--- ## title: PLANNING COMMISSION MINUTES author: City of Woodbury date: D:20260504175100 --- ## CITY OF WOODBURY ## DRAFT PLANNING COMMISSION MINUTES May 4, 2026 ## Pursuanttoduecallandnoticethereof,aregularmeetingwasheldatWoodburyCityHall,8301Valley Creek Road on Monday the 4, May 2026. ## CALL TO ORDER Chair John Kollm called the meeting to order at 7:00 p.m. ## ROLL CALL Upon roll call the following members were present: John Kollm, Stephanie Swanson, Marcia Kennedy, Saurin Shah, Shae Seabrooks, Jim Gentile, Gisele Parnel, and Riyaan Hilowle. ## Absent member: Jacob Guzik ## Council Liaison Present: Donna Stafford ## StaffPresent:EricSearles,AssistantCommunityDevelopmentDirector/CityPlannerandGina McCormack, Senior Planner. ## DEVELOPMENT ITEMS ## ITEM 1: COTTAGE GROVE MASTER PLAN ## GinaMcCormack,SeniorPlannerstatedthatTheCityofWoodburyhaspreparedtheCottage ## GroveDriveMasterPlan.Shesaidtheintentoftheplanistodocumentexistingconditions, provideguidanceonlotandhometypes,roadwaydesignandaccessmanagement,stormwater managementapproach,parksandopenspace,andpedestrianmovements.Shesaidthe attached report provides additional information on the master plan. Ms. McCormack gave background on the Master plan saying City Council Directive 3.26 provides policy requirements and direction for the creation of master plans. She said Master plans are required: 1.Prior to opening a development phase or sub-phase. 2.Prior to the approval of a Planned Unit Development for properties with common ownership that are within the existing Metropolitan Urban Service Area (MUSA) and measure more than 100 acres. She said the Cottage Grove Drive Area Master Plan (the Plan) includes approximately 370 acres of land with varied ownership, development interests and timing. She said the master plan contains the remaining area of Sub-Phase 2D that has not been studied with a master plan, along with some areas of Phase 3 to ensure future design consistency when those phases are opened for development. Ms. McCormack gave information on public engagement saying in advance of beginning the master plan work, staff sent out a questionnaire to property owners in the area to understand the current use of their property, if development was an opportunity, and timing for future plans. She said these questionnaires led to several individual property owner meetings with staff. She said due to the variety of interests and parcel sizes within the master plan area, staff has coordinated: -Two (2) formal property owner meetings for properties within the boundary -15+ individual property owner meetings -One (1) surrounding area formal neighborhood meeting Page 2 May 4, 2026 PLANNING COMMISSION MINUTES Ms. McCormack said the master plan report covers a variety of considerations for the project area. She said for the purposes of this staff report a summary of the report’s highlights are included in the packet provided and said for additional details that the Commission could review the attached report. She gave the following information to the Commission. 1.Development context The Plan identifies a study area of approximately 370 acres in both Phase 2D and Phase 3 within the southeast portion of Woodbury. The area has a variety of ownership including 19 different property owners and 13 homesteads. While some of these are anticipated to be sold to developers, other owners are interested in remaining on their properties for years to come. The utilities to serve the future development will extend from the low density residential subdivisions directly to the west. The surrounding areas adjacent to the master plan are identified within the context map below. 