--- ## author: Beck, Megan date: D:20260611162727-05'00' --- ## Planning Commission Agenda June 15, 2026 | 7:00 p.m. ## City Hall, Council Chambers The June 15 , 2026 Planning Commission meeting is taking place at the Woodbury City Hall in the Council Chambers. Members of the public may attend the meeting in person and may also join the meeting using a computer, tablet, or smartphone and accessing the virtual meeting link at woodburymn.gov/VirtualMeetings. Public comments will be accepted during the meeting both in person and virtually. Virtual questions should be submitted via the online Q&A feature within the virtual meeting link. Questions regarding this meeting can be taken between the hours of 8:00 a.m. to 4:30 p.m. via email planning@woodburymn.gov or by calling 651-714-3533 and leaving a voicemail message. The City of Woodbury is subject to Title II of the Americans with Disabilities Act, which prohibits discrimination on the basis of disability by public entities. The City is committed to full implementation of the Act to our services, programs and activities. Information regarding the provisions of the Americans with Disabilities Act is available from the City Administrator’s office at 651- 714-3523. Auxiliary aids for disabled persons are available upon request at least 72 hours in advance of an event. Please call the ADA Coordinator at 651-714-3523 (TDD 651-714-3568) to make arrangements. 1. Call to Order ## 2. Public Input Sign-up Sheet ## 3. Roll Call ## 4. Discussion Items ## A: Bailey Properties Master Plan 19-2025-00603 The City of Woodbury has prepared the Bailey West Master Plan. The intent of the plan is to document existing conditions and to provide guidance on the following development components: ## • Stormwater Management • ## Landscaping Themes • ## Pedestrian Plans • ## Roadway Designs • ## Buffering and Screening • ## Architectural Themes The Bailey West Master Plan (the Plan) includes approximately 185 acres of land with the vast majority of the land being under single ownership. It is anticipated that development of the properties will occur over several years. ## 5. Council Report: Councilmember Donna Stafford 6. Approval of Minutes – May 4, 2026 draft 7. Adjourn ## CITY OF WOODBURY ## PLANNING COMMISSION STAFF REPORT June 15, 2026 ## Project No. : 19-2025-00603 Prepared By: Eric Searles ## City Planner 651-714-3532 eric.searles@woodburymn.gov ## Project Name: Bailey West Master Plan Recommendation: Approval Request: Master Plan Site Size: Approx. 185 acres ## PROPOSAL The City of Woodbury has prepared the Bailey West Master Plan. The intent of the plan is to document existing conditions and to provide guidance on the following development components: ## • Stormwater Management • ## Landscaping Themes • ## Pedestrian Plans • ## Roadway Designs • ## Buffering and Screening • ## Architectural Themes Furthermore, the plan intends to provide policy direction regarding the following areas: • Century Avenue to be designed to Washington County roadway standards to allow for future county ownership. • Modifications to the 2040 Comprehensive Plan to support New Life property acquisition • Recommendation to re-guide northern portion of the property from Places to Work to Low Density Residential as part of the 2050 Comprehensive Plan. The Bailey West Master Plan (the Plan) includes approximately 185 acres of land with the vast majority of the land being under single ownership. It is anticipated that development of the properties will occur over several years which makes master planning important to ensure continuity of development designs and implementation over the years. City Council Directive 3.26 provides policy requirements and direction for the creation of master plans. 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 acre Components – The master plan covers a variety of considerations for the project area. For the purposes of this staff report a summary of the report highlights are included here, for additional details please review the attached report. ## Planning Commission Staff Report June 15, 2026 Page 2 of 6 1. Stormwater management The graphic below identifies a regional stormwater approach which will be designed to provide stormwater management for the entire development area and for the future upgrades to Bailey Road. The benefits of a regional approach for stormwater management are as follows:  Removal of individual basins by each individual development site.  Improved efficiency for maintenance and construction.  Additional trail looping opportunity.  Ability to efficiently provide ponding for Bailey Road upgrades versus providing in the future with the project. The graphic below represents the location of the stormwater management areas for the project area with the regional stormwater basins shown in the red boxes: ## Planning Commission Staff Report June 15, 2026 Page 3 of 6 ## Pedestrian and Greenway Plans Creating a Natural Greenway Corridor - A design highlight of this plan is the establishment of a dedicated 100-foot greenway corridor that wraps along the northern and eastern borders of the property. This greenway acts as a natural buffer and creates an intentional trail system which connects the uses internally but also assists in establishing a pedestrian connection from Bailey Road to Carver Lake Park. Protecting Wetlands and Natural Tree Lines - The plan is highly intentional about preserving the natural environment. It successfully protects the existing wetlands and natural tree lines along the project boundaries, especially around the regional ponds and eastern borders. Keeping these areas intact provides a mature, green border between new developments and the existing neighborhoods to the east. Future landscape plantings on the individual development sites will also be provided to enhance the existing vegetation. Strong Pedestrian Looping and Interconnectivity - Instead of isolating the different land uses, this plan emphasizes interconnectivity between all land uses. A comprehensive network of trails (shown with green dashed lines) links the commercial shopping area, New Life Church and Academy sports fields, and the high/medium, and low-density residential neighborhoods. These trails form strong pedestrian loops for future and existing adjacent residents to enjoy. Pedestrian infrastructure will also be provided on both sides of Century. Future Refinements for Commercial Access - While the trail system is highly connected, staff anticipates that the final master plan graphics will be updated to better articulate a clearer, more direct walking route from the southern retail/commercial area directly to the trail on Bailey Road. ## Planning Commission Staff Report June 15, 2026 Page 4 of 6 ## Architectural Themes One of the primary goals of a commercial master plan is to establish a clear framework for architectural continuity, ensuring that the future development feels cohesive and interconnected regardless of the specific development type. The image below establishes a design guideline which creates a shared aesthetic across the different development types such as large-scale corporate facilities to retail shops and various tiers of housing. By standardizing high-quality building materials, complementary color palettes, and intentional structural details, the built environment avoids looking like a patchwork of random developments and instead presents itself as a unified, intentional community. Elements like prominent brick masonry, clean neutral siding, dark-trimmed