[{"_1":2,"_87":-5,"_88":-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],{"_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",6234121,"mediaKeyId","3412030-2ba0beea84c8d12dddf1f547bb3ea880","parentId",3412030,"title","Planning commission approves 164‑unit Hadley Avenue apartments amid resident concerns over traffic, stormwater and schools","audioSeconds",3377,"startMs",1305000,"endMs",4682000,"viewUrl","/Search/View?dp=1&key=3412030-2ba0beea84c8d12dddf1f547bb3ea880&start=1305&end=4682","thumbnailUrl","https://assets.pipeline.soar.com/3412030-2ba0beea84c8d12dddf1f547bb3ea880/thumbnail_1305000.jpg","articleUrl","/articles/6234121/Cottage-Grove/Washington-County/Minnesota/Planning-commission-approves-164unit-Hadley-Avenue-apartments-amid-resident-concerns-over-traffic-stormwater-and-schools","mediaUrl","https://secure.pipeline.soar.com/6234121-12deadfa95d26751c0dac104581414c6/orig.mp4?Expires=1771146804&Signature=Ijch08xN4ZTgCtlG6WTHibzES6tNqgzahxuN6CkmhBFUIiuvmyRXMWmjOU3VaHt-maicnGuKRBNo5PEjGwzKn4Nkp93iGOsCxxHPlntKxtDdoCzeBcyJx736JcL5lprq3658ICeoPZZwZYhIFrdSTzMIyjMOplE-pa-LcWxOo-8tF41zgN2x29BBFnmeboa26a27SHisMIRgK0TZ925vj6z1yh44jFpYkWOsalIer4bvtH0o8uNQdzj9nZHhU8P0jCcScmmhiCczF5Fq7gsySiMvxPkpiYali6sKbhJFKsVplgTexHGJXfpn3t7pleyY9iInHUic8xV0MLrxZ-eI~g__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Cottage Grove, MN","date","2025-05-20T13:29:11Z","article","The Cottage Grove Planning Commission approved a comprehensive plan amendment, rezoning and site plan review that will allow Real Estate Equities to build a 164‑unit apartment building at 10015 Hamlet Avenue. The commission voted 7‑0 to recommend approval to the City Council, subject to the conditions in the staff report.

Staff told the commission the 4.7‑acre parcel is currently guided as medium‑density residential in the 2040 comprehensive plan (5–13 units per acre) but that density can be transferred from a nearby Department of Natural Resources parcel so the site can be reguided as high‑density residential (14–30 units per acre). Planning staff said the project, as proposed, works out to roughly 21 units per acre.

“High density development here would function as a buffer between the industrial area and the single family and townhouse residences,” a staff presenter said, explaining the proposed transfer of about 50 units of density from the DNR parcel. Staff also said the Metropolitan Council’s sector representative confirmed the amendment could be handled administratively because it meets the council’s criteria for administrative review.

The developer proposes a four‑story building with one level of underground parking. Enrica Williams, project architect with Koss Wilson Architects, described the building and operations: the underground level will contain parking and service rooms; trash and recycling will be collected via internal chutes and staged at the garage entrance for pickup; and exterior materials will include cultured stone plus siding and paneling. Williams said, “When you’re under approximately 200 units, you only need one entry in and out of the site,” citing traffic study, city coordination and fire‑code requirements.

Staff and the applicant presented differing parking figures. The applicant said the underground garage would house 148 stalls. Planning staff reported the site will provide more than 300 stalls in total, including approximately 64 open‑air stalls and additional underground stalls, noting county funding requirements drove a 1:1 outdoor parking ratio for portions of the project.

Stormwater and flooding were a major focus. Assistant City Engineer Crystal Riley explained the site sits in a low area with limited places for stormwater; the development team ran a back‑to‑back 100‑year storm model (an extreme, worst‑case scenario) and found runoff could overtop to Hamlet Avenue but would not inundate neighboring homes or the proposed building. “It would overtop a little bit, out onto Hamlet Avenue,” Riley said, adding the water would enter the Hamlet Avenue storm sewer system and that the street would remain passable in that modeled event.

Several nearby residents spoke at the public hearing, raising traffic, flooding and school‑capacity concerns. Mike Porter of Hamlet Court said the project would “block our view” and argued, “All they want is to come here and have an excuse to make a bunch of money.” Nancy Delmore told the commission her basement has flooded multiple times and urged caution on stormwater impacts. Andrew Nelson, who lives on Hamlet Lane South, cited growing traffic backups at nearby intersections and concerns about Pine Hill Elementary and other school capacities.

Planning staff responded that the city and school district meet regularly and that the district is aware of growth in the area and pursuing its own facilities projects. Staff also said the parcel meets code for setbacks, height and site coverage as proposed; the applicant will be required to update a photometric plan (staff noted the submitted plan only showed parking lot foot‑candles) and to provide mitigation for the removal of qualifying trees. Staff recorded 437 qualifying inches of trees on site proposed for removal; code allows 40% removal without mitigation and the applicant proposed 30 replacement inches and a cash‑in‑lieu payment for the remaining required mitigation inches.

Commissioner discussion included requests that staff consider a future, broader concept for the quadrant of parcels in the area, given a separate nearby project withdrawal left multiple parcels potentially subject to high‑density proposals. Commissioner Woodman asked the city to return with an illustrative plan for the four‑parcel quadrant. Commissioner Stevens noted the back‑to‑back 100‑year storm is an uncommon event and that staff had completed the necessary engineering analysis.

