9ELOPtffiP't CONCEPT 4. A13os san�.ta�ey 2andfiLLs mod snrlacs oiaia8 activisiea anly �
wi.thin the Bnsa.7. St�Cvice Ares.
Ya che iatereat of ac3sieving coaipacC gro�tlt, ninisiziag urba�
�pcavl and chw eacouragtng ef�icient developn�st pattat�a, the 5. Diasrooutage Iroag-�tasa agrica].curaL Sa�estaents dthia ths 2000
City has beea diviQsd iato tWa broad davelopatat mo+es usnad Che • Qsbaa Sarvics Ates.
IIrbaa Service Areat aad ths Rural S�rsice Area. As a freestaadiag t ia ths oo�aa�mitY. privat� a�ad Pablic,
grovch eanCer, Bosesovat can detera,iae a co�uaity Urbaa Ssrvics b• ��������t on ths aacaral �t �od
' re�is� or denY P�Pa�$ s�ers th�e Lfpact ia dezeesiaed to b�
aigniPicaac and d�tris�atal. � .
S
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INAUSTRLiI. LAND QSE PL�1.*T .
rai2 transpoctatioa systems. 'ly►picai ganeral induatrial usas includ�
Obieccinea � procesaing and heavp nanufacturing, iarge-scale tranahipmeat and
— diatributioa cencers, outdoor scorage pards and aiaiag. 0£fices and
1. 'Lo p�ovtde industrial devetopmenc in order to create dlver- ganeral co�arcisi uses are permitted only sihere clearly acessso�y to
si#ind �ployamt opportua3ties aad a 6aLaaced tax base. Che ganaral industria]. activicies.
2. To snsure that industrial dev�lopadent occurs s�h thst conflicts Although the pZan depicts genaral induatrial areas �sichia the IIrban
vith tha aaturai envitonmeat aad othar land uses a�ce s�nis*3ad. Servic� Area, it ia ths intene of che CLty to direct ali. future
n
geaeral. industrtal uses to che Pin� Head Industrial drea e4atarn
Plan Eleaenta � B�seaouat. Siace Pin� Bend is in the Bural Sersice ylrea, pablic �scer
and sewer s�rvicea vii.t oot be provided w neer geaeral industria3.
Soseaauat preseatlp has signiiicant areas of 3ndustriai d+evelop4eant, dareiopaeacs gtior ta 1990. thus. all Se�;�1. �";��� `�� �"st
as �e21 as large tracts of vacaat Iand !a iaduscrial aoning di3tziats. P@�=� P��ca/ *�hich re � es stblic tsani� sever or wate�s��ces.
Ia order to miaiaize confliccs bec��a iadvstrial activities and 8 �Y �r �
other land uses, aad to keep iadusCri�s of siailar types consolldated,
two types of SaduaLrial areas ars Qroposed aad depictsd—i.nduetrial Iadnstrial Policiea
park areas and geaeral industrial arsas.
It shall bs ths policy of che City w:
Iadustria:l Parks
� 1. 6�4uire that atL indus•tr3aL develop�ent aecnr ia a fash3.oa �d
Iadustrial park areas are intanded to sarvs light induaCrial usas as locatios so as to s3,ni.aiza or el3aiaace conflicts crLth tt�a .
aall aa geaeral. ofi'fce developaeat and suPporting ca�ereial servics oatnral eaviro�aat and othar land usea, particularly sesidec=
uses. Gaaeral2y. industrial parlcs ars developed uuder ama aingl� , tiai and recraation. .
oWasrship, bnc, in aay eveat, devalop�eat suac occur in a coordinstsd
fashioa chat demonstraces future pi�asing capability C1g applicabla): 2. Require that both propossd aad e�ciating imdmatrial developoenc
aa internal circutation syates vith 13nited access to coLtectcrs aad demonstracs to ths LYcp ies abilicy to c�p17 vich fT.S.
art�srials (and no uces,s ta residencial areas ot 1oca1 rssideacial Eavironoental Pro�'acuon d�geacy asud l�t'.� Suideli'�es for
ssrescs). high staadarda o! p�lsmaing. arehitactural aad lsndscsPinB efflnant lisicatioas, as required b}R t6+s RBDFS persic prxesa.
