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HomeMy WebLinkAbout6.g. Feed Products North, LLC Planned Unit Development Final Site and Building Plan, Case 11-28-FDP4 ROSEMOUNT EXECUTIVE SUMMARY CITY COUNCIL City Council Meeting Date: October 18, 2011 AGENDA ITEM: Case 11- 28 -FDP; Feed Products North, AGENDA SECTION: LLC Planned Unit Development Final Site Consent and Building Plan. PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. (0-61- ATTACHMENTS: Site Map; Resolution; Planned Unit APPROVtD BY: Development Agreement; Proposed Dome Site Plan; Grading, Drainage and Erosion Control Plan; Landscape Plan; Proposed Dome Section; Dome Technology Diagram; Excerpt from the Draft September 27 Planning Commission Meeting Minutes; City Engineer's Memorandum dated October 12. RECOMMENDED ACTION: Motion to Adopt a Resolution approving the Planned Unit Development (PUD) Final Site and Building Plan for Feed products North, LLC. Motion to approve the Planned Unit Development Final Site and Building Plan agreement for Feed Products North, LLC and authorize the Mayor and City Clerk to enter into the Agreement. ISSUE Feed Products North, Inc. has purchased approximately 25 acres of the former Continental Nitrogen Resources (CNR) property located on the southeast corner of US Highway 52 and MN Highway 55. Feed Products wholesales fertilizer and repackages fertilizer and soil additives for retail sale. Feed Products purchased three buildings from CNR and is proposing to construct a concrete dome for additional fertilizer storage. The proposed dome location is in the southeast corner of their site and is within 300 foot setback required in the HI: Heavy Industrial zone. Feed Products is requesting a planned unit development (PUD) which would include reduced south and east setbacks to allow for the dome construction. SEPTEMBER 27 PLANNING COMMISSION MEETING The Planning Commission conducted a public hearing during their September 27 meeting. No residents were present to speak at the public hearing. The Planning Commission discussed three topics: explosion hazards, dust control, and stormwater management. Staff and the applicant explained the ammonium sulfate being stored on site is not explosive, while ammonium nitrate (which will not be store at the site) is explosive. Staff and the applicant explained that dust could be generated in the processing when material is dumped out the bottom of the train car onto the conveyor or when it is dumped from the hopper into the truck. The applicant explained that this transport system is an improvement over the existing storage in the A- frame where dust is generated by the front -end loader moving the product or the wind blowing through the A- frame. Staff explained that a number of the stormwater issues result from the new property line that do not follow the drainage boundaries and staff is working with the neighbors (Yocum and Hawkins) to address all parties' stormwater issues. , The Planning Commission unanimously recommended approval of the PUD for Feed Products. BACKGROUND Feed Products has purchased approximately 25 acres of property from CNR that contains an 81,684 square foot A -frame storage building, a 64,838 square foot packaging and warehouse building, and a 10,687 square foot storage building. Feed Products wholesales fertilizer and repackages fertilizer and soil additives for retail sale. The site is approximately 1,000 feet wide by 1,300 feet deep which is generally the eastern third of the former CNR site. While the site has about 750 feet of frontage on MN Highway 55, they do not have a direct access onto the highway. The access to the site is through the Hawkins property to the west. A dedicated access to Feed Products to the frontage road between US Highway 52 and MN Highway 55 will be constructed with the development of the Hawkins site. There is a rail line that runs east to west between the A -frame and the other two buildings. The Feed Products site was not created by a City plat approval, but was instead created through a platting exception in the State Statute that allows the splitting of industrial property without City approval if the resulting properties are larger than 5 acres in size. Because the property was created through this platting exemption, setbacks for structures could not be addressed during the plat. Feed Products is requesting a planned unit development to relax the setback requirements on the south and east property lines to allow for the construction of a 188 foot diameter by 53 foot tall fertilizer storage dome. The rail loading conveyor structure on top of the dome will be 65 feet tall and the truck loading conveyor will be 75 feet tall. The north property line is MN Highway 55, the west property is shared with Hawkins and Rosemount Distribution (Yocum Oil); both similar heavy industrial uses. The property line to the east is shared with the former Flint Hills acid plant and is currently occupied by a rail car repair business and an interim asphalt plant. Because of the three adjoining uses, staff does not believe there would be any adverse impact in reducing the south and east setbacks to 75 feet for all structures under 250 feet tall. For the purposes of the Zoning Code, this storage dome will be classified as a storage structure similar to a tank because it will not have employees normally working within it and would only contain a single product. Surrounding Land Uses: North: Heavy Industrial East: General Industrial South: Heavy Industrial West: Heavy Industrial Existing Zoning District: HI: Heavy Industrial Proposed Zoning District: HI: Heavy Industrial Planned Unit Development Required Setbacks: Structures up to 35 feet talk 75 feet Buildings up to 50 feet and Tanks 35 feet and below: 150 feet Structures up to 250 feet tall 300 feet Proposed South and East Setbacks for All Structures (250 feet and under): 75 feet 6i SUMMARY Dome Design The proposed dome is made of cast in place concrete with a covering of insulation and a fabric cover. The dome is 188 feet in diameter and 56 feet tall. The proposed location of the dome would be 135 feet from the east property line and 82 feet from the south property line. The code requirement for a storage structure over 35 feet in height is 300 feet. The applicant is requesting a planned unit development to allow deviation from these setback requirements. Staff has recommended a condition that would allow a 75 foot setback from the south and the east property line for all building and structures up to 35 feet in height, including tanks. Since the dome is a storage structure similar to a tank and does not meet the Code definition of a building, then the dome does not need to address the building material standards of the ordinance. The concrete dome would have met the masonry requirement of the Code, but would not meet the facade variation requirements. Mechanical Equipment The proposed dome would be supported by two mechanical conveyors. A 65 foot tall conveyor would carry incoming product from the rail car into the dome. A 75 foot tall conveyor will transport the outgoing product from the dome to semi - trailers. Both structures would need the same setback deviation proposed for the dome. Landscaping and Tree Preservation Feed Products has proposed the installation of 56 deciduous trees along the north side of their new access road spaced at a minimum of 50 feet apart. Staff believes that this would be the best location for providing screening, but 26 of the 56 trees would be located on the Hawkins property. The Feed Products frontage on MN Hwy 55 is will landscaped and moving the 26 trees onto the Feed Products property would not improve the screening. Staff is recommending the approval of the landscaping the locations proposed provided that Hawkins provide a letter that they are supportive of the landscaping on their property and accept the maintenance and replacement responsibilities for the next three years. Landscaping Requirement Development Area Standard I Requirement 165,486 S . Ft. 1 1 Tree /3,000 S . Ft. 156 Trees Access and Drives Access to the site comes through the Hawkins site. The existing drive north of the rail line is paved with bituminous without curbing. The drive south of the rail line to the A -frame is gravel. To bring the site into compliance, the new access drive will need to paved and curbed to the site through Hawkins and pave and curb the gravel area that the trucks would use associated with the dome. The proposed plan paves the area between the rail line on the north, the A -frame on the south, the A- frame load out on the west, and the dome load out on the east. This design installs a hammer head turn around for both the A -frame and Dome load outs. The plan proposes curbing around the entire hammerhead with catch basins on the south side to collect the storm water. 3 Utilities Feed Products has constructed a direct connection to the water trunk line along MN Highway 55 this summer. Sanitary sewer will be extended to the Feed Products property line during the Hawkins development. City Code requires that Feed Products hook up to this sewer line within ten years. The stormwater system for the new access road and storage dome is shown on the plans and some comments on those ponds are contained within the City Engineer's memorandum. The applicant will need to work with the City to address issues that will result during the construction of their access road through Hawkins and issues that arise from shared drainage areas with Hawkins and Rosemount Distribution. RECOMMENDATION Staff has prepared a recommendation of approval for the PUD and the PUD agreement. 4 m co (D o ~ y.r C O T a) C6 C 4ai N N C N :,O co =I a) — - to ca O. U C E - O CU v 00 w a) = O a. -C °' - 0 cn a > 0 44 O p cv a)Q g- a 0-D co. - U) — N .T C N � Q= ` M u p a f6 t1 O @ L) •N a) IF r k J.. J f �• � i+ X4,5 It - �' y ' _• �. - .. d .t 4O C ' rJo •/ .Ar.3 l � of �� , t.�£`' • E'.- ,� 7- .. s q '' r _ y ,. � - i / • -. � • `v�.- fir-- -� �f 1 . ir cl `� .��. a.� 1 k ill .