6.12. - 6.15. SR 06-18-2001POver
MEMORANDUM
Item# 6.12 - 6.15
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scott Harlicker, Senior Plannel~¢~
June 18, 2001
Case No. OA 00-8 - Request by City of Elk River for Ordinance
Amendment to Add Definition of Animal Nutrition and
Agricultural Research, and Establish an AR (Agricultural
Research) District
Case No. LU 00-6 - Land Use Amendment for a Portion of
Cargill Property form LR (Low Density Residential) and LI
(Light Industrial) to A (Agricultural)
Case No. ZC 00-7 - Rezoning of a Portion of Cargill Property to
AR (Agricultural Research) District, Public Hearing
Case No. CU 01-17 - Conditional Use Permit
Introduction
The City and Cargill have been negotiating the status of Cargill's property for several years.
Those discussions have also included the zoning of their property, and how to best define,
for zoning purposes, the animal nutrition center, and whether any or all of it should be
within the urban service district. As a result of those negotiations, the City and Cargill are
proposing the following:
· Creation of a new zoning district AR (Agricultural Research) and new definition for
agricultural research facilities (OA 00-8)
A land use plan amendment to remove a portion of Cargill property from the urban
service area and change the land use plan designation of Cargill property to A
(Agricultural) (LU 00-6)
· Rezoning the Cargill property to AR (Agricultural Research) (ZC 00-7)
conditional use permit for an agricultural research facility (CU 01-17)
Memo to Mayor & City Council/Cargill, Inc.
June 18, 2001
Page 2
Attachments
· Map of Cargill property
· Map of changes to urban service boundary
· Map of proposed A (Agricultural) land use designation
· Map of proposed AR (Agricultural Research) district
· Map of proposed designated expansion area for the conditional use permit
· Table of proposed uses and expansion for the conditional use permit
· Map of Cargill property to be deeded to the City of Elk River
· Ordinance No. 01-
· Ordinance No. 01-
· Resolution No. 01-
Planning Commission Meeting
At the Planning Commission meeting held on May 22nd, no one spoke at the public hearing.
Representatives from Cargill were present to answer questions and the City Attorney
explained the history leading up to these applications. The Commission had some questions
regarding the operations at Cargill's facility and recommended unanimously that the City
Council approve the 4 applications.
Analysis of Applications
(OA 00-8) Ordinance Amendment Creating an AR (Agricultural Research) District
and New Definition for "Agricultural Research Facilities"
In May 1995, a conditional use permit was granted to Cargill for a feedlot at their animal
nutrition center. The conditional use permit was issued for their existing facility on the south
side of 165th Avenue and the proposed expansion of their swine facility. At the time it was
felt that their facility best fit the definition of a feedlot which is defined as:
"A confined area used for housing or feeding poultry or livestock where substantial
amounts of animal waste will be generated, but not including barns or pens which
are necessary uses incidental to a farming operation."
This definition does not accurately describe the operations of Cargill's facility. One aspect of
the operation fits the zoning code definition of a feedlot, but the nutrition center is primarily
a research center and offices for the development of improved animal nutrition. Along with
research in animal nutrition, the center conducts research in the preservation of feed and
silage, development of new types of feed and laboratory analysis.
During the summer of 1996 the City and Cargill began discussions that included the current
classification of the nutritional center as a feedlot as well as which zoning district
classification would be most appropriate for Cargill's property. The facility is an agricultural
research facility that does not fit neatly into any of the existing definitions or zoning districts.
Cargill's 980 acres is currently part of 3 zoning districts, Rla (Single Family Residential), I1
(Light Industrial) and C3 (Highway Commercial).
S:\PLANNING\SCOTTkCARGILL.DOC
Memo to Mayor & City Council/Cargill, Inc.
June 18, 2001
Page 3
The Agricultural Research District and the new definition for agricultural research facility
will accurately reflect the long range plans for Cargill's property as well as the present and
short term use.
