Planning Commission — Bloomington, MN
Date: 2026-01-16

Planning Commission
 PLANNING COMMISSION MEETING
 THURSDAY, DECEMBER 18, 2025
 (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:

 1. Attend in person
 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: 2862 812 0175 and the
 password: 7526#. Press *3 to “raise your hand” to indicate a desire to speak; your line will remain muted until it is your turn. When it is
 your turn to speak, the meeting operator will call on you by the first six digits of your phone number and will unmute your line. Listen for
 notification that your line has 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 #PL202500182
(public hearing) Nicole Minke
 Conditional Use Permit for a daycare facility at 400 E American Boulevard
 Presenter: Liz O’Day

ITEM 2 Case #PL202500163
(public hearing) City of Bloomington
 City Code Amendment – Commercial Vehicles in Residential Districts
 Presenter: Derly Navarro

ITEM 3 Case #PL202500159
(public hearing) City of Bloomington
 City Code Amendment – Art Incentive Code Amendments
 Presenter: Emily Hestbech

ITEM 4 Case #PL202500191
(public hearing) City of Bloomington
 City Code Amendment – Revised Official Height Limits Map
 Presenter: Thomas Ramler-Olson

ITEM 5 City of Bloomington
(study item) Adoption of 2026 Planning Commission Workplan
 Presenter: Dakota Kastenday

ITEM 6 City of Bloomington
(study item) Consider approval of 11/20/25 & 12/04/25 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, December 18, 2025
 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 6:01 PM.

PLANNING COMMISSIONERS PRESENT: Phil Koktan, Kevin Cunningham, Deanna White, and
Anne Linnee (in person).

PLANNING COMMISSIONERS ABSENT: Abdi Isse, Jared Munster, and Madeline Summers.

STAFF PRESENT: Nick Johnson, Kevin Toskey, Dakota Kastenday, Elizabeth O’Day, Thomas
Ramler-Olson, Emily Hestbech, and Derly Navarro (in person); Brian Hansen and Julie Long
(attending remotely).

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

 ITEM 1 CASE: #PL2025-182
 6:02 p.m. APPLICANT: Nicole Minke
 REQUEST: Conditional Use Permit for a Daycare Facility at 400 E American
 Boulevard

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 3:06 in the meeting recording.

Planner Elizabeth O’Day presented the request for a conditional use permit to allow a daycare
facility within an existing office and warehouse building at 400 American Boulevard East. The
proposal includes a fenced outdoor play area along the west side of the building, adequate
onsite parking, lighting, landscaping, and a sidewalk connection.

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

Questions for staff begins at 5:31 in the meeting recording.

Commissioners asked clarifying questions regarding the proposed square footage and
permitted uses.
approved Page 2


PUBLIC HEARING:

Public Testimony begins at 7:02 in the meeting recording.

Chair Koktan opened the Public Hearing at 6:05 pm.

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

Chair Koktan requested closure of the public hearing.

The public hearing closed at 6:06 pm.

DISCUSSION:

Discussion begins at 7:33 in the meeting recording.

The Commission expressed general support for the application.

ACTIONS OF THE COMMISSION:

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

M/Cunningham, S/White: In Case #PL20250082, having been able to make the required
findings, motion to adopt a resolution approving a conditional use permit for a daycare within
an existing office/warehouse building located at 400 American Boulevard East, subject to the
conditions and Code requirements listed in the resolution, motion carried: 4-0.

 ITEM 2 CASE: #PL2025-163
 6:08 p.m. APPLICANT: City of Bloomington
 REQUEST: City Code Amendment – Commercial Vehicles in Residential
 Districts

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 9:11 in the meeting recording.

Planner Derly Navarro presented an overview of zoning regulations related to commercial
vehicles in residential districts. She explained that existing standards limited the types of
commercial vehicles and trailers permitted in residential areas and that enforcement cases had
increased as vehicle size, height, and design evolved over time. She also presented feedback
collected through a survey. The project was intended to update zoning standards to better
reflect modern commercial vehicles, support residents and small businesses that rely on work
related vehicles at home, and balance neighborhood character with practical use.

City of Bloomington
Planning Commission Synopsis December 18, 2025
approved Page 3


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 project
and recommended approval.

Questions for staff begins at 22:14 in the meeting recording.

The Commission asked clarifying questions about proposed vehicle length limits, treatment of
recreational vehicles, and how existing vehicles would transition under the new code, including
whether they would be considered legal-nonconforming.

PUBLIC HEARING:

Public Testimony begins at 30:57 in the meeting recording.

