PC Staff Report 7-7-20PLANNING COMMISSION STAFF
REPORT
Tuesday,July 7,2020
Subject Consider a Request for a Conditional Use Permit CUP)for Food Processing and Outdoor
Storage for Six Silos on Property Located at 2100 Stoughton Avenue Hemp Acres)
Section PUBLIC HEARINGS Item No:B.1.
Prepared By Bob Generous,Senior Planner File No:2020-09
PROPOSED MOTION:
The Chanhassen Planning Commission recommends City Council approve the Conditional Use Permit for food
processing operations with outdoor storage for six 35-foot silos,subject to the Conditions of Approval,
And
Adopts the Findings of Fact and Recommendation.
SUMMARY OF REQUEST
Conditional Use Permit CUP)for food processing and outside storage for six silos on the westerly 50,160 square feet
of the River Valley Business Center,a 180,000 square foot,four unit,office-industrial-warehouse building Hemp
Acres).
APPLICANT
Hemp Acres,LLC,Owner:Capstone Investors,LLC
SITE INFORMATION
PRESENT ZONING:Industrial Office Park,IOP
LAND USE:Office Industrial
ACREAGE:24.19 acres
DENSITY:F.A.R.0.19
APPLICATION REGULATIONS
Chapter 20,Article IV,Conditional Use Permits
Chapter 20,Article XX,IOP”Industrial Office Park District
PLANNING COMMISSIONSTAFFREPORTTuesday,July 7,2020SubjectConsider a Request for a Conditional Use Permit CUP)for Food Processing andOutdoorStorageforSixSilosonPropertyLocatedat2100StoughtonAvenueHempAcres)Section PUBLIC HEARINGS Item No:B.1.Prepared By Bob Generous,Senior Planner File No:2020-09PROPOSEDMOTION:The Chanhassen Planning Commission recommends City Council approve the Conditional Use Permit forfoodprocessingoperationswithoutdoorstorageforsix35-foot silos,subject to the Conditions of Approval,AndAdopts the Findings of Fact and Recommendation.SUMMARY OFREQUESTConditionalUsePermitCUP)for food processing and outside storage for six silos on the westerly 50,160 squarefeetoftheRiverValleyBusinessCenter,a 180,000 square foot,four unit,office-industrial-warehouse buildingHempAcres).APPLICANTHempAcres,LLC,Owner:Capstone Investors,LLCSITEINFORMATIONPRESENTZONING:Industrial Office Park,IOPLANDUSE:OfficeIndustrialACREAGE:24.19 acresDENSITY:F.A.R.0.19APPLICATIONREGULATIONS
Chapter 20,Article IV,Conditional Use Permits
Chapter 20,Article XX,IOP”Industrial Office Park District
BACKGROUND
The user,Hemp Acres,LLC,proposes to occupy a portion of the former Gedney Pickle Factory building.
RECOMMENDATION
Staff recommends that the Planning Commission approve the Conditional Use Permit to allow Hemp Acres,LLC to
process food products from hemp seeds and allow the construction of six 35-foot tall silos based on the plans prepared
by Phillip D.Johnson,Architect,dated April 4,2020,subject to the Conditions of Approval in the staff report and
adoption of the Findings of Fact and Recommendation.
ATTACHMENTS:
Staff Report
Findings of Fact and Recommendation
Legal Description
Development Review Application
Project Narrative
HACCP
Property Survey
Building Elevations
Tenant Plans
Detail Plans
SAC Determination
Parking Analysis
Carver County Review
Affidavit of Mailing Notice and List
CITY OF CHANHASSEN
PC DATE: July 7, 2020
CC DATE: July 27, 2020
REVIEW DEADLINE: August 4, 2020
CASE #: 2020-09
BY: RG, EH, JS, ET, MU
SUMMARY OF REQUEST: Conditional Use Permit (CUP) for food processing and outside
storage for six silos on the westerly 50,160 square feet of the River Valley Business Center, a
180,000 square foot, four unit, office-industrial-warehouse building (Hemp Acres).
APPLICANT: Charles Levine Joel Buttenhoff (Owner)
Hemp Acres, LLC Capstone Investors, LLC
8420 County Road 10 E. 102 N. Jonathan Boulevard, #200
Waconia, MN 55387 Chaska, MN 55318
952-442-4832 952-368-9009
LOCATION: 2100 Stoughton Avenue
PID 25.0030700
PRESENT ZONING:
Industrial Office Park, IOP
2020 LAND USE PLAN:
Office Industrial
ACREAGE: 24.19 acres
DENSITY: 0.17 F.A.R.
LEVEL OF CITY DISCRETION IN
DECISION-MAKING:
The city has limited discretion in approving
or denying Conditional Use Permits, based on whether or not the proposal meets the
Conditional Use Permit standards outlined in the Zoning Ordinance. If the city finds that all the
applicable Conditional Use Permit standards are met, the permit must be approved. This is a
quasi-judicial decision.
PROPOSED MOTION:
The Chanhassen Planning Commission recommends City Council approve the Conditional Use
Permit for food processing operation with outdoor storage for six 35-foot silos subject to the
Conditions of Approval,
And
Adopts the Findings of Fact and Recommendation.”
Hemp Acres
July 7, 2020
Page 2 of 11
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSAL/SUMMARY
The applicant is proposing to remodel the western 50,160 square feet of the building as a food
processing facility making consumable food products, oil and protein powder from hemp seeds.
The site provides the opportunity to expand the operation as it goes forward. The processing
portion of the operation will encompass 20,000 square feet, the warehouse portion encompasses
27,355 square feet and the office portion encompasses 2,805 square feet. The hemp seeds will
be stored in six 4,000-6,000 bushel bins (16 feet diameter by 35 feet tall silos) located on the
northwest corner of the building. The applicant intends to expand his operation in the future,
which will lead to the use of all six silos. Initially, only one silo will be installed to begin the
operation. The hemp processing operation will begin with 10-12 employees in the building and
will expand in the future to 25-30 employees.
Hemp seeds come from industrial hemp. Hemp, or industrial hemp, is a variety of
the Cannabis sativa plant species that is grown specifically for the industrial uses of its
derived products. Hemp has lower concentrations of THC and higher concentrations of
cannabidiol (CBD), which decreases or eliminates its psychoactive effects.
Hemp seeds can be eaten raw, ground into hemp meal, sprouted or made into dried
sprout powder. Hemp seeds can also be made into a liquid and used for baking or for
beverages such as hemp milk and tisanes. Hemp oil is cold-pressed from the seed and is
high in unsaturated fatty acids.” (From Wikipedia)
Hemp seed oil, as the name suggests, is extracted from the seeds of the hemp plant and contains
absolutely no CBD.
The applicant shall be responsible for impacts generated by its use. The property owner shall be
responsible for improvements necessitated by the overall use of the building and the site.
APPLICABLE REGULATIONS
Chapter 20, Article IV, Conditional Use Permits
Chapter 20, Article XX, “IOP” Industrial Office Park District
BACKGROUND
River Valley Business Center, an 180,000 square foot, four-unit, office-industrial-warehouse
building, is the successor of the Gedney Pickle processing plant. The applicant proposes to
occupancy of the westerly 50,160 square feet of the building. The most easterly 39,000 square foot
unit contains a storage operation for decommissioned, armored vehicles, which have had their fluids
drained. There are two vacant spaces of 48,370 square feet and 42,602 square feet in the middle
Hemp Acres
July 7, 2020
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portion of the building that can be occupied by office, warehouse or manufacturing uses subject to
limitations on the sewer capacity with the City of Chaska and Chanhassen City Code.
October 10, 2010, City Council approved a 39,000 square-foot, one-story warehouse expansion on
the east end of the building. (Planning Case #2010-11)
October 18, 1982, City Council approved Industrial Revenue Bond resolution for M.A. Gedney.
Planning File #82-64)
November 1979, City Council approved a sign variance to permit two signs on the industrial site.
May 1979, City Council approved a 41,500 square-foot warehouse expansion, 6,000 square-foot
sauerkraut manufacturing and 1,200 square-foot refrigeration storage. (Planning Case P-125 / SPR
71-1).
May 1972, Chaska-Chanhassen-Metropolitan Sewer Board entered into an agreement to permit
M.A. Gedney to continue to use Chaska’s sanitary sewer system.
June 1968, City of Chaska and Village of Chanhassen entered into an agreement to annex to
Chanhassen and de-annex from Chaska land being purchased by M.A. Gedney for the plant
operations.
April 1, 1963, City of Chaska and M.A. Gedney entered into a sewer connection agreement.
1958, M.A. Gedney’s pickle manufacturing operations were consolidated at the plant on Stoughton
Avenue.
SITE CONSTRAINTS
Bluff Creek Corridor
This property is not located within the Bluff Creek Overlay District. The City of Chanhassen
established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek
Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site
design and other low-impact practices.
Wetland Protection
There is not a wetland located on the property.
Bluff Protection
There are no bluffs on the property.
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July 7, 2020
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Shoreland Management
The property is not located within a shoreland
protection district.
Floodplain Overlay
This property is not within a floodplain.
DISCUSSION
North of the site is vacant land in the City of Chaska
and County Road 61 as well as additional vacant land within Chanhassen. To the east is an
electrical substation for Minnesota Valley Electric and a cemetery. South across Stoughton
Avenue is the Riverview Terrace mobile home park. To the west across Audubon Road are
commercial businesses. The western portion of the property contains medal vats from the
previous pickle factory on the site. A roofed, open sided dock area has been demolished on the
western end of the building.
In the future, if urban services are available for the entire area, the vacant land on the north side
of the building will develop, creating a visual barrier for the north side of the building. The city
undertook a feasibility study as part of the County State Aid Highway (CSAH) 61 Corridor Land
Use Study in 2015 to determine the cost effectiveness of the extension of utilities to the property,
and at that time, determine whether the Cities of Chanhassen or Chaska should provide sewer
service to the property. The study findings indicated that extending city utilities to the study area
is feasible. The CSAH 61 Corridor Land Use and Utility Study was finalized and approved by
City Council on October 28, 2014. In anticipation of the redevelopment of this area, staff has
also had discussions with the City of Chaska about extending Engler Boulevard as a connection
to the north.
When Gedney Pickles was in operation, they averaged 105 employees with a high of 135
employees for the business.