window frames, and structural awnings are shown across all of the different categories. This level of continuity ensures that as land uses transition from retail into residential neighborhoods, the visual identity of the area remains strong which creates an inviting sense of place for residents and visitors alike. ## Planning Commission Staff Report June 15, 2026 Page 5 of 6 Modifications to the 2040 Comprehensive Plan to support New Life property The graphic on the left below is from the 2040 Comprehensive Plan, which identified approximately 40 acres of Mixed Use to the north of Bailey Road. The Mixed Use category allows for retail uses and residential development up to 15 units per acre. The proposed land uses relocate those 40 acres around the approximately 30-acre parcel proposed to be acquired by New Life Academy for athletic and recreation purposes. While the total amount of housing and retail remains unchanged from the 2040 plan, this modification provides the opportunity for New Life Academy to continue to grow adjacent to its existing campus. Recommendation to re-guide northern portion of the property from Places to Work to Low Density Residential as part of the 2050 Comprehensive Plan. The 2040 Comprehensive Plan identifies the area outlined in red below as Places to Work. As part of the master plan, an evaluation of the highest and best use occurred. Due to the area's proximity to Carver Lake Park and limited commercial marketability resulting from its distance from Bailey Road, a change to low-density residential is recommended. This future residential designation will provide additional activity to activate the proposed pedestrian infrastructure, while also offering an opportunity for buyers looking for a homesite that is walkable to nearby commercial opportunities. The timing of this area development, ultimate connection to Century Avenue and final Land Use approvals will occur through the 2050 Comprehensive Plan process. ## Planning Commission Staff Report June 15, 2026 Page 6 of 6 ## RECOMMENDATION Staff recommends approval of the Bailey West Master Master Plan, project number 19-2025-00603. ## ATTACHMENTS ## 1. Draft Bailey Wast Master Plan ## Bailey West ## Master Plan ## Draft 6/11/2026 32 ## Bailey West Master Plan ## Acknowledgements ## Table of Contents ## Prepared for: The City of Woodbury ## Prepared by: HKGi ## Overview4 ## Streetscape12 Parks and Trails 20 Screening and Buffering 22 ## Site Design Guidelines 24 ## Building Guidelines 30 Wayfinding and Placemaking 34 1 6 7 5 4 3 2 ## Overview 1 What are design guidelines? •Language of design guidelines is “should”, “encourage”, “prefer”. •Focused on guiding development that creates a strong sense of place. •Used alongside the required design standards in the zoning code. How should the design guidelines be used? •Property owners and developers should review these guidelines prior to submitting a development application and should provide a narrative as part of their development proposal that identifies how the project achieves these guidelines. •Design guidelines and master plan elements will be reviewed via development application review. ## Design Guidelines 54 ## Bailey West Master PlanOverview ## Existing Conditions ## Growth Area Background Bailey Nurseries currently owns approximately 300 acres of ag ricultural fields at the intersection of the City of Woodbury, the City of Maplewood, and the City of Newport. The area is approximately one mile from I-494 along Bailey Road. This property is anticipated to be sold by the owner for development in the coming years. ## The Site Today The master plan area is surrounded by low-density residential to the east and rural estate to the south. In addition, the New Life Church and Academy of Woodbury is adjacent to the southeast edge of the property. On the north side of the property is Carver Lake Park and beach. ## Proposed Development The master plan area is anticipated to include commercial development; low, medium, and high density residential areas; an industrial building; greenways; and an expansion of the adjacent New Life Church and Academy. In addition to this development, Century Ave (CSAH 25) is planned to extend from the northeast corner of the property south to Bailey Road (CSAH 18), bisecting the growth area. The growth area will also include a park dedication area to expand 155-acre Carver Lake Park. ## Legend 2000800’ Figure 1. Existing conditions City boundary Development area boundary ## Newport ## Newport ## Wetland ## Maplewood ## Electric Power Transmission Line ## Bailey Road ## Carver Park ## Park ## Existing ## Low-Density ## Residential ## Existing ## Low-Density ## Residential ## Existing ## Low-Density ## Residential ## New Life Church and Academy Property entrance Existing fields End of Chamberlain Road at edge of property (future connection) 76 ## Bailey West Master PlanOverview ## Proposed DevelopmentDevelopment Identity Bailey history and legacy as inspiration The Bailey West Master Plan area will include design features influenced by the Bailey history and legacy of the site. The design of the growth area should explore this farm heritage in abstract, contemporary ways through plant species selection and layout, architectural quality, and furnishings and monuments. ## Plant LayoutPlant Species ## Architectural Quality Furnishings and ## Monuments ## Legend 2000800’ Figure 2. Proposed site use ## Newport ## Newport ## Wetland ## Regional ## Pond ## Regional ## Pond ## Maplewood ## Bailey Road ## Century Ave ## Electric Power Transmission Line ## Park ## Greenway ## Greenway ## Existing ## Low-Density ## Residential ## Existing ## Low-Density ## Residential ## Carver Park ## Trunk Water Main and ## Sanitary Alignment ## Trunk ## Water Main ## Connection ## Wetland and Tree ## Preservation Area ## Greenway ## New Life Church and ## Academy ## New Life Church and Academy ## Sports Fields ## Business Park ## Commercial ## High- ## Density ## Residential ## Medium-Density ## Residential ## Industrial/ Business park ## Commercial New Life sports fields Future low density residential Medium density residential High density residential ## Park ## Greenway ## Low-Density Residential Post Adoption of the 2050 ## Comprehensive Plan City boundary Development area boundary 98 ## Bailey West Master PlanOverview ## Illustrative Enlargements and Sections The illustrative enlargements and sections are meant to convey typical conditions and act as a visual reference for the guidelines throughout the document. ## Typical Streetscape Enlargement ## Streetscape Section at Century Ave ## Figure 3. Streetscape section at Century Ave Figure 4. Streetscape enlargement Figure 5. Commercial enlargement diagram ## Figure 6. Bailey Road & Century Avenue Enlargement Suggestive tree layout: double allee of trees planted in single species blocks within the ROW ## Century Ave Right-of-Way 120’ ## Double ## Row 20’ ## Double ## Row 20’ ## UtilityUtility 10’10’ ## High-density Residential ## Business Park ## Building ## Trail 10’ ## BermPrivate ## Drive ## Trail 10’ ## Roadway ## Bailey Road & Century Avenue Enlargement ## Century Ave 120’ Right-of- ## Way ## Sidewalk ## Right-of-Way ## Pedestrian ## Light Fixture ## Tree ## Species ## A ## Tree ## Species ## B ## Tree ## Species ## C ## Private Drive 3 4 2 1 3 2 4 1 ## Ornamental Trees in Parking Islands ## 15’ Right-of-Way Dedication ## Century Ave Right-of-Way (120’) ## Neighborhood Collector Right-of-Way (75’) ## Pedestrian Light Fixture, ## Modern Style, 