- �•. •• ' `?7•+i?kTw CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2011 - A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD) FINAL SITE AND BUILDING PLAN FOR FEED PRODUCTS NORTH, LLC. WHEREAS, the Community Development Department of the City of Rosemount received an application from Feed Products North, LLC requesting a planned unit development (PUD) final site and building plan concerning property legally described as: That part of the N' /a of Section 19, Township 115, Range 18, and the S' 12 of Section 1, Township 115, Range 18, all in Dakota County, Minnesota, described as follows: Commencing at the SE comer of the NE' /4 of the NW' /a of said Section 19; thence N, along the N -S center line of said Section 19, to a point of beginning which is 2929.96' N of the N ROW line of the Chicago and North Western Railway, (said ROW line is 200'N of the center line of track in place), measured along said N -S center line; thence deflect to the right 26 0 24'10" a distance of 476.29'; thence deflect to the left 90 °00' 00" to a distance of 113.17% thence NEly through a point on the N line of said Section 19, said point being 318.23'E of the NE corner of the NE' /a of the NW' /a of said Section 19 to a point which is 150' Sally from and at right angles to the center line of State Trunk Highway No. 55; thence deflect to the left 90 0 00' 00" along a line which is 150' SWly from and at right angles to the center line of said State Trunk Highway, a distance of 743.10'; thence deflect left 90 ° 00'00 ", a distance of 810.50'; thence deflects to the right 90 ° 00'00" a distance of 175.40'; thence deflect to the left 90 ° 00'00" a distance of 684.26'; thence deflect to the left 26 0 24'30" a distance of 425.13' to said N -S center line of said Section 19; thence N, along said N -S center line of said 19, a distance of 75.00' to the point of beginning. WHEREAS, on September 27, 2011, the Planning Commission of the City of Rosemount held a public hearing and reviewed the requested application; and WHEREAS, on September 27, 2011, the Planning Commission recommended approval of the requested applications, subject to conditions; and WHEREAS, on October 18, 2011, the City Council of the City of Rosemount reviewed the Planning Commission's recommendations. NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby approves the planned unit development (PUD) final site and building plan of Feed products North, LLC, subject to: 1. The setback to the south property line and the east property line for structures less than 250 feet tall shall be 75 feet. 2. Feed products shall received written permission from Hawkins, Inc. to place 26 trees on their property and accept three years of maintenance and replacement responsibility. 3. Compliance with the Conditions within the City Engineer's Memorandum dated October 12, 2011. RESOLUTION 2011- ADOPTED this 18` day of October, 2011, by the City Council of the City of Rosemount. William H. Droste, Mayor ATTEST: Amy Domeier, City Clerk DECLARATION OF COVENANTS AND RESTRICTIONS FEED PRODUCTS NORTH, LLC FINAL SITE AND BUILDING PLAN PLANNED UNIT DEVELOPMENT AGREEMENT THIS DECLARATION made this 18 day of October, 2011, by Origin To Destination LLC, dba Feed Products North, LLC (hereinafter referred to as the "Declarant "); WHEREAS, Declarant is the owner of the real property as described on Attachment One, attached hereto and hereby made a part hereof (hereinafter collectively referred to as the "Subject Property "); and WHEREAS, the Subject Property is subject to certain zoning and land use restrictions imposed by the City of Rosemount (hereinafter referred to as the "City ") in connection with the approval of an application for a master development plan planned unit development for a residential development on the Subject Property; and WHEREAS, the City has approved such development on the basis of the determination by the City Council of the City that such development is acceptable only by reason of the details of the development proposed and the unique land use characteristics of the proposed use of the Subject Property; and that but for the details of the development proposed and the unique land use characteristics of such proposed use, the master development plan planned unit development would not have been approved; and WHEREAS, as a condition of approval of the master development plan planned unit development, the City has required the execution and filing of this Declaration of Covenants, Conditions and Restrictions (hereinafter the "Declaration "); and WHEREAS, to secure the benefits and advantages of approval of such planned unit development, Declarant desires to subject the Subject Property to the terms hereof. NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions, hereinafter set forth. 1. The use and development of the Subject Property shall conform to the following documents, plans and drawings: a. City Resolution No. 2011 -xx, Attachment Two b. Proposed Dome Site Plan, Attachment Three C. Grading, Drainage and Erosion Control Plan, Attachment Four d. Landscape Plan, Attachment Five all of which attachments are copies of original documents on file with the City and are made a part hereof. 