Planning Commission Agenda - 04/12/2023 (Special)AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
WEDNESDAY, April 12, 2023 — 5:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Paul Konsor, Andrew Tapper, Eric Hagen, Teri Lehner, Melissa Robeck
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller,
Hayden Stensgard
1. General Business
A. Call to Order
2. Public Hearing
A. Consideration of a Request for an Amendment to Conditional Use Permit for Planned
Unit Development related to replacement of outdoor storage tanks.
Applicant: Cargill Kitchen Solutions, Inc.
3. Adjournment
Planning Commission Agenda — 04/12/2023
2A. Public Hearing - Consideration of a request for an Amendment to a Conditional Use
Permit for Planned Unit Development related to replacement of outdoor storage tanks.
Cargill Kitchen Solutions, Inc.
Prepared by:
Meeting Date:
Council Date (pending
Northwest Associated Consultants
04/12/2023
Commission action):
(NAC)
04/24/2023
Additional Analysis by:
Community Development Director
ALTERNATIVE ACTIONS
Decision 1: Consideration of an Amendment to a Conditional Use Permit for a Planned Unit
Development for Cargill Kitchens to replace two existing CO2 tanks with up to three larger
tanks in the CCD, Central Community District.
1. Motion to adopt Resolution No. PC -2023-16 recommending approval of an Amendment
to a CUP for a PUD subject to the conditions in Exhibit Z and based on findings in said
resolution.
2. Motion to deny the adoption of Resolution No. PC -2023-16 recommending denial of the
Amendment to CUP for PUD, based on findings to be made by the Planning Commission.
3. Motion to table action on Resolution No. PC -2023-16.
REFERENCE AND BACKGROUND
Property: Legal Description: Lengthy Legal Description—Contact City Hall
PID #: 155010019030, 155010019080,
155010019060
Planning Case Number: 2023-14
Request(s): Consideration of an amendment to Conditional Use Permit for
Planned Unit Development
Deadline for Decision: May 26, 2023 (60 -day deadline)
July 25, 2023 (120 -day deadline)
Land Use Designation: General Industrial
1
Planning Commission Agenda — 04/12/2023
Zoning Designation: CCD, Central Community District
Overlays/Environmental
Regulations Applicable: NA
Current Site Uses: Industrial Food Manufacturing
Surrounding Land Uses:
North: Downtown Mixed Use
East: Downtown Mixed Use
South: Monticello Community Center
West: Downtown Mixed Residential
Project Description: The applicants are seeking to replace existing CO2 tanks on their
property that serve their food production facility. The current
tanks limit the capacity of their process due to a variety of factors.
The new tanks (initially two such tanks, and eventually a third)
would be taller than the current 42 foot tanks, extending up to
approximately 59 feet.
The site plan for the property will be modified only slightly, as the
new tanks need to be installed before the existing tanks are
removed to maintain continuous production. Thus, the site for the
new tanks is very near, but not exactly on, the site of the current
location. A small number of parking spaces will be relocated as a
result of the tank replacement.
The property previously received a Conditional Use Permit for a
Planned Unit Development which included the current tanks in
prior years. This change requires an amendment to that CUP/PUD,
since there is additional height and modification to the site plan.
ANALYSIS:
As noted above, the site is subject to an existing Conditional Use Permit for Planned Unit
Development (CUP/PUD). The property is zoned CCD, Central Community District similar to the
surrounding downtown area, but is guided General Industrial, while most of the CCD area is
guided for mixed downtown uses, primarily commercial and residential. The General Industrial
guidance, as noted in several of the City's municipal planning documents, acknowledges
Cargill's longstanding and significant investments in the downtown area, and its likely long-term
continued presence on its current site.
2
Planning Commission Agenda — 04/12/2023
The location of the tanks is along the north side of the westerly portion of the main Cargill
building. The image below is a Google Street View of the existing tank area looking south from
4t" Street.
The CCD zoning district establishes a maximum building height of 60 feet, with those over 50
feet subject to Conditional Use Permit review. The CUP/PUD applicable to the Cargill facilities
serves as the applicable process for consideration of this request.
There are a series of tanks and other mechanical equipment that currently serve the facility.
While the proposed tanks would increase the height from 42 feet to 59 feet, and eventually the
number of tanks in this cluster from two to three, the facilities are not unique to the property.
The consideration of Conditional Use Permits is governed by these criteria:
1. The conditional use will not substantially diminish or impair property values within
the immediate vicinity of the subject property;
Staff Comment: While the tanks will be taller, they will still fall within the
maximum CCD allowances. Moreover, they represent only a nominal addition
to the Cargill facility overall. The nearest residential structures are more than
250 feet distant to the north, and 350 feet to the west. No impact on property
values would be foreseen.
2. The conditional use will not be detrimental to the health, safety, morals, or welfare
of persons residing or working near the use;
Planning Commission Agenda — 04/12/2023
Staff Comment: No changes would be expected with regard to these factors.
The applicants note that the new tanks would be protected from impacts by
a perimeter barrier.
3. The conditional use will not impede the normal and orderly development of
surrounding property for permitted uses predominant in the area;
Staff Comment: The tank location is internal to the developed site. No impacts
on surrounding use or development would be expected. No changes to on-site
circulation are planned.
4. The conditional use will not pose an undue burden on public utilities or roads, and
adequate sanitary facilities are provided;
Staff Comment: Public utilities and road usage would remain unchanged from
the current condition.
