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5.3. PCSR 11-23-2021 Request for Action Cir•ci Elk - River= To Item Number Planning Commission 5.3 Agenda Section Meeting Date Prepared by Public Hearings November 23, 2021 Zack Carlton,Planning Manager Item Description Reviewed by Cargill Animal Nutrition Center— 10383 165th Chris Leeseber , Senior Planner Ave NW Reviewed by ■ Conditional Use Permit for an Agricultural Research Facility, Case No. CU 21-16 Action Requested Recommend,by motion, approval of the Conditional Use Permit conditioned upon staff approval of all site, civil, and architectural plans. Background/Discussion Cargill's Animal Nutrition Innovation Center is located on a 53-acre `) CR 33 parcel within the city's Agricultural Research zoning district. Expansion of their existing operation requires a Conditional Use Permit (CUP) under current cityordinances. _ - RR — The proposed expansion includes a 39,000 square foot facility to support modernization of their current operation. The new facility will Hw yo-_ '�'- •�`�'�.�•, replace a repurposed turkey barn that had been used for the research -._ eR 12 operations for a number of years. The new lab space improves safety, flexibility, and efficiency for the on-site operations. '' Site Plan The improvements include a new service drive along the west side of <s� the existing office space,which will provide access and circulation for employees and emergency services to the new and existing facilities. Figure I - _The new building will be immediately south of the existing office building and will be connected with a short corridor. The new parking area south of the proposed facility will service the new operation and includes connections to the existing and new circulation drives. The new parking and driveway do not include curb and gutter and the applicant has requested to have that requirement waived by City Council. As this is a large agricultural facility and the majority of the existing access and parking areas do not have any curbing, staff supports this request. Parking areas immediately adjacent pedestrian areas and sidewalks will still have the required curbing to improve pedestrian safety. The Elk River Vision P I I E R E I I Y A welcoming community avith revolutionary and spirited resourcefulness, exceptional INAWR service, and community engagement that encourages and inspires prosperity. Updated.August 2020 Engineering and Utilities The applicant has submitted the required stormwater plans and the engineering department continues their review of the proposal. Staff approval of all required plans and documents is included as a condition for approval. The facility will connect to city services via the roadway and utility extension partnership the city and Cargill agreed to earlier this year. The agreement requires the city to have installed the utilities beneath 165"'Avenue by July 1, 2022, to provide this project with the opportunity to connect to city services. Landscaping The submitted landscape plan includes a new vegetated buffer screening the existing office building and access drive along with a detailed outline of the landscaping near the new facility and parking area. Ordinance requires a total of 63 trees,including a mix of overstory, evergreen, and ornamental varieties. Ordinance also allows native grass areas to satisfy up to half of the landscaping requirements. Submitted plans include 43 trees, and a large native grass area that satisfies half(31) of the required number of trees. The applicant has noted a change to the outlined ratio within the ordinance which allows them to achieve their screening goals for the existing office space and new access drive. Staff is comfortable with the proposed plan as full credit for the proposed landscaping includes 91 trees,well above the 63 required trees. Building and Architectural The proposed building incorporates a variety of materials which reflect the existing buildings and operation of the site. Plans include precast concrete panels, metal accents, and a large number of translucent panels and windows to provide natural light within the building. Applicable Regulations In approving a Conditional Use Permit,the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties,the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. mill 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 orgeneral nvlfare of the neighborhood or the city. The applicant owns nearly all of the adjacent property and the use and operation of the site will continue to be used for agricultural research purposes. The new operation is set behind the existing office space and will not detrimentally affect other properties in the immediate vicinity. Staff does not see a need to impose specific conditions to satisfy this standard. 