HomeMy WebLinkAbout9.a. Request by Susan Stein for a Minor Subdivision and Rezoning
EXECUTIVE SUMMARY
City Council Regular Meeting: May 18, 2021
AGENDA ITEM: Request by Susan Stein for a Minor
Subdivision and Rezoning
AGENDA SECTION:
New Business
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 9.a.
ATTACHMENTS: Resolution; Ordinance; Site Location;
Site Aerial; Rezoning Exhibit; Existing
Conditions; Plat; Grading and Drainage
Plan; Engineer’s Memo Dated May 14,
2021
APPROVED BY: LJM
RECOMMENDED ACTION: The Planning Commission and Staff recommend the City
Council take the following actions:
1. Motion to adopt an ordinance rezoning the subject property from AG-Agricultural to
RR-Rural Residential.
2. Motion to adopt a resolution approving a Minor Subdivision for Dancing Waters,
subject to conditions.
SUMMARY
The City Council is being asked to consider a request by Susan Stein to subdivide an existing 18.37-acre
parcel at 3820 120th Street West into three lots within a new subdivision; Dancing Waters. As part of the
subdivision request, the applicant is seeking to rezone the property from its current designation of AG –
Agriculture to RR – Rural Residential. The subdivision will create two new lots in addition to a lot that
will incorporate the existing house on the property. One of the lots will be platted as an unbuildable
outlot that shall be combined with an adjacent parcel located at 12282 Coffee Trail as a condition of
approval. The Planning Commission and staff are recommending approval of both components of the
request, subject to conditions.
Property Owner/Applicant: Susan Stein
Location: 3820 120th Street West
Site Area in Acres: 18.37 Acres
Comprehensive Plan Designation RR – Rural Residential
Current Zoning: AG-Agriculture
Proposed Zoning: RR – Rural Residential
PLANNING COMMISSION ACTION
The Planning Commission held a public hearing at its regular meeting on April 27, 2021. The
Commission asked if the structures shown on the new buildable lot are in their actual locations. The final
location of the new home will be reviewed for compliance with the City Code as part of the building
permit process. The commission also asked about flooding concerns in the area and if the outlot was
being created to add density. Because the outlot is being sold to an adjacent parcel, its inclusion in the plat
has no effect on the density of the proposed minor subdivision. Additionally, staff is unaware of any
flooding issues in that part of the city, although stormwater management is something that is continually
2
reviewed in low-lying areas. The applicant also addressed the question about flooding, and she indicated
that there have been no flooding issues because of the slope of the land.
BACKGROUND
The subject property is located in the extreme northwestern portion of Rosemount roughly 1.3 miles west
of South Robert Trail along 120th Street. Rosemount’s boundary with the City of Eagan follows 120th
Street, with Lebanon Hills Regional Park located directly to the north. All of the surrounding property is
rural residential in nature, with a mixture of lots ranging in size from 2.5 to 14 acres. The applicant’s
parcel is one of several lots in this part of the City zoned AG – Agriculture on the City’s zoning map
although none meet the minimum density of one house per 40 acres required by ordinance. The entire
area is guided for Rural Residential development, which supports an overall density of one house per five
acres (and is consistent with the density of past developments in this part of the City).
The area to be subdivided includes one parcel that is 18.37 acres in size with 606 feet of frontage along
120th Street. Prior to 2003, the site was part of a larger grouping of four parcels owned by the estate of
Elizabeth Stein. In 2003, the City approved a consolidation of parcels that resulted in the creation of the
subject property as well as the neighboring parcel to the west that was subdivided in 2019. The house
currently located on the property was constructed in 1963 and is situated roughly 450 feet south of 120th
Street and is not visible from the road.
This request is similar to one reviewed by the Planning Commission in 2019 in which the land immediately
west of the subject parcel was rezoned from AG to RR and platted as a three-lot subdivision called Deer
Haven. There are two key differences between the request currently before the commission and the Deer
Haven plat approval. The first is that only one new buildable lot will be created. The applicant is
requesting an outlot be created from the southern portion of the subject parcel that, due to its outlot
status, will not be buildable and will be combined with a parcel to the south and slightly west. The second
key difference is that the new buildable lot in the northwest portion of the site will be accessed via its own
driveway. A shared driveway is not being proposed as it was in the Deer Haven plat.