5. The conditional use can provide adequate parking and loading spaces, and all
storage on the site can be done in conformance with city code requirements;
Staff Comment: The applicant notes that a small number of parking spaces
(approximately 5 or fewer) would be displaced by the proposed tank
installation. However, several open parking spaces are available immediately
to the west of this location on-site. There is also parking on other areas of the
Cargill site available to manage parking demand generated by the easterly
portions of the facility. This change should not impact, either positively or
negatively, that condition.
6. The conditional use will not result in any nuisance including but not limited to odor,
noise, or sight pollution;
Staff Comment: Only sight issues would be raised by the proposed tank
replacement. As noted, the facility is a large industrial complex, with many
other similar tanks, mechanical equipment, and related elements. The addition
of the proposed replacement tanks would appear to have a negligible impact
on views of the site, and would not be out of character with the use and views
of the facility overall.
7. The conditional use will not unnecessarily impact natural features such as
woodlands, wetlands, and shorelines; and all erosion will be properly controlled;
Staff Comment: No natural features will be impacted by the proposed project.
8. The conditional use will adhere to any applicable additional criteria outlined in
§§ 153.090 through 153.093 for the proposed use.
4
Planning Commission Agenda — 04/12/2023
Staff Comment: This comment references the Use Tables of the Ordinance,
which do not impact the proposed changes.
In summary, the proposed tank replacement is consistent with the continued use of the site,
which the Comprehensive Plan anticipates with a General Industrial land use designation.
Moreover, the zoning district accommodates the additional height by Conditional Use Permit,
and the location of the replacement would be expected to have minimal impact on the site use
or layout. The two impacts of the change are the visual impact of increasing the height of the
tanks over the current condition, and displacing a small number of parking spaces. Both impacts
are generally consistent with the existing condition, and/or are accommodated by the current
site layout.
STAFF RECOMMENDED ACTION
Staff recommends approval of the amendment to the CUP/PUD. As noted, the modifications
have only nominal impacts, and are consistent with the expectations for the site in the CCD
District, with regard to height, and in the General Industrial land use category of the
Comprehensive Plan. As the applicants highlighted in their application narrative, the current
tanks restrict full use of the facility, and raise issues related to truck service, which can have an
impact both on-site and on the surrounding streets.
SUPPORTING DATA
A. Resolution PC -2023-16
B. Aerial Site Image
C. Applicant Narrative
D. Plans, Including:
a. Site Plan
b. Structural Drawings & Detail
E. General Layout & Site Location Illustration
Z. Conditions of Approval
5
Planning Commission Agenda — 04/12/2023
EXHIBIT Z
Conditions of Approval
Amendment to a Conditional Use Permit for a Planned Unit Development
Legal Description: Lengthy Legal—Contact City Hall
PIDs:155010019030,155010019080,155010019060
1. Applicant may install no more than three (3) total tanks at the requested
location under this Amendment.
2. The existing tanks are removed within sixty (60) days of the date on which the
first two new tanks are operational.
3. The applicant continues to encourage its employees to park in open parking
spaces on the property, rather than on -street.
4. Compliance with the comments of the City Engineer and Fire Inspector as part of
the building permit review.
5. Comments and recommendations of other Staff and Planning Commission.
0
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2023-16
RECOMMENDING APPROVAL OF AN AMENDMENT TO A
CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT
FOR REPLACEMENT OF CO2 TANKS AT CARGILL KITCHENS
PID #: 155010019030, 155010019080, 155010019060
WHEREAS, the applicant operates an industrial food production facility over several parcels;
and
WHEREAS, the facility is subject to a Conditional Use Permit for Planned Unit Development
that governs the land uses on the subject property; and
WHEREAS, the applicant has submitted a request to amend the CUP/PUD; and
WHEREAS, the proposed changes would involve replacement of two existing CO2 tanks with
two new larger tanks, and the provision for a future third such tank; and
WHEREAS, the site is located on property that is guided for General Industrial uses; and
WHEREAS, the site is zoned CCD, Central Community District, which allows the subject use
under the PUD process; and
WHEREAS, the proposed changes would have only minimal impacts on site and building
views, or on parking and circulation on the site; and
WHEREAS, the Planning Commission held a public hearing on April 12th, 2023 on the
application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following Findings
of Fact in relation to the recommendation of approval:
1. The applicant has provided plans that accurately demonstrate the potential
changes to the site, and show that only nominal changes to the site will result
from the proposal.
2. The changes would have only minor visual impacts in the context of the existing
site development.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2023-16
3. The project will dislocate a small number of parking spaces on the site, but which
can be replaced by other available off-street parking nearby.
4. The proposed project will facilitate the long-range continuation of the business,
which is a significant objective of the City's Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello,
Minnesota, that the Planning Commission hereby recommends that the Monticello City
Council approve the amendment to Conditional Use Permit for Planned Unit Development
to accommodate the replacement and expansion of two existing tanks as shown in the
applicant's project submission, subject to the conditions identified in Exhibit Z of the Staff
report, as listed below:
1. Applicant may install no more than three (3) total tanks at the requested
location under this Amendment.
2. The existing tanks are removed within sixty (60) days of the date on which
the first two new tanks are operational.
3. The applicant continues to encourage its employees to park in open parking
spaces on the property, rather than on -street.
4. Compliance with the comments of the City Engineer and Fire Inspector as
part of the building permit review.
5. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 12th day of April, 2023 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
By:
Paul Konsor, Chair
ATTEST:
Angela Schumann, Community Development Director
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Cargill CO2 Storage Tank Project Description:
The project is to increase the storage capacity of CO2 on the site from 100 tons to 200 tons. This will
allow for greater flexibility in production scheduling and in the delivery of the CO2 trucks arrival times.
Our current system could service both lines pre-COVID, but since COVID our storage system is only able
to supply 1 production line. The main cause of this reduction is due to a significant shortage of semi -
truck drivers. Our supplier is requiring that we increase our onsite storage in order to continue to meet
our production needs on both process lines. The increased onsite storage also creates a buffer for
deliveries to allow for continued production vs having to stop or shift production on our process lines.
The new CO2 Storage tanks will require a new concrete pad. This concrete pad will be directly north of
the current tanks and buildings, in the Warehouse parking lot. Space between current structure and
new tank pad will have enough room to remove equipment from the toast boiler room. The new space
and concrete pad will be taking into consideration for the installation of a future 3rd 100 ton storage
tank. The 3rd tank would be installed when a 3rd process line is installed in the production area.
The current piping setup will be adjusted to accommodate the new location of the storage tanks. The
piping will also connect to the existing muffler system to continue with the reduced noise levels while
charging the system.
The total system changes will also allow for the reduction in system pressure. This reduction in pressure
will also reduce unloading time. System changes also allow for more consistent operation of processing
area. The additional storage of Liquid CO2 will help in the fluctuation of deliveries due to supply
changes and weather impacts.
This new system will have added safety features of emergency stops for the unload process. This will
reduce the amount of loss if there was an emergency, such as a hose rupture. The new location for the
tanks allows for easy access to tank valves and CO2 piping connections, as they will be located next to
each other.
There will be a chain link fence and concrete filled steel bollards placed around the perimeter of the
concrete pad to keep unauthorized personal from entering the area of the CO2 tanks. Also to add a layer
of protection from semi -truck and vehicle traffic that moves around in this area.
The option to re -use current CO2 tank locations was explored and found that a significant amount work
would need to be done to meet the new tank's foundation requirements. The current tanks location
also pose a safety concern as there isn't significant air flow to disperse any build up of CO2 gas.
The timing of the project is to have the new tank system installed and operation prior to removing the
old tanks system. This is to reduce the operational impact on the plant, and to allow for proper testing
and verification of the new tanks system.
The current CO2 storage tanks will be removed once the project is completed. As these tanks will no
longer be used by the new system. The associated piping and equipment will also be removed from the
system and the site.
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1. WEIGHT EMPTY: 74,000 LBS. (APPROXIMATE)
2. NOMINAL WEIGHT CONTENTS (FULL): 200,000 LBS.
3. TOTAL VOLUME: 3478 CU. FT. - 26,015 GALLONS
4. MAXIMUM ALLOWABLE WORKING PRESSURE OF VESSEL: 350 PSIG ® 200' F
5. MINIMUM DESIGN METAL TEMPERATURE OF VESSEL -39' F ® 350 PSIG
6. NOTE: VESSEL NOT INTENDED TO BE FILLED WITH LIQUID CO2 COLDER THAN -20' F.
7. LIFTING LUGS ARE TO BE USED ONLY WHEN VESSEL IS EMPTY.
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COMPLY WITH ALL INSTRUCTIONS IN THE INSTALLATION AND SERVICE MANUAL
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3. TOTAL VOLUME: 3478 CU. FT. - 26,015 GALLONS
4. MAXIMUM ALLOWABLE WORKING PRESSURE OF VESSEL: 350 PSIG ® 200' F
5. MINIMUM DESIGN METAL TEMPERATURE OF VESSEL -39' F ® 350 PSIG
6. NOTE: VESSEL NOT INTENDED TO BE FILLED WITH LIQUID CO2 COLDER THAN -20' F.
7. LIFTING LUGS ARE TO BE USED ONLY WHEN VESSEL IS EMPTY.
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INSTALLATION NOTES:
1. THE OWNER/INSTALLATION CONTRTACTOR IS TO OBTAIN THE SERVICES
OF A REGISTERED CML/STRUCTURAL ENGINEER TO PROVIDE A
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TUMCO2 SYSTEMS OR AS EXPRESSLY AUTHORIZED IN
WRITING BY TOMCO2 SYSTEMS AND THAT IT IS NOT TO BE
GENERAL OUTLINE
DWG, NO.;COMM
REV
4
XX = t 0,1 REMOVE ALL BURRS
T AS
TUMCO2PSYSTEMS
V -10 0 81 G -15
XXX = t 0.06 BREAK SHARP
EXPRESSLY AUTHORIZED IINEWRITTIING BY
100 -TON VERTICAL
LCO2 STORAGE TANK
SIZE SCALES SHEETS
B NTS 2 OF 2
.XXXX = t 0.010 EDGES = 0.01- 0.03
`t J L 1
100 TON VERTICAL LEG FOOTPRINT DRAWINC
(PLAN VIEW)
WEIGHT: DEAD LOAD (EMPTY): 74,000 LBS (APPROX.)
TOTAL LOAD (FULL): 274,000 LBS (VESSEL PLUS CONTENT)
WIND: IBC 2012 / ASCE 7-10
[RISK CATEGORY: II]
WIND SPEED, Vult=115 mph
EXPOSURE "D"
SEISMIC: REF. DOC.: REPORT ON GEOTECHNICAL INVESTIGATION, 121358SA, DATED: JAN 28, 2014
SEISMIC ACCELERATION COEFFICENTS: Ss=0.173, S1=0.060
RISK CATEGORY: II
IMPORTANCE FACTOR: Ie=1.00
SITE CLASS: D
R=2 (VERTICAL VESSEL)
Sds=0.185, Sdt=0.096
SEISMIC HORZ. BASE SHEAR: V=25340 LB (APPROX.)
