HomeMy WebLinkAbout06-25CITY OF LAKEVILLE
PLANNING COMMISSION MEETING MINUTES
June 25, 2026
Chair Zimmer called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The
Pledge of Allegiance to the flag was given.
Chair Christine Zimmer, Vice Chair Scott Einck, John Swaney, Jason Swenson,
Amanda Tinsley, Mark Traffas, Alternate Erin Duckworth, Ex-Officio Kelli Coughlin
Pat Kaluza
: Kris Jenson, Planning Manager; Tina Goodroad, Community Development
Director; Heather Botten, Senior Planner; Jon Nelson, Assistant City Engineer; Andrea McDowell
Poehler, City Attorney; Dawn Erickson, Community Development Recorder
The June 4, 2026 Planning Commission meeting minutes were approved as presented.
Planning Manager Kris Jenson stated the handouts include an email from a resident as well as
revised stipulations for agenda item 5c, the conditional use permit for Al Hadi Association.
Chair Zimmer opened the public hearing to consider the application of Michael M. Moe for a
conditional use permit to allow the maximum combined accessory building square footage to
exceed 1,500 gross square feet in the RS-2, Single-Family Residential District.
Michael Moe introduced the project.
Senior Planner Heather Botten presented the staff report. The property is 2.18 acres and includes
a single-family home with an attached two-car garage and a detached 2,000 square foot accessory
building. In 1989, CUP #89-17 was approved to allow the detached accessory building on the
property.
The applicant is proposing to convert the existing attached garage into living space and add a 952
square foot three-car attached garage. The combined accessory building area is currently 2,462
square feet, and if the CUP is approved, the combined accessory building area would increase to
2,952 square feet. City Code Section 11-18-9.D. allows accessory building square footage to exceed
the maximum allowed by conditional use permit.
Community Development Department staff recommend approval of the conditional use permit.
Chair Zimmer opened the hearing to the public for comment.
Planning Commission Meeting Minutes, June 25, 2026 Page 2
There was no public comment.
to close the public hearing at 6:06 p.m.
Chair Zimmer asked for comments from the Planning Commission.
• Commissioner Swenson expressed support for the project.
to recommend to City Council approval of
the conditional use permit to allow the maximum combined accessory building square footage to
exceed 1,500 gross square feet in the RS-2, Single Family Residential District and the findings of
fact, subject to the following stipulations:
1. The garage addition shall be constructed in the location identified on the site plan approved
with this conditional use permit.
2. The accessory buildings shall be kept, used, and maintained in a manner that is compatible
with the existing single-family home on the property and shall not present a hazard to the
public health, safety and general welfare.
3. No commercial activity, storage of commercial equipment or use as a dwelling shall take place
within any accessory building on the property. Commercial storage or storage for third parties
is not permitted.
4. A building permit application shall be submitted to and approved by the Building Inspections
Department prior to commencing construction.
Ayes: Traffas, Duckworth, Zimmer, Einck, Swaney, Swenson, Tinsley
Nays: 0
Chair Zimmer opened the public hearing to consider the application of Andrew and Heidi Knight
for a conditional use permit to allow the maximum combined accessory building square footage
to exceed 1,500 gross square feet and to allow an accessory building greater than 15 feet in height
in the RS-2, Single-Family Residential District.
Heidi Knight introduced the project.
Ms. Botten presented the staff report. The property is three acres in size and currently
undeveloped. The applicant intends to construct a single-family home on the site, with an attached
1,026 square foot garage and a 1,500 square foot detached accessory building on the north side of
the property. The combined areas of the accessory buildings would total 2,526 square feet in area.
City Code Section 11-18-9.D. allows accessory building square footage to exceed the maximum
allowed by conditional use permit.
Planning Commission Meeting Minutes, June 25, 2026 Page 3
The applicant has also requested that the detached structure exceed the 15-foot height limit of the
RS-2 District. The applicants have a camper that requires a 14-foot-tall door for access, which
requires 16-foot-tall sidewalls. With the pitch of the roof, the measured height is about 21 feet and
26 feet to the peak of the roof. The property is currently undeveloped and heavily wooded, and it
slopes from west to east dropping nearly 20 feet across the property.
Community Development Department staff recommend approval.