One of the more unique aspects of this particular part of Rosemount is an abundance of lakes, wetlands,
and other water features. Four wetlands have been identified on the property of varying types, three of
which are open bodies of water that extend into neighboring parcels east and west of the site. Because
there are wetlands on the site, the applicant is required to submit a wetland delineation report identifying
individual wetlands, and any plat documents must include the boundaries of all verified wetlands. This
report has been submitted and has been reviewed by the local Technical Evaluation Panel (TEP).
The proposed subdivision will create three lots from the larger 18.37 parcel. The largest parcel of 11.86
acres will contain the existing home and access will come from the existing gravel driveway. The smallest
lot, at 2.53 acres, will be a buildable lot located in the northwest corner, and it will have 256 feet of
frontage along 120th Street. Access will be provided by a new private driveway. The third parcel is a 3.52-
acre outlot that will be landlocked and shall be combined with an existing parcel on Coffee Trail. The
proposed plat meets the requirements of the zoning ordinance as it relates to density and lot standards,
subject to the combination of the outlot with an existing lot.
Plans submitted by the applicant depict the existing conditions on the site, the proposed lot lines and plat
boundaries, and a general location for building sites on the two vacant parcels. Prior to building on the
new parcel, the applicant will need to secure a building permit, at which time the City would review site
grading and tree removal plans. The applicant has conducted a perc test to get soil data for the siting of
the septic system on the new parcel.
ISSUE ANALYSIS
3
Rezoning
The applicant has requested a zoning map amendment to change the zoning of the property from AG –
Agricultural to RR – Rural Residential. The proposed rezoning is consistent with the City’s future land use
map which guides the northwestern portion of Rosemount for rural residential land uses. Now that the
2040 Comprehensive Plan has been adopted by the City and approved by the Metropolitan Council, the
City will be updating the zoning map to bring it into conformance with the updated plan. As part of this
review, staff is proposing to examine existing parcels zoned AG that are under 20 acres in size to
determine if they should also be rezoned to rural residential to be consistent with the Comprehensive Plan.
Minor Subdivision
The applicant is proposing a minor 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 one new buildable parcel, 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.
The proposed lots to be created will be 2.53, 3.52, and 11.86 acres in size, one of which will be platted as
an outlot and shall be combined with an adjacent parcel. In the future, any site improvements and permits
for home construction on the new buildable lot will need to comply with the City’s zoning regulations.
Wetlands/Conservation Easements
The most significant issue associated with the proposed plat is the location of several wetlands on the
property. The applicant has completed a wetland delineation report for the property as required by the
City and State, and all identified wetlands have been documented on the proposed subdivision. The
attached existing conditions exhibit, plat, and grading and drainage plan depict the wetlands as identified
by delineation report.
Under its wetland management plan, the City requires easements over each wetland in addition to buffer
areas around each wetland. Furthermore, each wetland is also classified for management and protection
based on the initial evaluation conducted by the City and verified prior to development. For the subject
property, the following classifications and associated buffers will apply based on the delineation report
(theses are also mapped on the submitted plat documents):
Wetland # Classification Buffer
1 Manage 1 50 ft.
2 Manage 1 50 ft.
Pond Manage 1 50 ft.
Unnamed Manage 2 30 ft.
The City requires that all wetlands and buffer areas be covered by a drainage and utility easement on a plat,
and the City will also require a separate conservation easement over these areas as well. The attached plat
and site plans depict the boundaries of the wetlands as described in the delineation report along with
drainage and utility easements up to the required buffer line. The City does allow for buffer averaging
around individual wetlands in instances where is not possible or feasible to maintain a uniform buffer
distance around the entire wetland. Because the existing driveway extends through two of the required
buffers, the applicant is proposing to move this buffer elsewhere on the property to maintain an average
around the affected wetlands. Also, the building pad for the proposed house on the new buildable lot
encroaches into the required 30’ structural setback from the wetland buffer area and additional land for
4
mitigation is provided elsewhere around that wetland. The impacted and mitigated buffer areas are shown
as the cross-hatched areas on the site plan.