SEISMIC DESIGN CATEGORY (SDC): B
FOUNDATION
LOAD TABLE
(IBC 2012/ASCE 7-10)
LEG SEQUENCE
LEG -1
LEG -2
LEG -3
LEG -4
LOAD DESCRIPTION
LB
LB
LB
LB
TANK AT EMPTY
Fy
—18,500
—18,500
—18,500
—18,500
WITH CONTENT
Fy
—68,500
—68,500
—68,500
—68,500
WIND
X—DIR
Fx
+/-2,305
+/-5,308
+/-2,305
+/-5,308
Fy +/-52,490 0 —/+52,490
0
Fx
+/-3,800
+/-8,870
+/-3,800
+/-8,870
SEISMIC
X—DIR
Fy
+/-96,110
0
—/+96,110
0
Fy - UP / DOWN (TANK VERTICAL DIRECTION)
Fx = WIND / SEISMIC (+X DIRECTION ONLY)
WIND AND SEISMIC LOADS IN LOAD TABLE AT THE BASE OF EACH LEG (FOR +X DIRECTION ONLY).
LOADS TO BE COMBINED WITH APPROPRIATE LOAD FACTORS FOR FOUNDATION DESIGN.
WIND AND SEISMIC LOADS ASSUMED THAT THE TANK IS LOCATED AT GRADE FLAT LEVEL
ON ISOLATED CONCRETE SLAB OR MAT FOUNDATION.
SPECIAL INSPECTION
GENERAL
1 THE SPECIAL INSPECTOR SHALL:
a. BE A QUALIFIED PERSON WHO SHALL DEMONSTRATE COMPETENCE, TO THE SATISFACTION OF THE BUILDING OFFICIAL,
FOR INSPECTION OF THE PARTICULAR TYPE OF CONSTRUCTION OR OPERATION REQUIRING SPECIAL INSPECTION.
b. REVIEW MATERIALS AND WORK FOR GENERAL COMPLIANCE WITH IBC REFERENCES AND REFERENCED STANDARDS.
c. KEEP RECORDS OF INSPECTIONS.
d. FURNISH INSPECTION REPORTS TO THE BUILDING OFFICIAL, AND TO THE REGISTERED DESIGN PROFESSIONAL IN
RESPONSIBLE CHARGE AT THE FREQUENCY INDICATED.
e. REPORTS SHALL INDICATE THAT WORK INSPECTED WAS DONE IN CONFORMANCE TO APPROVED CONSTRUCTION DOCUMENTS.
f. DISCREPANCIES SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE CONTRACTOR FOR CORRECTION.
g. IF THE DISCREPANCIES ARE NOT CORRECTED, THE DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
OF THE BUILDING OFFICIAL AND TO THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE
CHARGE PRIOR TO THE COMPLETION OF THAT PHASE OF WORK.
h. SUBMIT A FINAL REPORT OF INSPECTIONS DOCUMENTING REQUIRED SPECIAL INSPECTIONS AND
CORRECTION OF ANY DISCREPANCIES NOTED IN THE INSPECTIONS.
2 ALL IBC REFERENCES ARE TO 2018 INTERNATIONAL BUILDING CODE.
3 THE CONTRACTOR SHALL PROVIDE TIMELY NOTICE TO THE SPECIAL INSPECTOR AND SUFFICIENT TIME FOR THE
INSPECTOR TO PERFORM THEIR INSPECTION.
4 SPECIAL INSPECTIONS OF THE FOLLOWING ITEMS ARE NOT WITHIN THE SCOPE OF THE STRUCTURAL DRAWINGS.
CONTACT THE ARCHITECT OR DESIGN PROFESSIONALS WITH THESE RESPONSIBILITIES FOR SPECIAL INSPECTIONS
REQUIRED FOR THE FOLLOWING ITEMS:
a. IBC 1705.13 - SPRAY FIRE-RESISTANT MATERIALS
b. IBC 1705.14 - MASTIC AND INTUMESCENT FIRE-RESISTANT COATINGS
c. IBC 1705.15 - EXTERIOR INSULATION AND FINISH SYSTEM (EIFS)
d. IBC 1705.16 - FIRE-RESISTANT PENETRATIONS AND JOINTS
e. IBC 1705.17 -SMOKE CONTROL
CAST -IN-PLACE CONCRETE (IBC 1705.3)
ITEM
CONTINUOUS
PERIODIC
N/A
ACI 318-14
ITEM
CONTINUOUS
PERIODIC
N/A
1
TO ACHIEVE THE DESIGN BEARING CAPACITY
EXPOSURE FACTOR.....................................................................
X
= 1.0
REFERENCE
1
INSPECT REINFORCEMENT, INCLUDING PRESTRESSING
SLOPE FACTOR.............................................................................
CS =
2
ACI 318: CH. 20,25.2,
TENDONS, AND VERIFY PLACEMENT.
