HomeMy WebLinkAbout9.a. Request by Morrison Partners LLC for a Minor Subdivision to construct a 3,500 sf tap house restaurant on the former site of Medi-CAR and Chill Salon
EXECUTIVE SUMMARY
City Council Regular Meeting: September 21, 2021
AGENDA ITEM: Request by Morrison Partners LLC for a
Minor Subdivision to construct a 3,500 sf
tap house restaurant on the former site of
Medi-CAR and Chill Salon
AGENDA SECTION:
New Business
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 9.a.
ATTACHMENTS: Resolution; Excerpt from the August 24,
2021 Planning Commission Meeting
Minutes; Site Location; Plat; Site Plan;
Architectural Plans; Engineer’s
Memorandums dated January 14, 2020
and August 20, 2021.
APPROVED BY: LJM
RECOMMENDED ACTION: Motion to adopt a resolution approving the minor subdivision
creating a new parcel containing the proposed tap house restaurant.
SUMMARY
The Council is being asked to consider a request for a minor subdivision of The Morrison Plat to allow the
construction of a tap house restaurant on the site of the former Medi-CAR and Chill Salon. The request
by Morrison Partners, LLC will split the site from the parcel that encompasses the entire Morrison site.
The Planning Commission also reviewed a request for a site plan review of the proposed tap house
restaurant at its meeting on August. The Planning Commission found that the proposed structure and
site, as well as the proposed plat, meet the requirements of the DT-Downtown zoning district. Because
the Planning Commission acts on Site Plan Review applications, which it approved at its August meeting,
the Council is only being asked to consider the request for the minor subdivision. Staff and the Planning
Commission are recommending approval of the request.
Applicant: Morrison Partners, LLC.
Property Owner: Morrison Partners, LLC.
Surrounding Land Uses: North: Commercial
East: Commercial and Multi-family residential
South: Commercial
West: Multi-family residential
Site Zoning: DT PUD: Downtown Planned Unit Development
Land Use Designation: DT Downtown
PLANNING COMMISSION ACTION
The Planning Commission held a public hearing to receive comment on this request as well as a request
for a site plan review of the proposed tap house restaurant. Much of the discussion was related to the site
plan review rather than the subdivision, and ultimately the Commission voted to approve the site plan
review after discussing concerns related to traffic and other questions about the operation of the tap
house. No public comments were received during the public hearing, although staff did field some calls
prior to the meeting with concerns about parking. In addition to approving the site plan review, the
Commission voted unanimously to recommend the City Council approve the request for a minor
2
subdivision.
BACKGROUND
The Council approved the PUD and associated requests related to The Morrison apartment building in
February 2020. The planned unit development master development plan consists of a 124-unit apartment
building on the west and south portions of the site and a 4,000-5,000 square foot commercial building in
the northeast corner of the site where Medi-CAR and Chill Salon were located.
The PUD was approved with the understanding that when the commercial building was developed it
would go through the formal site plan review process, through which the Planning Commission recently
approved the site plan for the tap house restaurant. Because the developer of the commercial building
wishes to own the property rather than rent, a subdivision of the land containing the building from the
greater Morrison parcel is requested.
One change from the tentative plans shown to the Council for the commercial building is the removal of a
drive-thru on the site. Staff believes this is preferable and consistent with the goals of the Development
Framework for Downtown Rosemount. Much of the discussion and public comment received during the
original approval of the Morrison PUD referred to the loss of Shenanigan’s, a drinking establishment at
the south end of the overall redevelopment area. The proposed tap house restaurant, called Tap Society,
brings a similar use back to the downtown area while being more family friendly and offering a full menu
with a much wider variety of options for guests, including a kid’s menu.
The Morrison planned unit development agreement included several deviations from the zoning ordinance
requirements for setbacks and building materials related to the apartment building, but not deviations from
the code related to the commercial building. The applicant has not requested any deviations with the
development of the tap house restaurant, and staff finds that all the requirements of the DT-Downtown
zoning district are met by the plans provided by the applicants for the building as well as the proposed plat
the Council is considering.
ISSUE
Legal Authority . Subdivisions and site plan review applications are considered Quasi-Judicial actions. As
such, the City has a set of standards and requirements for review. Generally, if a subdivision application
meets the ordinance requirements it must be approved. These standards are outlined in Section 11-4-11:
DT-Downtown District.
Land Use and Zoning
The proposed subdivision to facilitate the construction of a tap house restaurant is consistent with the
current land use and zoning classifications. The subject property is guided DT-Downtown and is zoned
DT PUD-Downtown Planned Unit Development. The downtown zoning district is unique in that there is
no lot area or dimensional minimums, therefore the subdivision as proposed is consistent with the DT
zoning district.
Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
Code. This section of the Code outlines the Minor Subdivision process for land subdivision. In this case,
municipal streets and utilities are already provided, which relieves the applicant from some of the
information requirements as well as going through the preliminary and final platting process. The
Morrison 2nd addition will subdivide the existing parcel into a 2.33-acre parcel and a 0.323-acre parcel.
RECOMMENDATION
The Planning Commission and staff recommend approval of the minor subdivision to construct a 3,500 sf
tap house restaurant on the former site of Medi-CAR and Chill Salon.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2021-79
A RESOLUTION APPROVING A MINOR SUBDIVISION TO CREATE THE
MORRISON 2nd ADDITION
WHEREAS, the City of Rosemount is initiating the request for a minor subdivision, concerning
property legally described as:
Lot 1, Block 1, THE MORRISON, according to the recorded plat thereof.
WHEREAS, the Minor Subdivision approval will create two parcels legally described as:
Lot 1, Block 1, THE MORRISON, according to the recorded plat thereof.
And
Lot 2, Block 1, THE MORRISON, according to the recorded plat thereof.
WHEREAS, on August 24, 2021, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the request; and
WHEREAS, on August 24, 2021, the Planning Commission recommended approval of the
requested applications, subject to conditions; and
WHEREAS, on September 21, 2021, the City Council of the City of Rosemount reviewed the
Planning Commission’s recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Minor Subdivision.
