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HomeMy WebLinkAboutItem 05b - CUP Muslim Am Society of MN 8670 210th StCity of Lakeville Community Development Memorandum To : Planning Commission Kris Jenson, Planning Manager October 30, 2025 Packet Material for the November 6, 2025 Planning Commission Meeting Muslim American Society of Minnesota - Conditional Use Permit December 15, 2025 Representatives of the Muslim American Society of Minnesota have submitted a conditional use permit application and plans for a religious institution use to be located within an existing building at 8670 210th Street. Lakeville Masjid (mosque) is proposed to occupy the entire 5,244 square foot, two story building. The subject property is zoned O-R, Office Residential Transition District, which allows religious institutions by conditional use permit. A. Location Map B. Zoning Map C. Applicant’s Narrative D. Floor Plan Surrounding Land Uses, Zoning, and Comprehensive Plan Designation Direction Existing Use Land Use Plan Zoning North Apartment buildings High Density Residential RH-1 Multiple Family Residential South McGuire ice rinks Public & Quasi Public P/OS Public Open Space East Single Family Home Low/Medium Res. RST-1, Single & Two Family West Single Family Home, Grace Community Bible Office/Residential Transition Office/Residential Transition The subject property consists of a 5,244 square foot building previously used primarily as office space. The property is 1.88 acres in area and consists of a 75-space parking lot. The property is guided O/RT, Office/Residential Transition and zoned O-R, Office/Residential Transition District. The proposed religious institution has been reviewed for compliance with Zoning Ordinance performance standards for a conditional use permit. Muneeb Ahmed, representing the applicant, submitted a narrative (Exhibit C) of the proposed mosque and its related activities. On Friday, Jumuah prayers are held at noon and at 1:30 pm; these services are the largest gathering of the week. Each service includes a 30-minute sermon followed by prayer, for a total of about 40 minutes and it is expected that each service will have approximately 80-150 attendees. There will be religious study classes, youth group, family nights, etc. that typically occur on evenings and weekends. Staff has reviewed the narrative and has determined that the activities indicated are compatible with the proposed site. The existing site includes 75 parking spaces. The floor plan shows prayer space for 216 attendees, though the expected peak attendance is typically up to 150 people. The Zoning Ordinance requires one space per three seats of design capacity of the main assembly. In the case of the mosque, the design capacity is based on the rug layout within two rooms in the lower level, rather than one main assembly room as they will both be used for prayer services. Existing parking on site is adequate to accommodate the mosque’s parking demand. In early 2020, the City entered into an easement agreement with Wisconsin Lutheran Child & Family Services, Inc., the property owner of the site at that time, to allow up to 31 spaces to be available for those using the outdoor ice rinks, which are heavily used on the evenings and weekends from late December to early February, depending upon the weather. The agreement, however, does not give the City the exclusive rights to use the spaces. Mr. Ahmed has stated that they are aware of the easement agreement and he has indicated to staff that he and other representatives do not anticipate any conflicts between the mosque attendees and rink users for parking spaces, given the different peak times for use. There are currently no signs at the site. Should the applicant wish to install a wall and/or freestanding sign, a permit must be issued prior to installation. Section 11-4-7 of the Zoning Ordinance includes general performance standards for the evaluation of conditional use permit requests. Staff’s review of the applicable criteria as they pertain to the conditional use permit request for Lakeville Masjid is as follows: The subject site accesses 210th Street, which has sufficient capacity to serve the proposed use. No changes are proposed to the existing parking lot. There is a sidewalk along the south side of 210th Street, and a sidewalk leading from 210th Street to the front entrance of the building, which allows for pedestrian circulation that is protected from encroachment by parked or moving vehicles. The mosque anticipates a peak attendance of 80-150 people at each Jumuah (Friday prayers) service. The Zoning Ordinance requires that religious institutions provide parking at a ratio of one parking space for each three seats of the capacity of the main assembly hall. The Zoning Ordinance requires 72 parking spaces and 75 are provided. Vehicle parking is not permitted along 210th Street. A loading area is not applicable for the proposed mosque. The use is located within an existing structure; no additional landscaping is required. The building and parking lot are existing; no additional landscaping is required. There are no changes proposed to lighting on the parcel. Lighting is allowed by the Zoning Ordinance but it must be down-cast type lighting and shall not glare onto adjacent properties. Lighting is not allowed to exceed one foot candle of intensity at any property line. The applicants have not indicated that any outdoor services or other formal gatherings will occur outside the building. No outdoor sound amplification is permitted. Noise is restricted to the thresholds allowed by the Minnesota Pollution Control Agency. Not applicable. There are no proposed changes to the footprint of the building or to the parking lot. There is no proposal to increase or modify the outside dimensions or appearance of the building at this time. A trash enclosure exists on site or trash containers can be kept indoors; either is acceptable for the handling of trash for the site. No identifying signage is proposed with this conditional use permit. If signage is proposed at a later date, it would be required to be in compliance with Zoning Ordinance requirements. This provision shall be a stipulation of the conditional use permit. No business licenses are required for the proposed religious use. The proposed days and hours of assembly occupancy are considered compatible with the surrounding uses. There are no other known zoning non-conformities with the property or building. Community Development staff has determined that the CUP request for a religious institution use meets Zoning Ordinance requirements and therefore recommends approval, subject to the following stipulations: 1. The maximum total capacity of the two prayer rooms shall not exceed 225 persons. 