2.Regional Stormwater management approach The City of Woodbury consulted with Barr Engineering for an environmental planning study to identify natural resource areas and future stormwater management approaches in areas with future development in the City. One of the subject sites was this master plan area and the findings indicated a majority of the project area (approximately 249 acres) could be served by a regional stormwater management system on one property. The regional approach has numerous benefits for the subject area including: Removal of individual basins by development Improved efficiency for maintenance and design This area may contain karst topography throughout the area which would make individual stormwater management per site challenging to design and implement. Ability to expand the adjacent stormwater management system from the development to the west (Sienna Grove). Ability to use the regional system to expand greenway corridor viewshed. 3.Housing Diversity Multiple comprehensive plans, including the 2040 Comprehensive Plan, have established a vision for Places to Live to offer housing choices to people in all stages of life. One of the consistent land use policies looks to ensure diversity of housing is provided with a mix of 50% single-family units and 50% multi-family units. The master plan proposes a range of lot sizes include 45-50’, 55-60’, 65’+ and 100’+ lots. The areas identified in dark orange are for townhomes or small lot single family (45 foot minimum) to meet the need for multi-family units. The housing market has identified challenges with constructing townhomes at this time due rising homeowners association (HOA) and increased insurance costs. The Plan is intended to provide flexibility to allow either 45’ lots or townhomes, within the dark orange/brown areas above, to ensure diversity of housing products and prices can be achieved regardless of market conditions. The master plan also identifies areas for the creation of 100 foot wide lots. One area is based on property owner feedback to create an area of potential custom lots for non- national builders and to establish a unique neighborhood with robust landscaping and screening from nursery plants. The other area is adjacent to Dale Road. It was identified Page 3 May 4, 2026 PLANNING COMMISSION MINUTES that each property owner in this location has a variety of timing and development interests so the large lots provide two solutions: Allow each property to create value on the property while being able to retain the existing home. 100 foot lots would be accessed from private drives on Dale Road. Preservation of the existing high quality woodlands on the northern portion of the lots in exchange for access management flexibility through the Planned Unit Development (PUD) process. ## 4.Park and Open Space Network The Plan thoughtfully laid out greenway corridors, a neighborhood park and natural resource preservation within the context of the uses and surrounding property uses. Greenway corridor: The extension of the greenway into the master plan boundary will essentially connect Woodbury Drive to Andy’s Bark Park. The corridor will incorporate the regional stormwater management system, trunk sewer alignment, and trails before heading south to Dale Road and an existing drainage way on the properties to the south. Neighborhood park: The comprehensive plan identifies a neighborhood park to be established north of Dale Road, east of Cottage Grove Drive. The master plan shows two potential locations where this park could be developed along with performance standards for the park including a tot lot, setback from adjacent roadways, tie to the greenway corridor and review of bump out parking stalls if feasible. High quality woodlands: The previously mentioned Barr Engineering study identified natural resources within future development areas of the community. The woodlands located on the north half of properties 13-17 were identified as high quality and home to 300 oak trees in excellent condition. The City seeks to preserve these natural resources by providing an alternate development pattern and requirements for these lots in exchange for an easement for protection. 5.Street Typology The master plan establishes access management requirements for Cottage Grove Drive and Dale Road along with concepts of how these roads could be interconnected property by property. These connections and final roadway design will be completed with subdivision applications. The purpose of the master plan is to establish the sections for the major collector roads (Cottage Grove Drive and Dale Road), right-of-way requirements, residential road design standards and private drive standards. ## Ms.McCormackstatedthatstaffrecommendsapprovaloftheCottageGroveDriveMasterPlan, project number 2025-00604. Chair Kollm thanked staff and opened it up to the Commission for questions. ## CommissionerJimGentileaskedifthe2028CapitalImprovementplanfortheBaileyRoadconstruction hastheintentthatnocurrentdevelopmentisplannedandwilltheexistingutilitiesbeutilizedandthenbe switchedover.Ms.McCormackadviseditisfullyfundedtobeimprovedtoCottageGroveDrive.She statedtheDevelopmentwouldcarrythetrunksanitaryandwaterutilitiesforwardwiththemandfuture roadwayswouldincludeDaleRoadwithDevelopmentpossiblyoccurringuntilthefundingisreceived Page 4 May 4, 2026 PLANNING COMMISSION MINUTES anditisplacedintheCapitalImprovementPlan.Mr.Searlessaidallowingthedevelopmenttooccur and then having the new roadway improvement allows it to last much longer. ## Mr.Gentileaskedaboutthecombinedentranceforthefuturedogparkwiththethreedeeprowoftrees intheareaandiftheshiftingofthatintersectionwouldcauseilluminationofthosetrees.Ms.McCormack advisedthatthisisaconcepttoshowthatthereissignificantamountofspacetoprovidethosechanges. ## Mr.Gentilerecommendedthatthecommunitygardencouldbeexpanded.HealsoaskedabouttheOak treeswiththeeasementandaskedifthatmeantthetreeswouldstay.Ms.McCormacksaidthatwas correct. ## Mr.Gentileaskedaboutthetwoconnectionpointsforthepathwaysandthependinggrantfundingforan underpassforthepedestriansandifitwasconsideredtodoanoverbridgeorjustsomesortoftreatment totheintersectionandnotreroutingbackthroughthatpathasitisasignificantpartofthat.Ms. ## McCormackresponded,sayingwhatcitystaffwouldanticipateseeingandhowthelocationwouldhave arefugeapproachbecauseoftheunfavorablegrades.Shesaidthatthislocationwasidentifiedtoallow anunderpassbutwouldneedtobegrantfunded.Mr.SearlessaidthissegmentofDaleRoadis anticipatedtobeatwo-laneroadwaywhichismorefavorableforcrossingthanafour-lanecrossingwould be. ## Mr.GentileaskedhowweareservicingthesoutheastwithPublicSafetyservicesandifthisMasterPlan includesthat.Ms.McCormackgaveinformationonWashingtonCountyholdingsintheareaforthe environmentalcenteraswellasSouthernPublicWorksshopsthatareplannedforfuturePublicWorks. ## Shealsosaidthecityownedparcelsthathavebeenindiscussionforfuturefirestations.Mr.Searles advisedthattheCityCouncilauthorizedfundingforasearchtobeconductedtolookatPublicSafety responsetimesandlocationsservedandthestudyhasn’tbeenfinalizedyetbutgavespecificdetailson what that meant for the future. He provided the reasons why that was important for the city. ## Mr.Gentileaskedabouttheexistingpropertyinregardtothewatershedandiftheyhadrunintoany issueswiththedevelopmentofthestormwaterbasins.Ms.McCormackstatedthattheyhadnotadvised that would be in the next steps and gave information on it. ## CommissionerMarciaKennedyaskedwhatthetippingpointwaswithincreaseddensity’striggeringthe needfortrunkutilitiestobeincreased.Ms.McCormacksaidtheneedfortheincreasingofutilitiesis decided when the development expands. ## Ms.KennedyaskedaboutfinancialresponsibilityoftheCityfortheexpansionandifweneedtoengage withWashingtonCountytoinstallmoreastheresidentialdensitygrows.Ms.McCormackgavethe anticipatedgoalofthetrunksewerconnectionforindividualsthatmayhaveprivatesepticsystemsthat