HomeMy WebLinkAbout6.a. Schmitz BreweryEXECUTIVE SUMMARY
Planning Commission Meeting: May 12, 2020
Tentative City Council Meeting: June 2, 2020
AGENDA ITEM: 20-14-SP, 20-23-CUP, 20-31-V Request
by David Schmitz for a Conditional Use
Permit, Simple Plat, and Variance to
establish a microbrewery and taproom in
an AG-Agricultural zoning district.
AGENDA SECTION:
Old Business
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 6.a.
ATTACHMENTS: (Updated Documents Shown in Red)
Staff Report – 4/14/20, Site Location
Map, Application Narrative, Letter from
Applicant (with site aerial photo),
Variance Resolution, Revised Site
Plan, Administrative Subdivision,
Previous Plans, (Site Plan – Preliminary
Plat, Topographic Survey and Grading
Plan, Final Plat, Landscape Plan) Floor
Plan, Exterior Elevations, City Engineer
Review Memo, Parks Director Review
Memo, Building Official Review Memo,
Public Comment Letters, Emails, and
Petition (with submissions since
4/14/20), Public Comment Map Update,
Brewery Survey Table, Comparable Air
Photos (4)
APPROVED BY: KL
RECOMMENDED ACTION:
Motion by the Planning Commission (acting as the Board of Appeals and Adjustments) to
adopt a resolution approving a variance to allow the platting of a lot that does not meet the
minimum density and lot frontage requirements of the AG – Agriculture Zoning District,
subject to the following conditions:
1)Approval of a conditional use permit by the City Council to establish a microbrewery
on the lot to be created as a result of the variance.
2)Recording of a deed restriction over Lots 1 & 2, Block 1 that prohibit the sale of
either parcel independent from other property (residential and commercial) with
specific provisions and limitations as approved by the City Attorney.
3)The microbrewery parcel (Lot 1, Block 1) shall be adjusted to a minimum lot size of
2.5 acres.
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Motion to recommend the City Council approve a Simple Plat for North 20 Brewery
Addition subject to the following conditions:
1) Submission of updated grading, drainage, and erosion control plans and a storm
water management plan that reflects the updated site plan submitted for the May 12,
2020 Planning Commission meeting.
2) Dedication of drainage and utility easements on the final plat up to the required
buffer required by the City’s wetland conservation ordinance around the wetland
depicted at the far eastern portion of Lot 2, Block 1, standard drainage and utility
easements around the perimeter of the sites and along all drainageways.
3) Conservation easements in a form acceptable to the City shall be recorded with the
final plat and cover the wetland and wetland buffers as identified on the plat and
associated drawings.
4) Recording of a deed restriction over Lots 1 & 2, Block 1 that prohibits the sale of the
either parcel independent from other property (residential and commercial) with
specific provisions and limitations as approved by the City Attorney.
5) Payment of a fee in lieu of park land dedication of $23,670 for Lot 1, Block 1.
Additional park dedication will be required upon any future development of Lot 2,
Block 1.
6) Payment of the required storm water trunk area assessment of $6,865 per acre for
the 2.5-acre microbrewery parcel (Lot 1, Block 1) adjusted to apply to the final
acreage on the final plat. Additional storm water trunk area fees will be required
upon any future subdivision of the remaining parcel.
7) Each lot must accommodate a sewage treatment system meeting all City and
County requirements and designed by a licensed septic designer.
8) Construction of a well capable of providing the water demands for the microbrewery
and meeting all Dakota County and Minnesota Department of Health Standards.
9) Incorporation of recommendations from the City Engineer in a review memorandum
dated May 12, 2020 relative to drainage, grading, easements, utilities, storm water
management, and other subjects covered in the review.
10) The microbrewery will be required to connect to public water and sewer service
should these services become available to the parcel in the future.
11) The applicant shall work with the property owner to the south to resolve any private
access and easement issues within the subdivision prior to release of the plat for
recording.
12) Applicant shall obtain fee title to the property identified as “Parcel 1” on the map
labeled Administrative Subdivision (Map C-1) to eliminate an existing gap between
the subject property and Bacardi Avenue right-of-way.This is required prior to
release of the final plat.
13) The microbrewery parcel (Lot 1, Block 1) shall be adjusted to a minimum lot size of
2.5 acres.
Motion to recommend the City Council approve a Conditional Use Permit to establish a
microbrewery and ancillary taproom on Lot 1, Block 1 of the North 20 Brewery Addition
subject to the following conditions:
1) Submission of updated grading, drainage, and erosion control plans and a storm
water management plan that reflects the updated site plan submitted for the May 12,
2020 Planning Commission meeting.
2) Installation of septic system designed by a licensed septic designer and meeting all
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applicable city and county standards.
3) Hours of operation shall be limited to the following: Monday – Wednesday 3:00 PM
to 8:00 PM; Thursday 3:00 PM to 9:00 PM; Friday – Saturday 11:00 AM – 10:00 PM;
Sunday 11:00 AM – 8:00 PM. On all days, the outdoor patio shall be closed one
hour before the tap room closing time.
4) Secure a liquor license for the taproom and compliance with all City standards for a
taproom as regulated by the license.
5) Compliance will all requirements of the Building Official in a memorandum dated
April 8, 2020.
6) All driveways and parking areas shall be capable of supporting access by
emergency vehicles and equipment.
7) The parking area shall comply with the minimum setback of 50 feet from the Bacardi
Avenue right-of-way.
8) The driveway and parking area shall be paved with a concrete or bituminous surface
at the time the city paves Bacardi Avenue in front of the Microbrewery property at the
owner’s expense. All parking stalls shall be clearly marked to ensure the maximum
capacity of the parking area is available for use at all times.
9) No parking for patrons of the microbrewery is allowed along Bacardi Avenue or
within surrounding neighborhoods. Should parking problems occur at the site, the
applicant will be required to expand the on-site parking lot.
10) City may sign Bacardi Avenue for no parking if necessary.
11) The applicant shall designate an overflow parking area that may be used during
peak visitation periods above and beyond 4-proof of parking stalls depicted on site
plan
12) Submission of a lighting plan that includes lighting at the driveway entrance and
uses down cast fixtures. All lighting shall comply with the City’s lighting
requirements.
13) Submission of an updated landscape plan that meets the City’s minimum
requirements for commercial development (1 tree per 3,000 square feet of area) and
that includes the required foundation plantings. Additional plantings may be required
along the western edge of the parking lot to provide a fully screen the parking lot
from Bacardi Avenue.
14) Compliance with the performance standards outlined for outdoor seating in section
3-1-14 and subsection 11-4-14D of the City Code.
15) Submission of a dust control plan for the driveway and parking area.
16) The taproom operation shall operate in compliance with the City definition of a
microbrewery which means no more than 3,500 barrels of malt liquor can be
produced in a calendar year and taproom which means that sales are limited to the
on-sale of the malt liquor produced by the brewery.
17) Outdoor live music or on-site food trucks are prohibited.
SUMMARY
The Planning Commission is being asked to consider requests by David Schmitz to facilitate the
construction of a microbrewery with taproom on property he owns at 12296 Bacardi Avenue in
Rosemount. The application includes the following specific requests: a variance to allow the platting of a
separate parcel for the microbrewery smaller than otherwise allowed in an AG – Agriculture zoning
district, a simple plat to divide the existing 19.83 acre parcel into two separate lots so that the
microbrewery will be located on a separate parcel, and a conditional use permit to establish a microbrewery
in an AG – Agriculture zoning district. The proposed microbrewery would be housed within a 4,355
square feet structure with roughly one quarter of the space devoted to the brewing operation and the other
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portion available for seating, meeting area, and a small kitchen. Staff is recommending approval of all
three components of the request with the conditions as listed above.
Property Owner: David Schmitz, 2100 126th Street West, Rosemount, MN
Applicant: David Schmitz (DCJD, LLC), Same Address
Location: 12296 Bacardi Avenue (PID 340161017010)
Site Area in Acres: 19.83 Acres (not including neighboring strip of land)
Comprehensive Plan Designation RR – Rural Residential
Current Zoning: AG – Agriculture
Proposed Conditional Use: Microbrewery (Defined in Section 11-4-1. D of City Code)
On April 14, 2020 the Planning Commission conducted a virtual/online meeting to consider the
applicant’s request, and heard from staff, the applicant and his representatives, and members of the public
during the public hearing portion of the meeting. The Commission did not take any action at this time,
and instead continued its discussion on the matter to its May 12, 2020 meeting. Since the meeting, staff
has gathered information about other comparable breweries in order to better evaluate the potential
customer traffic to the site and the applicant has created an alternate site plan to provide more separation
from the adjacent properties and to provide room for additional parking on the site.
Please note that the staff report from the previous meeting is included as one of the packet items for the
meeting. The current report will instead focus on the results of the previous meeting and the new
information that was gathered since the last meeting. All previous attachments are also included.
Planning Commission Meeting – April 14, 2020
Because of restrictions on public meetings put in place by the State of Minnesota to address the COVID-
19 situation, the Commission conducted an online meeting and public hearing concerning the
microbrewery request on April 14, 2020. Several members of the public addressed the Commission during
the meeting or submitted written comments in advance of the meeting. All written comments (letters and
emails) were included in the attachments for the meeting. Since the meeting, the City has continued to
receive written correspondence from individuals and staff is again providing all such materials to the
Commission to view prior to the meeting. Rather than list all individuals that have addressed the City
along with their specific comments, staff has instead drafted a summary of the comments focusing on the
major issues and concerns raised by those in favor and opposed to the request. In addition to the written
comments, the minutes from the meeting include a summary of each individual speaker (all received
written comments and the meeting minutes are included as attachments).
General Summary of Comments and Concerns Opposed to the Request:
• Increased traffic in the area; traffic has already been
increasing with surrounding development; increased
traffic on adjacent local roads that are narrow and
curved
• Safety for walkers and bikers along Bacardi; lack of
sidewalks or paths in the area; the road is narrow
with no shoulder
• One of the primary routes to the site passes by Red
Pine Elementary School.
• The speed of traffic along Bacardi Avenue is a
concern; the 50mph is too high
• There is a dangerous curve at 120th Street and
Bacardi; several cars have left the road in this
location.
• There is the potential for an increase in impaired
drivers along Bacardi
• The brewery will change the residential character of
the area; businesses should not be allowed in a
residential area
• The use is better suited in business district or
downtown; the business could make use of existing
vacant space in commercial areas
• The proposal goes against comprehensive plan
calling for preservation of north central and
northwest portion of Rosemount for rural residential
development
• The project does not promote renewal and
expansion in existing commercial areas
• Infrastructure in the area is inadequate to support
commercial uses
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• Potential impacts to wetland features
• The site is not an economically viable location for a
taproom; the use would be better situated along a
busier road
• Potential impacts to insurance rates and property
values
• There is limited access to site and all access would be
through residential areas
• Several uncontrolled railroad crossings in the area
are a potential safety hazard
• The surrounding roads are not adequate to serve the
proposes use (unmarked gravel roads and residential
streets)
• There is no street lighting in the area
• There are numerous other opportunities to purchase
liquor in the community
• The lack of public water and sewer to serve project
• The hours of operation will be incompatible with
surrounding residential uses
• Truck traffic is not compatible with the residential
and scenic qualities of the area
• There are potential problems for wells during dry
periods due to increase in water usage by the
brewery
• A brewery would negatively impact the adjacent
nature preserve
• The brewery would be located within a Metro
Conservation Corridor; the use could impact wildlife
in the area
• The use would lead to the paving of Bacardi Avenue
and potential extensions of water and sewer service
• Increased noise from cars and activity at brewery
• Other breweries are not located in a residential area
• Concern about an increase in crime with increases in
traffic and activity
• There is the potential for other impacts including
odors, dust, and trash
General Summary of Comments Supportive of the Request:
• Convenience of having a local brewery and keeping
business in town
• The setting is attractive for a microbrewery and
taproom and would allow the public to enjoy the
natural features of the site
• Traffic has already increased in the area and will
continue to do so with or without a brewery
• The City can take steps to minimize impacts like
building a trail
• The project would add a needed family-friendly
public gathering place in the City
• The project would lead to an increase in local
economic activity
• Traffic is not an issue at other rural breweries
• The proposal is low-key and appropriate in a rural
area
• The project supports the goals in Comprehensive
Plan for providing local shopping, entertainment,
employment, and community gathering facilities
• The proposal is consistent with the planned
development of the area
• There would be an increase in community pride with
a local brewing establishment
Planning Commission Comments:
Commissioners generally discussed the application and public hearing comments and stated that they
would like to see some additional information before deciding on the matter. Staff indicated that the City
would try to gather information about the seating capacity and patronage at other similar facilities to come
up with a better estimation of the expected traffic. Commissioners also commented that the building
should be set back further from the road and that the parking areas should not be directly across from the
neighbor’s house. It was also suggested that additional screening could be used to help hide the
commercial use from other properties. The Commission voted to continue its discussion on the
application and directed staff to research the size and capacity of other similar breweries.
Additional Analysis – May 12th Meeting
In response to the Planning Commission action, staff has identified and gathered information on several
breweries focusing on those that are somewhat similar in size and operation to the proposed use. The
complete list of breweries reviewed along with the information collected about each one is included as an
attachment to this report. Please note that all but two of the breweries are located within the state of
Minnesota in a variety of different settings ranging from suburban downtowns to large agricultural
acreages. The intent of focusing on the chosen breweries was to provide a good cross section of breweries
of roughly the same size as the proposed North 20 building. Staff was able to find information on seating
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capacity for almost all the surveyed businesses, and through direct contact was able to get a good estimate
of the typical number of customers each day for six of the businesses. Unfortunately, due to the current
pandemic restrictions and reduced staffing and operating hours for these types of uses, staff was not able
to obtain any additional customer details for others.
Looking at the information in the spreadsheet, there are a few things that stand out and are relevant to the
City’s review of the North 20 Brewing proposal:
• Overall the breweries surveyed are open on a more limited bases than the hours proposed by the
applicant. The days of operation and hours of operation do vary however, with larger facilities and
those offering more traditional restaurant and expanded bar options open for longer periods of
time. Breweries in urban settings also tended to have more expansive hours of operation than
those located in more rural settings.
• The seating capacity of the surveyed businesses ranged from 58 seats to over 400, with the median
somewhere around 100. These numbers are skewed by the larger venues which often have large
outdoor seating areas available for use in the warmer months.
• Many of the breweries include either separate or connected event spaces that can accommodate
larger group gatherings or events like weddings and receptions. The applicant’s request does not
include such space, which would be outside the scope of the requested conditional use permit. A
new conditional use permit for an event center would be needed to house these larger events.
• For those that were able to provide information about the number of customers served, the results
varied from 50-80 customers per day on a typical weekday for smaller operations up to 500-700
customers a day during peak weekend days in the summer in larger facilities (especially those with
patio seating).
While the overall sample size of the businesses surveyed is small, it does provide some insight into the
operation of other similar businesses and the proposed microbrewery. In particular, the applicant’s
microbrewery and taproom generally will have more in common with the smaller taprooms and breweries,
will not have a large outdoor patio searing area (compared to some of the others), and will not include
event space that will generate significant peak periods of activity on nights and weekends.
Based on the results of the survey and the numerous public concerns about potential impacts from the
proposed, staff is recommending that the conditional use permit limit the hours of operations to less than
the hours proposed by the applicant, and that the permit specify further reduced hours for the outdoor
patio area. The recommended hours are listed in the revised conditions at the beginning of this report. As
the Commission is aware, once a permit has been granted it would be difficult to curtail approved
activities. Given concerns of the neighborhood, while weighing the interests of the applicant, staff believes
reduced hours is the prudent approach to the approval. Should the applicant require expanded hours in
the future, the applicant could come back to the City and request a modification to the conditions of
approval. This would allow the City better understand and operational impacts associated with the project
prior to increasing the hours of operation.
Traffic Review
Prior to the previous Planning Commission meeting, staff reached out to the City’s transportation
consultant (Bolton and Menk) and asked them to provide a general analysis of the anticipated traffic from
the proposed microbrewery. One of the problems faced with performing this review, however, is that the
ITE Trip General Manual used to estimate traffic generated by various uses and activities does not include
a category specific for a brewery or taproom. The closest use based on the definitions used by the manual
is a Winery (defined as being located in a rural area and to which people must drive to consume their
beverages and with the possibility of special events). The problem in using this category is that these types
of uses are expected to have peak traffic periods based on events and the seasonal nature of the business,
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and this is reflected in a very high number of weekend trips compared to weekday trips for the use. A
second category called “Drinking Place” was also considered for the analysis but was not used to estimate
traffic because the definition and expected activity was not consistent with a microbrewery and taproom.