Chair Zimmer opened the hearing to the public for comment.
to close the public hearing at 6:12 p.m.
Chair Zimmer asked for comments from the Planning Commission.
• Commissioner Swenson expressed support for the project.
to recommend to City Council approval of the
conditional use permit to allow the maximum combined accessory building square footage to
exceed 1,500 gross square feet and 15 feet in height in the RS-2, Single Family Residential District
and the findings of fact, subject to the following stipulations:
1. The detached accessory building shall be constructed in the approximate location identified on
the site plan approved with the conditional use permit.
2. Sanitary sewer service is not permitted to be extended to the detached accessory structure.
3. The detached accessory building shall be kept, used, and maintained in a manner that is
compatible with the existing single-family home on the property and shall not present a hazard
to the public health, safety and general welfare.
4. No commercial activity, storage of commercial equipment or use as a dwelling shall take place
within any accessory building on the property. Commercial storage or storage for third parties
is not permitted.
5. A hard surfaced driveway is required to be constructed from the driveway for the home to the
detached accessory structure.
6. A building permit application shall be submitted to and approved by the Building Inspections
Department prior to commencing construction of the home and the detached accessory
structure.
Planning Commission Meeting Minutes, June 25, 2026 Page 4
5c. Al Hadi Association
Chair Zimmer opened the public hearing to consider the application of Al Hadi Association for a
conditional use permit to allow a religious institution use in the RS-2, Single Family Residential
District, and to exceed 125% of the minimum parking stalls required by the Zoning Ordinance.
Muhammad Shabazz introduced the project. He stated that they have worked closely with Lakeville
city staff to ensure that the project meets all city requirements including site planning, traffic
management, parking, landscaping, grading, utilities, and all environmental considerations. The
goal is to ensure the safety and well-being of both the neighborhood and the wider community.
Ms. Jenson presented the staff report. The applicant proposes to construct a nearly 3,700 square
foot facility at 17732 Junelle Path, south of 175th Street, behind the Cub Foods in Argonne Village.
The minimum side yard setback (30 feet) is double that of the RS-2 District (15 feet) as required
by the Zoning Ordinance. The facility is proposed to be at least 100 feet from all property lines,
exceeding all required setbacks. Parking is based on the capacity of the main gathering space, which
has capacity for 118 people and requiring 39 parking spaces. The applicant has requested a
conditional use permit to exceed 125% of the required spaces to provide 59 spaces on site. Access
to the site is from Junelle Path and will be separated from the driveway for the property to the
north.
The site includes a stormwater basin and a rain garden to address stormwater ponding
requirements. The pond and rain garden will be privately maintained and a stormwater
maintenance agreement is required for the site.
The grading, drainage and utility plans were submitted to the Engineering Division for their
review. The civil plans are still under review and must be finalized prior to consideration by the
City Council.
Community Development Department staff recommend approval of the conditional use permit.
Chair Zimmer opened the hearing to the public for comment.
Nazish Ahmed, 18370 Gladden Lane
Ziad Asim, 18107 Glassfern Lane
Jennifer Thayer, 16965 Kenmore Drive
Umar Usmani, 17964 Havana Path
Saima Shafiq, 20538 Hartford Way
Peter Moenkhaus, 16555 Forbes Avenue
Jay Perske, 9817 171st Street
Masood Ahmad, 20538 Hartford Way
Amna Shouab, 20576 Gunnison Drive
Planning Commission Meeting Minutes, June 25, 2026 Page 5
Muneeb Ahmed, 16097 Kennard Court
Saad Salam, 20519 Hartford Way
Shahid Aziz, 20802 Kensington Blvd work address
Zaineb Ahmed, 7683 207th Street
Naseer Ahmed, 18370 Gladden Lane
Mohammad Hashir, 20576 Gunnison Drive
Mohammad Abdur Rashid, 17801 Jasper Court
Sandy Putlak, 17298 Greentree Path
Dean Johnson, 17688 Junelle Path, represents 76 residents in the senior apartment building, and
is concerned about increased traffic, noise and light pollution.
Leslie Madison, Argonne Fields Townhomes, speaking on behalf of residents, expressed concerns
about the increased traffic, the number of events that will take place at the location, the lighting
and the increased demand on the infrastructure.
