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• Planning Commission April 23, 1996 Page 3 view that the I-1 zoning is intended to permit research activities of the type conducted by Cargill. Relying on the fact that the ANC has been a permitted use in the various zoning districts employed in Elk River, Cargill has made substantial investments to its agricultural research center over the years. For example, since 1985, Cargill has invested over $3 Million in site improvements and buildings on the ANC property and almost $2.5 Million in technology and equipment to be used at the Elk River site. The total investment over the life of the ANC has been considerably more. The cost of replacing the facilities at another location has been estimated to be at least $8 Million. As part of our investment in the ANC, in 1995 we began work on replacing our aging swine research buildings with a new state-of-the art swine research facility. The portion of the property where swine research is conducted is located south of 165th Street in an area presently zoned R-la. When Cargill as a courtesy gave the City advance notice of its construction plans, Elk River officials requested that we obtain a conditional use permit for an approximately 300-acre portion of the ANC south of 165th street, apparently viewing this portion of the research facility as within the "feed lot" • definition of the Zoning Code. This was the first time that the City had suggested that the ANC was a conditional use. It is not readily apparent in retrospect that this conditional use classification was necessary or appropriate. Because there was no opposition to the suggested permit, however, there was no discussion between Cargill and Elk River staff as to whether the City had appropriately categorized the ANC to require a conditional use permit. We obtained a permit from the City for the swine project on May 15, 1995. Thereafter, we made a $3 Million investment in this state-of-the-art research facility, which is now nearing completion. In sum, Cargill has followed the planning process in Elk River for many years, including the recent amendments to the Comprehensive Plan. To our knowledge, there has been no indication at any point in this planning process that the ANC would not continue to be a permitted use consistent with Elk River's long-range plans. It is not at all clear why at this point in time, with this long background of Cargill's operations in Elk River, that City staff have recently come forward with a non-conforming use issue with the ANC.