CC Staff Report 7-27-20CITY COUNCIL STAFF REPORT
Monday, July 27, 2020
Subject Approve 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 NEW BUSINESS Item No: J.1.
Prepared By Bob Generous, Senior Planner File No: 202009
PROPOSED MOTION
"City Council approves 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 Planning Commission's Findings of Fact."
Approval requires a Majority Vote of the entire council.
SUMMARY
A request for a 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 squarefoot, fourunit, officeindustrialwarehouse
building (Hemp Acres).
BACKGROUND
River Valley Business Center, an 180,000 squarefoot, fourunit, officeindustrialwarehouse building, is the successor
of the Gedney Pickle processing plant.
On October 10, 2010, the City Council approved a 39,000 squarefoot, onestory warehouse expansion on the east
end of the building. (Planning Case #201011)
In May, 1979, the City Council approved a 41,500 squarefoot warehouse expansion, 6,000 squarefoot sauerkraut
manufacturing facility and 1,200 squarefoot refrigeration storage. (Planning Case P125 / SPR #711).
In June, 1968, the City of Chaska and Village of Chanhassen entered into an agreement to annex to Chanhassen and
deannex from Chaska, land being purchased by M.A. Gedney for plant operations.
On April 1, 1963, the City of Chaska and M.A. Gedney entered into a sewer connection agreement.
In 1958, M.A. Gedney’s pickle manufacturing operations were consolidated at the plant on Stoughton Avenue.
DISCUSSION
CITY COUNCIL STAFF REPORTMonday, July 27, 2020SubjectApprove a Request for a Conditional Use Permit (CUP) for Food Processing and OutdoorStorage for Six Silos on Property Located at 2100 Stoughton Avenue (Hemp Acres)Section NEW BUSINESS Item No: J.1.Prepared By Bob Generous, Senior Planner File No: 202009PROPOSED MOTION"City Council approves the Conditional Use Permit for food processing operation with outdoor storage for six 35foot silos subject to the Conditions of Approval; andAdopts the Planning Commission's Findings of Fact."Approval requires a Majority Vote of the entire council.SUMMARYA request for a Conditional Use Permit (CUP) for food processing and outside storage for six silos on the westerly50,160 square feet of the River Valley Business Center, a 180,000 squarefoot, fourunit, officeindustrialwarehousebuilding (Hemp Acres).BACKGROUNDRiver Valley Business Center, an 180,000 squarefoot, fourunit, officeindustrialwarehouse building, is the successorof the Gedney Pickle processing plant. On October 10, 2010, the City Council approved a 39,000 squarefoot, onestory warehouse expansion on the eastend of the building. (Planning Case #201011)In May, 1979, the City Council approved a 41,500 squarefoot warehouse expansion, 6,000 squarefoot sauerkrautmanufacturing facility and 1,200 squarefoot refrigeration storage. (Planning Case P125 / SPR #711).In June, 1968, the City of Chaska and Village of Chanhassen entered into an agreement to annex to Chanhassen anddeannex from Chaska, land being purchased by M.A. Gedney for plant operations.On April 1, 1963, the City of Chaska and M.A. Gedney entered into a sewer connection agreement.In 1958, M.A. Gedney’s pickle manufacturing operations were consolidated at the plant on Stoughton Avenue.
DISCUSSION
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 4,0006,000 bushel bins (16 foot diameter by 35foot 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.
The Planning Commission held a public hearing on July 7, 2020 to review the proposed development. The Planning
Commission voted unanimously, 60, to recommend approval of the proposed development. The Planning
Commission believes that the proposed use is a very good use for the site. The minutes from the July 7, 2020 Planning
Commission meeting are attached.
RECOMMENDATION
Staff and the Planning Commission recommend approval of the Conditional Use Permit to allow Hemp Acres to
process food products from hemp seeds and allow the construction of six 35foot tall silos based on the plans
prepared by Phillip D. Johnson, Architect, dated April 4, 2020, subject to the conditions of approval in the Planning
Commission staff report.
ATTACHMENTS:
Conditional Use Permit
Legal Description
Staff Report
Findings of Fact and Recommendation
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
Planning Commission Summary Minutes dated July 7, 2020
Planning Commission Verbatim Minutes dated July 7, 2020
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
CONDITIONAL USE PERMIT #2020-09
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants a conditional use permit for the following use:
Food processing operation with outdoor storage for six 35-feet silos.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
See Exhibit A
3. Conditions. The permit is issued to allow Hemp Acres to process food products from
hemp seeds and allow the construction of six 35-feet tall silos based on the plans prepared by
Phillip D. Johnson, Architect, dated April 4, 2020, with 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.
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.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit. This permit becomes void if the property for which the permit
is issued is subdivided or the lot lines of the property altered.
5. Lapse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Dated: July 27, 2020
CITY OF CHANHASSEN
BY:
Elise Ryan, Mayor
(SEAL)
AND:
Heather Johnston, Interim City Manager
STATE OF MINNESOTA )
( ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this day of , 20___,
by Elise Ryan, Mayor, and by Heather Johnston, Interim City Manager, of the City of Chanhassen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority
granted by its City Council.
___________________________________
NOTARY PUBLIC
DRAFTED BY:
City of Chanhassen
P. O. Box 147
7700 Market Boulevard
Chanhassen, MN 55317
(952) 227-1100
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
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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
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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
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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
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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
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.
1
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.
1. 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.
CHANHASSE PLANNING OMMISSION
BY:
eve Weick, Cha .n
2
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 i nto 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
DS DSDS
SOUTH ELEVATION
WEST ELEVATION
EAST ELEVATION
STOUGHTON AVENUE
AUDUBON ROAD
NORTH ELEVATION CHASKA BOULEVARD
RIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNMARCH 6, 2020
A5
BUILDINGSTOUGHTON AVENUE VENTURES102 JOHNATHAN BOULEVARDCHASKA, MNELEVATIONS9116 34th avenue northminneapolis, mn 55427 763-545-1072architectPHILLIP D. JOHNSONPHILLIP D. JOHNSONJUNE 5, 2020JUNE 5, 2020
ELEVATIONStenant proposal for:HEMP ACRESBUILDING ELEVATIONS
1/16” = 1’-0”
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”8-0x8-0
O.H.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 DECK W/ 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
TO SANITARY
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
BELOW SLAB TO
FUTURE 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 RAMP TO GRADE152’-0”8-0x16-0O.H.DR.6
A3
2
A4
RIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNMARCH 6, 2020
TENANT PLANtenant proposal for:HEMP ACRESSTOUGHTON AVENUE VENTURES102 JOHNATHAN BOULEVARDCHASKA, MN9116 34th avenue northminneapolis, mn 55427 763-545-1072architectPHILLIP D. JOHNSONPHILLIP D. JOHNSONAPRIL 4, 2020TENANT PLAN
MAY 8, 2020
2
A3
2
A3PROJECT
OPEN DOCK WITH ROOF CANOPY
PROPOSED FOR DEMOLITION
OPEN DOCK WITH ROOF CANOPY
PROPOSED FOR DEMOLITION 4’-0”9’-0”5’-0”8’-0”8’-0”18’-0”18’-0”
EQUIPMENT PLATFORM ABOVE
EQUIPMENT PLATFORM ABOVE EQUIPMENT PLATFORM ABOVEEQUIPMENT PLATFORM ABOVEPROCESSING
20,000 SQ FT
WAREHOUSE
27,355 SQ FT
OFFICE
2,805 SQ FT
50,160 SQ FT
MILLING PROCESS
HEMP MILKING PROCESS
DEHULING PROCESS
15’-0”9’-4”9’-7”32’-3”4’-11”
MECH
21’-1”11’-6”8’-10”55’-0”
5’-3”
60’-1”
OFFOFF
96” SS. HAND WASH SINK
REBUILD 2 WC COMPARTMENTS INTO
1 H.C. ACCESSIBLE COMPARTMENTDF
DS
ELECTRICAL TRANSFORMERS
CONC
STOOP
DS
100’-0”
96’-0”
1:20 SLOPE
1:20 SLOPE 4’-4”4’-4”5’-0”
7 R @ 7”
6T @ 12”
DS
98’-3”8’-8”HANDRAIL 3’-2”1’-4”7’-0”
5”7”6”6”6”
5’-0”8’-6”8’-0”8’-0”
44’-6”
29’-6”
18" VERT GRAB BAR
42" GRAB BAR
1'-0"
3'-4"
6’-5”
VERIFY 36" 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.
