HomeMy WebLinkAbout07.F.1
City Council Action Request
7.F.
Meeting Date 1/17/2024
Department Community Development
Agenda Category Action Item
Title Lumbermen’s Inc. – Outdoor Storage
Staff Recommendation Adopt Resolution 2024-004 approving the Conditional Use Permit
allowing for the outdoor storage of materials incidental to the
principal use at 7601 100th Street South.
Budget Implication N/A
Attachments 1. Lumberman's Outdoor Storage CC Memo
2. Lumberman's Outdoor Storage Resolution
3. Lumberman's Outdoor Storage Narrative
4. Lumberman's Outdoor Storage Site Plan
5. Lumberman's Outdoor Storage Fence Rendering
6. Lumberman's Outdoor Storage Fence Detail
TO: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
FROM: Conner Jakes, Associate Planner
DATE: January 17, 2024
RE: Lumbermen’s Inc. – Outdoor Storage
Proposal
Lumbermen’s, Inc. (Applicant), with approval from Northpoint Development (Property Owner), has
submitted an application for a Conditional Use Permit (CUP) to allow for the outdoor storage of
materials incidental to the principal use at 7601 100th Street South. The materials will be fully
screened by a 6-foot tall privacy fence that will enclose 25,000 square feet of the southwest
parking area to be used for material storage.
Site Location
Review Schedule
Application Received: November 22, 2023
Application Accepted: November 22, 2023
Planning Commission Meeting: December 18, 2023
City Council Meeting: January 17, 2024
60-Day Review Deadline: January 21, 2024
Honorable Mayor, City Council, and Jennifer Levitt
Lumbermen’s Inc. – Outdoor Storage
January 17, 2024
Page 2 of 5
Planning Commission
The Planning Commission reviewed the request at their December 18, 2023 meeting. The Com-
mission asked for clarification on the following:
x The space is being leased by the current applicant/tenant; if the current tenant no longer
leases the space, would the fence be removed?
o The property owner stated the fence will either remain on site or be taken down
depending on the state of the market and what is desirable for a future tenant. Staff
stated there is a condition that states if the approved outdoor storage area is unused
for material storage for a period of 12 months or more, the fence shall be removed
upon notification by the City.
x If a future tenant occupies the leased space and desires to utilize the outdoor storage area,
would a new Conditional Use Permit be required?
o Staff stated that a Conditional Use Permit is a property right that attaches to and
benefits the land and is not limited to a particular landowner. Therefore, a new tenant
and/or property owner would not need to reapply for a new Conditional Use Permit.
One resident participated in the public hearing:
x A 6-foot privacy fence would screen the building materials at street level, but not from
above. The City approved the development application for Norhart Apartments for the par-
cel directly to the west, which will be a five-story building and would overlook the proposed
fenced area and materials being stored.
o Staff stated Norhart Development did receive approvals for a five-story apartment
building; however, a building permit and further steps have not been taken at this
time. In addition, as part of the original approvals for the landscape plan of the sub-
ject site, there are numerous trees (coniferous and overstory) planted along the
western property line that will create a screened buffer at maturation.
The Planning Commission unanimously (7-to-0 vote) recommended approval of the application.
Background
The subject site is located within the Master Site Plan for the Cottage Grove Logistics Park, which
was approved by the City Council at their December 8, 2021, meeting and included approximately
252 total acres of land. In 2022, NorthPoint Development submitted an application for a Site Plan
Review that was approved for the Phase 1 development, which allowed for the construction of
two buildings (approximately 700,000 square feet) for warehouse, manufacturing, distribution, and
office space.
The Applicant, Lumbermen’s, Inc., is a building materials distributor that is headquartered in
Grand Rapids, Michigan, and is working with the Property Owner to occupy the western portion
of the available tenant space at 7601 100th Street South. The Applicant is proposing to utilize the
tenant space (approximately 89,000 square feet) for material storage. In addition to the interior
Honorable Mayor, City Council, and Jennifer Levitt
Lumbermen’s Inc. – Outdoor Storage
January 17, 2024
Page 3 of 5
space, the Applicant is proposing to fence in an exterior area (approximately 25,000 square feet)
for the outdoor storage of materials. The range of materials to be stored in the exterior area in-
cludes composite and PVC decking, engineered wood siding and trim, PVC trim, asphalt shingles,
and various exterior sheathing products.