Lot Standards
The site is proposed to be rezoned to the RR – Rural Residential zoning district, which allows lots with a
minimum size of 2.5 acres if platted, and a maximum overall density of one house per five acres. All three
lots will meet this minimum lot size standard, and the overall proposed density of two houses on 18.37
acres (one house per 9.185 acres) will meet the density standard. The lot areas listed below are exclusive of
the 33’ of right of way dedicated on the plat. While a general concept plan for the location of new house
has been provided, the City will be able to determine compliance with all other setback and dimensional
standards at the time a building permit is submitted for that lot. The noted building pad location does not
appear to conflict with any required setbacks.
Lot Standards
Lot Area Lot Width Maximum Density
RR – Rural Residential 2.5 Acres 200 feet 1 unit/5 Acres
Current Proposed
Lot Area Lot Width Lot Area Lot Width
Lot 1, Block 1
18.37 acres 606.97
11.86 350.99
Lot 2, Block 1 2.53 acres 255.98
Outlot A 3.52 acres n/a
Grading, Storm Water Management, and Tree Preservation
With only one new buildable, rural lot within the proposed subdivision, and no public road construction,
the City has not required an overall grading, erosion control, or storm water management plan for the
project. Instead, the building permit for the new buildable lot much be accompanied by a custom lot
grading plan that demonstrates compliance with the City’s grading and erosion control standards.
Likewise, the City has not required an overall tree protection and replacement plan and will instead
evaluate tree impacts with the specific grading plan for the new buildable lot. The City does allow for tree
removal of up to 25% of the trees on a development site without a requirement for replacement, and given
the large size of the property, the applicant will not come close to exceeding this number. In order to
preserve the rural character of the area, removal of tress on the new building sites should be kept to the
minimum necessary to construct the house and driveway.
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 Park Land Dedication - $3,400 for the one new buildable lot that will be paid during
the building permit process.
• Surface Water Trunk Area Assessment for the Lebanon Hills Subwatershed Area - $3,772 per acre.
Please note that the City has applied the storm water fee to the developed portion of the subdivision and
excluded areas that could potentially be developed in the future, which is similar to the calculation used for
the adjacent Deer Haven plat. In that case, stormwater trunk area charges for 6.5 acres were deferred until
the southern portion of that plat develops. In this case a similar treatment results in a deferral of trunk
charges for 5.5 acres that will be collected upon further subdivision of the parcel. It should be noted that
further subdivision would require changes to the maximum density and minimum lot area standards in the
Rural Residential zoning district. The total stormwater fee to be collected for this subdivision is $11,655.
5
This calculation excludes wetlands and buffer areas as those are undevelopable.
RECOMMENDATION
Staff and the Planning Commission recommend approval of a Rezoning, and Minor Subdivision request
for the Dancing Waters plat with conditions. This recommendation for approval is based on the
information provided by the applicant and reviewed within this report.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2021- 39
A RESOLUTION APPROVING
A MINOR SUBDIVISION FOR DANCING WATERS
WHEREAS, the Planning Department received an application for approval of a Minor Subdivision
for Dancing Waters located at 3820 120th Street West, legally described as follows:
All that part of the West Half of Government Lot One (1) in Section Seven (7) and of the West Half
of the Northeast Quarter in Section Eighteen (18), all in Township One hundred fifteen (115)
North, Range Nineteen (19) West, Dakota County, Minnesota described as follows:
Beginning at the northeast corner of said West Half of Government Lot 1 and running
thence west along the north line thereof a distance of 1068.28; thence south and parallel to
the west line of said Government Lot 1 and said Northeast Quarter a distance of 296.48 feet;
thence westerly parallel with the north line of said West Half of the Northeast Quarter a
distance of 242.07 feet to the west line of said West half of said Northeast Quarter, thence
southerly along said west line 830.60 feet; thence easterly parallel with the north line of said
West Half of the Northeast Quarter a distance of 388.70 feet; thence South 71 degrees 06
minutes 39 second East 960.35 feet to a point on the east line of said West half of the
Northeast Quarter 1437.58 feet south of the point of the beginning; thence north on said
east line to a point of beginning and there terminating, all according to the Government
Survey thereof.