REMOVE TOILET
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
REBUILD 2 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
1:20 SLOPE
44’-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
DS DS
8-0x8-0
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, COMPACT AND
FINISH 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 WALL TO 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 WATER CLOSET.
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 WATER CLOSET.
REMOVE ONE 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 PLANS9116 34th avenue 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 BUILT
UP TO ELEVATIONS SHOWN
CONC. CAST TO
SUPPORT STEEL BEAMS
6”
8’-0”8”8’-0”
96’-3”
VERIFY
96’-0”19’-0”4” WIRE MESH RAIL INFILL
SEE RAIL AT EAST BUILDING
ENTRANCE, MATCH
METAL DECK ON “C” JOISTS
AND STEEL FRAMING
NOTE:
FINAL DESIGN BY STEEL FABRICATOR
ST. CHANNEL ANCHORED
INTO CMU & CONC. FLR. EDGE
METAL DECK ON
STEEL FRAMING
CONC. SHELF CAST TO
SUPPORT STEEL BEAMS
BITUMINOUS
BEYOND
2”
BLDG WALL
METAL DECK ON
STEEL FRAMING
METAL DECK ON
STEEL FRAMING
STEEL BOLLARDS
BEYOND
EAST BLDG
ENTRANCE
5’-0”35’-10”
YELLOW PAINT STRIPING
AND ACCESSIBLE SYMBOL
NOTE:
FINAL DESIGN BY STEEL FABRICATOR
5
A3
4
A3
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 WALLS
EXISTING CIP CONC COLUMNS
EXISTING CMU
EXTERIOR WALLS
OPENINGS SIZED AND LOCATED IN
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 EXTERIOR WALLS
EXISTING CIP CONC COLUMNS
EXISTING CMU
EXTERIOR WALLS
8-0x16-0O.H.DR.EXISTING CIP CONC COLUMNS
4G 20’-0”CONCRETE FLOOR ON EXISTING CONC. WITH
SLOPE TO NEW TRENCH DRAINS.
DR. HDWR.
1 1/2 BUTTS
CLOSER
LEVER LATCHET
DR. HDWR.
1 1/2 BUTTS
CLOSER
LEVER LATCHET
DR. HDWR.
1 1/2 BUTTS EACH DR
CLOSER EACH DR
DEADBOLT AT TOP
COORDINATOR
LEVER LATCHET21’-0””PROPOSED BINS
BY TENANT
RIVER VALLEY BUSINESS CENTER2100 STOUGHTON AVENUECHANHASSEN, MNMARCH 6, 2020
A4TENANT PLANtenant proposal for:HEMP ACRESSTOUGHTON AVENUE VENTURES102 JOHNATHAN BOULEVARDCHASKA, MN9116 34th avenue northminneapolis, mn 55427 763-545-1072architectPHILLIP D. JOHNSONPHILLIP D. JOHNSONJNE 5, 20202
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1
A4
JUNE 5, 2020
DETAIL PLANS
AIR HANDLING
COMPRESSORS ETC
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
ramp5
PP
PP
4
55’-0”
5’-3”
8-0x8-0
K.O. PANEL
60’-1”
SLOPED ROOF
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. HAND WASHING SINK
DRINKING 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 URINAL
36” RADIUS GANG LAV
WOMENS-4 W.C. (1 ACCESSIBLE)
4 LAVATORY
COMMON SPACE-8’ SS LAV. TROUGH
- DRINKING FOUNTAIN
53' TRAILER
FLR SLAB SLOPE 1/8” / 1’-0”FLR SLAB SLOPE 1/8” / 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 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 SLAB SLOPE 1/8” / 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”ACCESSIBLE CURB
5’-0”8’-6”8’-0”8’-0”
9’-10”
BELOW SLAB TO
FUTURE FLAMMABLE
WASTE TRAP
SANITARY WASTE CONNECTED
TO EXISTING SANITARY BELOW
PARKING AREA8-0x8-2M.O.TRENCH DRAIN
TO SANITARY
WASTE
TRENCH DRAIN
TO SANITARY
WASTE
BELOW SLAB TO
FUTURE FLAMMABLE
WASTE TRAP
BELOW SLAB TO
FUTURE FLAMMABLE
WASTE TRAP
BELOW SLAB FUTURE
FLAMMABLE WASTE
TRAP
EQUIPMENT PLATFORM ABOVE
EQUIPMENT PLATFORM ABOVE
1’-0”16’-0”15’-1”14’-11 17’-4”
conc plank
clg
8-4x10-9roll-up8-4x10-9roll-up18’-3”15’-0”7-11 x 8-69’-1”15’-11”14’-6”10’-3”16’-11”25’-0”19’-11”
8-0x8-0
O.H.DR.
101’-10”2’-0”12’-2”
8’-1”
26’-6”
8-0x8-0
O.H.DR.
8-0x8-0
K.O. PANEL
BELOW SLAB PIPE TO
NEW FLAMMABLE
WASTE TRAP
REBUILD 2 WC COMPARTMENTS INTO
1 H.C.ACCESSIBLE COMPARTMENTDFSS HAND SINK
SERVICE SINK
RECEIVINGWAREHOUSE SHIPPING
STORAGEWAREHOUSE
SEED CLEANING OIL CRUSHING PROCESS PROTEIN MILLING PROCESS
YELLOW PAINT STRIPINGAND ACCESSIBLE SYMBOL
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
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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 STORY OFFICE
WD FR. 24’ ROOF
BOILER RM
13-4 X 11-8
PP
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BITUMINUOUS PVMT
BITUMINUOUS PVMTBITUMINUOUS PVMT
FENCEBITUMINUOUS PVMT
1984
CONC. FR/CONC. DECK
SPRINKLERED
24’ ROOF
60’-5”77’-0”ST. FR/ST. DECK
24’ ROOF
1962
ST. FR/ST. DECK
SPRINKLERED
21’ DECK
1962
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 PVMT
6-9 x 16-1053' TRAILER
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 2’-8”1’-4”8’-0”8’-0”8’-0”
95 spaces 53' TRAILER45’ -5 spacesfut pkg110’18’266’ = 30 SPA
C
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S
261’ = 29 SPA
C
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S
171’ = 19 SPA
C
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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’ -6 spaces52’ -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 site development: parking analysisplanting planSTOUGHTON AVENUE VENTURES102 JOHNATHAN BOULEVARDCHASKA, MNSUPPLEMENT9116 34th avenue northminneapolis, mn 55427 763-545-1072architectPHILLIP D. 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
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MATURE H X WQTYROOT
16"7’ X 7’
25’ X 20'
SIZE
6
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6'
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B/B
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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
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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 space each week
Maximum occupants during turnover of storage
3 occupants for two days, three times per year.
Projected warehouse tenants ‘2’ and ‘3’ in the building.
Occupancy of remaining 90,000 sq ft.
Projected at 1 occupant per 1000 sq ft. = 90 occupants.
Total projected occupancy: 123 occupants
At projected occupant arriving at the site to be 1 1/4 occupants per
vehicle that would become 99 vehicles onto and off of the site at
peak arrival and departure times.
Deliveries by truck to the site:
Anticipated truck traffic from Hemp acres ‘4’:
Present, 1 tractor/trailer per day incoming,
1 tractor/trailer per week outgoing
Projected 3 years, 2 tractor/trailer per day incoming,
2 tractor/trailer per day outgoing.
Existing tenant ‘1’ in the building:
Anticipated 1 tractor trailer per month incoming,
1 tractor/trailer per month outgoing.