Planning Considerations
Land Use and Zoning
The subject site is currently zoned I-1, General Industrial, and is guided as Industrial in the 2040
Comprehensive Plan. The proposed use of the property is consistent with permitted and condi-
tional uses allowed within this zoning district.
Conditional Use Permit
City Code Title 11-9-2 requires a CUP for any outdoor storage areas incidental to the principal
use exceeding 5,000 square feet and that the area be fully screened. The Applicant is proposing
to construct a 6-foot tall privacy fence to enclose approximately 25,000 square feet of the south-
west parking area to be used for outdoor storage. The criteria for issuance of a CUP are as follows:
1. Compliance with and effect upon the Comprehensive Plan, including public facilities
and capital improvement plans.
2. The establishment, maintenance, or operation of the conditional use will promote and
enhance the general public welfare and will not be detrimental to or endanger the public
health, safety, morals, or comfort.
3. The conditional use will not be injurious to the use and enjoyment of other property in
the immediate vicinity for the purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
4. The establishment of the conditional use will not impede the normal and orderly
development and improvement of surrounding property for uses permitted in the district.
5. Adequate public facilities and services are available or can be reasonably provided to
accommodate the use which is proposed.
6. The conditional use shall, in all other respects, conform to the applicable regulations of
the district in which it is located.
7. The conditional use complies with the general and specific performance standards as
specified by the Zoning Code.
Upon review, the proposal meets the forementioned criteria.
Fence Detail
The Applicant is proposing to erect a 6-foot tall cedar plank fence to enclose approximately 25,000
square feet of space to be used for the outdoor storage of materials that are incidental to the
principal use. City Code Title 11-3-6 allows for fences in industrial districts to be a maximum of 10
feet in height. The fence is proposed to be constructed in the southwest corner of the site with
two gates that allow for access to the storage area. Both gates open to the north, with one gate
proposed to be located on the west side of the storage area and one gate proposed to be located
on the east side. The fence as constructed may not impede on the approved drainage patterns
Honorable Mayor, City Council, and Jennifer Levitt
Lumbermen’s Inc. – Outdoor Storage
January 17, 2024
Page 4 of 5
within the site, and the storm sewer infrastructure within the enclosure must be protected from
any stored materials washing into the storm sewer system.
Site Plan
The fence will be stained to compliment and be similar in color to the existing architecture and
site. A condition of approval will require that the exterior storage of materials not be permitted
outside of the approved area, that no materials be visible from public view, and that no materials
exceed the height of the fence. In addition, a condition will also require that the exterior surface
of the fence be maintained in sound and good condition, and that exterior wood surfaces shall be
protected from the elements and decay by paint or other treatment.
Proposed Fence Detail
Honorable Mayor, City Council, and Jennifer Levitt
Lumbermen’s Inc. – Outdoor Storage
January 17, 2024
Page 5 of 5
Visual Rendering from Interior Southwest of Site
Parking
Parking requirements for Phase 1 of the Cottage Grove Logistics Park were satisfied at the time
of Site Plan Review approval by the City Council at their April 6, 2022, meeting. For the subject
building site, the Property Owner proposed 306 total parking stalls when 141 parking stalls were
required. The proposed fence encloses 33 semi-trailer parking stalls that will be unavailable for
trailer storage due to being used for material storage. The Applicant has indicated that the stalls
are not necessary for site operations and the provided onsite parking is sufficient for the proposed
use. Truck and/or truck and trailer parking and idling within the right-of-way of 100th Street, 105th
Street, and Ideal Avenue is prohibited per Condition 15 of Resolution 2021-166. The proposed
tenant space and use meets current parking requirements as the Property Owner intends to allo-
cate 150 parking spaces to the Applicant. City Code Title 11-3-4 states one parking space is
required for 250 square feet of office and one parking space is required for 2,000 square feet of
storage. The tenant space consists of approximately 2,605 square feet of office space and 87,154
square feet of storage space.
