The Cottage Grove Planning Commission convened on March 23, 2026 for a meeting marked by both continuity and change, as newly appointed Chair Jessica Fisher took over from former chair Evan Frazier, after Frazier reached his term limit on the Commission. Members serve for eight years, with Frazier serving nine due to COVID, which impacted meetings. Frazier took over as chair from Tony Khambata, after Khambata was appointed to serve on city council back in 2021. The Planning Commission forwards items for council approval, Khambata’s appointment to council necessitating appointment of a new plan commission chair.
Fisher assumes leadership from Frazier after serving previously as a commissioner, her appointment reflecting both continuity within the commission and confidence from city leadership. Council delegate Justin Olsen formally recognized the transition towards meeting end, praising Fisher while acknowledging the large role she inherits.
“Evan did a great job,” Olsen said of Frazier’s tenure as chair, expressing confidence in Fisher’s ability to guide the commission forward as Cottage Grove continues its rapid growth.
On the night’s agenda meanwhile were several items, including a preliminary plat for River Bend subdivision, Ravara Trails comp plan amendment, and several zoning ordinance updates.
As for the River Bend preliminary plat, plans involve a proposal to subdivide a 9.49-acre property on Grey Cloud Trail into four lots.
Senior City Planner Samantha Pierret presented the River Bend plat application, explaining that the site located on the city’s southwest corner near Settler’s Island is currently zoned for rural residential and agricultural use. Pierret noted the proposal to subdivide the property into four lots aligned with the city’s long-term “transition planning” designation, which anticipates future land-use decisions in developing areas. Right of ways for a future upgrade of Grey Cloud Trail South will reduce the total area to 9.09 acres.
The subdivision plan for River Bend requires each parcel to meet minimum lot size requirements of three acres. Because portions of the property are divided by a roadway, certain parcels must be commonly owned to satisfy zoning regulations, with deed restrictions ensuring compliance.
The plan as presented also includes dedication of 80 feet of right-of-way for Grey Cloud Trail, anticipating future upgrade to a minor collector road. The eighty feet of right-of-way mirrors similar infrastructure planning in nearby developments.
Property owner Betsy Dippel addressed the plan commission, emphasizing the family’s long-standing ties to the land and their intention to preserve it for future generations.
“We’ve owned and maintained this property for 42 years,” she said. “Since 1984. And the reason we’re doing this is to help the property move forward to the next generation.”
At the same time, Dippel raised concerns about the financial impact of required fees and land dedication, noting that the family had previously contributed approximately $10,000 toward road improvements.
“What is difficult for us is that this represents both a prior financial investment and now a loss of land value,” she said from a statement, the lot being divided for family purposes and to allow for another home. “We want to move collaboratively and respectfully with the city as we move forward. Thank you again for your time and consideration.”
Fisher put the matter to commissioners and staff for questions, followed with a public hearing, at which no one spoke. Commissioner John Stechman acknowledged Dippel’s concern but noting that fees are set by ordinance and applied consistently, with Stechman unsure on wiggle room” in the ordinances.
“I appreciate the comments from Miss Dippel,” he said. “I also see the numbers from the park dedication fee and they’re not insignificant but I think those are fixed by municipal ordinance and other regulations pertaining to the city of Cottage Grove, so I don’t know if there’s any wiggle room or something along those lines. But I do understand the comments that you make. I see myself voting in favor of this.”
Cottage Grove Community Development Director Emily Schmitz said the city uses a “rural-friendly” calculation method to account for large parcels and potential future subdivision.
“We’re doing a calculation to say ‘in the future there will be multiple lots’ right, potentially, and so we want to make sure we’re recognizing these larger lots aren’t necessarily considered development, offering the opportunity for another single family home.”
With no public opposition and limited debate, the commission voted unanimously, 6–0, to approve the preliminary plat.
Also covered March 23 at Plan Commission was a comprehensive plan amendment tied to the large-scale Ravara Trails development, previously approved by the council on March 18 and including 575 housing units along Keats Avenue across from Cottage Grove Middle School.