Projected warehouse tenants in the building tenant ‘2’ & ‘3’.
Projected 3 tractor/trailer per day incoming,
3 tractor/trailer per week outgoing. A U D
U B
O
N A V E
N
U E
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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CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
SUMMARY MINUTES
JULY 7, 2020
Chairman Weick called the meeting to order at 7:15 p.m.
MEMBERS PRESENT: Steven Weick, Mark Randall, Doug Reeder, Laura Skistad, Eric
Noyes, and Mark Von Oven
MEMBERS ABSENT: Michael McGonagill
STAFF PRESENT: Bob Generous, Senior Planner; MacKenzie Walters, Associate Planner;
Erik Henricksen, Project Engineer; Richard Rice, IT Manager; Matt Kerr, IT Support Specialist;
and Jean Steckling, Senior Admin Support
PUBLIC PRESENT:
Phil Johnson 9116 34th Avenue, New Hope
Dan Burke 225 West 77th Street
Charles Levine 8420 County Road 10E
PUBLIC HEARING:
CONSIDER A REQUEST FOR A CONDITIONAL USE PERMIT (CUP) FOR FOOD
PROCESSING AND OUTDOOR STORAE FOR SIX SILOS ON PROPERTY LOCATED
AT 2100 STOUGHTON AVENUE (HEMP ACRES).
Bob Generous and Erik Henricksen presented the staff report on this item. Chairman Weick
asked for clarification on the height of the existing building in relation to the proposed height of
the silos. Commissioner Reeder asked that the applicant comment on ownership of the silos, if
there are any other similar operations in the area and if there are any hazards associated with this
operation. Commissioner Skistad asked if water service is adequate and asked for clarification
on the amount of discharge. The applicant, Charles Levine, owner, founder and chief operator of
Hemp Acres answered questions raised by commission members regarding the silos, other
similar operations in the area, hazards, and discharge before explaining and showing samples of
the products he will be producing. After questions from commissioners Chairman Weick
opened the public hearing. No one spoke and the public hearing was closed.
Reeder moved, Randall seconded 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:
Planning Commission Summary – July 7, 2020
2
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.
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.
All voted in favor and the motion carried unanimously with a vote of 6 to 0.
PUBLIC HEARING:
CONSIDER A REQUEST FOR A SETBACK VARIANCE AT 7701 FRONTIER TRAIL.
MacKenzie Walters presented the staff report on this item. Commissioner Noyes asked about
the level of difficulty in changing the width of the eaves. The applicant, Dan Burke, 225 West
77th Street explained how he would like to have a one foot overhang on the porch to match the
rest of the house that was built in 1896. Chairman Weick opened the public hearing.
Planning Commission Summary – July 7, 2020
3
MacKenzie Walters summarized an email received from Jack and Paula Atkins in favor of this
variance request. Chairman Weick closed the public hearing.
Noyes moved, Von Oven seconded that the Chanhassen Board of Appeals and Adjustments
approve a 40 foot front setback variance for the construction of an open porch subject to
the conditions of approval as amended and adopts the attached Findings of Fact and
Decisions. All voted in favor and the motion carried unanimously with a vote of 6 to 0.
PUBLIC HEARING:
CONSIDER AN AMENDMENT TO THE CHAPARRAL PLANNED UNIT
DEVELOPMENT (PUD) ORDINANCE TO CORRECT A TYPOGRAPHICAL ERROR.
Bob Generous presented the staff report on this item. Chairman Weick called the public hearing
to order. No one spoke and the public hearing was closed.
Von Oven moved, Randall seconded that the Chanhassen Planning Commission
recommends City Council approve the amendment to the Chaparral Planned Unit
Development-Residential zoning to correct the internal inconsistency and adopts the
Findings of Fact and Recommendation. All voted in favor and the motion carried
unanimously with a vote of 6 to 0.
APPROVAL OF MINUTES: Commissioner Skistad noted the verbatim and summary
Minutes of the Planning Commission meeting dated June 16, 2020 as presented.
ADMINISTRATIVE PRESENTATIONS. Bob Generous notified the commission members
that the next two Planning Commission meetings have been cancelled due to no applications.
Reeder moved to adjourn the meeting. All voted in favor and the motion carried
unanimously with a vote of 6 to 0. The Planning Commission meeting was adjourned at
8:20 p.m.
Submitted by Kate Aanenson
Community Development Director
Prepared by Nann Opheim
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
JULY 7, 2020
Chairman Weick called the meeting to order at 7:15 p.m.
MEMBERS PRESENT: Steven Weick, Mark Randall, Doug Reeder, Laura Skistad, Eric
Noyes, and Mark Von Oven
MEMBERS ABSENT: Michael McGonagill
STAFF PRESENT: Bob Generous, Senior Planner; MacKenzie Walters, Associate Planner;
Erik Henricksen, Project Engineer; Richard Rice, IT Manager; Matt Kerr, IT Support Specialist;
and Jean Steckling, Senior Admin Support
PUBLIC PRESENT:
Phil Johnson 9116 34th Avenue, New Hope
Dan Burke 225 West 77th Street
Charles Levine 8420 County Road 10E
Weick: Thank you for obliging us with that. As you have noticed this is a little different
meeting format for us. We’ve done it for the past couple of meetings but please be patient as we
work through any audio or video difficulties this evening. Again I would remind all
commissioners please don’t hold any chats, discussions or text messages on the side through the
Zoom application. All of our discussions need to be public and on the record. Tonight we have
3 public hearing items on the agenda. Staff will begin with the presentation of the item. At that
time we will have time for comments or questions from the Planning Commission. Then the
applicant will be able to make a presentation. After the applicant makes a presentation we can
ask questions of the applicant or get clarifications on the project directly from them. At that time
we will have a public hearing. In the public hearing we will summarize any emails we’ve
received. For the record anyone here present in the chambers may come up to the podium. State
their name and address for the record and make a comment on the item. And we will also have
the opportunity for telephone calls. The telephone number will be prompted at the bottom of the
screen at the appropriate time. You may call in and make a comment as well if you so desire.
Once everyone has had a chance to be heard through one of those 3 methods we will close the
public hearing. The commission will then again have time for comments and discussion
amongst themselves and then we can take a vote on the item. We’ll do that for all 3 items this
evening.
Chanhassen Planning Commission – July 7, 2020
2
PUBLIC HEARING:
CONSIDER A REQUEST FOR A CONDITIONAL USE PERMIT (CUP) FOR FOOD
PROCESSING AND OUTDOOR STORAE FOR SIX SILOS ON PROPERTY LOCATED
AT 2100 STOUGHTON AVENUE (HEMP ACRES).
Weick: The first item on our agenda is item number 2020-09 and will be in front of City Council
on July 27th. It is a request for a conditional use permit for food processing and outdoor storage
located at 2100 Stoughton Avenue and the name is Hemp Acres. And is that Mr. Generous, yes.
We’ll turn it over to you Bob.
Generous: Chairman Weick and commissioners. I was hoping that our presentation would come
up on my PC. There we go, thank you. As you stated Planning Case 2020-09 is a conditional
use permit request for food processing operation to process industrial hemp seeds into hemp oil
and protein powders. This, the other part of the conditional use is for the outdoor storage of they
propose to have 6 silos on the back of the building and so we wanted to address that upfront so
people know that that would be coming. The applicant is Hemp Acres, LLC. The owner is
Capstone Investors LLC. As you stated the public hearing is tonight and it goes to City Council
on the 27th. The property is located at 2100 Stoughton Avenue. It’s surrounded on 3 sides by the
city of Chaska. However it is in the city of Chanhassen. In 1958 Gedney Pickles consolidated
their pickle operation at this site. Since then they were in continuous operation until 2019. Then
they shut down their operation and the building has been vacant until earlier this year and then
we have the easterly tenant moved in on approximately 40,000 square feet and they store Bradley
Army vehicles in that building and then this is the westerly 50,000 square feet and they’re going
to create the Hemp Acres processing facility. The legal description is quite convoluted and it
includes land down on the Minnesota River valley. If you look at the, oh I should have. These
sites used to be ponds for the treatment of the brine from the pickle operation so all the
manufacturing waste or water were sent down there for treatment. The City of Chaska provides
some treatment for the office portion of the building and so there is limited capacity that they
provided. The applicant and the property owner need to contact the City of Chaska regarding all
that and we’ve had Hemp Acres has had their SAC determination through the Met Council and
they owe approximately one SAC unit which will be paid to the City of Chanhassen and then we
will forward it to Chaska so. Again the request is for a conditional use permit for food
processing and outside storage with the six silos on the westerly 50,000 square feet of the
building. The River Valley Business Center is approximately 180,000 square foot building.
