[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6109041,"mediaKeyId","2764872-45deb63ba4fe0d0ce1d79670a1190bc7","parentId",2764872,"title","Consultant presents 2025 housing-needs analysis; study outlines multi-year demand but many figures require staff follow-up","audioSeconds",1322,"startMs",4832000,"endMs",6154000,"viewUrl","/Search/View?dp=1&key=2764872-45deb63ba4fe0d0ce1d79670a1190bc7&start=4832&end=6154","thumbnailUrl","https://assets.pipeline.soar.com/2764872-45deb63ba4fe0d0ce1d79670a1190bc7/thumbnail_4832000.jpg","articleUrl","/articles/6109041/Cottage-Grove/Washington-County/Minnesota/Consultant-presents-2025-housing-needs-analysis-study-outlines-multi-year-demand-but-many-figures-require-staff-follow-up","mediaUrl","https://secure.pipeline.soar.com/6109041-5d63e9964a5db469d5b48a4ec5b3f09c/orig.mp4?Expires=1771166462&Signature=k70xUyGHKxX75mextT4G0zo48pAC5YVU856cOXfCFsLIloyXAMQAjLt32LyEOZ~GVgdBPXKxRH4bCcCuython8AZD~cCyxtd6NMtEMhB0OLuyGPHVC2vgAF9JK6tmQXnXmar5bCE2LyoitHh9jNAvKGZSBgoGU3AVsvD8UCe4TNLVJRSQFIBJaPE~nioNLitZYmHMxmygp3hYFVzSqCGzb7A6eKNakwt1eEMXgXAeiKklwjqu5nXmV7hyZn-emw4yWBX7ir1Kef9XYCoxwTfEB3775ZH04qoHMsSVaETWiwURjv7Do~ZaqitfyiFUf~QWTUebNl~KgOVTTiZMHnY6A__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Cottage Grove, MN","date","2025-03-25T13:59:07Z","article","Maxfield Research presented a housing-needs analysis to the Planning Commission on March 24, outlining near- and medium-term demand for for-sale, rental and senior housing in Cottage Grove and the surrounding primary market area.

Why it matters: The study is intended to guide the city’s housing priorities and to identify gaps in the market as Cottage Grove continues to grow. Staff said the full study is in the commission packet; the consultant summarized key trends for the commission.

Key points presented by Mary Bujold of Maxfield Research:
- Market area and methodology: The consultant defined a primary market area that includes Cottage Grove and nearby communities from which about 70% of housing demand is expected to originate; data collection occurred in mid-2024 with a draft delivered in October 2024.
- Population and housing trends: Cottage Grove experienced historic growth in prior decades and steady growth more recently; the consultant said household formation patterns show continued demand from both millennials and baby boomers and forecasted strong growth in the 65-plus cohort over the next 15–20 years.
- For-sale and rental balance: The report noted constrained for-sale market entry for first-time buyers because of rising home prices and higher mortgage rates, and continued demand for market-rate rental housing as an alternative. New construction has been constrained by higher financing costs, land prices and supply-chain issues for materials.
- Affordability and financing: The consultant discussed federal tax-credit financing and state workforce-housing programs as financing sources for affordable development, and noted competition for limited public subsidy dollars.
- Senior housing demand and service levels: The consultant said demand exists across service levels — independent living, assisted living and memory-care — and highlighted labor constraints that still impede some providers’ ability to expand services after pandemic-related disruptions.

Numbers and data caveat: The consultant read a multi-page study and summarized totals for different product types in the commission presentation. Several numeric figures cited in the oral summary (for example, specific unit counts for 2024–2030) were hard to parse in the meeting transcript and contained apparent transcription or recitation errors; staff and the consultant directed commissioners to the full written report in the packet for exact figures and assumptions.

Commissioner discussion: Commissioners asked about neighborhood impacts, types of senior products that are selling, the role of front-yard vs. boulevard landscaping in new development and whether the city should target specific locations for higher-density housing as low-density supply diminishes. The consultant recommended identifying target areas for higher-density development and noted demand across multiple product types.

