Planning Commission — Bloomington, MN
Date: 2026-02-20

Planning Commission
 PLANNING COMMISSION MEETING
 THURSDAY, JANUARY 22, 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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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 #PL202500204
(public hearing) Bissett Family Trust (owner and applicant)
 Conditional Use Permit for an existing vacant vehicle repair facility
 9200 Lyndale Avenue South
 Presenter: Dylan Palmer

ITEM 2 Case #PL202500205
(public hearing) Peters Properties II, LLC (owner) and Minnesota Terpwolves, LLC (applicant)
 Conditional Use Permit for an approximately 5,200 sq. ft. indoor agriculture (cannabis) facility
 333 West 86th Street
 Presenter: Dylan Palmer

ITEM 3 Case #PL202500202
(public hearing) MOAC Mall Holdings LLC (owner and applicant)
 Conditional Use Permit for remote airport parking facility in Mall of American parking ramp
 8100 24th Avenue South
 Presenter: Mike Centinario

ITEM 4 Case #PL202500203
(public hearing) PARS Properties, LLC (owner and applicant)
 Major Revision to Final Development Plan for parking flexibility for a retail use
 8101 34th Avenue South
 Presenter: Mike Centinario
ITEM 5 Case #PL202500199
(public hearing) City of Bloomington
 City Code Amendment – Missing Middle Housing Phase II Ordinance
 Presenter: Dakota Kastenday

ITEM 6 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, January 22, 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 6:02 PM.

PLANNING COMMISSIONERS PRESENT: Phil Koktan, Kevin Cunningham, Abdi Isse, Deanna White,
and Jared Munster (in person), and Madeline Summers (attending remotely).

PLANNING COMMISSIONER ABSENT: Anne Linnee

STAFF PRESENT: Nick Johnson, Michael Centinario, Dakota Kastenday, Dylan Palmer, Julie Long,
Kirk Roberts, and Kevin Toskey (all in person).

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

 ITEM 1 CASE: #PL2025-204
 6:04 p.m. APPLICANT: Bissett Family Trust
 REQUEST: Conditional Use Permit for an existing vacant vehicle repair
 facility at 9200 Lyndale Ave S

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 5:42 in the meeting recording.

Planner Dylan Palmer stated the application is for minor vehicle repair located at 9200 Lyndale
Avenue South. Palmer reviewed the location, land use, operations, and floor plans. Palmer stated
that the changes being made are mostly exterior. The proposed use will be similar to prior uses at
this property. Palmer stated the subject property is located within the Lyndale Avenue Retrofit
Plan. It is not a use promoted within the Lyndale Avenue Suburban Retrofit Plan, but since this is an
existing vacant building, this type of use is preferable to a vacant building.

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 9:04 in the meeting recording.

Chair Koktan asked if the property had been rezoned as part of the Lyndale Avenue Retrofit Plan.
approved Page 2




Palmer responded that the site has remained B-2 zoning.

The applicant’s representative Holly Burley spoke about the application. The applicant is looking to
get the Conditional Use Permit in place in order to get a tenant into place. Burley also spoke about
lighting and other review comments.

PUBLIC HEARING:

Chair Koktan opened the Public Hearing at 6:09 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 6:10 p.m..

DISCUSSION:

Discussion begins at 13:11 in the meeting recording.

Commissioner Cunningham spoke in favor of the application.

Chair Koktan spoke about the Lyndale Avenue Suburban Retrofit Plan. Ultimately, he believed the
findings have been made for the proposal and was in support.

Commissioner White asked about the expiration of the Conditional Use Permit.

City Attorney Toskey stated that the use has to commence within one year or the Conditional Use
Permit will be discontinued. There is an application to extend the Conditional Use Permit by one
additional year.

Commissioner Munster asked when site improvements would be required.

Palmer answered that all conditions are either prior to permit or prior to certificate of occupancy.

ACTIONS OF THE COMMISSION:

M/Cunningham, S/White: Motion to close the public hearing, motion carried: 6-0.

M/Cunningham, S/Isse: In Case #PL202500204, having been able to make the required findings, I
move to adopt a resolution approving a Conditional Use Permit to allow for minor vehicle repair at
9200 Lyndale Avenue South, subject to the conditions and Code requirements listed in the
resolution, motion carried: 6-0.
City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 3




 ITEM 2 CASE: #PL2025-205
 6:17 p.m. APPLICANT: Peters Properties II, LLC (owner)
 Minnesota Terpwolves, LLC (applicant)
 REQUEST: Conditional Use Permit for an approximately 5,200 sq. ft. indoor
 agriculture (cannabis) facility at 333 W 86th St.