PERFORM CLASSIFICATION AND TESTING OF COMPACTED FILL
25.3,26.6.1-26.6.3
VERIFY WELDABILITY IF REINFORCING
MATERIAL
X
X
VERIFY USE OF PROPER MATERIALS, DENSITIES, AND LIFT
BARS OTHER THAN ASTM A706
4
THICKENESSES DURING PLACEMENT AND COMPACTION OF
REINFORCING BAR
X
COMPACTED FILL
2
WELDING:
INSPECT SINGLE -PASS FILLET WELDS,
X
AWS D1.4 ACI 318: 26.6.4
VERIFY THAT SITE HAS BEEN PREPARED PROPERLY
MAXIMUM 5/16"
INSPECT ALL OTHER WELDS
X
3
INSPECT ANCHORS CAST IN CONCRETE.
X
ACI 318: 17.8.2
INSPECT ANCHORS
ADHESIVE ANCHORS
X
ACI 318: 17.8.2.4
POST -INSTALLED IN
4
HARDENED
CONCRETE MEMBERS:
MECHANICAL ANCHORS
X
ACI 318:17.8.2
5
VERIFY USE OF REQUIRED DESIGN MIX.
X
ACI 318:
26.
26.4.3, 26.4.4.4
PRIOR TO CONCRETE PLACEMENT, FABRICATE SPECIMENS FOR
6
STRENGTH TESTS, PERFORM SLUMP AND AIR CONTENT TESTS,
x
A C172 ASTM C31
ACI 3 318:18: 26.5, 26.12
AND DETERMINE THE TEMPERATURE OF THE CONCRETE.
INSPECT CONCRETE AND SHOTCRETE PLACEMENT FOR PROPER
7
X
ACI 318:z6.s
APPLICATION TECHNIQUES.
8
VERIFY MAINTENANCE OF SPECIFIED CURING TEMPERATURE
ACI 318: 26.5.3 -
AND TECHNIQUES.
26.5.5
INSPECT
APPLICATION OF PRESTRESSING FORCES
X
GROUTING OF BONDED PRESTRESSING
9
PRESTRESSED
ACI 318: 26.10
CONCRETE FOR:
TENDONS
X
10
INSPECT ERECTION OF PRECAST CONCRETE MEMBERS.
X
ACI 318: 26.9
VERIFY IN-SITU CONCRETE STRENGTH, PRIOR TO STRESSING OF
TENDONS IN POST -TENSIONED CONCRETE AND PRIOR TO
11
X
ACI 318: 26.11.2
REMOVAL OF SHORES AND FORMS FROM BEAMS AND
STRUCTURAL SLABS.
12
INSPECT FORMWORK FOR SHAPE, LOCATION, AND DIMENSIONS
X
ACI 318: 26.11.1.2 (b)
OF THE CONCRETE MEMBER BEING FORMED.
SOILS (113C 1705.6)
ITEM
CONTINUOUS
PERIODIC
N/A
= 50 PSF
VERIFY MATERIALS BELOW SHALLOW FOUNDATIONS ARE ADEQUATE
Pf =
35 PSF
IMPORTANCE FACTOR................................................................
1
TO ACHIEVE THE DESIGN BEARING CAPACITY
EXPOSURE FACTOR.....................................................................
X
= 1.0
THERMAL FACTOR.......................................................................
VERIFY EXCAVATIONS ARE EXTENDED TO PROPER DEPTH AND HAVE
1.2
SLOPE FACTOR.............................................................................
CS =
2
REACHED PROPER MATERIAL
X
PERFORM CLASSIFICATION AND TESTING OF COMPACTED FILL
3
MATERIAL
X
VERIFY USE OF PROPER MATERIALS, DENSITIES, AND LIFT
4
THICKENESSES DURING PLACEMENT AND COMPACTION OF
X
COMPACTED FILL
PRIOR TO PLACEMENT OF COMPACTED FILL, INSPECT SUBGRADE AND
5
VERIFY THAT SITE HAS BEEN PREPARED PROPERLY
X
Q
Ln
N
0
N
O
N
STRUCTURAL NOTES
GENERAL REINFORCING STEEL
1. NOTES AND DETAILS ON THE STRUCTURAL DRAWINGS TAKE PRECEDENCE OVER THESE STANDARD 1. CONCRETE WORK SHALL CONFORM TO ALL REQUIREMENTS OF ACI 301 (LATEST EDITION)
STRUCTURAL NOTES. "SPECIFICATIONS FOR STRUCTURAL CONCRETE FOR BUILDINGS", EXCEPTAS MODIFIED BY
THESE NOTES.
2. ALL MATERIAL AND WORKMANSHIP SHALL CONFORM TO THE REQUIREMENTS OF THE FOLLOWING
CODES, SPECIFICATIONS, AND DESIGN MANUAL (LATEST EDITION UNLESS NOTED):
a. 2020 MINNESOTA BUILDING CODE
b. AMERICAN CONCRETE INSTITUTE (ACI)
c. CONCRETE REINFORCING STEEL INSTITUTE (CRSI) MANUAL OF STANDARD PRACTICE
(FOR PLACING & DETAILING OF ALL REINFORCING)
d. STATE AND FEDERAL OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION
(OSHA) REQUIREMENTS
3. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, AND SITE CONDITIONS BEFORE
STARTING WORK; AND THE ENGINEER/ARCHITECT SHALL BE IMMEDIATELY NOTIFIED, IN WRITING,
OF ANY DISCREPANCIES.
