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Home My WebLink About2025-02-24 PACKET 06.A. (NORTHPOINT-LUMBERMEN'S CUP) STAFF REPORT CASE: CUP2025-007 ITEM: 6.1 PUBLIC MEETING DATE: 2/24/25 TENTATIVE COUNCIL REVIEW DATE: 3/19/25 APPLICATION APPLICANT: Northpoint BGO Cottage Grove Logistics Park, LLC REQUEST: A Conditional Use Permit (CUP) to allow for the outdoor storage of materials incidental to the principal use. The materials will be fully screened by a 10-foot-tall privacy fence that will enclose 54,500 square feet of the western parking area to be used for material storage by the . SITE DATA LOCATION: 7701 100th Street South ZONING: I-1, General Industry GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Agricultural Industrial SOUTH: Agricultural Industrial WEST: Industrial Industrial SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Max Erickson, Planner; 651-458-2868; merickson@cottagegrovemn.gov Application Accepted: 1/29/2025 60-Day Review Deadline: 3/30/2025 City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016 Planning Staff Report Northpoint Outdoor Storage Planning Case No. CUP2025-007 February 24, 2025 Proposal Northpoint BGO Cottage Grove Logistics Park, LLC (Property Owner) has applied for a Condi- tional Use Permit (CUP) to allow for the outdoor storage of materials incidental to the principal use at 7701 100th Street South. The materials will be fully screened by a 10-foot-tall privacy fence that will enclose 54,500 square feet of the western parking area to be used for material storage . Site Location Review Schedule Application Received: January 29, 2025 Application Accepted: January 29, 2025 Planning Commission Meeting: February 24, 2025 Tentative City Council Meeting: March 19, 2025 60-Day Review Deadline: March 30, 2025 Planning Commission Staff Report Northpoint Exterior Storage Planning Case No. CUP2025-007 February 24, 2025 Page 2 of 7 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 and property owner, Northpoint, has applied on behalf of the future tenant Lumber is a building materials distributor that is headquartered in Grand Rapids, Michigan, and is currently occupying the western portion of space at 7601 100th Street South. In 2023, obtained CUP approval (CUP2023-021) to utilize a portion of the southern parking lot at 7601 100th St South as storage and staging areas for their business. An Administrative CUP (ACUP 2024-001) was later granted to expand the original proposed staging area that follows the conditions of Resolution 2024-004. The additional area had an increased fence height from 6 feet to 10 feet. is currently working with Northpoint on expand- ing into the western half of 7701 100th Street South. The tenant space (approximately 249,949 square feet) will be utilized for material storage and office space. In addition to the interior space, the Applicant is proposing to fence in an exterior area (approximately 54,500 square feet) for the outdoor storage of materials. The range of materials to be stored in the exterior area includes composite and PVC decking, engineered wood siding and trim, PVC trim, asphalt shingles, and various exterior sheathing products. Current Site Layout Planning Commission Staff Report Northpoint Exterior Storage Planning Case No. CUP2025-007 February 24, 2025 Page 3 of 7 Existing Site Conditions 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 10-foot-tall privacy fence to enclose approximately 54,500 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 develop- ment 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. Planning Commission Staff Report Northpoint Exterior Storage Planning Case No. CUP2025-007 February 24, 2025 Page 4 of 7 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 10-foot-tall cedar plank fence to enclose approximately 54,500 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 entirely within the west trailer parking area. There will be one sliding gate on the north end and one swing gate on the south end of the storage area. Both gates open to the east. The proposed fence as constructed may not im- pede on the approved drainage patterns 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 proposed fence will be comprised of cedar boards that will match the same materials and design of the previously approved fence. A condition of approval will require that the exterior stor- age 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. Planning Commission Staff Report Northpoint Exterior Storage Planning Case No. CUP2025-007 February 24, 2025 Page 5 of 7 Proposed Fence Detail Visual Rendering from Public Path West of Proposed Site Planning Commission Staff Report Northpoint Exterior Storage Planning Case No. CUP2025-007 February 24, 2025 Page 6 of 7 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 256 total parking stalls when 244 parking stalls were required. The proposed fence encloses 72 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, 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 allocate 128 parking spaces to the Applicant. City Code Title 11-3-4 states one parking space is required 2,000 square feet of storage facilities. The tenant space will consist of approximately 245,720 square feet in which 7,474 square feet will be office space. Proposed Use Square Footage Parking Spaces Required Storage Facility 245,720 123 Public Hearing Notices The public hearing notice for the February 24, 2025, Planning Commission meeting was published in the Saint Paul Pioneer Press and mailed on February 12, 2025, to 14 property owners that are within 500 feet of the proposed project property boundary. Staff has not received any comments at the time of writing this report. Recommendation That the Planning Commission recommend that the City Council approve a Conditional Use Per- mit to allow for outdoor material storage incidental to the principal use at 7701 100th Street South, subject to the following conditions: 1. All applicable permits (i.e., building, electrical, grading, mechanical) must be completed, submitted, and approved by the City prior to the commencement of any construction 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 eliminated 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 with- out any gaps. 5. The fence shall not impede drainage patterns as they have been proposed and approved as part of the original site development, unless otherwise approved by the City Engineer. 6. Signage is not permitted on the fence. Planning Commission Staff Report Northpoint Exterior Storage Planning Case No. CUP2025-007 February 24, 2025 Page 7 of 7 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 protected from stored materials being washed into the storm sewer system. Inspections should be com- pleted by property owner/tenant to ensure stored materials and packaging 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 construction. 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, unsight- liness, or permit criteria will require additional review of the CUP by the City Council, with possible revocation of the CUP as a remedy. Prepared by Max Erickson Planner Attachments A.Applicant & Property Owner Narrative B.Site Plan C. Stormwater Layout D. Rendering Exterior West of Site E.Proposed Fence Detail GRADE OF 51!xfjhiu DfebsDfebs SHT DWG. NO. SIZE 5#!p/e/ 3#!y!5# 2#y7#y6(Xftufso!Sfe!Dfebs Eph!Fbs 6(!ijhi!cpbset!bsftubdlfe!up!bdijfwf21(!ifjhiuTfbn!jt!dpwfsfe!pouif!pvutjef!xjui!b!2#!y!5#!gbdjb!cpbseOpu!up!tdbmf JOB SPECIFICATIONS STANDARDDETAIL POSTSRAILSBOARDSTOP DESIGNDATE WOODSPECIESNOTES: COMPLETED BY COMPONENTS Facia Dome Cap ARCHITECT CONTRACTORENGINEER 5’5’ Steel Post Back Rail TYPICAL ELEVATION SOLID BOARD FENCE COMBINATION PIPE / WOOD FRAME Pvutjef!Tupsbhf!Fyqbotjpo JOB / PROJECT 8’ 16” x 48” Steel Post Adapter Mvncfsnfo(t SUBMITTED TO: Pickets 10’Njexftu!Gfodf 48” SUBMITTED BY: