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5.2. PCSR 01-25-2022Request for Action To Item Number Planning Commission 5.2 Agenda Section Meeting Date Prepared by Public Hearings January 25, 2022 Zack Carlton, Planning Manager Item Description Reviewed by Cargill Animal Nutrition, PID 75-013-2100 Chris Leeseberg, Senior Planner  Conditional Use Permit for expansion of an Reviewed by existing agricultural research facility (feed mill), Case No. CU 22-03 Action Requested Recommend, by motion, approval of the Conditional Use Permit authorizing expansion/modification of the existing agricultural research facility by replacing the existing feed mill. Background/Discussion The property is zoned Agricultural Research (AR) where improvements and modifications to the approved agricultural research facility require a Conditional Use Permit (CUP). The current requests include demolition of existing buildings and the existing feed mill to make room for a new building that will house a new feed mill. The new facility will be constructed in the same area as the demolished buildings but will be shorter than the existing mill with a new height of sixty feet. The mill will support the research activities on-site, and none of the products produced will be sold off-site. Cargill will also need to receive approval of a building permit through the building department, to include all relevant inspections. 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: 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 Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity. Updated: August 2020 The property has operated as an agricultural research facility for quite some time and all of the surrounding properties are also owned and operated by the applicant in support of the use. The mill itself will be shorter in height and contained within a building, reducing overall noise and dust emissions. Staff does not see a need to impose specific conditions to satisfy this standard. 2. Will be consistent with the comprehensive plan. The property is guided for agricultural uses and the proposed use is consistent with the long-term vision for the area. Staff does not see a need to impose specific conditions to satisfy this standard. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The surrounding parcels are owned and operated by the applicant and support their agricultural research operations. Staff does not see a need to impose specific conditions to satisfy this standard. 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 new facility will need to comply with state building codes regarding fire suppression and safety. This may require installation of a fire sprinkler system, which may be possible through the expansion of public utilities in the area. The proposed mill will not negatively impact any public services or facilities. Staff does not see a need to impose specific conditions to satisfy this standard. 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 new facility will be housed within a building, reducing possible impacts from noise and dust that occur during the milling process. Staff does not see a need to impose specific conditions to satisfy this standard. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. While construction will occur on site, the use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff does not see a need to impose specific conditions to satisfy this standard. 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. 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. N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2022\\01-25-2022\\Final\\5.2 sr Cargill.docx Financial Impact None Mission/Policy/Goal  Meet changing needs - Agile  Reflect the culture of citizens and what is important to majority Attachments  Location Map  Applicant’s Narrative  Existing Facility Photo  Site Plan Sketch  Building Plans N:\\Departments\\Community Development\\Planning\\Agendas\\PC Packets\\2022\\01-25-2022\\Final\\5.2 sr Cargill.docx Cargill Animal Nutrition (CAN) Elk River feed mill produces 480 Tons of experimental diets per year for trials ran on campus. A key driver for CAN’s success and continued growth lies in understanding nutrient availability of ingredients and micro nutrition through in vivo trials the feed mill is core to that capability. The demand for the current Research and Development (R&D) facility, including the feed mill, at Elk River, Minnesota has outgrown the site’s capabilities and as currently constructed, the feed mill is not capable of supporting Cargill Animal Nutrition and Health’s R&D. The existing Elk River feed mill was constructed in the 1950’s and is now over 60 years old, with no major renovations since the 1990’s. The existing facility which consists of 3 buildings totaling 14,220 square feet. The proposed project will demolish the 3 existing 3 buildings and replace it with a modular mill that is 8,300 square feet that will enclose the entire operation. The hours of operation will be 6am-5pm, Monday-Friday Number of employees will be 4, 4 employees existing today Parking will be at the existing Maintenance shop parking lot, not additional stalls needed Building materials will be steel siding that consists with the other Agricultural buildings on site, meeting all building codes to include any screening needed during construction Signage already exists for the site on the Office building No outdoor storage will be needed. The goal of the Elk River Feed Mill project is to plan, design, and construct a feed processing pilot plant to replace the existing feed mill to achieve the following goals:  Improve overall employee safety and engagement.  Produce all required animal trial feeds on-site.  Add capacity and capabilities to support Processing R&D and product quality.  This facility will improve the Overall Equipment Effectiveness (OEE). The proposed Plan would start construction in June/July 2022 with completion in October/November 2022.