In advance of the upcoming meeting, staff reviewed the survey information with the City’s transportation
consultant, and generally discussed some of the feedback from the meeting with them. As a result of these
conversations, their initial projections were adjusted downward by 25% to eliminate the manufacturing
area of the proposed brewery from the projections. With this adjustment, the expected traffic generated
the brewery would be approximately 150-200 trips during the week and 650 each week-end day. Please
keep in mind that these numbers are based on a winery use that considers a higher peak demand period
than would be expected with a brewery and taproom. In order to further refine the traffic estimate, staff is
suggesting that the customer visits provided by the surveyed breweries be used to approximate a number
more specific to a brewery use. Based on these numbers (looking at similar sized breweries) staff estimates
that there could be 50-100 trips each week day and 200-500 trips per day on Saturdays and Sundays. This
number is based on a general count of customers visiting the site and attempting to account for shared
rides, employee trips, and delivery vehicles. The actual traffic to the site will vary depending on a number
of factors including time of the year, weather, other events occurring in the City, etc.
One of the concerns that has repeatedly been expressed by residents of the area is safety along Bacardi
Avenue, which is a rural, two land undivided gravel road. Like other roads in the community, this road has
an expected capacity (i.e. number of cars that can use the road while maintaining a reasonable level of
service) and the City will continue to monitor the number of cars and speed of traffic along this road with
or without the microbrewery. Based on the latest MnDOT projections from 2018, traffic on Bacardi
averaged 750 vehicles per day in the southern section of the road near the Bonaire Path intersection and
140 vehicles per day near the 120th Street curve (for comparison Bonaire Path averages approximately 2000
vehicles for day). Given the location of the testing meters, it appears the traffic count in front of the
subject property is between 150-200 vehicles a day (a relatively low number compared to other streets in
the City). The City’s transportation plan contains estimates for the capacity of various types of roadways
in the community, and for example, a two-lane undivided road can accommodate 6,000 vehicles per day
while maintaining a reasonable level of service (level of service C). With a gravel road, there are certainly
factors that make a direct comparison to a paved road more difficult, but based the City’s traffic planning
plan and forecasts, Bacardi should be able to accommodate the expected traffic from the Brewery based
on the most recent traffic counts.
Bacardi is one of only a small number of gravel roads left in the City, and two existing segments of such
roads are being paved this year (the southern section of Biscayne Avenue and the northernmost portion of
Akron Avenue). The traffic projections show increasing levels of traffic on the northern segment of
Bacardi Avenue without the Brewery, and these numbers will continue to move upwards with growth and
development within Rosemount and neighboring communities. As noted during the pubic hearing
concerning the microbrewery, the City has been planning to conduct a speed study along Bacardi Avenue
in 2021, partially in response to development in the area and partly due to ever changing traffic patterns in
the community. While this study will focus on evaluating the most appropriate speed limit for Bacardi
Avenue, it will give the City a chance to examine other issues and concerns with the roadway. Whether or
not the microbrewery is approved, this study will give the City a chance to further study potential safety
issues along the roadway. One of the challenges in planning for Bacardi Avenue is that it is a local access
road that functions more as a collector carrying traffic between Bonaire Path and South Robert Trail in
Eagan through other local roads.
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Considering the road and traffic situation, staff is recommending some mitigation strategies that could be
adopted with the proposal to help reduce the expected impact on traffic and safety along Bacardi Avenue,
including the following:
• Provide adequate parking on the site to eliminate any parking along Bacardi Avenue. As noted in
the following section, the applicant has prepared a revised site plan that accommodates additional
parking over the initial plan. This plan depicts 35 stalls, with the potential to add an additional four
stalls if needed. Staff is recommending that a specific overflow parking area be designated to
further guarantee that parking will not occur along Bacardi Avenue or within surrounding
residential neighborhoods, and any impact associated with an unusual peak demand period will be
absorbed on the site.
• As an optional strategy, the City could install no parking signs along Bacardi Avenue. This step
may not be necessary if the applicant properly manages parking on the site.
Ultimately, the size and impacts of the microbrewery project will be limited by the site, operational
management, and the size of the proposed building. Even if the demand is there for larger gatherings or if
there are especially busy periods, the number of seats within the facility is finite, and the CUP approval
includes a specific area for outdoor seating that cannot be expanded without further review and approval
by the City. Revised conditions of approval have been drafted to clarify the City’s expectation concerning
these site and parking issues.
Revised Site Plan
The applicant has submitted an updated site plan that moves the proposed building further to the east and
south of its previous location. This plan was prepared in direct response to some of the feedback from the
previous meeting and follow-up conversations with City staff. The building is now oriented parallel with
Bacardi Avenue and moved further away from both the road and the neighboring property to the north
(the nature preserve). Under the original plan, the building would have been set back 50 feet from the
Bacardi Avenue right-of-way and approximately 170 feet from the northern property line. As revised, the
applicant is now proposing a setback of 118 feet from the right-of-way and 217 feet from the north. The
outdoor seating/patio area is somewhat more refined on the updated plan as well and has been designed
to accommodate roughly 24 seats around the northeastern corner of the building. The entrance has also
shifted to the south by about 40 feet, which means the southernmost edge of the parking lot will be
directly across from the neighbor’s driveway on the other side of Bacardi Avenue (this still leaves the
proposed brewery and most of the parking lot well north of the neighbors’ house).
The parking area has been adjusted in accordance with the other site revisions, and now also is aligned
parallel with Bacardi Avenue instead of being situated at a 45-degree angle to the street. Please note that
staff measures the parking setback as shown at 46 feet, while the zoning ordinance requires at least a 50
feet setback in AG districts. The parking lot appears slightly wider than is required under the code, so the
applicant should be able to reduce the width of the parking lot and slide the parking area slightly to the
east in order to comply with the required setback.
The updated site plan does address some of the City’s previous review comments; however, since the City
did not receive a full set of updated plans (including grading, drainage, erosion control, and storm water
management plans) any approval of the revised plan must be conditioned upon submission and approval
of all updated documents. Based on staff’s initial review, the updated plan should function comparable to
the previous submission, and offers the following improvements over the initial layout:
• The updated plan provides a larger setback from Bacardi Avenue and the nature preserve
providing additional space from neighboring properties.
• The plan allows for more parking spaces, including four additional spaces beyond the ones shown,
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and provides some opportunities for overflow parking further to the south.
• It provides additional space for screening and landscaping between the parking area and Bacardi
Avenue.
• It allows the applicant to take advantage of views to the north and east while keeping outdoor
seating and overhead doors facing away from residential homes.
In order to further minimize the potential for traffic backing up into Bacardi Avenue or parking along the
public street, staff is asking the applicant to provide a designated parking overflow area that could
accommodate any peak demand periods that exceeds the lot capacity. It is understood that such parking
may need to make use of the adjacent residential site to be retained by the applicant and would not
necessarily need to be improved in the same manner as the official parking lot.
Other Concerns
Since the Planning Commission meeting, staff contacted the Minnesota Department of Health to discuss
any potential concerns with the installation of a new private well to serve the microbrewery. Based on the
anticipated water usage for the facility, it does fall short of needing approval from the Minnesota DNR and
will be permitted by Dakota County like other private wells within the City. The DNR can investigate and
enforce issues associated with well interference (when one well directly impacts another in some manner),
but the hydrologist from the Department of Health noted that these have typically only occurred under
temporary dewatering situations (i.e. the installation of major public infrastructure) through areas of
ground water) or with large amounts of irrigation (golf courses). Through the County’s permitting
process, the well will be surveyed every few years, water samples will be collected, and site will be visited
on an annual basis to check for any potential issues. Similarly, the applicant will need to secure appropriate
permits from either the Department of Health or Department of Agriculture to serve food and beverages
on the premises. The type of food served will determine the appropriate regulating body.
Since one of the major concerns from residents continues to be potential visual impacts from the
microbrewery, staff is asking that the applicant provide full screening from the parking lot to Bacardi
Avenue through the landscape plan. Additional trees may need to be included on the plan between the
parking area and the street, and the landscape plan should be updated accordingly.
The applicant will still need to provide buffers around the wetlands on the site, and the City will be
determining the appropriate wetland line to use for determining these buffers. Ultimately, the wetland line
and buffer easement will need to be included on the plat, and the applicant will need to dedicate
conservation easements over these areas.
Because revised detailed plans still need to be submitted, the City Engineer has not updated her pervious
review comments but has updated the memorandum to specify a more detailed review can commence
once the full set of updated plans are submitted.
A detailed staff review and analysis concerning the microbrewery request is included in the previous
memorandum to the Planning Commission (dated April 14, 2020) and the draft findings concerning the
variance, platting, and conditional use permit requests are still valid and should be referenced as the
Commission continues its discussion on this matter. Where noted in the current report, staff has updated
the conditions of approval to reflect the revised site plan and updated analysis. All proposed and revised
conditions are listed at the beginning section of this document. An updated variance resolution us also
attached for consideration.
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RECOMMENDATION
Staff recommends approval of a Variance, Simple Plat, and Conditional Use Permit request to allow the
establishment of a microbrewery and associated taproom at 12296 Bacardi Avenue. The recommendation
for approval is based on the information provided to the Planning Commission, the draft findings of fact
presented in this report, and the recommended conditions of approval for each request.
EXECUTIVE SUMMARY
Planning Commission Meeting: April 14, 2020
Tentative City Council Meeting: May 5, 2020
AGENDA ITEM: 20-14-SP, 20-23-CUP, 20-31-V Request
by David Schmitz for a Conditional Use
Permit, Simple Plat, and Variance to
establish a microbrewery and taproom in
an AG-Agricultural zoning district.
AGENDA SECTION:
Public Hearing
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 6.a. & 6.b.
ATTACHMENTS: Site Location Map, Application Narrative,
Letter from Applicant (with site aerial
photo), Variance Resolution,
Administrative Subdivision, Site Plan –
Preliminary Plat, Topographic Survey and
Grading Plan, Final Plat, Landscape
Plan, Floor Plan, Exterior Elevations, City
Engineer Review Memo, Parks Director
Review Memo, Building Official Review
Memo, Public Comment Letters, Emails,
and Petition, Public Comment Map
APPROVED BY: KL
RECOMMENDED ACTION:
Motion by the Planning Commission (acting as the Board of Appeals and Adjustments) to
adopt a resolution approving a variance to allow the platting of a lot that does not meet the
minimum area and lot frontage requirements of the AG – Agriculture Zoning District, subject
to the following conditions:
1) Approval of a conditional use permit by the City Council to establish a microbrewery
on the lot to be created as a result of the variance.
2) Recording of a deed restriction over Lots 1 & 2, Block 1 that prohibits the sale of
either parcel independent from other property (residential and commercial).
Motion to recommend the City Council approve a Simple Plat for North 20 Brewery
Addition subject to the following conditions:
1) Dedication of drainage and utility easements on the final plat up to the required
buffer required by the City’s wetland conservation ordinance around the wetland
depicted at the far eastern portion of Lot 2, Block 1.
2) Conservation easements in a form acceptable to the City shall be recorded with the
final plat and cover the wetland and wetland buffers as identified on the plat and
associated drawings.
3) Recording of a deed restriction over Lots 1 & 2, Block 1 that prohibits the sale of the
either parcel independent from other property (residential and commercial).
4) The applicant shall acquire fee ownership of all property included within the plat, and
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specifically a narrow strip of land east of Bacardi Avenue presently owned by an
adjacent property owner.
5) Payment of a fee in lieu of park land dedication of $23,670 for Lot 1, Block 1.
Additional park dedication will be required upon any future development of Lot 2,
Block 1.
6) Payment of the required storm water trunk area assessment of $6,865 per acre for
the 2.63-acre microbrewery parcel (Lot 1, Block 1). Additional storm water trunk
area fees may be required upon any future subdivision of the remaining parcel.
7) Each lot must accommodate a sewage treatment system meeting all City
requirements and designed by a licensed septic designer.
8) Construction of a well capable of providing the water demands for the microbrewery
and meeting all Minnesota Department of Health Standards.
9) Incorporation of recommendations from the City Engineer in a review memorandum
dated April 14, 2020 relative to drainage, grading, easements, utilities, storm water
management, and other subjects covered in the review.
10) The microbrewery will be required to connect to public water and sewer service
should these services be extended to the parcel at some point in the future.
11) The applicant shall work with the property owner to the south to resolve any private
access and easement issues within the subdivision prior to release of the plat for
recording.
Motion to recommend the City Council approve a Conditional Use Permit to establish a
microbrewery and ancillary taproom on Lot 1, Block 1 of the North 20 Brewery Addition
subject to the following conditions:
1) Installation of septic system designed by a licensed septic designer and meeting all
applicable city standards.
2) Hours of operation shall be limited to the following: Monday – Wednesday 3:00 PM
to 9:00 PM; Thursday – Friday 3:00 PM to 11:00 PM; Saturday 11:00 AM – 11:00
PM; Sunday 11:00 AM – 9:00 PM.
3) Secure a liquor license for the taproom and compliance with all City standards for a
taproom as regulated by the license.
4) Compliance will all requirements of the Building Official in a memorandum dated
April 8, 2020.
5) All driveways and parking areas shall be capable of supporting access by
emergency vehicles and equipment.
6) The driveway and parking area shall be paved with a concrete or bituminous surface
at the time the city paves Bacardi Avenue in front of the Microbrewery property at the
owner’s expense.
7) Submission of a lighting plan that includes lighting at the driveway entrance and
uses down cast fixtures. All lighting shall comply with the City’s lighting
requirements.
8) No parking for patrons of the microbrewery is allowed along Bacardi Avenue. Should
parking problems occur at the site, the applicant will be required to expand the on-
site parking lot.
9) Submission of an updated landscape plan that meets the City’s minimum
requirements for commercial development (1 tree per 3,000 square feet of area) and
that includes the required foundation plantings.
10) Compliance with the performance standards outlined for outdoor seating in section
3-1-14 and subsection 11-4-14D of the City Code.
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11) Submission of a dust control plan for the driveway and parking area.
12) The taproom operation shall operate in compliance with the City definition of a
microbrewery which means no more than 3,500 barrels of malt liquor can be
produced in a calendar year and taproom which means that sales are limited to the
on-sale of the malt liquor produced by the brewery.
SUMMARY
The Planning Commission is being asked to consider requests by David Schmitz to facilitate the
construction of a microbrewery with taproom on property he owns at 12296 Bacardi Avenue in
Rosemount. The application includes the following specific requests: a variance to allow the platting of a
separate parcel for the microbrewery smaller than otherwise allowed in an AG – Agriculture zoning
district, a simple plat to divide the existing 19.83 acre parcel into two separate lots so that the
microbrewery will be located on a separate parcel, and a conditional use permit to establish a microbrewery
in an AG – Agriculture zoning district. The proposed microbrewery would be housed within a 4,355
square feet structure with roughly one quarter of the space devoted to the brewing operation and the other
portion available for seating, meeting area, and a small kitchen. Staff is recommending approval of all
three components of the request with the conditions as listed above.
Property Owner: David Schmitz, 2100 126th Street West, Rosemount, MN
Applicant: David Schmitz (DCJD, LLC), Same Address
Location: 12296 Bacardi Avenue (PID 340161017010)
Site Area in Acres: 19.83 Acres (not including neighboring strip of land)
Comprehensive Plan Designation RR – Rural Residential
Current Zoning: AG – Agriculture
Proposed Conditional Use: Microbrewery (Defined in Section 11-4-1. D of City Code)
The City has received several emails, letters, and a petition concerning the application in advance of the
public hearing. All such correspondence received before 10am on April 10th has been included in the
Planning Commission’s agenda packet. Any subsequent written comments will be distributed before the
meeting.
BACKGROUND
The applicant owns the property at 12296 Bacardi Avenue which currently houses a single-family
residential structure (non-homestead) and a 3,300 square foot detached accessory building. The site is
located a little more than one mile north of Bonaire Path and ¼ mile south of 120th Street on the eastern
side of Bacardi Avenue. Overall the property slopes from its highest point along Bacardi Avenue in the
northwest part of the site towards the east, and includes a series of rolling hills and valleys that lead to a
wetland at the far eastern property boundary extending into the adjacent parcel. The site is split between
open fields and grass areas in the northern half of the property and heavily wooded areas covering the
southern portion of the property.
The subject property is located within the City’s north-central rural area and is outside of the 2040 planned
urban service area (MUSA). The site is not planned to have public sewer and water services within the
time-frame of the recently adopted land use plan. All of the surrounding properties are either large-lot
rural residential (larger than 5 acres per house), permanent open space, or are being used for active
agricultural activity. The zoning in the area reflects the current property uses, with a mixture of rural
residential zoning for the smaller residential sites and agricultural zoning for the larger parcels of land.
Most of the property surrounding the applicant’s site is zoned agricultural with the exception of the 5-acre
residential property immediately across Bacardi Avenue.
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One of the issues unique to this portion of the City that must be addressed by the applicant is the current
alignment of Bacardi Avenue next to the properties abutting it. In this area, Bacardi Avenue does not
follow the adjacent section line like other roads in the City, and there is a gap between the edge of
prescriptive road right-of-way and properties to the east. This gap is currently owned by the property
owner on the west side of the road, which presents two problems. First, the applicant technically owns a
parcel that does not directly abut right-of-way and therefore cannot be developed without such access (the
existing driveway may have some grandfathered rights, but this is a legal question outside the scope of the
City’s land use authority). Secondly, the City’s zoning and setback requirements are measured from
property lines, which pushes any buildings or other improvements much further back from the road than
would otherwise be required by the City with a standard right-of-way. This issue has come up in other
projects along Bacardi Avenue, including the Leidner subdivision and the City’s purchase of the Wiklund
property to the north. The applicant has acknowledged this problem and has indicated that he will work
to resolve the property issue with the adjoining property owner. The adjoining property owner has signed
off on the application to permit the review process to proceed.