CONDITIONAL USE PERMIT CRITERIA
Food processing requires a Conditional Use Permit under the IOP zoning of the property.
Conditional uses are considered appropriate uses if they can meet the criteria established in City
Code. In reviewing applications for Conditional Use Permits, the Planning Commission and the
Council may attach reasonable conditions to mitigate anticipated adverse impacts associated with
these uses, to protect the value of other property within the district, and to achieve the goals and
objectives of the Comprehensive Plan. In determining conditions, special considerations shall be
given to protecting immediately adjacent properties from objectionable views, noise, traffic and
Hemp Acres
July 7, 2020
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other negative characteristics associated with such uses. Such conditions may include, but are
not limited to the following:
1) Controlling the number, area, bulk, height and location of such uses. There are no other
such operations in the city. McGlynn Bakery located on Audubon Road and Coulter
Boulevard is the only other food processing operation in the city.
2) Regulating ingress and egress to the property and the proposed structures thereon with
particular reference to vehicle and pedestrian safety and convenience, traffic flow and
control and access in case of fire or other catastrophe. Access is via existing curb cuts. In
the future should the operation expand, access to Audubon Road via the existing curb cut
should be connected.
3) Regulating off-street parking and loading areas where required. Parking and loading areas
are currently in place. A parking lot expansion is shown where the roofed, open dock area
was removed. The handicapped parking stalls on the south side of the building shall be
revised to comply with City Code.
4) Utilities with reference to location availability and compatibility. Sewer service is
provided by the City of Chaska. An on-site well provides water for the site.
5) Berming, fencing, screening, landscaping or other facilities to protect nearby property.
The site is fenced around its perimeter.
6) Compatibility of appearance. The proposed use is compatible with the exiting building.
Sec. 20-297. - Food processing.
1) The site must have access via a collector or arterial roadway. Access to the parcel is from
Audubon Road and CSAH 61, which are both arterial roadways. The last portion of the
access is via Audubon Road and Stoughton Avenue, which are both local streets.
Generally, direct parcel access is prohibited on arterial roadways.
2) All loading docks must be screened with berming, landscaping or other structures. The
proposed use will utilize existing truck docks and access routes.
3) Truck parking is permitted on-site only in designated truck parking areas; parking must
be screened. Truck parking shall be limited to the loading docks and truck unloading
areas.
4) Compliance plan must be submitted to the city including:
a. An inventory of potential or identified odor emission point sources associated with
the industry or source.
b. An engineering quality plan detailing best available control technologies and
appurtenances designed to eliminate or achieve the maximum reduction of odor
pollution from an emission point source inclusive of, but not necessarily limited to,
certain processes, procedures, or operating methods intended to mitigate or control
odor pollution.
c. A detailed explanation of the specifications and operating parameters of the best
available control technologies, monitoring instrumentation and equipment, and
processes and procedures intended for the mitigation or control of odor pollution.
d. A specification of the documentation that will be made available for the city's review
which will verify the data produced by the monitoring equipment, and which will
Hemp Acres
July 7, 2020
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verify that processes and procedures are conducted consistent with the specifications
in the facility's odor control study and plan.
e. An approved schedule which states, in a time certain manner, the implementation and
installation of the best available control technology, processes, procedures, operating
methods, and monitoring instrumentation designed to mitigate or control odors at the
facility inclusive of an approved completion date.
f. An acknowledgment of the authority of the city and its agents to enter into the facility
or its property in order to investigate complaints and to verify the facility's adherence
to the compliance plan.
The processing of hemp seeds does not generate significant odors so no odor compliance plan is
required. Hemp seeds are described as having a slightly nutty scent. A Hazard Analysis Critical
Control Point (HACCP) has been submitted with the application as well as a narrative of the
manufacturing process. The cake that is produced will either sit in the facility in bulk bags or
moved immediately into a dump truck that will be backed up to one of the loading docks. A full
dump semi will be filled every few days, where it is then delivered to a feedlot.
The loudest pieces of equipment are the pneumatic conveying system for the unloading of hemp
seeds from trucks and trailers and conveying to storage bins/silos on the west side of the
building. It uses electric motors with an estimated sound level of 85 decibels (dba) at 10 feet.
The conveying material passing through the unit will increase the sound level to 90 dba. The
National Institute for Occupational Safety and Health (NIOSH) has recommended that all worker
Hemp Acres
July 7, 2020
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exposures to noise should be controlled below a level equivalent to 85
dBA for eight hours to minimize occupational noise induced hearing loss.
OSHA sets legal limits on noise exposure in the workplace. These limits
are based on a worker's time weighted average over an 8 hour day. With
noise, OSHA's permissible exposure limit (PEL) is 90 dBA for all workers
for an 8 hour day. Lawn mowers, power tools, blenders and hair dryers
have noise levels of approximately 90 dba.
Sec. 20-308. - Screened outdoor storage.
The following applies to screened outdoor storage:
1) All outdoor storage must be completely screened with 100 percent
opaque fence or landscaped screen. While it may be impossible to
fully screen a 35-feet tall storage silo, through the use of
appropriate coloring, a creamy white/beige to match the building
color, and additional landscaping, the appearance of the silos may be camouflaged and
minimized.
COMPATIBLITY
The proposed use is a less intensive use of the site after the closure of the Gedney pickle factory
in 2019 that formerly occupied the building. The balance of the building contains space for other
office-industrial-warehouse uses, which are all compatible with the food processing operations.
In the future, when the site is redeveloped, the existing pickle tanks shall be removed from the
property.
EROSION PREVENTION AND SEDIMENT CONTROL
The proposed development will not exceed one
1) acre of disturbance and will, therefore, not
be subject to the General Permit Authorization
to Discharge Stormwater Associated with
Construction Activity Under the National
Pollution Discharge Elimination/State Disposal
System (NPDES Construction Permit). An
Erosion and Sediment Control Plan (ESCP) in
adherence with the City Code of Ordinances
shall be submitted for the grading operations of
the subdivision if more than 5,000 square feet
of land is being disturbed. The applicant has
not provided proposed grading plans or plans
Hemp Acres
July 7, 2020
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illustrating the total land disturbance for the installation of the six proposed silos. The applicant
will be required to submit updated plans to the city for review and approval to ensure proper
erosion control measures meeting City Ordinances are in place.
LANDSCAPING
Landscaping opportunities to provide landscaping around the exterior of the building as well as
along the public right-of-way are limited or non-existent due to extensive hard cover. The
applicant has proposed to add two landscape peninsulas at the front of the building. These are
necessary additions but contain too many plantings for the space. Along the rear and east side of
the building, four groupings of 2-3 tree lines provide minimal buffer and aesthetics. Staff
recommends that the proposed trees on the north and east sides of the building be placed adjacent
to the proposed site to provide foundation plantings and buffer to shield the silos. Additionally,
one of the Autumn Blaze maples and the Amur maples from the front planting areas shall be
added to the rear of the building and loading area. Staff recommends that a landscape buffer be
planted along the north side of the building which includes Autumn Blaze maple, Siouxland
poplar, Black Hills spruce and Amur maples. Landscaped islands compliant with City Code
shall be provided in the proposed westerly parking area. The applicant shall work with city staff
to finalize a planting plan. The front planting areas shall have wood mulch as a ground cover.
PARKING AND LOADING
The proposed use of the site requires the provision of parking facilities to accommodate the use.
This specific user at full utilization requires 63 parking spaces (Office 14 = 2,805/200 +
manufacturing 30 = 1/employee, warehouse 19 = 1/1,000 for first 10,000 sq. ft. and 1/ 2,000
thereafter). There are currently 89 parking spaces south of the building with a potential parking
lot expansion to the west of the building. Should this area be converted to a parking area, the
parking lot shall comply with city standards.
PUBLIC FACILITIES
While this review includes only the food processing portion of the building, any future
intensification of the site usage shall require that the owner provide analysis of the public
facilities available to the property.
STREETS
Access to the property is provided from Audubon Road and Stoughton Avenue, which connect to
the arterial roads of Flying Cloud Drive (CSAH 61) and Audubon Road (CSAH 15). Audubon
Road and Stoughton Avenue directly abutting the property are the City of Chaska’s right-of-way
ROW) and CSAH 61 and CSAH 15 are Carver County’s ROW. The city does not have ROW
directly abutting the property; however, the approximately 1,325 foot portion of Stoughton
Avenue (a collector street) which provides access from CSAH 61 to the property is a part of
Chanhassen’s roadway network, illustrated in the image below. As the city has ROW that is part
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July 7, 2020
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of the roadway network to service the property, and in accordance with Sec. 20-232(7), which
states that the proposed location will not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the general
welfare due to excessive production of traffic, a traffic analysis shall be performed if an
intensification or increase in use or an expansion is ever requested for the site. The traffic
analysis will be required to determine the volume of traffic the site will generate and shall be in
accordance with the Institute of Transportation Engineers’ Trip Generation methodologies. If
the site users cumulatively meet the standards for Carver County review of traffic, a
Transportation Impact Analysis must be prepared.
Any future intensification of the site usage shall investigate the use of the driveway access to
Audubon Road, which is currently in place, but not connected to the traffic circulation system for
the property.
SEWER
City sewer is provided by the City of Chaska. While staff believes that the proposed use is within
the existing capacity provided by Chaska, the Metropolitan Council Environmental Services
MCES) sewer access charge (SAC) determination dated 04/01/20 states one additional SAC
charge is due. The applicant shall contact the City of Chaska to verify the sewer usage. The
sanitary sewer is setup as office/domestic use only. All former Gedney production waste was
discharged into the lagoons down at the Minnesota River. Chaska has not received any
information about any production waste entering the sanitary sewer. Any sanitary sewer changes
proposed must be discussed with MCES and the City of Chaska. The property owner shall
provide information to the City of Chaska as to how/where does the existing sewer system
Hemp Acres
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operate? What flows where? What’s the makeup for flow out of the building with pumping?
What is the new demand? The City of Chaska has capacity concerns downstream. Additional
sewer capacity may not be available to the property from the City of Chaska and may necessitate
the use of an on-site subsurface sewer system. As noted previously, the City of Chanhassen has
prepared a feasibility analysis of providing sewer to the parcel. However, the timing of such a
utility extension is not determined.
WATER
The site has a private well providing water to the site.