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 18:22 in the meeting recording.

Planner Dylan Palmer described the application for indoor agriculture (cannabis cultivation). Palmer
described the location and land use. Palmer presented the proposed site and floor plans. Palmer
stated that the City Code does not have a definition for cannabis cultivation but that it falls under
the agriculture, indoor use. No retail sales to the general public are proposed at this stie. Palmer
stated the applicant will be adding odor mitigation and other life safety equipment.

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 begin at 21:35 in the meeting recording.

Commissioner Cunningham asked if there is any other processing proposed at this location besides
growing plants.

Palmer responded that there is processing to make the plant but deferred to the applicant.

The applicant, Desmond Moody, responded that the business will be strictly cultivation.

PUBLIC HEARING:

Chair Koktan opened the Public Hearing at 6:21 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 6:23 p.m..

DISCUSSION:

Discussion begins at 24:44 in the meeting recording.

Commissioners Cunningham and Munster spoke in favor of the application.
City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 4




ACTIONS OF THE COMMISSION:

M/White, S/Cunningham: Motion to close the public hearing, motion carried: 6-0.

M/Cunningham, S/Isse: In Case #PL202500205, having been able to make the required findings, I
move to adopt a resolution approving a Conditional Use Permit for an indoor agriculture (cannabis
cultivation) facility in a multi-tenant industrial building located at 333 West 86th Street, subject to
the conditions and Code requirements listed in the resolution, motion carried 6-0.

 ITEM 3 CASE: #PL2025-202
 6:26 p.m. APPLICANT: MOAC Mall Holdings LLC
 REQUEST: Conditional Use Permit for remote airport parking facility in Mall
 of American parking ramp located at 8100 24th Avenue South

Chair Koktan recused himself during this item and left the Chambers. Vice Chair Cunningham
served as the Acting Chair for this item.

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 27:15 in the meeting recording.

Planning Supervisor Mike Centinario described the application for a Conditional Use Permit for
remote airport parking at the Mall of America. Centinario described the location of the Mall of
America campus and the surrounding areas. Centinario detailed the Remote Airport Parking
Ordinance that recently passed and how it affects this application. The remote airport parking use
was added to the CX-2 District where the Mall is located.

The proposal is for remote airport parking on the top level (P7) of the east ramp at the Mall.
Centinario stated that the P7 level of the east ramp is rarely used. Centinario stated that there are
very little physical changes proposed in the application—only pay gates and signs. Additionally,
there will be no shuttle to the airport, as the Mall will only use existing infrastructure of the Blue
Line LRT and rideshare services.

Centinario stated that the application requires a parking study to demonstrate that there is excess
capacity. Centinario summarized the parking study done for the Mall of America to show that
overall parking demand has gone down since 2019, and that there is enough supply to
accommodate the remote airport parking use.

Centinario described the proposed signs related to this project. Most do not require permits.
Centinario stated that the lighting in the ramp is compliant.

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.
City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 5




Questions for staff begins at 39:40 in the meeting recording.

Commissioner White asked how many signs can be on a seven-level building.

Johnson stated that the Mall of America is in a sign district of its own and is a more permissive
district.

Centinario added that there are limitations for the area of the sign but that will be reviewed with a
sign permit.

Commissioner Isse asked if there is data on the average length of stay for cars that stay overnight.

The applicant, Megan Rogers, spoke about the application and the new ordinance. Rogers
discussed parking requirements and the excellent data the Mall can use to determine when the P7
level is needed or not. Rogers stated that long term remote airport parking is usually used for five
to seven days.

Commissioner Isse asked what the average price for parking will be compared to nearby parking
facilities.

Rogers stated that it is demand based and will be competitive.

Commissioner White asked about promoting the use of public transit.

Rogers stated that this program should reinvigorate the connection between the Mall and the
Airport. The parking will also have other uses other than going to the airport. Accessibility to the
light rail is one of the significant benefits of locating at this site.

Commissioner Isse asked whether taking payment at the entrance of level P7 would impact those
parking on level P6.

Rogers stated that there is queuing for up to three spots in each lane. Additionally, there is a pay on
your phone option.

Commissioner Munster asked how the mall is currently preventing remote airport parking in their
ramps.

The Chief Operating Officer of the Mall, Rich Hoge, stated that they look at the cars in the parking
ramp on a nightly basis and address as needed.

Commissioner Isse asked how to manage parking between the Mall and hotel guests.