EXCEPT that part described as follows: Commencing at the northeast corner of said West
half of Government Lot 1 and running thence west along the north line thereof a distance of
618.28 feet to the point of beginning of the land to be described; thence continuing west
along said north line 450.00 feet; thence south and parallel to the west line of said
Government Lot 1 and said Northeast Quarter a distance of 296.48 feet; thence westerly
parallel with the north line of said West half of the Northeast Quarter a distance of 242.07
feet to the west line of said West half of said Northeast Quarter; thence southerly along said
west line 830.60 feet; thence easterly parallel with the north line of said West half of the
Northeast Quarter 388.70 feet; thence southeasterly 321.43 feet along a line whose terminus
is a point on the east line of said West half of the northeast corner of said West half of
Government Lot 1; thence north 1228.47 feet to the point of beginning.
Together with an easement for ingress and egress over the south 60 feet of said exception.
Said 60 feet being measured at right angles to said south line of the exception.
WHEREAS, the City of Rosemount published notice in the official newspaper concerning the
application on April 16, 2021, and mailed notices to property owners within 500 feet of the subject
property on April 16, 2021; and
WHEREAS, the Planning Commission of the City of Rosemount conducted a public hearing as
required by ordinance for the purpose of receiving public comment regarding the proposed Minor
Subdivision on April 27, 2021; and,
WHEREAS, the Planning Commission reviewed the application on April 27, 2021 and found it
consistent with the criteria for Minor Subdivision review outlined in the Subdivision Ordinance; and,
WHEREAS, the Planning Commission adopted a motion to recommend approval of the
application for a Minor Subdivision on April 27, 2021.
NOW, THEREFORE, BE IT RESOLVED, The Council of the City of Rosemount does hereby
approve the Dancing Waters Minor Subdivision subject to the following conditions:
1)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.
2)The City will require a custom grading plan prior to the construction of a home on Lot 2
along with a plan documenting any significant trees to be removed for said homes. The
removal of trees shall be minimized around each new building site.
3)A fee in lieu of park land dedication of $3,400 for Lot 2 shall be paid prior to the issuance of
a building permit.
4)The final plat and associated wetlands and wetland buffers shall comply with the Minnesota
Wetland Conservation Act Notice of Decision for the property.
5)The applicant shall pay the required storm water trunk area assessment of $3,772 per acre
prior to recording the final plat. This assessment shall be based on a developable area of
3.09 acres (this calculation includes exclusions for wetlands and ponding areas per the City’s
fee schedule). The remaining fee for the property shall be collected if the southern 5.5
developable acres is ever further subdivided in the future.
6)Lot 2 must accommodate a sewage treatment system meeting all City requirements and
designed by a licensed septic designer.
7)Incorporation of recommendations from the City Engineer in a review memorandum dated
April 20, 2021 relative to drainage, grading, easements, utilities, storm water management,
and other subjects covered in the review.
8)Outlot A is not a buildable lot, and it shall be combined with the adjacent parcel located at
12282 Coffee Trail.
ADOPTED this 18th day of May 2021 by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
City of Rosemount
Ordinance No. B-278
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Dancing Waters
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled “City of Rosemount Zoning
Ordinance,” is hereby amended to rezone property from AG – Agricultural to RR – Rural Residential that is
located south of 120th Street West and approximately one mile west of Dodd Road within the City of
Rosemount commonly known as 3820 120th Street West and legally described as follows:
All that part of the West Half of Government Lot One (1) in Section Seven (7) and of the West Half of the
Northeast Quarter in Section Eighteen (18), all in Township One hundred fifteen (115) North, Range
Nineteen (19) West, Dakota County, Minnesota described as follows:
Beginning at the northeast corner of said West Half of Government Lot 1 and running thence west
along the north line thereof a distance of 1068.28; thence south and parallel to the west line of said
Government Lot 1 and said Northeast Quarter a distance of 296.48 feet; thence westerly parallel with
the north line of said West Half of the Northeast Quarter a distance of 242.07 feet to the west line of
said West half of said Northeast Quarter, thence southerly along said west line 830.60 feet; thence
easterly parallel with the north line of said West Half of the Northeast Quarter a distance of 388.70
feet; thence South 71 degrees 06 minutes 39 second East 960.35 feet to a point on the east line of
said West half of the Northeast Quarter 1437.58 feet south of the point of the beginning; thence
north on said east line to a point of beginning and there terminating, all according to the
Government Survey thereof.