desiga vhich nuain consisteaC chrovghoac th+t pazic; adequats t�afi'ering
(througls the use of astrarordiasry �tba�cln aadJor effectiv�s aereeniag) 3. Bequire chac alt arsiza, induscrial wastevster trast�ent
fron adjacenc essideactal. vsaa; aad aa oatdoor starags. lypical iadua- s7at�s ba d�sigaed.. instal2ed, locatad amd inspected accordiag :
crial. park uses iacluds warehoasiag, distribution, light aotsesbly, aad to che requiresents oF tha City's Subdiviaioa Ordinancs. a� �
�rho3.esaliag as ae.LZ as otfics uses aad co�ercial. uses thae cL�tlp well as adoptsd bui.ldia8 cadss aad SJPC-40 (!lPCi)-
support, ara inc3dsatal co, or co�plea�mt ths iadusczia3 pa�ek (a•8�, �,� aad deve,Lopad
office supplies and servicas or t+e�tausaar.a that �erw e�lo�aes). 4. B,eqnirs thaz industYial parlcs be Pl.aaned. .
iaduscrial parks ars iateaded Co b� dsveloped ar�thia the Qsban Service Ln a loglcal asd visnaLly-appaal.iag faahioa, responsive boch to
Area, adjaceat to an arterial ar collactos atreat. adjaceati iand uses aad fntnr� iadnacrial park ezpaasioa a�aads. �
G�atra.L Indnacrial 5. IIndezsreit� chs aale of Indwtrial Ds�eloPaut Brenue Baods
for ae�r or espandinS iadustries it t6s Pso4osal mchib�ts or
Geaera2 iadw crial areas are e�oss resezved e:clusively far indostrias desonatrates: a) sigaificant e�►.ioy�at. b) ian�ovscivs ao�srg�
raqnir2a� Iargs sites aad/or estierior starags. The gensral indnacria.L s7lstms or consazvatioa; or c) ct� uaudaced aeed for polluc:Coa
areas ara locatsd ao as to +��*���i�s adverss �tfacts an actja�cmt Lad contral dsvic� insr.t�,r{.�..
usea aad co be wll-serv.d bg atterial roafi►aTa as asLl. as b�rga and
b. Iaitiate t3es drndo�euc at aa 3mdvatrial parfc ia th� (.YcY. .
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Planning Commisslon
REGUI,AR MEETTNG PVltNUTES • FEBRUARY l3, 1990
Pursuant to due caU and notice thereof the Regular Meeting of the Planning Commission was duly held on
February 13, 199A at 5:00 p.m, Acting Chairman Huntington called the meeting to order with membets
Hathaway, Meyer and Jacabson present. Also present was City Planner Michael Wozniak and Community
Development Director Dean Johnson.
MOT10N by Hafhaway to approve the January 23, 1990 Reguiar Meeting Minutes as printed. Second by
Meyer. Ayes 4� Nays Q
The Agenda was amended as follows: Item 46. DELETED (rescheduled to February 27, 1990 Regular
Planning Commission Meetins at request of petitioner). �
Upon receipt of a corrected draft oi the propc�sed revisions to Secti�n tQ discussio� of the Zaning C)rdinance
amendment regarding sign ordinance provisions resumed from the previous meeting. At that time several
Roseinount business representatives identified areas of concer�► 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, rihbons and pennauta as a
temporary means of advertising. Commissioner Jacobson coaveyed Councilman Wiltcox's concurrence with
theSe issues as he bad �xpressed at the previous Ptanning Commission meeting.
•�.
City Plann�r Wozniak stated that although the Sign Urdinance Committee, campris�d of City staff and City
qf Rosemount business delegates, did not reach a eonsensus on all issues, a compromise was reached with
the majority of the committee comfortable with the regulations as pcesented. Planner Wozniak furEher
explaiaed that the pyrpose for requiring the permitting of temporary signs is to assure safety in sign
instailation, to examiue whether vehicular or pedestrian safety is jeopardized, and to provide awareness to
tlie applicant of the wning ordinance dimensional standards.
Commissioner Jact>bson expressed objection to increasing the minimum dimensiona! standards oE real estate
signs to 24 square feet and, further, that the origipal standard of 22 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 foolage of residential real estate signs from 24 square feet to 6 square feet. Second by Meyer.
Community Devetopment D'uector 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 residentiat districts
w�ere larger sign;s �ay be wazranted.