ELECTRIC
The City of Chaska provides electric service to the parcel.
RECOMMENDATION
Staff recommends that the Planning Commission approve the Conditional Use Permit to allow
Hemp Acres to process food products from hemp seeds and allow the construction of six 35-foot
tall silos based on the plans prepared by Phillip D. Johnson, Architect, dated April 4, 2020,
subject to the following conditions:
Building:
1) A building permit will be required for unit improvements, silo installation, and unit
remodeling.
Engineering:
1) If an intensification or increase in use or an expansion is requested for the site, a traffic
analysis will be required to determine the volume of traffic the new site will generate.
2) Any future intensification of the site usage shall investigate the use of the driveway
access to Audubon Road.
Natural Resources:
1) The applicant shall work with city staff to finalize a planting plan.
2) The applicant shall incorporate a landscape buffer along the north side of the building,
which includes Autumn Blaze maple, Siouxland poplar, Black Hills spruce and Amur
maples.
3) The front planting areas shall have wood mulch as a ground cover.
4) All proposed parking lot landscape islands and peninsulas shall comply with City Code.
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July 7, 2020
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Planning:
1) When the site is redeveloped or the usage intensifies, the existing pickle tanks shall be
removed from the property unless they are used as part of the building tenant operation.
Water Resources:
1) Updated plans illustrating the total land disturbance activities associated with all site
improvements shall be submitted for review and approval by the city.
And adoption of the Findings of Fact and Recommendation.
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Legal Description
3. Development Review Application
4. Narrative
5. Hazard Analysis Critical Control Point (HACCP)
6. Property Survey
7. Building Elevations
8. Tenant Plan
9. Tenant Detail Plans
10. Sewer Access Charge Determination dated 4/1/20
11. Parking Analysis
12. Carver County Review dated June 26, 2020
13. Public Hearing Notice and Mailing List
g:\plan\2020 planning cases\20-09 hemp acres cup (old gedney building - 2100 stoughton)\staff report hemp acres cup.doc
1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Hemp Acres, LLC and Capstone Investors, LLC for a Conditional Use Permit to
operate a food processing facility with outside storage of six 35-foot silos.
On July 7, 2020, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Hemp Acres, LLC and Capstone Investors, LLC for a
Conditional Use Permit for the property located at 2100 Stoughton Avenue. The Planning
Commission conducted a public hearing on the proposed conditional use preceded by published
and mailed notice. The Planning Commission heard testimony from all interested persons
wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Industrial Office Park, IOP.
2. The property is guided by the Land Use Plan for office industrial uses.
3. The legal description of the property is: See Exhibit A
4. Section 20-232:
a. The proposed use will not be detrimental to or endanger the public health, safety,
comfort, convenience or general welfare of the neighborhood or the city.
b. The proposed use will be consistent with the objectives of the city's Comprehensive
Plan and the zoning ordinance.
c. The proposed use will be designed, constructed, operated and maintained so to be
compatible in appearance with the existing or intended character of the general
vicinity and will not change the essential character of that area.
d. The proposed use will not be hazardous or disturbing to existing or planned
neighboring uses.
e. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water
and sewer systems and schools; or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establishment of the
proposed use.
2
f. The proposed use will not create excessive requirements for public facilities and
services and will not be detrimental to the economic welfare of the community.
g. The proposed use will not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare because of excessive production of traffic, noise, smoke, fumes,
glare, odors, rodents, or trash.
h. The proposed use will have vehicular approaches to the property which do not create
traffic congestion or interfere with traffic or surrounding public thoroughfares.
i. The proposed use will not result in the destruction, loss or damage of solar access,
natural, scenic or historic features of major significance.
j. The proposed use will be aesthetically compatible with the area.
k. The proposed use will not depreciate surrounding property values.
l. The proposed use will meet standards prescribed for certain uses as provided in
Chapter 20, Article IV of the City Code.
5. The planning report #2020-09 dated July 7, 2020, prepared by Robert Generous, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Conditional
Use Permit subject to the conditions of the staff report.
ADOPTED by the Chanhassen Planning Commission this 7th day of July, 2020.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Steve Weick, Chairman
MinneHemp is a hemp processor, making consumable food products from the hemp seed. The hemp
seed is a small grain (about half the size of soybeans), comprised of a outer shell and an inner heart. The
shell is high in fiber and the inner heart is high in protein and essential fatty acids. MinneHemp will erect
4000-6000 bushel, smooth-wall hopper bins to hold the grain as it awaits cleaning and processing.
Farmers will have previously dried the hemp grain to 8%-9% moisture on their farm before delivering by
the semi-load. Once delivered, MinneHemp will have a conveying system to unload the semi-truck into
the grain bin, to be further cleaned and processed.
Once in the bin, the grain is a stable, non-explosive product that will feed into the building for cleaning.
The product will enter the building via flex-augers or drag-conveyors, feeding an air-screener, gravity
table, and indent machine. The cleaned grain will fall back into a drag-conveyor and outside to a
separate hopper bin for holding the cleaned grain. The clean grain hopper will feed back inside the
building via drag-conveyor, dispensing grain at each station for further processing.
Once the grain re-enters the building, it is deposited at different processing platforms. The first process
will be a platform that squeezes the oil from the seed. This is process uses a enclosed screw-press that
stays below 150F, ensuring that it is cold=pressed. The oil goes through filtering, refining, and bottling.
The cake or hemp meal, is the by-product from the press. The cake is either augured outside to load a
semi-truck, or goes on to further processing for protein powder and baking flour. The protein milling
station will consist of grinding and sifting. This platform will have an enclosed dust system, exhausting to
an outside dust collector. The dehulling platform will also have an enclosed dust system, exhausting to
an outside dust collector. All platforms will be producing bulk quantities of finished product to be stored
in bulk tote bags, drums, ibc totes, or semi dump trucks.
Products: Cold Pressed Hemp Seeds Page 1 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Selected Sections of a
HACCP Plan
For
Cold Pressed Hemp Seeds
Reviewed by: ________________________ Plant Manger Date: _______________________
Products: Cold Pressed Hemp Seeds Page 2 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Table of Contents
Company Overview ................................................................................................................................. 3
Product Description ................................................................................................................................. 4
Product Description ................................................................................................................................. 5
Flow Diagram .......................................................................................................................................... 6
Process Narrative .................................................................................................................................... 7
Ingredients and Packaging Material ..................................................................................................... 7
Receive Hemp Grain ............................................................................................................................ 7
Receive Packaging ............................................................................................................................... 7
Store Hemp Grain ................................................................................................................................ 7
Store Packaging ................................................................................................................................... 7
Clean Hemp Grain................................................................................................................................ 7
Auger Clean Grain from Outdoor Hopper to Indoor Hopper ................................................................. 7
KK40 Screw Pressing ............................................................................................................................ 8
Hemp Seed Oil ..................................................................................................................................... 8
Filtering/Pump .................................................................................................................................... 8
Filling (5-gallon pails, 55-gallon drum).................................................................................................. 8
Store, Ship ........................................................................................................................................... 8
Hemp Seed Cake.................................................................................................................................. 8
Milling ................................................................................................................................................. 9
Sifting .................................................................................................................................................. 9
Metal Detection .................................................................................................................................. 9
55-Gallon Drum ....................................................................................................................................... 9
Filling (20lb sacs) ................................................................................................................................. 9
Store, Ship ........................................................................................................................................... 9
Hazard Analysis ..................................................................................................................................... 10
Process Preventative Control ................................................................................................................. 15
Allergen Preventive Controls ................................................................................................................. 15
Ingredient Allergen Identification ...................................................................................................... 15
Production Line Allergen Assessment ................................................................................................ 16
Products: Cold Pressed Hemp Seeds Page 3 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Scheduling Implications: .................................................................................................................... 16
Allergen Cleaning Implications: (Required)......................................................................................... 16
Sanitation Preventive Controls .............................................................................................................. 16
Zoning and Related GMP Controls ..................................................................................................... 16
Cleaning and Sanitation ..................................................................................................................... 16
Microbiological Verification of Sanitation Practices ............................................................................ 17
Supply-chain-applied Preventive Controls Program ............................................................................... 17
Company Overview
Hemp Acres is a small processing facility that makes a variety of consumable products from locally
grown industrial hemp seeds and flower. The manufacturing process begins by cleaning the grain of any
foreign seeds and debris to a level of 99.9% pure hemp seed. Once clean, the grain is then fed into a
screw press, where the oil is extruded from the hemp seed. The grain being fed through the press
exceeds 140, ensuring a kill step. After passing through the press, the oil separates from the seed,
collected and passes through a filtration process. The hemp meal (cake) is milled and sifted to collect the
protein powder.
Seed Cleaning (described in this plan)
Hemp Seed Oil (described in this plan)
Hemp Protein Powder (described in this plan)
The hemp seed oil and protein powder are made 5 days a week in one 5-hour production shift, followed
by 3 hours of sanitation. Dry cleaning is used in production area, with select pieces of equipment being
cleaned in a three-compartment sink, or sanitized and washed down in place. Water is treated and
tested per EPA requirements by the county. An integrated pest control program is also in place.
Products: Cold Pressed Hemp Seeds Page 4 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Product Description
Product Name Hemp Seed Oil
Product Description, Including Important Food
Safety Characteristics
This product is a ready to eat oil, bottled in 12floz
glass amber bottles, 1-gallon jugs, 5-gallon pals,
or 55-gallon drums. During the filtering process
diatomaceous earth and bleaching clays are
added to filter and refined for a more stable
product shelf life.
Ingredients Hemp Seed
Packaging Used Glass, 12floz individual retail package with label
Plastic, food grade 1-gallon, 5-gallon pail, 55-
gallon food grade drum.
Intended Use Ready to eat oil, bulk blending oil, cosmetic oil
Intended Consumers General consumption, topical applications
Shelf Life 18 months
Labeling Instructions None
Storage and Distribution Ambient, not to exceed 90, Keep refrigerated
upon opening
Approved:
Signature:
Print Name:
Date:
Products: Cold Pressed Hemp Seeds Page 5 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Product Description
Product Name Hemp Protein Powder
Product Description, Including Important Food
Safety Characteristics
This product is ready to eat protein powder
packed in 20lb sealed bags. The process involves
milling the cake to a fine powder which then
passes through a sifter, separating the protein
from the fiber. The low water activity makes the
product shelf stable.