Next steps: The consultant provided the full study to staff; commissioners and staff will use the analysis to inform upcoming planning and zoning decisions and to prioritize housing-related work in the Comprehensive Plan and capital planning.","mediaType","Video","parentTitle","Cottage Grove Planning Commission 3-24-2025","oneSentenceSummary","A consultant’s 2025 housing-needs analysis presented to the Planning Commission identified demand across for-sale, rental and senior segments and urged targeted higher-density sites as low-density land supply declines.","taxTitle","Cottage Grove, Washington County, Minnesota","taxId",52786,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6109044,"Commission approves Leafline Labs conditional use permit; odor controls and monitoring tightened",2474,2309000,4783000,"/Search/View?dp=1&key=2764872-45deb63ba4fe0d0ce1d79670a1190bc7&start=2309&end=4783","https://assets.pipeline.soar.com/2764872-45deb63ba4fe0d0ce1d79670a1190bc7/thumbnail_2309000.jpg","/articles/6109044/Cottage-Grove/Washington-County/Minnesota/Commission-approves-Leafline-Labs-conditional-use-permit-odor-controls-and-monitoring-tightened","https://secure.pipeline.soar.com/6109044-910e535a40a376beef460cc10470e02f/orig.mp4?Expires=1771166462&Signature=Omz5efPdGWYmPcmWZs7IudxzIWX~REw1bt01beYhYaF9t7dyJML0ETP64uU9E1uZV8dcOvPoUndonlonfBgqvnCVW4NPyaQKs1GuNgHrhhNA0xTumx6sMlppJ~a--MYIO2ijoxI8wsz5ypVrov5negkuvYa2zDKLioKTIKPbD-TSG1PNxZE~JnlXW1q5BNQz-bG1-jmHiF7VHlsTafvh2DJuamId~wfHf5JCldK2ITpP2xTNHL7J7LTo0aeCTcvI3KDzvg1zF3iYUO6BZDehMvivxUnwib2V4SPSRZaRGFv9yGY6hg0qhlTzfwB6aGTLZxz52bjD4KCXsj7RR3UdpA__&Key-Pair-Id=KUT5TJCACFTXG","The Cottage Grove Planning Commission on March 24 recommended approval, by a 7-0 vote, of a conditional use permit for Leafline Labs to operate at 90 7th Street South as a medical cannabis combination business under the state Office of Cannabis Management (OCM).

Staff summary: Sam (staff member) said Leafline’s property, about 21.84 acres in the Cottage Grove Business Park and zoned I-1 general industry, has operated under a conditional use permit since 2014. Changes in state law creating new license types and the creation of the Office of Cannabis Management require Leafline to apply for a new local conditional use permit to align local approvals with the forthcoming state licensing structure. The applicant is not proposing any building footprint changes as part of this application.

Why it matters: Leafline is one of two medical cannabis producers in the state and supplies medical products statewide. The change would allow the facility to allocate products into both the medical and the adult-use (recreational) marketplace after state licensure, while remaining subject to local performance standards and buffers in city code.

Key regulatory and operational points noted by staff and the applicant:
- State transition and local licensing: Sam stated the state statute under which Leafline currently operates will be repealed on 12/01/2025, and businesses must obtain the new state license type; OCM had an application deadline of March 14, 2025 and is reviewing submissions.
- Local performance standards and buffers: Staff cited City code Title 11418 performance standards; the existing facility was constructed prior to 2024 standards and is treated as an existing nonconforming structure for setbacks. Staff said the site meets required buffers to schools, daycares, residential treatment facilities and public-park attractions used by minors.
- Security and inspection: A security plan must be submitted to the city director of public safety; state draft rules set additional security measures and inspections.
- Odor mitigation and monitoring: Staff described recent odor complaints and noted Leafline’s prior required monitoring. The proposed conditions include a dilution-to-threshold (D/T) limit not to exceed 7 at property lines (condition 6 in the staff packet) and require updated, evidence-based odor monitoring and mitigation. Sam told the commission that a D/T of 7 is “scientifically considered to be an ambient odor level that could sometimes be considered a nuisance,” and that the city is adopting a more scientific measurement approach than past permits.

