---

## author: Linnea Graffunder-Bartels

date: D:20260326114920-05'00'

---

## AGENDA

## Planning Commission

The next regular Planning Commission meeting will be held May 7, 2026 @ 7 PM in Council

Chambers at Oakdale City Hall.

## REGULAR MEETING

April 2 , 2026

## 7:00 PM

## Oakdale City Council Chambers

## 1.CALL TO ORDER

## 2.CALL OF ROLL

## 3.PL

## EDGE OF ALLEGIANCE

## 4.APPROVAL OF AGENDA

## 5.APPROVAL OF MINUTES

a.January 8, 2026

## 6.OPE

## N FORUM

## 7. PL

## ANNING COMMISSION REVIEW

a.OLD

## BUSINESS

i.None

b.NE

## W BUSINESS

i. Public Hearing – Zoning Ordinance Amendment – Recreational Vehicle Storage

ii.Overview of the 2050 Comprehensive Plan Update

## 8.OTHER

## a. Staff Liaison Update(s)*

b.Commissioner Update(s)*

## c.Council Liaison Update(s)*

## 9.A

## DJOURNMENT

## *I

tems marked with an asterisk have no accompanying materials.

1

## DRAFT MINUTES

## REGULAR MEETING

## OAKDALE PLANNING COMMISSION

## JANUARY 8, 2026

The Oakdale Planning Commission held a meeting on Thursday, January 8, 2026, at Oakdale City

Hall, 1584 Hadley Avenue North, Oakdale, Minnesota. The meeting began at 6:30 PM with the

Planning Commission appreciation dinner hosted by the City Council. Informal discussion with the

City Council occurred during the appreciation dinner regarding the annual workplan and the role of

the Planning Commission.

The following were present:

## Mayor Kevin Zabel

## Council Member Kari Moore

## Council Member Gary Severson

## Council Member Katie Wrich

## Chair Dallas Pierson

## Commissioner Tom Willenbring

## Commissioner Mike McCauley

## Commissioner Beau Wilson

## Commissioner Chenayi Shava

## City Administrator Christina Volkers

## Community Development Director Andrew Gitzlaff

## City Planner and City Staff Liaison Luke McClanahan

## Community Development Specialist Max Lohse

Mayor Zabel expressed appreciation for the Commission’s work during the previous year, noting

that 2025 was incredibly busy. He noted that the Commission does an excellent job managing

public feedback. The conversations held by the Commission are invaluable in helping the City

Council make decisions.

City Planner Luke McClanahan noted that the draft 2026 Planning Commission workplan includes

updating the City’s Comprehensive Plan. The update will be a multi-year project which the

Commission, other advisory bodies, the City Council, and City staff will work on. Mayor Zabel stated

that during the last Comprehensive Plan update, ten years prior, there was one meeting which

included all members of the City Council’s advisory bodies for cross collaboration.

Community Development Director Andrew Gitzlaff mentioned that there remains a healthy level of

development interest in Oakdale. Mr. Gitzlaff provided updates on various developments.

In response to a question from Chair Pierson about changes in the Comprehensive Plan update, Mr.

McClanahan noted that there will be a big shift in focus toward redevelopment. City Administrator

Chris Volkers stated that the Metropolitan Council has new requirements for climate planning. Mr.

Gitzlaff noted that the resilience chapter in the existing

Comprehensive Plan addresses climate in part and there will be more opportunities going forward

for the City to set goals and identify more actionable items.

2

## Planning Commission Minutes

January 8, 2026

Page 2

Council Member Moore noted that Oakdale is entering a new phase with more redevelopment

occurring throughout the community.

Council Member Severson expressed appreciation for the Commission in handling complex land

use applications in 2025.

Mayor Zabel noted that the recently adopted Zoning Code update was a success and that there are

future opportunities for the City to continue to refine its ordinances and policies.

Commissioner McCauley expressed appreciation for City staff in preparing materials for meetings.

Mayor Zabel noted that the Commission plays a vital role in providing feedback and holding

discussion on land use applications.

The Planning Commission moved to the dais for continuation of regular business and broadcasting.