Water activity 0.65
Ingredients Hemp Seed Cake
Packaging Used 20lb food safe bags
Intended Use Ready-to-eat protein powder, protein bars, mix
with smoothies etc.
Intended Consumers General Consumption
Shelf Life 10 Months
Labeling Instructions None
Storage and Distribution Ambient, not to exceed 90, keep in a cool dry
place.
Approved:
Signature:
Print name:
Date:
Products: Cold Pressed Hemp Seeds Page 6 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Flow Diagram
Receive hemp grain
Store grain in 4000 bu. Hopper
bin
Clean grain to 99.9% pure with air screener
and gravity table, filling smaller hopper
Hemp Seed Cake
Cake falls in trough and
augured into cake hopper
Hemp Seed Oil
Oil falls into trough and into
1st Mixing Tank
Pump/Filter
Auger clean grain from outside
hopper to inside hopper
KK40 grain screw press
140
2nd Mixing Tank
Clean oil tank
Cake is augured up to mill Milling
Sifting
Metal detection
55-galllon food bucket
Filling, 25lb-50lb sacs
Store, ship
Filling, 55-gallon drums Filling, 5-gallon pails
Store, ship
Gray area indicates primary
pathogen control area
Receive Packaging
Store Packaging
1-micron filter
CCP1
PCC 1
CCP2
PCC 2
Products: Cold Pressed Hemp Seeds Page 7 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Process Narrative
Ingredients and Packaging Material
Processing material is purchased from local farmers and delivered on site by farmer. Supplier that
provide hemp grain have had their grain load sampled for microbial content by Minnesota Valley Testing
Labs. Each delivery is administered a lot number to ensure traceability to the source of grain. Packaging
material are purchased from an approved supplier that complies with internationally recognized food
safety and quality systems.
Receive Hemp Grain
Hemp Grain – Received by the semi-load.
Unloading of the hemp grain is transferred from the semi-truck via Hemp Acres grain vacuum, and
blown into 4000bu. Hopper bin. A lot number is assigned with each delivery and a copy is given to both
Hemp Acres and the deliverer.
Receive Packaging
Bags and bottles are delivered in bulk to the facility. Suppliers provide a certificate of conformance that
packaging materials and inks meet food safety and regulatory requirements.
Store Hemp Grain
Ingredients are comprised only of raw hemp seed. Once processed the ingredients are stored in the
facility (temperature kept below 70). All containers are sealed to avoid cross-contact and cross-
contamination during storage.
Store Packaging
Buckets, bottles, and sacs are stored in a dry dedicated space within the facility. Packaging is used First-
In-First-Out.
Clean Hemp Grain
Grain is augured form 4000 bu. Hopper bin to air screener. The grain falls onto two screens with specific
slotted holes to size the grain and remove foreign seeds. Air is applied to both the top screen and
bottom screen to blow off debris. The grain falls out the clean shoot and into a 13’ elevator leg. The
elevator lifts the grain, unloading into the gravity table. The gravity table uses more air and screening to
remove any seeds that aren’t hemp and remove immature/undesirable seeds. The clean shoot from the
gravity table is now 99.9% pure hemp seed (an acceptable level to process) and is dispensed into a 22’
elevator leg. This leg unloads the cleaned grain into a 3.5-ton bulk hopper tank, which holds clean grain
ready to be processed.
Auger Clean Grain from Outdoor Hopper to Indoor Hopper
Grain is augured from outside hopper to indoor hopper. The indoor hopper gravity feeds the presses,
removing the oil from the seed.
Products: Cold Pressed Hemp Seeds Page 8 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
KK40 Screw Pressing
Heat sleeves are applied to the screw press to raise the temperature of the barrels to 200. This warms
the barrels allowing for the seed to begin crushing. The press is adjusted accordingly to allow for the
maximum amount of oil to be squeezed from the seed. The press heads stay a constant temperature
above 140 and under intense pressure, ensuring a kill step at this point. Once the press is set, it runs
untouched until 300L oil tank is full.
Hemp Seed Oil
There are two troughs that separate the oil from the cake. The oil collects and flows from the trough
into a 300L stainless steel tank. A substantial amount of sediment from the press falls into the tank as
well, which is a crucial part of the filtering process.
Filtering/Pump
Once the desired amount of oil is collected in the dirty oil tank, the press is shut down so filtering can
commence. A ratio mixture of Diatomaceous Earth (DE) is added to the oil and a stirrer is turned on to
agitate the sediment and DE together. Once a desired mixture is achieved, the oil is pumped through a
screening plate filter under pressure. This process circulates the oil through the filter, back into the dirty
oil tank. After about 1 hour of running, the DE and sediment have filtered the oil 1 micron, and the oil
is pumped into the 2nd mixing tank. Now the sediment is removed from the filter frames and cleaned.
The oil will go through one more step to remove the chlorophyll and any heavy metals which will ensure
stability of the oil.
With the stirrer activated, Bleaching Clays (BE) and DE are added back into the dirty oil tank. Once the
desired mixture is set, the pump is turned on, moving the oil back through the filter for about 1 hour (or
until desired levels of purity are met). Once the oil meets our set standards, a bypass valve is opened,
passing through a 1-micron filter, filling a 300L stainless steel tank, or 55-gallon drum, with clean oil.
Filling (5-gallon pails, 55-gallon drum)
The identity of the 5-gallon pail or 55-gallon drum is confirmed for each batch placed on the line to
ensure that it is the correct material and proper SKU #. 5-gallon buckets are filled directly by hand from
the 300L clean oil tank. 55-gallon drums are filled directly from a filling hose off the 1-micron filter. Once
filled they are moved down the line to be capped, sealed, and labeled for completion.
Store, Ship
Jugs, pails, and drums are stored in a designated area in the facility or shipped out immediately upon
customers’ requests.
Hemp Seed Cake
The cake is extruded hot off the press and falls into a designated “cake trough”. In this trough is a slow-
moving stainless-steel auger which conveys the cake into a designated “cake hopper”, cooling it along
the way. Once to the end of the trough, the cake falls into the hopper and awaits milling.
Products: Cold Pressed Hemp Seeds Page 9 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Milling
Connected to the cake hopper is a stainless-steel flighting auger. Once this flighting auger is initiated,
the caked travels up to 13’, unloading into a grinder. This grinder spins at high rpm’s, pulverizing the
cake into a fine powder and passes through a screen.
Sifting
In one fluid motion, the pulverized cake falls from the grinder, through food grade tubing, and onto a
sifting screener. The sifter is aggressively vibrating, allowing for finer particles (protein) to fall through,
while leaving the larger particles (fiber) on top of the screen. The two particles exit the screen through
spouts and fall through more food grade tubing. Critical control point to ensure no metal can pass
through a .35mm screen.
Metal Detection
As the protein exits the sifter, it falls through a food grade tube which passes through a calibrated metal
detector. This ensures no metal is ending up in the sifted protein.
55-Gallon Drum
As the protein falls through the metal detector, we fill 55-gallon drums at a time to ensure no metal
shavings are in the final protein sacs.
Filling (20lb sacs)
When the 55-gallon drum is close to being full, it is transferred out with a new drum. We then scoop
from the 55-gallon bucket into 20lb food grade bags for wholesale. Sacs are sealed, dated, labeled, and
ready for shipment.
Store, Ship
Sacs are stored in a designated area within the facility or shipped out immediately upon customers’
requests.
Products: Cold Pressed Hemp Seeds Page 10 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Hazard Analysis
Hazard identification (column 2) considers those that may be present in the food because the hazard
occurs naturally, the hazard may be unintentionally introduced, or the hazard may be intentionally
introduced for economic gain.
B= Biological hazards including bacteria, viruses, parasites, and environmental pathogens.
C= Chemical hazards, including radiological hazards, food allergens, substances such as
pesticides and drug residues, natural toxins, decomposition, and unapproved food or color additives.
P= Physical hazards include potentially harmful extraneous matter that may cause choking,
injury or other adverse health effects.
1)
Ingredient or
Processing
Step
2)
Identify potential food
safety hazards
introduced, controlled
or enhanced at this
step
3)
Are any
potential food
safety hazards
requiring a
preventive
control?
4)
Justify your
decision for
column 3
5)
What preventive
control measures
can be applied to
significantly
minimize or
prevent the food
safety hazards?
Process including
CCP’s Allergen,
Sanitation,
Supply-chain,
other preventive
control
6)
Is the
preventive
control
applied in
this step?
Yes No Yes No
Receive
Packaging:
12floz glass
bottles,5-gal
pails, 55-gal
drum, 20lb
sacs
B None
C None
P None
Store
Packaging
B None
C None
P None
Receive Hemp
Grain
B None X Grain is
automated
vacuum
system.
All shipments of
grain undergo 3rd
party analysis
prior to delivery
to ensure grain
X
Products: Cold Pressed Hemp Seeds Page 11 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
meets certain
standards.
C Gluten X Grain
undergoes
Gluten testing
before
delivery
3rd party analysis. X
P Foreign debris,
metal, wood
X Grain passes
through
multiple
cleaning
machines and
magnets to
ensure no
foreign debris
enters the
facility
Air Screener,
Gravity Table,
Magnets before
entering press.
X
Store Hemp
Grain
B None X Grain is
between 8%-
9% moisture
The grain will
ultimately enter
the press which
exceed 140,
acting as a kill
step
X
C None
P None
Clean Hemp
Grain
B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation Control
Zoning,
maintain dry
environment,
Cleaning
equipment before
operating and
after shut down.
X
C None
P Metal, wood,
foreign debris
X Contamination
possible if
delivery of
grain has
foreign debris.
Applying air,
screens of
multiple sizes and
magnetics ensure
nothing but hemp
enters the indoor
hopper
X
Continued
Products: Cold Pressed Hemp Seeds Page 12 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Auger Clean
Grain from
Outdoor
Hopper to
Indoor Hopper
B None X Cracking of
seeds in auger,
causes free
fatty acids
Monthly cleaning
of the auger is
preformed
X
C None
P None
KK40 Screw
Press
B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment
X
C None
P None
Hemp Seed Oil B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C None
P None
Filtering/Pump B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C Minerals from DE
and BE
X Diatomaceous
Earth and
Bleaching
clays are
Bleaching clay
remove
chlorophyll which
provides stability
X
Products: Cold Pressed Hemp Seeds Page 13 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
natural
occurring food
safe minerals
used as filter
aid.