failwouldthenhaveaccess.Mr.Searlessaidafterthezoningchangesandmunicipalutilitiesarewithin an area city code requires them to hook up. ## Ms.Kennedyaskedwhatthebiggestchallengesthecityanticipates.Ms.McCormackadvisedthatthis isahigh-levelconceptplan,sothedetailsaren’tconsideredasofyet.Shediscussedthegoalofthisand whatwillcomeinthefuture.Mr.Searlessaidcitystaffdoestopographymapsetc.butnothingreplaces soil borings and his thoughts on the areas regarding the larger lots. Ms.Kennedyaskedabouthowthesubdividedlotswouldimpactthenumberofunitsinthearea.Ms. McCormack advised it is less demand for the utilities. Page 5 May 4, 2026 PLANNING COMMISSION MINUTES ## Ms.Kennedyaskedfortheexistinglocationsandifthepropertymanagementassignsaleaseandhow thatimpactsthedevelopment.Ms.McCormackwithintothedetailsonhowtheCitywouldworkwith them on a reasonable timeline. ## CommissionerStephanieSwansonaskedaboutthehigh-qualityoaktreesandaskedforconfirmation thatthosewerelocatedonprivatepropertyandwouldnotbepartofthegreenwaycorridor.Ms. McCormack confirmed they were and it would not be part of it. Ms.Swansonaskedforclarificationonverbiageprovidedonpagefour(4)inthestaffreport.Ms. McCormack gave clarification on this providing flexibility to provide attainable housing. ## Ms.Swansonaskediftherewasapercentageofunitsattheproposednarrowlotwidthswithpriced cappedhouses.Mr.Searlessaidtheycappedfrom45to50percentandgaveinformationonthis decision and reasoning behind it including that the proposal would meet housing goals. Ms.Swansonaskedaboutthepurchasepriceandhowitworksinregardtoincomeandpurchasingprice. Ms.McCormackgaveinformationontheattainablehousingforfirsttimehomeownersandtheapproach. ## Ms.SwansonaskedhowtheCitywouldpreventsomeonefromdoingsomethingtobendtheruleswith thepurchasepricewiththeattainablehousingagreement.Mr.Searlesclarifiedthatthelistedincome capsweretoguidemonthlypaymentsandthecappedlistprice,butthatthelistedincomeswerenota requirementofbuyers.HesaidtheCityseesthattherearen’tproductsofthissortandthisisattempting to bring a different type of product to the marketplace. ## CommissionerSaurinShahaskedifthepropertymarketasnumberthree(3)whichisdesignatedasstorm waterhasanexistingpropertyownercurrentlylivingthereinahouse.Ms.McCormackconfirmed.He askedifthepropertyownerwouldbeokaywiththesitebeingsigneduptobeafuturestormwaterlocation. ## Ms.McCormackconfirmedstatingthecityhasmetwiththehomeownerafewtimesandtheyhave identifiedavisionforthepropertytohaveitasanopenspaceandtheexistinghomecanremain.Ms. McCormack said she agrees and is happy to have the open space around the home. ## Mr.Shahaskedabouthowlocations14,15,16,and17areexistinghomesinthewoodedareaandwho saidtheywilldothe100-footlots.Ms.McCormackconfirmedandgavedetailsonwhytheresidents appreciated the approach and possible scenarios that may occur. ## Mr.ShahaskedwhattheindividualaccessfromDaleRoadwouldlooklikeastowhatMs.McCormack discussedinherstaffreport.Ms.McCormackgaveinformationsayingallofthedrivewaysaresetupon theedgessotheycaneasilybeturnedintoprivatedrives.Shegavespecificsonhowitwouldbelaid out. ## Mr.Shahsaidthattheywouldhavetowidenthedrivewaywiththisaswell.Ms.McCormacksaidthey would. ## CommissionerShaeSeabrookaskedifshecouldpointouttheareaonthemapthatcurrentlyhasthe interimpermit.Ms.McCormacksaidthereisn’tcurrentlyaninterimpermitbutasdevelopmentoccurs thecitywouldworkwiththemtogetaninterimpermitandsaiditwasthesamepropertyasthestormwater basin discussed prior. Ms. McCormack showed all the properties on the map. Page 6 May 4, 2026 PLANNING COMMISSION MINUTES ## Ms.Seabrookaskedhowvehicletripcountsareconductedandwonderedifthatcouldbeexpanded regardingthehugeuptickofdevelopmentinthearea.Ms.McCormacksaidtheyaredonethroughthe Comprehensive Plan process and the process on how it is studied and with whom it is conducted. ## Ms.Seabrookaskedifthefuturedevelopmentoftheroadwaysisconsidered.Ms.McCormacksaidthe