This would be the second unit that’s occupied. There are approximately 90,000 square feet in
the middle two additional units that would, would be able to be occupied for office industrial
warehouse uses. However the limitation on those uses would be the ability of sanitary sewer
services. The site does have it’s own well so that’s where all their water comes from. There is a
potential if Chaska does not have sufficient capacity that they could create an onsite subsurface
treatment system and that would be determined as future development comes in place. The
property is zoned, is guided for office industrial uses in the City’s 2040 Comprehensive Plan.
It’s zoned industrial office park and food processing and outside storage are conditional uses in
the IOP district. Basically the 50,000 square foot unit is on the west end. Previously there was
Chanhassen Planning Commission – July 7, 2020
3
an open covered dock area that has been removed from the site so it’s no longer there. In the
future they’re looking at providing a parking opportunities on the west side of the building.
When they propose to do that we will require that they come in with the plan and show us how
they’re going to comply with city ordinance for landscaping and parking stall depth and drive
aisle width. Access to the site is off of Stoughton Avenue. There’s a chain link fence that has an
opening gate that they’ll come in through. The south portion of the building would be for
sending out their, what they’re manufacturing. The north side and the silos would be on the
northwest corner of the building and that’s where they’ll bring the raw hemp seed, industrial
hemp seed into the property. I’ll have the applicant give you more discussion on their operation
when they come for their presentation. Again this easterly run is where the armor vehicles are
stored and then these two units are vacant right now. And this is a schematic aerial view.
They’re proposing some changes to the entrance here to put in the handicap ramp and the
addition of the silos on the northwest corner of the building. Their operation would be, the seeds
would come in from the northwest corner and go through their conveyance system to the
different processing operation. Lots of storage and warehouse in here. Here’s a distribution area
that the trucks would take the stuff out. They have a small office portion of the development.
We have calculated to see that they comply with city ordinance for parking and they have more
than they need for this operation even if it was full capacity. And then Erik is going to discuss
the site access, the road system and a little bit on the utilities so he’s on Zoom.
Henricksen: Yeah, thanks Bob. Mr. Chair and commissioners, good to see everybody again.
Just want to ask everybody hear me okay? This is a new laptop so I just want to make sure I’m
coming in fine. Okay, good. So the review of this conditional use permit was unique in the
city’s engineering and public works departments due to the site’s location and the surrounding
public facilities. As Bob mentioned the site sewer is serviced by the City of Chaska. Water is
had from a private well and there is no Chanhassen right-of-way abutting the property. As seen
from this slide, the site’s primary access is on Chaska’s portion of Stoughton Avenue even
though Chanhassen’s city limits encompass the site. The only right-of-way, the immediate area
that is the City’s is a short section of Stoughton. It’s highlighted there in purple. And that
section connects to Chaska’s section of Stoughton which then connects Carver County’s Flying
Cloud Drive so it’s kind of a pass through right-of-way there. With that in essence there are no
direct Chanhassen public services that the site utilizes even though it is fully within the city limit.
With this unique situation engineering and public works staff reviewed the conditional use
permit based mainly on the intent of Section 20-232 regarding transportation and traffic
requirements of conditional use permits. This section essentially limits conditional uses that will
create excessive traffic. Based on the proposed use the site does not appear to meet the threshold
of excessive. If the site, if the site’s used as either 100 or more vehicle trip ends in any one hour
or 750 trips per day a traffic impact study or some traffic analysis will need to be performed to
further assess the impacts of the surrounding road network and to determine if the site was
generating excessive traffic. As it is the judgment of staff and based on the proposed use there
will not be nearly that amount of vehicular traffic. Staff has recommended that the CUP be
conditioned that if an intensification of use of the site or expansion of the site is ever proposed
then the applicant would be or should be required to provide such a traffic study. This is also in
Chanhassen Planning Commission – July 7, 2020
4
align with the County’s review memo provided in your packet. Short and sweet but with that I
will turn it back over to Bob.
Generous: The one other thing about utility accessibility is the City did in 2015 look at a
potential for City of Chanhassen providing services and the study determined that it would be
feasible for the City to do it. However this is at the end of the line and it would take at least 3 lift
stations to make this work so the timing on this operation is indeterminate right now but just to
know that the City does have a potential as this is, if in the future to serve this with city services.
Additionally as part of that look at, we’re looking at the potential for extending Engel Boulevard
down to the northeast corner of this site to service this whole area. The utility extension would
serve all the properties in Chanhassen, not just this one so there are other properties to the east
that could connect to it and that as part of the 2015 study we did up guide several of the parcels
in the area so they could develop at a more intensive and suburban type use so. With that staff is
recommending approval of the conditional use permits for the food processing operation with
outside storage of the six silos subject to the conditions of approval in the staff report and
adoption of the Findings of Fact and Recommendations. With that I’d be happy to answer any
questions.
Weick: Thank you Mr. Generous. That was a good presentation. I have one quick question and
then I’ll turn it over to the planning commissioners. Do you know the even relative height of the
existing building that’s there? Even if it’s an estimate.
Generous: I believe it is approximately 30 feet.
Weick: Oh it is. Okay. So these silos are going to be roughly the same.
Generous: Yeah a little bit higher.
Weick: Okay.
Generous: That one elevation sort of showed you the relative appearance of the units.
Weick: Okay, that’s all I had. I will, I’ll just let our planning commissioners jump in right now
if you do have questions for city staff.
Reeder: Mr. Chairman?
Weick: Yes, thank you.
Reeder: Are these, who will own these tanks that we’re going to build?
Generous: The applicant.
Chanhassen Planning Commission – July 7, 2020
5
Reeder: The applicant but do they own the, are they buying the land?
Generous: No they’re leasing it is my understanding.
Reeder: So they’ll lease the building or…something that they’re leasing.
Generous: Yes and they.
Reeder: If they can maybe talk about that a little bit in their presentation.
Weick: Other questions for staff?
Reeder: All of this variances for outdoor storage is there any outdoor storage allowed? Over
this one?
Generous: That’s not part of their request. If they were to do additional storage they would have
to come in for a separate conditional use permit.
Reeder: Okay so just the tanks.
Generous: Just the tanks and then of course their semi trailers will be on site but that’s part of
their normal operation.
Reeder: And if they could cover in their presentation whether there is any kind of an operation
like this anywhere else. Just give me…
Weick: Thank you Commissioner Reeder. Other comments for staff? Questions?
Reeder: I guess I’ve got one more Mr. Chairman.
Weick: Yeah please. Absolutely.
Generous: The Fire Marshal has been intermittently involved with this so they’re looking at,
they’ve already submitted the building permit application so we could get that review going and
the Fire Marshal’s involved with that and the building official so and we’ve also had
communications with the City of Chaska so.
Reeder: Okay maybe they could cover that in their presentation too. Whether there’s any hazard
to this operation. I’m really done now.
Weick: Alright, fair enough. Any other questions for city staff from the Planning
Commissioners?
Chanhassen Planning Commission – July 7, 2020
6
Skistad: I guess I have a question.
Weick: Yeah, sure.
Skistad: Bob how do the wells work? I mean how much water does a well service? I mean I’m
assuming it’s, it served Gedney so it probably will be more than adequate.
Generous: I believe yes it’s more than adequate. They will not use as much water as the Gedney
operation did so. The exact numbers I’d have to ask the building officials.