120’ OC Spacing ## Newport ## Century Ave ## Bailey Road ## Century Ave ## Planting Bed ## Single Species ## Planting Beds ## Pedestrian Wayfinding ## Monument Sign 10’ ## Typical 15’ ## Typical 20’ ## Typical 8’ ## Typical 25’ ## Typical 80’ ## Typical ## Massed Planting: ## Species A ## Species B ## Species C ## New Life Sports Fields ## Monument Sign ## Suggestive Planting Layout Massing of shrubs, perennials, and grouped trees to Bailey farm history and screens headlights while maintaining views to the commercial buildings from Bailey Road ## Key Map ## Neighborhood Collector Street ## See Figure 6 ## Concept Commercial Area 1110 ## Bailey West Master PlanStreetscape ## Legend County Collector - Century Ave (CSAH 25) - 120’ right-of-way Private road- sidewalk and trail Residential Street - sidewalk Private Drive - trail only Private Drive - sidewalk only Private Drive - no sidewalk or trail 2000800’ Figure 7. Street types City boundary Development area boundary ## Streetscape 2 ## Newport ## Newport ## Wetland ## Regional ## Pond ## Regional ## Pond ## Maplewood ## Electric Power Transmission Line ## Century Ave ## Chamberlain Rd ## Bailey Road ## Carver Park ## Park ## Low-Density Residential Post Adoption of the 2050 ## Comprehensive Plan ## 1/8 Mile Roadway ## Access Spacing ## Street Aligned with ## Chamberlain Rd, No ## Thru Connection ## New Life Church and ## Academy ## Sports Fields ## Business Park ## Commercial ## High- ## Density ## Residential ## Medium-Density ## Residential ## Street Types The street types recommended for the master plan area are based on anticipated traffic and pedestrian use. Street types applied to the plan area are aligned with and adapted from the City of Woodbury’s “Roadway Corridor Design Principles” (2023). Some road types identified are not described in the “Roadway Corridor Design Principles,” and an additional description can be found below. ## Private Drives “Private Drive” is not a street type determined in the “Roadway Corridor Design Principles.” It is recommended that some private drives are planned with a sidewalk to enhance pedestrian connectivity throughout the development, including the drives and parking lots within the proposed commercial area and high desnity residential area. See Figure 5 for commerical area layout and recommendations. ## County Collector “County Collector” is identified as the 120 feet of right-of- way designated for the extension of Century Avenue through the plan area. County road to be designed as per Washington County standards, including a trail on both sides and a 2- lane unidivided collector roadway. Century Ave future connection point at north side of Bailey property Private drive without sidewalk Private drive with sidewalk Development area pedestrian network 1312 ## Bailey West Master PlanStreetscape City boundary Streets and parking areas Development area boundary Intersections with pedestrian crossings Major road, controlled intersection Major road Unregulated intersection Pedestrian crossing sign ## Legend 2000800’ ## Intersections Figure 9. Intersections with pedestrian crossings Figure 10. Typical pedestrian crossings at intersections ## Pedestrian Crossings at Intersections Pedestrian movement and safety through the development area can be increased through safety and accessibility features, including high visibility crosswalk markings, truncated domes, and pedestrian crossing signs, where appropriate. High visibility crosswalk markings and truncated domes could be used at intersections with a sidewalk or trail. Pedestrian crossing signs could be used at the unregulated intersections identified in Figure 9, as directed by the Engineering Department following traffic pattern review. Typical intersections, shown in Figure 10, outline examples of where and how these crossings occur. ## Pedestrian Crossing Treatments ## Typical Intersections ## High Visibility Crosswalk All intersections with pedestrian crossings ## Pedestrian Crossing at Century Ave and ## Neighborhood Collector ## Pedestrian Crossing at ## Neighborhood Collector ## and Private Drive ## Pedestrian Crossing at Century Ave and ## Residential Street ## Truncated Domes All intersections with pedestrian crossings ## Pedestrian Crossing Sign Unrelgulated intersections with pedestrian crossings identified in Figure 9 ## Newport ## Wetland ## Regional ## Pond ## Regional ## Pond ## Maplewood ## Electric Power Transmission Line ## Bailey Road ## Carver Park ## Century Ave ## Century Ave 120’ Right-of- ## Way ## Century Ave 120’ Right-of- ## Way 1 3 1 3 2 2 ## Park ## See Chapter 1, Figure 5 for intersections within the commercial area Development area pedestrian network 1514 ## Bailey West Master PlanStreetscape ## Streetscape Amenities ## Street Trees ## Species Street tree species planted along roadways should align with the species selection outlined in Chapter 5, which is adpated from the “Roadway Corridor Design Principles.” ## Layout The recommended street tree species layout is designed to recall the agrarian layout of Bailey Nurseries. ## Massing Street trees should be planted in blocks of single species, with maximum 6 species in a single row. A maxiumum of 6 trees is set to encourage biodiversity and resilience, in line with the “Environmental Stewardship Plan” (2024). Where trees are planted on both sides of the street, the tree species should be the same. “Fencerows” Where possbile, incorporate double rows of trees along street. This reinfores the property’s farm history and creates an allée that provides a more hospitable pedestrian experience along streets. Where a double row is not possible, consider a row of perennials or shrubs to replace the role of a second row of street trees. For typical sections and an enlargement diagram of typical street tree layout, see Chapter 1, Figures 3 and 4. Planting inspiration image of Bailey ## Nurseries Double row of trees in the pedestrian realm Sidewalks, lighting, and planting in the pedestrian realm of a shopping center City boundary ## Development area boundarySpecies ASpecies E ## Legend ## Species BSpecies F ## Species CSpecies G ## Species DSpecies H 2000800’ ## Newport ## Newport ## Maplewood ## Century Ave Figure 11. Street tree species suggested layout ## Sidewalks and Pedestrian ## Realm ## Guidelines •Provide high quality trail and sidewalk destinations to retail, commercial, and residential areas. •Connect sidewalks to key destinations, such as the commerical area. •Provide clearly marked walk/bike crossings at all primary roadway intersections . •Provide sidewalks along commercial building frontages. •Encourage sidewalk connections from residential areas to sidewalks along streets. •Provide furnishings and lighting that accomodate pedestrian safety along sidewalks, including benches and waste receptacles. ## Electric Power Transmission Line Layout shows street trees only. Trees along streets (except Bailey Road) are shown with a diameter of 30’ and spaced at 35’ apart. Layout diagram is suggestive of species clumping; patterning and is not final. Special street tree layout along Bailey Road and ## Intersection of Bailey Road and Century Ave. See Figure 5. ## Wetland ## Regional ## Pond ## Regional ## Pond ## Low-Density Residential Post Adoption of the 2050 ## Comprehensive Plan ## Business Park ## Commercial ## High- ## Density ## Residential ## Medium-Density ## Residential ## New Life Church and ## Academy ## Sports Fields 1716 ## Bailey West Master PlanParks and Trails ## Parks and Trails 3 ## Pedestrian