ADOPTED this 21th day of September, 2021, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Erin Fasbender, City Clerk
EXCERPT FROM THE AUGUST 24, 2021 PLANNING COMMISSION MEETING MINUTES
4.b. Request by Morrison Partners LLC for a Minor Subdivision and Mike Fritz for a Site Plan Review to Construct a
3,500 Square Foot Tap House Restaurant on the Former Site of Medi-CAR and Chill Salon. (21-38-SP & 21-44-MS)
Planner Nemcek gave a presentation and summary of the staff report for the Planning Commission.
Chair Kenninger stated that there are no parking standards in the downtown district. Nemcek stated that is correct.
Kenninger questioned where someone would park if the restaurant lot is full. Nemcek stated that the City of Rosemount
is looking into placing signage to educate residents where there is public parking available near the downtown restaurant.
Commissioner Marlow questioned if Ace Hardware has reached out with any concerns, seeing that they are so close to
the proposed project. Nemcek stated that he had a conversation with the owner of the property who expressed some
concerns about parking, but not the operators of the hardware store. The applicants will have to come up with a shared
parking agreement with the owners of neighboring parking lots if they wish to use them for overflow.
Commissioner Schmisek inquired about the proposed traffic flow around the building. Nemcek stated that there will be
an entrance-only access off Highway 3 on the north side of the building, the main entrance will be on the south side of
the building which will be a two-way access.
Commissioner Thiagarajan inquired if the sidewalk in front of the building will still be there. Nemcek confirmed that it
will be.
The public hearing opened at 7:26 pm.
Public Comments:
Mike Waldo, Ron Clark Construction and Design, 7500 78th Street West, Edina, explained that Chill Salon and Medi-Car
both moved out of their space earlier than anticipated. Mr. Waldo stated that the parking will be more of an issue
between the Morrisson and Tap Society, other parking options around downtown will be looked into. As long as the
application goes through to City Council, the current building will get demoed by the end of September. This project will
bring greenery along the patio and sidewalk.
Mike Fritz, 13372 Couchtown Court, Tap Society, stated that they also own a restaurant/tap house in Minneapolis.
There will be no hard liquor available. The facility will be very family friendly atmosphere and very involved with the
community.
Commissioner Marlow inquired if any bike racks will be added. Mr. Fritz stated that idea has been talked about and will
be added.
MOTION by Schmisek to close the public hearing.
Second by Reed.
Ayes: 6. Nays: 0. Motion Passes.
The public hearing closed at 7:38 pm.
Additional Comments:
Chair Kenninger stated that this is an exciting addition to the City of Rosemount.
Commissioner Reed stated that he doesn’t see that there is a parking issue. Having downtown walkable is what we would
like.
Commissioner Schmisek stated that will be a nice family orientated facility.
Commissioner Thiagarajan stated that the patio near the sidewalk will be a good addition.
MOTION by Kenninger to recommend the City Council approve the Minor Subdivision creating a new parcel
containing the proposed tap house restaurant, subject to compliance with the City Engineer’s Memorandum
dated January 14, 2020 and August 20, 2021.
Second by Reed.
Ayes: 6. Nays: 0. Motion Passes.
MOTION by Schmisek to approve the Site Plan review to allow the applicant to construct a 3,500 square foot
tap house restaurant on the former site of Medi-CAR and Chill Salon as part of the Morrison Planned Unit
Development Master Development Plan, subject to the following conditions:
a. Compliance with City Code requirements for outdoor seating areas.
b. Applicant shall receive a sign permit for any site signage.
c. Mechanical systems shall be located in such a way that they are not visible from South Robert Trail.
d. Outdoor lighting shall be turned off outside of business hours.
Second by Marlow.
Ayes: 6. Nays: 0. Motion Passes.
ROBERT TRAIL SOUTH
(A Public R/W)145TH ST WEST(A Public R/W)36" RCP10" PVCCAMEO AVE W(A Public R/W)12" DIP8" RCP8" PVC6" PVC8" PVC8" PVC
15" RCP
15" RCP110.1232.4
110.0232.6
59.9129.860.1
130.0One Story Block/Brick BuildingAddress: 14555 S Robert TrailFoundation Area: 7,790 Sq. Ft.One Story Brick BuildingAddress: 14605 S Robert TrailFoundation Area: 5,297 Sq. Ft.8" DIP
8" DIP 50.021.044.347.4
45.03.8
49.164.1 1610115131313Wood RampWoodPlatformWoodFence WoodPlatformChain LinkFenceRetaining WallChain LinkFenceConcreteRetaining WallMetalFenceWoodFenceWood Fence27" RCPOne Story Block/Brick BuildingAddress: 14555 S Robert TrailFoundation Area: 25,581 Sq. Ft.One Story Block BuildingOne Story Brick BuildingOne Story Stucco BuildingOne Story Brick BuildingGarageGarage
[A] Building Corner 0.7' +/-East of Property Line[A] Building Corner 0.9' +/-East of Property LineBuilding Cornerat Property LineBuilding Corner0.1 S of Property Line(STATE HWY NO. 3)[19] Parking EasementPer Book 284 of Deeds, Page 191[19] Ingress/Egress EasementPer Book 284 of Deeds, Page 191[13] Driveway Easement
Per Book 160 of Deeds, Page 554