Proposed District and Definition
In order to address the issue of which zoning district is most appropriate for Cargill's
property, staff proposes the creation of a new zoning district, AR (Agricultural Research)
and a definition for "Agricultural Research Facility".
Agricultural Research District
Statement of Purpose: The Agricultural Research District is established for the purpose of
preserving and maintaining the use of land for agricultural research.
A. Permitted Uses
1. Single Family Dwellings
2. Roadside sales stands - in connection with approved agricultural research facilities
3. Public parks, playgrounds and open space
B. Accessory Uses
1. Garages and sheds as accessory to a single family dwelling
2. Public shelters and essential services
3. Private recreational facilities
C. Conditional Uses
1. Agricultural research facilities and uses
Standards
A. Minimum lot size - forty (40) acres
B. Building Setbacks (minimum)
i. Front Yard - 50 feet
ii. Side Yard - 50 feet
iii. Rear Yard - 50 feet
C. Maximum Building Height - 40 feet
D. Parking Lot Setbacks
S:\PLANNING\SCOTT~CARGILL.DOC
Memo to Mayor & City Council/Cargill, Inc.
June 18, 2001
Page 4
i. Front Yard - 50 feet
ii. Side Yard - 50 feet
iii. Rear Yard - 50 feet
E. Landscaping
Landscaping shall be provided in accordance with Section 900.30 of the
Zoning Code.
F. Signage
In addition to complying with Section 900.22 of the Zoning Code, the
following requirements shall be met:
a. One freestanding monument style sign shall be allowed not to exceed 10
feet in height and 64 square feet in sign area.
Agricultural Research Facilities: Buildings, laboratories, and other facilities, structures or uses
which are used in connection with agricultural research and development, investigation,
testing, or experimentation. Such facilities, structures or uses may include, but are not limited
to: animal feeding facilities, barns, storage buildings, confinement areas, or other animal
housing units; pasture and grazing areas; cropped or tilled fields; grain and feed processing;
nursery areas; and agricultural waste management facilities or systems.
(LU 00-6) A Land Use Plan Amendment to Remove a Portion of Cargill Property
from the Urban Service Area and Change the Land Use Plan Designation of a
Portion Cargill Property to A (Agricultural)
(ZC 00-7) Rezoning a Portion Cargill Property to AR (Agricultural Research)
The City of Elk River, in cooperation with Cargill, is proposing a land use plan amendment
and rezoning of a portion of Cargill's property. That portion includes all of Cargills's
property except that area that will be deeded to the City (see attached Cargill's Property
Exhibit) The proposal is to change the land use designation from LR (Low Density
Residential) and LI (Light Industrial) to A (Agricukural) and rezone the property from Rla
(Single Family Residential) and I1 (Light Industrial) to AR (Agricultural Research).
The urban service boundary will also be adjusted. The urban service boundary currently
corresponds with the existing boundary between the I1 district and the Rla district east of
the railroad tracks. The City is proposing to move the boundary to the west so that Cargill
property east of the railroad tracks is not within the urban service area. Cargill property west
of the railroad tracks will remain in the urban service area. The property south of 165~h
Avenue is not currently part of the urban service area and is not proposed to be included in
the urban service area.
S:\PLANNING\SCOTT\CARGILL.DOC
Memo to Mayor & City Council/Cargill, Inc.
June 18, 2001
Page 5
The proposed A (Agricultural Conservation) land use designation seems most appropriate
because it fits best with Cargill's and the City's long range plans for this area. The long range
plans are for continued agricultural use in the form of the animal, nutrition and agricultural
research center. The proposed land use designation is consistent with the Comprehensive
Plan in that it will help preserve agricultural uses in the City, it will promote orderly
development consistent with the semi-rural character of the City and it reflects the long
range plans for the property.
The proposed change to the urban service boundary is also consistent with the
Comprehensive Plan in that it will encourage the extension of sewer lines on a cost effective
basis without undue burden on the taxpayers. It will also reflect the new Agricultural land
use designation.