The applicant is proposing to construct a new microbrewery structure on the northwest portion of the
property that will include a brewing area, taproom, meeting room, outdoor patio, parking area, and related
improvements including a new well and septic treatment area. The microbrewery will be 4,355 square feet
in size and designed to look like a rural structure complete with gabled barn-style roof, vertical siding
panels (composite/fiber cement siding), large overhead doors, and other decorative elements intended to
mimic a barn or other agricultural structure. The proposed microbrewery will be located on a relatively
flat portion of the site closer to Bacardi Avenue than the existing single-family home and will be accessed
via a new driveway about 400 feet north of the residence driveway.
Within the structure roughly half of the floor space would be devoted to the brewing operation, which will
include fermentation tanks, coolers, and other brewing equipment. The other portions of the operation
will include a bar and seating area for the taproom, restrooms, meeting area, and kitchen. The applicant
has indicated the kitchen will serve a limited menu of food items (i.e. pizza and appetizers) to compliment
the beer available for sale. The plans also include a 20 by 40-foot outdoor concrete patio to provide an
outdoor seating area for patrons of the facility. The overall seating capacity is expected to be 84 persons,
which results in a parking requirement of 29 stalls (including the brewery operations).
The City’s zoning regulations include several different categories for breweries and related uses, and the
City has chosen to allow certain types of actives in agricultural areas through a conditional use permit to
help promote these types of activities within the community. The specific uses allowed are spelled out in
the zoning ordinance as follows: Farm wineries, with or without associated event spaces, microbreweries,
microdistilleries, winery associated retail and restaurants without drive-through facilities. Specifically
looking at microbreweries, the zoning ordinance defines these and related uses as:
BREWERY, MICRO: A facility that produces not more than three thousand five hundred (3,500)
barrels of malt liquor in a calendar year as regulated by Minnesota statutes, as may be amended.
TAPROOM: An area within a microbrewery, small brewery or brewery; or a premise adjacent to the
microbrewery, small brewery or brewery and under the same ownership as the microbrewery, small
brewery or brewery; that provides the on-sale of the malt liquor produced by the microbrewery, small
brewery or brewery.
Under this definition, the facility will be limited to the overall amount of beer that can be brewed over the
course of a year, and is the smallest of the brewery categories defined by the code. Also listed above is the
definition for a taproom since the applicant is asking to include one as part of his proposed facility. Please
note that a taproom as defined limits the sale of beer only to that produced on the premises, must be
adjacent to the brewery, and must be under the same ownership as the brewery. Because the uses allowed
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within an AG zoning district include winery with restaurants without drive-through facilities and notes
microbreweries in the same section, the applicant’s proposed kitchen and seating area is allowed as part of
the conditional use permit request.
No septic or soils data has been provided to the City, and the applicant will also need to demonstrate
compliance with the City’s well and septic system design requirements prior to the issuance of a building
permit.
ISSUE ANALYIS
There are three components to the request in front of the Planning Commission, and staff will be
reviewing the most important information related to each in the sections below. Please note that the
required site plan review is processed as part of a conditional use permit and is also included in the
sections that follow.
Subdivision - Simple Plat
The applicant is proposing construct the microbrewery on property he presently owns at 12296 Bacardi
Avenue; however, due to issues associated with the project financing (among other reasons) he is
requesting a subdivision to split the brewery parcel from the existing residential home site. The existing
parcel is 19.83 acres in size, and the applicant is proposing to subdivide the property into two parcels of
2.48 acres and 17.87 acres in size, with the smaller parcel created specifically for the proposed
microbrewery and majority of the site remaining with the residential structure. As you will note from
adding up these two areas, the proposed subdivision includes some additional land not currently owned by
the applicant.
Due to the issue associated with the Bacardi Avenue right-of-way as noted above, the applicant is
proposing to include additional land currently owned by the neighboring property across Bacardi Avenue
with the proposed subdivision. This will allow the applicant to plat to the centerline of the road and utilize
all of the property on the east of the road (the “gap” area). To date the City has received an
acknowledgement from the affected property owner consenting to the application moving forward;
however, the applicant does not control this property and will need to secure fee ownership in order
subdivide the property as shown. The land use request as presented cannot move forward without this
change in ownership, and a critical condition of approval requires the applicant to address this issue in
order for the plat to be recorded. Failure to address this issue will also render the remaining two requests
null and void since they are dependent on the site plan as depicted with the adjusted property and right-of-
way. The additional land to be acquired is approximately one acre, all of which is east of the centerline of
Bacardi Avenue.
The property owner to the south has also indicated that he controls an easement across the applicant’s
property that dates back to a time before Bacardi Avenue existed in its present configuration. This owner
is concerned that the proposed subdivision and construction will eliminate a potential access option
considering the right-of-way alignment issues along Bacardi Avenue. Please note that this is a private
easement and is not a document that can be enforced or used by the City. As such, staff does not believe
this is a matter that the City should try to regulate since it pertains to private property agreements. Staff is
suggesting that the owners resolve and potential conflicts as a condition of approval, and the applicant has
indicated that he has already approached the owner to discuss this issue.
Another issue with the proposed subdivision is that the 2.48-acre brewery parcel does not meet the
minimum lot size or density requirements for the AG – Agriculture zoning district. The zoning ordinance
requires a minimum lot size of 2.5 acres and maximum density of one dwelling unit per 40 acres.
Although no housing is proposed for the smaller lot, staff’s interpretation of the code is that the minimum
number of parcels that can be created from a 40-acre site is one under this standard. In this case, the 20-
acre lot is already below the density threshold established by the zoning ordinance. In order to move
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forward with the request as presented, the applicant has therefore applied for a variance to allow the
subdivision of a lot below the minimum requirements of the AG zoning district. Related to this request,
the larger parcel does not have the required frontage of 300 feet along Bacardi Avenue, which also requires
a variance from the City’s requirements. Should the Board of Appeals and Adjustments deny the variance
request, the other elements of the application (including the subdivision and conditional use permit)
cannot move forward without major modifications.
The applicant is proposing a simple plat for the subdivision, which allows the City to waive some of the
normal subdivision application requirements and to combine the preliminary and final plat review into one
action. While the proposed plat does create two new buildable parcels, the resulting rural lots will not be
served by any new public improvements (roads or public sewer and water); therefore, many of the City’s
standard plat application materials are not necessary for this subdivision.
Variance Request and Standards
The applicant is requesting variances from the AG – Agricultural zoning district regulations as follows:
• Section 11-4-1 (F-1) Minimum Lot Area. The minimum lot area is 2.5 acres and one of the
proposed lot sizes is 2.48 acres.
• Section 11-4-1 (F-2) Minimum Lot Width. This section of code specifies that the minimum lot
width for in an AG zoning district is 300 feet and the applicant is proposing to create a lot with a
width of 239.23 feet.
• Section 11-4-1 (F-6) Maximum Gross Density. The maximum density is one dwelling unit per
40 acres and the applicant is proposing to create two lots over 20.84 acres.
When the microbrewery was initially proposed, the applicant intended to construct the brewing operation
on the same property as the existing residential structure. After working on the financing for the project, it
became apparent that it would be difficult to finance the business without it being located on a separate
parcel. The applicant has therefore argued that the inability to complete the project without a division of
the property represents a practical difficulty for moving forward with the project. From a land use
perspective, the actual buildings and arrangement of activity on the land will not appear any differently
than if it were one parcel.
In order to support the variance for a separate lot for the microbrewery, staff is recommending a condition
of approval requiring the applicant establish deed restrictions on the properties that prevent the sale of the
brewery property independent of the single-family site. With this condition, the City will have some
assurances that the overall residential density will not be increased in this area. In addition, common
ownership of the parcels will also help ensure that the overall residential character of the surrounding
properties is retained. Should the microbrewery use go away at some point in the future, the structure
could be repurposed as an accessory structure to the permitted residential use as opposed to a vacant or
underutilized building by itself.
According to Section 11-12-2. G, there are five criteria for the Board of Appeals and Adjustments to
review when considering a variance request. The five criteria used to assess each request along with staff’s
draft findings for each are listed below. While weighing a variance request against these criteria, there are
also two key issues to consider. The first is whether there the owner proposes to use the property in a
reasonable manner not permitted by the zoning ordinance. The second is whether the project can be
redesigned to eliminate or reduce the need for a variance. The Board of Zoning Appeals must approve or
deny each request based on findings related to each of the five standards.
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1) The variance request is in harmony with the purposes and intent of the ordinance. Finding: The zoning
ordinance allows microbreweries (and therefore all permitted accessory activities as well) in the AG
zoning district, and the proposed use is intended to resemble an agricultural outbuilding in terms
of size, building materials, and overall design.
2) The variance is consistent with the comprehensive plan. Finding: The site is guided for Rural Residential
land uses, and the AG – Agricultural zoning district is listed as an acceptable zoning for this land
category. The Comprehensive Plan supports activities that promote a reasonable economic return
on larger agricultural properties outside of the City’s MUSA boundary. The Plan further supports
the expansion of restaurant and local shopping opportunities within the community.
3) Granting of the variance allows reasonable use of the property. Finding: The microbrewery is allowed with
a conditional use permit in the City’s AG zoning district and the proposed activity and structure
are consistent with the requirements for this use. The zoning ordinance would allow a
microbrewery to be constructed on the same parcel as an agricultural home site, and the proposed
variance will allow the same use of property but on separate parcels.
4) There are unique circumstances to the property which are not created by the landowner. Finding: The property
it one of only a few larger agricultural parcels remaining in the City’s north central rural
development area and the proposed variance allows a reasonable economic return from this larger
parcel.
5) Granting of the variance does not alter the essential character of the locality. Finding: The variance will allow
the same use of property on separate parcels as would be allowed on the larger 20-acre parcel
without a subdivision. The proposed covenant addresses the intent of the ordinance but allows
the applicant to finance the project. The proposed building is intended to replicate the character of
the surrounding agricultural uses.
Site Plan and Conditional Use Permit Review
The site plan review and conditional use permit review comments are included as part of the following
section. The proposed conditional use would allow the construction of a 4,355 square foot microbrewery
and taproom and related ancillary uses from a parcel with direct access to Bacardi Avenue.
Building and Materials
The applicant is proposing to construct a building to house the microbrewery and taproom that mimics
the appearance of a historic barn or granary building typical of the region. The predominant feature will
be vertical composite siding with a gable roof facing Bacardi Avenue to the west. Accents will include
corrugated metal in limited quantities along with a mix of wood and glass for the doors and windows.
Two larger roll-up doors will provide access to a patio area facing east and overlooking the natural areas
east of the building. The proposed plans include an expansion area on the northwest side of the building;
however, any expansion is not included as part of the current request and would be subject to City
approval at a future date.
The City does not identify any specific design requirements for a microbrewery in an agricultural zoning
district, therefore the proposed design should be reviewed for consistency with the City’s agricultural and
residential standards for the AG district. As proposed, the building meets or exceeds the City’s standards
for such uses.
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Building Layout and Setbacks
Internally the proposed building will divide space between the actual brewing operations and the
taproom/ancillary uses related to the microbrewery. The northwest portion of the building will house the
fermentation tanks, coolers, and other brewing equipment while the remainder of the structure will be
devoted to the taproom, restrooms, kitchen, and a small meeting room. The applicant has stated that the
taproom will serve a light menu intended to supplement the main brewing activity taking place within the
facility. The taproom will be able to accommodate up to 89 individuals with seating at a bar area, tables,
and the meeting room. Two larger roll-up doors facing toward the east will provide access to an outdoor
patio area.
The building is configured on the site to face towards the southwest and at a roughly 45-degree angle to
Bacardi Avenue. The parking lot will also be angled in the same manner and will extend from the front
building line to the southwest corner of the property. A walkway is proposed in front of the building that
will wrap around the building to the outdoor patio. The site plan also documents the proposed storm
water ponding area, potential future expansion area, the location of the trash enclosure, and the primary
and alternative septic treatment areas.
As drafted, the site plan has been designed to meet all applicable building setbacks in the AG zoning
district. Most notably, the closest portion of the building facing Bacardi Avenue and all parking areas will
be set back at least 50 feet from the front property line/street right-of-way, which is the minimum front
yard setback required in this zoning district. With over 2 acres around the building, the site plan conforms
to the minimum side and rear setbacks of 30 feet as well. Please note that the setbacks assume that the
applicant will be able to obtain fee title to and plat the gap property between the current parcel and
Bacardi Avenue.
Access and Parking
The proposed access to the site will occur with a new private driveway about 400 feet north of the
driveway to the single-family residence on the property. This driveway will lead to a 29-stall parking lot in
front of the microbrewery. The 29 stalls meet the minimum requirements of the off-street parking
ordinance based on a seating capacity of 84 for the tap room/general seating area (one stall per three seats)
and the total gross floor area devoted to the microbrewery (one stall per 500 square feet of gross floor
area). A condition of approval prohibits parking along Bacardi Avenue for the use and the applicant
would have to increase on-site parking if demand exceeds stalls provided. The applicant is proposing a
gravel or recycled asphalt and cement material for the driveway and parking whereas the code typically
requires a hard surface (concrete or bituminous surface) for these surfaces.
Because Bacardi Avenue is not paved adjacent to the property, staff is recommending a condition of
approval that requires the driveway and parking area to be paved at the time the City paves Bacardi
Avenue in front of the microbrewery. Paving of Bacardi Avenue is not in the City’s 10-year Capital
Improvement Program, and the traffic expected from the microbrewery is not extensive enough to
requiring paving on its own.
Wetlands
There is a large wetland complex located immediately east of the applicant’s parcel, and a small portion of
this wetland area encroaches on to the subject parcel. Because it is nearly 1,000 feet from the proposed
construction activity, staff is not requiring that the applicant complete a full wetland delineation for the
property and is instead suggesting that the applicant include drainage and utility easements up to the
required buffer of the wetland as required under the City’s wetland management ordinances. In addition
to the drainage and utility easements, the applicant will also need to dedicate a conservation easement over
the same areas. The limits of the buffering may be based on the ordinary high-water level of the
waterbody on this portion of the site.
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Lighting
The applicant has not submitted a specific lighting plan, but the building elevation drawings depict light
fixtures on the side of the building. The City Engineer is recommending additional lighting near the
driveway entrance to improve the safety at this entrance for vehicles at night. Staff is recommending that
the applicant prepare a lighting plan for the property, and that this plan use downcast fixtures to minimize
glare to adjacent properties.
Bacardi Avenue Right-of-Way
As currently proposed, the applicant would be acquiring property to the centerline of Bacardi Avenue, and
then would in turn dedicate the required right-of-way back to the City as part of the subdivision. The
width of the right-of-way is consistent with other dedications in the area, and the 33 feet would match the
partial dedication on the opposite side of the road.
Utilities
The site is located outside of the City’s planned urban service area, and the applicant is proposing to
construct a new private sewage treatment system and private well to serve the microbrewery. Both
systems must be designed to accommodate the expected commercial demand from the proposed uses and
must be sized to meet all current state department of health and pollution control agency standards.
Grading and Storm Water Management
The applicant has submitted a grading plan with the site and development plans along with a storm water
plan that has been reviewed by the City Engineer. The plan calls for the creation of a storm water
infiltration basin in the southeast corner of the microbrewery property that will collect new storm water
runoff from the building and parking lot. The structure will be constructed on a relatively flat portion of
the property, but some grading is necessary to level the building site and to drain the parking area towards
the infiltration basin. The City Engineer’s report includes several comments concerning the stormwater
plan that will need to be address by the applicant prior to construction of the facility.
Landscaping
A separate landscape plan has been submitted with the application, and the plan depicts 16 evergreen trees
planted around the perimeter of the parking area. The plan does not call for the removal of any existing
trees on the site, and the building and parking lot are in an open area of the property away from the tree
line around the northern property boundary and the single-family home. A portion of the septic area does
slightly encroach into the northern tree line, and the applicant is encouraged to minimize any disruption to
the trees in this area when the drain field is constructed.
The zoning ordinance does not require any specific plantings within AG zoning districts; however, because
the proposed use is commercial in nature, staff would like to see the development adhere to the
commercial landscaping standards of one tree per 3,000 square feet of area. The commercial standards
also require foundation plantings of one planting per 10 linear feet of building and should also be met by
the applicant.
Development Fees
Although many of the City’s standard development fees will not apply to the proposed subdivision
because it will not be served by public water and sewer service, there are two development fees that will
apply as follows:
• Fee in Lieu of Land Dedication - $9,000per acres for commercial development.
• Surface Water Trunk Area Assessment - $6,865 per acre.
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Because the new development is focused on the microbrewery lot (Lot 1, Block 1) staff is recommending
that the fees apply only to the 2.48-acre parcel. Development fees for any future development or
redevelopment of the single-family home parcel (Lot 2, Block 1) would need to be reevaluated in the
future. This site is located outside of the City’s MUSA boundary and no further development is
anticipated under the Comprehensive Plan.