Cqmmissioner Jacobsott withdrew his MOTION and Commissioner Meyer withdrew his Second.
1�OTlON by Jacobson to modify Sec4ion 10.2.7 of th� draft praposal sign ordinance to allow a maximum
of six(b) square feet fo� rssidential signs in the R-1 Aistrict; and to allow a maximum oE twelve (12) square
feet foc cesidentiat signs in the R-2, R-3 and R-4 Districts. 5econd by Meyer. Ayea: 4. Nays: 0, :
Mr. Chuck Terry, Coast-to-Coast Hardware, was in attendance and reiterated his and other business owner's
objections to sign petmit fees and the use of riUbons, banners, pennants, and strings df lights as temporary
�" signage anly. He stated that some businesses rely on this type of advertising due to obscure locadan of their
businesses.
� • Regulsr Planniag Commission Meeting Minutes
February 13� 1990
Page 't\vo
The Planning Cammission concurred that a reasonahle ccympromise had heen reached by staff and the Sign
Orclinance Committee on the use of this type of temporary signage considering the qrigina! draft prohibited
L,,,, tbem excepl when temporarily used for aon-commercial purposes.
Cammissioner Jacobson reminded those in attendance that they will have the opportunity for further input
and commea[ at a required pubtic hearing lo be scheduled by City Council.
, MOT10N by Huntington to recommend to City Council approval of Section 10 Signs for inclusion in
Ordinance B - City of Rosemount Zoning (Jrdinance. Second by Jacobson. Ayes: 4. Nays: 0.
: MOTION hy Jacabson recommending ta CUuncil cansidcration of eliminating fees for sign permils or the
. establishment of a roinimum sign permit fees necessary For compensation in offsetting administrative costs;
and, furtber, recommended Council authorize the creatiop of a list of businesses for disUibudon of the
propased Sign prdinance for their review and subsequent comment at a public hearing. Strnnd by Meyer.
Ayes: 4. Nays: O.
City Plaanec Michael Wozniak reviewed with the Commission a request from RCD Rea! Estate Partnership
for a metes and bounds division af property. The resulting 10-acre parcel is situated on the north side of
160th 5treet and east of the aew AAA Auta Salvage pro�erty. The purpose of this request is to aqow
Knutsoa Rubbish to purchase this parcel for devetapment af a rro�osed recycling center. The praperty in
quesdon is cu�rently zoned AQ Agriculture and khe proposed division is consistent with Zoning Ordiaance
f�ontage and lot are� requirements far the Agricultare District.
MOTinN 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 Woaniak discussed an application submitted by Daniel Sowles of L.H. Sowles, Inc. [ar a
Rosemount Comprehensive Guide Ptan Amendment to redesignate 55 acres from Agricultute to General
L-'� Industrial. The property is located between County Road 42 and County Road 38 just west of STH 52. The
intenl of the applicant is to subsequently subdivide the 55-acre parcel t'or industrial development.
Mr. Ed Duan, property owner, introduced llan Sowles who described his company which d�anages and
operates tower craqes used in high-rise canstcuction. The company erects steel framing on major buildings,
builds bridges aad places large equipment for industrial development. Presently, Mr. Sowles is proposing
to utiliz� only five acres of the site for equipment storage and as a maintenance facility for his busiaess.
Ip evaluat'sng the Guide Plan Amendmeol Application staff did not identify any contlict with Community
Development Goals, Objectives and Policies; however, the present guide plan does not have a provision for
e�easiot► of pubiic water and sanitary sewer to the site in question. This could become a signiCcant issue
in addressing the G�e suppression needs of futu�e industrial development. The proposed industrial subdivision
raises some imptications [egarding �re protection, streeta, potable water and lhe capacity of the Rosemount
Sewer Treatment Plant foc potential future provision of sanitary sewer.
Community DevetopuaenE pirector Dean Jahnson informed the Commission that at a City Council and staff
"goats session" the issue of indusErial development in eastern Rosemount was addressed as a priority issue.
Coacern was expressed at this session that appropciate development is accammodated in eastern Rosemount.
Aa update and revisions to the Roseraount Comp�ehensive Guide Plan is scheduled to begia this year with
auticipated compledon in June, 1991. Staff recommends deferment of any guide plan ameadments in eastern •
Ro&emount until a more ia-depth study of this area is held by Couacil, staff, Planning Commission and the
public to determine wbat uses a�e appropriate i�� tbis area.