Applicant presentation and commitments: Tiffany Newbern Johnson, Director of Government Affairs for Leafline Labs and Green Thumb Industries, said Leafline hired Byers Scientific to assess mitigation options. Leafline reported it established an internal odor task force, purchased a meteorological station to better assess complaint source, and planned to procure molecular filtration units and a waterless vapor-phase odor control unit. Tiffany said the near-term capital costs exceed $125,000 and ongoing operating and maintenance costs exceed $100,000; the company pledged to implement immediate mitigation actions and a longer-term capital plan as funding and lead times allow.

Technical expert: Mark Byers of Byers Scientific explained his firm’s assessment approach, the chemical basis of cannabis-related odor, and a combination of activated-carbon filtration and rooftop vapor-phase systems as a multi-step mitigation strategy. Byers described monitoring and carbon-replacement sampling protocols and emphasized a data-driven service-and-maintenance program.

Questions from commissioners: Commissioners asked why the D/T threshold was set at 7 when some commissioners said they would prefer a lower threshold, how earlier complaint reports showed no detections on nasal-ranger readings, whether monitoring locations reflected prevailing winds, and whether operations would increase water and energy use under an adult-use product mix. Staff and the applicant responded: the 7 D/T is supported by precedent and a scientific threshold used by some experts; prior measurements may have reflected equipment calibration or sampling practices; monitoring locations in earlier permits were close to the building and staff recommended property-line monitoring; and changes in overall resource use would depend on future product mix and state rule specifics.

Public comment: Resident Bonnie Matters raised questions about water, energy and wastewater impacts and requested written responses and that her letter and the city's response be included in the meeting record.

Action and conditions: The commission moved to rescind the cited 2022 resolution and approve the CUP subject to the staff-recommended conditions with one editorial fix to condition language (removing a conflicting sentence in condition 5). The motion passed 7-0.

Next steps and enforcement: If Leafline receives preliminary state approval, the applicant has up to 18 months to secure local government signatures for OCM; OCM will then conduct final inspections and issue state licensure. City staff will require the applicant to register with the city before commencing operations, submit a final security plan to the director of public safety, and comply with the odor-monitoring and mitigation conditions attached to the CUP recommendation.","The Planning Commission voted 7-0 to recommend approval of a conditional use permit for Leafline Labs to operate as a medical cannabis combination business, adding stronger odor-mitigation and monitoring conditions and rescinding a 2022 resolution.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6109049,"Planning Commission backs a package of zoning-code clarifications, recommends council approval",1851,448000,2299000,"/Search/View?dp=1&key=2764872-45deb63ba4fe0d0ce1d79670a1190bc7&start=448&end=2299","https://assets.pipeline.soar.com/2764872-45deb63ba4fe0d0ce1d79670a1190bc7/thumbnail_448000.jpg","/articles/6109049/Cottage-Grove/Washington-County/Minnesota/Planning-Commission-backs-a-package-of-zoning-code-clarifications-recommends-council-approval","https://secure.pipeline.soar.com/6109049-22edf51275c316f843e5f29ff1a5a80e/orig.mp4?Expires=1771166462&Signature=WsfA0PoJZsHUT4KiCdSivgIXLQpPXxhfbPZACAzyb-pfLwGOnZlf-eB7bD6OaRJVaggY828mqZ0mHDqLnXOrOEX5HsDVXJBMaAeS5D6rzB403N7nNq0YyIEvIfQFBh-5~glPk3IN-EazLtAcuAcr1ZxeZJlnSpILJNoLl9zN7eFth80nEuTJyu-P8K7yL31tTIt3iALOi4P-J320hE23EPrRGNQJZkwlooqlA7WtCO9UGwLXS0lAcBqbUBg~KuIWq59~NOQF9M2qQ-YES80T3hjweLcxjBHk8AKdK6ONsfzRfH9eVLjchXUamKzT5pz2PpQg6TG2P4um5goLvSmj5w__&Key-Pair-Id=KUT5TJCACFTXG","The Cottage Grove Planning Commission voted 7-0 on March 24 to recommend that City Council approve a set of zoning-code amendments, staff said.