Colin Fowler, 17700 Junelle Path, asked about future utility extensions to his property and the
comprehensive plan.
to close the public hearing at 7:23 p.m.
Chair Zimmer asked for comments from the Planning Commission.
• Commissioner Swenson asked about ordinance requirements for lighting standards. Ms.
Jenson stated that photometric plans are reviewed for compliance with Zoning Ordinance
standards. The photometric plan indicates that the site is proposed to have no parking lot
lighting, only building mounted lighting, and the proposed light levels are low compared to the
maximum light levels permitted.
• Commissioner Swenson stated there was a question about the Stormwater Pollution
Prevention Plan (SWPPP) and survey language on the SWPPP document. He stated the
language that was on the SWPPP is basically a disclaimer to cover in the event that someone
would try to use the stormwater management plan as a as a survey document. Assistant City
Engineer Jon Nelson confirmed Commissioner Swenson’s statement. The SWPPP is reviewed
in conjunction with civil plan reviews of the site. Commissioner Swenson asked if there’s an
easement that would address Mr. Fowler’s concern about the future extension of utilities to his
home. Mr. Nelson stated there is an access easement currently in place for Mr. Fowler’s
property but not a utility easement, which would be required to be provided for any future
utility extension to the property.
Planning Commission Meeting Minutes, June 25, 2026 Page 6
• Commissioner Swaney asked about the dead-end ingress/egress of Junelle Path and whether a
study has been done for emergency/first responder traffic. He also asked about potential traffic
generated from the Argonne Village shopping center and whether the site will have adequate
parking. Ms. Jenson explained how the parking requirement is calculated and noted that
because Junelle Path is signed for no parking, the applicant has chosen to provide additional
parking on their site. From the Zoning Ordinance perspective, the site exceeds parking
requirements.
• Commissioner Einck asked if the plans included future parking areas. Ms. Jenson stated that
the plans do not and any plans for future parking expansions would require review.
• Commissioner Einck asked if there is a possibility of a crosswalk or a sidewalk or path on
Junelle Path. Mr. Nelson stated that a sidewalk could not be required as part of the CUP
application. If there is public interest, a petition or request can be made for the city to evaluate
the possibility adding a sidewalk or trail in the area of Junelle Path. It would be done as a public
improvement project if constructed.
• Chair Zimmer clarified that the city could not add a stipulation requiring the applicant to add
a sidewalk along Junelle Path. Mr. Nelson confirmed that the city cannot require the applicant
to perform improvements that are not abutting their frontage.
• Commissioner Einck stated there could be a safety issue if a crosswalk was added to Junelle
Path. Mr. Nelson stated that Junelle Path could be evaluated but that typically mid-block
crossings are avoided; crosswalks are ideally located at intersections and that there is immense
safety benefit to having the crosswalks properly located.
• Commissioner Traffas stated that many of the issues raised are part of plans that are reviewed
for compliance with ordinance requirements and staff reports are provided to the Planning
Commission prior to the meeting, including traffic, stormwater, and lighting. The plans have
been studied and found to be consistent with city standards. He added that the city has a
comprehensive plan, which currently runs through 2040 and it focuses on how various land
uses fit together. Ms. Jenson stated that the City is beginning the process of working on the
2050 Comprehensive plan, for which there are opportunities for public input into that process.
The designation of the subject property is residential and religious uses are allowed in
residential districts, so the use is in compliance with the Comprehensive Plan.
• Chair Zimmer asked about impacts to utility systems and whether service will be extended to
Mr. Fowler’s property. Mr. Nelson stated there are existing sewer and water stubs provided for
the subject property that were constructed back in 2004, with the intent that the parcel would
connect to municipal services with future development. Mr. Nelson added that the property to
the north would be required to have it’s own connection for utilities, but that by providing a
drainage and utility easement along the access easement area, Mr. Fowler will be able to
connect with municipal utilities when he chooses. He also added there is sufficient capacity
within the water and sanitary sewer lines in the area to serve the properties not yet connected.
Planning Commission Meeting Minutes, June 25, 2026 Page 7
• Chair Zimmer asked about the amount of activity that will be happening at the mosque, and
asked about the increase in runoff from the new paved parking area as compared to the current
grass and gravel road.
