Planning commission recommends approval of Cowan Elementary expansion, sends plans to council

The North Saint Paul Planning Commission on Sept. 4 recommended that the City Council approve a conditional use permit amendment and site-plan for Cowan Elementary School at 2131 Margaret Street. Staff told the commission the proposal would add building space, expand the north parking lot, create a new bus-staging area off Margaret Street and eliminate one driveway to improve circulation.

Staff recommended approval after reviewing the project against the city’s conditional-use findings, noting the proposal meets setback and site-design standards for the R-1 zoning district and that the applicant plans a phased construction start as early as next spring with work continuing through August 2028. Staff also recommended the school district consolidate four tax parcels that currently split the school site to avoid property lines through parking areas.

Why it matters: The proposal is intended to reduce on-street queuing and address existing congestion at peak drop-off and pick-up times. Staff said the plan increases on-site queuing capacity from the existing configuration (about 367 feet, roughly 15 cars) to about 655 feet (roughly 26 cars), and shows 118 parking stalls where the city code requires 115. Staff added 54 additional parking spaces intended for evening or weekend events.

Traffic and right-turn lane: A MnDOT-affiliated reviewer noted MnDOT guidance recommending a right-turn lane when driveway volumes reach about 100 turning movements per day. Greg Boulcom, the project’s civil engineer with Larson Engineering, told the commission that Ramsey County reviewed the idea of a right-turn lane and declined to allow it, so the team redesigned the site to increase internal queueing instead. "They said that they wouldn't allow the right turn lane," Boulcom said.

Site features and conditions: Staff described a new infiltration/filtration basin for stormwater, which the watershed district and city engineer will review and must approve in final design. The landscape plan proposes removing 34 trees and planting 36 replacements plus two shrubs; staff recommended swapping a proposed blue diamond spruce for a species better adapted locally and moving a tree that conflicts with underground utilities. Staff also asked for final submittal of photometric fixture types and pole heights and recommended vinyl-coated chain-link fencing with an engineer-specified maintenance access gate.

Applicant presentation: Caitlin Chambers, an architect with Wold Architects & Engineers, described the additions and said evenings and weekends the bus loop area would serve as overflow parking. "The bus loop bus lot will be signed for buses only during the school day, so visitors would not be able to park in the bus lot," Chambers said, adding that visitor parking will remain in the south lot adjacent to the main entry.

Accessibility: Commissioners pressed staff and the applicant to confirm curb-ramp details and the presence of truncated domes at public crossings. Staff and the applicant said some corners have ramps but recommended verifying pedestrian-crossing ramp details in final design submittals.

Public comment and vote: A parent of two Cowan students praised the project as addressing existing site issues. The chair opened the public hearing, saw no speakers and closed it. Commissioner Raffy moved to proceed as recommended by staff; the motion was seconded and passed by voice vote with no opposition. Staff said the commission’s recommendation will be scheduled for the Sept. 16 City Council meeting.

Next steps: The project is slated for City Council consideration on Sept. 16; final approvals will require satisfying the conditions listed in the draft resolutions and obtaining any required county or watershed approvals.