Comprehensive Plan Amendment in southwest Grove awaits council action

Proposal would trade density, allow old Dunes triangle to be guided as parks and open space in 2050 Comp Plan

By Joseph Back
Posted 6/6/25

A proposed Comprehensive Plan Amendment awaits council action, following approval at the May 19 Plan Commission meeting. Proposed for southwest Cottage Grove, the Comprehensive Plan Amendment would …

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Comprehensive Plan Amendment in southwest Grove awaits council action

Proposal would trade density, allow old Dunes triangle to be guided as parks and open space in 2050 Comp Plan

Posted

A proposed Comprehensive Plan Amendment awaits council action, following approval at the May 19 Plan Commission meeting.
Proposed for southwest Cottage Grove, the Comprehensive Plan Amendment would see a density trade, to safeguard parks and open space. More specifically, the Comp Plan Amendment as proposed would see a land triangle on Hamlet changed from AG-2 to R6 High Density, allowing for a four story, 164 unit affordable rate apartment building to be built. In exchange, the old Mississippi Dunes Golf Course driving range would be guided as parks and open space in the 2050 Comprehensive Plan.
The triangle to be rezoned high density in this scenario is bordered on the southwest by Hadley Avenue, southeast by 100th Street South, and north by Hamlet Avenue, the new parcel created through ongoing road realignments in the area. The proposed comprehensive plan amendment for high density at 10015 Hamlet Avenue comes after the Department of Natural Resources (DNR) acquired the former Mississippi Dunes Driving Range in June 2024. Both the old driving range and the parcel off Hamlet had been guided for medium density in the most recent Comprehensive Plan, with the proposed move to high density at Hamlet considered to balance out lost housing density from the driving range.
“This density transfer is consistent with the Comprehensive Plan by shifting this density within the same area of our community,” City Planner Samantha Pierret said in presenting the proposed amendment to the Plan Commission.
A lengthy public hearing followed with many speakers, several of whom were opposed.
“I’ve lived at Hamlet Court for 20 years, it was all corn,” resident Mike Porter said. “ have no problem with change. But listening to some of the things the ladies (who spoke previously) said it doesn’t make a lost of sense to me.”
In particular, Porter pointed out seepage needs and egress windows at nearby properties, the apartment’s parking lot increasing impervious space.
“These places are directly across from us,” he said of the proposal. “They will block our view, they will block your solar.” With two exits for 144 units on a much larger space, the one entrance and exit for the apartments was deemed too small.
“All they want is to come here and have an excuse to make a bunch of money,” Porter said of the apartment developer’s motive, also pointing out the size differential between the proposed R6 apartment building and nearby areas on density. “They are going to realign 100th, build that stuff down by the highway, when they get the realignment, it doesn’t need to be across from us.”
Resident Andrew Nelson was also opposed to the zoning amendment and high density apartments.
“It really doesn’t pass the eye test to me,” he said, pointing out the expansion that is now ongoing in the area. “80th is already becoming a problem at Hadley.” On top of this Pine Elementary School was already at capacity, but the needs for school expansion hadn’t been met in the present.
“I guess I’m not understanding how what we doing is going to be properly supported by the existing roads and infrastructure,” the plans as proposed putting things “behind the eight ball” on traffic and growth issues.
Pierret answered for the city.
“It’s not anticipated that it will impact any of those houses or surrounding townhomes,” she said of increased impervious space and the effects on nearby properties. The 100th Street Realignment was still far off, while more housing was needed immediately.
“The housing study says we need multifamily housing right now,” Pierret said in reference to a Maxfield Research study that found zero vacancy for affordable housing in Cottage Grove. “To house our families that we have.”
As things stand, the proposed affordable rate apartments at 10015 Hamlet require state bonding dollars to move forward and are part of the larger Preserve at Prairie Dunes development, taking shape on the east flank of the Grey Cloud Dunes SNA. State bonding dollars were not received in 2024 but are on a higher priority list for 2025. The Amendment will face required review from the Metropolitan Council, should the city council approve it.
Plan Commission Chair Evan Frazier thanked those present for coming and speaking and on a rainy Monday night, while noting the Plan Commission’s volunteer nature and like interest in the city’s well being.
“That you would come out on a Monday night says a lot,” he said, then sharing his support for the proposal.
“To me this makes sense,” Frazier said, the amendment balancing the need for housing with the opportunity to protect land and allow for more parks and open space. The school district was a separate government, which the city had to work with as both sought to address South Washington County needs as these pertained to their own spheres. Several other plan commissioners also spoke, one asking for the city to give a comprehensive plan for the three other parcels created by road realignment.
Later approved at Plan Commission, the proposed R6 zoning amendment off Hamlet will head before the Cottage Grove Council June 18.
Also in the update from May Plan Commission, Koma Architects requested a site plan review, conditional use permit and variance for the maximum impervious surface standard on behalf of the South Washington County Schools for 7000 Jamaica Avenue South. The request by Koma is related to a coming new addition for Next Step Pathways, after the school district purchased the Light the Way Church property for school purposes. Now in process, the move for Next Step Pathways would see a proposed 8,373 square foot addition for classrooms and educational spaces, as well as increased impervious space and site improvements such as renovation of both the interior and exterior of the existing building, landscaping, an outside activity area, and revision to parking lot layout. The plan would seek 15 feet of additional right of way along 70th Avenue South, while access to the property under the plan would be from Jamaica. Avenue South.
The council was tentatively due to review the request from Koma Architects at its June 4 meeting.
Still to come at June Plan Commission meanwhile, a new neighborhood called Summer Woods could be coming to Cottage Grove, pending a Plan Commission public hearing set for June 23. The proposed new development by SummerGate Development would be built west of Langdon Hills and south of Eastbrooke, in northwest Cottage Grove. As things stand SummerGate seeks a zoning amendment from R-2 to R3 for 56 units on 34.99 acres, located east of Hadley Avenue on 65th Street South. Plans for the development were first submitted March 11 of this year, with SummerGate asking for extension of a 120-day timeline per Minnesota Statute Chapter 15.99 in order to amend the plans and give city staff ample time to review changes.