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4.1. PCSR 02-27-2018 Request for Action To Planning Commission Item Number 4.1 Agenda Section Public Hearings Meeting Date February 27, 2018 Prepared by BrieAnna Simon, Planner Item Description Cargill – 10462 165 Street NW  Conditional Use Permit amendment for agricultural research facility Case No. CU 18-03 Reviewed by Amanda Bednar, Environmental Coordinator Reviewed by Zack Carlton, Planning Manager Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions: 1. The Conditional Use Permit shall not be recorded until all conditions have been completed. 2. The authorized use shall not begin until the Conditional Use Permit is recorded. 3. If the proposed work described in the application and Conditional Use Permit has not been substantially completed within two years after the Conditional Use Permits date of issuance, the permit shall expire and become void. 4. The applicant must apply for and receive approval for all required permits before any construction may begin. 5. The city’s Building Official and Fire Marshal shall inspect the building for compliance with all state and local building codes. 6. All refuse collection containers shall be stored within an enclosure facility large enough to accommodate the collection of all materials. Refuse containers and materials must be out of sight from neighboring properties and street. 7. The applicant shall submit a site plan for staff approval identifying the required 89 required parking stalls. 8. Parking stalls shall be striped in accordance with City Ordinance, Section 30-892 and as shown on an approved site plan. 9. As buildings being to be built all work must be submitted to the city for staff’s approval prior to application of permits. 10. All maintenance or shop work shall take place indoors. 11. Outdoor storage areas shall be completely screened from view within all public rights-of-way and commercial or residentially zoned parcels. Screening will consist of at least a six foot tall fence made of wood, factory finished metal or vinyl panels, or chain link with vinyl slats, if not screen by an adjacent building. 12. Outdoor storage areas shall not be located in designated parking areas or areas striped for parking. 13. Expansion shall comply with the request outlined in the following table: N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-03 Cargill\4-Planning Commission\CU 18-03 PC 2-27-18.docx Total of Cargill Existing Expansion Request Total w/add Office Space (sqft) 25,000 0 25,000 Warehouse (sqft) 60,000 10,000 70,000 Process space (sqft) 15,000 5,000 20,000 Lab Space (sqft) 11,000 14,000 25,000 Shop Space (sqft) 7,500 0 7,500 Animal Housing (sqft) 80,000 40,000 120,000 Animal Units 600 300 900 Process Tons/Year 3,000 0 3,000 Lagoons (gal of capacity) 3,600,000 0 3,600,000 Acreage (total) 920 0 920 Employees (Ft & Temp) 125 25 150 Fuel Storage (gallons) 35,000 0 35,000 14. Any expansion that is consistent with the expansion request summary in the table above shall require administrative site plan review. 15. Any expansion that is not consistent with the expansion request summary above shall require an amendment to the conditional use permit. Background/Discussion The subject property is approximately 820 acres in size and is zoned Agricultural Research (AR) where Agricultural research facilities and uses require a Conditional Use Permit (CUP). This property consists of offices and facility headquarters, crop fields, a nutritional center, and agricultural research animals. The applicant is requesting a CUP to expand their existing warehouse space by 10,000 square feet, process space by 5,000 square feet, lab space by 14,000 square feet, animal units by 300, animal housing by 40,000 square feet, and number of employees by 25. The proposed expansion will include a new dairy facility with additional warehouse space and increased parking in front of the building; new laying hen facility with additional warehouse space; new feed mill with additional warehouse space; and a new laboratory with additional office, warehouse, and parking spaces. Previously, two single family homes were located on this site for use by Cargill employees. These housing facilities have been removed and are not included in the CUP amendment request. The site abuts existing commercial and industrial businesses on the west and south sides, along with residential property to the north, east and west sides. Analysis Comprehensive Plan The underlying land use of the property is Agricultural Research. The purpose of the Agricultural Research land use is to coincide with the agreement between the City and Cargill, and consistent with the Focused Area Study (FAST) for the 171st Avenue area. This land use allows for the continued use of the property for animal nutrition and agricultural research and other related activities pursuant to the agreement, while protecting the City’s ability to guide other development. The proposed use is consistent with the comprehensive plan. N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-03 Cargill\4-Planning Commission\CU 18-03 PC 2-27-18.docx Transportation/Circulation Access to the site is currently near the south side of the property off of 165th Avenue. The City has notified Cargill that it will begin its right-of-way acquisition as outlined in the August 31, 2000, Settlement Agreement. The right-of-way will be obtained to complete the connection between 168th Circle and 165th Avenue, and will eventually be a part of a frontage road connection designed to eliminate the intersection of 165th Avenue and Hwy 10. This road will be located through existing crop land utilized by Cargill. The City and