Conditional Use Permit
Conditional use permits (CUP) are considered quasi-judicial actions. In such cases, the City is acting as a
judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and Subdivision
Ordinance are being followed. Generally, if the application meets these requirements it must be approved.
Staff is listing the requirements for approving a conditional use permit int the following section, along with
a set of draft findings that may be considered by the Planning Commission based on the development and
site plan review as presented.
Review and Analysis (CUP Requirements and Draft Findings)
1) Will not be detrimental to or endanger the public health, safety, or general welfare of the neighborhood or the city.
Finding: The zoning ordinance allows certain specific activities that are more commercial in
nature within the AG – Agricultural zoning district and that allow a reasonable economic return on
larger parcels that have historically been used for farming activities but are no longer viable for
such activities. The site design and conditions of approval are intended to address any off-site
impacts from construction and operation of a microbrewery on the site. The brewing of beer and
service of food and beverages will take place entirely within enclosed structure except for an
outdoor patio facing away from the public street.
2) Will be harmonious with the objectives of the comprehensive plan and city code provisions. Finding: The site is
guided for Rural Residential land uses, and the AG – Agricultural zoning district is listed as an
acceptable zoning for this land category. The Comprehensive Plan supports activities that
promote a reasonable economic return on larger agricultural properties outside of the City’s MUSA
boundary. The Plan further supports the expansion of restaurant and local shopping opportunities
within the community. The proposed microbrewery complies with all applicant site and building
design standards in the zoning ordinance.
3) Will be designed, constructed, operated and maintained so as to be compatible or similar in an architectural and
landscape appearance with the existing or intended character of the general vicinity and will not change the essential
character of that area, nor substantially diminish or impair property values within the neighborhood. Finding:
The microbrewery is designed to resemble an agricultural building, and will use architectural
features and elements that look like a historic farm out building
4) Will be served adequately by existing (or those proposed in the project) essential public facilities and services,
including streets, police and fire protection, drainage, structures, refuse disposal, water and sewer systems and schools.
Finding: The site will be served with private well and septic systems designed to meet current
standards and appropriately sized for the expected uses.
5) Will not involve uses, activities, processes, material equipment, and conditions of operation that will be hazardous or
detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke,
fumes, glare, or odors. Finding: All processing associated with the microbrewery will occur within an
enclosed building, and no external impacts, including noise, smoke, fumes, glare or odors are
expected from the use.
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6) Will have vehicular ingress and egress to the property which does not create traffic congestion or interfere with traffic
on surrounding public streets. Finding: The use will generate additional truck and vehicular traffic,
but not in a capacity that would be substantially different from an active agricultural use. There is
sufficient capacity along Bacardi Avenue to handle additional traffic from the use. The applicant
has designed the site to comply with all parking and access spacing requirements.
7) Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance and will
comply with all local, state, and federal environmental quality standards. Finding: The project will have little
to no environmental impact, nor will it result in the destruction, loss, or damage of any natural,
scenic, or historic feature of major importance. The site is located adjacent to the Wiklund Nature
Preserve, but the microbrewery will be situated over 150 feet from this boundary and will leave
existing trees along the northern property line in place that will act as a buffer to the preserve.
The AG – Agriculture zoning district includes several specific requirements for microbreweries as follows:
1) The site and building(s) shall be designed to limit the effects of this use on adjacent properties and public rights-of-
way. No loading docks or overhead vehicle doors shall be on a side abutting any public rights-of-way or any
residential use or district. Comment: the proposed building does not include a loading dock, and the
pull up doors providing access to the outdoor patio face away from the public street.
2) The principal building shall be the primary source for screening of the loading area or any required outdoor
equipment. Comment: Other than the screened trash enclosure area, the applicant is not planning
to install any outdoor equipment or designate a loading area for the facility.
3) All drives, loading and parking areas for the farm winery and associated uses shall be paved with a concrete or
bituminous surface including concrete curbing. Comment: Staff is recommending a condition of approval
that requires paving of the driveway and parking lot at the time the City paved Bacardi Avenue in
front of the use. The delay in paving is consistent with the agricultural character of the area.
4) Pedestrian circulation between the parking area and the farm winery and associated uses shall be provided through
sidewalks at least five feet (5') in width and paved with concrete, bituminous, pavers or similar hardscape.
Comment: A concrete walkway connecting the parking lot, building, and outdoor patio is shown
on the development plans.
5) Outdoor seating is subject to the performance standards outlined for outdoor seating in section 3-1-14 of this Code
and subsection 11-4-14D of this chapter. Comment: The applicant will need to comply with these
standards.
RECOMMENDATION
Staff recommends approval of a Variance, Simple Plat, and Conditional Use Permit request to allow the
establishment of a microbrewery and associated taproom at 12296 Bacardi Avenue. The recommendation
for approval is based on the information provided to the Planning Commission and the draft findings of
fact presented in this report.
Hello Neighbor,
We are writing this letter to you, our neighbor, with the hope that we can have an open dialogue about the
proposed brewery on Bacardi Avenue. Like you, we have lived in this neighborhood for many years and want
to maintain and enjoy the “country” feel as much as possible. With that in mind, we would like to share some
of our thoughts and, hopefully, address some of your concerns.
After becoming friends with Bob and Jeanne Manseau, we purchased their Bacardi property in 2004 with the
idea of trying to do something with the property that would keep the land as open as possible. We appreciate
the beauty of the countryside and the wildlife that lives in the area. Since that time, development has crept up
all around us. Large housing additions have sprung up to the north and south, with other potential
developments in the works. We all have watched these housing developments get closer and closer. With the
new houses have come increased traffic on Bacardi Avenue. Like many of you, we enjoy walking on Bacardi
Avenue. This is becoming and will continue to become more difficult as the housing developments creep
closer.
When we purchased the property on Bacardi, we knew that it was not something we could afford to sit on
forever as a non-income producing property. We have thought about many ideas over the years such as a
wedding venue, brewery or housing development. Because of the topography, farming is not a viable option to
produce any significant income. For various reasons the most palatable idea has become the brewery idea.
The brewery concept allows us to keep the land in its most natural state and to share it with others in the
community. We have been working on this project for over five years and have done much research. The
research shows that there are benefits to landowners within a certain distance of the brewery, including
increased land values. The research also supports that a brewery will benefit the community in that it acts as a
social center for neighbors, families and friends. We see this brewery as an asset to the city of Rosemount and
especially to the neighborhood. I know many of us enjoy our open spaces, but it would also be nice to get to
know our neighbors better. The brewery could provide a social setting where we come together to visit.
Similar to many other breweries we have visited, we envision the setting of our brewery to be a family friendly
gathering space that promotes community and supports fun activities, such as local fundraisers and trivia
nights. A brewery is not a “bar,” but an establishment that proudly serves only craft beer and root beer that is
brewed on-site during limited hours.
We would love to discuss the brewery concept with you further. We had hoped to invite neighbors over for
continued conversation, but due to COVID-19, will have to settle for phone conversations or other forms of
communication, such as e-mails.
If you have questions about the proposed project, or would like to discuss it further, we can be reached at 651-
353-6176 or schmitdl@frontiernet.net. Thank you for taking the time to read this letter. We are looking
forward to carrying on the conversation and hope to answer any concerns you might have.
Sincerely,
The Schmitz Family
Dave, Robin, Christian (Katie), Lauren (Ross), Jordan (Kelly) and Alison
1
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION BA20 20-01
A RESOLUTION APPROVING A VARIANCE TO ALLOW THE PLATTING OF A LOT
THAT DOES NOT MEET THE MINIMUM AREA AND FRONTAGE REQUIREMENTS
FOR AN AG - AGRICULTURAL ZONING DISTRICT.
WHEREAS, David Schmitz, 2100 126th Street West, Rosemount, MN (the “Applicant”), has
submitted an application to the City Rosemount (the “City”), for a variance to allow the creation of
two lots, one of which will be 2.48 acres in size and the other of which will have 239.23 feet of
frontage along a public street, both associated with the North 20 Brewery Addition; and
WHEREAS, the Rosemount zoning ordinance requires a minimum lot size of 2.5 acres and density
of no more than one dwelling unit per 40 acres and a minimum lot width of 300 feet along a public
street in an AG – Agricultural zoning district; and
WHEREAS, notice has been published, mailed and posted pursuant to the Rosemount Zoning
Ordinance, Section 11-12-2; and
WHEREAS, the Rosemount Board of Appeals and Adjustments held a public hearing and
considered on said matter on April 14, 2020; and
WHEREAS, the Rosemount Board of Appeals and Adjustments continued the public hearing to
May 12, 2020; and
NOW, THEREFORE, based on the testimony elicited and information received, the Rosemount
Board of Appeals and Adjustments makes the following:
FINDINGS
1. That the procedures for obtaining said Variance are found in the Rosemount Zoning
Ordinance, Section 11-12-2.
2. That all the submission requirements of said Section 11-12-2 have been met by the
Applicant.
3. That the Variance will be located on property legally described as follows (the applicant’s
current lot prior to subdivision/recombination):
The N ½ of the SW ¼ of the NE ¼ of Section 16, Township 115, Range 19, Dakota County,
Minnesota.
2
And also,
Beginning at the northeast corner of the SE ¼ of the NW ¼ of Section 16, Township 115,
Range 19, Dakota County, Minnesota; thence S 89°46’59” W, assumed bearing, along the
north line of said SE ¼ a distance of 73.56 feet; thence S 1°01’24” E a distance of 651.27 feet
to the westerly extension of the south line of the N ½ of the SW ¼ of the NE ¼ of said
Section 16; thence N 89°47’32” E, along said south line, a distance of 61.34 feet to the east line
of the SE ¼ of the NW ¼ of said Section 16; thence N 0°03’06” E, along said east line, a
distance of 651.22 feet to the point of beginning.
4. The variance request is in harmony with the purposes and intent of the ordinance. Finding:
The zoning ordinance allows microbreweries (and therefore all permitted accessory activities
as well) in the AG zoning district, and the proposed use is intended to resemble an
agricultural outbuilding in terms of size, building materials, and overall design.
5. The variance is consistent with the comprehensive plan. Finding: The site is guided for
Rural Residential land uses, and the AG – Agricultural zoning district is listed as an
acceptable zoning for this land category. The Comprehensive Plan supports activities that
promote a reasonable economic return on larger agricultural properties outside of the City’s
MUSA boundary. The Plan further supports the expansion of restaurant and local shopping
opportunities within the community.
6. Granting of the variance allows reasonable use of the property. Finding: The
microbrewery is allowed with a conditional use permit in the City’s AG zoning district and
the proposed activity and structure are consistent with the requirements for this use. The
zoning ordinance would allow a microbrewery to be constructed on the same parcel as an
agricultural home site, and the proposed variance will allow the same use of property but on
separate parcels.
7. There are unique circumstances to the property which are not created by the landowner.
Finding : The property it one of only a few larger agricultural parcels remaining in the City’s
north central rural development area and the proposed variance allows a reasonable
economic return from this larger parcel.
8. Granting of the variance does not alter the essential character of the locality. Finding : The
variance will allow the same use of property on separate parcels as would be allowed on the
larger 20-acre parcel without a subdivision. The proposed building is intended to replicate
the character of the surrounding agricultural uses.
3
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Variance is granted, subject to the
following condition:
1) Approval of a conditional use permit by the City Council to establish a microbrewery on the
lot to be created as a result of the variance.
2) Recording of a deed restriction over Lots 1 & 2, Block 1 that prohibits the sale of either
parcel independent from other property (residential and commercial).
Passed and duly adopted this 12th day of May 2020, by the Board of Appeals and Adjustments of the
City of Rosemount, Minnesota.
__________________________________
Melissa Kenninger, Chair
ATTEST:
________________________________
Stacy Bodsberg
Planning & Personnel Office Specialist
NATURE PRESERVEEXIST. HOUSEBACARDI AVEEXIST. POLE BARNTREE LINETREE LINEEXIST. DRIVEPARKINGGRAVEL35 SPACESPROPERTY LINE 1329'+/-30' BLDG SETBACKPROPERTY LINE 1329'+/-PROPERTY LINE 424'+/-50' BLDG & PKG SETBACKMONUMENT SIGN(6) TYPE A(6) TYPE B(6) TYPE CTRASH ENCL.DOWNSPOUTS @ CORNERSOF BLDG.20' PARKING SETBACK(4) FUTURE SPACES 20' PARKING SETBACK30' BLDG SETBACKBREWERYSITE INFORMATION:TOTAL LOT AREA:19.83 ACRES ZONING:AG AGRICULTUREBUILDING SETBACKS:FRONT: 50' SIDE: 30'REAR:30'PARKING SETBACKS:FRONT:50'SIDE:20'PROPOSED BUILDING SIZE:AREA:4,355 SFPARKING REQUIREMENTS: REQUIRED PARKING STALL SIZE: 90 DEGREES, 9'-0" x 20'-0"24'-0" AISLE (MIN)PARKING SUMMARY:RESTAURANT/BAR/PATIO : 1 PER 3 SEAT -112/3 = 37BREWERY: 1 PER 500 S.F. = 1TOTAL PARKING REQUIRED: = 38AMOUNT OF PARKING SHOWN = 39 TOTAL SPACES (2 ACCESSIBLE)INCLUDING 4 FUTURE SPACESZONING ORDINANCE USED:CITY OF ROSEMOUNT, MNCITY CODE -ON-LINE DATE: 07-17-2018SYM.QUANTITYCOMMON NAMERED PINEBLACK HILLS SPRUCESCOTCH PINE666ABCPLANT MATERIAL LEGENDBOTANICAL NAMEPINUS RESINOSAPICEA GLAUCA DENSATAPINUS SYLVSTRIASIZE/ROOT6'-0" HIGH MIN. BALLED AND BURLAPPED6'-0" HIGH MIN. BALLED AND BURLAPPED6'-0" HIGH MIN. BALLED AND BURLAPPEDREMARKS6x6 POST, BLDG. TRIM COLORSIDING TO MATCH BLDG.TRIM TO MATCH BUILDING6' - 0"14' - 6"ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.comPRELIMINARYNOT FOR CONSTRUCTIONAs indicated4/30/2020 3:46:27 PMA1-1SITE &LANDSCAPE PLAN19-01-007612296 Bacardi Ave. WRosemount, MNNew Brewery02/04/2020BPJAC40'20'0'40'No. Description Date1" = 40'-0"A1-11SITE & LANDSCAPE PLANNORTH3/8" = 1'-0"A1-12DUMPSTER ELEVATION
