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Planning commission recommends against rezone for Whistle Creek site proposed by Simplot
Summary
The Scottsbluff Planning Commission voted to recommend against rezoning 22 acres in the Whistle Creek Subdivision from C‑3 (heavy commercial) to M‑1 (light manufacturing), a change proposed to accommodate fertilizer mixing and storage by Simplot. Residents and nearby businesses raised air, water and land‑use concerns during a public hearing.
The Scottsbluff Planning Commission voted to make a negative recommendation to the City Council on a proposal to rezone Blocks 2 and 4 of Whistle Creek Subdivision from C‑3 (heavy commercial) to M‑1 (light manufacturing), a move Simplot representatives said would allow fertilizer mixing and storage at the site.
The rezone was requested for a roughly 22‑acre parcel located west of the city limits near U.S. Highway 26 and Nebraska Highway 92. Planning staff said the property lacks nearby water, sewer and stormwater mains — “they're hundreds of feet away” — and noted the proposed M‑1 zone does not align with the city’s future land‑use designation of automobile commercial. Staff recommended a negative recommendation to council because the rezone conflicts with the comprehensive plan and “beautification of the city's entryways.”
Simplot representative Clint McQuiston told the commission the company needs room to expand and that operations at the proposed site “would not be doing anything on the new site that we wouldn't be doing at our current site.” He said the location would reduce heavy truck traffic through town by providing easier access to the highway.
Several nearby property owners and business operators objected, citing potential air and water impacts and the parcel’s visibility from Highway 26. Jane Moran, owner of Jane's Greenhouse, said she has experienced past chemical and soil incidents on adjacent land and warned that manufacturing uses can affect groundwater and greenhouse operations: “So I'm concerned about air quality and I'm concerned about the water quality.” Lee Panay, who said his family owns farm ground across Highway 26 and that he served 21 years with the Scottsbluff Police Department, said he viewed the area as more appropriate for retail and commercial growth than industrial uses.
Planning staff also flagged likely infrastructure needs, including water, sewer and stormwater extensions and potential additional streets, and said the city would likely request annexation if development proceeded near the corporate limits. The staff report noted Block 4 is contiguous to the corporate limits and that easements and lot consolidations would be required for development.
After public comment, Commissioner motioned and the commission voted to make a negative recommendation to the City Council. The motion passed; the commission's recommendation will go to the council for a final decision.
The commission’s staff report and members emphasized the conflict between the proposed zone and the comprehensive plan’s future land‑use designation and the practical infrastructure limitations at the site.