[4] Util. EasementPer Doc. No. 738332[4] Util. EasementPer Doc. No. 738332[15] Ingress/Egress Easement forDelivery and Maintenance Vehicles perBook 284 of Deeds, Page 194Sanitary Sewer LinePer Multiple Easement DocsPID: 340370033010Address: 2990 145th St WOwner: SMAPP LLCPID: 340370035010Address: 3020 145th St WOwner: Dakota CentralRealty LTDPID: 340370039020Address: 3050 145th St WOwner: Ehlen LTD PTNSHPPID: 340380004010Address: 14540 Cameo AveOwner: Richard N & Karleen O SiebenPID: 340380003010Address: 14560 Cameo AveOwner: Scott A & Laura J FrenchPID: 340380002010Address: 14580 Cameo AveOwner: James A &Peggy M SpadaforePID: 340380002021Address: 14590 Cameo AveOwner: Jill GilliesPID: 340380001011Address: 14600 Cameo AveOwner: Renee C Stevenson
PID: 340370061051Address: 14635 Robert Trail SOwner: Terry InvestmentsPID: 340370032010Address: 2978 145th St WOwner: Rosemount Cornerstone Inc.PID: 340370032020Address: 14525 Robert Trail SOwner: DA & E Aquisition LLC[5]
▲Access▼▲Access▼
▲Access▼▲Access▼Found 1/2 InchOpen Iron PipeFound 1/2 InchIron Pipe w/CapNo. 8625S89°24'30"W 299.48S00°38'51"W 358.50 N89°24'30"E 137.50S00°38'51"W 150.00 N89°24'30"E55.00N00°38'51"E 150.00N89°24'30"E 106.95N00°39'11"E 358.50
AREA UNDERCONSTRUCTION[19] Parking EasementPer Book 284 of Deeds, Page 191[19] Ingress/Egress EasementPer Book 284 of Deeds, Page 191[13] Driveway Easement
Per Book 160 of Deeds, Page 554
[4] Util. EasementPer Doc. No. 738332[4] Util. EasementPer Doc. No. 73833274.704.00S00°39'02"WS89°24'30"W 75.0275.024.00N00°39'02"E63.0039.00
S00°38'51"W 130.83
61.00Drainage & UtilityEasement perTHE MORRISONDrainage & Utility
Easement per
THE MORRISONDrainage & UtilityEasement perTHE MORRISONDrainage & Utility
EasementDrainage & UtilityEasement perTHE MORRISONSan. Sewer Easementper Book 64 of M.R., Page 297DESCRIPTION OF PROPERTY SURVEYEDLot 1, Block 1, The Morrison, according to the recorded plat thereof.General Survey Notes1.Bearings are based on the Dakota County Coordinate System (1986 Adjustment).2.Site Address: 14589 Robert Trail S, Rosemount, MN 550683.This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, CommunityPanel No. 27037C0210E, effective date of December 2, 2011.4.The Gross land area is 115,582 +/- square feet or 2.653 +/- acres.5.Elevations are based on the NGVD 29 Datum. Site Benchmark is the top of nut of fire hydrant located in front of 14605 S Robert Trail. Elevation=972.536.We have received from the client a zoning letter by Anthony Nemcek, Planner for the City of Rosemount Community Development Department datedMay 6, 2020. Said zoning letter notes the following regarding the subject property:1. The Subject Property is designated in the Comprehensive Plan as DT-Downtown.2. The current zoning classification for the subject property is DT-PUD: Downtown Planned Unit Development. The use of the Subject Property for 124 apartment units is an allowed use of the property.3. There are no records in the City files of unsatisfied zoning, subdivision, building, or other ordinance violations.4. The Flood Insurance Rate Map "FIRM" Map. No. 2703C0210E dated 12/2/2011 shows the property to be located in Zone X, which is not known to be prone to flooding.Surveyor's Note: Zoning setback requirements were not included in the above referenced zoning letter. We are unable to list or graphically depict anysuch restrictions that may exist without being provided with said restrictions.7.We have shown the location of utilities to the best of our ability based on observed evidence together with evidence from the following sources: plansobtained from utility companies, plans provided by client, markings by utility companies and other appropriate sources. We have used this informationto develop a view of the underground utilities for this site. However, lacking excavation, the exact location of underground features cannot beaccurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may benecessary. Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject property.8.The names of the adjoining owners of the platted lands, as shown hereon, are based on information obtained from Dakota County GIS.SURVEY REPORT1.This map and report was prepared with the benefit of the following Commitments for Title Insurance:Issued by Chicago Title Insurance Company, File No. 56481 (Pro Forma), dated March 19, 2020. We note the following with regards to Schedule B of the herein referenced Title Commitment:a. Item no.'s 1-5, and 14 are not survey related.b. The following are numbered per the referenced Title Commitment:[6]. Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated March 3,1955, filed March 10, 1955, in Book 64 of M.R., Page 295. (Lot 51) Right to ingress/egress for maintaining sanitary sewer appears to beblanket in nature. Sanitary sewer line described in document as shown hereon near the middle portion of subject property.[7].Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated March 3,1955, filed March 10, 1955, in Book 253 of Deeds, Page 61. (Lot 34) Right to ingress/egress for maintaining sanitary sewer appears to beblanket in nature. Sanitary sewer line described in document as shown hereon near the middle portion of subject property.[8]. Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated March 3,1955, filed March 10, 1955, in Book 253 of Deeds, Page 60. (Lot 50) Right to ingress/egress for maintaining sanitary sewer appears to beblanket in nature. Sanitary sewer line described in document as shown hereon near the middle portion of subject property.[9]. Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated February 7,1955, filed March 10, 1955, in Book 64 of M.R., Page 296. (Lot 48) Right to ingress/egress for maintaining sanitary sewer appears to beblanket in nature. Sanitary sewer line described in document as shown hereon near the middle portion of subject property.[10]. Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated March 3,1955, filed March 10, 1955, in Book 64 of M.R., Page 297. (Lot 49) Easement located over the west 75 feet of the north 4 feet of Lot 49, asshown hereon.[11]. Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated March 3, 1955, filed March 10, 1955, in Book 64 of M.R., Page 297. (Lot 49) This Schedule B item appears to be the same as number 16 above, however Page 298 of said document describes a blanket in nature right to ingress/egress for maintaining sanitary sewer. Sanitary sewer line described in document as shown hereon near the middle portion of subject property.[12]. Easement for sanitary purposes, in favor of the Village of Rosemount, its successors and assigns, as created in document dated November1, 1954, filed March 10, 1955, in Book 64 of M.R., Page 294. (Lots 52 and 53) Right to ingress/egress for maintaining sanitary sewerappears to be blanket in nature. Sanitary sewer line described in document as shown hereon near the middle portion of subject property.[13]. Terms and conditions of and easements contained in driveway easement contained in Warranty Deed, dated May 25, 1967, filed June 6,1967, in Book 160 of Deeds, Page 554. Easement over the east 12 feet of Lot 34 and the west 3 feet of Lot 33, as shown hereon.15. Subject to the following matters as shown on the survey prepared by Civil Site Group, dated November 13, 2019, and designated Job No. 19336:(a). Utilities run through the West 20 feet of Lots 47 and 48 of the Land, and the West 20 feet of the North 70 feet of Lot 61 of the Land. As shown hereon.Issued by Chicago Title Insurance Company, File No. 56482 (Pro Forma), dated March 19, 2020. We note the following with regards to Schedule B of the herein referenced Title Commitment:a. Item no. 1, is not survey related.b. The following are numbered per the referenced Title Commitment: 2. Terms and conditions of and easement for sanitary sewer purposes and appurtenances thereto, in favor of the Village of Rosemount, Minnesota, a Minnesota corporation, contained in Easement Deed dated July 20, 1955, filed August 4, 1955, in Book 64, M.R., Page 509, as Document No. 238912; and in Easement Deed dated October 17, 1955, filed October 27, 1955, in Book 66, M.R., Page 34, as Document No. 240776. (Lot 61) Right to ingress/egress for maintaining sanitary sewer appears to be blanket in nature. Sanitary sewer line described in document appears to lie south of the subject property. Does not appear to affect the subject property.[3.]Terms and conditions of and easement for sanitary sewer purposes and appurtenances thereto, in favor of the Village of Rosemount,Minnesota, a Minnesota corporation, contained in Easement Deed dated March 3, 1955, filed March 10, 1955, in Book 253 of Deeds, Page59, as Document No. 235803. (Lot 54) Right to ingress/egress for maintaining sanitary sewer appears to be blanket in nature. Sanitarysewer line described in document as shown hereon near the middle portion of subject property.[4.] Easement for utility purposes, in favor of the City of Rosemount, a Minnesota municipal corporation, as reserved in Warranty Deed datedAugust 15, 1986, filed August 18, 1986, as Document No. 738332. (Lots 54 and 55) Easements over the north 40 feet of the west 23 feetLot 54; and the south 7.50 feet of the east 125 feet of Lot 54; and the east 125 feet of Lot 55 except the south 52.5 feet thereof; and thewest 20 feet of the east 48 feet of the south 44 feet of Lot 54; as shown hereon.[5]. Subject to State Trunk Highway No. 3 as evidenced in Warranty Deed dated December 31, 1963, filed December 31, 1963, in Book 287 ofDeeds, Page 597, as Document No. 304644. (Lots 54 and 55) State Trunk Highway No. 3 (South Robert Trail) as shown hereon along theeast side of subject property.2.Conflicts such as (but not limited to): encroachments, protrusions, access, occupation, and easements and/or servitudes:[A]. Building on Lots 49 and 50, AUDITOR'S SUBDIVISION NO. 1, encroaches onto the right of way of South Robert Trail (State Hwy No. 3), as shown hereon.[B].Building on Lots 49 and 50, AUDITOR'S SUBDIVISION NO. 1, encroaches onto sanitary sewer easement per Book 64, page 297.SURVEYORS NOTE:See notes on second sheet (V1.1) of this survey for conflicts between existing easements and proposed site plan.VICINITY MAPRosemount Mixed-Use
14589 Robert Trail S, Rosemount, Dakota County, MN 55068
7500 W 78th St, Edina, MN 55439
Ron Clark Construction
PROJECT
4931 W. 35TH ST. SUITE 200ST. LOUIS PARK, MN 55416CivilSiteGroup.comPROJECT NO.: 19336.02COPYRIGHT 2021 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV1.0BOUNDARY/TOPOGRAPHICSURVEY........N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LAND SURVEYOR UNDER THELAWS OF THE STATE OF MINNESOTA.7-23-2021NCLIENT60153001530SCALE IN FEETOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTFOUND JUDICIAL LANDMARKSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAIN
36" RCP10" PVC12" DIP8" RCP8" PVC6" PVC8" PVC8" PVC
15" RCP
15" RCP110.1232.4 110.0232.6
59.9129.860.1
130.0One Story Block/Brick BuildingAddress: 14555 S Robert TrailFoundation Area: 7,790 Sq. Ft.One Story Brick BuildingAddress: 14605 S Robert TrailFoundation Area: 5,297 Sq. Ft.8" DIP