P None
Filling
5-gallon, 55-
gallon drums)
B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C None
P None
Store, Ship B None
C None
P None
Hemp Seed
Cake
B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C None
P None
Continued
Products: Cold Pressed Hemp Seeds Page 14 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Milling Yes No Yes No
B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C None
P Metal X Poorly
maintained or
ware on mill
could
generate
metal
fragments
passing
through the
screen.
Subsequent Metal
Detection
X
Sifting B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C None
P None
Metal
Detection
B None
C None
P Metal Inclusion X Metal may be
present from
previous
operation
Process control –
metal detector
X
55-gallon
Drum
B None X Contamination
possible if
environment
and employee
practices not
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
X
Products: Cold Pressed Hemp Seeds Page 15 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
managed at
appropriate
hygiene level.
and after each
batch.
C None
P None
Filling 20-lb
Sacs
B None X Contamination
possible if
environment
and employee
practices not
managed at
appropriate
hygiene level.
Sanitation control
Zoning,
maintaining dry
environment.
Cleaning before
and after each
batch.
X
C None
P None
Store, Ship B None
C None
P None
Process Preventative Control
Allergen Preventive Controls
Ingredient Allergen Identification
Raw
Material
Name
Supplier Allergens in Ingredient Formulation Allergens in
Precautionary
Labeling
Egg Milk Soy Wheat Tree
Nut
Peanut Shellfish
Process
Control
Hazards Critical
Limits
Monitoring Corrective
Action
Verification Record
What How Frequency Who
Metal
Detectio
n
Metal
Inclusio
n
Alarm/L
ight
Fall
through
Constant Plant
Mana
ger
Rerun Signature
per batch
Per
Batch
Filtering Sedimen
t
Inclusio
n
of DE
BE
Mix
Incorporat
e
measured
amounts
into dirty
oil tank
Per Batch Plant
Mana
ger
Sample
testing
Signature
per batch
Per
Batch
Products: Cold Pressed Hemp Seeds Page 16 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
Hemp
Grain
Local
Organic
Famers
None
Production Line Allergen Assessment
Product
Name
Production
Line
Intentional Allergens
Egg Milk Soy Wheat Tree
Nut
Peanut Fish Shellfish
Hemp
Grain
1
Scheduling Implications:
Hemp grain is hypoallergenic; therefore, no risk is currently present in the processing of hemp grain.
Allergen Cleaning Implications: (Required)
Allergen cleaning is unnecessary due to the fact we only deal with the hemp grain which is
hypoallergenic.
Sanitation Preventive Controls
Zoning and Related GMP Controls
The processing areas are maintained at a higher hygiene level than receiving, storage, and shipping area,
as specified in SOP 15-123 – High Hygiene Sanitation Procedures.
As specified in SOP 15-456 – Employee Hygiene in High Hygiene Areas, employees must put on smocks
that do not have pockets, change into factory shows, put on protective equipment (hair net, beard net),
and wash their hands before entering processing and production area.
Filling area is maintained at the same hygiene level as the processing area (See SOP 15-789 – Filling
Procedures).
Equipment and utensils that are cleaned out-of-place are cleaned and sanitized in a wash area adjacent
to the processing area. Clean equipment is dried and stored on tables and racks in an area adjacent to
the processing area. Cleaning a sanitation equipment has a dedicated location to store sanitation and
cleaning equipment.
Cleaning and Sanitation
The facility, including loading areas are dry cleaned. Processing area, and storage area are maintained
dry during production. Lines and equipment are wet cleaned and sanitized before each new batch of
processing begins. Equipment is completely dried prior to production. See these Standard Operating
Procedures for details.
SOP 16-454 – Dry Cleaning
Products: Cold Pressed Hemp Seeds Page 17 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
SOP 16-455 – Controlled Wet Cleaning
Microbiological Verification of Sanitation Practices
A Salmonella environmental monitoring program is in place to verify that controls are sufficient to
prevent the presence and harborage of Salmonella in the environment and equipment. This program
includes an evaluation of Enterobacteriaceae levels as an additional verification that conditions do not
exist that could lead to the presence and harborage of Salmonella. Enterobacteriaceae environmental
monitoring occurs weekly and Salmonella monitoring occurs monthly.
Additional environmental monitoring is conducted in the event of special circumstances, including
equipment maintenance in processing area. Leaks that could occurring in the oil processing that could
introduce free fatty acids to oils and proteins.
See:
SOP 15-282: Environmental Monitoring Verification Procedures
SOP 15-283: Environmental Monitoring for Special Circumstances
Supply-chain-applied Preventive Controls Program
We work directly with farmers to provide us with hemp grain that meets certain specifications. Prior to
delivery, farmers are required to third party analysis their grain for microbiological content of the grain.
Raw Material or Ingredient Hemp Grain
Approved Supplier
Approval Date
Hazards APC, Mold, Yeast, E. Coli, Salmonella,
Mycotoxins, Gluten, Peroxide, Free Fatty Acids
Preventive Controls Applied by the Supplier Proper harvest and storage of grain
Type of Supplier Verification 3rd party analysis of homogenized sample taken
from grain bin
Verification Procedure A copy of a 3rd party analysis. Copy of field
location of where grain was grown, how it was
harvested, and stored.
Records • Incoming goods log
3rd party COA of grain
Bill of Lading verifying each shipment of
grain
Lot numbers assigned to each incoming
delivery of grain.
Corrective action records.
2-year record keeping
Products: Cold Pressed Hemp Seeds Page 18 of 18
Plant Name: Hemp Acres LLC ISSUE DATE 04/15/19
Address: 8420 County Road 10 E
Waconia, MN 55387
SUPERSEDES
DSDSDS
SOUTH ELEVATION
WEST ELEVATION
EAST ELEVATION
STOUGHTON AVENUE
AUDUBON ROAD
NORTH ELEVATION CHASKA BOULEVARD
RIVER VALLEY BUSINESS
CENTER2100
STOUGHTONAVENUECHANHASSEN, MNMARCH 6, 2020
A5BUILDINGSTOUGHTONAVENUE
VENTURES102 JOHNATHAN BOULEVARDCHASKA, MNELEVATIONS9116
BELOW SLAB
SANITARY WASTE
BELOW SLAB TO
FUTURE FLAMMABLE
WASTE TRAP
SANITARY WASTE CONNECTED
TO EXISTING SANITARY BELOW
PARKING AREA
BELOW SLAB FUTURE
FLAMMABLE WASTE
TRAP
NORTHTRUE NORTHTWO STORY
OFFICE WD FR. 24’
ROOF BOILER
RM 3 2
1 office t t break
rm
m open
dock w/ roof
canopy
ramp5
PP
PP
4 1 1.4 2 2.5 3 4 5 6 9 10
11
12 40’-2”40’-2”40’-0”16’-0”15’-
1”
14’-11
14’-6”
10’-
3”RECEIVINGWAREHOUSE 17’-4”
conc
plank clg
2’-0”
12’-2”
SHIPPING WAREHOUSE STORAGE 1’-0”1’-0”1’-0”13’-0”25’-
0”25’-0”25’-
0”25’-
0”25’-
0”25’-
0”8-
4x10-9roll-up8-4x10-
9roll-up18’-3”15’-0”22’-0”
7-11 x 8-
69’-1”
15’-11”
25’-
0”1’-10”
25’-0”16’-
11”30’-
0”29’-
0”25’-
0”20’-
0”25’-0”8”25’-0”
19’-11”
7 8
13 14 8”
20’-1”18’-4”18’-
7”
18’-
4”8-0x8-
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DR.201’-10”329’-4”8-
0x8-2M.
O.8-0x8-0O.
H.DR.
25’-0”100’-6”25’-0”25’-
0”25’-0”
30’-0”30’-
0”30’-
0”30’-
0”8’-
1”26’-
6”152’-0”8-
0x8-0 O.H.DR.DNUP14’-
5”12’-1”5R
13R 8-
0x8-0
O.H.DR.20’-
4”19’-3”
20’-0”
101’-
8”
RIVER VALLEY BUSINESS
CENTER CHANHASSEN, MN 20'
0'20'60'
40'80'100'8-
0x8-0
K.O.
PANEL
SLOPED ROOF 12’ -
17’11’-
0”28’-8”9’-10”
EXPANSION POINT4” METAL FRAMED
WALLS TO
ROOF DECKW/ 5/8” GYP BD EACH SIDE SEED CLEANING 30’-
2”TENANT
PLAN 270’-
0”
59’-8”29’-
6”28’-
10”123’-
9”22’-0”
OIL CRUSHING PROCESS PROTEIN
MILLING SERVICE SINK
TRENCH BOT.SLOPE 1/
8” / 1’-0”
TRENCH BOT.SLOPE 1/
8” / 1’-
0”TRENCH DRAIN TOSANITARY
WASTE BELOW SLAB TO FUTURE FLAMMABLE
WASTE TRAP
8”FLR SLAB SLOPE 1/8” /
1’-0”
FLR SLAB
SLOPE 1/8” / 1’-0”TRENCH BOT.SLOPE
1/8” / 1’-0”
TRENCH DRAIN 10’-0”10’-0”42’-
0”57’-0”57’-0”
42’-
0”
TRENCH
DRAIN
TO SANITARY WASTE
BELOWSLABTOFUTURE
FLAMMABLE WASTE TRAP
TRENCH
BOT.
SLOPE
1/
8” / 1’-0”FLR SLAB
SLOPE 1/8” /
1’-0”FLR SLAB SLOPE
1/8” / 1’-
0”TRENCH
BOT.SLOPE 1/8” / 1’-0”TRENCH BOT.
SLOPE 1/8” /
1’-0”TRENCH
DRAIN8”
P1 P1 P2 P1
P13-
0 x 7-0MET
DRMET
FR6-0 x 7-
0 PRMET DRMET FR3-
0 x
7-0MET DRMET
FR55’ X
18’ X 6” REINFORCED CONC SLAB 5’ X
10’
X 4”
REINFORCED CONC
SLAB 4’-
0”
9’-0”5’-0”8’-
0”8’-0”18’-0”
18’-0”6’-0”OUTDOOR
BULK
STORAGE TANKS
BY
TENANT,
6-
16’ DIA
X 35’
ABOVE GRADE ON
CONC SLAB.3-
0 x
7-0INSUL. MET DRMET
FR40’-0”40’-
0”
10’-0”
10’-
0”10’-
0”10’-0”1:7
SLOPE RAMPTOGRADE152’-0”8-0x16-0O.