2. The Subject Property may only be developed and used in accordance with Paragraph 1 of this Declaration unless the owner first secures approval by the City Council of an amendment to the planned unit development plan or a rezoning to a zoning classification that permits such other development and use. 3. In connection with the approval of development of the Subject Property, the following deviations from City Zoning or Subdivision Code provisions were approved: 2 a. Section 11- 4 -16 -1 F. 5. HI Minimum Setback: The minimum setback to the project south and project east property lines shall be 75 feet for all buildings and structures less than 250 feet in height. The project west (Hawkins) and project north (Minnesota Highway 55) setbacks shall comply with the HI: Heavy Industrial Zoning District. In all other respects the use and development of the Subject Property shall conform to the requirements of the Paragraph 1 of this Declaration and the City Code of Ordinances. 4. The obligations and restrictions of this Declaration run with the land of the Subject Property and shall be enforceable against the Declarant, its successors and assigns, by the City of Rosemount acting through its City Council. This Declaration may be amended from time to time by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said amendment. IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. DECLARANT ORIGIN TO DESTINATION LLC Dba Feed Products North, LLC :1 Its 3 STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this _ day of , 2011, by , the , for and on behalf of a by and on behalf of said Notary Public THIS INSTRUMENT WAS DRAFTED BY: CITY OF ROSEMOUNT 2875 145 STREET WEST ROSEMOUNT, MN 55068 651- 423 -4411 4 { �1 ! t ! t � i! S 1' 1• j I! jlll�llij 1 1 1 � i pl { I Il + jl =1.�II,,L;i6 �•� 1 ! 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Feed Products Planned Unit Development Final Development Plan and Lot Split (11- 28 -FDP). Senior Planner Zweber stated that Feed Products North, Inc., located at 13095 Courthouse Blvd, is proposing to construct an 88 foot radius concrete dome to store fertilizer. Feed Products is requesting a planned unit development (PUD) to deviate from the 300 foot setback standards to locate the dome a minim of 75 feet from the south and east property lines. The public hearing for this item was opened at the August 23, 2011, meeting and continued to allow Feed Products to submit complete plans. Mr. Zweber reviewed the staff report and the applicant's plans. Applicant was present but did not speak. The public hearing was re- opened at 6:47p.m. There were no public comments. MOTION by Irving to close the public hearing. Second by Demuth. Ayes: 7. Nays: None. Motion approved. Public hearing was closed at 6:48p.m. Commissioner DiNella asked if there was any concern about the explosive dangers of ammonium sulfate. Mr. Zweber responded that ammonium nitrate is the chemical used in explosives and that ammonium sulfate is relatively safe. He further stated that staff has discussed it with the fire marshal and he does not have any issues. Commissioner Miller asked what steps were taken for dust suppression and whether or not there will be any monitoring of the site. Mr. Zweber stated that the unloading would be done through the bottom of railcars, the loading through a hopper right into the trucks and the dome is completely sealed off, so he is unaware of any other technology that would further prevent dust from escaping. He further stated that there have not been any discussions regarding monitoring the site for dust suppression. Chairperson Powell invited the applicant to address the questions asked by the Commissioners. Applicant, John Fallin of Feed Products North, approached the Commission and stated that ammonium nitrate is the dangerous chemical used in explosives. He stated ammonium sulfate is stored currently on site and has been for 15 years, but that now they are improving the facility's storage containment and unloading and handling the material by creating the dome. He further stated that they are creating new handling equipment which should help with dust suppression. Commissioner Miller asked the applicant if there would be vapor barriers installed and whether or not any of the surrounding properties should be concerned with exposure. Mr. Fallin responded they have made improvements to decrease the amount of dust that escapes but the product generates a low amount of dust. He stated their plant in Maplewood is surrounded by R1 and R3 zoning districts and they have had no concerns or issues from the neighbors. With respect to the vapor barriers, Mr. Doug Rohkohl, engineer on the project from VAA, LLC, approached and stated that in their soil boring investigations, they did not run into the water table at the point of 25 feet. If the water table was at or near the bottom of the receiving