## CALL OF ROLL

On a call of roll, the following were present:

## Chairperson: Dallas Pierson

## Commissioners: Tom Willenbring

## Yaya Diatta

## Mike McCauley

## Beau Wilson

## Chenayi Shava

## Also Present: Luke McClanahan, City Planner

## Max Lohse, Community Development Specialist

## Gary Severson, Council Liaison

## Christina Volkers, City Administrator

## Andrew Gitzlaff, Community Development Director

## Michael Mansfield, 7684 Stillwater Way North

## Lee Moua, Attorney

## Michael Healy, BKV Group

## Don Theisen, Owner’s Representative

## Not Present: Christopher Campbell, Commissioner

## PLEDGE OF ALLEGIANCE

## APPROVAL OF THE AGENDA

## A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER WILSON,

## TO APPROVE THE AGENDA AS PRESENTED.

3

## Planning Commission Minutes

January 8, 2026

Page 3

## VOTED IN FAVOR:

## Chair Pierson AYE

## Commissioner Willenbring AYE

## Commissioner McCauley AYE

## Commissioner Diatta AYE

## Commissioner Wilson AYE

## Commissioner Shava AYE

6 Ayes. Motion approved.

## APPROVAL OF MINUTES

## A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER

## MCCAULEY, TO APPROVE THE MINUTES OF THE REGULAR MEETING OF NOVEMBER 6, 2025, AS

## PRESENTED.

## VOTED IN FAVOR:

## Chair Pierson AYE

## Commissioner Willenbring AYE

## Commissioner McCauley AYE

## Commissioner Diatta AYE

## Commissioner Wilson AYE

## Commissioner Shava AYE

6 Ayes. Motion approved.

## OPEN FORUM

Chair Pierson invited comments from the audience. No comments were heard.

## PLANNING COMMISSION REVIEW

a.OLD BUSINESS

i.None

b.NEW BUSINESS

## i.ELECTION OF COMMISSION CHAIR AND VICE CHAIR

## A MOTION WAS MADE BY COMMISSIONER MCCAULEY TO NOMINATE DALLAS PIERSON FOR THE

## POSITION OF CHAIRPERSON.

4

## Planning Commission Minutes

January 8, 2026

Page 4

## A MOTION WAS MADE BY COMMISSIONER MCCAULEY, TO NOMINATE TOM WILLENBRING FOR THE

## POSITION OF VICE-CHAIRPERSON.

Chair Pierson asked if there were any other nominations. There were no additional nominations.

## A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER

## MCCAULEY, TO ELECT DALLAS PIERSON FOR THE POSITION OF CHAIRPERSON FOR A PERIOD OF

## ONE CALENDAR YEAR AND TO ELECT TOM WILLENBRING FOR THE POSITION OF VICE-

## CHAIRPERSON FOR A PERIOD OF ONE CALENDAR YEAR.

## VOTED IN FAVOR:

## Chair Pierson AYE

## Commissioner Willenbring AYE

## Commissioner McCauley AYE

## Commissioner Diatta AYE

## Commissioner Wilson AYE

## Commissioner Shava AYE

6 Ayes. Motion approved.

## ii.PUBLIC HEARING – ZONING ORDINANCE AMENDMENTS

Community Development Specialist Max Lohse explained that following the adoption of the

comprehensive Zoning Code update in July 2025, staff and the City Council identified a handful

of corrections, clarifications, and minor policy changes to consider. The proposed changes

include removing townhomes and courtyard cottages as permitted uses in the R-2 zoning

district, allowing light manufacturing as a principal use in the B-2 zoning district, requiring higher

exterior design standards for industrial uses in the B-2 district, clarifying that a Conditional Use

Permit is required for electronic signage in non-residential zoning districts, correcting a

reference in the zoning map amendment section, clarifying specific setback requirements for

accessory structures, and including specific review criteria for oversized accessory structures

and secondary garages. Mr. Lohse provided additional background information behind each

proposed change.

Mr. Lohse stated that the ordinance amendments are consistent with the Comprehensive Plan

and that staff recommends approval.

Chair Pierson opened the public hearing.

Mike Mansfield, 7684 Stillwater Way North, asked how the ordinance amendments would affect

his pending Conditional Use Permit application. In response, Chair Pierson stated that the

pending application will be considered separately by the City Council.

Chair Pierson closed the public hearing.

5

## Planning Commission Minutes

January 8, 2026

Page 5

In response to a question from Commissioner Willenbring, Mr. Lohse explained that each single-

family property is allowed one garage by right, up to 1,000 square feet in size, and the

Conditional Use Permit process allows garages to be up to 1,500 square feet in size for the one

allowed garage or for a second garage.