Hoge stated that hotel guests have multiple choices as to where they’re parking.
City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 6




PUBLIC HEARING:

Acting Chair Cunningham opened the Public Hearing at 6:49 p.m..

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

Acting Chair Cunningham requested closure of the public hearing.

The public hearing closed at 6:51 p.m..

DISCUSSION:

Discussion begins at 50:24 in the meeting recording.

Commissioners White and Summers expressed support for the application.

ACTIONS OF THE COMMISSION:

Chair Koktan recused himself from the Item.

M/White, S/Isse: Motion to close the public hearing, motion carried: 5-0.

M/White, S/Isse: In Case #PL202500202, having been able to make the required findings, I move to
adopt a resolution approving a Conditional Use Permit for remote airport parking within the Mall of
America east parking ramp located at 8100 24th Avenue South, subject to the conditions and Code
requirements listed in the resolution, motion carried: 5-0.




City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 7




 ITEM 4 CASE: #PL2025-203
 6:53 p.m. APPLICANT: PARS Properties, LLC
 REQUEST: Major Revision to Final Development Plan for parking flexibility
 for a retail use located at 8101 34th Avenue South

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 54:18 in the meeting recording.

Planning Supervisor Mike Centinario presented the application concerning parking demand at 8101
34th Avenue S. in the South Loop District. The 48,000-square-foot office building shares access and
parking with the adjacent Risor multifamily development. Parking supply includes structured
parking, covered stalls, and surface parking. Retail is permitted as a limited use – up to 25 percent
of the building floor area. The applicant is requesting development flexibility for reduced parking to
allow a retail tenant within the building.

Centinario described existing site conditions, noting that 37 parking stalls are located within the
Risor parking structure, with additional surface stalls shared between the two buildings. The
proposed retail tenant, a cannabis dispensary, would occupy approximately 2,500 square feet;
7,600 square feet was used for the parking demand analysis. Under City Code, 184 parking stalls
are required, while 138 are provided, resulting in a requested 25 percent parking deviation.

A parking study showed an average demand of 121 parking spaces, compared to an available
supply of 143 spaces. Additional considerations supporting the request include proximity to transit,
South Loop District Plan goals, a planned 2026 parking requirements study that may reduce
required stalls, Code allowances for reduced parking with building reuse, and findings from the
office conversion study.

City Code requirements include the installation of a sidewalk connection from the public sidewalk
to the building entrance and retrofitting of exterior lighting

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 1:09:24 in the meeting recording.

Commissioner White asked if the Commission is approving 7,600 sq ft of retail or 2,500 square feet
of retail.

Centinario stated that the flexibility would only be applied to the 2,500 square feet.

Chair Koktan asked if the application was for a Conditional Use Permit (CUP) or parking flexibility.
City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 8




Centinario stated that a CUP is not required for this case. Retail is a permitted limited use in the HX-
R Zoning Districts. The focus is the parking requirement from the retail use.

Commissioner Munster asked whether 7,600 square feet of retail is being accounted for if the
Commission recommends approval of the application.

Centinario stated that the entire tenant space is 7,600 square feet but the license to sell cannabis
would be related to the floor area provided to the Office of Cannabis Management (OCM). A
recommended condition is that retail operations would be limited to the retail areas identified in
the application.

Commissioner Munster asked what would need to be done in the future if someone wanted to use
the full 7,600 square feet for a retail space.

Centinario stated that there would have to be another parking study done.

Commissioner Munster asked if the application would come back before Planning Commission if
the retail space is expanded.

Centinario stated that it would have to come back unless the parking standards change in the
future to the extent that approval for a parking reduction was no longer necessary.

City Attorney Kevin Toskey listed some requirements for acquiring a license from the OCM.

Chair Koktan asked if the subject property is allowed to store snow in their parking stalls.

Centinario stated that the parking supply on a site needs to remain parking supply.

Chair Koktan clarified that it would be the responsibility of the property owner to not store snow in
the parking lot.

Centinario confirmed Chair Koktan’s statement.

The applicant, Saied Berenjian, spoke about the application. The applicant agrees with the findings
of the staff and agrees with the required conditions. The applicant stated the snow is currently
hauled under the building. The applicant stated the lease for the tenant for OCM is 10 years. The
applicant also mentioned that retail is only 1,400 square feet.

Commissioner Isse asked if the 1,400 square feet was what was submitted on the application to the
OCM.



City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 9


The applicant, Cody Jerzak, stated that the OCM does not have any restrictions on floor space but
there is an agreement to rent the whole space. The building will have to be remodeled and then
the plans are submitted to the OCM for final approval.