PARCEL AThe SE 1/4 of the NW 1/4 of Section 16, Township 115, Range 19, Dakota County,Minnesota, EXCEPT the South 400 feet of the North 700 feet of the East 609 feet ofsaid SE 1/4 lying west of the following described line: Beginning 73.56 feet west ofthe northeast corner of said SE 1/4; thence S 1°01'24" E a distance of 800 feet andsaid line there terminating.PARCEL C400.0300.0609.0PARCEL BThe N 1/2 of the SW 1/4 of the NE 1/4 of Section 16,Township 115, Range 19, Dakota County, Minnesota.PARCEL CThe South 400 feet of the North 700 feet of the East 609 feet of the SE 1/4 of the NW1/4 of Section 16, Township 115, Range 19, Dakota County, Minnesota, lying west ofthe following described line: Beginning 73.56 feet west of the northeast corner of saidSE 1/4; thence S 1°01'24" E a distance of 800 feet and said line there terminating.PARCEL 1 (PORTION OF PARCEL A TO BE DEEDED TO PARCEL B)Beginning at the northeast corner of the SE 1/4 of the NW 1/4 of Section 16, Township 115, Range 19, Dakota County,Minnesota; thence S 89°46'59" W, assumed bearing, along the north line of said SE 1/4 a distance of 73.56 feet; thence S1°01'24" E a distance of 651.27 feet to the westerly extension of the south line of the N 1/2 of the SW 1/4 of the NE 1/4 ofsaid Section 16; thence N 89°47'32" E, along said south line, a distance of 61.34 feet to the east line of the SE 1/4 of theNW 1/4 of said Section 16; thence N 0°03'06" E, along said east line, a distance of 651.22 feet to the point of beginning.(43,924 SQ. FT.)PARCEL 1BACARDI AVENUE
BREWERYPROPERTY(2.63 ACRES)219.0422.0PROPOSED BREWERY PROPERTY DESCRIPTIONThe north 422 feet of the west 219 feet of the N 1/2 of the SW 1/4 of the NE 1/4 of Section 16, Township 115, Range 19,Dakota County, Minnesota.And,The north 422 feet of the following described parcel: Beginning at the northeast corner of the SE 1/4 of the NW 1/4 ofSection 16, Township 115, Range 19, Dakota County, Minnesota; thence S 89°46'59" W, assumed bearing, along thenorth line of said SE 1/4 a distance of 73.56 feet; thence S 1°01'24" E a distance of 651.27 feet to the westerly extensionof the south line of the N 1/2 of the SW 1/4 of the NE 1/4 of said Section 16; thence N 89°47'32" E, along said south line, adistance of 61.34 feet to the east line of the SE 1/4 of the NW 1/4 of said Section 16; thence N 0°03'06" E, along said eastline, a distance of 651.22 feet to the point of beginning.APPRO Development, Inc.21476 Grenada AvenueLakeville, MN 55044952-469-2171ADMINISTRATIVESUBDIVISIONSCHMITZ BREW PUBROSEMOUNT, MN
BREWERYFF=970.0RECYCLEDASHPHALT/CONC PARKINGBACARDI AVENUE NEW WELL50' FRONT BUILDING SETBACKLOT 1BLOCK 1LOT 2BLOCK 1PATIOAPPRO Development, Inc.21476 Grenada AvenueLakeville, MN 55044952-469-2171PRELIMINARY PLAT -NORTH 20 BREWERYADDITIONSCHMITZ BREW PUBROSEMOUNT, MNNOTES1. UTILITIES SHOWN ARE APPROXIMATE LOCATION. LOCATIONS OF UNDERGROUND UTILITIES COMPILEDFROM VISUAL EVIDENCE (FLAGGING & PAINT MARKS) AND RECORD DRAWINGS (DESIGN & AS-BUILT).CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTILITY, GAS LINE, AND ELECTRICAL LINE LOCATIONSPRIOR TO EXCAVATION.2. PROPERTY CURRENTLY ZONED AG (AGRICULTURAL DISTRICT). 3. SURVEY COMPLETED IN JANUARY, 2020.4. TOTAL AREA OF PROPERTY AS SHOWN:A. AREA OF PROPERTY TO BE PLATTED: 907,675 SQ. FT. (20.84 AC.)B. PROPOSED LOT 1, BLOCK 1 = 107,862 SQ. FT. (2.48 AC.)C. DEDICATED BACARDI AVENUE = 21,492 SQ. FT. (0.49 AC.)D. PROPOSED LOT 2, BLOCK 1 = 778,317 SQ. FT. (17.87 AC.)BENCHMARK - NAVD - 1988
33.0BREWERYFF=970.0RECYCLEDASHPHALT/CONCPARKINGBACARDI AVENUE9.019.924.7 24.0ALTERNATE SEPTICPRIMARY SEPTICNEW WELL969.4969.2965.3INFILTRATIONBASIN963.9966.9968.5SILT FENCERIP-RAP OVERFLOWELEV=956.5INFILTRATION BASINBOTTOM = 953.050' FRONT BUILDING SETBACK33' ROAD RIGHT-OF-WAY EASEMENT30.030' SIDE YARD SETBACK969.5969.5969.5TOP OF PONDELEV=957.5FUTURE EXPANSIONTRASH ENCL.50.0MON. SIGNPATIOTOPOGRAPHIC SURVEY,SITE PLAN, ANDGRADING PLANPROPOSED LEGENDWATER MAINSANITARY SEWERSTORM SEWERWATER SERVICESANITARY SERVICECHAIN LINK FENCEVINYL/WOOD FENCELIGHT POLEHYDRANTWATER VALVESANITARY MANHOLESTORM MANHOLECATCH BASINSILT FENCEGRADING LIMITS999CONTOUR LINESPOT ELEVATIONDRAINAGE ARROWDETAILNOTESSSSWWWWSSSSNOTES1) UTILITIES SHOWN ARE APPROXIMATE LOCATION. LOCATIONS OF UNDERGROUNDUTILITIES COMPILED FROM VISUAL EVIDENCE (FLAGGING & PAINT MARKS) AND RECORDDRAWINGS (DESIGN & AS-BUILT). CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTILITY,GAS LINE, AND ELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION.2) CONSTRUCT TEMPORARY ROCK CONSTRUCTION ENTRANCE PER CITY SPECIFICATIONS.3) INSTALL SILT FENCE PRIOR TO EXCAVATION AS NEEDED.4) RE-VEGETATE THE SITE WITHIN 48 HOURS OF FINAL GRADING.5) CONTRACTOR SHALL DETERMINE STOCK PILE AREAS AND CONCRETE WASHOUT AREASPRIOR TO EXCAVATION AND PROVIDE NECESSARY EROSION CONTROL.6) PROPOSED SLOPES AS SHOWN ARE NOT GREATER THAN 3:1.7) USE "CITY OF ROSEMOUNT UTILITY AND STREET CONSTRUCTION STANDARDS ANDSPECIFICATIONS" AND USE CITY OF ROSEMOUNT STANDARD PLATES.8) PROPOSED WELL AS SHOWN.9) SANITARY SERVICE WILL HAVE PRIMARY AND ALTERNATE SEPTIC SITES.10) STORM RUNOFF WILL BE DIRECTED TO PROPOSED INFILTRATION BASIN.11) THE INFILTRATION BASIN SHALL BE PROTECTED FROM CONSTRUCTION TRAFFIC. ONCEBASIN IS EXCAVATED TO GRANULAR DEPTH, ALL HEAVY EQUIPMENT SHALL BE KEPT OUTOF THIS AREA.12) THE SIDE SLOPES OF THE SEDIMENTATION BASIN AND INFILTRATION BASIN SHALL HAVEEROSION CONTROL BLANKET INSTALLED. INFILTRATION BASIN TO HAVE 6" OF COMPOSTMIXED IN WITH THE TOP 1 FOOT OF ON-SITE SAND MATERIAL. USE MNDOT SEED MIX#35-241.
BACARDI AVENUELOT 1BLOCK 1LOT 2BLOCK 166.0DEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF MINNESOTACOUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTACITY COUNCIL, CITY OF ROSEMOUNT, MINNESOTACOUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTASURVEYORS CERTIFICATENORTH 20 BREWERY ADDITION
SCALE: 1/8" = 1'-0"NAMEDRAWINGTITLEDRAWINGNUMBERDRAWINGSCALESHEETNUMBERTRUE NORTHARROWPROJECT NORTHARROW12ACOLUMN LINE GRID &NUMBERSNEW COLUMNNUMBEREXISTING COLUMNNUMBERSECTIONTARGETSECTIONNUMBERSHEETNUMBERDETAILTARGETSELEVATIONTARGETSELEVATIONNUMBERSSHEETNUMBERELEVATIONNUMBERSSHEETNUMBERROOM & ROOM NUMBERTARGET101OFFICEROOM NUMBERROOM NAMEDOORTARGETWINDOWTARGETDOORNUMBERW1WINDOW TYPENUMBERWALLSYMBOLSNEWDOOREXISTINGDOORPLUMBING FIXTURESYMBOLSSTANDARD WATERCLOSETWALL-HUNG WATERCLOSETURINALLAVATORYCUSTODIAL SINK/MOPRECEPTORLAVATORY INCOUNTERWALLTARGETWALL TYPETOILET ACCESSORIESTARGETACCESSORYNUMBER(CORRESPONDS W/ NUMBER IN SPECIFICATIONS)KEYNOTETARGETKEYNOTENUMBERELEVATIONTARGETELEVATIONTARGETBUILDING DATUMELEVATIONREVISIONTARGET3REVISIONNUMBERAREA OF REVISIONCLOUDEDHANDICAPPED ACCESSIBILITYSYMBOL(NOT TO SCALE)PROJECT TEAMCODE SUMMARYDRAWING INDEXABBREVIATIONSSTANDARD DRAWING SYMBOLSLOCATION MAPIMAGE&@Ø#PL±A.F.F.ADDL.ADJ.AGG.A/CA.H.U.ALT.ALUM.A.B.ANOD.APPROX.ARCH.AUTO.BSMT.BM. BRG.BRG.BIT.BLK.BLKG.BD.BLDG.B.U.R.CAB. CPT.C.I.P.C.B.CLG.C.T.CLR.COL.COLS.CONC.C.M.U.CONF.CONST.CONST. JT.CONT.C.J.COORD.C.F.C.F.M.C.Y.DISP.DN.DS.DWG.D.F.E.W.ESMT.E.W.C.ELEC.EL.ELEV.EMER.EQ.EQUIP.E.F.EXIST./EXSTEXP.EXT.ANDANGLEATCENTER LINE (ALT+0143)DIAMETER (ALT+0140)NUMBER, POUNDSPLATEPLUS OR MINUSABOVE FINISHED FLOORADDITIONALADJUSTABLEAGGREGATEAIR CONDITIONINGAIR HANDLING UNITALTERNATEALUMINUMANCHOR BOLTANODIZEDAPPROXIMATELYARCHITECT(URAL)AUTOMATICBASEMENTBEAM BEARINGBEARINGBITUMINOUSBLOCKBLOCKINGBOARDBUILDINGBUILT-UP ROOFCABINETCENTERLINECARPETCAST IRON PIPECATCH BASINCEILINGCERAMIC TILECLEARCOLUMNCOLUMNSCONCRETECONCRETE MASONRY UNITCONFERENCECONSTRUCTIONCONSTRUCTION JOINTCONTINUOUSCONTROL JOINTCOORDINATIONCUBIC FEETCUBIC FEET PER MINUTECUBIC YARDDISPENSERDOWNDOWNSPOUTDRAWINGDRINKING FOUNTAINEACH WAYEASEMENTELECTRIC WATER COOLERELECTRICELEVATIONELEVATOREMERGENCYEQUALEQUIPMENTEXHAUST FANEXISTINGEXPANSIONEXTERIORFT.FRP.FIN.F.F.E.F.E.FLR.F.D.FLUOR.FTG.G.P.M.GAL.GALV.GA.G.C.GL. BLK.GL.G.M.U.GLAZ.G.F.I.GYP. BD. (GYB)HC.HDWE.HDR.H.V.A.C.HT.H.M.HYD.IN.INCL.INSUL.INT.INV.JAN.JT.JST. BRG.K.KIT.K.O.LAB.LAM.L.V.L.LAV.L.H.L.F.LL.LOC.LB.LBS.M.H.MFR.MFG.MAS.M.O.MATL.MAX.MECH.MTL.MEZZ.MIN.MISC.MTD.NOM.N.I.C.N.T.S.N.A.O.C.OPNG.O.A.O.D.OH.FEET OR FOOTFIBER REINFORCED PLASTICFINISHFINISHED FLOOR ELEVATIONFIRE EXTINGUISHERFLOORFLOOR DRAINFLUORESCENTFOOTINGGALLONS PER MINUTEGALLONSGALVANIZEDGAUGE, GAGEGENERAL CONTRACTORGLASS BLOCKGLASSGLAZED MASONRY UNITGLAZINGGROUND FAULT INTERRUPTERGYPSUM BOARDHANDICAP(PED)HARDWAREHEADERHEATING, VENTING,AIR CONDITIONINGHEIGHTHOLLOW METALHYDRANTINCHESINCLUDEDINSULATEDINTERIORINVERTJANITORJOINTJOIST BEARINGKIPSKITCHENKNOCK OUTLABORATORYLAMINATELAMINATED VENEER LUMBERLAVATORYLEFT HANDLINEAL FEETLIVE LOADLOCATIONPOUNDPOUNDSMANHOLEMANUFACTURERMANUFACTURINGMASONRYMASONRY OPENINGMATERIALMAXIMUMMECHANICALMETALMEZZANINEMINIMUMMISCELLANEOUSMOUNTEDNOMINALNOT IN CONTRACTNOT TO SCALENOT APPLICABLEON CENTEROPENINGOUTSIDE AIROUTSIDE DIAMETEROVERHEADPR.PKNG.PART.PL.P.LAM.PLYWD.PVC.P.I.V.P.R.V.P/CPROP.ÄQT.R.REF.REFR.REINF.REQD.R.A.REV.R.P.M.R.H.R.O.W.R.D.RM.R.O.RBRTSAN.SCH.SLNT.SHT.SHWR.SIM.S.C.SPEC.SQ.S.F.S.Y.S.S.STD.STL.STL. JST.STNSTRM.SW.SYMB.TERZT.T.O.C.T.O.F.T.O.M.T.O.S.T.O.W.T>EL.TEMP.TOPO.TYP.UG.UNFIN.U.H.U.N.O.V.B.V.T.R.VERT.VEST.VL.B.V.C.T.VSVSTR.PAIRPARKINGPARTITIONPLATEPLASTIC LAMINATEPLYWOODPOLYVINYL CHLORIDEPOST INDICATOR VALVEPOWER ROOF VENTILATORPRECASTPROPERTYPROPERTY LINEQUARRY TILERADIUSREFERENCEREFRIGERATORREINFORCEDREQUIREDRETURN AIRREVERSEDREVOLUTIONS PER MINUTERIGHT HANDRIGHT OF WAYROOF DRAINROOMROUGH OPENINGRUBBER BASERUBBER TILESANITARYSCHEDULESEALANTSHEETSHOWERSIMILARSOLID CORESPECIFICATION/SPECIFIEDSQUARESQUARE FEETSQUARE YARDSTAINLESS STEELSTANDARDSTEELSTEEL JOISTSTONESTORMSWITCHSYMBOLTERRAZZOTREADTOP OF CONCRETETOP OF FOOTINGTOP OF MASONRYTOP OF STEELTOP OF WALLTONGUE AND GROOVETELEPHONETEMPEREDTOPOGRAPHYTYPICALUNDERGROUNDUNFINISHEDUNIT HEATERUNLESS NOTED OTHERWISEVAPOR BARRIERVENT THROUGH ROOFVERTICALVESTIBULEVINYL BASEVINYL COMPOSITION TILEVINYL SHEETVINYL STAIR TREAD, RISERW.C.W.H.WT.W.W.F.WDW.W/W/OWD.ACT.ACOUSTICAL CEILING TILEBM.BEAMCONTR.CONTRACTORDEMO.DEMOLITION/DEMOLISHIBCINTERNATIONAL BUILDING CODEOHD.OVERHEAD DOORPT.PAINT(ED)R.I.ROUGH-INU.B.C.UNIFORM BUILDING CODEV.W.C.V.VINYL WALL COVERINGVOLTSWATER CLOSETWATER HEATERWEIGHTWELDED WIRE FABRICWINDOWWITHWITHOUTWOODŽDIA.DIAMETERI.L.O.IN LIEU OFPDM.PEDI-MATT.B.D.TO BE DETERMINED2A2-1100DRAWING NAMESECTIONNUMBERSHEETNUMBER####ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.comPRELIMINARYNOT FOR CONSTRUCTION 3/32" = 1'-0"2/4/2020 1:08:21 PMA0-1COVER SHEET19-01-007612296 Bacardi Ave. WRosemount, MNNew Brewery02/04/2020JACJACDRAWING INDEXSheetNumberSheet NameA-GeneralA0-1 COVER SHEETC-ArchitecturalA1-1 SITE & LANDSCAPE PLANA2-1 FLOOR PLANA3-1 EXTERIOR ELEVATIONSA3-2 BUILDING SECTION & DETAILSNEW BREWERY12296 BACARDI AVE. WROSEMOUNT, MNNo. Description Date
NATURE PRESERVELAKEEXIST. HOUSEBACARDI AVEEXIST. POLE BARNTREE LINETREE LINEFUTURE PARKINGBREWERYEXIST. DRIVEPARKINGGRAVEL29 SPACESPROPERTY LINE 1329'+/-30' BUILDING SETBACK30' BUILDING SETBACKPROPERTY LINE 1329'+/-PROPERTY LINE 655'+/-PROPERTY LINE 655'+/-50' BUILDING SETBACKPER NEW PL50' - 0"40' - 0"MONUMENT SIGN(5) TYPE A(5) TYPE B(6) TYPE COPT. FUTURE ADDITIONTRASH ENCL.DOWNSPOUTS @ CORNERSOF BLDG.SITE INFORMATION:TOTAL LOT AREA:19.83 ACRES ZONING:AG AGRICULTUREBUILDING SETBACKS:FRONT: 50' SIDE: 30'REAR:30'PARKING SETBACKS:FRONT:50'SIDE:20'PROPOSED BUILDING SIZE:AREA:4,355 SFPARKING REQUIREMENTS: REQUIRED PARKING STALL SIZE: 90 DEGREES, 9'-0" x 20'-0"24'-0" AISLE (MIN)PARKING SUMMARY:RESTAURANT/BAR : 1 PER 3 SEAT - 84/3 = 28BREWERY: 1 PER 500 S.F. =1TOTAL PARKING REQUIRED 29AMOUNT OF PARKING SHOWN ONSITE = 29 TOTAL SPACES (2 ACCESSIBLE)ZONING ORDINANCE USED:CITY OF ROSEMOUNT, MNCITY CODE -ON-LINE DATE: 07-17-2018SYM.QUANTITYCOMMON NAMERED PINEBLACK HILLS SPRUCESCOTCH PINE556ABCPLANT MATERIAL LEGENDBOTANICAL NAMEPINUS RESINOSAPICEA GLAUCA DENSATAPINUS SYLVSTRIASIZE/ROOT6'-0" HIGH MIN. BALLED AND BURLAPPED6'-0" HIGH MIN. BALLED AND BURLAPPED6'-0" HIGH MIN. BALLED AND BURLAPPEDREMARKS6x6 POST, BLDG. TRIM COLORSIDING TO MATCH BLDG.TRIM TO MATCH BUILDING6' - 0"14' - 6"ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.comPRELIMINARYNOT FOR CONSTRUCTIONAs indicated2/6/2020 4:20:56 PMA1-1SITE &LANDSCAPE PLAN19-01-007612296 Bacardi Ave. WRosemount, MNNew Brewery02/04/2020BPJAC60'30'0'60'No. Description Date 1" = 60'-0"A1-11SITE & LANDSCAPE PLANNORTH 3/8" = 1'-0"A1-12DUMPSTER ELEVATION
10 TON CHILLERKITCHENBREWINGHOST.GAS FPBENCH10' x 8' ROLL UP DOOR10' x 4' ROLL UP DOORWALK-INCOOLERFDFDWOMENSMENSJAN.RETAILBENCHBEER TAPSBEER TAPSSERVERSWASH STATIONVESTIBULERETAILBAR(13 SEATS)TVTV(4) 36" BARN DOORSSERVINGTABLE SEATING: 62BAR SEATING: 13CONF. SEATING: 14TOTAL SEATING: 8972' - 0"60' - 0"24' - 7"16' - 0"31' - 5"17' - 6"7' - 0"12' - 11"60' - 0"8' - 3"5' - 5"9' - 7 1/2"4' - 0"13' - 6"19' - 0"53' - 0"15' - 5 1/2"21' - 9 1/2"20' - 5"12' x 10' FIXED WINDOWTRENCH DRAIN4' X 8' FIXED WINDOW4' X 8' FIXED WINDOW4' X 8' FIXED WINDOW4' X 8' FIXED WINDOW10' - 2"10' - 2"7' - 0"13' - 10 1/2"18' - 2"10' - 9 1/2"8X12 FALSE POST, TYP.8X12 FALSE BEAM, TYP.9' X 8' STORE FRONT9' X 8' STORE FRONT407030703070307030703070COUNTER TOP @ 42"W/ RED COR. MTL. BELOW2040204070406' - 0 1/2"6' - 0"15' - 3 1/2"MEETING RM.20' X 40' CONC. PATIO4' CONC. WALK4' CONC. WALKScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.comPRELIMINARYNOT FOR CONSTRUCTION 1/4" = 1'-0"2/4/2020 10:32:14 AMA2-1FLOOR PLAN19-01-007612296 Bacardi Ave. WRosemount, MNSchmitz Brew Pub01/17/2020bpJACNo. Description Date 1/4" = 1'-0"A2-11FLOOR PLAN4'2'0'4'NORTH
RED CORRUGATED MTL.PRECAST BENCH TOPRED CORRUGATED MTL.DECORATIVE BRACKET6121212WEST ELEVATIONSOUTH ELEVATIONEAST ELEVATIONNORTH ELEVATIONMONUMENT SIGN20 NORTH BREWINGCONCRETE BASECORRUGATED METALMTL. LETTERING1' - 4"3' - 0"16' - 0"ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.comPRELIMINARYNOT FOR CONSTRUCTION 1/8" = 1'-0"1/17/2020 11:45:43 AMA3-1EXTERIORELEVATIONS19-01-007612296 Bacardi Ave. WRosemount, MNNNew New Brew Pub01/17/2020bpJACNo. Description Date 1/8" = 1'-0"A3-11EXTERIOR ELEVATIONS
MEMORANDUM
To: Kyle Klatt, Senior Planner
CC: Kim Lindquist, Community Development Director
Brian Erickson, Director of Public Works/City Engineer
Stacy Bodsberg, Planning and Personnel Secretary
From: Stephanie Smith, Assistant City Engineer
Date: April 14, 2020, Updated May 12, 2020
Subject: North 20 Brewing Microbrewery and Taproom Simple Plat - Engineering
Review – Update
SUBMITTAL:
The plans for North 20 Microbrewery have been prepared by Jacobson Engineers & Surveyors,
dated February 7th, 2020. Engineering review comments were generated from the following
documents included in the submittal:
▫ Preliminary and Final Plat
▫ Site Plan with Survey and Grading
(dated 2/7/2020)
▫ SWPPP
▫ Stormwater Narrative and Modeling
Results
The applicant submitted an updated site plan, but grading and stormwater plans were
not included with this resubmittal. When those are received, staff will review and
additional comments may apply to ensure the applicant meets City standards and
engineering guidelines.
