Planning Commission — Bloomington, MN
Date: 2026-03-20

Planning Commission
 PLANNING COMMISSION MEETING
 THURSDAY, FEBRUARY 19, 2026
 (IN PERSON AND VIA WEBEX)
 BLOOMINGTON CIVIC PLAZA – CITY COUNCIL CHAMBERS
 1800 WEST OLD SHAKOPEE RD.
 BLOOMINGTON, MN 55431
 6:00 PM

This meeting will be held in person and electronically via Webex. Some Planning Commission members, testifiers, and
presenters may participate electronically as permitted by Minnesota Statutes. Members of the public may participate
in person or electronically. Directions are provided below.

To watch or listen to the meeting or to provide testimony:
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 2. Watch BTV (Comcast channels 859 or 14)
 3. Watch online at blm.mn/btv-live or the City's YouTube Channel: blm.mn/youtube
 4. Participate via phone (testimony for public hearings only) by dialing 1-415-655-0001. Enter the access code:
 2865 489 0075 and the password: 7526#. Press *3 to “raise your hand” to indicate a desire to speak; your line
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 been unmuted and state your name before speaking. (Note: long-distance call. Consider calling methods to
 reduce or eliminate long distance charges.)

To aid in the smooth running of the meeting, the City recommends pre-registration for remote testimony for public
hearing items:
e-mail Planning@BloomingtonMN.gov or call 952-563-8920 any time prior to 4:30 p.m. on the date of the meeting to
register and receive instruction.

ITEM 1 Case #PL202600002
(public hearing) City of Bloomington
 FSBP and Variance – Salt Shed and Brine Building – 9721 James Ave. S.
 Presenter: Kareem Sherard

ITEM 2 Case #PL202600003
(public hearing) To-Anh Nguyen (owner/applicant)
 Variance - Lot Width - 9211 Columbus Ave. S.
 Presenter: Dylan Palmer

ITEM 3 Case #PL2025-153
(public hearing) Rosa Development Company, LLLP
 Privately-Initiated City Code Amendment – Existing Remote Airport Parking Facilities
 Presenter: Mike Centinario

ITEM 4 Case #PL202500012
(public hearing) City of Bloomington
 City Code Amendment – Fence Standards Update
 Presenter: Dylan Palmer

ITEM 5 Case #PL20260001
(study item) City of Bloomington
 Study Item – Development Application Fee Study
 Presenter: Nick Johnson
ITEM 6 City of Bloomington
(study item) Consider approval of 01/15/26 and 01/22/26 Planning Commission meeting synopses

ITEM 7 City of Bloomington
(study item) Planning Commission Policy and Issues Update

BloomingtonMN.gov: A yearly meeting schedule, agendas, and the official minutes once approved are available. If you
require a reasonable accommodation, please call 952-563-8733 (MN Relay 711) as soon as possible, but no later than
9:00 a.m. one business day before the meeting day.

Planning Commission Meeting
 Thursday, February 19, 2026
 Watch the meeting recording and view the transcript HERE


 CALL TO ORDER Chair Phil Koktan called the Planning Commission meeting to order in the City
 Council Chambers at 6:00 PM.

PLANNING COMMISSIONERS PRESENT: Phil Koktan, Anne Linnee, Jared Munster, and Madeline
Summers (in person), and Kevin Cunningham (attending remotely due to work travel).

PLANNING COMMISSIONERS ABSENT: Abdi Isse and Deanna White.

STAFF PRESENT: Kevin Toskey, Nick Johnson, Michael Centinario, Kareem Sherard, Dylan
Palmer, and Shonte Brown (in person), and Julie Long (attending remotely).

Chair Koktan led the attendees in the reciting of The Pledge of Allegiance.

 ITEM 1 CASE: #PL2026-2
 6:02 p.m. APPLICANT: City of Bloomington
 REQUEST: FSBP and Variance – Salt Shed and Brine Building - 9721 James
 Ave S

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 2:54 in the meeting recording.