Skistad: And then the holding pond would hold the 250 gallons of discharge? I read somewhere
the process discharge was 250 gallons per day. Maybe that’s a question for.
Generous: That would be for the applicant. Because they didn’t have any discharge from the
manufacturing of the Gedney site but they’re also receiving less sewage to this operation so
that’s part of the discussion they need to have with the City of Chaska.
Skistad: Chaska, okay.
Generous: Because their questions are where is it coming from? What are the connections and.
Skistad: Okay.
Generous: Which we don’t have, there’s no data like that available in our file so, because
everything’s been done through them. Since 1963 they’ve had this agreement in place so.
Skistad: Okay.
Weick: Thank you Commissioner Skistad. We are open for other comments or questions for
city staff at this time. And hearing none at this time I will invite the applicant to come forward.
I will summarize, I’m sure you cover some of this in your presentation but I captured four kind
of questions. One was is there anything similar in the area. Any type of similar operation.
Could you clarify the silos that are being built on leased land. Is there any significant hazard to
the operation? And then is there discharge and if so what is the gallon per day and where does
that go.
Charles Levine: Thanks for having me. My name’s Charles Levine, owner of Hemp Acres.
Founder and Chief Operator. So we’re currently located in Waconia on our farm operating a
1,600 square foot facility. So to answer the question about the bins, they are pre-assembled.
Meridian Bins is what we’d most likely be using but they’re steel, smooth wall hopper bins that
come on a semi trailer and erected in place so it’s not something that’s built. We can physically
take them on and off the site. And of other operations, I’m the only one in Minnesota for sure.
There’s one operation in Carrington, North Dakota that specializes in flax seed oil that has now
Chanhassen Planning Commission – July 7, 2020
7
started doing hemp but this is a brand new crop. Brand new industry and yeah I’m the first one
to stick my neck out I guess.
Weick: Fair enough.
Charles Levine: And sorry was.
Weick: Hazards and the.
Charles Levine: Oh the only thing would be the milling of the hemp cake which is what we turn
into protein powder and that’s all closed controlled systems with dust collectors so.
Weick: Okay.
Charles Levine: Yeah they’re all enclosed.
Weick: And is there any type of water discharge as a result of the operation?
Charles Levine: No this is all dry processing so the only use of water is for sanitation, cleaning
of the equipment after we’re done using it so our water usage is quite minimal especially
compared to what Gedney was doing. I think they were going through like a million gallons a
week. Something like that.
Weick: Okay. And then just anything you want to tell us about the operation and just kind of
what you’re doing and.
Charles Levine: Yeah so I brought a few samples. So this is hemp seed. You guys are
welcomed to take a look at it but basically the industrial hemp plant is produces one of the most
nutritious grains on the planet and through our process we take, it’s a very high oil content seed
so we use a cold screw press. Use as really low temperatures to preserve all of the omegas in the
oil and we take that through filtering and refining and then we bottle up our own retail, 12 foot
ounce bottles all the way up to 55 gallon drums and 250 gallon totes and hopefully tankers as we
expand. And so it has a really wide diverse range of applications. Everything from industrial
lubricants to like nutripheuticals, cosmetics, salad dressings, hair products so that’s the oil. And
then the cake is what is the by product of when you squeeze the oil from the seed which is rich in
protein and fiber and so we take that, really similar to like a soy bean operation where we take
that. Mill it. Pulverize it. Sift it and then we grade out certain different levels of protein which
are food grade proteins that vegans, vegetarian plant based options. It’s like whey protein but all
from seed. And then there’s also the de-hulling of the seed where you’re breaking off the outer
shell which is the inner heart. That can go straight into bags. You can also take that and make
milk out of it too. And you can take the whole seed and roast it. Add different flavors just like
sunflower seeds so these are all the applications that we would be using with the hemp grain and
contracting to start we’ll be doing 5,000 to 10,000 acres of local growers in the area to grow
Chanhassen Planning Commission – July 7, 2020
8
industrial grain for us and bring it to us. Process and turn it into food and all sorts of different
applications.
Weick: Awesome. Can you, are you able to take some questions? I assume there might be
some from the commission. I will kick it off and I’ll give people a chance to maybe collect their
thoughts with a couple of questions, and I think you answered this but are you farming anywhere
or no?
Charles Levine: Yes.
Weick: You are?
Charles Levine: On our farm in Waconia.
Weick: Okay.
Charles Levine: We’ve set up, I’ve been growing since 2016 and I first got into this learning
how to properly grow it and process it so we do, we also do CBD production on the farm and all
of our cannabinoid production will stay on the farm. The grain side of the operations will be
leaving the farm.
Weick: And then you’ll also contract with other farmers?
Charles Levine: Yes, yep. Yeah I won’t be supplying the grain for our process.
Weick: Oh okay.
Charles Levine: We’re looking to contract with a number of different farmers.
Weick: Okay, got it. So that answers a couple questions there. And then do you do like aerate
or, and I’m thinking more from like anything motorized like drying or aeration within your silos
in order to keep that seed from mildewing or anything?
Charles Levine: No, so that’s all done on the farm.
Weick: Okay.
Charles Levine: I would treat it just like any other commodity.
Weick: Okay.
Charles Levine: A farmer would harvest it. Put it in their bin. Dry it down to 9 percent moisture
so we only accept grain at 9 percent.
Chanhassen Planning Commission – July 7, 2020
9
Weick: Okay.
Charles Levine: And then at that it’s stable. We don’t have to do any further drying and the rate
at which we’re processing, we’re emptying one bin. Filling another bin. Emptying that bin and
processing it so it never, it’s very rare that it’s sitting there stagnant.
Weick: Okay, perfect. With that maybe I’ve given a chance for the commissioners to collect
their thoughts and we’ll certainly open it up for questions at this time. Just go ahead and jump
in if you have a question.
Skistad: My question originally was on odors. Some of the staff mentioned that they did travel
to look at the facilities and that that sounds like with only 9 percent moisture in there that really
isn’t going to be an issue.
Charles Levine: No. The odor portion of the process would come from like CBD production
which is very similar to marijuana so that skunky aroma is really prevalent in those types of
biomass processes but with the grain it’s really there’s no scent. No odor. No taste really. It’s a
very bland product. You can smell that bag. It doesn’t really smell like anything.
Skistad: Yeah. Thank you for bringing the samples in.
Reeder: Mr. Chairman?
Weick: Yes.
Reeder: Is there a by product? Is everything you, is there anything left over after you…
Charles Levine: Everything is used. Nothing goes to waste.
Reeder: So there’s no?
Charles Levine: No, in fact there.
Reeder: Anything going to the dump.
Charles Levine: No, no. In fact if the cake, if we can’t turn all of it into protein powder it’s an
incredible source for livestock feed so any excess would be going to feed lots, yeah.
Reeder: That’s pretty nice to be able to use it for other things.
Chanhassen Planning Commission – July 7, 2020
10
Charles Levine: The only waste from the process is the filter aid which are minerals that we add
to the oil to do the filtering and even that has been shown to have re-uses and applications either
as like a fertilizer or feed.
Reeder: And if you couldn’t find a place for that what would you do with it?
Charles Levine: I would haul it to my farm and spread it on my field. As fertilizer. But mostly
it’s, everything has an end use.
Reeder: I did have a question earlier. Was there any other outside storage that you’ll need?
You’re not asking for anything.
Charles Levine: No. No not at this time. Just grain bins.
Reeder: Okay. Maybe a question for staff. If we did have an odor problem how do we deal
with that?
Generous: If we discovered an odor problem we would work with the manufacturer to address
that either through a filtration system, whatever. That’s where that, what our CUP is talking
about. What are their plans for mitigating any odors in there so. And again we don’t anticipate
that this processing would create anything that we would need to address.
Reeder: It’s got to be better than pickles.
Generous: Definitely.
Weick: Thank you Commissioner Reeder. Any other questions for our applicant from any other
commissioners in the Zoom meeting at this time?