4. IN NO CASE SHALL DIMENSIONS BE SCALED FROM PLANS, SECTIONS, OR DETAILS ON THE
STRUCTURAL DRAWINGS.
to
6. ALL OMISSIONS AND CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE DRAWINGS SHALL BE
BROUGHT TO THE ATTENTION OF, AND RESOLVED WITH THE ENGINEER BEFORE PROCEEDING WITH
ANY WORK SO INVOLVED.
7. THE CONTRACTOR SHALL DETERMINE THE LOCATION OF UTILITY SERVICES IN THE AREA TO BE
EXCAVATED BEFORE BEGINNING EXCAVATION.
8. RECESSES, DEPRESSIONS, DIMENSIONS, ELEVATIONS, OPENINGS, EQUIPMENT SUPPORTS, AND DETAILS
SHALL BE VERIFIED BY REFERENCE TO ARCHITECTURAL, MECHANICAL, AND ELECTRICAL DRAWINGS.
OPENINGS, REQUIRED BUT NOT SHOWN, MUST BE PLACED BETWEEN STRUCTURAL MEMBERS.
DESIGN DATA
1. DESIGN RISK CATEGORY..................................................................... II
2. WIND DESIGN DATA:
BASIC WIND SPEED...................................................................... VULT 115 MPH
VASD = 89 MPH
WIND EXPOSURE................................................................... B
INTERNAL PRESSURE COEFFICIENT ............................................. GCpi =±0.18
3. ROOF SNOW LOAD DATA:
BAR
SIZE
LAP LENGTH
(INCHES)
GROUND SNOW..........................................................................
Pg
= 50 PSF
FLAT ROOF SNOW LOAD.............................................................
Pf =
35 PSF
IMPORTANCE FACTOR................................................................
IS =
1.0
EXPOSURE FACTOR.....................................................................
Ce
= 1.0
THERMAL FACTOR.......................................................................
Ct =
1.2
SLOPE FACTOR.............................................................................
CS =
1.0
4. CO2 TANK DL + CONTENTS................................................................ 275 kips
5. EARTHQUAKE DESIGN DATA:
EQUIVALENT LATERAL FORCE PROCEDURE
• IMPORTANCE FACTOR......................................................... le = 1.0
• MAPPED SPECTRAL RESPONSE ACCELERATIONS .................SS = 0.047
S1= 0.036
• SITE CLASS............................................................................ D
• DESIGN SPECTRAL RESPONSE ACCELERATIONS .................. SDS = 0.051
SD1= 0.057
• SEISMIC DESIGN CATEGORY ................................................. A
FOOTINGS AND FOUNDATIONS
1. NET ALLOWABLE SOIL BEARING PRESSURE:
a. Fp = 1500 psf
2. FOOTINGS, FOUNDATIONS AND OTHER ITEMS RELATED TO THE SOILS SHALL BE CONSTRUCTED IN
ACCORDANCE WITH THE RECOMMENDATIONS IN THE SOILS REPORT.
3. THE NET ALLOWABLE SOIL BEARING PRESSURE SHALL BE FIELD VERIFIED BY SOILS ENGINEER
PRIOR TO PLACING FOOTINGS.
4. ALL SITE SOIL WORK SHALL BE DONE UNDER THE DIRECT OBSERVATION OF A SOILS ENGINEER.
5. WATER LEVELS ARE SUBJECT TO SEASONAL AND/OR ANNUAL VARIATIONS. IF NECESSARY A
DEWATERING SYSTEM OF SUFFICIENT CAPACITY SHALL BE INSTALLED AND OPERATED TO MAINTAIN
THE CONSTRUCTION AREA FREE OF WATER AT ALL TIMES.
6. MINIMUM DEPTH FROM EXTERIOR GRADE TO BOTTOM OF FOOTING NOT ADJACENT TO HEATED
SPACE SHALL BE 60 INCHES.
7. PROTECT FOUNDATION EXCAVATIONS FROM FROST; DO NOT PLACE CONCRETE ON FROZEN GROUND.
8. FOUNDATION EXCAVATIONS SHALL BE KEPT FREE OF LOOSE MATERIAL AND STANDING WATER
AND SHALL BE CHECKED AND APPROVED BY THE SOILS ENGINEER BEFORE THE PLACEMENT OF
ANY CONCRETE.
9. BOTH SIDES OF FOUNDATION WALLS SHALL BE BACKFILLED SIMULTANEOUSLY SO AS TO
PREVENT OVERTURNING OR LATERAL MOVEMENT OF WALLS.
2. BAR REINFORCEMENT SHALL BE: ASTM A615, GRADE 60.
3. WELDED WIRE FABRIC SHALL MEET ASTM A1064.
4. CONTRACTOR SHALL SUBMIT REINFORCING STEEL SHOP DRAWINGS FOR APPROVAL BEFORE
FABRICATION AND INSTALLATION.
5. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND INSERTS SHALL BE SECURED IN
POSITION WITH WIRE POSITIONERS BEFORE PLACING CONCRETE OR GROUT.
6. DOWELS BETWEEN FOOTINGS AND WALLS SHALL BE THE SAME GRADE, SIZE, AND SPACING AS
VERTICAL WALL REINFORCING.
7. MINIMUM LAP SPLICES OF REINFORCING BARS SHALL BE AS FOLLOWS UNLESS NOTED OTHERWISE
a. CONCRETE: CLASS B AS DEFINED IN ACI 318-14 OR CHART BELOW.