EXCEPT that part described as follows: Commencing at the northeast corner of said West half of
Government Lot 1 and running thence west along the north line thereof a distance of 618.28 feet to
the point of beginning of the land to be described; thence continuing west along said north line
450.00 feet; thence south and parallel to the west line of said Government Lot 1 and said Northeast
Quarter a distance of 296.48 feet; thence westerly parallel with the north line of said West half of the
Northeast Quarter a distance of 242.07 feet to the west line of said West half of said Northeast
Quarter; thence southerly along said west line 830.60 feet; thence easterly parallel with the north line
of said West half of the Northeast Quarter388.70 feet; thence southeasterly 321.43 feet along a line
whose terminus is a point on the east line of said West half of the northeast corner of said West half
of Government Lot 1; thence north 1228.47 feet to the point of beginning.
Together with an easement for ingress and egress over the south 60 feet of said exception. Said 60
feet being measured at right angles to said south line of the exception.
Section 2. The Zoning Map of the City of Rosemount, referred to and described in said Ordinance
No. B as that certain map entitled “Zoning Map of the City of Rosemount,” shall not be republished to show
the aforesaid rezoning, but the Clerk shall appropriately mark the said zoning map on file in the Clerk’s office
for the purpose of indicating the rezoning hereinabove provided for in this Ordinance and all of the notation
references and other information shown thereon are hereby incorporated by reference and made part of this
Ordinance.
Section 3. This ordinance shall be effective immediately upon its passage and publication according
to law.
ENACTED AND ORDAINED into an Ordinance this 18th day of May 2021.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Erin Fasbender, City Clerk
ROSEMOUNT
MINNESOTA
4/22/2021
T:\Project\CommDev\Zoning\ZoningAmendments\ZoningAmendments.aprx I:\GIS\Map_Library\CommDev\Zoning\Amendments
Proposed Zoning Amendment
Dakota County, Maxar Dakota County, Maxar, Microsoft
Residential:
RR - Rural Residential
Other:
AG - Agricultural
Existing Proposed
G:\ENGPROJ\.Plan Reviews - Miscellaneous\Dancing Waters\20210514 - Dancing Waters Pre & Final Plat Memo.docx
Memorandum
To: Kyle Klatt, Planner
CC: Stacy Bodsberg, Planning & Personnel Secretary
Tim Hanson PE, WSB Engineering Consultant
From: Brian Erickson, Director of Public Works/City Engineer
Date: May 14, 2021
Re: Dancing Waters
Preliminary Plat Review
Final Plat Review
Grading and Drainage Plan Review
WSB File No 017022-000
SUBMITTAL:
This is an update to the original Engineering review memo from Tim Hanson, WSB Engineering
Consultant dated April 20, 2021.
The Preliminary Plat, Final Plat and Grading and Drainage plans for Dancing Waters Addition
have been submitted. They were prepared by Lake and Land Surveying, Inc. of Mendota Heights
for Ms. Sue Stein, the landowner of the parcel to be subdivided. Engineering review comments
were generated from the following plat documents dated 03-19-2021, consisting of:
Preliminary Plat – Existing conditions
Final Plat
Grading & Drainage Plan
GENERAL COMMENTS – FINAL PLAT:
The Dancing Waters plat is located on the south side of 120th Avenue about 1.25 miles west of
TH 3 and .25 miles east of the end of the road. The parcel is located in a rural residential area
that does not have public utilities. The parent parcel has an existing house and outbuildings
located in the central area of the parcel. The parcel contains a portion of two wetlands and has a
third wetland that is located entirely within the parcel. The proposed plat creates a residential lot
in the northwest corner of the parent parcel and an Outlot on the southern end.