8" DIP 50.021.044.347.4
45.03.8
49.164.1 1610115131313Wood RampWoodPlatformWoodFence WoodPlatformChain LinkFenceRetaining WallChain LinkFenceConcreteRetaining WallMetalFenceWoodFenceWood Fence27" RCPOne Story Block/Brick BuildingAddress: 14555 S Robert TrailFoundation Area: 25,581 Sq. Ft.One Story Brick BuildingOne Story Stucco BuildingOne Story Brick BuildingGarageGarage
[A] Building Corner 0.7' +/-East of Property Line[A] Building Corner 0.9' +/-East of Property LineBuilding Cornerat Property LineBuilding Corner0.1 S of Property Line[19] Parking EasementPer Book 284 of Deeds, Page 191[19] Ingress/Egress EasementPer Book 284 of Deeds, Page 191[13] Driveway Easement
Per Book 160 of Deeds, Page 554
[4] Util. EasementPer Doc. No. 738332[4] Util. EasementPer Doc. No. 738332[15] Ingress/Egress Easement forDelivery and Maintenance Vehicles perBook 284 of Deeds, Page 194Found 1/2 InchOpen Iron PipeFound 1/2 InchIron Pipe w/CapNo. 8625AREA UNDERCONSTRUCTION[19] Parking EasementPer Book 284 of Deeds, Page 191[19] Ingress/Egress EasementPer Book 284 of Deeds, Page 191[13] Driveway Easement
Per Book 160 of Deeds, Page 554
[4] Util. EasementPer Doc. No. 738332[4] Util. EasementPer Doc. No. 73833274.704.00S00°39'02"WS89°24'30"W 75.0275.024.00N00°39'02"E63.0039.00
S00°38'51"W 130.83
61.00Drainage & UtilityEasement perTHE MORRISONDrainage & Utility
Easement per
THE MORRISONDrainage & UtilityEasement perTHE MORRISONDrainage & Utility
EasementDrainage & UtilityEasement perTHE MORRISONSan. Sewer Easementper Book 64 of M.R., Page 297East Line of the SW 1/4
Sec. 29, Twp. 115, Rng. 19 North Line of the SW 1/4Sec. 29, Twp. 115, Rng. 19BLOCK 1SE Corner of the
SW 1/4 of Sec. 29,
Twp. 115, Rng. 19
(Dakota County Cast Iron
Monument)
63.0039.00
S00°38'51"W 130.83Drainage & UtilityEasement perTHE MORRISON74.704.00S00°39'02"WS89°24'30"W 75.0275.024.00N00°39'02"EDrainage & Utility
Easement per
THE MORRISON
61.00Drainage & UtilityEasement perTHE MORRISONDrainage & Utility
EasementDrainage & UtilityEasement perTHE MORRISONSan. Sewer Easementper Book 64 of M.R., Page 297Found 1/2 InchOpen Iron PipeFound 1/2 InchIron Pipe w/CapNo. 862555.00N89°24'30"ES00°38'51"W 150.00
N89°24'30"E 137.50S00°38'51"W 358.50S89°24'30"W 299.48N00°39'11"E 358.50 N89°24'30"E 106.95N00°38'51"E 150.00LOT 1LOT 2S89°24'30"W33.012098.38
N00°38'51"E Drainage & UtilityEasement124.02S89°21'09"E 92.20S19°51'24"E 129.23VICINITY MAPPROJECTPROJECT NO.: 19336.02COPYRIGHT 2021 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV2.0PRELIMINARY PLAT............N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.7-23-2021NCLIENT Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BYDOJRN..PRELIMINARY PLAT GENERAL NOTESPROPERTY DESCRIPTION:Lot 1, Block 1, THE MORRISONDATE OF PREPARATION:7-23-2021APPLICANT:Ron Clark ConstructionMike Roebuck952-947-30227500 West 78th StreetEdina, MN 55439BENCHMARKS:Elevations are based on the NGVD 29 Datum. Site Benchmark is the top nut of fire hydrant located in front of 14605S Robert Trail. Elevation=972.53 feetEXISTING ZONING:P.U.D. (Planned Unit Development)PROPOSED ZONING:P.U.D. (Planned Unit Development)AREAS:Proposed Lot 1 = 101,477 Sq. Ft. or 2.33 AcresProposed Lot 2 = 14,105 Sq. Ft. or 0.323 AcresTotal Property Area = 115,582 Sq. Ft. or 2.653 AcresFLOOD ZONE:This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per FloodInsurance Rate Map, Community Panel No. 27037C0210E, effective date of December 2, 2011.PRELIMINARY PLAT:THE MORRISON2ND ADDITIONOVERHEAD UTILITIESGASMAINSANITARY SEWERSTORM SEWERFIBER/COMM. LINEELECTRIC LINE (RECORD)WATERMAINELECTRIC LINEGASMAIN (RECORD)CHAINLINK FENCELINELinetype & Symbol Legend CONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE SURFACEWOODEN FENCELINEGUARDRAILWATERMAIN (RECORD)SANITARY SEWER (RECORD)STORM SEWER (RECORD)FIBER/COMM. LINE (RECORD)TELEPHONE LINE (RECORD)TELEPHONE LINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONPOWER POLEUTILITY MANHOLEGUY WIRECONIFEROUS TREEDECIDUOUS TREEROOF DRAINSEWER CLEAN OUTFIRE CONNECTIONWELLUTILITY VAULTPOST INDICATOR VALVEGAS MANHOLEHAND HOLEFIBER/COMM. MANHOLEMAIL BOXFUEL TANKELECTRICAL OUTLETSBSOIL BORINGLIGHT POLE60153001530SCALE IN FEETRosemount Mixed-Use
14589 Robert Trail S, Rosemount, Dakota County, MN 55068
7500 W 78th St, Edina, MN 55439
Ron Clark Construction
East Line of the SW 1/4
Sec. 29, Twp. 115, Rng. 19 North Line of the SW 1/4Sec. 29, Twp. 115, Rng. 19BLOCK 1SE Corner of the
SW 1/4 of Sec. 29,
Twp. 115, Rng. 19
(Dakota County Cast Iron
Monument)
63.0039.00
S00°38'51"W 130.83Drainage & UtilityEasement perTHE MORRISON74.704.00S00°39'02"WS89°24'30"W 75.0275.024.00N00°39'02"EDrainage & Utility
Easement per
THE MORRISON
61.00Drainage & UtilityEasement perTHE MORRISONDrainage & Utility
EasementDrainage & UtilityEasement perTHE MORRISONSan. Sewer Easementper Book 64 of M.R., Page 297Found 1/2 InchOpen Iron PipeFound 1/2 InchIron Pipe w/CapNo. 862555.00N89°24'30"ES00°38'51"W 150.00
N89°24'30"E 137.50S00°38'51"W 358.50S89°24'30"W 299.48N00°39'11"E 358.50 N89°24'30"E 106.95N00°38'51"E 150.00LOT 1LOT 2S89°24'30"W33.012098.38