CONCRETE REINFORCING
LAP SPLICE LENGTHS (2" CLR)
BAR
SIZE
LAP LENGTH
(INCHES)
#3
17
#4
23
#5 j
28
#6
34
8. REINFORCING STEEL SHALL BE PROVIDED WITH THE FOLLOWING AMOUNTS OF COVER FOR
CAST -IN-PLACE CONCRETE:
a. CONCRETE PLACED AGAINST EARTH ......... 3"
b. CONCRETE SURFACE (FORMED) EXPOSED TO EARTH OR WEATHER:
• #6 THROUGH #18 BARS ...................... 2"
REINFORCED CONCRETE
1. CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH (fc), MAXIMUM
WATER -CEMENT (W/C) RATIO AS FOLLOWS:
F'c (P.S.I.) 28 DAYS MAXIMUM W/C RATIO
EXTERIOR CONCRETE EXPOSED TO FREEZING ................ 4,500 0.45
(AIR ENTRAINED)
LEAN CONCRETE FILL ...................................................... 500 N/A
1 '-0" (TYP.)
r:JI��JW
47'-0"
:o
TRUE PLAN
NORTH NORTH
FOUNDATION PLAN
2. CONTRACTOR SHALL SUBMIT MIX DESIGNS FOR APPROVAL 14 DAYS PRIOR TO FABRICATION AND
INSTALLATION. ALL CONCRETE MIXES SHALL BE DESIGNED AND CERTIFIED BY A MATERIALS
TESTING LABORATORY.
N
3. ADMIXTURES MAY BE USED WITH PRIOR APPROVAL OF THE ENGINEER (CALCIUM CHLORIDE
SHALL NOT BE USED).
4. ADMIXTURES SHALL COMPLY WITH ASTM C494 AND BE OF A TYPE THAT INCREASES THE
WORKABILITY OF THE CONCRETE, BUT SHALL NOT BE CONSIDERED TO REDUCE THE SPECIFIED
MINIMUM CEMENT CONTENT.
5. CEMENT SHALL CONFORM TO ASTM C150, TYPE I OR ASTM C595, TYPE IL.
6. READY -MIX CONCRETE SHALL BE MIXED AND DELIVERED IN ACCORDANCE WITH ASTM C94.
N
7. REFER TO DRAWINGS OF OTHER DISCIPLINES FOR MOLDS, GROOVES, CLIPS, ORNAMENTS,
GROUNDS, ETC. REQUIRED TO BE CAST INTO CONCRETE.
8. PROJECTING CORNERS OF SLABS, BEAMS, WALLS, COLUMNS, ETC. SHALL BE FORMED WITH A
3/4" CHAMFER.
9. NO CONDUIT PLACED IN A CONCRETE SLAB SHALL HAVE AN OUTSIDE DIAMETER GREATER THAN
1/3 THE THICKNESS OF THE SLAB. NO CONDUIT SHALL BE EMBEDDED INA SLAB THAT IS LESS
THAN 3-1/2" THICK. EXCEPT FOR LOCAL OFFSETS, MINIMUM CLEAR DISTANCE BETWEEN
CONDUITS SHALL BE 6".
1/8" = 1'-0"
TANK BY SUPPLIER
I" DIA. (ASTM F1554 GR36 HDG) ANCHOR
RODS W/ 1/4" PLATE WASHER INSTALLED
W/HILTI HIT-HY200 V3 (15"EMBED)
- 4 THUS PER BASE PLATE
#6 @ 12" 0. C. EACH WAY
TOP & BOTTOM
SECTION
3/4" = 1'-0"
n
2" CLR.
0
12' 18'
0 1' 2' 3'
DRAWN BY: DWR
CHECKED: JRW
REVISION:
LS JOB#: 23-143
L S E
L2
LS Engineers
234 N. Main St.
LeSueur, MN 56058
email: Iseng@lsengineers.com
phone:(507) 665-6255
fax: (507) 665-6818
These documents are the property of
LSEngineers, INC. and are protected by all
copyright laws and may not be used, copied
or duplicated without prior written consent.
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am duly
licensed professional engineer under the
laws of the state of Minnesota.
Joseph R Weiers
LIC. NO.: 50951
DATE: 3/13/23
PROJECT TITLE:
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GREYSTONE
CONSTRUCTION
SHEET TITLE:
PLAN & SECTIONS
SHEET NUMBER:
S1
PROJECT NUMBER:
Cargill CO2 Storage Tank
General Layout and site location illustration
Current Site layout
Future Site layout — Looking South
Current Site layout — Looking East
V
La +
Future Site layout — Looking East
FFci
New
CO2
Tank ,
11' Dia
60' Ta I I
10
Martin Pylvainen
313 W. 4t" St.
Monticello, MN 55362
April 12, 2023
TO: CITY OF MONTICELLO PLANNING COMMISSION
AND MONTICELLO CITY COUNCIL
RE: Consideration of a Request for an Amendment to Conditional Use Permit for Planned Unit
Development related to replacement of outdoor storage tanks for applicant Cargill Kitchen
Solutions, Inc.
As the owner of the closest neighboring residential property to the project site, I write to share
my comments and recommendations on this proposal to replace outdoor CO2 tanks. The
proposal indicates that two new outdoor storage tanks will double the current capacity for CO2
storage on the Cargill state. I believe the proposal and comments are understating or not
acknowledging impacts on property values, road usage, and noise and sight pollution. There are
three items on the proposal criteria that I would refute.
