7.1. SR 03-19-2018Request for Action
To
Item Number
Mayor and City Council
7.1
Agenda Section
Meeting Date
Prepared by
Public Hearings
March 19, 2018
BrieAnna Simon, Planner
Amanda Bednar, Environmental Coordinator
Item Description
Reviewed by
Conditional Use Permit: Cargill for Agricultural
Zack Carlton, Planning Manager
Research Facility
Reviewed by
Cal Portner, City Administrator
Action Requested
Approve, by motion, the Conditional Use Permit (CUP) with the following conditions:
1. The CUP shall not be recorded until all conditions have been completed.
2. The authorized use shall not begin until the CUP is recorded.
3. If the proposed work described in the application and CUP has not been substantially completed
within two years after the 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 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 additional buildings are planned, all work must be submitted for prior city approval before
permit application.
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 6 -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:
The Elk River Vision
A PehoMing community Pitb revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
AR
Total of Cargill
Existing Expansion
Request
Total w/add
Office Space (s
25,000 0
25,000
Warehouse (so
60,000 10,000
70,000
Process space (so
15,000 5,000
20,000
Lab Space (s
11,000 14,000
25,000
Shop Space (s
7,500 0
7,500
Animal Housing (so
80,000 40,000
120,000
Animal Units
600 300
900
Process Tons/Year
3,000 0
3,000
Lagoons (capacity gallons)
3,600,000 0
3,600,000
Acreage total
920 0
920
Em to ees FT & Tem
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 a
CUP amendment.
Background/Discussion
Case No. CU 18-03
The applicant requests a CUP to expand their existing warehouse space by 10,000 sf, process space by
5,000 sf, lab space by 14,000 sf, animal units by 300, animal housing by 40,000 sf, and employees by 25.
The proposed expansion will include a new dairy facility with additional warehouse space and increased
parking in front of the building; a new laying hen facility with additional warehouse space; a new feed mill
with additional warehouse space; and a new laboratory with additional office, warehouse, and parking
space.
Previously, two single family homes were located on the site for use by Cargill employees. They were
removed and are not included in the CUP amendment request.
Financial Impact
None
Planning Commission
No one spoke for or against the request and staff has not received any comments from the public. The
Planning Commission unanimously recommended approval.
Statutory Review Period
Per State Statute 15.99 the required 60 -day review period ends on March 31, 2018.
Attachments
■ Planning Commission Memo dated February 27, 2018.
N:APublic Bodies\Agenda Packets\03-19-2018\Final\7.1 sr CU 18-03 CC 3-19-18.docx
Request for Action
ver
To
Item Number
Planning Commission
4.1
Agenda Section
Meeting Date
Prepared by
Public Hearings
February 27, 2018
BrieAnna Simon, Planner
Item Description
Reviewed by
Cargill — 10462 165 Street NW
Amanda Bednar, Environmental Coordinator
■ Conditional Use Permit amendment for
Reviewed by
agricultural research facility
Zack Carlton, Planning Manager
Case No. CU 18-03
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:
NATURE
Total of Cargill
Existing
Expansion
Request
Total w/add
Office Space (s ft)
25,000
0
25,000
Warehouse (s ft)
60,000
10,000
70,000
Process space (s ft)
15,000
5,000
20,000
Lab Space (s ft)
11,000
14,000
25,000
Shop Space (s ft)
7,500
0
7,500
Animal Housing (s ft)
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 & Tem)
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 171 st 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 Flies\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 168t`' Circle and 165t`'
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-streetparking space for each 500 square feet
of floor area.
(3) Oce 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 isgreater, plus one space for each company motor vehicle
when customaiiykept 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 Flies\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:
7. Will not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity or
the public health, safety, morals, comfort, convenience orgeneral 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. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty.
The use will not impede the normal and orderly development and improvement of surrounding
vacant property.
4. 1-Vill 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 ystems, 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.
S. 1-Vill not involve uses, activities, processes, materials, equ pment and conditions of operation that will be detrimental
to any persons orproperty 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. Willfully comply with all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license orpermit 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 Flies\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
N:\Departments\Community Development\Planning\Case Flies\CUP\CU 18-03 Cargill\4-Planning Commission\CU 18-03 PC 2-27-18.docx
11
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IF I
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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.
City Council
th
Located in the 10462 Amend Increase Animal Units and HousingIncrease Warehouse SpaceIncrease Processing SpaceIncrease Laboratory Space165CUP for Ave NWAR (Agricultural Research)Agricultural
Research Facility at
Background
Staff’s analysis of the application shows compliance with all 7 of the conditions required for approval of the CUP.
CUP Requirements
No one spoke for or against the request and staff has not approval. The received any comments from the public. Planning Commission unanimously recommended
Planning Commission
Approve, memoby motion, the CUP with conditions outlined in the
Action Requested