Cammissioner Jacobson stated he felt the request was directly contrary to the guide plan objective to
pramote and encourage long-term agriculture uses of which this property has been designated. Mr.Jacobson
-� concurred with . .
stafPs recommendation to defer th'rs request until further study identifies whether industr�al
development of this site is appropriate or if lang-term agricultural use should be promoted.
. • Regular Planning Commission Meeting Minutes
Febru�ry 13, 199Q
Pi�ge Thrre
MOTION by Huntington to recommend to City Counci) that c�nsiderati�n of the L.H.Sowles Comprehensive
\✓ fiuide Plan Amendrnent application be deferred until the City has completed revision of the Goals, Policies
and Objectives of the Rosemount Comprehensive Guide Plan. Second by ,tacobson. Ayes: 4. Nays: 0.
The Planning Commission was in agreement that the designation of uses for eastern Rosemount be a priority
itera in scheduling the guide plan revisions far preliminary indication to lhe applicant for future approval ar �
disapprova) of his redesignation reyuest. !
�
Sofhcr�A};Aregale C;ompany has submittcd a Roscmount Comprehensive (;uide Pinn Amendment ap�lication
:tn recicsignate a 10-acrc parcet from AG Agriculture tn IG (�eneral lnduslrinl. This �arcel is situated
imm..diaicly east of STH 52 ancl north of C:c�unly Road 42.
Bob Solberg, property owner, stated his sand and gravel mining and bituminous paving business currently
o�erates from an 80•acre parcel south af Koch Refining. Koch ReCining has purchastd his present site and
he is teasing the praperty far three years. Mr. Solberg stated he wants to relocate his afftce and equipment
storag� to the subject 10-ac�e site. Ne �tated further that his o}aeratian dc�es not require Gre suppression,
nor are they a higb water ancf sewer uscr with �nly cix full-time emplc�yees. Mr. Solberg also stated that
the City should canside� that targe inJustries conlrol a majarity of the induslrial property with very few
industrial use parcels availahle for small industty acquisition.
Community Development Director Dean Johnson stated [hat, although this request dilfers from that of L.H. �
Sowles because it is a straight land use question, staff recommends deferment oi action. The evaluation
of Ehis request should relate to the process of lhe total revision of the Rosemount Corr�prehensive Guide '
Plan, especially in regard t� induslrial land use issues for eastern Rosem�unt. .
Commissioner Hunti�gton reiterated the Planning C`ommission rec�mmendation that eastern Rosemount land
, use be a priority ir� thc review aad �e�risi�ns of the guide plan.
�
MOTION by Jacobson recatnmending to City Council that consideration of the Solberg Aggregate Company
Comprehensive Guide Plan Amendment application he deferred until the City has com�leted revision of the
Goals, Policies and Objectives of lhe Rosemount Comprehensive Guide Plan. Second by Hathaway. Ayes:
4. Nays: O,
Commissioner Jacobson apprised the Commission of a public hearing which was betd February 12th
regarding the Dakota� County incinerator issue. Ne stated that the Ciry of Rosemaunt should consider the �
objectives of our community in which the Rosemount Comprehensive Ciuide P{an promotes the continuation •
of the University property as being consistent with agricultural uses and that the use of the University
properry as an incinerator site represents a significant deviation from that objective,
MOT[nN by Nathaway ta adjourn. Second by Huntin�ton. There l�eing no further business to come before
this Commission and upon unanim�us decisicm this meeting was adjourned at ?:15 p.m.
Respectfully submitted�
Dc�nna Quintus
Recording Secretary
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sUI1.01NG R�PUTATIQNS
'. 'tough jobs, du►�e euccessfully, are Il�e klnds af jobs U��t
caa it�ake reputatlnna. Wl�at Sc�wles dces best are the � � � `
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Ic►uhh jubs-�fone rl�ht, on time �nd an budKrt. '.. .. '
W�: ��i���t �1����1 f�an�inh ui► m��ur buil�li��hx, buil�i bri�l};��5 Ovtr,O yt�rs ol hlrl�g,
allti �iiC� �af t; ��UI ment tu� iiidustrlal ��aqlS. Wi' inst�ll Irsining,promoUng and r�ialning
N �i � � � workers has led Sowles Io bavo
CCII1fU[CeqlEll�Ih1C&alla�OS�-tet1SI011111�Stl'dll�S 111 COi'tCcet�, tht best skilled,union craftsmen
In the business.