H.DR.
6 A3
18" VERT GRAB BAR
42" GRAB BAR
1'-0"
3'-4"
6’-5”
VERIFY36" TO
TOPOF BAR18"
4"
SIDE
WALL T.
P.DISP.OPEN
TOILET
PARTITION TO
MATCH EXISTING.5"WOMENS
ROOM H.C. COMPARTMENT
ELEV 1/
4" = 1'-
0"4’-6”
EXISTING WALL FINISH
TO
REMAIN.TOUCH
UP AS NECESSARY
FIXTURE
WALL 36"
GRAB
BAR 6"
1’-
6”VERIFY
EXISTING TOILET
PARTITION
TO REMAIN.
REMOVE TOILET PARTITION.
5’-0”
VERIFY SIDE WALL
TOILET PARTITIONS
AND
DOOR TO
MATCH
EXISTING.EXISTING
PARTITION
AND
SUPPORTS 1’-
10”7
A3 4’-
6”
FIXTURE WALL
1’-
6”VERIFY
EXISTING TOILET
PARTITION
TO REMAIN.REMOVE
TOILET PARTITION.NEW
TOILET PARTITION PANELS
AND
DOOR
TO MATCH EXISTING.7
A3 18" VERT
GRAB BAR
42" GRAB
BAR 1'-
0"3'-4"MENS
ROOM H.C. COMPARTMENT
ELEV 1/
4" = 1'-
0"4’-6”
EXISTING WALL FINISH
TO
REMAIN.TOUCH
UP AS
NECESSARY
FIXTURE WALL 5’-
3”
VERIFY 36"
GRAB BAR
6"
36" TO
TOPOF
BAR18"4"
SIDE WALL
1’-
6”VERIFY
EXISTING
TOILET
PARTITION TO REMAIN.
REMOVETOILET
PARTITION.T.
P.DISP.OPEN
5"5’-
0”
VERIFYSIDE WALL
TOILET
PARTITIONS AND
DOOR
TO
MATCH EXISTING.EXISTING PARTITION AND SUPPORTS 1’-10”
8 A3 15’-
0”9’-
7”9’-
7”
32’-3”4’-11”MECH
21’-1”11’-6”8’-
10”55’-
0”5’-
3”60’-
1”OFFOFF
REBUILD2
WC COMPARTMENTS
INTO 1
H.C. ACCESSIBLE
COMPARTMENTDF ELECTRICAL TRANSFORMERS
STEEL FRAMED
STOOP W/
STEEL DECK
DS DSDS 8-0x10-0O.H.
DR.100’-0”
96’-3”1:
20 SLOPE 1:20SLOPE44’-6”29’-
6”4’-
4”4’-4”5’-0”
6 R @
7 1/2”5T @ 12”98’-3”
8’-
8”HANDRAIL
3’-2”
1’-4”
8’-0”
5’-
0”8’-
6”8’-0”
INSTALL ACESSIBLE DRINKING
FOUNTAIN 15’-0”
22’-0”8-
4x10-
9roll-
up8-0x8-0
O.H.DR.9’-
7”9’-7”
32’-
3”
4’-11”MECH 21’-1”11’-
6”8’-10”55’-
0”
5’-3”60’-1”BREAK ROOMOFF DF DSDS8-
0x8-0 O.H.
DR.8-0x8-0 O.H.
DR.M.W.8-4x10-9roll-upEXISTING SE CORNER
1/16” = 1’-0”
12 13 1491011 4B 4A SE CORNER, OFFICE
AND RESTROOM AREA 1/8” = 1’-0”8”
25’-0”25’-0”
25’-0”19’-11”25’-
0”BUILDING STRUCTURAL
BAY DIMENSIONS
REMOVE ENTRANCE DOOR
AND TRANSOM GLASS & FRAME ABOVE.
BUILD CMU WALL TO 5”
BELOW
FLOOR AT EXT. WALL OPENING.
FILL
STAIR WITH
CLASS V
MATERIAL, COMPACTANDFINISH W/ 4”
CONC FLOOR
TO MATCH
ELEVATION OF EXISTING
BUILDING FLOOR.RESET ALUM. FRAME
DOOR AT NEW FLOOR
ELEVATION.STEEL FABRICATED H.C. ACCESS
4” CONC FILLED BOLLARDS-(3)3’
INTO GROUND 4’ ABOVE
GROUND 4” CONC FILLED BOLLARDS (3)
ACCESSIBLE PARKING SIGN
100’-0”3’-2”4’-
4”4’-4”3’-
0”5’-6”2’-
0”
5’-8”EXISTING TRANSOM
WINDOW HEAD EXISTING VESTIULE
STAIRS REMOVE DOOR AT
GRADE AND TRANSOM GLASS &
FRAME ABOVE.BUILD CMU
WALLTO
5” BELOW FLOOR. FILL STAIR
WITH CLASS V MATERIAL,
COMPACT AND
FINISH W/
4” CONC
FLOOR
TO MARCH
ELEVATION
OF EXISTING.RESET
ALUM. FRAME DOOR AT
NEW FLOOR
ELEVATION. FRAME
FOR TRANSOM TO EXISTING
OPENING.7’-6”4’-4”
SECTION THRU ACCESSIBLE ENTRANCE 1/4” =
1’-0”SECTION THRU
ENTRANCE STOOP
1/4” = 1’-0”
DS DSDS SE CORNER,
OFFICE ACCESSIBLE ENTRANCE 1/8” =
1’-0”NEW CONSTRUCTION 32’-3”
4’-11”MECH 11’-
6”8’-
10”5’-3”OFFICE
REMOVE CIRCULAR HAND SINK.
INSTALL 7’-6”
COUNTERTOP WITH THREE LAVATORIES.
REMOVE ONE WATERCLOSET.
REMOVE ONE
DIVIDER PARTITION AND
2 DOORS. INSTALL GRAB
BARS AND
COMPARTMENT
WALLS
AND DOOR AS
SHOWN.VERIFY WATER CLOSET LOCATION.
6’-10”REMOVE
ONE
WATERCLOSET.REMOVEONE
DIVIDER
PARTITION
AND
2
DOORS.
INSTALL
GRAB
BARS
AND
COMPARTMENT
WALLS
AND
DOOR
AS
SHOWN.
VERIFY
WATER
CLOSET
LOCATION.
MENS
AND
WOMENS
RESTROMS
ACCESSIBLE TOILET COMPARTMENTS
1/
4” =
1’-
0”C
OF STOOP
DOORL 9’-6”REMOVE
EXISTING CIRC SINK.
INSTALL C’TOP
W/ LAVS.WOMENS MENS
EXISTING CMU WALL EXISTING WAREHOUSE
CMU WALL BEYOND
RIVER VALLEY
BUSINESS CENTER2100
STOUGHTON AVENUECHANHASSEN, MNMARCH
6, 2020 A3TENANT PLANtenant
proposal for:HEMP
ACRESSTOUGHTON AVENUE VENTURES102
JOHNATHAN
BOULEVARDCHASKA, MNDETAIL PLANS911634thavenue
northminneapolis, mn
55427
763-545-
1072architectPHILLIP D. JOHNSONPHILLIP D. JOHNSONJUNE
5, 20202 A3 3 A3
5 A3
4 A3 6 A3 4
A3 4 A3
1
A3 5 A3 6 A3
7 A3 6
A3 JUNE 5, 2020 HANDRAIL
EXISTING WINDOW AC
UNIT 96’-
5”CONC. SHELF CAST
TO SUPPORT STEEL
BEAMS
BITUMINUOUS
OVERLAY
BUILT UP
TO ELEVATIONS SHOWN.
TAPER BIT.
TO EXISTING PAVEMENT
STEEL BEAMS
ON STEEL
POSTS
ELECTRICAL TRANSFORMERS
BITUMINUOUS
OVERLAY BUILTUPTO
ELEVATIONS SHOWN CONC.
CAST TO SUPPORT
STEEL
BEAMS 6”8’-0”8”
8’-
0”
96’-
3”
20’-0”
8-0x16-
0O.H.DR.1 2
1’-0”1.4
2.5 3 1’-
0”30’-0”29’-0”
4” METAL FRAMED WALLS
TO ROOF
DECK W/ CORRUGATED STEEL FINISH EACH
SIDE SEED CLEANING 30’-
2”3-0
x 7-
0MET DRMET FR6-0 x 7-
0 PRMET DRMET FR3-0
x 7-0MET
DRMET
FR5’ X
10’
X 4” REINFORCED CONC
SLAB. TENANT TO PROVIDE
THICKNESS AND
REINFORCING SPEC.
FLR SLAB SLOPE 1/8” /
1’-0”FLR SLAB
SLOPE 1/8” /
1’-0”
10’-0”10’-0”
10’-0”8”8”55’ X 18’ X 6” REINFORCED
CONC
SLAB.
TENANT TO PROVIDE THICKNESS AND
REINFORCING SPECIFICATION 4’-8”
4’-8”25’-
0”4 EXISTING CMU
EXTERIOR WALLSEXISTING CIP CONC COLUMNS EXISTING
CMU
EXTERIOR
WALLS OPENINGS SIZED ANDLOCATEDIN EXTERIOR WALLS
FOR TENANT PRODUCTION BY
TENANT 3’-4”3’-
4”5’-
4”19’-
0”10’-0”9’-
8”
3’-0”8’-8”17’-4”
26’-8”3’-4”4E
4F NW
CORNER, SEED CLEANING ROOM
1/
8” = 1’-
0”EXISTING
NW CORNER 1/16” =
1’-
0”1
21.4
2.5 3 4 4E 4F
1’-0”1’-
0”30’-0”
29’-
0”30’-
2”20’-
0”25’-
0”EXISTING CMU
EXTERIORWALLS
EXISTING
CIP
CONC
COLUMNS
EXISTING CMU EXTERIOR
WALLS 8-
0x16-0O.
