7.3 SR 03-18-2024City of
Elk -
River
To
City Council
Meeting Date
March 18, 2024
Item Description
Conditional Use Permit: Cargill, Agricultural
Research Facility (Dairy Barn) - 10700 165th Ave
NW
Request for Action
Item Number
7.3
Prepared By
Zack Carlton, Community Development Director
Reviewed by:
Cal Portner
Tina Allard
Action Requested
Approve, by motion, the Conditional Use Permit authorizing an agricultural research facility at 10700 165th
Ave NW, with the following conditions to satisfy the standards set forth in Section 30-654:
The facility must meet all state and local building codes consistent with an agricultural research
operation.
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 operation will transition
to a new building which will be equipped with the latest practices of the dairy industry, which 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.
Planning Commission
The Planning Commission held a public hearing on February 27, 2024, and had a few questions regarding odor
and changes to the manure management plans. Penny LaPlante, the facility Operations Manager, explained the
manure management changes. No one else spoke during the public hearing and staff did not receive any
additional comments before or after the public hearing.
The Commission unanimously recommended approval with the recommended conditions.
The Elk River Vision
A avelcoming community with revolutionary and spirited resourcefulness, exceptional service, and community p p W E R E U A Y
engagement that encourages and inspires prosperity
229
Financial Impact
None
Mission/Policy/Goal
Attachments
I . PC Packet 2-27-2024
2. CUP Document
Page 80 of 229
Request for Action
ver
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, 10700 165th Ave NW
Chris Leeseber , Senior Planner
Reviewed by
■ Conditional Use Permit to Allow Construction of
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.
Figure
33
CR 12 ,
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 P 0 1 E I E 0 0 r
A avelcoming community With revolutionary and spirited resourcefulness, exceptional AV
RE
service, and community engagement that encourages and insires pro perity. Updated. January 2023
Page 81 of 229
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. mill 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 n el 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. mill be consistent n4th 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. mill not impede the normal and orderly development and improvement of surrounding vacantproperty.
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. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fare
protection, drainage, refuse disposal, n.,ater and sen.,er systems, parks and schools; and will not, in particular, create traffic
congestion or interference nrith 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.
Page 82 of 229
5. mill not involve uses, activities, processes, materials, equipment and conditions of operation that mill 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. mill 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. mill fully coupyY.,itb 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.
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
Page 83 of 229
'tom
:t f
_,ram.
75-00011�4300, -
is.
5-000 00 7 12-33
c e
S.
75-00013-21(
75-00014-1100 -
AI
Cargill Case No: CU 24-01
Elk
Conditional Use Permit Pag� 9
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.
Page 85 of 229
165th Ave NW (PAVED)
snow
— — --- — — — — -- I .......
LEGEND wE«0
-Cl
—1— 1-1clE
F 7
1-1 -1 I'll I T
95,42
IIE-------------- — F -------------
-------- --- I - -------------- --- - ----
-------------- -----
----------
-- - -------------- - -- - ------- - -
-------------- --------------------
-------------
i w
-----------------------
----------------------
-------------- - ------ -------- - - . .......
77
i
U,
ELECTRICAL
OG , T
:
im
SOUTiAt g
FAC'NG
NiDRY
—NURE B-KER
UCTURE
�N
aEa
G
"14
B,qG
CO
Nc�FTFP
'qO
m p
OVERALL PLAN VIEW LAYOUT
94,
__ !jp,
z: F
T'.
z
:
ip
U
-
�
m0
oZ'
LEGEND
PLA NNED CONCRETE
-OUTSIDE BUILDING
777
,wa - ELECTRICAL BLDG
f3
�286'
—3�
a a a a a
e e e e e
_..9 . e e
°
aas 0
U
o
168'
Z.
a
..
MAIN BARN
e
�
LC-0�3
•
z L
'SILA
£�
ut BA CONCETE PAD -per
_,
Y
I I
o
w.
576' 4-66'—
LL
Lj
OOOO
004
z
350'
MANURE PIT YV/CONCRETE LINER •_
W
MANURE BUNKER W/ ROOF
z >
°.
z tizo
w age
o a
t IN FEET 0
434'
Y� v
Sheet NO.