1.The development Fees are indicated below based on the 2021 Schedule of Rates and
Fees. These fees are due with the final plat and subdivision agreement.
Sanitary Sewer Trunk Charge: Not Applicable
Watermain Trunk Charge: Not Applicable
Storm Sewer Trunk Charge: $3,772/ net developable acre. Trunk charge for
Outlot A and a portion of Lot 1, Block 1 will be assessed upon possible future
development. Deferred acreage to be established based on the adjacent Deer
Haven plat.
2.An easement over the storm sewer pipe located between the two wetlands is
recommended.
Kyle Klatt
5/2021
Page 2
G:\ENGPROJ\.Plan Reviews - Miscellaneous\Dancing Waters\20210514 - Dancing Waters Pre & Final Plat Memo.docx
GRADING AND EROSION CONTOL
Proposed grading is very limited consisting of a house pad site on the proposed lot and its
driveway. The house pad area identifies grading 6 feet off the top of a slope to create a walkout
lot and shaping a driveway along the east side of the lot. The proposed driveway is fairly steep
with grades that appear to be in excess of 10 percent. The proposed house grading impacts the
top of a slope which is within the buffer area of the adjacent wetland. The plans identify
mitigation locations for these wetland buffer impacts. Wetland buffer area and buffer mitigation
areas are located within drainage and utility easements on the final plat.
1.The proposed grading plan mis-identifies contours for the driveway.
2.The existing culvert between the wetland to the west and the wetland to the east must be
reconstructed utilizing Reinforced Concrete Pipe and placed within a drainage and utility
easement.
3.A low point exists in the northwest corner of 2, the proposed lot, which does not have an
outlet. This low point will receive runoff from ½ of the proposed house, the proposed
driveway and 120th Street. Positive drainage needs to be provided for this area.
4. The grading plan does not identify a driveway culvert under the proposed driveway or the
existing driveway. Culverts will be required for both driveways. The driveway culvert for
Lot 2, Block 1 will be required as part of construction of the new home. The culvert for
Lot 1, Block 1 will be installed as part of future stormwater management improvements
along 120th Street West. These culverts can be part of an outlet for the low area to the
west.
5.Show the easement lines from the final plat on the grading and drainage plan.
ACCESS AND EGRESS
Access and Egress from the existing and proposed lot is identified to be by private
driveways to each lot. The driveways extend onto 120th Street. There should be good
sight lines and distances onto 120th Street at the driveway locations. The existing
driveway has an aggregate surface.
SANITARY SEWER AND WATERMAIN
Public sanitary sewer is not available to this area, requiring private sanitary sewer septic systems.
The grading plan identifies a primary and secondary septic field for the proposed lot. The
identified well location is within 100 feet of the proposed septic system drain field. The drain field
location may need to be modified if a shallow well is constructed. The septic system for the
existing house should be shown on the plan.
1.The existing septic system must be reviewed and brought into compliance if it is
determined to be out of compliance. The sanitary sewer septic systems will be reviewed
by City Building Department Staff.
Public water service is not available to this area. A private well is required to provide water to the
proposed lot. The proposed well location for lot 2 is identified on the grading plan, as noted
Kyle Klatt
5/2021
Page 3
G:\ENGPROJ\.Plan Reviews - Miscellaneous\Dancing Waters\20210514 - Dancing Waters Pre & Final Plat Memo.docx
above, depending on the depth of the well, its location maybe too close to the easterly end of the
sanitary sewer drain field location.
1. The existing well to the existing house must be shown on the grading plan.
SURFACE WATER MANAGEMENT
The plans for Dancing Waters has been reviewed for surface water management, erosion and
sediment control and for storm sewer pipe sizing. This review is attached.
1.Plat approval is subject to the comments of the Surface Water Management Review
2.Replacement of existing PVC culvert under the driveway is recommended; however, City
of Rosemount will perform this replacement. An easement should be provided over this
connection.