GENERAL COMMENTS:
1. The development fees below are estimated based on the current Schedule of Rates and
Fees. These fees are due with the final plat and subdivision agreement.
§ GIS Fees: $60/unit
§ Storm Sewer Trunk Charge: $6865/ net developable acre
2. Stormwater management plan must be signed by an engineer registered in the state of
Minnesota.
RIGHT OF WAY AND EASEMENTS:
The plat consists of re-platting two existing parcels on either side of Bacardi Avenue. Bacardi
Avenue right of way will be platted to address an existing access issue for the parcel on the east
side. The parcel on the east side will also be divided into two lots: the microbrewery site and the
existing home site.
3. Applicant shall dedicate right-of-way for the east side of Bacardi Avenue per City
requirements.
4. Drainage and Utility (D&U) easements shall be dedicated around the perimeter of the
lots, over the stormwater BMP and drainage way.
5. Applicant shall enter into a Stormwater Maintenance and Easement Agreement with the
City for the proposed, private stormwater BMPs.
6. Conservation easements are required over the wetland and buffers. Signage for
conservation easements shall be provided by the developer.
7. Signage for buffer areas around the infiltration basin shall be installed by the developer
and an extended maintenance warranty shall be required to ensure establishment of the
naturally vegetated areas.
8. Trees are not allowed to be planted within D&U easements, over the proposed storm
sewer, or within a pond access location. Trees located on individual properties shall not
be planted near the sanitary sewer and water service lines.
9. The width of drainage and utility easements shall be verified during final design.
STREETS AND PARKING LOTS
Bacardi Avenue right of way will be platted to provide access to the lots on the east side. The
microbrewery parking lot will have an access off Bacardi Avenue. The planning memo shall
respond to questions and concerns about the traffic impacts of this development from
the April 14, 2020 Planning Commission meeting.
10. Turnaround at the end of the parking aisle shall be minimum of 10 feet by 24 feet.
11. Sidewalk shall be separated from the parking lot either by elevation or by horizontal
separate.
12. As there is no street lighting on Bacardi Avenue at this location, applicant shall provide
lighting at the microbrewery access for improved visibility.
WATER AND SANITARY SEWER
This part of town is outside the Municipal Urban Service Area, and therefore does not have City
water or sanitary sewer. The applicant has proposed a well and septic system to serve the
microbrewery and taproom.
13. Include the septic system area in the construction limits for both grading and erosion
and sediment control plans.
STORMWATER
The applicant proposes an infiltration basin east of the parking lot for stormwater management.
14. Grading shall be revised to have a maximum grade of 4:1.
15. Infiltrometer testing to verify the infiltration rate shall be required prior to public
acceptance of the infiltration basin.
16. Soil amendment is required in basins where the infiltration rate is higher than 8.3 inches
per hour.
WSB Engineering reviewed the North 20 Brewing Microbrewery and Taproom grading and
stormwater management plan on behalf of the City. The recommended conditions of approval
are in the attached memo dated April 3, 2020 and have been summarized below:
17. An operations and maintenance plan for the stormwater management features should be
submitted.
18. A NPDES permit shall be obtained prior to the start of construction.
19. The wetland the property discharges to is classified as Preserve in the City’s Wetland
Management Plan. Per the City’s Engineering Guidelines, NURP equivalent treatment
must be provided prior to discharging the wetland.
20. A drainage and utility easement should be placed over the wetland HWL within the
parcel. The HWL of the wetland is 910.1 feet per the City-wide model.
21. Over an acre of disturbance is proposed so a NPDES permit will be required. Applicant
should submit a SWPPP and erosion control plans for review.
22. Basin grading should be updated to have 4:1 side slopes.
23. The infiltration basin HWL should be added to the plans. Per the City’s Engineering
Guidelines, no discharge or infiltration can be assumed when establishing the 100-year,
24-hour storm event high water level.
24. From the City’s GIS system, it appears there is a culvert running west to east under
Bacardi Avenue at the north edge of the parcel. Applicant should verify the presence of
this culvert and include surveyed information on the culvert if verified.
25. It is recommended to pipe the drainage instead of sheet flow to the infiltration basin.
26. Per the City’s Engineering Guidelines, storage of the 100-year, 24-hour storm is required
on site. For events with longer duration, a maximum peak stormwater discharge rate will
be limited to 0.05 cfs/acre.
27. Remove exfiltration from modeling.
28. Per the City’s Engineering Guidelines, 1/12 of an acre-foot/acre/day of infiltration for
the entire site’s acreage must be provided on site. Based on the site being 2.32 acres and
assuming the 0.7 in/hr infiltration rate noted in the drainage report, the required
infiltration area is approximately 2,950 square feet. The proposed infiltration area is only
855 square feet at the bottom.
29. Proposed drainage map includes the northern section that does not drain to the
infiltration basin. Please update the plan set to reflect proposed conditions.
30. Modeling calculations should be updated for the full buildout condition. Currently the
proposed model is not including the impervious from the future expansions of the
parcel.
31. Soil borings should be provided to confirm separation from groundwater/bedrock and
to confirm design infiltration rate. A soil boring report was received, but not in time
for a full review prior to the Planning Commission meeting. Additional
conditions may apply once this review is completed.
32. The results for the 10-day snowmelt event should be included in future submittals.
33. The HydroCAD models should be updated to use a MSE3 distribution.
34. Applicant should confirm freeboard requirements are being met when the high water
level has been established after making the required updates. Verification of compliance
will be confirmed in future submittals.
35. The water quality calculations should be updated for the full buildout condition.
Currently the calculations are not including the impervious from the future expansions.
36. Please indicate how all impervious from the roof is led to the infiltration basin. Current
drainage patterns show one half of the roof will discharge to the wetland without
pretreatment.
Should you have any questions or comments regarding the items listed above, please contact me
at 651-322-2015.
Attached: WSB Schmitz Brewery Plan Review Memo, 4/3/2020
K:\015411-000\Admin\Docs\Schmitz Brewery\Schmitz Brewery Stormwater Review Memo 20200403.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Stephanie Smith, City of Rosemount
From: Bill Alms, PE
Laura Cummings, EIT
Date: April 3, 2020
Re: Schmitz Brewery Plan Review
WSB Project No. 015411-000
I have reviewed the documents provided by Jacobson Engineers and Surveyors on February 17,
2020 for the Schmitz Brewery property. Documents reviewed include:
• 219148 CIVIL SET 21720
• Drainage Narrative 2420
• Hydro Report 21720
• 219148 SITE PLAN 21720
Applicant should provide responses to each comment. I offer the following comments below.
Grading, Drainage, and Erosion Control Comments:
1. General
a. An operations and maintenance plan for the stormwater management features
should be submitted.
b. A NPDES permit shall be obtained prior to the start of construction.
2. Ponds and Wetlands
a. The wetland the property discharges to is classified as Preserve in the City’s
Wetland Management Plan. Per the City’s Engineering Guidelines, NURP
equivalent treatment must be provided prior to discharging the wetland.
b. A drainage and utility easement should be placed over the wetland HWL within
the parcel. The HWL of the wetland is 910.1 feet per the City-wide model.
3. Emergency Overflow Routes:
a. No comments.
4. Retaining Walls:
a. NA
5. Erosion Control:
a. Over an acre of disturbance is proposed so a NPDES permit will be required.
Applicant should submit a SWPPP and erosion control plans for review.
6. Grading:
a. Basin grading should be updated to have 4:1 side slopes.
b. The infiltration basin HWL should be added to the plans. Per the City’s
Engineering Guidelines, no discharge or infiltration can be assumed when
establishing the 100-year, 24-hour storm event high water level.
Stephanie Smith
4/03/2020
Page 2
K:\015411-000\Admin\Docs\Schmitz Brewery\Schmitz Brewery Stormwater Review Memo 20200403.docx
Stormwater Management Plan:
1. General Storm Sewer Design
a. From the City’s GIS system, it appears there is a culvert running west to east
under Bacardi Avenue at the north edge of the parcel. Applicant should verify the
presence of this culvert and include surveyed information on the culvert if
verified.
b. It is recommended to pipe the drainage instead of sheet flow to the infiltration
basin.
2. Water Quantity
a. Per the City’s Engineering Guidelines, storage of the 100-year, 24-hour storm is
required on site. For events with longer duration, a maximum peak stormwater
discharge rate will be limited to 0.05 cfs/acre.
b. Remove exfiltration from modeling.
3. Rate/Volume Control
a. Per the City’s Engineering Guidelines, 1/12 of an acre-foot/acre/day of infiltration
for the entire site’s acreage must be provided on site. Based on the site being
2.32 acres and assuming the 0.7 in/hr infiltration rate noted in the drainage
report, the required infiltration area is approximately 2,950 square feet. The
proposed infiltration area is only 855 square feet at the bottom.
b. Proposed drainage map includes the northern section that does not drain to the
infiltration basin. Please update the plan set to reflect proposed conditions.
c. Modeling calculations should be updated for the full buildout condition. Currently
the proposed model is not including the impervious from the future expansions of
the parcel.
d. Soil borings should be provided to confirm separation from groundwater/bedrock
and to confirm design infiltration rate.
e. The results for the 10-day snowmelt event should be included in future
submittals.
f. The HydroCAD models should be updated to use a MSE3 distribution.
4. Freeboard
a. Applicant should confirm freeboard requirements are being met when the high
water level has been established after making the required updates. Verification
of compliance will be confirmed in future submittals.
5. Water Quality
a. The water quality calculations should be updated for the full buildout condition.
Currently the calculations are not including the impervious from the future
expansions.
b. Please indicate how all impervious from the roof is led to the infiltration basin.
Current drainage patterns show one half of the roof will discharge to the wetland
without pretreatment.
6. Easements
a. No comments.
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
From: Dan Schultz, Parks and Recreation Director
Date: February 18, 2020
Subject: Schmitz Brewery
The Parks and Recreation Department recently reviewed the plans for the Schmitz Brewery
development. After reviewing the plans, the Parks and Recreation Department staff has the
following comments:
Parks Dedication
The parks dedication requirement for a Commercial development is either a 10% of the total parcel
as land dedication, a cash dedication or combination of the two. Staff is recommending that the City
collect cash in-lieu of land for the development that is currently being processed. The cash
dedication for the 2.63 acre development would be $23,670 (2.63 acres x $9,000 per acre).
Please let me know if you have any questions about this memo.
MEMORANDUM
To: Kyle Klatt, Senior Planner
Kim Lindquist, Community Development Director
From: Rick Chase, Building Official/Fire Marshal
Date: April 8, 2020
Subject: Schmitz Brewery
The following comments are provided based on the 2020 Minnesota State
Building Code which by reference incorporates the Minnesota State Fire
Code. Site plan review completed using civil plan page C-3 dated 02/07/20.
• The referenced site plan page substantially meets the minimum
requirements of the 2020 Minnesota State Fire Code. Any changes to the
final site plan will require further review.
• Premise identification is required to be visible from right of way.
• Recommend the applicant discuss proposed and future expansion related
to fire sprinkler requirements with the Architect of record.
• Recommend the applicant discuss setbacks for future expansion with septic
designer.
Sincerely,
Rick Chase
Building Official/Fire Marshal
From:Kala Diederich
To:Klatt, Kyle
Subject:Opposed to the taproom
Date:Sunday, March 15, 2020 5:56:04 PM
We live off Biscayne in Eagan and we already have too much traffic driving way too fast. We have lots of kids and
families out walking, dog walking and biking. We have increased traffic from the new homes in Bella Vista off
Bicardi Ave and also the traffic from the gun club and school. We have no sidewalks or paths. We also plan to
contact the City of Eagan about reducing speed limits or adding stop signs or a speed bump to slow down the cars. I
worry about the safety of my children and others on the streets.
There must be a better location already zoned commercial that could accommodate a tap room and microbrewery.
Kala and Brian Diederich
564 Spruce Cir
Eagan Mn 55123
612-750-4116
Sent from my iPhone
From:DARREN TRZYNKA
To:Klatt, Kyle
Subject:Microbrewery at 12296 Bacardi Avenue
Date:Wednesday, March 18, 2020 1:20:17 PM
Hi Kyle,
I wanted to pass along feedback for this potential establishment. I currently live at
550 Caylin Court. The Biscayne road into Bacardi Road is a dangerous very narrow
road that is on the back side of our property along with many others. Many
kids/adults are on that street and the people that travel that road already drive way
faster than allowed. With the potential in number of vehicles plus to be honest the
number of likely intoxicated drivers could make a dangerous situation happen for an
unsuspecting child or adult on the road.
Thanks
Darren Trzynka
From:David Elliott
To:Klatt, Kyle
Subject:Construction of Microbrewery and Taproom on 12296 Bacardi Avenue
Date:Tuesday, March 31, 2020 4:08:55 PM
Dear Mr. Klatt,
I am totally opposed to the construction of a microbrewery and taproom on the property of 12296 Bacardi Avenue.