N00°38'51"E Drainage & UtilityEasement124.02S89°21'09"E 92.20S19°51'24"E 129.23THE MORRISON 2ND ADDITIONKNOW ALL PERSONS BY THESE PRESENTS: That The Morrison Partners, LLC, a Minnesota limited liability company, fee owner of the following described property:Lot 1, Block 1, THE MORRISON, according to the recorded plat thereof.Has caused the same to be surveyed and platted as THE MORRISON 2ND ADDITION and does hereby dedicate to the public, for public use, the public way and the drainage and utility easements as createdby this plat.In witness whereof said The Morrison Partners, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officerthis day of , 20.(COMPANY NAME)By: ItsSTATE OF , COUNTY OF The forgoing instrument was acknowledged before me this day of , 20,By:, of The Morrison Partners, LLC, a Minnesota limited liability company, on behalf of the company. My Commission Expires:Notary Public, Signature Notary Public, Printed NameNotary Public County,SURVEYORS CERTIFICATEI Rory L. Synstelien, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correctrepresentation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within oneyear; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of the surveyor's certification are shown and labeled on this plat; and all public waysare shown and labeled on this plat.Dated this day of , 20.Rory L. Synstelien, Land SurveyorMinnesota License No. 44565STATE OF MINNESOTA, COUNTY OF This instrument was acknowledged before me this day of , 20, by Rory L. Synstelien, a Licensed Land Surveyor. My Commission Expires:Notary Public, Signature Notary Public, Printed NameNotary Public County,CITY PLANNING COMMISSION, CITY OF ROSEMOUNT, STATE OF MINNESOTABe it known that a meeting held on this day of , 20, the Planning Commission of the City of Rosemount, Minnesota, did hereby approve this plat ofTHE MORRISON 2ND ADDITION.By:, ChairCITY COUNCIL OF ROSEMOUNT, COUNTY OF DAKOTA, STATE OF MINNESOTAThis plat was approved by the City Council of Rosemount, Minnesota at a regular meeting thereof held this day of , 20,and hereby certifies compliance with all the requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.By:, Mayor By: , City ClerkCOUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approvedthis day of , 20.By Todd B. Tollefson, Dakota County SurveyorDEPARTMENT OF PROPERTY TAXATION AND RECORDS, COUNTY OF DAKOTA, STATE OF MINNESOTAPursuant to Minnesota Statutes, Section 505.021, Subdivision 9, taxes payable in the year on real estate hereinbefore described, have been paid.Also pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfers entered on this day of , 20 .By Amy A. Koethe, DirectorCOUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that this plat of THE MORRISON 2ND ADDITION was filed in the office of the County Recorder for public record on this day of , 20 ,at o'clockM. and was duly filed in Bookof Plats, Page, asDocument Number .By Amy A. Koethe, County RecorderREGISTRAR OF TITLES, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that this plat of THE MORRISON 2ND ADDITION was filed in the office of the Registrar of Titles for public record on this day of , 20 ,at o'clockM. and was duly filed in Bookof Plats, Page, asDocument Number .By Amy A. Koethe, Registrar of TitlesNBearings are based on the east line ofLot 1, Block 1, THE MORRISONhaving an assumed bearing of S 00°38'51" W.Denotes a Found Iron Monument (Type as shown on plat)Denotes a 1/2 inch by 14 inch Rebar Marked "RLS 44565"60153001530SCALE IN FEETVICINITY MAPSEC. 29 - T115 - R19DAKOTA COUNTY, MINNESOTANNOT TO SCALE
CORRUGATED
METAL PANEL
PAINTED
THIN BRICK WOOD PANEL/
WOOD LOOK PANEL
CAST STONE
SILL/CURB
FACTORY
STYLE
WINDOWS
CORRUGATED
METAL AWNING
ON SUBSTRUCTURE
W/ PATIO
HEATERS BELOW
WOOD FENCE W/
EXTENDED POST
FOR FESTOON
LIGHTING SELF
ILLUMINATED
BLADE SIGNAGE
Tap Society II CONCEPT PERSPECTIVE
07/23/21
S Robert Trail , Rosemount MN
PAINTED
THIN BRICK
CLADDING
CAST STONE
SILL/CURB
PAINTED
SIGNAGE
PAINTED
SIGNAGE
TRASH ENCLOSURE
TO MATCH BUILDING
FACADE WITH
CORREGATE METAL GATE
KEG STORAGE
W/ CHAIN LINK
FENCE ENCLOSURE
Tap Society II CONCEPT PERSPECTIVE
07/23/21
S Robert Trail , Rosemount MN
1010
FRZ24" 72"21" 48" 21" 54"21" 48" 21" 54"18" 42"
24" 60"
24" 60"
24" 72"
24" 60" 24" 60"24" 42"
24" 72"24" 60" 24" 60" 24" 60"18" 30"
24" 54"
24" 30"
36"36"DCWI CWO
HC HCE1E2
D1
CHEMH1
H2
RA
DD D36"2
MP1.5
1
MP1.5
2
MP1.6
1
MP1.6
10' - 0"
Scale:1/16" = 1'-0"
Tap Society II SITE PLAN
07/23/21
S Robert Trail , Rosemount MN
FRZ24" 72"21" 48" 21" 54"21" 48" 21" 54"18" 42"
24" 60"
24" 60"
24" 72"
24" 60" 24" 60"24" 42"
24" 72"24" 60" 24" 60" 24" 60"18" 30"
24" 54"
24" 30"
36"36"DCWICWOH HCE1E2
D1
CHEMH1
H2
RA
DD D36"2
MP1.6
1
MP1.6
TO GO/
CURBSIDE
MERCH12' x 8' MOVEABLE STAGE
FENCED AREA FOR KEG STORAGE
DUMPSTER,
RECYCLE,
GREASE
LINE
ORDER
HERE
TAP WALL
DRY STOR HW
JAN
KEG
COOLER
WIC
DISH
FR
ORDER
HERE WATER + ROOT BEER TAPSERVERSHAKES
10' - 0"
70' - 6"54' - 0 3/4"19' - 0 11/16"35' - 0 1/16"24' - 7"46' - 9 5/8"4' - 8 3/8"50' - 3"PLAN
NORTH
Scale:1/8" = 1'-0"
Tap Society II FLOOR PLAN
07/23/21
S Robert Trail , Rosemount MN
TRASH ENCLOSURE
TO MATCH BUILDING
FACADE WITH CORREGATE
METAL GATE
PAINTED THIN BRICK
CLADDING
KEG STORAGE
W/ CHAIN LINK FENCE
ENCLOSURE
FACTORY STYLE WINDOWS
CORRUGATED METAL AWNING
BLADE SIGN
CORRUGATED METAL PANEL
WOOD LOOK METAL PANEL
CORRUGATED METAL PANEL
WOOD LOOK METAL PANEL
BLADE SIGN
SURFACE MOUNTED SIGNAGE
FACTORY STYLE WINDOWS
CAST STONE SILL/CURB
WOOD FENCE
PLAN
NORTH
Scale:1/8" = 1'-0"
Tap Society II ELEVATIONS
07/23/21
S Robert Trail , Rosemount MN
1/8" = 1'-0"MP1.5
1 SOUTH ELEVATION
1/8" = 1'-0"MP1.5
2 EAST ELEVATION
LEVEL 1
100' - 0"
ROOF
114' - 0"
PAINTED THIN BRICK
BLADRE SIGN
PAINTED LOGO
CAST STONE SILL/CURB
CORRUGATED METAL
AWNING
WOOD FENCE
EXTERIOR LIGHTING
CHAIN LINK FENCE
KEG STORAGE
PAINTED THIN BRICK
