5.4. PCSR 02-27-2024Request for Action
To Item Number
Planning Commission 5.4
Agenda Section Meeting Date Prepared by
Public Hearings February 27, 2024 Zack Carlton, Community Development Director
Item Description Reviewed by
Cargill Animal Nutrition, 10383 165th Ave NW Chris Leeseberg, Senior Planner
Conditional Use Permit to Allow Construction of
Reviewed by
an Agricultural Research Facility (Dairy Barn),
Case No. CU 24-01
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with
the following conditions to satisfy the standards set forth in Section 30-
654:
1. The facility must meet all state and local building codes
consistent with an agricultural research operation.
2. Prior to releasing the building permit, the applicant must
demonstrate compliance with all MPCA and EPA
requirements.
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).
Cargill is proposing an expansion to their existing dairy operation. The
existing dairy facilities will transition to a new building which will be
equipped with the latest practices of the dairy industry with include
automated feeding, housekeeping, and robotic milking systems. The
expansion will also include research spaces and employee support
areas. Transitioning to the latest technologies will also improve the
manure management system by eliminating daily field spreading.
Employment within the dairy operation will support additional employees, increasing the employee count from 12
to 14-16 at full operation. Hours of operation will remain unchanged at 4:00 a.m. to 10:00 p.m. Monday through
Sunday.
Site Plan
The new facility includes two main components – the main barn is 576-feet by 146-feet and will house the animals
for a majority of their time. The second component is the milking barn at 232-feet by 94-feet which is where the
robotic milking system will rotate the animals through from the main barn. The milking barn also includes
employee spaces like bathrooms, breakrooms, lockers, and research spaces.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
Updated: January 2023
In addition to the new barn, a large silage storage area will be developed west of the barn and the new concrete
manure pit will be south of the facility. New parking and drive lanes will be added around the building to support
the expanding operation. Access to the facility will utilize existing drive lanes and access points on the site, no
impacts to existing rights-of-way are proposed.
Building and Fire Codes
City staff have met with the applicant and their design team on multiple occasions to discuss the building and fire
codes that the building will need to meet. Staff’s analysis of the proposal requires full compliance with state
building codes as the facility is a research and development operation. Cargill and their team continue to work
with city staff to ensure the building meets all applicable codes.
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 property has operated as an agricultural research facility for quite some time. The surrounding
properties are also owned and operated by the applicant, which support the existing Agricultural Research
Uses. The dairy barn, manure pit, and silage bag pad are located southwest of the existing facilities, but all
improvements comply with required setbacks and zoning standards.
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 must 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 dairy operation will not negatively impact any public services or
facilities.
Staff included a condition that the dairy facility must meet all state building codes.
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.
There is an existing manure pit on the Cargill site, and the proposal relocates and expands this pit. The
manure pit will generate odors, but the change is not significantly larger than the existing operation. The
new manure pit will need to meet all state and local standards, including any permitting requirements. The
facility is currently registered as a feedlot with the state.
Staff included a condition that Cargill must meet all state and local standards and receive any required
environmental permits.
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.
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
Meet changing needs - Agile
Help, not hinder citizen quality of life
Support the growth and development of the business community
Attachments
Location Map
Applicant’s Narrative
Site Plans
Architectural Plans/Elevations
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Cargill
15'001
Case No: CU 24-0
Conditional Use Permit LRiver
CU 24-01 Cargill Project Narrative
Cargill’s Elk River Animal Nutrition Center’s current dairy operation has been outdated by evolving industry standards.
The latest dairy farming practices dictate the following updates to effectively contribute to the research and development
purpose we serve for our customers. The new facility will be equipped with automated feeding, housekeeping, and
milking systems, which reflect the latest practices in dairy farming. This proposed renovation will create a more efficient
and environmentally friendly operation than the present operating dairy facility.
The new facility will consist of free stall pens and be equipped with automated feeding systems, robotic milking systems,
and housekeeping which will reflect current industry standards. It will also include a sample prep area, employee
workstations, employee breakroom, restrooms, and locker rooms. The improved manure management system will
eliminate daily field spreading that exists today.
The overall goal of this project is to plan, design and construct a facility to achieve the following goals:
Improve employee safety and engagement.
Improve animal safety and welfare.
Add capabilities to support CANs growth in understanding nutrients and support dairy farmers.
Improve Overall Equipment Effectiveness (OEE).
Hours of operation will be 4 am-10pm, Monday-Sunday.
Number of employees will be 14-16, currently we have 12 at this facility.
The facility will add a dedicated parking lot with approximately 21 stalls. Gravel roads will allow access throughout the
facility. Utilities will be provided via local well water and public electrical utility.
No additional signage, signage already exists for the site at the front office.
No outdoor storage will be needed.
The following updates to this facility will meet all standards to be permitted through the Minnesota Pollution Control
Agency (MPCA), Environmental Protection Agency (EPA) and any possible County and City ordinances. The current
facility is a registered feedlot in the State of Minnesota. The facility plans to be permitted for approximately 624 Animal
Units as part of this renovation.
The Dairy Renovation will consist of the following elements See Appendix B:
1. Milking Center Barn ~232’ long by ~94’ wide
This Barn is proposed to be a mono slope type roof shape, with combination wood post-frame and stud-wall type
structure that will be insulated, heated, and mechanically ventilated. Floors will be concrete. This building will be
connected to the Main Barn.
This barn will include the following areas:
- Milkhouse area for bulk milk storage, milk cooling, processing, and handling.
- Milking Center area that includes robotic milkers, livestock sorting and handling features.
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MILKING ROBOT
I I
DEPTH 27"
OR APPROVED EQUAL
I I
36
I
II
52'-3"
a
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n
37'-X'
WALKWAY ,
_ HOLDING AREA
II
... ,
_ -I
III
-
T
RETURNALLEY
( TR
21'-8"
SLOPE TRENCH BOTTOM
CONCRETE TO DRAIN PIPE
94'
L
N j
EAST SIDE
cj
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—
'KERF"CUi
/i�J
�V
4'
U
-
4'-118"
z
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z
W
�LoM
SERVICcy
E
1 WALKWA .:
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I
2'
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4 5z CL
Sheet No.
6 of 6
---CONDENSING
UNIT
EMPLOYEE
ENTRANCE
Storage
VEST Office/Breakroom
SAMPLE PREP
60 SFrBoor, Supplies
880 SF
Locker Room WASH 100 SF
L_-1
-266 SF
FREEZER
1 ADA Stall Shower
y
260 SF
and 1 Stackable
Wash/Dry Locker Room
z
r 7
0 SF
°
I 1 ADA Stall and 1
z
I Stackable Wash/Dry
L J
CORRIDOR
600 SF
11 /30/23 03
Open Space (Not a Wall)
PROJECT MILKSHAKE
FLOOR PLAN
BRANDING
LEVEL 2 - FLOOR PLAN
11 /30/23
Viewing Corridor
0 1 - MILKING PARLOR BELOW - -
04
PROJECT MILKSHAKE
FLOOR PLAN
0 0
I
01 5'_4" 10'-8" 21-4"
SCALE:3/32"=1'-0"