Item 1 in the criteria list states "The conditional use will not substantially diminish or impair
property values within the immediate vicinity of the subject property" and the city staff has
commented that "No impact on property values would be foreseen." There is certainly some
subjective analysis as to the impact of viewing 2 42' tanks v. 3 60' tanks on property values, but
I would think all could agree that the view of the new tanks will not improve anyone's
neighboring property values.
Item 4 in the criteria list states that "the conditional use will not pose an undue burden on public
utilities or roads, and adequate sanitary facilities are provided" and city staff further states
"Public utilities and road usage would remain unchanged from the current condition". Item 6
also states "the conditional use will not result in any nuisance including but not limited to odor,
noise, or sight pollution". I would expect doubling CO2 storage capacity will increase production
at the Cargill facility. As stated in the proposal, the future third tank to support a new third
production line will certainly further increase Cargill's production. Receipts of incoming
materials, refilling of CO2 tanks from tanker trucks and product shipping will increase from
present conditions. There will be increased road usage to support Cargill's operations along
with the associated noise pollution. Current noise levels are often at 80db in the front of our
house. For comparison purposes, the noise levels on the 1-94 overpass sidewalk averaged
80db yesterday on April 11th at 530pm.
To alleviate this increased noise and sight pollution, I request that the planning commission and
city council require fencing, landscape hedges and plants similar to the western side of the
current Cargill parking lot at the corner of Linn and 4th streets as a condition for approval. Cargill
also has evergreen trees planted on the southwest corner of the property along the bike path as
a noise and visual block. I have attached photos marked for potential fence and landscape
areas and the current parking lot at Linn and 4th streets. While the noise control impact of new
fencing and landscaping can't be exactly forecast, there is an "out of sight out of mind" benefit
and the landscaping would improve natural surroundings in the city of Monticello consistent with
the future vision of the downtown area. The fence and hedge would also act as a snow fence
and potentially reduce snow plowing and removal in the Cargill parking lot near the storage
tanks. This fencing and plantings could be done at minimal cost in comparison to the total
project cost. Thank you for your consideration.
SINCERELY,
I,• II-11:iI1010 WdIVI-1\101 011
ATTACHMENTS:
I
3
jP.ry T41H S
IrOA
t?' tt X.
STOP
_:fir. � � _ _ • ,
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7
VIEW LOOKING SOUTH FROM 313 W 4T" ST.
5
Martin Pylvainen
313 W. 4t" St.
Monticello, MN 55362
April 12, 2023
TO: CITY OF MONTICELLO PLANNING COMMISSION
AND MONTICELLO CITY COUNCIL
RE: Consideration of a Request for an Amendment to Conditional Use Permit for Planned Unit
Development related to replacement of outdoor storage tanks for applicant Cargill Kitchen
Solutions, Inc.
As the owner of the closest neighboring residential property to the project site, I write to share
my comments and recommendations on this proposal to replace outdoor CO2 tanks. The
proposal indicates that two new outdoor storage tanks will double the current capacity for CO2
storage on the Cargill state. I believe the proposal and comments are understating or not
acknowledging impacts on property values, road usage, and noise and sight pollution. There are
three items on the proposal criteria that I would refute.
Item 1 in the criteria list states "The conditional use will not substantially diminish or impair
property values within the immediate vicinity of the subject property" and the city staff has
commented that "No impact on property values would be foreseen." There is certainly some
subjective analysis as to the impact of viewing 2 42' tanks v. 3 60' tanks on property values, but
I would think all could agree that the view of the new tanks will not improve anyone's
neighboring property values.
Item 4 in the criteria list states that "the conditional use will not pose an undue burden on public
utilities or roads, and adequate sanitary facilities are provided" and city staff further states
"Public utilities and road usage would remain unchanged from the current condition". Item 6
also states "the conditional use will not result in any nuisance including but not limited to odor,
noise, or sight pollution". I would expect doubling CO2 storage capacity will increase production
at the Cargill facility. As stated in the proposal, the future third tank to support a new third
production line will certainly further increase Cargill's production. Receipts of incoming
materials, refilling of CO2 tanks from tanker trucks and product shipping will increase from
present conditions. There will be increased road usage to support Cargill's operations along
with the associated noise pollution. Current noise levels are often at 80db in the front of our
house. For comparison purposes, the noise levels on the 1-94 overpass sidewalk averaged
80db yesterday on April 11th at 530pm.
To alleviate this increased noise and sight pollution, I request that the planning commission and
city council require fencing, landscape hedges and plants similar to the western side of the
current Cargill parking lot at the corner of Linn and 4th streets as a condition for approval. Cargill
also has evergreen trees planted on the southwest corner of the property along the bike path as
a noise and visual block. I have attached photos marked for potential fence and landscape
areas and the current parking lot at Linn and 4th streets. While the noise control impact of new
fencing and landscaping can't be exactly forecast, there is an "out of sight out of mind" benefit
and the landscaping would improve natural surroundings in the city of Monticello consistent with
the future vision of the downtown area. The fence and hedge would also act as a snow fence
and potentially reduce snow plowing and removal in the Cargill parking lot near the storage
tanks. This fencing and plantings could be done at minimal cost in comparison to the total
project cost. Thank you for your consideration.
SINCERELY,
I,• II-11:iI1010 WdIVI-1\101 011
ATTACHMENTS:
I
3
jP.ry T41H S
IrOA
t?' tt X.
STOP
_:fir. � � _ _ • ,
RF r
a
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0
o
7-
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��: �dR�T
7
VIEW LOOKING SOUTH FROM 313 W 4T" ST.
5