anticipated goal would be to have these paved with development consistent with the phasing timeline. ## Ms.SeabrookaskedaboutthesouthoftheplanbeingzonedUrbanReserveandiftherewastalkof futuredevelopmentinthatareaoristhatpartofasperateplan.Ms.McCormacksaidUrbanReserveis outsideofthecity’sphasingandoutsideofMunicipalUrbanServiceArea(MUSA).Shesaidthatareais setwiththeComprehensivePlanandtheMetropolitanCouncil.ShesaidtheCityhasreceivedguidance thatitisnotanticipatedthattheMUSAwillbeexpandedsoUrbanReservelandisintendedtostay.She gaveinformationon3Mpropertyshowingonthemapandhowtheydon’thaveanydevelopmenttimeline on this, and why this is shown. ## StudentCommissionerParnellaskedaboutthehigh-qualitywoodlandsandhowsheisawarethatthe cityistryingtopreservethenaturalresourcesbutwonderedwhatthealternateplanwouldlooklike.Ms. ## McCormacksaidwiththosetreesremovedthatthesepropertieswouldessentiallybe10acrestoallow forsmallfingerstreetsandalsoastraightroadandacul-de-sacadjacenttoAndy’sBarkPark.Shesaid the city would see challenges meeting access management so street extensions, etc. would be needed. StudentCommissionerHilowleaskedstafftoshowthetwopotentiallocationsfortheneighborhoodpark. Ms. McCormack used the map to point out the locations to the Commission. Ms.Hilowleaskedifthereweresurroundingtrailsforsafetravelstobeconductedwithinthearea.Ms. ## McCormackadvisedthatthewhitelinesshownonthemapestablishthosetrailsthroughthegreenway corridor.ShestatedthattherewouldbetrailsaccessingbothoftheparksandmentionedtheCity’sParks andRecreationdepartmentmentionedamenitiessuchasbumpoutparkingwitheachsubdivision potentially serving those on road. Chair Kollm asked if there were any other questions from any other Commissioners. ## CouncilMemberDonnaStaffordaskediftheaccessroadfromDaleRoadtotheBarkParkwasgoingto bepaved.Ms.McCormackadvisedtheanticipationofhavingtheareastothesouthwithinthesubphase wouldprovidethefundingtothenextendthepaving.Mr.Searlesadvisedthatthereisapropertythat wouldbeinvestigatedonthesouthsideofDaleRoadthatinthefuturestaffanticipaterequestingcouncil amendthephasingplantoincludethesouthpiecetoallowfunding,gradingandtheabilitytoextendthe paving of Dale Road. ChairKollmsaidhehadquestionsonthehousingdiversityplanbutwillwaituntiltheendtoaskthem. ## ChairKollmaskedabouttheregionalbasicforthestormwaterandaskedhowitworkedfromafunding standpointwithallofthelotsbeingdevelopedatdifferentstages.Mr.Searlessaidthesetypesofregional amenitiesoccurthroughourutilitychargeapproach.Hegaveinformationsayingthislooksatthe infrastructureneededoverseveraldecadesdividedbytheacreageservedthatequalsaperacreutility chargewhichiswhatisproposedhere.Hesaidcollectionwillbedoneacrebyacreandsaidthereare alsosomefundbalanceswithintheutilitychargestoincursomeoftheseexpenseswhere,when developmentoccurs,theywillrepaythatfund.Mr.Searlessaidthoseareexistingdevelopmentdollars thatwehavethatarefortheseplansystemimprovementsthathavebeenbankedoverthelongtermand is not a taxpayer dollar. Page 7 May 4, 2026 PLANNING COMMISSION MINUTES ## ChairKollmaskedaboutthegreenwayspace,anditstaffhasconsideredpurchasingthelandandbanked itasparkpropertyversustheapproachproposed.Ms.McCormacksaiditwasconsideredduetothe amountofareaandthecosttoacquirethatwasguidedbyputtingthisintoaneasementtopreservethe trees. Mr. Searles discussed this in more detail and the reasoning for this guidance. ## ChairKollmaskediftherewasanythingpreventingthecurrentownersoftheexistinghomestodevelop theentireparcelwhereahomedestructioncouldtakeplacetoconstructalargerdevelopment.Ms. ## McCormacksaidwhenlookingatexistingPUD’stheyneedtobeincompliancewithaMasterPlanwithin thearea.ShesaidthatisoneofthefindingsoffactthatisbroughttoaCommissionandsaidifitwasn’t inlinewiththatfindingtherewouldhavetobesometypeofreasonorextenuatingcircumstanceforthat