Planning Technician Kareem Sherard presented an overview of the Final Site and Building Plans
and a Variance request for the Salt Shed and Brine Building proposed at 9721 James Avenue
South. The presentation covered site context, proposed location, land use guidance and zoning,
site and landscape plans, building elevations, and the requested setback reduction associated
with the Variance.

The City Council holds final decision-making authority on this application due to the fact that
deferment of public sidewalk construction is sought along W 97th Street and Irving Avenue
South. The Planning Commission’s recommendation will be presented to the City Council. Staff
reviewed the application and recommended approval.

Questions for staff begins at 8:04 in the meeting recording.
approved Page 2




The Commissioners asked about the existing sidewalk on W 98th Street. Staff provided context
about sidewalks in the broader area.

Chair Koktan invited City of Bloomington’s Assistant Capital Project Manager Mark Prescher to
speak on behalf of the item.

Prescher provided further clarification on the setback variance.

PUBLIC HEARING:

Public Testimony begins at 10:50 in the meeting recording.

Chair Koktan opened the Public Hearing at 6:13 p.m.

There was no public testimony, and all participants online were staff.

Chair Koktan requested closure of the public hearing.

The public hearing closed at 6:14 pm

DISCUSSION:

Discussion begins at 11:25 in the meeting recording.

The Commission expressed their support for the application. There was limited discussion.

Case #2026-2, Final Site and Building Plans and Variance for the Salt Shed and Brine Building at
9721 James Avenue South, is anticipated for City Council consideration as Consent Business on
March 3, 2026.

ACTIONS OF THE COMMISSION:

M/Linne, S/Munster: Motion to close the public hearing, motion carried: 4-0.

M/Munster, S/Summers: In Case #PL202600002, having been able to make the required
findings, motion to recommend the City Council adopt a resolution approving a variance to
reduce the required eastern structure setback from 30 feet to 25 feet for the salt storage and
brine buildings located at 9721 James Avenue South, subject to the conditions and Code
requirements attached to the staff report, motion carried: 4-0.

M/Linnee, S/Summers: In Case #PL202600002, having been able to make the required findings,
I move to recommend approval of Final Site and Building Plans for an approximately 19,820
square-foot salt storage building and approximately 6,050 square-foot brine building located at
City of Bloomington
Planning Commission Synopsis February 19, 2026
approved Page 3


9721 James Avenue South, subject to the conditions and Code requirements attached to the
staff report, motion carried: 4-0.

 ITEM 2 CASE: #PL2026-3
 6:13 p.m. APPLICANT: To-Anh Ngyuen
 REQUEST: Variance – Lot Width – 9211 Columbus Ave S

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 14:12 in the meeting recording.

Planner Dylan Palmer presented theVariance request and lot split proposal. The presentation
covered site context, land use guidance and zoning, lot width measurements, and the variance
request.

The Planning Commission holds final decision-making authority on this item, subject to appeal.
Staff reviewed the Variance, made the required findings, and recommended approval through a
motion.

Questions for staff begins at 19:03 in the meeting recording.

The Commission asked questions about variance versus the lot split or subdivision process, and
sought clarification on the front setback and garage setback compliance.

PUBLIC HEARING:

Public Testimony begins at 21:42 in the meeting recording.

Chair Koktan opened the Public Hearing at 6:21 p.m.

A Total of 2 individuals provided public testimony during this item.
 - Shirley Winters. Sought clarification on the validity of an additional house, following the
 potential approval of the Variance, and concern for impacts to property values.
 - John Winters. Expressed concerns pertaining to drainage and impacts to property
 values.

Chair Koktan requested closure of the public hearing.

The public hearing closed at 6:24 p.m.

DISCUSSION:

Discussion begins at 24:31 in the meeting recording.

City of Bloomington
Planning Commission Synopsis February 19, 2026
approved Page 4




The Commission discussed lot-width, drainage, and the variance process.

ACTIONS OF THE COMMISSION:

M/Linnee, S/Summers: Motion to close the public hearing, motion carried: 4-0.