## A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER DIATTA,

## TO RECOMMEND APPROVAL OF ORDINANCE AMENDMENTS TO CHAPTER 25 - ZONING.

## VOTED IN FAVOR:

## Chair Pierson AYE

## Commissioner Willenbring AYE

## Commissioner McCauley AYE

## Commissioner Diatta AYE

## Commissioner Wilson AYE

## Commissioner Shava AYE

6 Ayes. Motion approved.

iii.OAKDALE CITY HALL AND POLICE DEPARTMENT EXPANSION AND RENOVATION, 1584

## HADLEY AVENUE NORTH – SITE PLAN AMENDMENT

City Planner Luke McClanahan explained that over the past few months the City has been

working with a project team consisting of Don Theisen, BKV Group, and Kraus-Anderson

Construction, on plans to expand the Police Department facility and remodel City Hall. The City

needs modern facilities and additional space to better serve the community as Oakdale

continues to grow. Based on the size of the proposed building expansion, a site plan amendment

is required.

The proposed expansion would add approximately 27,141 square feet to the building, resulting

in a total building size of roughly 43,988 square feet. A new access off 15th Street North will

function as the primary public entrance to City Hall and the Police Department. The existing

southernmost access off Hadley Avenue North will be restricted to police vehicles and City staff

parking. Technical requirements of the Zoning Ordinance have been met including parking

spaces, tree preservation, landscaping, site lighting, stormwater management, building height

and setbacks, and exterior building materials.

In response to a question from Commissioner Wilson, Don Theisen, owner’s representative,

explained that the project team worked with the City Engineer and determined that a turn lane

off 15

th

Street North for the new access was not warranted due to the anticipated traffic flow. A

new turn lane is also not desired because it would conflict with an existing turn lane on 15

th

Street North serving traffic going northbound onto Hadley Avenue North. Mr. Theisen also noted

that there will be some shifts to the turn lanes along Hadley Avenue North.

6

## Planning Commission Minutes

January 8, 2026

Page 6

Mr. McClanahan noted that the City held two voluntary open house events in December to

provide information to the public about the project. The City also maintains a webpage regarding

project updates. Mr. McClanahan stated that staff recommend approval of the Site Plan

amendment, subject to the conditions of approval found in the resolution in the agenda packet.

In response to questions from Commissioner Diatta, Mr. McClanahan explained that the use of

glazing on the building helps satisfy some of the exterior building materials requirement and any

rooftop mechanical equipment must be properly screened from view.

Michael Healy, BKV Group, project manager for the proposal, provided an overview of the

architectural elements of the building expansion and remodel. Mr. Healy also provided

additional details on exterior site improvements.

In response to a question from Commissioner Shava, Mr. McClanahan stated that the building

expansion will not reduce or eliminate the existing playground equipment at Walton Park.

In response to a question from Commissioner McCauley, Don Thiesen confirmed that the

address for City Hall and the Police Department will not change.

## A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER

## MCCAULEY, TO RECOMMEND APPROVAL OF THE SITE PLAN AMENDMENT FOR THE CITY HALL AND

## POLICE DEPARTMENT FACILITY EXPANSION AT 1584 HADLEY AVENUE NORTH.

## VOTED IN FAVOR:

## Chair Pierson AYE

## Commissioner Willenbring AYE

## Commissioner McCauley AYE

## Commissioner Diatta AYE

## Commissioner Wilson AYE

## Commissioner Shava AYE

6 Ayes. Motion approved.

## OTHER BUSINESS

## i.Staff Liaison Updates

Mr. McClanahan stated that there will likely not be a meeting in February since no land use

applications were submitted by the application deadline.

ii.Commissioner Updates

None.

7

## Planning Commission Minutes

January 8, 2026

Page 7

## iii.Council Liaison Updates

Council Member Severson expressed appreciation for all the work done on the Police

Department facility expansion and City Hall remodel project. Council Member Severson also

provided updates on the budget for 2026, a recent strategic planning work session, and the

search for a new City Administrator.

## ADJOURNMENT

## A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER WILSON,

## TO ADJOURN THE JANUARY 8, 2026, MEETING OF THE OAKDALE PLANNING COMMISSION AT 7:33

## PM.

## VOTED IN FAVOR:

## Chair Pierson AYE

## Commissioner Willenbring AYE

## Commissioner McCauley AYE

## Commissioner Diatta AYE

## Commissioner Wilson AYE

## Commissioner Shava AYE

6 Ayes. Motion approved.

Respectfully submitted,

## Luke McClanahan,

## Planning Manager

8

## PLANNING COMMISSION MEMO

## To: Oakdale Planning Commission

## Meeting Date: April 2, 2026

## Request(s): Overview of the 2050 Comprehensive Plan Update

## Prepared/Presented: Luke McClanahan, Planning Manager

## BACKGROUND

Each municipality within the seven-county metropolitan region is required by the Metropolitan Council

(Met Council), and by State Statute, to update its Comprehensive Plan by the end of 2028. Oakdale’s

updated Comprehensive Plan will serve as the official guide for land development and infrastructure

planning through 2050. The plan is also intended to support the efficient and effective use of land, protect

and preserve natural features, and promote the overall public health, safety, and welfare of the

community.