a���1 erect mekal waRl panels,curtain walls,a�chitectural and
strurtural �rc�ast ca��crela. W� wc�rk Un smaller t�uil�iin�;s
tc�, where bdieaulrs are challenging aiid ��uality wurk-
maiisbip vital. �
What we �10, w� do well. Ou� experienced managers aii�1
crew�, suppo�ted by a contlnuing majoc liives►ment Iii tl�e
b�st equi�n►eiit availablQ, hav� praven us out. An�i au�
customer� k��aw it. So, �io tnatter what alze j�� you have,
we ca�l do It, and du It weU, We have � re�utatiun ta
pcQtect:Yuura. � ,
A, BRI�f NISTORY
In 1933 the Waylander-Petecson Company was founded.
1 iiat fir�Yt built a solid reputatio�� 1�� the st�el erection busl-
�Qss. In th� yeac� f�Uawi��g Wadd War lt the firm under-
. went uw4�ecsblp �hange$, relocated l�t another state and
' eventually dissolved. But out of that experience came Larry •
�owlee, whq I+�u��ch�d hla own �rm i►� 19b1. H� lnvlted
severat aih�ro, wha had worked wlth htni slnce 194b at the
fu�mer ca�npany, to join liim.
�ene�Itii�g f�om Ihe cansiderable ex�ectence of this origina!
graup, Sowl�s ha� grown and praspered. ta the mid-60s,
L.arcy Sawle� o��,ai�ized two affillalecl firms:
The No�thwest Tuwer Crajiea company, wl�tch leasea
aqd �ervic�$ a lar�e tleet of tower cra�ies and related
equlpnient.
� And the Vailey �uil�iiiig Prac�ucta Conipany, which sells " '� •"
I�f I� �u:�li1 �rchitcrtural n��tal curt�inwalls ���d rex�fs fc►r w���n hsndl��M sm�IN�1 to th�
� � Y laryesl�obi rnd hei you solva the
commercial, industrial and institutjonal buitdiii a, b0111 dlf11cu1/onos,w�a�ov�<<na
g pro oct,with our wldo�anyo ol
; new ana retrofitted. They represei�t l�l. H. lt�bectsoa s�aU•of•th�•irt�qulpment.
Con�pany, witli whom theywe worked since 1966. 1'heir
pco��cts range froilt saiall pe��lhous�s lu "siagle s�urce" ,
Nx►�riurs fur l�u'tidings. .
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. ��•� Headquartered in Minnea�alis, Minnesoia, Sowles has
�, offices in t3illings, Muntana, ai�d Bremerton, W�shington.
Our prlmary arrvlce 2re� !s the UNper Midwest, lntec-
� moun�ain and Paci6c Northwest trade areas. We have aiso
Esdm�ta wy SO%of�h� worked rni majc�r projects In Michigan,
ikuclural s1o�1 u�od In th�U.S.Is �lofid�, Texas,
rpbsti Accurit�plu�moo�of r�ba� West Virgi�iia, Nevada, Arizona and other �arts of the
ind cu�iul h+ndiMy of
past•1�nslonlnQ wo�k aa iwo uf United States. •
minY forvlcaa w�off��.
THE DIFFERENCE IS PEOPLE
• � � � � y�� t 5owle9 ia uniqi�e in lts depth of higl�ly experienced �eople.