The proposed AR zoning would allow Cargill to continue the current operation as an
allowed conditional use. It will be consistent with the proposed land use designation of
Agricultural and will also reflect the changing conditions affecting the Cargill property. The
proposed zone change is compatible with the adjacent zoning districts.
Of the 980 acres owned by Cargill, 920 acres will be affected by the land use and zoning
requests. This area consists of crop fields, the nutrition center and 2 single family dwellings
occupied by Cargill employees.
(CU 01-17) A Conditional Use Permit for an Agricultural Research Facility
Cargill is requesting a conditional use permit for an agricultural research facility. The
conditional use permit would cover all of Cargill's property and would allow a specified
amount of expansion of their existing facility on the south side of 165th Avenue. Any
expansion that takes place on the site within the prescribed area that does not exceed the
size approved as part of this CUP can be done with an administrative site plan review. Any
proposed expansion that exceed the size approved as part of this CUP, or occur outside the
designated area, would require an amendment to the conditional use permit.
After lengthy discussions with the City, both Cargill and the City felt that the above
methodology would work best for both parties. Cargill gets some certainty regarding the
existing facility and the specific expansions that will be allowed. The City will have a full
understanding of what is currently out there and what expansions would be allowed.
Area included in CUP
All of Cargill's property will be cover by the CUP, except for the 60 acres to be given to the
City. The total area included in the CUP is about 920 acres. The allowed expansion area
includes Cargill's property west of the railroad tracks, except for the 60 acres that will be
given to the City. Cargill's existing buildings on the north side of 165th Avenue, east of the
railroad tracks, are not included in the expansion area. Cargill will be allowed to use the
existing buildings in their current location. However, if they decide to expand those
buildings they will have to move or replace them within the designated expansion area west
of the railroad tracks with an administrative site plan review.
S:M°LANNING\SCOTT~CARGILL.DOC
Memo to Mayor & City Council/Cargill, Inc.
June 18, 2001
Page 6
Uses
An agricultural research facility includes the following uses:
Buildings, laboratories, and other facilities, structures or uses which are used in
connection with agricultural research and development, investigation, testing, or
experimentation. Such facilities, structures or uses may include, but are not limited
to: animal feeding facilities, barns, storage buildings, confinement areas, or other
animal housing units; pasture and grazing areas; cropped or tilled fields; grain and
feed processing; nursery areas; and agricultural waste management facilities or
systems.
The attached table outlines the existing square feet for the current uses, potential expansions
and total square footage with expansion. If Cargill wants to introduce any new uses or
expand beyond the total shown on the table, an amendment to the conditional use permit
will be required. Any new use will have to comply with the definition of agricultural research.
SJte Plan
At this time Cargill is not proposing any changes to the existing site plan. The exact locations
of future expansions have not been identified at this time, the exact locations will be assessed
at the time they submit a site plan application for administrative review. Staff is
recommending some additional landscaping along 165th Avenue and will be working with
Cargill to address this issue.
Recommendation
The Planning Commission and staff recommend that the City Council approve the
following:
1. Ordinance No. 01- establishing an AR (Agricultural Research) District and creating
a definition for "Agricultural Research Facility"
2. Resolution No. 01- amending the Comprehensive Land Use Plan changing the
land use designation of certain property from LI (Light Industrial) and LR (Low Density
Residential) to A (Agricultural Conservation) and changing the urban service boundary so
that the property east of the railroad tracks is not included in the urban service area;
The proposed amendments to the Land Use Plan are based on the following findings:
· The proposed changes to the land use map are consistent with the Comprehensive
Plan because:
1. The proposed amendments promote an orderly development pattern consistent
with the semi-rural character of the community.
2. The proposed amendments will help preserve agricultural uses in the City.
3. The proposed amendments reflect the long range plans for the property.
S:\PLANNING\SCOTT~CARGILL.DOC
Memo to Mayor & City Council/Cargill, Inc.
