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