HomeMy WebLinkAbout5.f. Dakota Aggregates PUD Master Dev Plan with Rezoning and Final Site and Building Plan Regarding Ground Signs 4ROSEMOUNr
EXECUTIVE SUMMARY
CITY COUNCIL
Planning Commission Meeting Date: April 22, 2014
Tentative City Council Meeting Date: May 20, 2014
AGENDA ITEM: Case 14-29 -PUD
Dakota Aggregates, LLC
Planned Unit Development (PUD) Master AGENDA SECTION:
Development Plan with Rezoning and Public Hearing
Final Site and Building Plan allowing
Larger and a Greater Number of Ground
Signs.
PREPARED BY: Jason Lindahl, AICP AGENDA NO.
Planner
ATTACHMENTS: Site Location Map, Plans, Applicant's APPROVED B
Narrative
RECOMMENDED ACTION: Staff recommends the Planning Commission adopt the
following two motions:
Motion to recommend the City Council adopt a resolution approving a Planned Unit
Development (PUD) Master Development Plan with Rezoning and PUD Final Site and
Building Plan Applications for Dakota Aggregates allowing larger and a greater
number of ground signs.
Motion to recommend the City Council adopt an ordinance rezoning the subject
property from AG —Agricultural to AG/PUD —Agricultural Planned Unit Development.
SUMMARY
Applicant&Property Owner(s): Dakota Aggregate,LLC (University of Minnesota—Umore)
Location: 15950 Station Trail
Area in Acres: 113 Acres (total mining area)
Comp. Guide Plan Desig: AG-Agricultural
Current Zoning: AG -Agricultural
The applicant,Dakota Aggregate, requests a Planned Unit Development (PUD) Master
Development Plan with Rezoning and Final Site and Building Plan applications allowing deviations
from the typical sign standards of the AG—Agricultural district. Dakota Aggregates operates a 113
acre mining site within the UMore property that includes offices and ancillary mining facilities.
These signs are necessary to identify and provide wayfinding to the multiple business and activities
operating out of the mining area. Staff recommends approval of this request.
BACKGROUND
The applicant's plans call for a total of three ground signs in two locations. Dakota Aggregates will
utilize the two signs at Station Trail and County Road 46 while the Gemstone,Acme Asphalt and
Acme Precast companies will all co-locate on one sign at the intersection of Akron Avenue and
County Road 46. The first sign at Station Trail and County Road 46 is an approximately 4' by 8'
decorative rock logo sign located in the center island of Station Trail in front of the new decorative
security gate. The second sign is approximately 17'by 12' and located along County Road 46 just east
of Station Trail. The third sign is also 17' by 12' and located along County Road 46 just west of Akron
Avenue.
Planned Unit Development (PUD) Master Development Plan &
Final Site and Building Plan
The purpose of a planned unit development is to allow flexibility from the City's traditional
development standards in return for a higher quality project. A PUD allows flexibility without
altering the entire zoning performance standards which would impact all properties in the zoning
category regardless of size or use. In this case, a PUD is necessary to allow larger and a greater
number of ground signs. The applicant is offering a higher quality development through superior
materials and design. Staff fords the subject property is a unique site with multiple tenants and
entrances serving numerous activities and vendors. Given these factors, staff recommends
developing a separate sign plan as allowed under Section 11-8-4.C.15 of the Sign Ordinance (PUD
Sign Plans). The application of a PUD for this site is similar to what the City recommended and
approved for the Celtic Crossing Shopping Center, Dakota County Technical College and the
Rosemount Community Center.
Master Development Plan and Rezoning
All applications for a planned unit development (PUD) must include both a master development
plan with rezoning and final site and building plan. The Planning Commission and City Council
shall base their recommendations and actions regarding a PUD application on consideration of the
items listed below. The Planning Commission and City Council may attach such conditions to their
actions as they determine necessary or convenient to better accomplish the purposes of the PUD.
1. Compatibility of the proposed plan with the PUD ordinance and the goals and policies of the
Comprehensive Plan.
Finding: Development of a PUD sign plan is consistent with both the PUD ordinance and the
goals and policies of the Comprehensive Plan. As mentioned above, Section 11-8-4.C.15 of the
Sign Ordinance (PUD Sign Plans) specifically outlines the use of a PUD to establish an overall
sign plan for larger and unique sites. And the City has recommended and approved similar
application for the Celtic Crossing Shopping Center, Dakota County Technical College and the
Rosemount Community Center.