At the April 2

nd

Planning Commission meeting, City staff will outline the process for developing the 2050

Comprehensive Plan and will seek general feedback for the project. The discussion coincides with the

Met Council’s recent publication of the official System Statement for Oakdale

1

## . The System Statement

initiates the update process and serves as a guide for the project. In addition to the components

contained within the System Statement, the Met Council specifies required plan elements to be

incorporated into the comprehensive plan. The required plan elements include land use, housing,

transportation, water resources, parks and trails, climate, natural systems, and implementation.

It is expected that the Comprehensive Plan update will incorporate, align with, and build upon the City’s

existing portfolio of planning documents which include, but are not limited to, the following:

•Pedestrian and Bicycle Plan

## •Park System Plan

## •Glenbrook Small Area Plan

•12

th

## Street and Geneva Avenue Redevelopment Study

•Strategic Plan 2025-2027

## •Water System Study

## •EV-Ready Community Study

•Oakdale Housing Study (2025)

## •2026-2030 Capital Improvement Plan

## •Fire Department Site Location Analysis (2024)

## I

n addition, the Comprehensive Plan update will cross reference other applicable planning documents.

These documents will include, but are not limited to, the Minnesota Department of Transportation’s

Highway 120/Century Avenue Study, the forthcoming Washington County Climate Action Plan, and the

forthcoming Washington County Long Range Transportation Plan.

1

The City is working through an appeal process related to the System Statement projections.

9

## Initial City Council Feedback

The City Council and City staff held an initial discussion about the Comprehensive Plan update on January

13, 2026. Priorities that were identified by the City Council include the following:

• Utilize prior community input from existing long-range planning documents as the foundation for

future engagement efforts.

• Structure the public engagement process into manageable phases over 12-15 months to help

ensure broad community participation.

• Develop a timeline for the public engagement efforts for each Plan element.

• Rely on the consultant’s expertise for strategic public engagement best practices, while leveraging

current advisory body members’ input.

• Seek early review from grant writers to ensure the Comprehensive Plan is written in a manner that

supports future grant opportunities.

• Ensure that the Implementation section of the Plan aligns with the City’s Strategic Plan.

## Next Steps

The City is currently in the process of evaluating proposals from qualified consulting firms for project

support. Once a consulting firm is under contract, it is expected that the firm will lead the report writing

effort, prepare graphic design work, assist with public engagement activities, coordinate goal

setting/visioning meetings, perform data analysis (e.g., transportation modeling), provide strategic

guidance on the overall process, and inform the City of best practices based on other cities’

comprehensive plan efforts and the Met Council’s latest information.

Although the consulting firm will lead certain components of the Comprehensive Plan update, City staff

will manage the overall project. City staff will also conduct public engagement efforts (e.g., public

meetings, online questionnaires, stakeholder identification), prepare packets for City Council and

advisory body meetings, conduct GIS work (mapping), perform select data analysis, inventory developable

sites, and compile existing planning documents that will inform the update.

The project team, consisting of City staff and the selected consulting firm, will begin by performing data

collection and analysis. Throughout the multi-year update process, extensive public engagement with

diverse stakeholder groups will be conducted. The project team will rely on guidance from the City Council

and feedback from advisory bodies throughout the process. The Comprehensive Plan must be submitted

to the Metropolitan Council by December 31, 2028. Prior to formal submittal, an “affected jurisdictions

review” is required to allow other government agencies the opportunity to review and comment on the

City’s updated plan.

## PLANNING COMMISSION INPUT

The information in this memo is primarily intended for educational purposes, and the Planning

Commission is encouraged to ask questions about the Comprehensive Plan update process. Staff also

encourage the Commission to provide general feedback on the project.

10

## PLANNING COMMISSION MEMO

## To: Oakdale Planning Commission

## Meeting Date: April 2, 2026

## Request(s): Amendments to the Zoning Ordinance for Recreational Vehicle Storage

## Prepared/Presented: Max Lohse, Planner

## Luke McClanahan, Planning Manager

## BACKGROUND

At the January 27, 2026, City Council Workshop Meeting, Councilmembers discussed amending the City’s

existing Recreational Vehicle (RV) storage ordinance to provide greater flexibility for residents while

maintaining reasonable standards for residential neighborhoods. During the meeting, Councilmembers

expressed interest in removing existing seasonality requirements, increasing the allowed number of RVs

on residential lots from one to four, allowing parking on permeable surfaces in the side and rear yard,

and other minor adjustments for clarity.