Von Oven: Commissioner Von Oven here. If we’re going to cover sight through the height of
the silos and odor through the comparison to pickles we should probably cover sound so can you
just make some comments on whether or not we would expect any greater noise in the area for
the people that are living around? Is it all self contained within the building or is it literally just
the sound of trucks coming in and out bringing hemp seed?
Charles Levine: Yeah so the loudest piece of equipment would be our air handlers which would
sit out by the bins and I provided Bob with noise data sheet from our equipment manufacturer.
It’s about 90 decibels. We can enclose that in a little hut basically. Many farms do that. They
have air handlers on their farm and they just build a shed around to, it will cut the sound down by
half at least. So we can do that. We’ll probably do it anyway for our own peace of mind.
Generous: That’s the information I found out too based on what they provided. They meet
OSHA requirements but if they can cut it down and…says that I calculated that the noise level at
Chanhassen Planning Commission – July 7, 2020
11
the property line should be about 66 decibels which is conversational so. Well right next to the
equipment it would be about 85 to 90 decibels. That’s still within the guidelines so.
Charles Levine: It’s a loud electric motor. A 75 horsepower motor so it draws some power but
again very easily contained.
Von Oven: Great, thank you.
Weick: Thanks Commissioner Von Oven. Any other questions for our applicant at this time?
Thank you everyone and hearing no questions, thank you for obliging us with, teaching us a little
bit about your operation and what you’re going to do on the property. I think it’s a neat business
so thank you.
Charles Levine: Thank you.
Weick: And thank you for showing us the samples as well. For those of you that weren’t in the
room there’s samples of the cake and the seed and some of the oil final products that are sold.
With that we will open the public hearing portion of tonight’s item. I don’t believe we received
any email correspondence on this item.
Generous: No.
Weick: No. Anyone present in the chambers who would like to come forward and make a
comment is free to do so at this time.
Generous: We didn’t even receive a phone call on this one except for the City of Chaska.
Weick: Okay fair enough. Seeing nobody come forward and having nobody on the phone lines,
in front of you there Mr. Generous? Okay. I will close the public hearing portion of tonight’s
item and open it for commissioner discussion. Comments. Motions. I will open the floor.
While you might be collecting your thoughts I guess I will say that again that you know based on
that this processing really has no, you know no leftovers to it really. They’re using everything
that they can. A great opportunity I think. You know I don’t know a whole lot about the
business but it certainly sounds like a strong business plan and certainly a market that is growing.
I mean I think it’s nice to have someone using that location. That old location for a new purpose.
And you know all the questions were answered. I think we talked about, potentially I was,
Commissioner Von Oven I was also thinking when I was talking about like aeration or drying of
those outside silos I was thinking like will there have to be motors or noise or things running so
it doesn’t sound like that’s going to be an issue for us. So it certainly checks a lot of boxes for
me. Other comments from commissioners?
Reeder: Mr. Chair I do have one more question which I forgot to ask. Is Minnesota a great place
to grow this stuff? I mean do you think you’ll have an ample supply?
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Charles Levine: Absolutely. So little history of hemp. There was the largest hemp processing
facility in the world was located in Hutchinson and if you talk to any old timers around here
they’ll say oh yeah my dad grew hemp for the war. And you know back then there was,
cannabis has a really interesting history but specifically for the war they re-legalized it.
Subsidized it heavily and Hutchinson was the largest facility. It was called War Hemp Industries
and farmers all across the state grew it and brought their hemp there and to another couple hemp
mills in the state but now it’s 3M’s facility in Hutchinson. And so yeah I mean the history of
hemp, the Declaration is written on hemp paper. The old 10 dollar bills that showed hemp.
Yeah there’s a lot of history and it grows really well. Invite you to my farm. You can see how
well it grows so yeah. Oh and one other thing I’d like to mention too. The stalks, that’s what
you hear hemp is good for rope but that’s where it comes from is from the stalks and we have
anticipations of later down the road to be developing processes for the fiber stalks to turn into
batteries, concrete, plastics and composites. You can make batteries that are 20 percent more
efficient than with the mien with hemp fiber. So it’s a totally different way of looking at
agricultural crops. We can be growing batteries and houses and plastic so.
Weick: That’s really cool, thank you. Thank you Commissioner Reeder. Other comments from
you?
Reeder: I’m done.
Weick: Any other discussion for the meeting or I can certainly entertain a motion.
Reeder: Mr. Chairman I would move that the Chanhassen Planning Commission recommends
the 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.
Weick: Thank you Commissioner Reeder. We have a valid motion. Do we have a second?
Randall: Second.
Weick: We have a second from Commissioner Randall. Before we vote any final comments on
the item? Hearing none we’ll go ahead and have a roll call vote. I’ll call your name and indicate
either aye or nay.
Reeder moved, Randall seconded 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:
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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.
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.
All voted in favor and the motion carried unanimously with a vote of 6 to 0.
Weick: That motion carries unanimously 6-0. And we with that, thank you again to everybody
for presentation. Staff as well as the applicant and good questions on behalf of the
commissioners. I’m looking forward to seeing that business prosper for Chanhassen.
PUBLIC HEARING:
CONSIDER A REQUEST FOR A SETBACK VARIANCE AT 7701 FRONTIER TRAIL.
Weick: MacKenzie.
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Walters: And just to note this item if appealed would appear on the July 27th City Council
meeting. As mentioned this is a variance to construct an open porch with a zero foot lot line
setback at 7701 Frontier Trail. So this is located in the oldest part of the city. It’s zoned
Residential Single Family. The lot in question is a corner lot. Modern zoning standards would
require a 15,000 square foot lot, 30 foot setbacks from both street frontage, 10 foot side yard
setbacks for the non-street lot lines and limited to 25 percent lot cover. The parcel in question is
just under 10,000 square feet. Has about 16 percent lot cover. It has a non-conforming zero foot
front yard setbacks along both the north and the west lot lines. Portion of the home and eaves
encroach into the city right-of-way. The detached garage has a non-conforming 4 ½ foot front
yard setback but it does appear to meet the other aspects of the city zoning code. So the
applicant is proposing to reorient the main entrance of the house which currently exits directly
into the right-of-way. They are proposing to shift it south and then construct an 8 by 25 ½ foot
open porch to maintain, which would maintain the home’s existing setback along the lot line.
The moved reoriented entryway will increase safety. The porch will provide protection from
elements and improve the façade of the home. The setback they’re requesting they believe is
necessitated by the existing placement of the home on the lot. The porch being further back from
the intersection will not in any way negatively impact sight lines. Because it is open style it’s
not expected to significantly increase the visual mass of the home. The porch has been designed
to be architecturally compatible with the existing structure. Staff looked over the area. We
noted that of 6 houses along the two block stretch of Frontier Road 4 have zero foot setbacks.
Again this is one of the oldest parts of the city. Stuff was built where it was built. Staff agrees
that reorienting the entrance will improve the property. We believe the existing placement of the
home justifies the requested setback and is reasonable relief for a non-conforming property.
Staff is concerned about allowing the porches eaves to encroach 4 feet into the right-of-way.
Several of the neighborhoods throughout the city that also have homes built right up to lot lines
where road right-of-ways are much smaller. Much more constricted and staff is concerned about
establishing that precedent of allowing encroachments into the public right-of-way. Engineering
staff has noted that in the future they will be conducting a street project in this area and they are
eager to minimize any encumbrances with the right-of-way. That being said staff is
recommending approval of the requested variance with the condition that the porch be
redesigned so the eaves do not encroach into the right-of-way. And I’d be happy to take any
questions at this time. I know I went through that pretty quick.
Weick: Nope that’s probably fine. Thank you MacKenzie. I will open it up for our
commissioners. Any questions for MacKenzie regarding this variance?
Noyes: Commissioner Noyes here. Is the redesign of the eaves to satisfy the requirements here?
Is that easily done or is that kind of a difficult or burdensome change that would need to be
made?
Chanhassen Planning Commission – July 7, 2020
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Walters: I would defer that to the applicant. They’d be in a better position to discuss the
architectural implications. Staff’s belief is that it is a viable change but again I think they are the
best party to address that question.