• Commissioner Swenson stated that stormwater facilities are required when a site develops and
impervious surfaces are added. He also noted that based on the civil plans there is a substantial
portion of the property that is being given up for stormwater management purposes. Mr.
Nelson added that the applicant has submitted a stormwater report and the site is providing
ponding to address the runoff generated by the site. The site design directs runoff from the
parking lot into the ponding basin. In addition, the applicant is required to enter into a Storm
Water Maintenance Agreement with the city which outlines the required maintenance for the
private basin.
• Commissioner Swenson asked about the watershed district’s role and permitting. Mr. Nelson
stated the city is the local governing unit for the watershed and therefore does all of the review
to ensure the plans comply with watershed standards in addition to statewide requirements.
• Commissioner Swenson asked about the demolition of the building and what the requirements
are. Ms. Jenson stated a demolition permit is required through the Building Inspections
department to ensure the work is done correctly.
• Chair Zimmer asked about the amount of activity at the site and the intersection at the mid-
block. Ms. Jenson noted that Junelle Path is wider than a standard residential local street as
well as posted as No Parking. The applicant stated that the mosque would be open daily from
1:00 p.m. to 9:00 p.m. There are daily prayer times listed on their website, though that doesn’t
mean that the mosque is open during all of those times. The applicant indicated that on an
average day, 8-10 members are expected to visit during the prayer times which occur when the
building is open. The primary service is on Friday afternoons, when they are likely to have 40
to 50 members in attendance over two services. Other gatherings during the week include a
youth program, women’s meeting, and men’s group. Ms. Jenson also compared the possible
traffic with a similar amount of traffic that could be generated by a residential development,
much like the adjacent Argonne Fields neighborhood.
• Commissioner Swenson stated he is a longstanding member of the Planning Commission, and
that there have been a multitude of religious uses in a variety of sites and settings, many of
which have raised concerns in terms of traffic and appropriateness adjacent to residential
housing. It is an allowed use within a residential district in the City of Lakeville. City staff
reviewed the proposed project and they believe it meets the requirements and have
recommended approval to the Planning Commission. Commissioner Swenson also expressed
appreciation for everyone who spoke and provided their thoughts and expressed his support
for the project.
Mr. Shabazz confirmed the mosque hours are from 1:00 – 9:00 p.m. Along with daily prayer there
are some regular programs. There is a weekly group on Thursday, there are some monthly youth
Planning Commission Meeting Minutes, June 25, 2026 Page 8
programs and main congregation on Friday, and some yearly occasional programs. There will be
a group of trained volunteers to assist with parking, specifically at the exit point.
City Attorney Andrea McDowell Poehler stated a conditional use permit is essentially a permitted
use subject to meeting the conditions identified in the ordinance. The Planning Commission and
City Council have limited authority and discretion when it comes to conditional use permits,
acting like a judge, looking at the facts, and making sure that they meet those criteria. They do have
the ability to provide some conditions provided they are related to the impact of the property and
relate to public health, safety and welfare. Those are the parameters of what can be done with
conditional use permits.
to recommend to City Council approval of
the conditional use permit to allow a religious institution use in the RS-2, Single Family Residential
District, and to exceed 125% of the minimum parking stalls required by the Zoning Ordinance,
and the findings of fact, subject to the following stipulations as amended:
1. The stipulations and recommendations listed in the Engineering Division memorandum dated
June 17, 2026.
2. Civil plans must be approved by the Engineering Division prior to construction beginning on
the site.
3. A Site Improvement Performance Agreement (SIPA) and Stormwater Maintenance
Agreement (SMA) must be executed, approved by the City Council, and recorded with Dakota
County prior to construction beginning on the site.
4. The building and site shall be developed consistent with the plans approved by the City
Council.
5. A $50,000 security to guarantee the demolition of the existing homestead and garage and the
sealing and abandonment of the well.
6. A landscape security shall be submitted with the SIPA.
7. An as-planted landscape plan must be submitted prior to a landscape inspection of the site.
There being no further business, the meeting was adjourned at 7:58 p.m.
Respectfully submitted,
Dawn Erickson, Community Development Recorder