Planning commission approves additions, setback variance for Pine Hill Elementary

The Cottage Grove Planning Commission on Aug. 25 approved a conditional use permit, site plan review and a variance allowing additions at Pine Hill Elementary School, 9015 Hadley Avenue South. The motion to approve passed 5-0.

The project covers two parcels totaling 13.62 acres and would add about 13,300 square feet to the existing building, including a six-classroom wing with a storm shelter area, a small gym addition and a freezer expansion off the kitchen. The applicant is requesting a variance to allow the new classroom addition to sit approximately 38.5 feet from the north property line, encroaching into the 50-foot setback required by city code for buildings abutting a residential district.

City staff said the school was originally built in the 1960s and has been expanded several times; an existing special-education classroom addition built in 1977 already sits about 35.5 feet from the same property line. Staff told the commission the proposed addition would not be closer to the property line than that existing nonconforming portion of the building.

Why it matters: The commission found the variance demonstrated practical difficulty and would not alter neighborhood character, enabling the district to add classrooms and a storm shelter without relocating other site improvements.

Project details and findings - Capacity and parking: Staff reported current enrollment of about 520 students and roughly 80 staff, with a five-year projection of about 634 students and 100 staff. The site currently has 159 parking spaces; code requires one space per classroom plus one per 100 student capacity, which yields a required 42 spaces for the additions. No additional parking is proposed because the site already exceeds the code minimum. - Traffic and drop-off: A traffic study did not identify major safety concerns, but staff noted recurring drop-off and pick-up backups on Hadley Avenue during peak times. The school district is working on operational changes to reduce queueing, and the commission required a formalized drop-off and pickup plan to be submitted and approved by city staff prior to permit issuance. - Stormwater and grading: The applicant will add an infiltration basin in the northeast corner to handle new impervious area. Assistant City Engineer Crystal Raleigh said the existing storm sewer pipe in that corner will remain and be incorporated into the school district’s stormwater system; the basin is proposed to function as an infiltration basin and “it’ll be dry. It won’t have water.” The existing easement that currently contains the pipe will be vacated as part of the project, staff said. - Landscaping and trees: The submitted landscaping plan meets code and proposes 19 overstory deciduous trees, 18 coniferous trees and 41 shrubs. A tree inventory found only 10 trees must be removed, primarily in the northeast corner where the classroom addition will go; no mitigation planting is required under the inventory findings. - Materials, screening and lighting: The additions will use matching brick (class 1 material) with a secondary lighter brick accent. New rooftop mechanical equipment will be screened to match the existing screening and require staff review before building permit issuance. The applicant proposed chain-link fencing around chiller units, but staff noted code requires ground-mounted mechanical equipment to be screened by landscaping, berm or a screen wall; the applicant must revise plans to comply. A photometric plan indicates exterior lighting will meet the city limit of 0.5 foot-candle at property lines.

Commission response and vote Commissioners expressed general support for the proposal and for finding the variance standards met given the existing nonconformity and the limited neighborhood impact described in the staff report. Commissioner Fisher moved approval of the conditional use permit, site plan review and variance subject to the stipulations in the staff report; the motion passed 5-0. The record shows five commissioners voting in favor: Commissioner Britton, Commissioner Fisher, Chair Fraser, Commissioner Knoebel and Commissioner Stuckman.

Next steps The planning commission’s recommendation will go to the Cottage Grove City Council, which staff noted is scheduled to act on these items at its meeting on Sept. 17, 2025. The applicant must submit revised screening plans for the ground-mounted mechanical equipment and a formal drop-off/pick-up plan for staff approval prior to building permit issuance.