Proposed Use Square Footage Parking Spaces Required
Office 2,605 13
Storage 87,154 44
Public Hearing Notices
The public hearing notice for the December 18, 2023, Planning Commission meeting was pub-
lished in the Saint Paul Pioneer Press and mailed on December 6, 2023, to 65 property owners
that are within 500 feet of the proposed project. Staff has not received any comments at the time
of writing this report.
Recommendation
That the City Council adopt Resolution 2024-004 approving the Conditional Use Permit allowing
for the outdoor storage of materials incidental to the principal use at 7601 100th Street South.
Attachments
A. Applicant & Property Owner Narrative
B. Site Plan
C. Rendering – Interior Southwest of Site
D. Proposed Fence Detail
CITY OF COTTAGE GROVE, MINNESOTA
CITY COUNCIL
RESOLUTION 2024-004
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR THE OUTDOOR
STORAGE OF MATERIALS INCIDENTAL TO THE PRINCIPAL USE
TO BE LOCATED AT 7601 100TH STREET SOUTH
WHEREAS, Lumbermen’s, Inc. applied for a Conditional Use Permit to allow for the outdoor
storage of materials incidental to the principal use at 7601 100th Street South, at the property legally
described below:
Lot 1, Block 1, Cottage Grove Logistics Center, according to the recorded plat thereof,
Washington County, Minnesota.
Commonly known as 7601 100th Street South, Cottage Grove, Washington County, State
of Minnesota.
WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property and a public hearing notice was published in the St. Paul Pioneer Press; and
WHEREAS, a planning staff report, which detailed specific information on the property, and
the application request was prepared and presented; and
WHEREAS, the public hearing was open for public testimony and testimony from the appli-
cant and the public was received and entered into the public record; and
WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended that the
City Council approve the Conditional Use Permit application for the proposed outdoor storage of
materials incidental to the principal use at their December 18, 2023, meeting.
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the Conditional Use Permit for the outdoor stor-
age of materials incidental to the principal use at the property legally described above, subject to the
following conditions:
1. All applicable permits (i.e., building, electrical, grading, mechanical) must be com-
pleted, submitted, and approved by the City prior to the commencement of any con-
struction activities.
2. The exterior surface of the fence shall be maintained in sound and good condition.
Exterior wood surfaces shall be protected from the elements and decay by paint or
other treatment. Peeling, flaking, chipped, or fading paint and/or stain shall be elim-
inated and surfaces repainted/re-stained.
3. The exterior surface of the fence shall complement and be similar in color to the
principal structure and site.
4. The fence shall be 100 percent opaque with boards, if applicable, abutting each
other without any gaps.
City of Cottage Grove, Minnesota
City Council Resolution 2024-004
Page 2 of 3
5. The fence shall not impede drainage patterns as they have been proposed and ap-
proved as part of the original site development, unless otherwise approved by the
City Engineer.
6. Signage is not permitted on the fence.
7. Exterior storage of materials shall not be permitted outside of the approved area.
Material storage shall not be visible from public view and shall not exceed the height
of the fence.
8. The placement, movement, and/or stockpiling of materials in the approved exterior
storage area shall be limited to 6:30 a.m. to 7:30 p.m.
9. No liquids or hazardous substances shall be stockpiled within the enclosed outdoor
storage area.
10. The storm sewer infrastructure encompassed within the enclosure shall be pro-
tected from stored materials being washed into the storm sewer system. Inspections
should be completed by property owner/tenant to ensure stored materials and pack-
aging are in sound condition and will not wash into the storm sewer system.
11. The standard City and State noise rules shall be applicable to the outdoor storage
area. If the City receives complaints related to noise, the property owner shall bring
the noise onsite into compliance upon notification by the City.