Commissioner Burton moved to approve the comprehensive plan amendment, rezoning and site plan review based on findings of fact and subject to the staff report conditions; Commissioner Stevens seconded. The motion carried 7‑0.

The project record shows the developer will reconstruct a portion of Hamlet Avenue to an urban section with curb, gutter and storm sewer and will build an 8‑foot trail consistent with the city’s parks and trails plan. The Metropolitan Council administrative review and tree mitigation details remain conditions for final City Council and permit approvals.","mediaType","Video","parentTitle","Cottage Grove Planning Commission 5-19-2025","oneSentenceSummary","The Cottage Grove Planning Commission approved a comprehensive plan amendment, rezoning and site plan review to allow a 164‑unit apartment building at 10015 Hamlet Avenue, approving the developer’s proposal 7‑0 while hearing resident concerns about traffic, stormwater and school capacity.","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},6234125,"Planners approve ISD 833 transition building and impervious‑surface variance for Jamaica Avenue site",964,354000,1318000,"/Search/View?dp=1&key=3412030-2ba0beea84c8d12dddf1f547bb3ea880&start=354&end=1318","https://assets.pipeline.soar.com/3412030-2ba0beea84c8d12dddf1f547bb3ea880/thumbnail_354000.jpg","/articles/6234125/Cottage-Grove/Washington-County/Minnesota/Planners-approve-ISD-833-transition-building-and-impervioussurface-variance-for-Jamaica-Avenue-site","https://secure.pipeline.soar.com/6234125-f022320087aff97769eb7251165d03ba/orig.mp4?Expires=1771146804&Signature=OwYwDJBu2A8jCYe3HGg~qlzAjHI3je-KfPBTzXzP9LghtRXKVjGVYcX~zXHWCNlzJa~PJ5VTBNdIz5rJmPzwbM4g3PO4V0~BraPmgcT1ih1eLeZWuvT9bzh2vMMZ45Ky6-D37Q2Y2TyRgGEwUKwiV9BKuazrGpTsIsvW0fNo0ElRbp75twwT~8EvK-YeAyHUVpBleRv5ZWnG1vgWAlHogYvzD2F0w7CRSawLekiI9PJpErzuSuHjewJcoKw9DVYCrpbj2rGwFx3mueQszYfhqet-yZ7OV10jBaDoNmcF2iUV1CVGgbmr8GfNmQXLbjJN6aEfzqVjeoe7wB6U6vy20Q__&Key-Pair-Id=KUT5TJCACFTXG","The Cottage Grove Planning Commission approved a site plan review, a conditional‑use permit and a variance to the city’s impervious‑surface limit to allow South Washington County School District ISD 833 to add an 8,373‑square‑foot transition building at 7000 Jamaica Avenue South. The vote was 7‑0 and included conditions listed in the staff report.

The Next Step program addition will provide classrooms, a cafeteria and advanced learning spaces for young adults 18 to 22 enrolled in individualized education programs. The applicant’s presentation and staff materials show the site is 3.7 acres and currently supports 88 parking stalls. The proposed plan restripes the lot and adjusts pavement to provide about 70 stalls; city code requires 20 for the proposed use.

Planning staff said the project increases impervious surface to roughly 49%, about 9 percentage points over the R‑3 zoning district’s 40% threshold, and recommended a variance to accommodate the building, a basketball court and additional paving. Staff described stormwater controls that include a pond and reconstructed swale along the eastern edge designed to capture runoff from the expanded area.

“We’re excited about this. This brings two groups, that we have in strip malls now, into one location, and it’s gonna help us focus our resources and give these kids really what they need,” said Kyle, a representative of ISD 833, describing program benefits. Kevin Bull of BKBM Engineers said parking needs drove the lot layout: “So it’s one of the reasons why we have to kinda keep the parking as it is here,” referencing space for vans, staff and student parking and turning movements for buses.

Staff noted the landscaping plan calls for 40 overstory trees, six coniferous trees and 92 shrubs; mitigation requires additional plantings and 12 replacement trees will be installed to meet mitigation obligations. Review also identified 20 trees within a drainage and utility easement that the city will require be removed for utility safety; four proposed trees in the easement will be relocated on site, and a revised landscaping plan must be submitted before the City Council hearing.

Commissioners asked about runoff and existing conditions. Planning staff and the applicant said the proposed stormwater pond and swale are sized to manage runoff from the additional impervious surface and that the site will be required to meet the city’s stormwater controls. Commissioner Stevens said, in her view, the stormwater system would manage what leaves the site regardless of the percent impervious under the new plan.

The commission’s approval was made subject to the conditions in the staff report. Commissioner Woodman moved to approve the applications; Commissioner Buck seconded. The motion carried 7‑0.

The Planning Commission record notes Washington County provided a review letter dated 05/07/2025 that may require an additional 15 feet of right of way along County State Aid Highway 22 (Seventieth Street); staff and the applicant said that requirement might shift a fence, basketball court or edge paving but would not prevent the proposed addition. The City Council is scheduled to consider the project at its upcoming meeting.","The Cottage Grove Planning Commission approved a site plan, conditional‑use permit and variance to allow an 8,373‑square‑foot addition for ISD 833's Next Step transition program at 7000 Jamaica Avenue South, finding proposed stormwater controls and parking layouts acceptable despite raising impervious surface to about 49% on the 3.7‑acre site.","actionData","errors"]

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Planning commission approves 164‑unit Hadley Avenue apartments amid resident concerns over traffic, stormwater and schools

Planners approve ISD 833 transition building and impervious‑surface variance for Jamaica Avenue site