Chair Koktan opened the Public Hearing at 6:30 pm.

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

Chair Koktan requested closure of the public hearing.

The public hearing closed at 6:30 pm.

DISCUSSION:

Discussion begins at 31:24 in the meeting recording.

Majority of the Commission expressed general support for the ordinance.

Chair Koktan expressed disapproval of the ordinance.

A public hearing for the City Code Amendment – Commercial Vehicles in Residential Districts is
anticipated on January 26, 2026, at City Council.

ACTIONS OF THE COMMISSION:

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

M/White, S/Cunningham: In Case #PL202500163, motion to recommend the City Council adopt
an ordinance creating definitions for commercial motor vehicle and trailer, updating the
allowed types of commercial motor vehicles and trailers on residential property, updating
height and length standards for commercial motor vehicles and trailers, and clarifying the
number of motor vehicles and trailers permitted at a residential property, thereby amending
Chapter 21 of the City Code, motion carried: 3-1, with Koktan opposed.

City of Bloomington
Planning Commission Synopsis December 18, 2025
approved Page 4


 ITEM 3 CASE: #PL2025-159
 6:33 p.m. APPLICANT: City of Bloomington
 REQUEST: City Code Amendment – Art Incentive Code Amendments

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 34:19 in the meeting recording.

Planner Emily Hestbech presented a proposal for City Code amendments intended to
incentivize the integration of public art into private development, consistent with the
Bloomington Citywide Creative Placemaking Plan adopted in March 2025. She summarized
prior review by the Planning Commission, Creative Placemaking Commission, and City Council,
described revisions made in response to feedback, and presented the proposed timeline and six
draft code amendments.

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
Ordinance and recommended approval.

Questions for staff begins at 39:41 in the meeting recording.

The Commission asked clarifying questions about whether murals may substitute for required
ground-level windows in mixed-use districts, including concerns about mural durability,
maintenance, and long-term upkeep compared to other forms of public art. They also asked
whether there are limits on replacing ground-level building facades with non-window
treatments.

PUBLIC HEARING:

Public Testimony begins at 42:40 in the meeting recording.

Chair Koktan opened the Public Hearing at 6:41 pm.

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

Chair Koktan requested closure of the public hearing.

The public hearing closed at 6:41 pm.

DISCUSSION:

Discussion begins at 43:03 in the meeting recording.


City of Bloomington
Planning Commission Synopsis December 18, 2025
approved Page 5


The Commission expressed their general support for the Ordinance.

Chair Koktan requested to revisit an item within the Ordinance in Miscellaneous Issues and
asked the Commission if they favor the idea.

Vice Chair Cunningham affirmed Koktan’s idea.

Commissioner Linnee questioned whether revisiting the item was necessary.

A public hearing for the City Code Amendment – Art Incentive Code Amendments is anticipated
on January 26, 2026, at City Council.

ACTIONS OF THE COMMISSION:

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

M/Linnee, S/Cunningham: In Case #PL202500159, motion to recommend the City Council
adopt an ordinance establishing a definition for "art structure", allowing art structures to
encroach into setbacks in residential and nonresidential zoning districts, allowing for a
landscape requirement reduction for installation of art structures, providing a parking
requirement incentive for installation of art structures, and adding murals as an exception to
the window requirement in mixed use districts, thereby amending Chapter 21 of the City Code,
motion carried: 4-0.

 ITEM 4 CASE: #PL2025-191
 6:46 p.m. APPLICANT: City of Bloomington
 REQUEST: City Code Amendment – Revised Official Height Limits Map

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 47:42 in the meeting recording.

Planner Thomas Ramler-Olson presented proposed amendments to Chapter 21 of the City
Code, including changes to height measurement, exemption of roof-mounted equipment and
stair/elevator cores from height calculations, and updates to the Official Height Limits Map.
Shadow standards remained applicable. He provided background that included the 2010
regulatory framework for building heights, map-based height regulation, and standards to limit
shading on Protected Residential Properties, including upper-story step backs to reduce
pedestrian street shading. He shared that study sessions were held on 10/23/2025, with the
Planning Commission recommending changes to height measurement and exemptions. City
Council affirmed these recommendations on 11/17/2025. He provided a review of resource
maps and information.


City of Bloomington
Planning Commission Synopsis December 18, 2025
approved Page 6


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 application
and provided two alternative recommendations, one being with amendments, and the other
without amendments.

Questions for staff begins at 1:00:17 in the meeting recording.