Cargill will work together closely on the right-of-way acquisition in the coming year. Parking The new dairy facility, laying hen facility, feed mill, and laboratory buildings will encompass 69,300 square feet of the site. The applicant is proposing to provide additional parking spaces near the new dairy facility, new laboratory and existing aqua unit and laboratory. The city ordinance states in Section 30-903: (1) Automobile repair service station: one parking space for each 300 square feet of floor area. (2) Manufacturing, fabricating, general industrial: six stalls plus one off-street parking space for each 500 square feet of floor area. (3) Office building: one parking space for each 300 square feet of floor area. (4) Research, experimental or testing station: one parking space for each employee on the major shift or one parking space for each 500 square feet of floor area within the building, whichever is greater. (5) Storage or warehouse establishments: one parking space for each two employees on the major shift or one parking space for each 2,000 square feet of floor area, whichever is greater, plus one space for each company motor vehicle when customarily kept on the premises. These requirements shall not apply to ministorage buildings. The following table identifies the total number of parking stall required based on the identified uses on the property: Cargill – Proposed Uses Total Square Footage Total Parking Spaces Shop Space (i.e., Automobile Repair Service Station) 7,500 25 Processing Space (i.e., general industrial) 20,000 46 Office Space 25,000 83 Laboratory Space (i.e., Research Station) 25,000 50 Warehouse Space 70,000 35 Total 147,500 239 Staff will work with the applicant on the proposed parking configuration to ensure the total number of required parking stalls is fulfilled. Staff feels vehicle circulation will be maintained based on the submitted site plan. Staff is recommending all stalls be striped, along with curbing being required for any additional parking stall adjacent to 165th Avenue, which is consistent with the existing site configuration. Outdoor Storage Existing outdoor storage is screened from all adjacent right-of-way and neighboring properties by the existing buildings. No changes are being proposed to these existing building and there is no proposed increase in outdoor storage. The proposed and existing use comply with Second 30-807 outdoor storage requirements. N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-03 Cargill\4-Planning Commission\CU 18-03 PC 2-27-18.docx Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The proposed agricultural research expansion is consistent with the existing use on site and is screened with crop land from other commercial and industrial businesses and residential properties. The use will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. The comprehensive plan references agricultural research uses over the entire 820 acres. The use will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The use will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The use will be served adequately by and will not adversely affect essential public facilities and services including but not limited to streets, police and fire protection, drainage, and refuse disposal; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. City sewer and water services are not available for this site. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. The agricultural research activities will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The proposed site work and use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The use will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-03 Cargill\4-Planning Commission\CU 18-03 PC 2-27-18.docx Financial Impact None Statutory Review Period Per State Statute 15.99 the required 60 day review period ends on March 31, 2018. Council Meeting If acted on, this item will go to the March 19, 2018, City Council meeting. Attachments  Location Map  Applicants Narrative  Proposed Site Plan Total of CANIC Existing Expansion Request Total w/add Office Space (sq ft) 25000 0 25000 Warehouse (sq ft) 60000 10000 70000 Process space (sq ft) 15000 5000 20000 Lab Space (sq ft) 11000 14000 25000 Shop Space (sq ft) 7500 0 7500 Animal Housing (sq ft) 80000 40000 120000 Animal Units 600 300 900 Process Tons/Year 3000 0 3000 Lagoons (gal of capacity) 3600000 0 3600000 Acreage (total) 920 0 920 Employees (Ft & Temp) 125 25 150 Fuel Storage (gallons) 35000 0 35000 Our Cargill Innovation Center in Elk River, MN supports our animal nutrition global business. As we continue to grow and support our business in 70+ countries, the need for nutritional research is increasing. To continue to meet our customer needs and cutting edge of technology, we need to increase our capabilities at the Elk River facility. Increasing our capabilities will require us to build newer facilities and add on to some of our existing ones. In the next five years we see a business need to build a new dairy facility, feed mill and laboratory. These buildings will also have additional office and warehouse space. At this time Cargill Animal Nutrition in Elk River would like to request an amendment to our CUP for the above expansion request. 1.) New Dairy facility including additional warehouse space and increased parking in the front of the building. 2.) Existing outdoor storage 3.) Additional parking 4.) New laying hen facility including additional warehouse space. 5.) New feed mill including additional warehouse space. 6.) New laboratory including additional office, warehouse, and parking spaces. All new buildings would be of the same material as existing structures.