2. mill be consistent with the comprehensive plan. The Comprehensive Plan Guides this property for Agriculture uses,which are consistent with the proposed use. Staff does not see a need to impose specific conditions to satisfy this standard. N:\Departments\Commiunity Development\Plannung\Case Files\CUP\CU 21-16 Cargill\4-P1anning Commission\5.3 sr Cargill.docx 3. mill not impede the normal and orderly development and improvement of surrounding vacant property. Most of the surrounding properties are undeveloped agricultural properties owned by the applicant, and the proposed expansion will keep these uses in place for the foreseeable future. Staff does not see a need to impose specific conditions to satisfy this standard. 4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,police and fare protection, drainage, refuse disposal, mater and server systems,parks and schools;and will not, in particular, create traffic congestion or interference nvith 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 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 city's partnership with Cargill will actually improve traffic safety in the area and expand city utilities to an area that has not been served in the past. Staff does not see a need to impose specific conditions to satisfy this standard. S. mill 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 proposed uses will continue the agricultural research operations on site. The uses are consistent with past and future plans for the site,and due to the large parcel sizes and ownership of adjacent lots by the applicant,the use will not involve uses detrimental to persons or property. Staff does not see a need to impose specific conditions to satisfy this standard. 6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The proposed site is a redevelopment of an existing site/use and the project will not result in the destruction of a scenic or historical feature. Staff does not see a need to impose specific conditions to satisfy this standard. 7. mill fully co*yn.,itb 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 project will fully comply with all other requirements of the code, and future building permits will be reviewed by the Building Official for compliance with state building codes. Staff does not see a need to impose specific conditions to satisfy this standard. 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. Financial Impact None Mission/Policy/Goal ■ Support the growth and development of Elk River Businesses N:\Departments\Commiunity Development\Plannung\Case Files\CUP\CU 21-16 Cargill\4-Planning Commission\5.3 sr Cargill.docx Attachments ■ Location Map ■ Applicant's Narrative ■ Site Plans ■ Building Plans N:\Departments\Commiunity Development\Plannung\Case Files\CUP\CU 21-16 Cargill\4-Planning Commission\5.3 sr Cargill.docx r A l/? i r � Lf 9 f"- C F} r I LO 4--5 i # zi ^J .I FF- Ln F� Legal Description The East Half of the Northeast Quarterof Section 14, Township 32 North, Range 26 West, lying east of Trunk Highway No. 10, Sherburne County, Minnesota. And, The North Half of the Northwest Quarter of Section 13, Township 32 North, Range 26 West, lying west of the Burlington Northern and Santa Fe Railway, Sherburne County, Minnesota. Project Narrative Cargill's Elk River Animal Nutrition Innovation Center provides research and development (R&D)and technical service supportto the animal feed industry. The laboratory on the agrarian campus provides sample nutritional analysis and R&D capabilities and currently resides in a structure that was originally designed as a turkey barn. Cargill requires a modern laboratory facility that will provide more safety,flexibility,and efficiencyfor the Animal Nutrition program. The existing Connection Center building located at the main entrance to the campus receives campus visitors. The new Animal Nutrition Lab will be located directly south of the Connection Center. Physically connected to the Connection Centerwith a new enclosed link,visitors will be invited to tour the lab program and capabilities. The single-story 39,000 SF facility includes approximately 14,000 SF laboratory, 11,000 SF office,and 14,000 SF storage and support. A new service drive and fire lane is proposed off 165'Avenue. The drive west of the existing Connection Center buildingwill allow separation of truck traffic from othercampus activities,as well as provide the circulation required for fire response. The service drive will include a new row of coniferous trees to provide both wind protection and a visual screen from public view on 165' Avenue. The loading dock on the south side of the Animal Nutrition Lab will accommodate semi- truck deliveries and serve as the primary receiving dock forthe campus. Following completion of the new lab building, the existing lab building will be demolished. Eight existing parking stalls that serve the current lab building will also be removed. Site improvements after demolition include a new employee parking lot with 70 parking stalls