Network and Open Space Trail on both sides of street - county road Sidewalk - private drive Trail - private drive Sidewalk and trail - neighborhood street Sidewalk - residential street ## Trail - Off-road / Greenway ## Sidewalk - Off-road 100’ wide greenway Park dedication area Existing walking path Existing off-road cycling trail City boundary Development area boundary ## Newport ## Newport ## Maplewood ## Electric Power Transmission Line ## Century Ave ## Bailey Road 100’ Greenway 100’ Greenway ## Park Dedication ## Area ## Future Trail ## Construction ## Off-road ## Cycling Trails ## Connection to Existing ## Development ## Legend 2000800’ Figure 12. Pedestrian network Connection to ## Century Ave ## Open Space Connection to ## Greenway Trail at ## Pond Edge New parks and trails through the development area are meant to enhance existing park amenities and move pedestrians and cyclists through greenway corridors connected to a proposed trail and sidewalk network along streets. Parks and trails introduced in the growth area include: •Two 100 foot wide greenway corrdidors on the north and west edge of the low-density residential development area with trails and plantings. •Trail connection to Century Avenue at the northwest corner of the development through an exisitng easement. •Trail connection between an existing wetland and proposed pond across from low-density residential access. •Park dedication area connected to Carver Park, which will encompass existing off-road cycling trails. ## Greenways ## Should: • • Maintain a minimum 100 foot width to allow for a trail alignment with interest. Include a 10 foot wide multi-use trail per City detail plate.. •Use native vegetation to provide visual interest, enhance ecological diversity, and reduce maintenance. •Create an opportunity to contribute to density bonuses for residential development in the growth area. •Include seating, wayfinding signage, and interpretive elements about the site’s history and natural context. •Have easily accessible trailheads and access points. ## Park Dedication Area ## Should: •Include native landscaping in some areas to complement adjacent Carver Lake Park. •Preserve existing mountain bike trails. •Include a continuous trail connection between the two proposed greenways in the master plan area. ## Trail at Stormwater Basin edge ## Should: •Include a 10 foot wide trail to serve both residential and business park users. •Provide small seating areas such as benches, picnic tables, or overlooks. •Include interpretive elements about the site’s history and natural context. ## Wetland ## Regional ## Pond ## Regional ## Pond ## New Life Church and ## Academy ## Low-Density Residential Post Adoption of the 2050 ## Comprehensive Plan ## Business Park ## Commercial ## High- ## Density ## Residential ## New Life Church and ## Academy ## Sports Fields ## Medium-Density ## Residential 1918 ## Bailey West Master PlanScreening and Buffering ## Screening and Buffering 4 ## Legend 2000800’ Figure 13. Screening strategy Medium opacity screening example Special screening example High opacity screening example ## Newport ## Newport ## Wetland ## Regional ## Pond ## Regional ## Pond ## Maplewood ## Electric Power Transmission Line ## Existing ## Low-Density ## Residential ## Existing ## Low-Density ## Residential ## Carver Park ## New Life Church and ## Academy High opacity screening Medium opacity screening Special screening at Bailey Road (see description) Screening addressed using streetscape planting City boundary Development area boundary ## Screening Strategy ## Overview Screening is an important design element to delineate uses, soften views, and create privacy among the different adjacent uses in the master plan area. Screening can be achieved through planting of additional trees and shrubs. A special screening strategy along Bailey Road and at the intersection of Century Avenue and Bailey Road is recommended to achieve the following goals: screen the commercial area from residential properties to the south; maintain business visibility from the road; and showcase the area’s agrarian character. See Chapter 1, Figure 6 for a more detailed recommendation for screening at Bailey Road. ## Guidelines ## High Opacity Screening •Densely planted evergreen trees or shrubs •Locate high opacity screening: •Where residential areas are adjacent to Century Avenue •Between different densities of residential land use. •Between proposed growth area and existing residential land use, except where a proposed 100’ wide greenway provides a buffer. ## Medium Opacity Screening •Loosely planted evergreen trees, additional layer of deciduous trees or shrubs, or more densely planted deciduous trees and shrubs. •Locate medium opacity screening: •Where residential areas are adjacent to a collector street or greenway •Where commercial or business park areas are adjacent to streets or other land uses. ## Special Screening at Bailey Road Screening along Bailey Road should mitigate headlight glare from the commercial area while maintaining business visibility from the street. This should be achieved with a combination of shrubs and trees that accomodate these two needs. See Chapter 1, Figure 5 for planting layout along Bailey Road. ## Low-Density Residential Post Adoption of the 2050 ## Comprehensive Plan ## Century Ave ## Business Park ## High- ## Density ## Residential ## Medium-Density ## Residential ## New Life Church and ## Academy ## Sports Fields Special screening ## along Bailey Road and Intersection of Bailey Road and ## Century Ave. See Chapter 1, Figure 5. ## Commercial 2120 ## Bailey West Master PlanSite Design Guidelines ## Site Design Guidelines 5 ## Guidelines •Locate site furnishings for ease of use by patrons. •Site plans for commerical and business park areas should identify locations for seating and bike racks. •Place street furnishings (benches and seating, trash/ recycling receptacles, bollards, bike racks, wayfinding signage, etc.) at building entry areas, near intersections and along the primary roadways. •Utilize street furnishings that are made of durable materials, easily maintained/repaired, and are locally available, when feasible and meet city specifications. The site design guidelines articulate the desired development characteristics for the growth area. The guidelines are intended to reinforce the plan area’s identity, enhance pedestrian comfort, encourage sustainability, and promote visual appeal. ## Furnishings ## Lighting ## Guidelines ## Commercial and Business Park Areas •Use building lighting only for safe illumination of building entries, service areas, and pedestrian/vehicle movement areas. •Lighting at building entries, service areas, and pedestrian/ vehicle movement areas should be limited to low wattage downcast or low cut-off fixtures that may remain on throughout the night. •Service area lighting should be confined within the service area boundaries and enclosure walls. No spill-over lighting should occur outside of the service or storage area. Lighting sources should not be visible from the street. •Accent lighting should be limited to indirect lighting of architectural, and landscape features only; lighting should not exhibit or advertise the buildings itself. ## Retail and Business Signage Lighting •Light sources should be concealed. •No flashing, moving, or color-changing lights. •Color temperate should be a warm white (2700-4000k and consistent among all signage). •Lights should be LED and have autmatic dimmers to reduce energy use and