Noyes: Okay thank you.
Walters: Yep.
Reeder: Mr. Chairman?
Weick: Yes sir.
Reeder: Is the overhang just on the end of the porch? Show me where it overhangs.
Walters: Yep so if you look at this picture right here, the lot line would go.
Reeder: We don’t have it.
Walters: Oh could we get the power point up please?
Reeder: There you go.
Walters: If you look at the edge of the house the lot line basically runs parallel with the wall so
the overhang is that kind of 4 foot there. Off the edge of the house that would go into the street.
The existing house has approximately a 2 foot eave that would run you know there that’s not
shown on this drawing. Here’s a good example. Again keep in mind the foundation of the house
is basically paralleling the lot line.
Reeder: So that’s why I thought it was just the end piece that’s going to have to be redesigned.
Walters: That’s the recommendation yes.
Reeder: Right.
Weick: Thank you Commissioner Reeder. Other questions or a need for clarification of
MacKenzie. Okay hearing none thank you MacKenzie. I would invite the applicant if present to
come forward. Just state your name and address for the record and tell us about the project and
certainly if you can address the eaves question that’d be great.
Dan Burke: Sure, that’s the main issue. My name’s Dan Burke. I live at 225 West 77th Street.
Lived there for 36 years and this has been my neighbor. I bought my neighbor’s house when he
moved. And in the neighborhood, I don’t know if any of you know the house but I’m kind of the
hero in the neighborhood at this point for it’s been cleaned up considerably at this point. I get a
Chanhassen Planning Commission – July 7, 2020
16
lot of people walking by and giving me thanks for fixing the neighborhood. And the only thing I
can say about the overhang is, the existing and if you go back to that one picture of the drawing.
Or not of the drawing, of the rendition there. The overhangs on the existing house are about a
foot. Not two feet. About a one foot overhang and I would happily reduce the overhang from 4
feet but I’ve requested I make it down to the existing overhangs of the above part because that
would allow me to put a kind of a gable end on the end of that porch versus the hip roof design
that it has now and that really I think would fit in with the other overhangs and the other lines of
the house. And other than that I really, the house was built in 1896. I think it’s the second oldest
standing house in the city right now. The oldest one I believe is on West 78th Street and it was
built a year earlier. And the third oldest house is about 2 houses down so it’s an old
neighborhood and we have a lot of issues with the old houses and I want to maintain it. I don’t
want to, I mean my alternative would be to just tear it down and I don’t want to do that so, and
having looked at it for the last 36 years I think a porch would genuinely improve the looks of the
house on the south side. And moving the entrance will greatly improve just the appeal of the
house and the safety of walking out onto the main street of, on Frontier Trail so that’s why if you
have any questions I’ll gladly answer them but I would like to have the one foot just to be able to
really match the character of the rest of the house and with that.
Weick: Great, yes. And I think I echo your neighbors in saying thank you as well. You’re
brave.
Dan Burke: Oh you don’t know the least of it. This is the least part of it.
Weick: I can only imagine.
Dan Burke: But I don’t know where you live but so I think you’ve driven by the house once or
twice.
Weick: I run by there.
Dan Burke: Oh okay.
Weick: It’s great back in there it’s fun so.
Dan Burke: Yeah it’s a great run. It’s a great neighborhood.
Weick: Yeah.
Dan Burke: And the neighborhood’s changing with all the other houses and there’s so few that
are left from the original that it’s nice to have somebody crazy enough to try to save one.
Weick: I say brave. Not crazy.
Chanhassen Planning Commission – July 7, 2020
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Dan Burke: …That’s my presentation. I’d just like to have a one foot overhang. Any other
questions I’ll be happy to answer.
Weick: Yeah and certainly would open it up to our commissioners with any questions for the
applicant. Or comments.
Von Oven: Yes so, Commissioner Von Oven here. Just I guess a clarification on that last piece.
I’m not sure how exactly to do this but you know I’m looking at the staff report and on page 6 of
the staff report there’s the rendering that we’ve been using.
Dan Burke: Right.
Von Oven: The proposed and then the existing. Is what you’re saying in the existing picture the
roof line that I’m seeing come out.
Dan Burke: What I would call a shed roof line that’s directly to the house, the main roof along
the whole thing. I would envision that, that part of it coming to the edge of the house and then
at, and then one foot beyond that have a gabled roof like a triangle at the end of that to have a
slight overhang over the stairways coming up and so I can, because that’s now the main entrance
to the house. Give me a little protection for somebody coming up the steps. The basically
triangle gable roof right there right on the very end of that I think would fit in with the
architecture of the other dormers and everything else on the house so. That’s what I’m looking
at doing is moving that little part that’s going up to the house. Moving that all the way to the end
but then the overhang itself only being a one foot overhang which matches the rest of the house
so that’s what I’m looking at doing.
Weick: Got it.
Von Oven: And then as a follow up staff went through their findings. They recommended zero
based on a desire not to have any overhang. Did you come back to staff with exactly what
you’re proposing or is this, would this be the first time they’re hearing that part of the proposal?
Dan Burke: Well yes I did. I came back to them. They were already writing this report and
MacKenzie told me that if I came back to the meeting and asked for this same protrusion over
the lot line that the staff would support that. Now MacKenzie’s here he can argue with me but
that’s what he told me on the phone.
Walters: I will absolutely confirm that. The report had already been published at that juncture.
We did discuss it with the City Engineer and engineering staff. They agreed that given the
existing encroachment, as long as it was kept to existing they were comfortable granting the
encroachment agreement so staff would wholeheartedly support the proposal.
Von Oven: So that’s helpful, thank you so much. That’s all I have for now.
Chanhassen Planning Commission – July 7, 2020
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Weick: Thanks for that clarification Commissioner Von Oven.
Reeder: So Mr. Chairman MacKenzie the overhang on the top of the roof is that a foot too? Is
that what we’re saying that we’ll have it the same?
Walters: Yes that is my intent.
Dan Burke: The overhang on the main roof up above is a foot. So it’s just going to match it.
Looks like it had been there.
Reeder: I think that’s for staff consideration for the future things that we consider we’re
matching existing things that were done, yeah. I’m comfortable with that.
Weick: Other questions for our applicant? All very good so far. Okay hearing none thank you
very much.
Dan Burke: Thank you.
Weick: Again we appreciate what you’re doing in the neighborhood. At this time I will open
the public hearing portion of this item. Anyone present wishing to come forward and provide
comment on this item may do so now. The call in number is on the screen. We’ll keep an eye
on the phone and see if we get a caller and we did receive an email. It was in favor MacKenzie I
believe of this variance.
Walters: I will summarize it while we wait to see if we get any calls. This email is from Paula
and Jack Atkins, 220 West 78th Street, Chanhassen. They support the variance request by Dan
Burke for the house at 7701. They say he’s made great efforts to improve the quality and
attractiveness of the neighborhood’s housing stock. They think the plan upgrades are tasteful
and well thought out and they think these small lots and extraordinary setback requirements in
this area are a hardship in and of themselves.
Weick: Thanks MacKenzie and again that email will be summarized, or included in it’s entirety
in the record as this item moves forward. Things are quiet I believe. Mr. Generous there’s no
calls so with that and seeing no one come forward I will close the public hearing portion of this
item and open it for commissioner discussion and/or a motion. I would just say based on what
I’ve heard so far, I think what we would add to the motion is that we would, or a possible motion
would read that we would allow the applicant to match the existing overhang. I think there’s,
whether it’s a foot or 13 inches or whatever it is. I think in the spirit of this if we so desire the
motion could be to match the existing architecture of the overhang with the porch. It sounds like
that would be acceptable to city staff as well as the applicant.
Chanhassen Planning Commission – July 7, 2020
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Walters: Staff has directed a sample language where the commission would direct, would
approve it subject to conditions of approval as amended. So maybe to direct staff to so amend it.
We would alter the variance document and that would be able to go forward.