and three ADA accessible stalls. No new directional or informational signs larger than four square feet are planned. Cargill employees will enterthe new lab facility at the south entry. The building will house approximately 55-60 Cargill employees and the lab will operate 6am to Spm Mondaythrough Friday, and Sam-fpm on Saturday. The Cargill Animal Nutrition Lab is designed with simple geometries and durable materials to relate to the other buildings on the agrarian campus. The west portion of the building housingthe labs, storage,and building support is a precast structure approximately 22 feettall. The precast panel design includes a metal panel accent with a regular rhythm. The metal panel is intended to be similar in color and tone to the light grey precastto allow a subtle change of finish and texture. The office portion of the facility is approximately 15 feettall and located on the east side along the entry drive. The lowervolume of the office allows daylight into the facility along the primary circulation route and visitor path. The clerestory will be a translucent waII panel to reduce maintenance. All other glazed openings will include clear glass allowing views into and out of the building. Site specific strategies are also designed to preserve and maintain the environment. The project balances site excavation and fill to reduce the environmental and financial impact of trucking soil to and from the site. Native landscaping with prairie grasses is proposed at strategic locations around the building to promote biodiversity, provide support for native wildlife species and reduce irrigation needs. Onsite stormwater management is proposed using swales and biofiltration basins. Prairie grass plantings in and around basins will provide on-site storm water infiltration and percolation to recharge ground aquifers and wells. In turn, waterfrom these wells will be used for site irrigation purposes thus creating self-reliant,closed loop system. Following are the three specific variance requests to Elk River design standards: Sec.30-934 —Landscaping • Note(b)(3)outlines the minimum landscape/tree requirements. • Required number is 3 trees plus perimeter length in feet(2,380) divided by40. This equals 63 trees. • Native grass areas can credit up to 50% of required tree count,or 31 trees in the case of this project. The area of native grass (24,000 SF) provided could credit 48, but only 31 would be counted. • The result, 32 traditional trees required. Percentage breakdown of overstory,ornamental, and coniferous trees required would result in 16, 8, and 8 of those respectively. o The actual provided are:6, 14, and 23 (overstory,ornamental,and coniferous) o If considering the full credit provided by native grass and provided trees against the original required tree count of 63, the project is providing a value of 91 trees. However,the distribution is not aligned with the requirement. o The purpose of the discrepancy is to include a coniferous,year-round wind protection row,and the opportunityto have expansive areas of native grass. Sec.30-935 —Landscaped islands in off-street parking areas • The new employee parking lot with 70 stalls is the only location to which this would apply. • The code states a ratio of 1:15, which would require 5 stalls be landscape(fora 70-stall lot). • The project is requesting a variance to this for the following reasons: o Note(b)of the code highlights design discretion to promote larger green spaces where possible. o By eliminating islands, the parking lot size is consolidated to increase open,green spaces between buildings and other land-uses. o A parking lot absent of islands is entirely consistent within the context of this agrarian campus that has gravel roads, barns,silos, and rows of silage bags. o This parking lot is not visible to 165' Avenue and would therefore not offerany value to the public. Sec.30-901 —Curbing • The code states that 8612 concrete curb and gutter be placed at all driving and parking areas. • Note(b)(1) places an emphasis on elevating pedestrians above traffic forth eir safety,and this project will place curb and gutter where sidewalks are adjace nttovehicular driving or parking forthat reason. • Curb and gutter is also located at handicapped parking stalls for appropriate ramps and routes. • There is no functional benefit to placing curb and gutter as described by the code or the operational or maintenance needs of Cargill. The agrarian function of the site as it is currently developed operates best without curb and gutter. Xz >o Lo,P WZ HIIAON NV-ld NOIIIIOVY3G JJ b Ja xz 0 jNop Un ol 0 2 ora~ , 0=00 w 00 . oz o o oz z o w� Z 0 z z 0 z wrc --- ----- 0 w EEI F-F--FT7'1 Will 0paOO — — — — — — — — — — - -— — — — — — ogo Iw�w 7 I C"" Y I h Xz >o zo,P WZ Hinos NV-1d NOIIIIOVY3G JJ b Ja az F- n z 01 01-. 60 00 z o 0 z zo 0 w. w. 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