{, From awner� and operatic�i�s managers, field supervisors,
� cra4ie aperatora and lronwarkers, our skitled, well-sea-
� •,. saned people can tackle whatever comes oi�r way. We
�� . make sure t�ns af stn�cturai steel arrive on a crowded
, � � ' dow��town site at the preclse time needed. We schedule
�
'� y and Nlace the carrect steel piece in the most efficient
� ��'�' �ec�uence. Aitd we ease inta place, boit aiid weld steel
beams so they're done rlght the first time. Amang our staff
Is a care group of managers and supervisars who have
warked closely tc�gether sii�ce 194fi. 7'hat exE�erience ��se
truly n�kea a �iifference,
THE A�It,ITY TO NANDIE
. CHALIENGiNG 1085, TH� CAPACITY
� TO HANDLE THE IARGEST
Sowles brings experlenced people and specialized equip-
� �� ment as �eeded ta each challe�iginR j�b. We have the
so�iu a.�.�K�•a�.py��y� inan»wer and e�ui�ment tU handte ti�e l�i� jobs, com-
�nd huvy�trucwt�l�tt�i�ob� f j E
Mhrouphoui thi couoiry uNl:in�, letin them efficlentl a��d an scitieciute. And we have s
;��Iw�yt,our most hiphly � $ y pe-
skiU�d u�itspooplo. cial expertise in l�andling atruckural steet, ret�r, post-teii-
sioning, e��uipmel�t setting and i�istallakion, millwrlght
` �� ��� '; ; i� work, boilermaker work and pipefitting. !n adclition, we
' � _' � tharougt�ly understai�d induatrial matntenance, repalr and
� '����, retro�t o eratlans. Bondin is no
; � • � p g }�rohlem, thanks to
�, :.; S�wles' financial cap�city ancl perfora�ance track recard.
, ,.�;.}
COMMITTED TO THE BEST EQUtPMENT
' '� Sowles and its af6liate, Northwest Tawer Cranes, maintain
'` � a cantlnuing Investment in state-af-the-art cranes, rigging,
' - auxiliary buoms a��d jibs, and custom-designed kcx�is fn
t►rcier to uphuld ite IeAding ed�e positlan. We have tlie
�b��Obi M�t�mplay�M hlpb��� e�ul ment nee�led far the til "�icks,•• such as Manit��woc
atandard�ol iabty ir�ol�on th� � � 8 �
Isa�•�i p,oduc�ioa�ob�wI�A�h� A�tic1 American crawler Cranes. We've clevised s ecial rr��ties
lawesl uvuail co:q.Sowit�taktt �
Ih�utmof�uf��y prec�utions .��t�1 nt�chi�te�'y (or uur wurk u��lk��};es, in minrs, in u�H���r
with tv�ry�ob. �
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planls and nuuiicipal incineralors. Anc1 it's not unusual for — �' �
auc crews t4 use hetico ters when these rave to be ►he ��'�-..�
p p �,: .a..
�itost Nractical ittethcxi to lift load�. � •
Nactliwest Tuw�r C�anes servires appruxin�ately 5� tower �–�--- � �--�-�+
craiies regutarly and owns il�are than 30 outright. The � �� �
Thit�ward-wlnolny building
$awle� �leet inclydes ccawle�, truck, hydr�ulic and tawe� udNtes a sophlsUc�ied wrtainwell
cranes, �11C�Ut�l/l 60111e �11 �1 Ca BCIt crawler-mo�u�te�1 system that was tumishod pnd
� � � y ereuad by Sowl�s,Wa malntaln
lowec cra�i�� �nd derrtcks. �1 curcenE, COql�let8 �lSt Of our teading�dye by keepiny up
with new products�nd
eyuipn�e�it a��d capabilitles ie availabte on reyuest. wnstrucUon proctisof.
A 5AFETY PRQGRAM THAl' WURKS
Huisll�ig with blg cranes and the otlier tasks we da are
defi�tiil�ly ha�arduu�. IN� k��aw tl�at. Accid���ts ��c�t only
affect �o�le, Ihey��ffect costs a�►d 1!i»�: Our strong s��Fety
prograq� tfe�efit� you i�cause a« acctdeiit-free jc3b is a
betl�:r Jab. Wi�hav�a full�1n��safety director and a wrltten
safety �ollcy. 1N� trai�i ous warker� In eafe cot�struction
pracllc��, aad o��ly tully txained workers ace employed to
da bazar�ic�u�task�,As a cesult,our wa,rkera compensatian
ex�rieiice factar Is bettec tlian th�ave�age foc our occupa-
IIUq�! C11�S@$.
MAKING IT BETTER, � �
CQMpIETiN� tT SOONER�
SAVING Y4U MONEY
. � 1NeYe i�ot a design �irm, bul pur on-staff structural and
�»�chantcal e�tginee�s ca��anatyze a cumplex jab and �•ecom-
��t4ad the b��t way lu du lt.