2. Effect of the proposed plan on the neighborhood in which it is to be located.
Finding: With the exception of the deviations noted below, the proposed sign will be required
to meet all other standards of the Sign Ordinance and should not have a negative impact on the
surrounding neighborhood.
3. Internal organization and adequacy of various uses or densities, circulation and parking facilities,
public facilities,recreation areas, open spaces, screening and landscaping.
Finding: According to the applicant, the main goal of this sign plan is to consolidate signage
into a location that will be most effective. This will result in improved messaging, organization,
traffic circulation and way-finding at the facility.
2
4. Consistency with the standards of section 11-10-3 of this chapter pertaining to site and building
plan review.
Finding: The proposed sign plan meets or exceeds many of the standards of section 11-10-3
(Site and Building Design Review). A detailed review of each of the applicable items can be
found in the Final Site and Building Plan review below.
All PUD Master Development Plan applications must include a rezoning to a specific PUD district.
The Dakota Aggregate mining site is zoned and guided by the Comprehensive Plan as AG—
Agricultural. Based on the proposed project and the existing zoning and land use designation, the
subject property should be rezoned from AG—Agricultural to AG/PUD -Agricultural Planned
Unit Development.
Final Site and Building Plan
According to Section 11-10-6, the purpose of the final site and building plan review is to insure
compliance with the applicable sections of the City Code. The sign ordinance allows two different
types of signs in the Agricultural district designed to serve the needs of farming uses. The ordinance
allows one 24 square foot sign to identify the name of the farm and one 32 square foot sign to
advertise products produced and sold on the farm. All ground signs are required to be setback at
least 10' from all property lines and shall not be located within the 25' sight triangle of any
intersection. The proposed signs will exceed the number and size standard but will comply with the
setback and sight triangle standards. In addition, the applicant is offering a higher quality
development through superior materials and design.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Planned Unit Development (PUD) Master Development Plan with
Rezoning and the PUD Final Site and Building Plan applications to allow a greater number of and
larger signs than typically allowed in the Agricultural district. The rezoning will not alter or affect the
on-going mining activity or future development of UMore. While the proposed signs will exceed the
number and size standards, they will comply with the setback and sight triangle requirements.
Additionally, the signs will include enhanced architecture and higher quality materials then required by
the Code. The City has approved similar PUD sign plans for other locations including the Celtic
Crossings Shopping Center, Dakota County Technical College and the Rosemount Community
Center. This recommendation is based on the plans submitted by the applicant and the findings made
in this report.
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Dakota Aggregates PUD Sign Plan
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not Map Scale
a legal document and should not be substituted for a title search,appraisal, survey, or for zoning 1 inch = 1386 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 4/17/2014
Project Description
Dakota Aggregates,LLC would like to propose business signage at the intersections of County Road#46
and Station Trail and at County Road#46 and Akron Avenue in relation to ancillary use facilities within
the approved UMore mining facility. The ancillary use facility(AUF)will accommodate Dakota
Aggregates,LLC,Cemstone Products Company,an asphalt production company and a concrete precast
company. There will be 4 companies operating out of the AUF and each use will be tied to a specific
access point. (Either Station Trail or Akron Avenue)The two access points are separated by
approximately 3/of a mile.
The two proposed sign locations at Station Trail will be utilized by Dakota Aggregates,LLC for this will
be the main access point for truck traffic entering and leaving the facility for construction grade sand and
gravel products. The main sign is proposed to be located on the east side of Station Trail at least 10 feet
off the right of way line and out of the sightlines for all vehicles at this location. Additionally proposed is
a decorative logo rock which would be placed in the center island at Station Trail and situated in front of
the new decorative security gate. This access will also serve as the main access point for the Dakota
Aggregates future office as well.
The proposed sign location at Akron Avenue and County Road#46 would be located on the west side of
Akron Avenue and at least 10 feet off the right of way line and out of vehicle sight lines. This sign would
be used to recognize the access and locations of Cemstone Products Company for ready mixed concrete
sales,an asphalt company as well as a precast company. The Akron Avenue access point will mainly be
tied to these three companies.