nighttime illumination. ## Streetscape, Sidewalk, and Trail Lighting •Design streetssape lighting to accommodate vehicular traffic, but also provide a comfortable and safe light level for pedestrians. •Utilize a similar family of fixtures for the lighting design of all public streets within the growth area. •Pedestrian light fixtures should be incorporated along the private road on the north edge of the commercial area and within the commercial area where appropriate. See Chapter 1, Figure 5 for recommended locations. •Pedestrian light fixtures should be the modern style and spaced 120 feet on center. ## Additional Considerations •Consider how seasonal lighting can be incorporated to promote placemaking. •Consider special accent lighting for gateway features. Approved streetscape lighting Seasonal lighting example 2322 ## Bailey West Master PlanSite Design Guidelines ## Planting ## Overview The planting design guidelines establish a cohesive landscape character that reflects the agrarian heritage of the growth area and provide practical direction for the location and species of trees and plantings. All proposed landscaping shall meet code requirements for commercial and residential properties including trees per lot and canopy coverage. See Figures 4, 5, and 6 for illustrative planting intent at the commerical area, along Bailey Road, and in the streetscape. For additional guidance on screening planting, see Chapter 4. Species selection is adapted and added onto from Woodbury’s “Roadway Corrirdor Design Principles". ## Guidelines ## Species Selection •Bailey Nurseries is known for the selection of ornamental crabapple trees and hydrangeas and roses they developed. Locate crabapple trees, hydrangeas, and other Bailey-developed species at key areas with high visibility and within the commercial area to celebrate the nursery history. •Prioritize durability, ease of maintenance , simple character, and year-round seasonal interest. •Use a limited, consistent plant palette across the growth area for a unified look. •Use native plant and tree species where possible to reduce maintenance and promote water conservation. •For all approved streetscape species, see species list from “Roadway Corridor Design Principles” in appendix. ## Trees •Plant trees in formal rows, massing single species together. •Use consistent spacing where possible. •In commercial areas: •Use street trees to define pedestrian zones and frame buildings frontages. Species to consider near buidlings include columnar trees (oaks or maples) and crabapple trees. •Locate trees in parking areas to break up expanses of pavement. •In the streetscape: •Where possible, integrate double rows of trees into the streetscape to create a formal, agrarian rhythm. See Chapter 2, Figure 11 for a suggested street tree layout. ## Planting Beds ## Reference image: Bailey Nurseries Massed planting example ## Swamp White Oak Quercus bicolor White oak Quercus alba ## Autumn Blaze Maple ## Acer x Fremanii ‘Jeffersred’ ## Thuja ‘Green Giant’ ## Kentucky Coffeetree Gymnocladus diocius ## Prairie Dropseed Gymnocladus diocius ## Blue Oat Grass Gymnocladus diocius ## Karl Foerster Calamagrostis actuiflora ## ‘ Karl Foerster’ ## Viola Klose Salvia Salvia sp. ‘Viola Close’ ## Black-eyed Susan Rudbeckia hirta ## Echinacea Kismet ‘Intense Orange’ ## Switchgrass Panicum virgatum Monarda ‘Grape ## Gumball’” ## American Elm ## Ulmus Americana ## Basswood ## Tilia Americana ## Japanese Tree Lilac Syringa reticulata ‘ Ivory ## Silk’ ## Gladiator Crabapple Malus × adstringens ‘Durleo’ (Bailey) ## Pop Star HydrangeaToscana Barberry ## Northern Pin Oak Quercus ellipsoidalis Row of columar trees Row of crabapple trees •Use bold masses of single plant species in linear arrangements to evoke the layout of nursery fields. ## Massed planting should be incorporated along Bailey Road and along Century Avenue adjacent to the commercial area (See Chapter 1, Figures 5 and 6). Where possible, a variation of this planting scheme should be considered for the commercial and residential area planting bed designs. ## Planting Guidelines Summary •Use ornamental trees, hydrangeas, and other Bailey- developed species in key areas •Plant trees, shrubs, and perennials in blocked masses of a single species •Incorporate a double row of trees into the streetscape ## Suggested Species Palette ## Trees ## Ornamental Trees ## Bailey- Developed Perennials ## Perennials and Shrubs 2524 ## Bailey West Master PlanLand Use: Commercial ## Building Service and Access ## Service, Delivery, and Storage Areas ## Guidelines ## Location and Access •Locate service, delivery, and storage areas so that views of them from adjacent properties, streets, open spaces, and pathways are minimized. •Locate service access from secondary streets or drives. •Consolidate service areas where possible to minimize curb cuts and pavement. •Use signage to clearly identify service entrances to discourage the use of main building entries for service and delivery areas. ## Screening •Where feasible, utilize landscape and architectural screening to minimize visual impacts of service, delivery, and storage areas. •Integrate enclosures into building massing rather than as a stand-alone element where possible •Screen loading docks, dumpsters, and storage area with materials and design elements that complement the adjacent architecture ## Utilities ## Guidelines ## Placement •As streets are constructed, existing above ground utilities should be relocated below ground within the public street right-of-way whenever feasible. Encourage undergrounding of utilities elsewhere in development where possible. •Locate above ground utility structures away from major pedestrian and gathering areas, building entrances, windows, and stormwater drainage areas where feasible. ## Screening •Use landscaping to enhance the visual aesthetics of any above ground utility structures. ## Parking ## Guidelines ## Location and Access •Single-use or assigned parking spaces should be minimized. •Parking facilities should be easily accessible and identifiable. •Parking lots with street frontage should be minimized. Where they occur, landscaping and other screening devices are encouraged to buffer parking from the view from the sidewalk and street. •Design parking facilities to minimize impacts of vehicle headlights on adjacent uses. ## Landscaping and Pedestrian Circulation •Surface parking lots should be enhanced with landscaping and tree plantings consistent with planting guidelines. •Use salt-tolerant plant species near drive aisles and snow storage areas •Parking lots should have a strong pedestrian connection to Bailey Road businesses and resident entries of buildings. •Use pedestrian-scaled lighting along pedestrian routes. ## Sustainability and Stormwater Management •Incoporate EV charging stations and bicycle parking at convenient, visible locations. •Plant trees in parking islands to reduce heat island. ## On-Site Stormwater Management ## Guidelines •Design site irrigation facilities with water efficient systems. • • Utilize native plant material to reduce water demand. Regional stormwater management to be provided for entire site. 2726 ## Bailey West Master PlanBuilding Guidelines ## Building Guidelines 6 The building design guidelines establish the desired orientation and architectural character of buildings in the planarea. The guidelines are intended to reinforce the Bailey identity, promote pedestrian comfort, and create visual unity across the master plan area. ## Building Placement ## Guidelines ## Building Orientation •Encourage front and building entrances to face streets or public spaces. ## Setbacks •Define setbacks to support walkability in retail areas with larger setbacks in business park and residential areas. ## Architectural Character The architectural character of the plan area should tie to Woodbury’s established material palette and design and be paired with accents that connect to site’s farm heritage. Buildings should express a sense of quality and connection to the land. ## Building Massing and ## Appearance ## Building Form ## Rooflines •Rooflines on buildings should be contemporary and paired with farm-style accents: •Business Park buildings should have flat roofs. •Commercial area buildings should have a mix of flat and pitched roof styles. •Medium and high-density residential buildings should have a mix of flat and pitched roof styles. •Low-density residential buildings should have primary pitched roofs. ## Building Facade •Building facades should be pedestrian-scale and be articulated through modulation and material change. ## Entrances •Entrances should face streets or key pedestrian connections. ## Signs •All signs should be consistent in height from ground and lettering height. •Signs should be mounted on building facade. ## Awnings and Canopies •Awnings may be used in commercial and business park areas. •Awning may be either a shed-style fabric or flat, extruded, metal canopy. •Fabric or metal color: black. •Use of awning types must be balanced for visual appeal across the areas. •Awnings should not bear signage, logos, or additional detailing. ## Windows and Doors •Encourage transparency using windows are doors in commercial area. •Ensure windows and door styles are consistent across commercial area. Example of signage mounted on building facade Example of fabric awning Example of metal awning Example of transparency in a commercial building Flat roofline Pitched roofline 2928 ## Bailey West Master PlanBuilding Guidelines Wood or ## Wood Effect ## White ## Concrete Warm, neutral shades ## LimestoneBrick ## Cream ## Metal ## Buff ## Metal ## Black ## Brick ## Brown ## Materials ## Overview •Brick should be the primary building material. •Multiple colors of brick may be used. Brown brick is recommended as the primary color of brick used in the development area. The brown brick may be accented by cream-colored brick. Other high-quality materials, such as limestone, metal, or wood accents should be used to complement brickwork. •Wood or accents with a wood effect should appear painted white •Metal accents should be coated in a neutral color, such as beige or black. ## Example Images ## Industrial/Business Park ## Commercial ## Commercial 5-10% - 10-20% 10-20% 40-60% 10-30% 60-80% 20-30% 0-10% 10-20% - 0-10%- 10-30% 10-30% 70-90% Warm neutral shades may be used in addition to white To be focused at entries or key areas ## Tilt-up To be used for articulation and to break up wall massing 5-10%5-10% ## Brick - Brown ## Brick - Cream ## Wood or Wood Effect ## Limestone ## Concrete ## Metal ## Business ParkResidential ## Material Composition ## Residential Low-density residentialMedium-density residentialHigh-density residential 3130 ## Bailey West Master PlanWayfinding and Placemaking Wayfinding and ## Placemaking 7 Wayfinding should serve all modes of transportation and be clear and consistent across the plan area. In addition, all elements should complement the architectural and landscape qualities of the plan area. Additional placemaking elements, such as sculptures, panels, or special lighting should be considered in key areas. Wayfinding elements throughout the plan area include: •Gateways and monument signage •Pedestrian wayfinding •Interpretive signage ## Pedestrian and Vehicular Wayfinding Examples ## Monument Signage and Placemaking Examples ## Planted Monument Sign •Honors Bailey legacy Tree-inspired sculpture •Honors Bailey legacy and Woodbury natural heritage ## Legend 2000800’ Figure 12. Wayfinding, destinations, and access ## Newport ## Newport ## Wetland ## Regional ## Pond ## Regional ## Pond ## Maplewood ## Electric Power Transmission Line ## Century Ave ## Medium- ## Density ## Residential ## High- ## Density ## Residential ## Commericial ## Business Park ## Existing ## Low-Density ## Residential ## Existing ## Low-Density ## Residential ## New Life Church and ## Academy ## New Life ## Sports Facility ## Entry Sign ## Residential Monument / ## Wayfinding Sign ## Gateway Heart of ## Development ## Gateway Monument signage - key development nodes Interpretive signage Monument signage - facility and amenity signs Pedestrian wayfinding ## Low-Density Residential Post Adoption of the 2050 ## Comprehensive Plan Existing walking path Existing off-road cycling trail Development area pedestrian network City boundary Development area boundary ## CITY OF WOODBURY ## DRAFT PLANNING COMMISSION MINUTES May 4, 2026 Pursuant to due call and notice thereof, a regular meeting was held at Woodbury City Hall, 8301 Valley 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 Staff Present: Eric Searles, Assistant Community Development Director/City Planner and Gina McCormack, Senior Planner. ## DEVELOPMENT ITEMS ## ITEM 1: COTTAGE GROVE MASTER PLAN Gina McCormack, Senior Planner stated that The City of Woodbury has prepared the Cottage Grove Drive Master Plan. She said the intent of the plan is to document existing conditions, provide guidance on lot and home types, roadway design and access management, stormwater management approach, parks and open space, and pedestrian movements. She said the 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 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 May 4, 2026 PLANNING COMMISSION MINUTES Page 2 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 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. May 4, 2026 PLANNING COMMISSION MINUTES Page 3  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. McCormack stated that staff recommends approval of the Cottage Grove Drive Master Plan, project number 2025-00604. Chair Kollm thanked staff and opened it up to the Commission for questions. Commissioner Jim Gentile asked if the 2028 Capital Improvement plan for the Bailey Road construction has the intent that no current development is planned and will the existing utilities be utilized and then be switched over. Ms. McCormack advised it is fully funded to be improved to Cottage Grove Drive. She stated the Development would carry the trunk sanitary and water utilities forward with them and future roadways would include Dale Road with Development possibly occurring until the funding is received and it is placed in the Capital Improvement Plan. Mr. Searles said allowing the development to occur and then having the new roadway improvement allows it to last much longer. Mr. Gentile asked about the combined entrance for the future dog park with the three deep row of trees in the area and if the shifting of that intersection would cause illumination of those trees. Ms. McCormack advised that this is a concept to show that there is significant amount of space to provide those changes. May 4, 2026 PLANNING COMMISSION MINUTES Page 4 Mr. Gentile recommended that the community garden could be expanded. He also asked about the Oak trees with the easement and asked if that meant the trees would stay. Ms. McCormack said that was correct. Mr. Gentile asked about the two connection points for the pathways and the pending grant funding for an underpass for