Sowles has tlie nia�i}wwer, ec�uipn�ent and financial re-
�ou�+ces to cai�plete your job��uickiy.
A (eature article i�i the july 22, 1982 F.�igltieecing News
• Iji�eecc�rd t�lls how Sowles devl�d a monaratl hol�ting
�ystetl� tu �peed up li�staUailon on tlle Multlfc�c�s Tuwer � +-• - �1: ;
I�i dow�itown Mliu�eapotia. Radio-c�ntcolted wiaches cir-
cll��g the 52•story tawer eased 3Q•foot wide, nine ton
�reG1S1 Cr�I1C�ele exlrriul� �atiels Il�to NI1c� s�lvin� cc�1�s1�1- " ' '
e�able time. . SowlQs not oni�orats a buildfny
Dul mclosei t,In th�process
p�orldlny totsl constructlon
Sawies conlrals casts by knowin� c�sts� W� d0 011�(1Jllg fsrvic�s io campltte tho�ob In•
Umoly msnner so floishinp
compute�a�ialy�is af past job� ta keep aur estin�ates accu- contracton c�n do thrir Jub Insldo.
�ale. INa ca�t prc�uce the lowest end cost for you because
we do it rl�;ht Ihe fi�st time. By careful planning and by �
�il; �i�tici'�aUng �ru�lems, we �ive you 1h� best service fur
your mu�»y.
��` .
We i�ivite you to review past projects. You'll see how we
ap}�ly c�ur expertise creatively to m�ke your job better, to
' cum��lcle it f�ster or to save cc�sts.
' r' A TRADITION OF INTEGRITY
. ..�
.,
AND QUALITY
� ' 1,. !I. Suw1��R Cump�ny I��a itw nx�lx ln Minnesutn whrrc
�
� business integrity and c�uality canstruction are a stro�ig
` • 'j
tradition.
Intrgrity !s lm�rtant to us. W� prefer a atrafAhtfurward,
,�oud faith approach ln buslness dealings. We wlfl not bici
; a pro)ect we feel ls unsafe or Improperly designed. INe'il
� ga out of aur way to make sure a job Is the best it can be, •
Our�tienYs interests come first.
• Quality and accuracy are particularly vItal on the kinds of
projecta we Eackie becauae we often build the basic struc-
` . ,., ' tural frame. Steel and precast ececting, post-tensioning,
ipwl��i#�I��d�r In Ins4a11at1on� major "plcks" wlth huge cranes — all must be done right
• mplMto#�tct�nd upyr�dlny�oi the firsk time. Llke the surgeon's work, errors can't be
be+vy Indw�Irl�l pl�ots�n0 h�i th�
+bGlty 4o A�ndl��11�yp�s ol toleratec�,
Mst�AaUw�i on Induiul+i jobs.
MEETING CAPABILITIES
Y O U R N E E D S Skructural steet erection
if you have a challenging Steel decking flaor systems
Nroject that must be done ��ar and post-tension
right, o�i tlme a�id on bud- tnstallati�n
`� � get, Icaok tu Sawlea, Calt or �'recast lnstailation
Equipment setfing,
write. Let us knuw your lnstaliation and start-up
�eed9. INe Want to protect lndustrlal mpintenance,
�� yaur reputatlon, repair and retrofit
Crane rent�ils, leases, and
[.. H. Sowles Compa�y repairs
2813 Bryai�t Ave�iue South Melal archlte�tucal wall and •
Mi�ineapalis, MN 55408 roof systema
� � (612) $72-9656 Architecturat curtain walls
� and skytights ,
� FAX (bl2) 872-6824 Platework
_ ., ,.. ..
�F 1198 First Avenue Narth Conveyur lnstallations
. Sowl�s hss th��quipm�ot
� �od p�opl�to tackb/h�huvlul Bi1Un�8 M'f 591U1
� *nd most dif Ilcup`rl qinp' ' C R A f'f S
�. �nd placomont ju�s. (9(16) 248-4361
FAX (9U6) 29f3-833i? trc►nwarkers ;
� Bollermakera �
, 830 Pacific Avenue Millwrights
!'.O, liux 91 LN Sheet Metalwarkers �
Bremerton, WA 98312 Pipefitters '
(2(Xi) 979-7311� U��entfng engineers (
FAX (2Q6j 373-8293 Teamsters .