pit, they would have a vapor barrier installed, but ground water was not observed in any of the borings. Commissioner Miller then asked the applicant if they were comfortable with the security at the site. Mr. Fallin replied that they have a fence around the property, it is gated and the site is videotaped. Chairperson Powell asked whether or not the stormwater requirements would require the applicant to significantly alter their proposed site plan. Project Engineer Olson stated with respect to the proposal for the dome and road, there is additional information required to confirm the design. He further stated that based on the approximate layout and sizes, it appears they will meet the stormwater requirements but they do need to provide additional submittals. Mr. Olson stated that the remaining comments are regarding the driveway access and the applicant would be required to store the quality and quantity of the runoff of the driveway on their property. The Hawkins site plan has already accounted for the water drainage runoff for the driveway on the Hawkins side and in this design they have included the entire drainage so that would need to be revised, but it appears that if they slide the ponds over, the design would work. Mr. Zweber provided a background of the engineering memo comments with respect to the drainage basins between the Hawkins and Feed Products sites. Chairperson Powell asked if all industrial applicants meet with the Fire Marshal and /or Fire Department to go through the site. Mr. Zweber stated that is generally the practice and has occurred with both Hawkins and Feed Products. MOTION by Ege to recommend approval of the Planned Unit Development Final Site & Building Plan, subject to the following conditions: 1. The setback to the south property line and the east property line for structures less than 250 feet tall shall be 75 feet. 2. Submission of a Landscape Plan that fulfills the requirements of the equivalent of 66 caliper inches of trees. Trees should be concentrated along the north street frontages in the location of the water main construction with a minim spacing of one tree per 50 feet and along the east property line. 3. Paving and curbing of the entire gravel area between the rail lines to the north, the A -frame building to the south, the A -frame load out to the west and the dome load out to the east. 4. Removal of the proposed 150 foot diameter storage dome on the north side of the site because it does not meet the 300 foot setback requirement from Minnesota Highway 55. Compliance with the comments and conditions within the City Engineer's Memorandum dated September 21, 2011. Second by DiNella. Ayes: 7. Nays: None. Motion approved. Commissioner Miller asked staff if there were any concerns that the applicant and neighboring properties may not agree with the stormwater management requirements. Mr. Olson confirmed that the applicant will be able to provide a design that will meet the requirements. Mr. Zweber added that all three properties owners are applying for permits at the same time and that in the approval of those permits, the joint stormwater issues will need to be addressed. Provided that the applicant provides the additional information required in the recommended action, Mr. Zweber stated this item will go before the City Council on October 18, 2011. 4 ROSEMOUNT PUBLIC WORKS 11!1 ITILOIG��►tilIvllh DATE: October 12, 2011 TO: Eric Zweber, City Planner CC: Kim Lindquist, Community Development Director Andrew Brotzler, Director of Public Works / City Engineer Alan Strand, Building Official Kathie Hanson, Planning Department Secretary FROM: Phil Olson, Assistant City Engineer RE: Feed Products North Proposed Facility Expansion Upon review of the Feed Products North Proposed Facility Expansion provided for review by VAA, LLC. on behalf of Feed Products North, the Engineering Department offers the following comments: SUBMITTAL: Prepared by VAA, LLC., the Feed Products North Proposed Facility Expansion, dated October 4, 2011, was received October 5, 2011. The review comments were generated from the following documents included in the submittal: • Plan, dated October 4, 2011, including: • Site Plan, Sheet PSP1 • Grading, Drainage and Erosion Control Plan, Sheet C2.0 — C2.2 • Landscape Plan, Sheet EX3 — EX3 -1 • Proposed Drainage Exhibit, Sheet EX2 • Plan, dated September 7, 2011, including: • Overall Existing Conditions Plan, Sheet C1.0 • Enlarged Existing Conditions Plan, Sheet C1.1 — C1.2 • Plan and Profile, Sheet C3.0 o Civil Details, Sheet C4.0 • Site Plan Review and PUD Final Development Plan Application Submittal, Revised September 7, 2011. • Geotechnical Investigation, 36 sheets, dated July 2010. • Stormwater Model, 26 sheets, dated September 7, 2011. • Existing Drainage Patterns, 1 sheet • Existing Drainage Exhibit, 1 sheet, dated September 7, 2011. • NURP Pond Design and Landscape Methodology, 3 sheets • Existing Drainage Stormwater Model, 9 sheets, dated September 7, 2011. GENERAL COMMENTS: • It is our understanding