June 18, 2001
Page 7
4. The proposed amendments will encourage the extension of sewer lines on a cost
effective basis without undue burden on taxpayers.
3. Ordinance No. 01- for a zone change of certain property from I1 (Light Industrial)
and Rla (Single Family Residential) to AR (Agricultural Research).
The proposed zone change is based on the following findings:
1. The proposed rezoning is consistent with the Comprehensive Land Use Plan
designation of A (Agricultural).
2. The conditions have changed to warrant the preservation of this property as
agricultural.
3. The proposed rezoning is compatible with the adjacent zoning districts.
4. Conditional use permit for a agricultural research facility with the following conditions:
1. A landscape plan that complies with the City's landscape ordinance be submitted.
2. Any expansion that is consistent with the Expansion Request Summary and
Exhibit A shall require administrative site plan review.
3. Any expansion that is not consistent with the Expansion Request Summary or
Exhibit A shall require an amendment to the conditional use permit.
S:\PLANNING\SCOTTkCARGILL.DOC
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River SERVICE BOUNDARY
EXISTING URBAN
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Elk River, M_N 55330
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City of
River
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
LAND USE CHANGE TO
A (AGRICULTURAL)
EXHIBIT
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city of ~,JF'~.~ AR (AGRICULTURAL RESEARCH)
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13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
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LOCATION
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1306.50rono Parkway · P.O. Box 490
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DESIGNATED EXPANSION AREA
Expansion Request Summa~_
Cargill Animal Nutrffion Innovation Center - Elk River MN
05 / 16/01
Totals of CANIC Existing Exnansion request Total w/add
Office Space (sqft) 13,738 11,262 25,000
:Anim. Research (sqft) 7,190 7,810 15,000
I Warehouse (sqft) 46,084 13,916 60,000
Process space (sqft) 6,105 8,895 15,000
Lab space (sqft) 3,699 6,301 10,000
Shop space (sqft) 5,120 2,380 7,500
Animal Housing (sqft) 7%082 918 80,000
Animal Units 475 125 600
Process tons / year 1,250 1,750 3,000
Lagoons (gal of capacity) 3,600,000 0 3,600,000
Acreage (total) 980 -60 920
Employees (FT & Temp) 72 53 125
Fuel Storage 21,120 13880 35,000
Tenant Housing units 2 2 4
**Notes
-Expansion request numbers based on ability to transfer existing space to the expansion footprint
-60 net acres to City per agreement is noted in total acreage
-Accessory uses inclusive (i.e parking) in CUP permitted uses
HOWARD R. GREEN
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PARCEL A DEEDED TO CITY
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CARGILL PROPERTY
Cit.), of ~
Elk iver
ORDINANCE 01 -
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
SECTION SECTION 900.08, 900.10 AND 900.12 OF THE CITY CODE OF
ORDINANCES
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 900.08 titled, Definitions, of the City of Elk River Code of
Ordinances shall be amended to add the following definition:
Agricultural Research Facilities: Buildings, laboratories, and other facilities or structures
which are used in connection with agricultural research and development, investigation,
testing, or experimentation. Such facilities may include, but are not limited to: animal feeding
facilities, barns, storage buildings, confinement areas, or other animal housing units; pasture
and grazing areas; cropped or tilled fields; grain and feed processing; nursery areas; and
agricultural waste management facilities or systems.
Section 2.. Section 900.10. titled, Zoning Districts, Establishment of Districts, of the
City of Elk River Code of Ordinances shall be amended to add the following district:
AR (Agricultural Research) District
Section 3. Section 900.12. titled, Permitted, Accessory, and Conditional Uses by
District, of the City of Elk River Code of Ordinances shall be amended to add the following:
Agricultural Research District
Statement of Purpose: The Agricultural Research District is established for the purpose of preserving
and maintaining the use of land for agricultural research.