the pedestrians and if it was considered to do an over bridge or just some sort of treatment to the intersection and not rerouting back through that path as it is a significant part of that. Ms. McCormack responded, saying what city staff would anticipate seeing and how the location would have a refuge approach because of the unfavorable grades. She said that this location was identified to allow an underpass but would need to be grant funded. Mr. Searles said this segment of Dale Road is anticipated to be a two-lane roadway which is more favorable for crossing than a four-lane crossing would be. Mr. Gentile asked how we are servicing the southeast with Public Safety services and if this Master Plan includes that. Ms. McCormack gave information on Washington County holdings in the area for the environmental center as well as Southern Public Works shops that are planned for future Public Works. She also said the city owned parcels that have been in discussion for future fire stations. Mr. Searles advised that the City Council authorized funding for a search to be conducted to look at Public Safety response times and locations served and the study hasn’t been finalized yet but gave specific details on what that meant for the future. He provided the reasons why that was important for the city. Mr. Gentile asked about the existing property in regard to the watershed and if they had run into any issues with the development of the storm water basins. Ms. McCormack stated that they had not advised that would be in the next steps and gave information on it. Commissioner Marcia Kennedy asked what the tipping point was with increased density’s triggering the need for trunk utilities to be increased. Ms. McCormack said the need for the increasing of utilities is decided when the d evelopment expands. Ms. Kennedy asked about financial responsibility of the City for the expansion and if we need to engage with Washington County to install more as the residential density grows. Ms. McCormack gave the anticipated goal of the trunk sewer connection for individuals that may have private septic systems that fail would then have access. Mr. Searles said after the zoning changes and municipal utilities are within an area city code requires them to hook up. Ms. Kennedy asked what the biggest challenges the city anticipates. Ms. McCormack advised that this is a high-level concept plan, so the details aren’t considered as of yet. She discussed the goal of this and what will come in the future. Mr. Searles said city staff does topography maps etc. but nothing replaces soil borings and his thoughts on the areas regarding the larger lots. Ms. Kennedy asked about how the subdivided lots would impact the number of units in the area. Ms. McCormack advised it is less demand for the utilities. Ms. Kennedy asked for the existing locations and if the property management assigns a lease and how that impacts the development. Ms. McCormack with into the details on how the City would work with them on a reasonable timeline. Commissioner Stephanie Swanson asked about the high-quality oak trees and asked for confirmation that those were located on private property and would not be part of the greenway corridor. Ms. McCormack confirmed they were and it would not be part of it. Ms. Swanson asked for clarification on verbiage provided on page four (4) in the staff report. Ms. McCormack gave clarification on this providing flexibility to provide attainable housing. May 4, 2026 PLANNING COMMISSION MINUTES Page 5 Ms. Swanson asked if there was a percentage of units at these different lot widths. Mr. Searles said there are some broad numbers based on the coloring to look at as part of the background information and said it did meet the housing goals. Ms. Swanson asked what the percentage would be of the capped houses. Mr. Searles said they caped from 45 to 50 percent and gave information on this decision and reasoning behind it. Ms. Swanson asked about the purchase price and how it works in regard to income and purchasing price. Ms. McCormack gave information on the attainable housing for first time homeowners and the approach. Ms. Swanson asked about the different scenarios one might take to bend the rules with this and how the City would prevent someone from doing something to bend the rules with the purchase price with the attainable housing agreement. Mr. Searles said the value proposition that is proposed within this concept, and the buyer brings a product forward that meets the AMI, they would qualify for the reduction. He said the City sees that there aren’t products and this is trying to bring a different type of product to the marketplace. Commissioner Saurin Shah asked if the property market as number three (3) which is designated as storm water has an existing property owner currently living there in a house. Ms. McCormack confirmed. He asked if the property owner would be okay with the site being signed up to be a future storm water location. Ms. McCormack confirmed stating the city has met with the homeowner a few times and they have identified a vision for the property to have it as an open space and the existing home can remain. Ms. McCormack said she agrees and is happy to have the open space around the home. Mr. Shah asked about how locations 14, 15, 16, and 17 are existing homes in the wooded area and who said they will do the 100-foot lots. Ms. McCormack confirmed and gave details on why the residents appreciated the approach and possible scenarios that may occur. Mr. Shah asked what the individual access from Dale Road would look like as to what Ms. McCormack discussed in her staff report. Ms. McCormack gave information saying all of the driveways are set up on the edges so they can easily be turned into private drives. She gave specifics on how it would be laid out. Mr. Shah said that they would have to widen the driveway with this as well. Ms. McCormack said they would. Commissioner Shae Seabrook asked if she could point out the area on the map that currently has the interim permit. Ms. McCormack said there isn’t currently an interim permit but as development occurs the city would work with them to get an interim permit and said it was the same property as the stormwater basin discussed prior. Ms. McCormack showed all the properties on the map. Ms. Seabrook asked how vehicle trip counts are conducted and wondered if that could be expanded regarding the huge uptick of development in the area. Ms. McCormack said they are done through the Comprehensive Plan process and the process on how it is studied and with whom it is conducted. Ms. Seabrook asked if the future development of the roadways is considered. Ms. McCormack said the anticipated goal would be to have these paved with development consistent with the phasing timeline. Ms. Seabrook asked about the south of the plan being zoned Urban Reserve and if there was talk of future development in that area or is that part of a sperate plan. Ms. McCormack said Urban Reserve is outside of the city’s phasing and outside of Municipal Urban Service Area (MUSA). She said that area is set with the Comprehensive Plan and the Metropolitan Council. She said the City has received guidance that it is not anticipated that the MUSA will be expanded so Urban Reserve land is intended to stay. She gave information on 3M property showing on the map and how they don’t have any development timeline on this, and why this is shown. May 4, 2026 PLANNING COMMISSION MINUTES Page 6 Student Commissioner Parnell asked about the