Commission backs comp‑plan amendment to resolve Met Council density issue for Rivera Trails

The Cottage Grove Planning & Zoning Commission on March 23 approved a comprehensive-plan amendment (CP 2026-00003) to reguide a small high-density area within the proposed Rivera Trails development so the project complies with Met Council density requirements for sewer permitting.

Senior Planner Samantha Puret explained that Twin Cities Land Development’s Rivera Trails proposal mixes single-family lots and townhomes and that, during submittal of a sewer-connection permit, Met Council informed staff density may no longer be averaged across an entire development for sewer permitting. Staff said the reguiding covers roughly 9.3 acres originally mapped as high density, which staff modeled at 6.23 units per acre under the high-density guidance; reguiding that portion to medium density yields an anticipated 8.26 units per acre, which falls within the medium-density target and aligns the project for continued final-plat work.

Puret described the approach used to compute anticipated densities (acreage of each mapped density area, minus major rights-of-way, multiplied by the midpoint of each density range) and said staff will submit the reguiding to Met Council after city-council action for either 15-business-day administrative review or full Council review (up to about 60 days).

Commissioners asked for clarification about Met Council’s role and timeline; staff confirmed the Met Council put the sewer connection on hold until the reguiding is complete and reviewed. No members of the public spoke during the hearing. Commissioner Canaval moved to approve the amendment subject to staff stipulations; Commissioner Madison seconded. The motion carried 6–0.

Next steps: the city will forward the reguiding to Met Council for administrative review or full Council action depending on Met Council’s determination.