## A

fter consulting with the City’s Code Enforcement Officer and Chief Building Official, Community

Development staff drafted amendments to the Zoning Code based on Council direction. Proposed

changes to the Ordinance include:

•Increasing the number of RVs allowed on a lot from one to four.

•Removal of setback exemptions based on time of the year, opting instead for a universal setback

of fifteen feet from the curb.

•Removal of hard surface requirements if parked in the side or rear yard.

•Clarification that recreational vehicles must be free of leaking hazardous fluids.

## T

he City Attorney’s Office has reviewed the draft ordinance language. The draft ordinance amendments

are attached to this memo. A redlined version of the amendments is also attached, which more clearly

shows the proposed updates.

## ROLE OF THE PLANNING COMMISSION

The role of the Planning Commission is to hold the required public hearing for the proposed amendments

to the Zoning Ordinance in order to gather public input, and provide a recommendation to the City Council.

## RECOMMENDATION

Staff have determined that the proposed ordinance amendments are appropriate and consistent with the

City’s Comprehensive Plan. Staff recommended approval of the ordinance.

## MOTION

Motion to recommend approval of ordinance amendments to Chapter 25 – Zoning relating to

Recreational Vehicle Storage.

## Attachments:

Draft Amendments to the Zoning Ordinance Relating to Recreational Vehicle Storage

11

1082555

## City of Oakdale

## ORDINANCE NO. XX

## AN ORDINANCE AMENDING THE CODE OF ORDINANCES FOR THE CITY OF OAKDALE,

## CHAPTER 25, ARTICLE 25-09, DIVISION 25-09-200, SECTION 25-09-215 RELATING TO

## RECREATIONAL VEHICLE STORAGE

## The City Council of the City of Oakdale ordains:

SECTION 1. The Oakdale Code of Ordinances, Chapter 25, Article 25-09, Division 25-09-200,

Section 25-09-215, is amended to read as follows:

## Sec. 25-09-215. Recreational Vehicle Storage

No more than one (1) four (4) recreational vehicle may be parked outside on a single lot.

(b)Recreational vehicles stored within the front yard shall not be parked on grass,

vegetation, or other permeable surfaces. Recreational vehicles stored within the rear

or side yard may be parked on grass, vegetation, or other permeable surfaces.

(c)Recreational vehicles parked outdoors must be currently licensed, and operable, and

free of leaking hazardous fluids.

(d)Recreational vehicles must be parked a minimum of fifteen (15) feet from the back of

the curb or roadway. Recreational vehicles may be located closer than fifteen (15) feet

from the back of the curb for a period of up to forty-eight (48) hours for the purpose of

loading and unloading.

(e)All recreational vehicles shall be parked behind the front setback line of the zoning

district in which they are located except that vehicles may be allowed within the front

setback for a period of forty-eight (48) hours for the purpose of loading and unloading.

(f)Exceptions.

(1)Personal watercrafts on trailers, motor homes, all-terrain vehicles, utility

trailers, campers, and camping buses may be parked within the front setback from

May 1 to November 1.

(2)Snowmobiles on their trailers, all-terrain vehicles, or utility trailers may be

parked within the front setback from November 1 to the following May 1.

(3)Above "exceptions" are to be parked a minimum fifteen (15) feet from the back

of the curb or roadway.

(g)(e) Recreational and non-commercial vehicles may be parked in the side and rear yard,

but shall be at least five (5) feet from any property line. On corner lots, both yards

abutting a street shall be considered a front yard.

Section 2. Incorporation. City staff is authorized and directed to update the table of contents,

reformat this ordinance, and to make such other non-substantive changes as are necessary

to incorporate the amendments adopted by this ordinance into the Oakdale city code.

Section 3. This Ordinance shall take effect and be in full force from and after its adoption

and publication, as provided by law.

12

1082555

## Vo

ting in Favor: Mayor Zabel, Councilmembers Moore, Morcomb, Severson, and Wrich

## Voting Against: None

## A

dopted this 28

th

day of April, 2026 by the Oakdale City Council.

## Kevin Zabel, Mayor

## Attest:

______________________________

## Sara Ludwig, City Clerk

## Posted:

## Published:

Text with strikeout is proposed for deletion.

Text with underline is proposed for insertion.

13