high-quality woodlands and how she is aware that the city is trying to preserve the natural resources but wondered what the alternate plan would look like. Ms. McCormack said with those trees removed that these properties would essentially be 10 acres to allow for small finger streets and also a straight road and a cul-de-sac adjacent to Andy’s Bark Park. She said the city would see challenges meeting access management so street extensions, etc. would be needed. Student Commissioner Hilowle asked staff to show the two potential locations for the neighborhood park. Ms. McCormack used the map to point out the locations to the Commission. Ms. Hilowle asked if there were surrounding trails for safe travels to be conducted within the area. Ms. McCormack advised that the white lines shown on the map establish those trails through the greenway corridor. She stated that there would be trails accessing both of the parks and mentioned the City’s Parks and Recreation department mentioned amenities such as bump out parking with each subdivision potentially serving those on road. Chair Kollm asked if there were any other questions from any other Commissioners. Council Member Donna Stafford asked if the access road from Dale Road to the Bark Park was going to be paved. Ms. McCormack advised the anticipation of having the areas to the south within the subphase would provide the funding to then extend the paving. Mr. Searles advised that there is a property that would be investigated on the south side of Dale Road that in the future staff anticipate requesting council amend the phasing plan to include the south piece to allow funding, grading and the ability to extend the paving of Dale Road. Chair Kollm said he had questions on the housing diversity plan but will wait until the end to ask them. Chair Kollm asked about the regional basic for the storm water and asked how it worked from a funding standpoint with all of the lots being developed at different stages. Mr. Searles said these types of regional amenities occur through our utility charge approach. He gave information saying this looks at the infrastructure needed over several decades divided by the acreage served that equals a per acre utility charge which is what is proposed here. He said collection will be done acre by acre and said there are also some fund balances within the utility charges to incur some of these expenses where, when development occurs, they will repay that fund. Mr. Searles said those are existing development dollars that we have that are for these plan system improvements that have been banked over the long term and is not a taxpayer dollar. Chair Kollm asked about the greenway space, and it staff has considered purchasing the land and banked it as park property versus the approach proposed. Ms. McCormack said it was considered due to the amount of area and the cost to acquire that was guided by putting this into an easement to preserve the trees. Mr. Searles discussed this in more detail and the reasoning for this guidance. Chair Kollm asked if there was anything preventing the current owners of the existing homes to develop the entire parcel where a home destruction could take place to construct a larger development. Ms. McCormack said when looking at existing PUD’s they need to be in compliance with a Master Plan within the area. She said that is one of the findings of fact that is brought to a Commission and said if it wasn’t in line with that finding there would have to be some type of reason or extenuating circumstance for that to come forward. She stated the city’s goal for all of the future properties coming forward is to have them in line with this Master Plan. Chair Kollm asked if putting this Master Plan in place secures that conservation of those trees and any future development that would want to change that would have to come through the normal Planned Unit Development process. Ms. McCormack confirmed. May 4, 2026 PLANNING COMMISSION MINUTES Page 7 Chair Kollm asked what the trigger is to look at a road as a two lane to a three-lane with a buffer road. Ms. McCormack said that the main road would be Bailey Road, Manning and Woodbury Drive and said because of the convenience movability and destinations on the road that it would be the main arterial road in this area. Chair Kollm asked if there are any examples of other municipality’s doing the 45 minimum lot size and AMI price capping that this is trying to memorialize. Ms. McCormack said housing attainability is at the forefront of all of City’s minds at this time. She gave examples of different areas and what they are doing. She said it is a goal to create smaller lots because the City is hearing from the market that if there are smaller lots given, the attainable housing product would be able to be built. Mr. Searles gave more information and details regarding this and other City projects. Chair Kollm asked about the incentive if they adhere to the AMI level in the Master Plan and what that is for the developer. Mr. Searles said that would be additional lots from that reduction. Chair Kollm gave concerns about the math totaling the way we think it will. Mr. Searles gave information on reasoning for this decision and reasons for this. Chair Kollm asked if there was any restriction in the Master Plan for these being used for Primary Residences rather than rental properties. Chair Kollm asked about restrictions. Ms. Swanson gave her concerns about people taking advantage of this and whether the City thought about ways to prevent that. Mr. Searles gave information saying the building community understands what their margins are and said they will build in the size, amenities and finishes to support the sales price, which gave comfort in this. He gave other details that caused comfort with this concern. He said it is certainly on staff’s mind. Chair Kollm said he believes the incentives are not strong enough to support a developer wanting to build a development in that area if the City does want to deliver that housing stock to the community. Mr. Searles said as this evolves there may be conversations, but the builders and developers are not known at this time. He said they do know there are a lot of national builders who are interested and have historically built in Woodbury and details given regarding the knowns and unknowns that will assist in providing. Ms. Swanson asked if the City contemplated having the developer pick the price cap. Mr. Searles said that is the reason that the Master Plan doesn’t have a hard number as future conversations would be incentivized by this. MOTION: Stephanie Swanson moved to approve COTTAGE GROVE MASTER PLAN subject to conditions as outlined in the Staff Report. ## SECOND: Jim Gentile VOTING: All in Favor: John Kollm, Stephanie Swanson, Marcia Kennedy, Saurin Shah, Shae Seabrooks, and Jim Gentile. ## Absent: Jacob Guzik ## COUNCIL REPORT Councilmember Donna Stafford provided an update of Council activities and meeting which was held last. For further information about the Council meeting, refer to the minutes. ## APPROVAL OF MINUTES May 4, 2026 PLANNING COMMISSION MINUTES Page 8 MOTION: Stephanie Swanson moved to approve the minutes of the Planning Commission held on February 23, 2026, as submitted with typos provided to Senior Planner. ## SECOND: Marcia Kennedy VOTING: All in Favor: John Kollm, Stephanie Swanson, Marcia Kennedy, Saurin Shah, Shae Seabrooks, and Jim Gentile. ## Against: None ## Absent: Jacob Guzik ## ADJOURNMENT The meeting adjourned at 8:42 p.m.