A. Permitted Uses
1. Single Family Dwellings
2. Roadside sales stands - in connection with approved agricultural research facilities
3. Public parks, playgrounds and open space
B. Accessory Uses
1. Garages and sheds as accessory to a single family dwelling
2. Public shelters and essential services
3. Private recreational facilities
C. Conditional Uses
1. Agricultural research facilities and uses
document3
Standards
A. Minimum lot size - forty (40) acres
B. Building Setbacks (minimum)
Front Yard - 50 feet
Side Yard - 50 feet
Rear Yard - 50 feet
C. Maximum Building Height - 40 feet
D. Parking Lot Setbacks
Front Yard - 50 feet
Side Yard - 50 feet
Rear Yard - 50 feet
E. Landscaping
i.
Landscaping shall be provided in accordance with Section 900.30 of the Zoning
Code.
F. Signage
i.
In addition to complying with Section 900.22 of the Zoning Code, the following
requirements shall be met:
a. One freestanding monument style sign shall be allowed not to exceed 10 feet in
height and 64 square feet in sign area.
Section 4.
Passed and adopted by the City Council of the City of Elk River this
,2001.
That this ordinance shall take effect upon publication as provided by law.
day of
Attest:
Stephanie Klinzing
Mayor
Sandra A. Peine
City Clerk
s:\document\ordinance\oa97-1.doc
CITY OF ELK RIVER
RESOLUTION NO. 01 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE FROM LR (LOW DENSITY RESIDENTIAL) and LI
(LIGHT INDUSTRIAL) TO A (AGRICULTURAL) AND AMENDMEND THE URBAN
SERVICE BOUNDARY
Case No. LU 00-6
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure
for amending the Comprehensive Plan, and
WHEREAS, the Planning Commission held a public hearing on Tuesday, May 22, 2001,
and recommended approval regarding the Comprehensive Plan amendment request for the property
generally described as:
(See Attached Exhibit A and Exhibit B)
and,
WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request
and finds the following:
1. The proposed amendments promote an orderly development pattern consistent with the
semi-rural character of the community.
2. The proposed amendments will help preserve agricukural uses in the City.
3. The proposed amendments reflect the long range plans for the property.
4. The proposed amendments will encourage the extension of sewer lines on a cost
effective basis without undue burden on taxpayers.
NOW, THEREFORE, BE IT RESOLVED by the Cky Council of the City of Elk River
that the Land Use Plan be amended to change the property as described above from LR (Low
Density Residential) and LI (Light Industrial) to A (Agricultural) and amend the urban service
boundary.
PASSED by the City Council of the City of Elk River this 18th day of June, 2001.
ATTEST:
Stephanie Klinzing, Mayor
Sandra A. Peine, City Clerk
Rte
EXHIBIT A
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Cityo~ LAND USE CHANGE TO
~, : o A (AGRICULTURAL)
EIK"}-Rlver
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
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EXHIBIT B
EXISTING URBAN SERVICE BOUNDARY
PROPOSED URBAN SERVICE BOUNDARY
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SERVICE BOUNDARY
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"Ro.Os;D URB~.
City
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13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ORDINANCE 01 -
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPOERTY
FROM I1 (LIGHT INDUSTRIAL) and RIA (SINGLE FAMILY RESIDENTIAL) to AR
(AGRICULTURAL RESEARCH)
CASE NO. ZC 00- 7
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning map of the City of Elk River is hereby amended to rezone
the property described as:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following findings:
1. The proposed rezoning is consistent with the Comprehensive Land Use Plan designation of
A (Agricultural).
2. The conditions have changed to warrant the preservation of this property as agricultural.
3. The proposed rezoning is compatible with the adjacent zoning districts.
Section 3. That this ordinance shall take effect upon publication as provided by law.
Passed and adopted by the City Council of the City of Elk River this day of
., 2001.
Attest:
Stephanie Klinzing
Mayor
Sandra A. Peine
City Clerk
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EXHIBIT A
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