H.DR.
MCES USE: Letter Reference: 200401A6 Address ID: 734526 Payment ID: 432359
Date of Determination: 04/01/20 Determination Expiration: 04/01/22
Greetings!
Please see the determination below.
Project Name: Hemp Acres
Project Address: 2100 Stoughton Avenue
Suite #/Campus: 100 / River Valley Industrial Center
City Name: Chanhassen
Applicant: Phillip Johnson, Cornerstone Investors
Special Notes: None
Charge Calculation:
Warehouse: 49,127 sq. ft. @ 6950 sq. ft. / SAC = 7.07
Process Discharge: 250 gallons / day @ 274 gallons / SAC = 0.91
Total Charge: 7.98
Credit Calculation:
Warehouse (Grandparent 1958): 49,127 sq. ft. @ 6950 sq. ft. / SAC = 7.07
Total Credit: 7.07
Net SAC: 0.91 = 1 SAC Due
The business information was provided to MCES by the applicant at this time. It is the City’s responsibility to substantiate the
business use and size at the time of the final inspection. If there is a change in use or size, a redetermination will need to be
made. If you have any questions email me at: toni.janzig@metc.state.mn.us.
Thank you,
Toni Janzig
SAC Technician
Please visit our SAC website by going to: http://www.metrocouncil.org/SACprogram
NORTHTRUE NORTH1 1.4 2 2.5 3 4 5 6 9 10
11
12 40’-
2”40’-2”40’-0”1’-0”1’-
0”1’-0”13’-
0”16’-
0”15’-
1”
14’-11 25’-0”25’-0”17’-4”
conc plank clg 25’-
0”25’-
0”25’-
0”25’-0”8-
4x10-9roll-
up8-4x10-
9roll-up18’-3”15’-
0”22’-0”7-11 x 8-
69’-1”15’-11”
25’-0”
1’-10”
14’-
6”10’-3”
25’-0”16’-
11”30’-0”29’-
0”25’-
0”20’-
0”25’-
0”8”25’-0”19’-11”
7 8 13 14 8”
20’-1”18’-4”18’-7”
18’-4”
8-0x8-0 O.H.DR.201’-10”
127’-
6”329’-
4”8-0x8-
2M.O.8-0x8-0O.
H.
DR.
25’-0”100’-
6”25’-0”
25’-0”25’-0”30’-0”
30’-0”
30’-0”30’-0”
OPEN DOCK
WITH ROOF CANOPY 101’-10”2’-0”
12’-2”8’-
1”9’-7”9’-
7”32’-
3”4’-11”
MECH 21’-1”11’-6”
8’-
10”26’-
6”8-0x8-
0
O.
H.
DR.
DNUP14’-5”
12’-1”
5R 13R 8-
0x8-0 O.
H.DR.
20’-4”
19’-3”
20’-0”
101’-8”
RIVER VALLEY BUSINESS CENTER
CHANHASSEN, MN 20'0'
20'60'
40'80'
100'TWO
STORY OFFICE
WD FR.
24’ ROOF BOILER RM
3 2 1 office t t break
rm m open dock w/ roof
canopy ramp5PPPP455’-0”5’-3”8-0x8-0
K.O.
PANEL 60’-1”
SLOPEDROOF
12’ - 17’11’-0”
28’-8”9’-10”EXPANSION POINT4”
METAL
FRAMED
WALLS TO
ROOF
DECK
W/ CORRUGATED METAL EACH SIDE
SEED CLEANING BELOW
SLAB SANITARY
WASTE OUTDOOR
BULK STORAGE
TANKS,3- 16’ DIA
X 35’ ABOVE GRADE ON 56’
X 20’ CONC SLAB.30’-2”
10’-0”10’-0”42’-
0”57’-0”57’-0”
42’-0”RIVER VALLEY BUSINESS CENTER2100
STOUGHTON AVENUECHANHASSEN, MNTENANT PLAN MARCH
31, 2020 1TENANT PLANtenant proposal for:
HEMP ACRESSTOUGHTON AVENUE VENTURES102 JOHNATHAN
BOULEVARDCHASKA, MN270’-
0”59’-
8”29’-
6”28’-10”123’-
9”22’-
0”OIL CRUSHING PROCESS
PROTEIN MILLING PROCESS STORAGE
WAREHOUSE RECEIVING
SHIPPING OFFOFF WAREHOUSE P1 P1 P2
P1 P1
FOR PLUMBING AND CONCRETE REFERENCE
NOTES: PLUMBING NEW FIXTURES 2 -
230’ TRENCH DRAIN P1 - 3 -
STAINLESS
STEEL
HAND SINK
P2 -
STAINLESS
STEEL 3
COMPARTMENT SINK
96” SS. HANDWASHINGSINKDRINKING
FOUNTAIN - HI-LO
ACCESSIBLE MENS -
REBUILD 2
WC COMPARTMENTS
INTO 1 H.C.
ACCESSIBLE COMPARTMENT WOMENS -
REBUILD
2 WC
COMPARTMENTS
INTO 1
H.C. ACCESSIBLE COMPARTMENT
SUMP PUMP SERVICE
SINK EXISTING FIXTURES
MENS - 3 WATER
CLOSET 2
URINAL
36” RADIUS GANG LAV WOMENS-5
WATER CLOSET
4 LAVATORY COMMON SPACE-
8’ SS LAV. TROUGH DRINKING FOUNTAIN
96” SS.
HAND WASH SINK REBUILD 2 WC
COMPARTMENTS INTO
1 H.
C. ACCESSIBLE COMPARTMENTDF
SERVICE SINK ELECTRICAL TRANSFORMERS
COVERED PLATFORM DS
DS 100’-0”96’-
0”FROST FOOTING1:
20 SLOPE 1:20
SLOPE 47’-
6”
32’-6”4’-6”
4’-
6”5’-0”7
R
@ 7”6T @
12”DS 98’-3”
10’-0”HANDRAIL
53' TRAILER RAISE DOCK
DOOR TO FULL
HEIGHT. INFILL DOOR OPENING
WITH MATERIAL TO
MATCH ADJACENT WALL PROPOSED:
MENS - 2
W.C. (
1 ACCESSIBLE) 2 URINAL36” RADIUS GANG LAV
WOMENS-4 W.
C. (1
ACCESSIBLE)4 LAVATORY COMMON
SPACE-8’
SS LAV. TROUGH DRINKINGFOUNTAIN53' TRAILER FLR
SLAB SLOPE
1/8” / 1’-
0”FLR
SLAB SLOPE
1/8” / 1’-
0”8”TRENCH BOT.
SLOPE1/
8” / 1’-
0”TRENCH
BOT.
SLOPE 1/
8” / 1’-
0”
TRENCH BOT.SLOPE
1/8” /
1’-0”
TRENCH DRAIN 10’-
0”10’-
0”PROCESSING
20,000 SQ
FT WAREHOUSE
27,
355 SQ FT
OFFICE 2,805
SQ FT 50,160 SQ FT FLR SLAB
SLOPE 1/
8” /
1’-0”FLR SLABSLOPE1/8” / 1’-0”8”TRENCH BOT.SLOPE 1/
8” / 1’-0”
TRENCH BOT.SLOPE
1/8” / 1’-0”TRENCH BOT.
SLOPE 1/
8” / 1’-
0”TRENCH DRAIN6’-
0”8’-0”
5’-0”8’-
0”8’-0”
18’-0”18’-0”
36” ABOVE
GRADE BUMPER
POSTS 6’-0” O.C.
2’-8”1’-4”ACCESSIBLECURB5’-
0”
8’-
6”8’-
0”
8’-0”
9’-10”BELOW SLAB TO FUTURE
YELLOW PAINTSTRIPINGANDACCESSIBLESYMBOL
24’-0”
40’-6”
16’-5”
179’-0”39’-8”
80’-2”
100’-7”40’-5”238’-0”26’-4”1’-0”34’-8”
34’-8”
34’-8”
34’-8”
34’-
8”36’-
4”1’-
0”163’-
4”39’-
4”
1’-0”
40’-0”40’-0”40’-0”
3’-0”
163’-
4”22’-0”127’-
6”
office t
t break rmm
101’-8”90’-10”
61’-8”
29’-9”13’-7”10’-
7”
ramp14’-
0”
10’-
0”
PP
PP201’-
10”
152’-
6”
29’-
6”
268’-
10”
162’-
0”
179’-
0”
184’-
2”
329’-
4”
1962
TIMBER
FR/
WD DECK
SPRINKLERED
22’
DECK TWO
STORYOFFICEWD
FR. 24’
ROOF
BOILER RM 13-4
X
11-8
PP F
U E L F
I L
L
E R C A
P
F U
E
L M O N
I
T O
R ELEC. TRANS.TOWERPP BITUMINUOUS PVMT BITUMINUOUS
PVMTBITUMINUOUS
PVMT FENCEBITUMINUOUS PVMT
1984CONC. FR/
CONC. DECK
SPRINKLERED 24’
ROOF 60’-
5”77’-
0”ST.
FR/
ST.
DECK 24’
ROOF 1962
ST. FR/ST. DECKSPRINKLERED21’
DECK1962 ST.
FR/ST.
DECK SPRINKLERED
21’ DECK
20'0'20'60'
40'80'100'
200'
NORTHWAREHOUSE 2100
STOUGHTON
AVENUE CHANHASSEN, MN238’-0” ?TANK 39’
DIA 35’
HIGH BITUMINUOUS PVMT6-9x
16-1053' TRAILERELECTRICALTRANSFORMERSCOVERED
PLATFORM DS DS100’-0”96’-
0”FROST
FOOTING1:20 SLOPE
1:20
SLOPE
47’-6”
32’-
6”4’-
6”4’-6”5’-0”
7 R @
7”6T @ 12”
DS
98’-3”10’-
0”HANDRAIL
2’-
8”1’-
4”8’-
0”8’-
0”8’-0”
95 spaces 53'
TRAILER45’ -5
spacesfutpkg110’18’266’ = 30
SPA C
E S
261’ = 29 SPA
C E S
171’ =
19
SPA C
E
S100’175’ =
19 spaces
future pkg53' TRAILER53' TRAILER297’ = 33
spacesfuture pkg53' TRAILER53'
TRAILER53' TRAILER72’ -8 spaces
fut pkg 1:20
slope70’ -6 spaces+ acc
space54’ -
6spaces52’ -6
spaces54’ -6
spacesFUT
DRIVE IN
DR FUT
DRIVE IN
DR175’ = 19 spaces
future pkg175’ =
16 spaces+
3 spaces
future pkg57’ -
1 space+ 2
acc spacesWEST PARKING:
TOTAL:
86 EXISTING PKG
SPACES 89 FUTURE SPACES 1.54A =
6.