Weick: That’d be even easier. Thank you. But before we jump to that, I don’t want to jump the
gun if there’s any other comments or discussions. If not I certainly would accept a motion.
Noyes: Commissioner Noyes here. I would propose a motion. The Chanhassen Board of
Appeals and Adjustments approve a 40 foot front setback variance for the construction of an
open porch subject to the conditions of approval as amended and adopts the attached Findings of
Fact and Decisions.
Weick: Thank you Commissioner Noyes. We have a valid motion. Do we have a second?
Von Oven: Second.
Weick: We have a second I believe from Commissioner Von Oven.
Von Oven: Correct.
Weick: Yes. Wonderful, thank you and with that we will open for any final comment or
discussion for the record on the item. Hearing none we will have a roll call vote.
Noyes moved, Von Oven seconded that the Chanhassen Board of Appeals and Adjustments
approve a 40 foot front setback variance for the construction of an open porch subject to
the conditions of approval as amended and adopts the attached Findings of Fact and
Decisions. All voted in favor and the motion carried unanimously with a vote of 6 to 0.
Weick: I am also in favor which is a unanimous 6-0 decision in favor of the variance. Thank
you to everyone involved. City staff as well as the applicant. Good luck. And look forward to
seeing your improvements in the neighborhood. Thank you very much. With that we will move
to the third and final item on tonight’s agenda.
PUBLIC HEARING:
CONSIDER AN AMENDMENT TO THE CHAPARRAL PLANNED UNIT
DEVELOPMENT (PUD) ORDINANCE TO CORRECT A TYPOGRAPHICAL ERROR.
Generous: Planning Commissioners, Planning Case 2020-10 is for an amendment to the
Chaparral Planned Unit Development. Tonight’s the public hearing. It goes to City Council on
July 27th. The City’s correcting this. We’ve had discussion with a property owner who would
like to subdivide their land within part of Chaparral. However when you look at the ordinance
we discovered that the intent portion of the ordinance and the permitted uses in the ordinance did
not match and so we’re here to correct that. Chaparral subdivision is located east of Powers
Chanhassen Planning Commission – July 7, 2020
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Boulevard, south of Carver Beach, west of Kerber and Nez Perce. It’s a mixed use development.
It has single family detached housing, twin homes and fourplexes within the development. It’s
zoned planned unit development residential. It’s guided for residential low density and
residential medium density in the 2040 Comprehensive Plan. This property started in the 80’s
and it was approved for development. At the time they approved planned unit developments
through development contracts rather than through zoning ordinances in establishing all the
setbacks and height and coverage requirements. In 2012 the City went through the process of
amending 43 residential planned unit developments to codify them to incorporate all the design
standards that were in there. When we did this we picked up the intent portion which was the
first and second phases had 95 and 74 single family homes but when we codified the permitted
uses they only put the 74 homes from the 2nd Addition. This amendment will correct that. We’ll
make a total of 169 single family homes permitted. Additionally the City approved addendums
in 1988 and 1999 to govern the construction of decks and porches within the development.
However that was not incorporated in the ordinance and so we want to bring that, put it all in one
place so people know exactly what zoning, what the requirements are under their PUD. Those
are the two corrections to the ordinance that we’re proposing. It doesn’t change any other intent
or purposes. Any lot size. All of that would remain the same. We’ve had numerous calls
regarding this ordinance. Once I found out what the correction was they had no issues. There
was a question about existing non-conforming structures out there. Decks didn’t comply with
those, with the addendum. What would happen. The City would treat those as legal non-
conforming and so they would be able to maintain it. We would have all future development
would have to comply if anyone wants to put in a new deck but anything that’s there could stay
and be maintained including taking it out and replacing it with new material so everything would
stay as it is. Again there’s two sections of the ordinance and it’s Permitted Uses B. We strike
out the 74 single family homes and replace that with 169. And then we add the deck
requirements so that’s what we’re proposing. We’re recommending that the Planning
Commission recommend approval of the amendment to the Chaparral Planned Unit
Development zoning to correct the internal inconsistencies and adopt the Findings of Fact and
Recommendation. With that I’d be happy to answer any questions.
Weick: And we’ll go ahead and open it right up to commissioners. Questions for Mr. Generous.
Von Oven: I apologize if I’m sort of just repeating what you just said but just to clarify, by
correcting this it will be as if the error was never made meaning all rules would stay the same.
Anything that’s already happened has happened. Everyone’s good right?
Generous: That’s correct. All the rules would be as it was originally approved so.
Von Oven: Yeah, thank you.
Weick: Great.
Chanhassen Planning Commission – July 7, 2020
21
Reeder: Mr. Chairman I have no problem with this as long as the perpetrators of this drastic
mistake have been…admonished for that.
Weick: We will certainly attempt to do that now that it’s on the record. Any other concerns or
comments or questions? Hearing none and with the City as the applicant, we’ve already heard
from the applicant correct so we will open up the public hearing portion of this item. Anyone
wishing to come forward and comment on this item may do so at this time. We are also
displaying the call in number if you are watching from Zoom or from home. I don’t believe we
had any email comment on this item, although you did mention we had some phone calls but you
summarized that, yeah. I have delayed enough. Seeing no one come forward here in chambers
and with nobody calling in on the telephone I will close the public hearing portion of this item
and open for commissioner comments and/or a motion. If we could put that motion up. There
we go.
Skistad: I guess my only question is we didn’t catch anyone, I mean the decks or with how the
decks are, we wouldn’t expect anyone to have built a different kind of deck so we should be, you
know unless they came in with a variance right?
Generous: Right.
Skistad: Okay.
Weick: Thank you. Any other comments, questions. I would also accept a motion.
Von Oven: I’ll make a motion. The Chanhassen Planning Commission recommends City
Council approve the amendment to the Chaparral Planned Unit Development-Residential zoning
to correct the internal inconsistency and adopts the Findings of Fact and Recommendation.
Weick: Thank you we have a valid. Oops what? We have a valid motion from Commissioner
Von Oven. Do we have a second?
Randall: I’ll second that.
Weick: Sorry for jumping the gun there Commissioner Randall.
Randall: That’s alright.
Weick: We have a motion and a second. Any final comment for the record? And hearing none
we will commence a roll call vote.
Von Oven moved, Randall seconded that the Chanhassen Planning Commission
recommends City Council approve the amendment to the Chaparral Planned Unit
Development-Residential zoning to correct the internal inconsistency and adopts the
Chanhassen Planning Commission – July 7, 2020
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Findings of Fact and Recommendation. All voted in favor and the motion carried
unanimously with a vote of 6 to 0.
Weick: This item passes unanimously. Six ayes, zero nays. Thank you Mr. Generous. I’m sure
future Planning Commissions will be happy we got this corrected for them. It will solve many
problems. That is our final item this evening.
APPROVAL OF MINUTES: Commissioner Skistad noted the verbatim and summary
Minutes of the Planning Commission meeting dated June 16, 2020 as presented.
ADMINISTRATIVE PRESENTATIONS.
Weick: Any administrative updates?
Generous: We haven’t been sending much to the City Council so I don’t have anything to add. I
do have some bad news. There’s no meeting on the next meeting in July and the first meeting in
August. We didn’t have any applications. We anticipate a couple for the second meeting in
August so, but they still have another week and a half.
Walters: July 17 th I believe.
Generous: Is for submittals.
Weick: Okay.
Generous: We’ll let you know.
Weick: We will stay on notice. Thank you.
Generous: And then if anyone’s going to be gone on the August 18th meeting if they could let us
know early so.
Weick: Okay. We will do that. So check your calendars. We have a little bit of time but let
Kate know if you won’t be able to make August 18th. Any presentations from the
commissioners? Comments. Certainly want to give everyone a chance to be heard. With that I
would accept a motion for adjournment.
Reeder moved to adjourn the meeting. All voted in favor and the motion carried
unanimously with a vote of 6 to 0. The Planning Commission meeting was adjourned at
8:20 p.m.
Submitted by Kate Aanenson
Community Development Director Prepared by Nann Opheim