PAINTED LOGO
CAST STONE SILL/CURB
WOOD FENCE W/
EXTENDED POST
FOR LIGHTING
TRASH ENCLOSURE TO
MATCH BUILDING FACADE
WITH CORREGATE
METAL GATE
PLAN
NORTH
Scale:1/8" = 1'-0"
Tap Society II ELEVATIONS
07/23/21
S Robert Trail , Rosemount MN
1/8" = 1'-0"MP1.6
1 NORTH ELEVATION
1/8" = 1'-0"MP1.6
2 WEST ELEVATION
K:\017022-000\Admin\Docs\Tap Society\Tap Site Review Memo.docx
Memorandum
To: Anthony Nemcek, Planner
CC: Adam Kleinberg, Community Development Director
Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, Director of Public Works/City Engineer
From: Tim Hanson PE, WSB Engineering Consultant
Date: August 20, 2021
Re: Tap Society
Site Plan Review
Grading, Drainage, Erosion Control & Utility Plan Review
WSB File No 0017022-000
SUBMITTAL:
A Site Plan, Grading, Drainage, Erosion Control & Utility Plan for Tap Society have been
submitted. Engineering review comments were generated from the following plat documents
consisting of:
▪ Site Plan
▪ Grading, Drainage, Erosion Control Plan
▪ Utility Plan
GENERAL COMMENTS:
Tap Society is a standalone development that is part of the Morrison Project and is located on
the west side of South Robert Trail between 145 Street and 146th Street. The parent parcel
included a commercial building that is currently being razed. The proposed development
proposes a single building with adjacent patio, and parking lots.
1. The development Fees are indicated below based on the 2021 Schedule of Rates and
Fees. Fees will be due with the Conditional Use Permit/Building Permit (development
agreement) if they have not been previously paid.
▪ Sanitary Sewer Trunk Charge: $1075/acre
▪ Watermain Trunk Charge: $6,500/acre
▪ Storm Sewer Trunk Charge: $6,865/ net developable acre
2. The survey identifies an easement in the southeast corner of the parcel. It is unclear
what the easement is for, should the easement no longer be utilized it should be
vacated.
Kyle Klatt
August 20, 2021
Page 2
K:\017022-000\Admin\Docs\Tap Society\Tap Site Review Memo.docx
GRADING AND EROSION CONTOL
The existing site drains from the southwest corner to the north east at a very flat grade. The
proposed grading plan identifies collecting surface runoff in a catch basin along the northern
property line and a catch basin located in the southwest corner of the site. The runoff is collected
by privately maintained storm sewer that extends from existing storm sewer located in central
area of the Morrison Development. A storm sewer stub extends to the proposed building to
collect rooftop runoff.
ACCESS AND EGRESS
The proposed driveway to the site extends from South Robert Trail at the northwest corner of the
parcel. This driveway location requires the relocation of an existing streetlight. Access is also
provided from the west side of the building along the alley drive constructed with the Morrison
Project. Parking stalls extend from these two drive isles.
SANITARY SEWER AND WATERMAIN
Sanitary sewer service is extended from an existing City maintained sanitary lateral that extends
along the west side of the site. The sanitary sewer service should extend toward the kitchen area
of the building. A grease trap is required on the sanitary sewer service.
Water service is identified to be obtained by extending an 8-inch water service from the City
maintained watermain located within South Robert Trail. The developer is also required to
remove existing one-inch services that extend from the same main and are adjacent to the site.
These two water service excavations need to be located in the same area so there is only one
excavation into South Robert Trail. City construction records identify a 6-inch water service in the
general vicinity of the proposed building. The location of the service needs to be field verified to
determine if it can be utilized for the proposed building.
SURFACE WATER MANAGEMENT
Surface Water Management was reviewed with the development of the Morrison Project.
Engineering comments and recommendations from the Morrison Project review must also be
implemented.
MEMORANDUM
To: Anthony Nemcek, Planner
CC: Kim Lindquist, Community Development Director
Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, Director of Public Works/City Engineer
From: Stephanie Smith, Assistant City Engineer
Date: January 14, 2020
Subject: The Morrison Preliminary and Final Plat - Engineering Review
SUBMITTAL:
The following review comments were generated from the following The Morrison submittal
documents prepared by Civil Site Group, Braun Intertec and Wenck:
Final Plat
Civil plans (dated 12/16/2019) comprised of the following:
▫ Existing Conditions Survey
▫ Removal Plan
▫ Site Plan
▫ Grading Plan
▫ Utility Plan
▫ SWPPP
Stormwater Management Report (dated 12/16/2019)
Geotechnical Report (dated 11/20/2019)
Traffic Memo (dated 12/19/2019)
EASEMENTS:
1. The final plat shows a 5-foot perimeter drainage and utility easement around the property.
This shall be revised to have a 10-foot drainage and utility easement along the front and rear
lot lines.
2. Trail access easement is required over the bituminous walkway on the west and south sides
of the apartment building.
DRIVEWAY AND PARKING LOTS:
The applicant is proposing to reduce the number of accesses on Trunk Highway 3. The proposed
accesses to the site are an entrance onto Trunk Highway 3 aligned with 146th Street West, an in-only
access on Trunk Highway 3 north of the proposed commercial building, and an access onto 145th
Street West.