The Commission requested clarification on the recommendation language, the methodology for
measuring building height, considerations for the southeast corner of 86th Street and Lyndale
Avenue - the difference between no height limit and a 60-foot limit, and potential guidance for
adjustments at 86th Street and Lyndale.

PUBLIC HEARING:

Public Testimony begins at 1:07:16 in the meeting recording.

Chair Koktan opened the Public Hearing at 7:06 pm.

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

Chair Koktan requested closure of the public hearing.

The public hearing closed at 7:06 pm.

DISCUSSION:

Discussion begins at 1:07:39 in the meeting recording.

The Commission asked for clarification between Exhibit M versus N for motion and
recommendation purposes.

Chair Koktan and Vice Chair Cunningham expressed favor for the motion with Exhibit N.

A public hearing for the City Code Amendment – Revised Official Heights Limits Map is
anticipated on January 26, 2026, at City Council.

ACTIONS OF THE COMMISSION:

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

M/ Cunningham, S/ White: Motion to recommend the City Council adopt an ordinance
amending the City’s Official Height Limits Map, amending other height standards, and
amending residential step back standard, thereby amending Chapter 21 of the City Code as
shown in Exhibit N attached to the staff report, motion carried: 3-1, with Linnee opposed.
City of Bloomington
Planning Commission Synopsis December 18, 2025
approved Page 7




 ITEM 5 APPLICANT: City of Bloomington
 7:10 p.m.
 REQUEST: Adoption of 2026 Planning Commission Workplan

STAFF REPORT AND PRESENTATION:

The PowerPoint presentation begins at 1:11:24 in the meeting recording.

Planning Supervisor Dakota Kastenday presented the 2026 Planning Commission Workplan. He
shared the 2025 accomplishments. He shared the insights of proposed 2026 Work Plan
Highlights, new proposed projects for 2026, how the workplan aligns with the City’s strategic
plan: Bloomington. Tomorrow. Together., and opportunities for engagement.

The City Council holds final decision-making authority on this application. The Planning
Commission’s recommendation will be presented to the City Council. Staff recommended
approval of the 2026 Planning Commission Work Plan.

There were no questions for staff.

DISCUSSION:

There was limited discussion.

An action item for the 2026 Planning Commission Work Plan is anticipated on January 5, 2026,
at City Council.

ACTIONS OF THE COMMISSION:

M/Linnee, S/White: Motion to recommend the City Council approve the 2026 Planning
Commission Work Plan as attached to the Planning Commission packet, motion carried: 4-0.

 ITEM 4 APPLICANT: City of Bloomington
 7:20 p.m.
 REQUEST: Consider approval of draft November 20 and December 4,
 Planning Commission meeting synopses.

Chair Koktan requested a motion to approve the November 20 and December 4 Planning
Commission meeting synopses.

M/White, S/Linnee: Motion to approve the 11/20/25 Planning Commission meeting synopsis,
motion carried: 3-0, with Cunningham abstaining.

City of Bloomington
Planning Commission Synopsis December 18, 2025
 approved Page 8


 M/White, S/Cunningham: Motion to approve the 12/04/25 Planning Commission meeting
 synopsis, motion carried: 3-0, with Linnee abstaining.


 ITEM 5 APPLICANT: City of Bloomington
 7:21 p.m.
 REQUEST: Planning Commission Policy and Issues Update

 Planning Manager Nick Johnson provided an overview of upcoming meetings:

 The January 15, 2026, will hold public hearings on a CUP and Final Site and Building Plans for a
 Kwik Trip convenience facility with fuel sales at 1050 and 1000 W 94th Street; a CUP for a
 cannabis manufacturing facility in an existing industrial building at 8200 Grand Avenue South;
 and a comprehensive application for re-guiding, rezoning, PDP/FDP, preliminary and final plat
 for a four-story, 180-unit multifamily residential development at multiple properties along
 Lyndale Avenue South.

 January 22, 2026, will public hearings for a CUP for a remote airport parking facility in an
 existing parking ramp; a CUP for an existing vacant vehicle repair facility; a major revision to a
 Final Development Plan to allow parking flexibility for a retail use; and a City Code amendment
 for Missing Middle Housing Phase II.

 Johnson expressed thanks to the Commission for their dedication, commitment and effort for
 the yearof 2025.

 Meeting adjourned at 7:23 p.m.

Prepared by: Reviewed by: Approved by Planning Commission:
Shonte Brown Nick Johnson January 15, 2026
 Dakota Kastenday
 Elizabeth O’Day
 Thomas Ramler-Olson
 Emily Hestbech
 Derly Navarro




 City of Bloomington
 Planning Commission Synopsis December 18, 2025