that the access driveway is currently being planned and designed by Roseport Resources. Additional information and coordination is required for the approval of the proposed access driveway. The comments included with this memo refer to the proposed tank, parking area, and adjacent stormwater pond improvements. Based on the most recent submittal, it is not clear if the stormwater management plan meets the City regulations for rate control. The retention of the runoff volume from the 100 -year 24 -hour event could not be verified from the stormwater modeling. The stormwater plan is required to be resubmitted to show that the plan meets the requirements outlined in the Engineering Guidelines. • The infiltration regulations are being met by the proposed design for only the proposed dome and parking lot. The plan proposes to infiltrate the runoff from the new impervious area consisting of 0.951 acres on the south side of the site. The infiltration surface area of 11,500 square feet is necessary to infiltrate 1/12 acre -foot per acre per day from the new dome and parking lot only. The surface area at elevation 898 of the south infiltration cell west of the treatment cell meets the City requirements. The design had previously proposed to reduce the infiltration area in half based on a 2 foot depth in the infiltration area. This approach would not have meet the City regulations as outlined in the SWMP or Engineering Guidelines. • The proposed storm sewer design calculations and map should be provided for review. The storm sewer design for the parking lot should meet the City of Rosemount regulations. • The three properties that were created from the split of the Continental Nitrogen site contain existing drainage patterns that do not meet the City's stormwater regulations. Each of the property owners should understand that these drainage patterns will existing until each of the sites are fully redeveloped and are required to meet the City's stormwater requirements. STORMWATER MANAGEMENT PLAN: • The south pond storm water storage input does not define if both cells are being simulated. It is requested that each cell of the south pond be used in the storm water model input to separate the NURP treatment cell from the infiltration cell. The south pond outlet to the infiltration cell should be added to the plan. The outlet from the treatment cell to the infiltration cell should provide for skimming of debris and floatables. The outlet control structure from the treatment cell to the south should include a sluice gate and weir wall to retain the runoff volume from the developing area. It is recommended that the control structure be designed to allow for the increase in height of the interior weir wall to retain additional volume on site as redevelopment or improvements occur. EXISTING CONDITIONS PLAN, GRADING, DRAINAGE, AND EROSION CONTROL PLANS: • The grading plan adjacent to the tank and proposed grading is required to include all of the items listed in the City of Rosemount Engineering guidelines, found on the City website. The list includes emergency overland overflow elevations, pond or depression highwater elevations, low floor and low building opening elevations, lot corner elevations, bench marks, existing and proposed underground and overhead utilities, and pond NWL and HWL. • The existing contours could not be easily located on all of the grading plans. The existing contours and property lines should be revised to show up on the aerial photo. • The overland flow path /swale from the south dome to the pond should include erosion control BMP's. The site plan should include a SWPPP based on the area being disturbed. CIVIL DETAILS— SHEET C4.0: • The pond outlet skimmer detail appears to be proposed without an upstream storm pipe. The detail should be updated with the City's pond skimmer detail showing an upstream inverted pipe. The pond outlet should be modified to retain the runoff volume from the 100 -year 24 -hour event. The modification should include the use of a sluice gate and weir wall to set pond management elevation and overflow to the south. SANITARY SEWER EXTENSION COMMENTS: The City is currently working on the extension of main line sanitary sewer through the Hawkins, Inc. site to provide service to the Feed Products North site. The sewer is proposed to extend into the Feed Products North site within the alignment of the proposed access road. A City drainage and utility easement is required to be provided by Feed Products North over the main line sanitary sewer. The exact limits of the easement will be determined by the City through the final design of the project. 2. Sewer connection is required within 10 years of the extension. Connection fees are based on the City's current Fee Resolution at the time of connection and SAC units are calculated by MCES. The current rates are listed below: • MCES Fee - $2,230 /SAC • City Fee - $1,200 /SAC Should you have any questions or comments regarding the item listed above, please contact me at 651 - 322 -2015.