The applicant submitted a traffic memo that used the ITE Trip Generation Manual to compare
traffic generation of the existing site uses to the proposed site uses. This comparison resulted in a
net reduction of traffic by more than two thirds. Staff will note that this conclusion is not based on
traffic counts, and the existing usages on the site are likely under the assumed trip generation. The
two thirds reduction from the memo is what would be expected in a highest use of the existing
buildings.
3. The applicant shall obtain a MnDOT permit for their work within the Trunk Highway 3
right-of-way.
4. The maximum driveway grade is 10%. The driveway to the underground parking shall be
revised to meet this requirement.
5. Applicant shall provide a turning movement for a single-unit truck entering the underground
parking.
6. Staff recommends the loading zone shall meet parallel parking standard of an 8-foot wide
stall rather than the 6-foot wide aisle shown in the plans.
7. Civil plans do not show a landscaped island at the main entrance, while the architectural
plans and rendering do show an island. Applicant shall revise plans to be consistent.
8. The 45-degree parking north of the commercial building is longer than required. Applicant
may reduce this.
9. Street lights on Trunk Highway 3 that are impacted by the construction shall be removed
and replaced in coordination with the electrical utility.
SIDEWALKS:
10. Sidewalk and bituminous walkway internal to the site shall be owned and maintained by the
property owner.
11. The sidewalk along Trunk Highway 3 shall be owned by the City, but it shall be maintained
for snow by the property owner.
12. Applicant shall install pedestrian ramps as required by ADA and per the MnDOT standard
detail plates.
13. Applicant shall provide more details on pavement markings and how the parking and
pedestrian movements will function on the southeast corner of the apartment building
where the bituminous walkway is level with the parking surface of Ace Hardware.
WATER & SANITARY UTILITIES:
The applicant proposes to connect to City water existing under Trunk Highway 3 and sanitary sewer
that runs north-south at the center of the site. The applicant is removing the portion of the sanitary
line that will no longer be needed. The existing sanitary pipe is vitrified clay pipe and is over 60 years
old. The pipe will be replaced or lined dependent on further investigation of the pipe condition.
14. Water utilities internal to the site shall be privately owned and maintained.
15. Applicant shall abandon unused water services on their site.
16. Abandoned water services shall be removed to the main.
17. Existing hydrant near the Shenanigans building shall be removed and replaced with a new
hydrant, rather than salvaging the existing.
18. The watermain shall be located within the roadway to minimize future impacts to boulevard
trees in the proposed landscaping plan.
19. Sanitary sewer shall be publicly owned and maintained.
20. Applicant has noted use of PVC-SDR 26 for sanitary sewer lines. As the depth of the lines is
less than 18 feet, applicant may use PVC-SDR 35.
21. Watermain and Sanitary Sewer will be revised during final design. Typical revisions will
include number and placement of hydrants, gate valves and manholes.
RETAINING WALLS:
The proposed plan calls for two retaining walls. The wall along the northern-most parking area is
approximately 170 feet long and a height of 1.5 feet. The wall along the underground parking
driveway is approximately 100 feet long and a height of 6 feet.
22. The grading plan shall be revised to show the top and bottom wall elevations for the wall
along the underground parking driveway.
23. The plans shall specify the retaining wall material.
24. The retaining wall along the northern-most parking area is located within the perimeter
drainage and utility easement. An encroachment agreement is required for the wall to be
built in this location.
25. Retaining walls exceeding 4 feet in height shall require a plan prepared by a licensed
structural engineer submitted for review and approval by the Building Official for a wall
permit.
GRADING AND DRAINAGE
26. The developer is required to obtain a grading permit from the City prior to construction
grading activity.
27. The survey shall be revised to show first floor elevations for nearby structures.
28. Flow arrows shall be added to the grading plan.
29. Emergency Overflow (EOF) routes shall be shown for all low points. High points shall be
shown along EOF routes with directional flow arrows.
30. 2% minimum slope is required for stormwater flow. Applicant shall revise grades along the
gutter line north of the proposed commercial building.
STORMWATER MANAGEMENT:
WSB Engineering reviewed The Morrison stormwater and SWPPP submittal on behalf of the City.
The full memorandum, dated January 8, 2020, is included as an attachment. Their comments are
summarized below:
31. Application will be required to show proof of NPDES permit coverage prior to start of
construction.
32. No detail for the retaining wall by the entrance into the apartment building is provided. See
Engineering Guidelines for further details on retaining wall requirements.
33. Construction entrance may be needed off 145th street or signed no construction traffic.
34. Add inlet protection for CB 32.
35. Label emergency overflow routes/points on grading plan.
36. There is a 0.61 foot separation between the low point and the garage door. Please show
percent slope of driveway and entrance to garage.
37. Casting types were not called out in the plans.
38. Please provide utility crossing for where the storm crosses the sanitary sewer and watermain.
39. MnDOT drainage permit may be required for connection from CBMH 11 into EX. CB in
TH 3. Existing Gas and electric in vicinity of the EX. CB in TH 3 should be assessed for
conflict.
40. Narrative “Volume Reduction and Water Quality (City of Rosemount)” is incorrect. The
City’s Volume control and Water Quality Requirement is to retain and infiltration the 100-
year 24hr storm event. Redevelopment shall meet this requirement to the maximum extent
practical (CSWMP 5.3.8). Volume Control and Water Quality Requirements are being met in
the existing City regional stormwater pond (EP-578).
41. The difference in impervious between existing and proposed conflicts with each other.
HydroCAD reports 16,596 sf difference, while the plans callout 14,778 sf. Please update
HydroCAD to match the plan sheet.
42. Delineation map is incorrect. PR1A should not include drainage area DA 3, and DA 3A.
43. Rate increases will need to be assessed after updates are made to the stormwater
management plan.
44. Clearly delineate offsite discharge points in the narrative and on Ex and Proposed drainage
area maps.
45. Existing conditions map appears to show flow east into the MnDOT ROW. Any increases
in discharge rate into the MnDOT ROW may require a MnDOT drainage permit.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.