2. The floor plan shall be consistent with the plan and narrative described in the application and approved by the City Council to ensure compliance with Zoning Ordinance requirements. 3. A building permit shall be issued prior to commencing interior alterations on the building interior that require a permit. 4. Signs require a sign permit to be issued prior to installation and must meet Zoning Ordinance requirements. 5. Parking shall not occur on any public street. 6. The use and site shall be in compliance with any federal, state, or county law or regulation that is applicable and any related permits shall be obtained and documented to the city. Findings of fact for approval of the conditional use permit request are attached. Dakota County, Microsoft, VantorDakota County, Microsoft, Vantor HO L Y O K E A V E 210TH ST Site Location ±City of Lakeville Location Map Muslim American Society of MN EXHIBIT A C-3 P/OS P/OS P/OS PUD RM-1 P/OS PUD PUD P/OS RM-1 RS-4 RST-2 M-2 RM-3 C-3 C-CBD P/OS PUD PUD RH-1 RH-1 RM-1 RS-CBDRH-CBD RST-1 P/OS O-R RM-1 RM-1 HO L Y O K E A V E 210TH ST Site Location ±City of Lakeville Zoning Map Muslim American Society of MN EXHIBIT B UPPER 210TH ST Conditional Use Permit (CUP) Narrative Project Name: Lakeville Masjid Applicant: Muslim American Society of Minnesota Location: 8670 210th Street West. Lakeville, MN 55044 Contact: Muneeb Ahmed, (609) 495-5143 Overview The proposed Lakeville Masjid will serve as a neighborhood religious center providing worship, learning, and community services for Muslim residents of Lakeville and surrounding areas. The facility will host five daily prayers, weekly Friday (Jumuah) congregational prayers, Islamic educational programs, and community events. Beyond serving the Muslim community, the Masjid aims to be an active part of Lakeville’s broader faith and civic landscape. It will welcome interfaith dialogue, collaborative service projects, and educational visits to help strengthen mutual understanding and respect among people of all beliefs. The goal is to foster a sense of shared community rooted in compassion, learning, and good neighborliness. Building Use and Operations The Masjid will be open daily for worship, education, and limited community activities. Activities will primarily take place indoors. The Masjid will not operate late-night or large-scale events outside of religious functions. 1. Daily Prayers •Frequency: Five times daily (Fajr, Dhuhr, Asr, Maghrib, Isha) •Prayer times: Vary throughout the year; updated times can be viewed at https://masjidal.com/widget/monthly/?masjid_id=xdNPqnLV •Duration: Each prayer lasts approximately 10–20 minutes •Attendance: 5–20 attendees per prayer, with slightly higher attendance for Isha •Traffic: Minimal and staggered, as attendees arrive and depart within a short window EXHIBIT C 2. Friday (Jumuah) Prayers •Frequency: Every Friday (2 services) •Times: 12:00 PM and 1:30 PM •Duration: 30-minute sermon followed by prayer (total 40 minutes) •Expected Attendance: o First service: approximately 80 attendees o Second service: approximately 150 attendees •Traffic: Peak activity will occur between 12:00 PM and 2:00 PM 3. Religious Programs •Evening & Weekend Classes: Quran, Arabic, and Islamic studies for children and adults •Average Attendance: 10–30 students per session •Special Programs: Guest lectures, youth programs, family nights, and Ramadan iftars •Community Focus: Educational, spiritual, interfaith and civic engagement activities Traffic Management Plan The Lakeville Masjid has developed a comprehensive traffic and parking plan to ensure safe and efficient traffic flow during peak times, particularly on Fridays. Parking Details: •On-site Parking: 75 spaces •Building Capacity: 225 occupants •Traffic Flow: Clearly marked entry and exit points with directional signage Traffic Management Measures: •Two staff members will manage parking during Jumuah prayers •“No double parking” policy strictly enforced; parking lot will be barricaded once full •Carpooling encouraged among attendees and families •Overflow parking arrangement secured with the neighboring church EXHIBIT D 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA MUSLIM AMERICAN SOCIETY OF MINNESOTA CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On November 3, 2025 the Lakeville Planning Commission met at their regularly scheduled meeting to consider the request of the Muslim American Society of Minnesota for a conditional use permit to allow a religious institution use in the O-R, Office/Residential Transition District located at 8670 210th Street. The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. 1. The property is located in Comprehensive Planning District No. 6, which guides the property for Office/Residential Transition. 2. The property is zoned O-R, Office/Residential Transition District. 3. The legal description of the property is: 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: Finding: The proposed religious institution use is consistent with the policies and provisions of Planning District 6 of the 2040 Comprehensive Land Use Plan. . Finding: The proposed religious institution use is compatible with the existing land uses in the area provided compliance with the stipulations of the conditional use permit. 2 c) The proposed use conforms with all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed religious institution use will conform with all performance standards set forth in the Zoning Ordinance given compliance with the approved conditional use permit. Finding: The proposed use will not overburden the City’s sanitary sewer and water systems and can be served with existing public services. Finding: Traffic generation will not significantly increase due to the proposed religious institution and can be accommodated by the adjacent public streets. 5. The planning report dated October 30, 2025 prepared by Kris Jenson, Planning Manager is incorporated herein. The Planning Commission recommends that the City Council approve the conditional use permit conditioned upon compliance with the planning report prepared by Kris Jenson, Planning Manager, dated October 30, 2025. Dated: November 6, 2025 LAKEVILLE PLANNING COMMISSION BY: ___________________________ Christine Zimmer, Chair