Minneapolis planning panel denies developer's bid to waive 30% first'floor window rule for proposed North Loop bathhouse

MINNEAPOLIS ' The Minneapolis Planning Commission voted 6'to— on [date recorded by the commission] to deny a developer's request for alternative compliance from the city's 30% first'floor glazing requirement for a proposed three'story bathhouse in the North Loop.

Planner Andrew Lisco presented the site plan for the project at 3rd Street North and 8th Avenue North, describing a roughly 34,000'square'foot, three'story bathhouse with pools, saunas, steam rooms and a rooftop deck. Lisco told commissioners staff supported two of three alternative compliance requests (blank wall and landscaping) but recommended denying the request for reduced first'floor windows and added a condition that any approval meet the 30% glazing standard.

The applicant's team argued the glazing requirement would undermine patron privacy and safety in amenity areas. Project representative Michael Margulies said the design includes removable panels for future conversion and maintained the building's overall facade still exceeds glazing standards when upper floors are included. "This is going to be in excess of a $25,000,000 investment," cofounder Travis Talmadge told the commission, adding the project would create "60 to 80" jobs locally.

Neighbors who spoke at the public hearing opposed the window variance. Evelyn Carberry, a resident of the adjacent Herschel Lofts, said she was "concerned ... that it will reduce neighborhood safety," citing street'level visibility as a protective feature. Lauren Karish, HOA president at Herschel Lofts, echoed worries that a long, blank wall would remove "passive" surveillance and harm the pedestrian experience. Another resident, Rachel Carpino, raised maintenance and business viability concerns, noting online reports about mold at out'of'state locations and mentioning the operator's website references to using heat from bitcoin mining.

Commission discussion noted a procedural distinction: the request before the commission was for alternative compliance rather than a variance, meaning no practical'difficulty finding was required. Commissioners split on principle and design. Commissioner Shepherd argued the zoning standard exists to serve "the good of the community" above an individual business preference and said he could not accept a blank facade on 8th Avenue. President Chris Meyer said he could see an exception for the use but worried a windowless facade could persist if the business later closed.

Vice President Baxley moved and Commissioner Shepherd seconded the staff recommendation to deny the alternative compliance for first'floor glazing. The clerk called the roll: Commissioners Garcia, Gordon, Jones, Shepherd, Wagner and Vice President Baxley voted aye; President Chris Meyer voted no. The motion passed 6'to—.

The commission did not adopt a condition requiring removable panels to be installed or removed in the future; staff said verification of removable construction could be coordinated with plan review but acknowledged the planning department cannot force a future owner to add windows absent a new approval. The applicant indicated willingness to add greenery and other architectural elements but maintained that transparent first'floor glazing would conflict with the amenity design.

The project may proceed subject to the commission's decision to uphold the glazing requirement; the applicant and staff discussed potential plan'review coordination to document future proofing. The commission closed the public hearing, and no further board action on the site plan was recorded during this meeting.