12. Any substantial changes to the fence (i.e., height, material, etc.) shall be reviewed
and approved by planning staff prior to the commencement of any onsite construc-
tion. Fences exceeding 7 feet in height require a building permit per State Building
Code. If the proposed changes substantially alter site operations, planning staff may
refer the proposal to the Planning Commission and City Council for review.
13. If the approved outdoor storage area is unused for material storage for a period of
12 months or more, the fence shall be removed upon notification by the City.
14. Repeat violations related to exterior storage outside of the approved areas, noise,
unsightliness, or permit criteria will require additional review of the CUP by the City
Council, with possible revocation of the CUP as a remedy.
Passed this 17th day of January 2024.
Myron Bailey, Mayor
City of Cottage Grove, Minnesota
City Council Resolution 2024-004
Page 3 of 3
Attest:
Tamara Anderson, City Clerk
Northpoint Development | 3315 N. Oak Trafficway, Kansas City, MO 64116 | 816.888.7380
November 22, 2023
RE: Conditional Use Permit Application – Lumbermen’s
Description of Proposal:
We are delighted to announce that Lumbermen’s Inc. is a new lessee in the Cottage Grove
Logistics Park, securing space within the smaller of the two existing buildings situated in the
southwest corner. Lumbermen’s is currently in the process of applying for a conditional use
permit to enable outdoor storage encompassing an area of approximately 25,000 square feet.
In delineating the designated outdoor storage space, our proposed fencing solution involves the
use of cedar fencing, as depicted in the accompanying rendering. This choice of fencing is
preferred for its durability and ease of maintenance. The slats of the cedar fence will be
strategically designed to provide screening for the stored products, with a height exceeding that
of the stored items. The range of products to be stored includes composite and PVC decking,
engineered wood siding and trim, PVC trim, asphalt shingles, and various exterior sheathing
products.
Sincerely,
Ryan Zickel
Development Manager
NorthPoint Development
12977 North Outer Forty, Suite 203
St. Louis, MO 63141
cc: Steve Peterson – President of Lumbermen’s
AVAILABLE±88,038 SF AREA±88,176 SF (RENTABLE)10 DOCKS10 FUTURE15 TRAILERS64 CARSDRIVE-IN
284'-0"364'-0"52'-0"TYP.56'-0"TYP.60'-0"UTILITYROOMINTERNET DEMARC(441 SF)LUMBERMAN'S±89,619 SF AREA±89,759 SF (RENTABLE)8 DOCKS3 DRIVE-INS33 TRAILERS150 CARS8 DOCKS25,0000 square feetSPECOFFICE W/ADDITIONS±2,605SF158 CARSLEASED±104,127 SF AREA±104,290 SF (RENTABLE)9 DOCKS14 FUTURE1 DRIVE-IN14 TRAILERS92 CARSDRIVE-IN(4) FORKLIFTCHARGERSDRIVE-IN
DRIVE-IN
N:\01 PROJECTS\COTTAGE GROVE\BUILDING 1\PROSPECTS\LUMBERMAN'S\CG1_PREMISES PLAN_SPEC OFFICE_OPTION D.DWG : 10/17/2023 2:25:19 PM : ltanLumberman's Premises Plan Option D x Cottage Grove - Building 1 x Minneapolis, MN x 10.17.2023 x 1:80NOverall Building DataBuilding Area: ± 282,225 SFBuilding Clear Height: 36' clearDrive-In Doors: 2 doorsDocks: 28 docksFuture Docks: 35 docksTrailer Parking: 76 spacesCar Parking: 306 spaces
%8,/',1*6)
[
))(
)212%(50%(50%(50)8785(&,7<675((785(&,7<675281':$//281' :$3523(57</,1(758&.&2857352326('6725$*(35,9$7('5,9(38%/,&5,*+72):$<%8,/',1*¶&('$5)(1&(7232)¶6281':$//¶6281':$//6,*+7/,1()520$3352;,0$7(&$5/2&$7,21352326('6725$*(