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Council approves Pine Hill Elementary additions, variance and easement vacation
Summary
Cottage Grove approved a package of approvals for Pine Hill Elementary — easement vacation, conditional use permit, variance to setback and site-plan review for about 13,300 sq. ft. of additions. The council added a condition linking a Phase 2 traffic plan to city review if stacking becomes a safety concern.
The Cottage Grove City Council approved a series of resolutions on Sept. 17 to allow multiple additions and associated site work at Pine Hill Elementary School, 9015 Hadley Avenue South. Actions included vacating certain easements, approving a conditional-use permit for the school in a residential zoning district, granting a variance for a classroom addition to encroach within the required 50-foot setback, and approving site-plan review for approximately 13,300 square feet of building additions and associated site work.
Kelly Becker, the city’s associate planner, told the council the Pine Hill property totals about 13.62 acres across two parcels and is guided as public/semi-public in the city’s 2040 comprehensive plan. The proposal includes a six-classroom addition with an internal storm shelter area, a small gymnasium addition and a small enclosed freezer for the kitchen; the project also includes interior renovations to special education classrooms, accessibility updates and long-term maintenance work.
Becker said the northeast classroom addition would sit about 38.5 feet from the north property line, less than the 50-foot setback in city code; the existing special education portion of the building (added in 1977) currently sits about 35.5 feet from that property line. The staff report recommended the variance on the basis of practical difficulties and to avoid greater disruption or loss of functionality on the site.
City code requires one parking space per classroom and one space per 100 student capacity for elementary schools. Becker reported the existing school has 159 on-site parking spaces while the current requirement is 42 spaces. The applicant projects five-year capacity of about 634 students and 100 staff; the school is not proposing additional parking at this time. A traffic study did not identify major off-site improvements but noted observed backup issues on Hadley Avenue during peak drop-off and pickup times. The applicant submitted a two-phase traffic plan: Phase 1 is operational changes (new circulation and drop-off procedures) to be implemented immediately; Phase 2 would include off-site improvements and may be implemented if the city planner (per the action language) and city engineer determine stacking becomes unsafe or a nuisance.
The project proposes landscaping that meets code, removal of about 10 trees (no mitigation required), an infiltration basin in the northeast corner and an easement vacation for a storm sewer outlet pipe that will become private and maintained by the property owner.
Council actions and votes
- Resolution 2025-140: Vacate certain easements within the Pine Hill property at 9015 Hadley Avenue South. Mover: Council Member Garza. Second: Council Member Bethedi. Outcome: approved (voice vote). - Resolution 2025-141: Approve a conditional use permit for an educational facility within a residential district. Mover: Council Member Thede. Second: Council Member Garza. Outcome: approved (voice vote). - Resolution 2025-143: Approve a variance to allow a six-classroom addition to encroach within the required 50-foot setback (proposed ~38.5 feet from north property line). Mover: Council Member Olson. Second: Council Member Claussen. Outcome: approved (voice vote). - Resolution 2025-142: Approve site-plan review for additions totaling approximately 13,300 square feet, with Condition 17 (if off-site stacking becomes unsafe or a nuisance as determined by the city planner, Phase 2 of the traffic plan accepted by the city engineer will be implemented). Mover: Council Member Claussen. Second: Council Member Olson. Outcome: approved (voice vote).
Alex Slocum, representing South Washington County Schools, said the school will implement operational measures to move drop-off farther north in the lot, use the full loop for stacking and have staff and the new principal on site to manage circulation. Council members repeatedly flagged traffic stacking and drop-off safety as primary concerns; the council added the clear Phase 2 trigger language to Condition 17 to ensure off-site work can be required if operational changes do not address safety concerns.
Clarifying details and site numbers cited by staff included: total site area 13.62 acres; proposed additions approximately 13,300 square feet; current students ~520 and staff ~80; projected five-year capacity ~634 students and ~100 staff; current on-site parking 159 spaces (required 42); proposed classroom addition setback ~38.5 feet from north property line; approximately 10 trees to be removed (no mitigation required).
Ending
The council-approved package allows the district to proceed with the additions and associated site work subject to the approved conditions and continued review of engineering comments and Phase 1 operational changes; city staff will monitor stacking and may require Phase 2 off-site work if safety issues persist.