I live close to the intersection of Pine Lane and Sycamore Drive a half a block away from 120th St. W. in Eagan.
Construction of this would increase traffic on Biscayne, 120th St. W., Pine Lane and Sycamore Drive.
We have no sidewalks and use these roads for walking, running, biking and walking our pets. Lots of children
present. Very peaceful.
This is like adding a McDonalds right in the middle of a residential neighborhood.
People already rip through our neighborhood using that back road.
Then you mix in alcohol when folks leave this brewery! They will be taking backroads to avoid main roads and
come through our neighborhood.
There are better locations for a microbrewery and taproom.
I am in total opposition.
Thank you for your time.
David Elliott
From:Mark Peterson
To:Klatt, Kyle
Subject:Proposed Microbrewery
Date:Tuesday, April 7, 2020 6:21:29 PM
Kyle,
Our house is along 120th Street West and have concerns about the proposed brew pub. 120th and
Bacardi Ave W are highly trafficked by walkers and bikers from the area each day. Without any sidewalks
or trails along these streets there is very little room for cars and walkers to properly, and safely, coexist.
We are greatly concerned about bringing an establishment which would bring in additional commercial
traffic into this area, especially one whose primary revenue source is to sell and service alcohol. There
are no significant traffic commercial enterprises in the area and we are opposed to bringing in this type of
establishment here.
It would seem a far more logical step to place a commercial establishment such as this in an area already
equipped with the infrastructure and traffic patterns to support it.
Thanks.
Mark Peterson
email: mpeters88@yahoo.com
From:Beth Olenius
To:Klatt, Kyle
Subject:FwProposed brewery on Bacardi
Date:Wednesday, April 8, 2020 8:22:15 PM
Hello Kyle,
We live on the southwest corner of Bacardi and 126th. We wanted to contact you
with some comments and support regarding the proposed brewery. While we are
concerned about extra traffic on the road in front of our home, we know it is going to
be there regardless of brewery or not. We are excited to have something built in
Rosemount that is not residential. We think the brewery would be great for the city as
well as a fun location to come together with our family, neighbors and the community!
We think there are some things you could do with the plans to make it work for all like
adding sidewalks or something. There is a lot of traffic already on Bacardi and as
homes continue to be built around us the traffic will continue to increase. Hopefully
the city can come up with some plans to satisfy the concerns of those of us closest in
proximity to the proposed site while encouraging family owned business growth in
Rosemount.
Please contact us if you'd like to discuss further.
Thanks,
Beth and Dave Olenius
612-386-8018
Get Outlook for Android
From:Yvonne Casella
To:Klatt, Kyle
Subject:12296 Bacardi Ave
Date:Wednesday, April 8, 2020 3:39:11 PM
I’m writing to voice by opposition to rezoning the above address. There are only residential homes currently in the
area. We would like to keep it that way for the safety of our children & neighbors who use the street for walking &
biking.
We live on the northern part of Biscayne and have had 7 cars flip upside down on the turn to 120th St. into our
backyard. I feel adding additional traffic would add to these incidents.
One question I have is how can a residential area with only well water and no fire hydrants nearby support a
business?
Thank you,
Yvonne
From:dana casella
To:Klatt, Kyle
Subject:12296 Bacardi ave
Date:Thursday, April 9, 2020 5:17:57 PM
Hi Kyle,
I am a resident of the area near 12296 Bacardi ave. I wanted to voice my concern about the re-zoning proposal. I am
strongly against this proposal. I believe it will create an unsafe environment for the residents, children and wildlife
who live near the area because of increased traffic.
Thank you for your time.
Best,
Dana
Sent from my iPhone
From:Amie Kieffer
To:Lindquist, Kim; Klatt, Kyle
Subject:Excited for new project: Local Brewery in Rosemount
Date:Thursday, April 9, 2020 4:59:02 PM
Dear Planning Commission Members,
I hope this email finds you and yours very well.
I am excited about something I've been hearing about as a Rosemount resident (I grew up here
and I also moved back here with my own family!)
There are so many reasons to love this town and I don't think everyone knows it or they would
be more interested and also more interested in making the "long hike" to visit 'out in
Rosemount'!
That being said - I think we could add so much to our community as it says on the Rosemount
signs - "Pride and Progress" with the addition of something fun and relaxing, unique to this
area - where people can get away in their backyard so to speak, yet also bring in new business
and grow our community!
I was visiting a friend who lives near Bacardi and was excited to hear about the proposed
brewery on that road. It looks like the brewery is coming up for the planning commission to
review soon.
As a young parent, it would be so nice to have a place we could go and meet up with friends to
visit, try new craft beverages made right here in Rosemount, and possibly play board games,
etc. There are very few places where people can go and socialize in a casual environment
where we would not have to find a baby-sitter for the kids.
Please give this project your strong consideration and support, it would make a lot of
Rosemount citizens very happy!
I think it would do more than we can even imagine in connecting people and what an
awesome way to support local business - by allowing locals to share their time, talents and
energy with other locals in such a neat way.
Thank you for your time!
Sincerely,
Amie & Steve Daly
Daly Family in Bloomfield
14216 Azalea Path
Rosemount, MN 55068
Virus-free. www.avast.com
1
Klatt, Kyle
Subject:FW: Re:
From: Lori Geller <walz0059@umn.edu>
Sent: Friday, April 10, 2020 7:57 AM
To: Lindquist, Kim <kim.lindquist@ci.rosemount.mn.us>
Cc: Klatt, Kyle <Kyle.Klatt@ci.rosemount.mn.us>
Subject: Re:
Our address is 12575 Biscayne Ave W, Rosemount MN 55068
Thank you,
Lori Geller
> On Apr 9, 2020, at 9:44 PM, Lori Geller <walz0059@umn.edu> wrote:
>
>
> Thursday April 9th, 2020
>
> Dear Kyle Klatt senior planner and the planning commission,
>
> Thank you for working on this project, especially in these critical times. We appreciate the time our representatives
take to make well educated decisions.
>
> We write on behalf of Dave and Robin Schmitz who are proposing the creation of a brewery in the "Bacardi"
neighborhood. We strongly support their efforts as this will bring tremendous economic growth to our community.
>
> We have always tried to support our local community by dining, purchasing and attending events at local
businesses. We know that this promotes growth physically, financially and socially. We live in a wonderful community
but it severely lacks diversity that encourages other people to come visit, and honestly makes local residents go
elsewhere.
>
> Surrounding communities of similar or sometimes even smaller populations have far exceeded the opportunities that
Rosemount offers. Hastings, Lakeville, Montgomery, Northfield all have multiple breweries/wineries. If we bring a local
resident with a great product and service, it is a wonderful way to bring people into the community or stay in the
community.
>
> I understand there are concerns regarding increased traffic in the neighborhood and having to pay fees for paving the
road. These are valid concerns. However, as a neighbor who has multiple young children I still feel like this can be
done in a safe manner. The 2040 Rosemount plan already anticipates having to make new roads and/or pave current
roads near us. This is a great sign that our community is thriving! Change is inevitable and as uncomfortable as it may
be for some, it creates growth if you allow.
>
> Please take our thoughts into consideration as the meeting is near. We will do our best to attend virtually. My
husband and myself are both essential healthcare providers and are attending events as we are able.
>
> Warmly,
> Lori and Nick Geller
From:Martin, Logan
To:Klatt, Kyle; Nemcek, Anthony; Lindquist, Kim
Subject:FW: Support for the Proposed Microbrewery and Taproom
Date:Tuesday, April 14, 2020 5:27:59 PM
Attachments:image001.png
Importance:High
From: Hall, Amy <Amy.Hall@insight.com>
Sent: Tuesday, April 14, 2020 5:01 PM
To: city council members <citycouncil@ci.rosemount.mn.us>
Subject: Support for the Proposed Microbrewery and Taproom
Importance: High
Dear City Council Persons,
I am a 20+ year resident of Rosemount. I live in the Bella Vista neighborhood situated on Bicardi
Avenue and Bonaire Path. I am also the owner of a rental property in the Harmony Village
neighborhood. I recently became aware of another local resident’s (Dave Schmitz) proposal to build
a microbrewery and taproom just north of my home on Bicardi Avenue. Please consider this email
confirmation of my full support for the proposition for the microbrewery under consideration and
discussion at this evening’s council meeting.
The craft brewing industry is growing and evidence of that can be seen in all of the local
neighborhood microbreweries and distilleries popping up all over the Twin Cities (hello, Eagan). If
you have experienced the atmosphere of any of these establishments, you will quickly find that they
are favorite places for residents of all demographics and typically they are geared to attract families.
In fact, one of the many benefits of these establishments is their appeal to families as they are low
key, quaint and they provide a place for people of all ages to enjoy time together. I think the
proposition that is laid out here is very appealing. I am especially fond of the proposed barn-like
architecture as it will fit very nicely into the area and landscape. I am also happy to hear that it holds
a relatively small number of guests which a maximum capacity of eighty-four. And for me
personally, I look forward to spending time with friends and family and discretionary income at an
establishment in Rosemount rather than driving miles to another city. I am really excited and quite
frankly, pleasantly surprised that this proposal is up for consideration – it feels like we are
progressive (!!!) and positioning businesses that are mirroring the interests of our culture, and the
growing and diversifying community we call home.
If you are seeking a successful case study; please consider the example of Canon Falls Winery. This
winery is located in Cannon Falls and is a great example of a business developed in the small town
that has gained business from not only the local community but residents from all over the greater
twin cities area. For many, it put this town on the map.
This is exciting times for our community! I hope that with your support, this proposition continues
to move forward in the approval phases. I look forward to listening to tonight and future meeting’s
broadcasts regarding this topic.
Regards,
Amy
AMY HALL | Senior Manager – NetApp & Nvidia | Insight
t. 952.715.4321 | c. 612.741.2396 | amy.hall@insight.com | insight.com
From:Kate Beckwith
To:city council members
Subject:Business Variance on Bacardi Ave.
Date:Monday, April 27, 2020 10:33:50 AM
To whom it may concern,
As a resident of Rosemount and the Bacardi Ave. area for nearly 20 years, I am disappointed
by the news of the business proposal for our road. For many reasons, I write to you to say that
Bacardi Avenue is not the right place for a brewery. First of all, I do believe that a brewery
would be a fantastic business to bring to Rosemount, but a quiet road outside the downtown
area of Rosemount is not the place for it. It could have such a potential to bring customers to
the downtown area of Rosemount if it was instead placed in one of the lots within the
downtown business district of Rosemount along Highway three that are empty right now. The
proposed site of the brewery is adjacent to a protected wildlife metro greenway, a space that
we should be doing our duty to preserve, not destroy through bringing a disruptive human
establishment to. Secondly, the neighborhood it is placed in is a small piece of beautiful
natural Minnesota habitat land that is unique to Rosemount. Oftentimes I go in runs down
Bacardi Avenue and see families on walks and people riding bikes, all activities that would
become severely disrupted and even dangerous if a brewery would be placed on Bacardi
Avenue. The prospect of drunk drivers speeding down Bacardi Avenue and the neighborhoods
it connects to would be a danger that could easily be avoided if the variance was cancelled,
and proposed in a more appropriate area. Finally, the prospective site is far off the beaten path,
and I would imagine that a brewery would have a very difficult time bringing in customers
because it is far away from other business establishments.
Thank you for your time and dedication to the safety and future of the wonderful community I
call home. I hope you consider saying no to the proposed Bacardi Avenue business variance.
Sincerely,
Kate Beckwith
From:Tanya Beckwith
To:city council members
Subject:Variance @ 12296 Bacardi Ave.
Date:Monday, April 27, 2020 10:10:10 AM
Dear Rosemount City Council -
I am writing to PLEASE ask you to say NO to the business variance request @ 12296 Bacardi Ave.
PLEASE - for the safety of our families, the safety of our kids who want to be outside, the quality of our
neighborhood and the limited nature we have left in our community - please.
1.The transportation system is not capable nor safe to handle this request. The proximity to Red Pine.
2.Why ... why when there are many businesses open in Rosemount business district would you do this
to BEAUTIFUL, UNHARMED, NATURAL BEAUTY - WHY
3. Safety to pedestrians and school kids. This is the one safe to school route for walking and biking for
our kids. Hwy 3 is a death trap that can not be used to get to RHS, RMS, RES. Why would you want to
bring drunk drivers to a rural route. The car speed today for walkers, bikers and runners is too high - add
alcohol.
4.Neighborhood noise and odor and garbage -- this will come with a business. That why there is zoning
for business and one for residential.
5.Neighborhood safety. It is DARK on Barcardi - and it should be - it is a GREENSPACE!!!! Adding
lights will ruin the greenspace and because it is dark and natural it is not safe for a brewery with drinking
and driving.
Bottom line - our green space in Rosemount is so limited. Why do you want to take this away. The
impact it will have to existing home owners quality of life and the NEGATIVE impact it will have to new
residents to the community who, especially in the time of Covid19, want to get OUTSIDE. This Greenway
is a pull for Rosemount - to bike, to walk to run. Please don't ruin it. The birds, the ducks, the geese -- the
frogs -- they are beautiful on that road. Please don't kill the environment that is there for us all to enjoy.
Keep the businesses where they need to be -- where the police can monitor safety like they do by
Carbones and Celts. Please keep the traffic and drinking community localized for all to enjoy SAFELY.
Thank you.
Tanya Beckwith
11360 Albavar Path
From:Yvonne Casella
To:city council members; citycouncil@cityofeagan.com
Subject:12296 Bacardi Ave Variance Proposal
Date:Tuesday, April 21, 2020 7:10:43 PM
Hello,
I am admittedly opposed to the variance for business at 12296 Bacardi Ave for three main
reasons. First being that an increase in traffic in the neighborhood is unsafe for the residents
and children who live in Eagan (120th Street and Biscayne Ave) and Rosemount.
Throughout my time in this area, I have had multiple cars flip into my backyard because of the
90 degree turn and steep culvert. Mixing high traffic and alcohol does not look out for the
safety of the residents in the area. Secondly, many residents are concerned that having a
commercial business in a residential area will decrease property values. Third, as you know
there is a wildlife preserve donated by the next-door neighbor adjacent to the proposed site.
Moreover, there is a wetlands area boarding the property. Not only does this raise concern for
the wildlife in the area. But it also impacts environmental aspects surrounding the area such as
pollution, water usage, and overall noise.
As a resident of the area for the past 22 years, we support residential development but we do
not support business development in our neighborhood. Especially a business of this manner.
Many Eagan residents in the neighborhood feel strongly about opposing the variance for their
safety, property values and the loss of rural environment. Our Eagan residents signed a
petition, which is public record for the city council meeting that the city of Rosemount had on
April 14th.
Please let me know if you have any questions.
Best,
Joe & Yvonne Casella
651-357-2194
4962 Sycamore Drive
From:Lindquist, Kim
To:Klatt, Kyle
Subject:Fwd: Brewery/Taproom, Planning Commission
Date:Thursday, May 7, 2020 9:21:26 AM
Sent from my iPhone
Begin forwarded message:
From: "Foster, Emmy" <emmy.foster@ci.rosemount.mn.us>
Date: May 7, 2020 at 9:20:06 AM CDT
To: "Lindquist, Kim" <kim.lindquist@ci.rosemount.mn.us>
Cc: "Martin, Logan" <Logan.Martin@ci.rosemount.mn.us>
Subject: FW: Brewery/Taproom, Planning Commission
From: Sandie Cody <outlook_24B39A3991082F59@outlook.com>
Sent: Thursday, May 7, 2020 7:58 AM
To: Comment <Comment@ci.rosemount.mn.us>
Subject: Brewery/Taproom, Planning Commission
I am still against this project. I know the traffic was going to be look at. But I believe
you will need about 100 to 150 cars a day during the week, and 200 to 250 cars car on
the weekend to make money. People are not going to walk there.
Another big concern is noise; noise travel out here. At night when I out looking at the
stars, I can here every car going down Bacardi Ave, I hear the traffic on Hwy 3, and I can
hear the trains from County RD 42 and Hwy 52, sound travels out here. During the day,
I hear the gun cub, I can hear the cows by Bacardi. People out here are quiet and
respect this. But I do not need to hear music and loud talk and car door closing. I like to
sit on the deck and just here people walking by and the wind blowing, birds singing.
The planning commission should not approved this project, and I would like to see each
person vote to see where they stand, and explain the reason for how they voted.
Dale Cody
2275 126th Street West
Rosemount MN 55068
Sent from Mail for Windows 10
1
Klatt, Kyle
Subject:FW: 12296 Bacardi Ave
4914 Brooklyn Lane
From: Jennifer Dahlquist <jenniferdahlquist@gmail.com>
Sent: Monday, April 27, 2020 3:29 PM
To: Klatt, Kyle <Kyle.Klatt@ci.rosemount.mn.us>
Subject: 12296 Bacardi Ave
Good Afternoon, Kyle,
I saw your name on a sign on Bacardi regarding the proposed brewery on 12296 Bacardi Ave. I
live over on Brooklyn Lane, so am not a Rosemount resident, but rather an Eagan resident. I
am not opposed to the brewery as I like the concept. That said, I am an avid runner and run
down Bacardi, or walk the dog, daily. I would hope the City gives serious consideration to
reducing the speed limit if this were to proceed.