M/Linnee, S/Summers: In Case #PL2026-3, having been able to make the required findings,
motion to adopt a resolution approving a variance to allow for a reduced site width from 60
feet to 59.5 feet at 9211 Columbus Avenue South, subject to the conditions and Code
requirements in the resolution, motion carried: 4-0.

AGENDA AMENDMENT:

Following the conclusion of Item 2, Chair Koktan requested a motion to switch Agenda Items 3
and 4, thereby formally amending the meeting agenda.

M/Linnee, S/Summers: Motion to amend the February 19, 2026, Planning Commission meeting
agenda by switching Items 3 and 4, motion carried: 4-0.

 ITEM 3 CASE: #PL2026-12
 6:32 p.m. APPLICANT: City of Bloomington
 REQUEST: City Code Amendment – Fence Standards Update

Commissioner Kevin Cunningham joined the meeting remotely at 6:34 p.m.

Due to remote participation roll call voting was used for the duration of this item.

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 33:18 in the meeting recording.

Planner Dylan Palmer presented the proposal for a City Code Amendment for the Fence
Standards Update. He shared the objectives, background, updates to Fence height for corner
side yards, opacity requirements, fence materials, taller fences and building setbacks, and Code
language clean-up.

The City Council holds final decision-making authority on this application. The Planning
Commission’s recommendation will be presented to the City Council. Staff reviewed the Code
Amendment and recommended approval.

Questions for staff begins at 43:30 in the meeting recording.

City of Bloomington
Planning Commission Synopsis February 19, 2026
approved Page 5




PUBLIC HEARING:

Chair Koktan opened the Public Hearing at 6:42 p.m.

There was no public testimony, and all participants online were staff.

Chair Koktan requested closure of the public hearing.

The public hearing closed at 6:43 p.m.

DISCUSSION:

Discussion begins at 44:37 in the meeting recording.

The Commission expressed concern about 8-foot-tall fences. Chair Koktan noted concern about
fence opacity.

A public hearing for Case #PL2026-12, City Code Amendment for updated Fence Standards, is
anticipated on March 23, 2026, at City Council.

ACTIONS OF THE COMMISSION:

M/Munster, S/Summers: Motion to close the public hearing, motion carried: 4-0, with
Cunningham abstained.

M/Linnee, S/Summers: In case #PL202600012, motion to recommend the City Council adopt an
ordinance clarifying fence height exemptions, removing fence opacity standards, and adding
fence covering material standards, thereby amending Chapter 21 of the City Code, motion
failed: 2-2, with Koktan and Munster opposed, and Cunningham abstained.

M/Linnee, S/Summers: In Case #PL202600012, motion to recommend the City Council adopt an
ordinance clarifying fence height exemptions, while revising 21.301.08(c)(2)(B) regarding 8-
foot-tall fences to maintain the existing standards, removing fence opacity standards, and
adding fence covering material standards, thereby amending Chapter 21 of the City Code,
motion carried: 3-1, with Koktan opposed, and Cunningham abstained.

 ITEM 4 CASE: #PL2025-153
 7:02 p.m. APPLICANT: Rosa Development Company, LLLP
 REQUEST: Privately-Initiated City Code Amendment – Existing Remote
 Airport Parking Facilities



City of Bloomington
Planning Commission Synopsis February 19, 2026
approved Page 6


Chair Koktan recused himself due to a conflict of interest and Commissioner Linnee acted as the
Chair for Item 4. Commissioner Koktan left the meeting room for the duration of Item 4.

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 1:02:36 in the meeting recording.

Planning Supervisor Michael Centinario presented a summary of previous actions taken
regarding remote airport parking, and an overview of the privately-initiated code amendment.

The City Council holds final decision-making authority on this item. The Planning Commission’s
recommendation will be presented to the City Council. Staff reviewed the city code amendment
and recommended approval.

Questions for staff begins at 1:18:05 in the meeting recording.

Acting Chair Linnee invited the applicant to speak on behalf of the item.