Commissioner Summers asked if there was a restriction on the number of people that can be in the
retail space at any given time.

Cody Jerzak noted that it was based on safety and the maximum occupancy load.

PUBLIC HEARING:

Chair Koktan opened the Public Hearing at 7:20.

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

Chair Koktan requested closure of the public hearing.

The public hearing closed at 7:23.

DISCUSSION:

Discussion begins at 1:24:24 in the meeting recording.

Chair Koktan, Commissioner Munster, Commissioner Cunningham, and Commissioner Isse
expressed support for the application.

The requested flexibility is anticipated to be on the consent agenda on February 2, 2026, at City
Council.

ACTIONS OF THE COMMISSION:

M/Cunningham, S/Isse: Motion to close the public hearing, motion carried: 6-0.

M/Cunningham, S/Isse: In Case #PL202500203, having been able to make the required findings, I
move to recommend City Council approval of a major revision to Final Development Plans to
reduce parking requirements at 8101 34th Avenue South to allow for a retail tenant, subject to the
conditions and Code requirements attached to the staff report, motion carried: 6-0.




City of Bloomington
Planning Commission Synopsis January 22, 2026
approved Page 10




 ITEM 5 CASE: #PL2025-199
 7:31 p.m. APPLICANT: City of Bloomington
 REQUEST: City Code Amendment – Missing Middle Housing Phase II
 Ordinance

STAFF REPORT AND PRESENTATION:

The staff presentation begins at 1:32:50 in the meeting recording.

Planning Supervisor Dakota Kastenday outlined the missing middle housing ordinance. Kastenday
described “Missing Middle Housing” and its importance. Kastenday described the ordinance which
establishes definitions, use allowances, and zoning performance standards for a variety of new
Missing Middle Housing types. The ordinance also renames the R-3 Zoning District from
“Townhouse Residential District” to “Middle Housing Residential District” and updates the RM-12
Zoning District to the RM-15 Zoning District. Proposed housing types in the ordinance include
three-family dwellings, fourplexes, cottage courts, multiplexes and detached townhomes.

Kastenday described the proposed standards for three-family dwellings, fourplexes, detached
townhomes, cottage courts, and multiplexes (5-16 units). Kastenday discussed the renaming of the
R-3 zoning district to “Middle Housing Residential District” which would allow for a wider variety of
middle housing types. Additionally, the R-3 district would increase the max density to 12 units per
acre to align with the density thresholds in the Comprehensive Plan. The RM-12 Zoning District
would be renamed to RM-15 Zoning District. The R-4 and RM-15 districts maximum density would
change to 15 units per acre to align with the Comprehensive Plan.

The City Council holds final decision-making authority on this application. The Planning
Commission’s recommendation will be presented to the City Council.

Questions for staff begins at 1:50:59 in the meeting recording.

Commissioner Munster asked if there is a minimum number of units required for a development of
detached townhome type.

Kastenday answered that the minimum is five units.

PUBLIC HEARING:

Public Testimony begins at 1:52:23 in the meeting recording.

Chair Koktan opened the Public Hearing at 7:51.

A total of two individuals provided public testimony during this item.

City of Bloomington
Planning Commission Synopsis January 22, 2026
 approved Page 11


 Rick Vogelgesang – 7317 Auto Club Rd, Bloomington 55348. Spoke in favor of the ordinance.

 Scott Carlston. Spoke in favor of the ordinance.

 Chair Koktan requested closure of the public hearing.

 The public hearing closed at 7:54 p.m..

 DISCUSSION:

 Discussion begins at 1:56:01 in the meeting recording.

 Commissioners Cunningham, White, Summers, Isse, and Koktan spoke in favor of the application.

 The application is anticipated to be a public hearing on February 23rd, 2026, at City Council.

 ACTIONS OF THE COMMISSION:

 M/Munster, S/Cunningham: Motion to close the public hearing, motion carried: 6-0.

 M/Cunningham, S/White: In Case #PL2025-199, I move to recommend the City Council adopt the
 Missing Middle Housing Phase II Ordinance as attached to the staff report, Motion carried: 6-0



 ITEM 6 APPLICANT: City of Bloomington
 8:01 p.m.
 REQUEST: Planning Commission Policy and Issues Update

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

 Meeting adjourned at 8:08 p.m.

Prepared by: Reviewed by: Approved by Planning Commission:
Emily Hestbech Nick Johnson February 19th, 2026
 Michael Centinario
 Dakota Kastenday
 Dylan Palmer




 City of Bloomington
 Planning Commission Synopsis January 22, 2026