tocomeforward.Shestatedthecity’sgoalforallofthefuturepropertiescomingforwardistohavethem in line with this Master Plan. ## ChairKollmaskedifputtingthisMasterPlaninplacesecuresthatconservationofthosetreesandany futuredevelopmentthatwouldwanttochangethatwouldhavetocomethroughthenormalPlannedUnit Development process. Ms. McCormack confirmed. ChairKollmaskedwhatthetriggeristolookataroadasatwolanetoathree-lanewithabufferroad. ## Ms.McCormacksaidthatthemainroadwouldbeBaileyRoad,ManningandWoodburyDriveandsaid becauseoftheconveniencemovabilityanddestinationsontheroadthatitwouldbethemainarterial road in this area. ## ChairKollmaskedifthereareanyexamplesofothermunicipality’sdoingthe45minimumlotsizeand ## AMIpricecappingthatthisistryingtomemorialize.Ms.McCormacksaidhousingattainabilityisatthe forefrontofallofCity’smindsatthistime.Shegaveexamplesofdifferentareasandwhattheyaredoing. ## ShesaiditisagoaltocreatesmallerlotsbecausetheCityishearingfromthemarketthatifthereare smallerlotsgiven,theattainablehousingproductwouldbeabletobebuilt.Mr.Searlesgavemore information and details regarding this and other City projects. ## ChairKollmaskedabouttheincentiveiftheyadheretotheAMIlevelintheMasterPlanandwhatthatis forthedeveloper.Mr.Searlessaidthatwouldbeadditionallotsfromthatreduction.ChairKollmgave concernsaboutthemathtotalingthewaywethinkitwill.Mr.Searlesgaveinformationonreasoningfor this decision and reasons for this. ## ChairKollmaskediftherewasanyrestrictionintheMasterPlanforthesebeingusedforPrimary Residences rather than rental properties. Chair Kollm asked about restrictions. ## Ms.SwansongaveherconcernsaboutpeopletakingadvantageofthisandwhethertheCitythought aboutwaystopreventthat.Sheexpressedconcernthatwithoutrequirementsthehomeswouldn’tgo firstandsecondtimehomebuyersbuttoinvestorslookingtosellformaximumprofit.Mr.Searlesgave informationsayingthebuildingcommunityunderstandswhattheirmarginsareandsaidtheywillbuildin thesize,amenitiesandfinishestosupportthesalesprice,whichgavecomfortinthis.Hegaveother details that caused comfort with this concern. He said it is certainly on staff’s mind. ## ChairKollmsaidhebelievestheincentivesarenotstrongenoughtosupportadeveloperwantingtobuild adevelopmentinthatareaiftheCitydoeswanttodeliverthathousingstocktothecommunity.Mr. ## Searlessaidasthisevolvestheremaybeconversations,butthebuildersanddevelopersarenotknown atthistime.Hesaidtheydoknowtherearealotofnationalbuilderswhoareinterestedandhave historicallybuiltinWoodburyanddetailsgivenregardingtheknownsandunknownsthatwillassistin providing. Page 8 May 4, 2026 PLANNING COMMISSION MINUTES ## Ms.Swansongaveanexampleofaffordablebydesignhousingconceptinanotherjurisdictionand expressedthatwithoutsomekindofincomeorpricerestrictions,housingproductswithzoningincentives can work against affordability instead of helping solve the problem. ## Ms.SwansonaskediftheCitycontemplatedhavingthedeveloperpickthepricecap.Mr.Searlessaid thatisthereasonthattheMasterPlandoesn’thaveahardnumberasfutureconversationswouldbe incentivized by this. ## MOTION:StephanieSwansonmovedtoapproveCOTTAGEGROVEMASTERPLANsubjectto conditions as outlined in the Staff Report. ## SECOND: Jim Gentile ## VOTING:All in Favor:JohnKollm,StephanieSwanson,MarciaKennedy,SaurinShah,Shae Seabrooks, and Jim Gentile. ## Absent:Jacob Guzik ## COUNCIL REPORT ## CouncilmemberDonnaStaffordprovidedanupdateofCouncilactivitiesandmeetingwhichwasheld last. For further information about the Council meeting, refer to the minutes. ## APPROVAL OF MINUTES ## MOTION:StephanieSwansonmovedtoapprovetheminutesofthePlanningCommissionheldon February 23, 2026, as submitted with typos provided to Senior Planner. ## SECOND:Marcia Kennedy ## VOTING:All in Favor:JohnKollm,StephanieSwanson,MarciaKennedy,SaurinShah,Shae Seabrooks, and Jim Gentile. ## Against:None ## Absent:Jacob Guzik ## ADJOURNMENT The meeting adjourned at 8:42 p.m.