Planning commission approves site plan for coffee shop–wine bar with drive‑through at Morrison

The Rosemount Planning Commission on April 22 approved a site plan allowing a combined coffee shop and wine bar with a drive‑through at 14557 South Robert Trail in the Morrison development.

Staff recommended approval, saying the plan met the standards of the MX‑1 Downtown Mixed Use zoning district and included landscaping, screening and a 10‑car drive‑through stacking area. “Staff does find the site plan to meet the standards of the MX‑one Downtown Mixed Use Zoning District, and is recommending approval of this request,” city planner Anthony said during the public hearing.

The plan calls for a standalone building with an outdoor dining area, a drive‑through lane on the east side of the building and about 12 parking stalls on the pad site. Staff noted the Morrison development provides additional shared parking and that nearly 200 public stalls are nearby. Staff also recommended directional signage at the drive‑through exit so vehicles exiting the drive‑through yield to Highway 3 traffic, and a marked pedestrian connection to the Morrison complex.

Developer and property representatives including Mike Waldo of Ron Clark Construction and Apro Development described long planning work on the Morrison site and said the use would complement the apartments and fill a downtown retail gap left by a prior closure. “This is a business where I see that being more 25 to 30% [drive‑through], but it’s usually the difference between being profitable and not being profitable,” Waldo said, describing the drive‑through as an important element to make the operation viable while providing walk‑up patio space for residents.

Applicant David Kenziger said the business seeks to be an “elevated” local coffee and wine venue with a “barista bar” for sit‑in customers, and that the design aims to balance drive‑through and pedestrian uses. The applicant confirmed the menu will be small plates and fresh items; no fryer is planned.

Commissioners asked about conflict points where drive‑through vehicles or customers leaving the Morrison garage might try to turn right onto Highway 3 or otherwise conflict with circulation. Staff and applicant representatives said the access is marked as entrance‑only and that the development team and Morrison property management plan to coordinate signage and resident communication. During discussion commissioners recommended engineering solutions to limit unsafe right turns from the drive‑through exit.

The commission approved the site plan subject to standard conditions on landscaping, lighting and screening, plus a specifically added condition directing the applicant to work with civil engineers and city staff to define a safe exit design that prevents drive‑through traffic from exiting onto Highway 3 in an unsafe manner. The motion passed by voice vote.

The approval requires the applicant to implement the landscaping and screening shown on the plan or, if not implemented, to install the landscaping per code; to install directional signage at the drive‑through exit; to ensure lighting meets the city’s photometric limits; and to stripe a sidewalk connection to the Morrison per the original TAP Society approval.

If implemented as proposed, the commission said, the project would provide another downtown gathering place while relying on shared parking and on conditions intended to reduce conflicts between drive‑through vehicles and surrounding circulation.

Votes at a glance: The planning commission approved the site plan by voice vote; the record shows no opposed votes noted in the meeting transcript.