Thank you,
Jennifer
--
Jennifer Dahlquist
JenniferDahlquist@gmail.com
From:Katherine Gayl
To:Lindquist, Kim; Klatt, Kyle
Subject:Support Rosemount Brewery
Date:Friday, April 24, 2020 8:20:33 AM
Dear Rosemount City Council members:
I am writing to ask you to support the proposal of a long-time Rosemount (since 1988)
resident Dave Schmitz and family to build a microbrewery and tasting room in Rosemount.
Approval of a microbrewery built on a privately owned plot of land within our city limits by
Rosemount resident is a major step towards keeping money in our community, supporting
local businesses and strengthening our community.
The proposed microbrewery is in direct support of the Rosemount 2030 Land Use Plan, and
will provide local shopping, entertainment, employment and community gathering facilities.
The brewery is a logical step in creation of a planned “livable community, integrated with
natural, cultural and historic resources, while enhancing economic opportunity and community
wellbeing.” The Schmitz family would like to work with local farmers to have them use the
spent grains for feed for their livestock. They will also be leaving prairie and woodlands on
the remainder of the property.
Located minutes from Hwy 3 and taking into consideration planned future roadways
connecting Hwy 3, Akron and Blaine Avenues, as well as close proximity to the proposed
Rosemount Interpretive Trail Corridor connection to Lebanon Hills park, the brewery will be
directly supporting planned development of the area.
These uneasy times, have proven to us the importance of neighborhood and value of local
small businesses. Isolation has united us on social platforms, and exposed the lack of a social
hub for the community. Rosemount needs a hub that is financially rooted in our community,
compliments and preserves our rural environment, and celebrates all Rosemount has to offer.
A unique experience that will not only provide a place to gather and socialize, but a place to
host local events, and continue building Rosemount traditions for years to come.
When the benefits are so great and in direct support of Rosemount Comprehensive
Development Plan, it makes good sense to support the proposal to approve building of a
microbrewery.
Thank you so much for your help.
Sincerely,
Katherine Gayl
2980 120th St W, Rosemount, MN 55068
646-242-6466
From:Rebecca Bourdon
To:Klatt, Kyle; Lindquist, Kim
Subject:Support for local brewery
Date:Friday, April 24, 2020 7:51:47 AM
Rebecca Higgins
1386 Ashbrook Path
Rosemount, MN 55068
4/24/20
Dear Rosemount City Council members:
I am writing to ask you to support the proposal of a long-time Rosemount (since 1988) resident Dave Schmitz and
family to build a microbrewery and tasting room in Rosemount.
Approval of a microbrewery built on a privately owned plot of land within our city limits by Rosemount resident is a
major step towards keeping money in our community, supporting local businesses and strengthening our
community.
The proposed microbrewery is in direct support of the Rosemount 2030 Land Use Plan, and will provide local
shopping, entertainment, employment and community gathering facilities. The brewery is a logical step in creation
of a planned “livable community, integrated with natural, cultural and historic resources, while enhancing economic
opportunity and community wellbeing.”
The Schmitz family would like to work with local farmers to have them use the spent grains for feed for their
livestock. They will also be leaving prairie and woodlands on the remainder of the property.
Located minutes from Hwy 3 and taking into consideration planned future roadways connecting Hwy 3, Akron and
Blaine Avenues, as well as close proximity to the proposed Rosemount Interpretive Trail Corridor connection to
Lebanon Hills park, the brewery will be directly supporting planned development of the area.
These uneasy times, have proven to us the importance of neighborhood and value of local small businesses.
Isolation has united us on social platforms, and exposed the lack of a social hub for the community.
Rosemount needs a hub that is financially rooted in our community, compliments and preserves our rural
environment, and celebrates all Rosemount has to offer. A unique experience that will not only provide a place to
gather and socialize, but a place to host local events, and continue building Rosemount traditions for years to come.
When the benefits are so great and in direct support of Rosemount Comprehensive Development Plan, it makes
good sense to support the proposal to approve building of a microbrewery.
Thank you so much for your help.
Sincerely,
Rebecca Higgins
Phone: 612.210.1188
Sent from my iPhone
From:chuck.klug@gmail.com
To:city council members
Subject:Variance at 12296 Bacardi Ave
Date:Saturday, May 2, 2020 9:19:08 AM
Why would you approve a variance for a tap room/ brewery next to a Nature Preserve that was donated to the City
of Rosemount. I may not have a Rosemount address however I do spend a large amount of money at businesses in
Rosemount and pay sales tax that goes to the city of Rosemount and attend and support a Church in Rosemount.
My quality of life will be affected by the approval of this tap room / brewery as my backyard goes up to 120th.
Please I am requesting and pleading for my family and neighbors that this variance is not approved.
Sent from my iPhone
Charles and Susan Klug
4970 Sycamore Drive
Eagan MN 55123
303-990-0833 cell
From:Chuck Klug
To:city council members
Cc:kyle.platt@ci.rosemount.mn.us
Subject:Variance 12296 Bacardi Ave.
Date:Saturday, May 2, 2020 11:30:24 AM
Rosemount City Council and Planner,
We are emailing again to say NO to the application for a variance at 12296 Bacardi Ave. for a
brewery and taproom.
Our primary concerns are as follows:
· Opening a business in a residential / agriculture zone –
o The proposed site is surrounded by family homes and a family farm.
· Decline in neighborhood safety –
o A brewery and taproom involves alcohol. There will be increased crime in the area.
· Decline in property values –
o Property values will decrease with a drinking establishment in the immediate vicinity
of a family residential area.
· Increased traffic –
o Bacardi Ave. is used by individuals and families of all ages for walking, biking, running,
horseback riding, riding small carts and scooters, etc. The road is used by all
regardless of the season or weather.
o Eagan access roads to the site go past an elementary school and through a family
neighborhood.
o Bacardi Ave. is icy in the winter and there are often accidents on the corner of Bacardi
Ave. and 120th Street as people enter that sharp corner too fast. .
o People at the taproom will be drinking – it will only be a matter of time before there
will be an accident.
· Increased lighting, noise and odors –
o A brewery and taproom will increase light, noise and smells in the surrounding area.
o The proposed business hours are seven days per week with long hours which do not
align with or promote family life and activities.
· Negative environmental impacts –
o The proposed site is directly adjacent to a nature sanctuary that was donated to the
city of Rosemount.
o There will be negative impacts to water, soil and air quality.
o There will be increased trash in the area.
During the April council meeting, two members stated they drove out to observe the variance site.
The consensus was that while they do not disagree with the intent to own and operate a business, it
did not make sense to build a brewery and taproom on the proposed site. Have all council members
done this due diligence? Have you requested the applicant provide an alternate Plan B land
location?
Although we reside in Eagan, we support Rosemount businesses – stores, restaurants, gas stations,
church, library, post office and more – because these locations are closer in proximity than similar
Eagan locations. We would no longer be willing to support Rosemount area businesses if the
variance is approved.
And, even though the area surrounding the proposed site borders several cities – Rosemount, Eagan
and Inver Grove Heights – we are ONE neighborhood and community, and all impacts should be
considered.
This is not just a Rosemount issue. We request that you broaden your perspectives when making
your decision.
Thank you for your consideration,
Charles and Susan Klug
4970 Sycamore Drive
Eagan, MN 55123
From:KURT MITCHELL
To:Klatt, Kyle; Lindquist, Kim
Subject:Rosemount microbrewery
Date:Thursday, April 30, 2020 5:21:44 PM
Yes, I am copying Ms. Geller's letter,
Kurt Mitchell
11499 Ashley Court
Inver Grove Heights MN
I am writing to ask you to support the proposal of a long-time (since 1988) Rosemount
resident Dave Schmitz and family to build a microbrewery and tasting room in
Rosemount. Approval of a microbrewery built on a privately owned plot of land within
our city limits by Rosemount resident is a major step towards keeping money in our
community, supporting local businesses and strengthening our community. The
proposed microbrewery is in direct support of the Rosemount 2030 Land Use Plan,
and will provide local shopping, entertainment, employment and community gathering
facilities. The brewery is a logical step in creation of a planned “livable community,
integrated with natural, cultural and historic resources, while enhancing economic
opportunity and community wellbeing.” They plan to work with local farmers to have
them use the spent grains for feed for their livestock. They also will be leaving prairie
and woodlands on the remainder of the property. Located minutes from Hwy 3 and
taking into consideration planned future roadways connecting Hwy 3, Akron and
Blaine Avenues, as well as close proximity to the proposed Rosemount Interpretive
Trail Corridor connection to Lebanon Hills park, the brewery will be directly supporting
planned development of the area. These uneasy times, have proven to us the
importance of neighborhood and value of local small businesses. Isolation has united
us on social platforms, and exposed the lack of a social hub for the community.
Rosemount needs a hub that is financially rooted in our community, compliments and
preserves our rural environment, and celebrates all Rosemount has to offer. A unique
experience that will not only provide a place to gather and socialize, but a place to
host local events, and continue building Rosemount traditions for years to come.
When the benefits are so great and in direct support of Rosemount Comprehensive
Development Plan, it makes good sense to support the proposal to approve building
of a microbrewery. Thank you so much for your help.
What a great location for a local tap room and social gathering place that many of us
can walk or bike to get there. Some of us in the burbs are tired of nothing but chain
establishments.
I understand the complaints from the not in my backyard comments, but if you have
undeveloped land around you, zoning laws change, and there is never a guarantee
that the land will remain green space, agricultural, industrial, light industrial, rural, low
density housing, mixed use etc.
Thanks for listening.
Kurt Mitchell
kmitchellmt@comcast.net
651-492-6307
From:Aaron Ofsthun
To:city council members
Cc:Aaron Ofsthun
Subject:Brewery proposal
Date:Tuesday, April 21, 2020 4:38:53 PM
Hello,
I'm writing to you in regards to the proposal to build a brewery in Rosemount per the link below.
https://www.ci.rosemount.mn.us/DocumentCenter/View/3999/public-hearing-notice-for-website-schmitz-brewery-
4-14-2020?bidId=
I just wanted to voice my approval for such a proposal. Breweries and taprooms have long been a favorite gathering
of mine for friends and family and can be a great source of pride for a town because it's "theirs", especially if it were
to become a co-op type of brewery. Either way, I would love to see a brewery finally come to Rosemount.
Thank you,
Aaron Ofsthun
Sent from my iPhone
13816 Adan Avenue
From:Dave Ritzman
To:city council members
Subject:"No" to variance for micro brewery at 12296 Bacardi
Date:Tuesday, April 28, 2020 11:47:13 AM
Hello Rosemount City Council,
I am voicing a "no" or disapproval for proposed variance to build a micro brewery on land plot
at 12296 Bacardi.
My backyard backs up to 120th and Bacardi. For several reasons (e.g., impact on...traffic,
safety, environment, etc.), I don't approve of the build in this location. I am glad to share more
if you desire. I am an entrepreneur/business owner myself. I get it and do hope they build
elsewhere and are successful.
Please let me know if you have any questions or desire more insight.
Respectfully,
Dave
David Ritzman
4954 Sycamore Dr,
Eagan, MN 55123
From:denise travers
To:city council members
Subject:comment on 12296 bacardi business request
Date:Tuesday, April 28, 2020 3:21:04 PM
I live at 12467 Biscayne Ave. W. Rosemount.
Please accept this as our comment on this request. We would definitely vote NO on this
request.
Jerry & Denise Travers
From:rodest@frontiernet.net
To:city council members
Subject:Business @12296 Bacardi Ave
Date:Friday, April 24, 2020 12:40:14 PM
Dear Council Members,
My name is Rod Turnquist and I live at 2009 120th Street West, on the north end of Bacardi Avenue. I
am opposed to the variance allowing a business at 12296 Bacardi Avenue. I do not want to see increased
traffic on the gravel road, nor would I want the gravel road to be paved. This is a quiet neighborhood and
I feel the addition of a public business of this nature with the associated high levels of traffic would lessen
the peacefulness of the surrounding small acreage lots, including my own.
I believe Mr. Schmitz' business would be better suited for an area where it is not on a path through an
established residential area, such as the Red Pine development, and local small acreage lots along
Bacardi Avenue.
I own 10 acres, and although Amberwood is underway to the north of my property, I have turned down
many offers from developers. I am vehemently opposed to the addition of a business within this short
distance of my property. Protecting the privacy and serenity of the property for the owners on Bacardi
Avenue is of the highest importance to me.
I notice many walkers and bikers, including small children, enjoying the views of woods, farmland and the
Wickland Preserve. Increased traffic would create hazards for these people not to mention clouds of dust
for them and the homeowners. The impact would be detrimental.
Thank you in advance for taking these issues into consideration as you consider the fate of the proposed
business at 12296 Bacardi Avenue.
Respectfully,
Rod Turnquist
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS,
FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan,
METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS
User Community
City of
Rosemount
0 2,0001,000 Feet
Public Comments Received
Opposed - Letter
Opposed - Petition
Support - Letter
Proposed Site
One signature received on the
petition was from outside of the
community and was not mapped.
Last Updated:
5/7/2020
Brewery Address Community Days Open Weekday Hours Weekend Hours Seating Patrons Per Night Notes
Proposed Brewery 12296 Bacardi Avenue Rosemount All
M-W (3-9pm)
Thurs-Fri (3-11pm)Sat 11am-11pm Sun 11am-9pm 112 Includes outdoor seating area
Revelation
146 S Atlantic Ave
Hallock, MN 56728 Hallock T, W, Th, F, S 4-9pm 12-9pm 70 50-200 Downtown
Disgruntled Brewing
735 2nd St NE
Perham, MN 56573 Perham All 11am-7pm 11am-7pm (Sat)11am-4pm (Sunday)60
Junkyard
1416 1st Ave N
Moorhead, MN 56560 Moorhead All 10am-8pm 11am-7pm (Sat) 12-6pm (Sunday)120
150-700 (summer
patio max)Large patio and events
Copper Trail
205 Broadway St
Alexandria, MN 56308 Alexandria Mon-Saturday 4-7pm 12-8pm (Fri/Sat)120
50 (weekday) 200
(Friday/Saturday)
Intial rural location, but
moved to downtown last month
22 Northmen Brewing
6693 County Rd 34 NW
Alexandria, MN 56308 Alexandria W, Th, F, S, S 12-9pm 12-9pm (Sat) 12-6pm (Sunday)100 400 (weekend)
Rural brewery and winery
event area - paved road
Big Axe
25435 Main St
Nisswa, MN 56468 Nisswa All 11am-9pm (11pm Fri)11am-10 pm (Sat) 11am-6pm (Sun)70
Lost Sanity
12 W Main St
Madelia, MN 56062 Madelia All 4-8pm 2-8pm 58
First Street
201 N Lincoln Ave
Hastings, MN 68901 Hastings Tues-Sunday 3-7pm 3-7pm 65
Spiral Brewing
111 2nd St E
Hastings, MN 55033 Hastings Wed-Sunday 2-10pm 12-11pm 100
Schram
8785 Airport Rd
Waconia, MN 55387 Waconia Tues-Sunday 12-5pm 12-9pm 75 + 200 patio 50 seats for events
Spilled Grain
300 Elm St E
Annandale, MN 55302 Annandale Mon-Sunday 4-7pm 12-6pm and 12-4pm (Sun)150
80-500
(summer patio max)
Ovalde
16557 County Rd 25
Rollingstone, MN 55969 Rollingstone No taproom currently
Sapsucker
2752 215th Ave
Mora, MN 55051 Mora Saturday 12-6pm (Sat)Cidery with event space
Alluvial
3715 West 190th St
Ames, IA 50014 Ames Wed-Sunday 4-10pm 12-10pm (Sat) 12-6pm (Sun)140
80-700
(summer patio) Rural brewery and winery
Bald Man
2020 Silver Bell Rd # 28
Eagan, MN 55122 Eagan Tues-Sunday 4-7pm 1-7 (Fri/Sat) 4-7 (sun)170 + 60 patio
Lakeville
8790 Upper 208th St W
Lakeville, MN 55044 Lakeville Mon-Sunday
3-10 (Mon/Tues)
11-10 (W-Th)
11am-1am (fri) 9-1am (sat)
9am-10pm (sun)132 + 50 patio
3rd Act
4120 Radio Drive
Woodbury, MN 55129 Woodbury All 3-10pm
11am-11pm (fri/sat)
11am-10pm (sun)
Blackberry Farm
106 Everett Ave
Maryville, TN 37804 Maryville, TN Mon-Sat 4-6pm 2-6pm (Fri) 12-6pm (sat)
The Farm Brewery
16015 John Marshall Hwy
Broad Run, VA 20137 Haymarket, VA M, Th, Fri, Sat, Sun 3-9pm 11am-11pm (fri/sat) 11am-8pm (sun)400
Private events Tuesday and
Wednesday - multiple event spaces
Example Rural Brewery Aerial Images
Alluvial: Ames, IA
Sapsucker: Mora, MN
Example Rural Brewery Aerial Images
Schram: Waconia, MN
22 Northmen: Alexandria, MN