6%
11 SLOPED
ROOF12’ - 17’11’-
0”28’-8”
SCALE
53' TRAILER
53'
TRAILER53'
TRAILER53' TRAILER53' TRAILER53'
TRAILER SITE PLAN 1” =
50’-0”
RIVER VALLEY
BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN,
MNMARCH 6,
2020
A1
a PARKING sitedevelopment:
parking analysisplanting planSTOUGHTON AVENUE
VENTURES102 JOHNATHAN BOULEVARDCHASKA,
MNSUPPLEMENT9116
34th
avenue
northminneapolis, mn 55427 763-545-1072architectPHILLIPD.
JOHNSONPHILLIP D. JOHNSONJUNE
5, 2020JUNE
5, 2020
PARKING PLAN open dock
w/ roof canopy to
be
removed
MECH
PLANTING
DETAIL 1
PLANTING DETAIL
2 EAST PARKING:
TOTAL: 24 EXISTING
PKG SPACES 13
FUTURE
SPACES
TOTAL 212
PARKING
SPACES
includes 102
future spaces)
includes 8
accessible spaces)
99’-0”
98’-0”97’-
0”96’-6”
97’-6”99’-
6”98’-
6”
99’-
10”6-9
x
16-
10BITUMINUOUS
PVMTBITUMINUOUS
PVMT 24’
GATE
HINGED
40’ GATE
CANTILEVERE
D
40’
GATE HINGED
30’
GATE
CANT/
HINGE
9’-0”
7’-0”15’-
0”2 -
AUTUMN BLAZE MAPLE
PLANTING DETAIL 1 3 - JAPANESE TREE LILAC 6 -
DWARF AMUR MAPLE 3’-0”
O.C. MINACCESSIBLE
RAMP LANDING 4’-6”7’-6”PLANTING DETAIL 2
CUT PVMT FOR PLANTINGS
PLANTING SCHEDULE SYMBOL ABM AUTUMN BLAZE MAPLE JLT JAPANESE
LILAC TREE DECIDUOUS TREES DECIDUOUS SHRUBS
BOTANICAL NAME COMMON NAME 2.
5"
15 CAM MATURE H X WQTYROOT 16"
7’ X 7’25’ X 20'
SIZE 6 3 B/B 50' X 40'2 '
JEFFERSRED'ACER X FREEMANII SYRINGA RETICULATA multi stem BAILEY
COMPACT'AMUR MAPLE ACER GINNALA BAILEY COMPACT
GAL 5 GAL AL AMERICAN LINDEN CONIFEROUS TREES BLACK HILLS
SPRUCE EASTERN WHITE PINE PICEA
GLAUCA VAR.BS WP 2.5"6'6'B/B B/B B/B
TILIA AMERICANA PINUS STROBUS 40' X 30'40' X 15'60' X 35'
2 DENSATA 3 4 CUT
PVMT FOR PLANTINGS FENCE FENCE FENCEFENCE
FENCE FENCEFENCE FENCE 71’-0”2 - acc
spacePPPP elec trans53' TRAILERALAL AL AL BS
BS WP WP WP Re: Gedney
building 2100 Stoughton Avenue Chanhassen, MN SITE TRAFFIC COMPILATION:
Anticipated traffic volumn from Hemp acres
tenant ‘4’:Occupying 50,000 sq
ft.Present expected employees 10 - 12 in
the building on a given workday.
Anticipated expanded operations employees 25 - 30 in the building
on a given workday. Existing tenant ‘1’
in the building:Occupying 40,000
sq ft.Present
1 visit
to the
Carver County
Public Works
11360 Highway 212, Suite 1
Cologne, MN 55322
Office (952) 466-5200 | Fax (952) 466-5223 | www.co.carver.mn.us
CARVER COUNTY
June 26, 2020
City of Chanhassen
c/o Bob Generous AICP
Senior Planner
952-227-1131
bgenerous@ci.chanhassen.mn.us
Re: Development / Access Review Comments: Conditional Use Permit for Food
Processing at 2100 Stoughton Avenue (Hemp Acres) – Located near the intersection
of CSAH 61 (Chaska Blvd.) and CSAH 15 (Audubon Rd.)
Thank you for the opportunity to review the subject development in the City of Chanhassen. Please
reference the Public Works Development Review Process document on the County’s website for
detailed instructions. The County assumes compliance with State Statute 505.03 Subdivision 2
regarding road authority review.
Consistent with the County Comprehensive Plan and County Codes, the following are comments and
recommended conditions of approval and potential requirements for any necessary permits to be
issued for the project:
1. Impacts to County Right of Way and Access to County Highways
a. The subject site is not adjacent to County right of way and no direct access to County
Highways is proposed. Additional County review and approval will be required if this
condition changes.
2. Traffic Impacts
a. The County requires a Transportation Impact Analysis (TIA) for a development
determined to substantially impact a County Highway facility. At this time, the proposed
use does not appear to meet the defined thresholds listed below (2.a.i), although the
estimated traffic generation was difficult to interpret for the proposed use. If the
proposed use is revised or trip generation is further defined to meet one of these
factors, then additional traffic information and analysis related to the operations at the
intersection of Highway 61 (Chaska Blvd.) and Highway 15 (Audubon Rd.) will be
required. For example, potential traffic mitigation by the development may need to be
provided when the development site and intensity approaches these thresholds. At
such time additional measures may be needed to provide reasonable capacity and
traffic operations at or nearby related County intersections and highways.
i. County Guidance for Requiring Transportation Impact Analysis
1. Development generates 750 or more vehicle trips per day.
2. Development generates 100 or more vehicle trips in any one hour
period.
3. Associated roadway traffic is increased by 50% or more.
4. Development is determined to create a potential hazard to public safety
as determined by the County Traffic Engineer.
5. Development traffic could substantially affect an intersection or roadway
segment already identified as operating at a level of service D or worse.
3. Required Permits
a. Prior to any work affecting or on County highways or in County right of way (none
currently proposed), the applicant shall coordinate plans with the County Engineer and
obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public
Works: (http://www.co.carver.mn.us/how-do-i/apply-for/a-permit). Final details of
locations, grades, and profiles affecting County roads as well as any utility connections
will need to be reviewed and approved prior to any permits.
b. Any damages, modifications, or changes incurred on County highways from current or
approved conditions will need to remedied or updated at development expense,
including costs incurred by the County.
These are the County’s comments at this time. If you have any questions or need further assistance,
please contact staff noted below:
Joan Guthmiller
Administrative Technician
Carver County Public Works
952.466.5201
jguthmiller@co.carver.mn.us
Angie Stenson AICP
Sr. Transportation Planner
Carver County Public Works
952.466.5273
astenson@co.carver.mn.us
Dan McCormick, P.E. PTOE
Traffic Services Supervisor
Carver County Public Works
952.466.5208
dmccormick@co.carver.mn.us
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
srATE OF MINNESOTA)
ss.
corINTY OF CARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
JS F.
Elf;'20i0, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy ofthe atached notice of Public hearing to
consider a request for a Conditional Use Permit (CUP) for Food Processing and Outdoor
Storage on property located at 2100 Stoughton Avenue (Hemp Acres); Zoned Industrial
OIIice Park (IOP), Planning Case File No. 2020-09 to the persons named on attached Exhibit
A", by enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing
the envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses ofsuch owners were those appearing as such by the
records ofthe County Treasurer, Carver County, Minnesota, and by other appropriate records.
Subscribed and swom to before me
thist<+day of.-\+t.-z- ,2020.
Kim . Meuwissen, Deputy Cler k
Seal)
JEAII U STECKLII{G
Nery R/blorffmaE
riffitEd..5tl.tElr
No tary Pub
Subject
Area
Daacl!l.Br
This map is neithea a legally lecor(led map nor a suNey and is not intended lo be used
as one. Thig ,rarp is a compilation of recods. information and data localed in various city,
@unty. state and tederal ofices and other sources regardang the alea shown. and is io
be used for refeence purpo6€5 only. The Cily do6s nol waraant that the Geog€phic
lnbrmation System (GlS) Oata used to prepare this map are eroa free, and the City do€-s
not represenl tlat the Gls oala can be used tor navigational, t_acldng or any other
purpose requiring exacfno niea$remenl of distance or diredion or p,eclsron in the
depidion of Oeographic Gatules. The paeceding disdaimer is povided pulalant to
Minnesota StaMes 5,164.03, Subd. 21 (20(a), and the use. of thi3 map ad(no'viedlEs
lhat the City shall not De liable for any .lama0es, and expressly waives all daimg, and
aoree3 to detend. indemnity, and hold hamle$ the City lrom any and all daims brooght
by User, its employe6 or agents. or thid padies \ 4lich arise oul of the users access or
use of data plovided.
DLchh€r
This map is neither a legally Eco.ded maP nor a suNey and i3 nol intended lo be used
as one. This map is a comprhtion o, reco.ds. inlomalion and data located in varbuS cily.
coonty, sbte aM fedeGl ofice5 and olher sources regarding the area shorn. and i3 to
be used br rebrence purpoges only. The City does not warra.t that the Geogaaphic
lnfonnation System (GlS) Data used to prepare this map are enor free. and fle City do€6
not repfoa€nt that the Gls Data can be used for navi€abonal, facking or any other
purpos€ Equiring exacting ,tt€asurement of distrnce or directon or precision in he
deric{ion of Oeographic featuGs The preceding clisclaimer is provrded putauant lo
Minndota Statut6 5.{66.03, Subd. 21 (2000), and the u3er of thas mep actnowledge3
that the City shall not be liable for any daftrOes, and etpessly *aivea all claims, and
agrees to defend. ind€rnnrt. and hold haml€s the city from any and alldaims brought
by User. iE employees ol aoents. o. lfrid partles vfiidl adse out ot the 6e/s access or
use of datia provided.
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