The proposal (case TA2025-9) would make multiple targeted changes to Title 11 of the city code, staff member Max said, including removing the Planning Commission review requirement for state environmental documents — environmental impact statements (EIS), environmental assessment worksheets (EAW) and alternative urban area-wide reviews (AUAR) — and consolidating accessory-structure and parking language to improve public clarity.

Why it matters: The changes are framed as clarifications and administrative streamlining intended to reflect current state practice and to make technical requirements easier for residents and applicants to follow. Several items also address development standards — from gas-station canopy materials to how tree and landscape requirements are calculated — that affect how future development is designed on the ground.

Details of the package: Staff said the key amendments include:
- Removing the Planning Commission action requirement for EIS, EAW and AUAR documents, leaving the City Council as the responsible governmental unit for those state-triggered reviews.
- Removing the fee table from the code text so the schedule can be updated annually outside the ordinance language while still requiring governing-body approval.
- Consolidating accessory structure language to clarify maximum square footage rules (for example, primary garages) and moving some corner-lot setback language to the standard setbacks section.
- Revising the R-4 Residential District purpose statement to align with the code’s definitions for attached single-family and multi-family dwelling types.
- Requiring class 1 materials for gas-station canopies to align with commercial architectural standards and allowing one pump parking space to count toward a gas station’s minimum parking requirement.
- Clarifying parking requirements for libraries by giving them a distinct parking designation within community-center and museum standards.
- Clarifying off-street paving requirements for corner lots where a driveway accesses an adjacent street, and shifting the tree-planting requirement from a boulevard tree per lot to a front-yard tree per residence.
- Using disturbed-site area (rather than whole-site area) when calculating tree and shrub planting requirements for projects that redevelop only part of a property.

Public comment and questions: Resident Bonnie Matters urged the commission not to remove Planning Commission review of EAWs and EISs, saying those reviews help residents learn about large projects and that Cottage Grove should incorporate Minnesota EQB (Environmental Quality Board) distribution requirements into city regulations. \"These are big deals. They impact our community,\" she said. Max and Sam (staff members) replied that state statute does not require Planning Commission review for those documents and that Council acts as the responsible governmental unit; staff said applicants and the public would still see environmental findings as part of the underlying planning application and that state publication requirements (including EQB posting) are followed.

Commissioner questions focused on implementation and community impacts: Commissioners asked whether developers have already been treated as if disturbed-area calculations apply (staff said that has been staff practice), whether moving boulevard-tree requirements to front-yard trees will reduce overall tree planting (staff said open-space and common-area planting requirements remain and certain project-level landscaping standards are unchanged), and how the change would affect public notification and hearing opportunities for large, state-triggered environmental reviews (staff said the state process requires public meetings and the Council, as the RGU, will continue to hold public hearings).

Vote and next step: The Planning Commission moved and seconded a recommendation to the City Council; the motion carried 7-0. Staff noted the City Council will consider the amendments at its meeting on April 16, 2025.

Ending note: Staff emphasized that many changes are clarifications or formatting corrections intended to improve code readability; more substantive items (for example, changes to parking or screening) are intended to provide clearer standards for applicants and staff enforcement.","The Cottage Grove Planning Commission voted 7-0 to recommend City Council approval of targeted amendments to the zoning code (case TA2025-9), including removing Planning Commission review of certain environmental review documents, consolidating accessory-structure rules and changing street-tree requirements.","actionData","errors"]

Article not found

Consultant presents 2025 housing-needs analysis; study outlines multi-year demand but many figures require staff follow-up

Commission approves Leafline Labs conditional use permit; odor controls and monitoring tightened

Planning Commission backs a package of zoning-code clarifications, recommends council approval