❑ ❑ ❑ ❑ Ik T
❑ ❑ ❑ ❑ ❑ ❑
❑ o ❑ ❑ ❑ ❑ El
Ll E3 L
xoxrx sme G—(,a xc sourx� ��—"'
ITJlrFJlF'Ff'0 fift
SOUTH SIDE ELEVATION - (FACING NORTH)
Z
m p
F
�¢U
EAST SIDE ELEVATION VIEW (FACING WEST)
WEST SIDE ELEVATION VIEW (FACING EAST)
Top of Roof_ p
_._Top of_Roof
�a
STEEL SIDING
STEEL SIDING
�r
vp
a „
(CALF BARN)
(CALF BARN)
Main Floor
,,.,., .., Ta-
.; LEI
`- �,,:
-- -- Floor
z
20 �m�c
WASTE
WASTE
895' - b"
-WATER
TANK
-WATER
TANK
�
36
� U
a
o .e
NORTH SIDE ELEVATION VIEW (FACING SOUTH)
v
oSTEEL
ROOF i
m
� G
DINR
SfGLF5
ARM
Fo ArE
cu NELs
a Y
0�5U
U
z
SOUTH SIDE ELEVATION VIEW (FACING NORTH)
z
e9sa-
r`
rn
wLli
Z �zt,
F5601'•,
CD ¢ a
z �zs
POLv ��AFE
��k,Alh PAhE�s
w �
g
Fl—
Y�
�5
Sheet No.
O
TYPICAL SECTION THRU MAIN BARN
Y
-
NORTH SIDE
r Freeseana -sm iox,as
z'
, v_,�rt
_ _
SOUTH SIDE
a
2 X 8's
Ta'-3g•.
xRa.
m
23I
8
w�
`T n
za_o. zJ e.
rxrx=�xss
isa° o�z
to e�77T
II
-
-...
73'
73'
146'
o ci
0
r. m
0
0
c -Q
cy
o �
TYPICAL SECTION THRU CALF BARN
3
ENGINEERED MONO SLOPE BARN:
o
—168'LONGX38'WIDE,
j
G
Q W
1211
x<crexs ITC o„
U
vov.sFh
U
U�
z
z
Lij�"
w
PEN ALLEY PEN
ALLEY
U ¢ -t
Y a>a
Sheet No.
TYPICAL SECTION MILKING CENTER -MILKHOSE AREA
Y
WESTSIDE
-- ElllA—AFrEI
vo'EOuq, vT
-�
14 PLY 2 X 8 GLU-LAM
RAFTER BEAM
,p
ST SIDE
:w;
vss�s.� zsrea-
Ps J c, s s A
PLVBGLULAM F.T.
TURNED 99°
ccar:aa_rnu icrury
WATERNTIL—ROOM
COLUMN MHI:
COLUMN lAH3:
6X6"X%"H55�
HOT DIPPED GALV
A - qT uaLK COLUMN HTH'
fi"X6
HOT DIPPED GALV.
Aa
W`-"'�
v
- —
��orT _ T�wry
a•riii�vi as .-• cie
—
6"X6"X%"NSS
HOT DIPPED GALV.
45'
52'-3"
voa rwrerero re
..
nivureoaor
'� m
?p °i �' $a E
S B m
L
37-3" _
„,._�� _
A.ew H�aorn•, areea
-L-_- _- --��
r r reE uavq..w
I
`
N
0
90'
0
c Q
A-
TYPICAL SECTION MILKING CENTER-EMPLOYEENISITOR AREA
z Q
WESTSIDE
OlE-- ro aAFrEa
_
3 �
__
98• �••
14 PLY 2 X 8 GLU-LAM
RAFTER BEAM
z g
2 1_
EAST SIDE
Y
Q
mre,
____zaea=
1211
x sr_auw r'a,v. v a..i•
6"Xfi X j"H55
vT -9"
<
U
TPLV6GLULAM F.T.
TURNED 90°-"a
SECOND FL DOI
HOT DIPPED GALV
COLUMN MN}:
4'
COLUMN MN9:
U
6"X6PED GA S
cai rvgLK
GALV
z
�
oa.soc oxi..
eu. a.0 acuu«v �n
z�
xe°mr:,va uaaii �
re •.s
FIRST FLOOR '
HOT DIPPED GALV.