Ancillary Use Facility Legal Description
That part of the Southwest Quarter of Section 34 and the Southeast Quarter of Section 33,all in Township
115,Range 19,Dakota County,Minnesota,described as follows:
Beginning at the southwest corner of said Southwest Quarter of Section 34;thence South 89 degrees 42
minutes 10 seconds East,assumed bearing along the south line of said Southwest Quarter of Section 34,a
distance of 2192.17 feet;thence North 04 degrees 21 minutes 18 seconds East a distance of 142.12 feet;
thence North 01 degrees 12 minutes 32 seconds West a distance of 368.88 feet;thence North 01 degrees
58 minutes 09 seconds West a distance of 266.72 feet; thence northeasterly 112.50 feet, along a tangential
curve,concave to the southeast,having a central angle of 56 degrees 02 minutes 58 seconds and a radius
of 115.00 feet;thence northerly 56.43 feet,along a non-tangential curve,concave to the east,having a
central angle of 35 degrees 55 minutes 23 seconds, a radius of 90.00 feet and a chord which bears North
17 degrees 26 minutes 35 seconds West;thence North 00 degrees 31 minutes 07 seconds East,tangent to
last described curve,a distance of 206.76 feet; thence northerly 83.26 feet,along a tangential curve,
concave to the west,having a central angle of 34 degrees 04 minutes 23 seconds and a radius of 140.00
feet;thence North 56 degrees 26 minutes 44 seconds East a distance of 45.08 feet;thence North 00
degrees 31 minutes 07 seconds East a distance of 299.38 feet;thence North 88 degrees 50 minutes 09
seconds West a distance of 537.90 feet;thence North 01 degrees 06 minutes 55 seconds East a distance of
542.56 feet to the following described line;
Commencing at the northwest corner of said Southwest Quarter of Section 34;thence South 00 degrees
11 minutes 58 seconds West,along the west line of said Southwest Quarter of Section 34, a distance of
549.45 feet to the point of beginning of the line to be described;thence South 89 degrees 28 minutes 53
seconds East a distance of 2646.92 feet to the east line of said Southwest Quarter of Section 34 and there
terminating.
thence North 89 degrees 28 minutes 53 seconds West,along said described line,a distance of 1701.18
feet to said west line of the Southwest Quarter of Section 34;thence South 89 degrees 42 minutes 48
seconds West a distance of 133.00 feet;thence North 89 degrees 25 minutes 32 seconds West a distance
of 1911.08 feet; thence South 00 degrees 00 minutes 00 seconds West a distance of 6.69 feet;thence
South 24 degrees 59 minutes 14 seconds East a distance of 32.37 feet;thence South 38 degrees 36
minutes 54 seconds East a distance of 58.76 feet;thence South 24 degrees 49 minutes 30 seconds East a
distance of 21.39 feet;thence South 08 degrees 35 minutes 01 seconds East a distance of 17.27 feet;
thence South 01 degrees 13 minutes 27 seconds East a distance of 55.61 feet;thence South 20 degrees 01
minutes 53 seconds East a distance of 40.77 feet;thence South 20 degrees 03 minutes 43 seconds East a
distance of 111.64 feet; thence South 15 degrees 03 minutes 51 seconds East a distance of 118.93 feet;
thence South 27 degrees 25 minutes 38 seconds East a distance of 247.59 feet;thence South 21 degrees
09 minutes 19 seconds East a distance of 78.57 feet;thence South 18 degrees 19 minutes 12 seconds East
a distance of 190.08 feet;thence South 26 degrees 25 minutes 05 seconds East a distance of 227.06 feet;
thence South 46 degrees 46 minutes 51 seconds East a distance of 98.15 feet;thence South 33 degrees 47
minutes 16 seconds East a distance of 171.67 feet;thence South 23 degrees 42 minutes 30 seconds East a
distance of 90.20 feet;thence South 17 degrees 56 minutes 04 seconds East a distance of 178.92 feet;
thence South 17 degrees 54 minutes 28 seconds East a distance of 132.38 feet; thence South 25 degrees
39 minutes 33 seconds East a distance of 126.20 feet;thence South 30 degrees 29 minutes 59 seconds
East a distance of 103.92 feet;thence South 28 degrees 45 minutes 36 seconds East a distance of 250.67
feet to the south line of said Southeast Quarter of Section 33;thence North 89 degrees 34 minutes 22
seconds East,along said south line, a distance of 1060.22 feet to the point of beginning.
EXCEPT that part lying southerly of north right of way line of County State Aid Highway No.46 per
DAKOTA COUNTY ROAD RIGHT OF WAY MAP NO. 253 and DAKOTA COUNTY ROAD RIGHT
OF WAY MAP NO. 254, according to the recorded plats thereof,Dakota County,Minnesota.
OVERALL GROSS AREA(Entire AUF): 171.856 ACRES
NET USABLE AREA(Entire AUF): 100.30 ACRES
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