Pierett explained that the amendment was necessary due to a recent policy interpretation by the Metropolitan Council, which no longer allows cities to average density across an entire development. Instead, density must align precisely with designated land-use areas in a city’s comprehensive plan.
This shift required the city to “re-guide” a portion of the development from high-density residential to medium-density residential to match actual project design.
Under the revised plan, the affected area would have a density of approximately 8.26 units per acre, consistent with medium-density standards, rather than the higher density originally designated.
Commissioner questions focused on the implications of the Metropolitan Council’s involvement. Pierret confirmed that the amendment is necessary for approval of a sewer connection permit, which is currently on hold pending compliance.
Following discussion, the commission again voted unanimously to recommend approval of the amendment, allowing the project to proceed through final plat stages.
Next for March 23 plan commission was a series of zoning code amendments, approved for forwarding to council as part of an ongoing effort to make incremental updates and avoid a large-scale overhaul.
Among the key code changes sent to council were the following.
• New definitions for breweries and distilleries: The code will now include definitions aligned with state statutes, clarifying where these uses are permitted within business and industrial districts.
• Temporary outdoor sales regulations: The city formalized rules for uses such as garden centers and seasonal sales, allowing them under administrative permits that remain valid as long as the business operates.
• Accessory building height flexibility: Homeowners will now be allowed to build accessory structures up to two feet taller than their primary residence, addressing practical issues in neighborhoods with shorter homes.
• Clear View Triangle enforcement: The city strengthened language ensuring that intersections remain unobstructed by vegetation, fences, or structures over 30 inches tall, improving safety and enforcement clarity.
• Reduced setbacks for narrower lots: Side-yard setbacks for certain residential lots may be reduced to five feet, accommodating higher-density housing demands driven in part by Metropolitan Council expectations.
Commissioners largely supported the updates, with Commissioner Ken Brittain praising staff for balancing flexibility with regulatory clarity.
“I think you’ve come up with an elegant solution that doesn’t make it too complicated,” he said of the Clear View Triangle changes. The Clear View Triangle is meant to be kept clear in the plat, with reference in three separate areas of the city ordinances.
The zoning amendments passed unanimously after discussion, moving on to council for approval.
Included in staff reports, meanwhile, Schmitz provided an overview of recent City Council actions and ongoing development activity. March approvals included a Panera Bread redevelopment project, expansion of New Life Church, and preliminary plats for Talcott Glen, Ravara Trails, and McHattie’s Landing, totaling hundreds of housing units
Schmitz also highlighted ongoing discussions with the Metropolitan Council regarding density policies, noting that the new interpretation represents a significant shift from longstanding practices.
“Staff is meeting with Met Council staff to talk more in detail about their new interpretation of a policy, for lack of a better way to put it,” she said. The city has long averaged plat density, with straight lines for land uses not always the best way to go about plans for housing density.
“We’ve navigated this way, for lack of a better word, for decades,” she said of density averaging, adding that the city will continue working with regional officials to ensure efficient development. The issue underscores a broader challenge facing growing suburban communities, balancing local planning priorities with regional requirements.
“This is a new approach,” Schmitz said of the new interpretation from the Metropolitan Council. “Please note those conversations will continue to happen.”
Towards the end of the March 23 plan commission meeting a recognition plaque was presented to outgoing Commission Chair Evan Frazier, recognizing his service on the plan commission since 2017.
Council delegate Olsen credited Frazier with guiding the commission through a period of substantial growth, during which Cottage Grove’s population had increased by approximately 8,000 residents, soaring past 40,000 people.
Frazier emphasized the importance of civic engagement and thoughtful decision-making in brief remarks accepting the plaque.
“This is the closest government gets to people’s lives,” Frazier said of plan commission and local residents.
Closing out business Monday was election of commission officers, with Commissioner Ken Brittain appointed as Commission Vice President, while Commissioner Prindeep Bhat will be secretary. Both appointments were made without opposition.
Cottage Grove Plan Commission meetings are held on the fourth Monday of the month at 7:00 p.m in city hall. The public is invited and welcome to attend.