TDIPPE
HOT DIPPED GALV
I
r r
.rraeivc ,_aor R,eorcrokk oe
(11
V
sa'
W w�N
u Av
�
I
xwA
ure �quEv
rz.'
94'
Sheet No.
CONDENSING
UNIT
EMPLOYEE
ENTRANCE
Storage
VEST
Olilce Br=akreem
SAMPLE PREP
esa 5F
Locker Room
69 SFraar
supplies
as SFL
fi5 SF
FREEZER
1 ADA stall shower
and t st.kable
260 SF
vdasmury
Locker Room
z
m
2ea SF
1 ADA stall shower and 1
z
MAL
CORRIDOR
500 SF
s-a ble W-WD"
Open Space (Not a Wall)
Breakroom
670 SF
PROJECT MILKSHAKE
FLOOR PLAN
Office I Office I Elev
I SF 1. SF 80 SF
Control Room/Hotelling
Space
600 SF
Lobby
720 SF
LFRID® ADA
13o sF Equip All DRUG STORE Toilet Toilet Mothers Comms Elec jjFWater/Fire custodial
Stora e o sF a sF o sF 0 sF o SF 0 5F Toilet yg`
�0sg 1905E dsa SF
- - - - MILKING PARLOR
LEVEL 1 FLOOR PLAN
11/30/23
03
2--
s
Page 93 of 229
PROJECT MILKSHAKE
FLOOR PLAN
MILKING PARLOR BELOW
LEVEL 2 ® FLOOR PLAN . - 1--
7 . -'.
Page 94 of 229
CITY OF ELK RIVER
SHERBURNE COUNTY
CONDITIONAL USE PERMIT
Case No. CU 24-01
Permit. Subject to the terms and conditions set forth herein, the City of Elk River hereby grants a
Conditional Use Permit ("Permit") requested by CAN Technologies for the following use:
Conditional Use Permit for the construction of an Agricultural Research Facility (Dairy Barn)
at 10383165h Avenue NW
Property. The Permit is for the following described property ("Subject Propertn in the City of Elk River,
Sherburne County, Minnesota:
The Northwest (Parcel 2) and Southwest (Parcel 3) quadrant of Section 13, Township 32 North,
Range 26 West, lying east of Trunk Highway No. 10, lying west of the Burlington Northern and
Santa Fe Railway, Sherburne County, Minnesota.
Owner. Owner of the Subject Property at time of the approval of the Permit:
CAN Technologies Inc., owner
Conditions. The Permit is issued subject to 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.
Termination of Permit. The Permit shall remain in effect only for so long as the conditions set for the herein
are complied with. The City may revoke the Permit following a public hearing for violation of the terms and/or
conditions set forth in the Permit.
Lapse. If within two (2) years of the issuance of the Permit the proposed work described in a conditional use
permit has not been substantially completed, the permit shall expire and become void, except that the council
may, following recommendation of the planning commission, extend the permit for an additional period
Page 95 of 229
determined by the council on the receipt of a request for a permit extension prior to its expiration. A conditional
use permit authorizes only the use specified in the permit and shall expire if, for any reason, the authorized use
ceases for more than six (6) months.
Criminal Penalty. Both the owner and any occupant of the Subject Property are responsible for compliance
with the permit. Violation of the terms of the Permit is a criminal misdemeanor.
Recording. The Permit shall be recorded against the title to Subject Property.
Dated: March 18, 2024.
CITY OF ELK RIVER
By:
By:
STATE OF MINNESOTA )
) ss.
COUNTY OF SHERBURNE )
Mayor John J. Dietz
City Clerk Tina Allard
The foregoing instrument was acknowledged before me this day of ,
2024, by John J. Dietz and Tina Allard, respectively, the Mayor and City Clerk of the City of Elk River, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by the
City Council.
Notary Public
DRAFTED BY:
City of Elk River
13065 Orono Parkway NW
Elk River, MN 55330
Phone: 763-635-1032
Page 96 of 229