Attorney William Griffith expressed gratitude for the compromise the proposal will provide.

PUBLIC HEARING:

Public Testimony begins at 1:31:02 in the meeting recording.

Acting Chair Linnee opened the Public Hearing at 7:30 p.m.

A total of 2 individuals provided public testimony during this item.
 - Dan Williamson. PARK ‘N GO. Expressed affirmation for the proposed item.
 - Kristin Muir. Rosa Development. Expressed gratitude for the compromise and staff
 collaboration.

Acting Chair Linnee requested closure of the public hearing.

The public hearing closed at 7:36 p.m.

DISCUSSION:

Discussion begins at 1:35:54 in the meeting recording.

The Commission expressed their support for the proposal.

A public hearing for Case #PL2025-153, Privately-Initiated City Code Amendment – Existing
Remote Airport Parking Facilities, is anticipated on March 23, 2026, at City Council.

City of Bloomington
Planning Commission Synopsis February 19, 2026
approved Page 7


ACTIONS OF THE COMMISSION:

M/Summers, S/Munster: Motion to close the public hearing, motion carried: 4-0.

M/Summers, S/Munster: Motion to recommend the City Council adopt the ordinance
approving the privately initiated City Code amendment to allow existing remote airport parking
facilities as a conditional use in the CX-2 Zoning District and to create performance standards
for existing facilities, motion carried: 4-0.


 ITEM 5 CASE: #PL2026-1
 7:40 p.m. APPLICANT: City of Bloomington
 REQUEST: Development Application Fee Study – Study Item

Commissioner Cunningham remotely signed off the meeting at 7:40 p.m.

Regular voting was used for the duration of the meeting.

STAFF REPORT AND PRESENTATION:

The PowerPoint presentation begins at 1:41:26 in the meeting recording.

Planning Manager Nick Johnson provided an informational update development application
fees. He provided background of how fees are calculated, peer city analysis, staff recommended
fee adjustments, and next steps.

There is no formal recommendation currently necessary for this item.

DISCUSSION:

Discussion and questions begins at 1:50:23 in the meeting recording.

The Commission recommended that fees be revised more regularly to avoid as significant of
increases in a single action. Chair Koktan also shared that the fee increase for Variances for
single-family homes does increase the cost for every-day residents.

A public hearing for Case #PL2026-1, Development Application Fee Study, is anticipated in
March or April of 2026, at City Council.


 ITEM 6 APPLICANT: City of Bloomington
 7:56 p.m.


City of Bloomington
Planning Commission Synopsis February 19, 2026
 approved Page 8


 REQUEST: Consider approval of draft 01/15/26 and 01/22/26, Planning
 Commission meeting synopses

 Chair Koktan requested a motion to approve of draft 01/15/26 and 01/22/26 Planning
 Commission meeting synopses.

 M/Munster, S/Linnee: Motion to approve the 01/15/26 Planning Commission meeting
 synopsis, motion carried: 4-0.

 M/Summers, S/Munster: Motion to approve the 01/22/26 Planning Commission meeting
 synopsis, motion carried: 3-0, with Linnee abstained.


 ITEM 7 APPLICANT: City of Bloomington
 8:03 p.m.
 REQUEST: Planning Commission Policy and Issues Update

 Planning Manager, Nick Johnson provided an overview of upcoming meetings.

 The February 26, 2026, Planning Commission meeting is canceled.

 The Planning Commission will meet on March 12, 2026, for a study item on Corner Lot
 Standards and a Comprehensive Plan kickoff discussion.

 The March 19, 2026, meeting is a candidate for cancellation.

 Johnson shared additional updates including a concurrent meeting scheduled for March 10,
 2026, and a reminder regarding the Post Planning Commission retreat survey.

 Meeting adjourned at 8:14 p.m.

Prepared by: Reviewed by: Approved by Planning Commission:
Shonte Brown Nick Johnson March 19, 2026
 Michael Centinario
 Dylan Palmer




 City of Bloomington
 Planning Commission Synopsis February 19, 2026