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3. Land Use and Community Design
Chapter Highlights
• The land use vision for the City of Edina will guide
the future distribution, mix, and intensity of uses to
optimize the current and future vitality and livability
of the community.
• The biggest land use changes in the city will be in
targeted areas of change, including those identified
through the small area planning processes. These
places are potential opportunities for shifts in uses
and intensities, supporting larger community goals.
• While much of the city’s land area will not be
targeted for change, it will not remain static or
frozen in time. Continued investments in these
areas are needed to maintain and update aging
buildings and infrastructure, to meet the needs of
the people and businesses that use them.
• Overall community character and livability are
greatly valued in Edina. There will be a continual
need to balance protecting what is valued and
responding to needed and ongoing changes.
• Land use bears a close and vital relationship to
public infrastructure, utilities, and services. The City
will need to plan and invest responsibly in these
systems – both to maintain existing facilities and to
provide new ones in response to changing and
expanding needs. This is addressed in more depth
in other chapters.
• Sustainability is an important value throughout this plan. In terms of land use, it has
implications from the small scale (e.g. how buildings are constructed and maintained) to
citywide (e.g. responsible use of resources, preparing a community to respond to climate
change). This is addressed in more depth in other chapters.
Introduction
The land use element of the comprehensive plan provides not only guidance for land use and
development within the city, but some of the organizing principles for the city itself. The planned and
orderly development of land reflects community values and priorities, in terms of the opportunities it
creates for where people can live, work, and congregate within city limits. It establishes the planned
scale and intensity of neighborhoods and reflects the ability of the community overall to accommodate
growth and change. It also relates to existing and planned infrastructure – including roadways, trails,
transit systems, water and wastewater, parks, and others.
Since a plan to accommodate growth is one of the central functions of this comprehensive plan, this land
use element will focus primarily on how this can be accomplished in a way that is sustainable and
consistent with overall community goals.
Definitions
Design Guidelines provide
guidance for the character, scale,
and built form of development.
Land Use is the purpose for which
land cover is committed, such as
residential, industrial, or open space.
Mixed Use is a land use category
that includes two or more different
land uses, arranged either
horizontally on the same site, or
vertically in the same building.
Zoning is a technique used in land
use planning to divide an area into a
series of zones with defined
characteristics, which are regulated
through city ordinance. Under
Minnesota state statute, zoning must
be consistent with a city’s adopted
comprehensive plan.
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To be a useful day-to-day decision-making guide, the land use plan must be adaptable to unanticipated
changes and be specific to current conditions and issues in the city. To balance these goals, it will be
necessary to closely monitor and update the land use plan on a regular basis.
It is widely recognized that the appearance and compatibility of a land use with its surroundings
frequently are as important as the use itself. Community design guidelines are defined by this plan to
guide the built and natural form of the city to foster and sustain livability and sense of place. Where the
land use plan addresses specific areas and combinations of land uses, community design addresses the
way these land uses are sited and designed.
The community design component of this chapter looks at existing and planned land uses from the
perspective of their current natural, designed, or built character. It suggests design strategies for
protecting or enhancing this character or allowing for appropriate transitions.
Forecasted Growth
Addressing and accommodating forecasted growth in the City of Edina, should it occur, is a core
function of the comprehensive plan. As Edina is already fully developed, this land use plan demonstrates
how expected increases in population, households, and jobs can be accommodated through
redevelopment and infill within designated change areas.
Table 3.1 and Figure 3.1 show past patterns and future projections of growth in Edina by the
Metropolitan Council. Population and household growth rates in Edina were relatively steady between
1970 and 2010, though they have increased since then. Employment, after surging in earlier years, has
followed a similar pattern. The ratio of jobs to population has remained high, reflecting the role of
portions of Edina as a regional employment center. The overall rate of change has increased since 2010,
due to many new multifamily residential, commercial, and mixed-use projects.
The forecasts included in this chapter were developed by the Metropolitan Council, indicating the city’s
expected share of market-driven growth in the region, should such growth occur. These forecasts are
modified versions of those in Edina’s original 2015 System Statement, adjusting for higher-than-expected
growth rates in Edina over the past few years. Metropolitan Council forecasts at the local and regional
level are adjusted as needed, to reflect new information and market changes. The current forecasts
reflect mutual agreement between the Metropolitan Council and Edina regarding implications of market-
driven growth trends.
The forecasts are derived from local and regional factors, including past housing and job trends and the
city’s expected share of projected regional growth. Between 2020 and 2040, the regional population is
expected to increase by 15%, households by 17%, and jobs by 12%. If regional forecasts are realized,
Edina’s population is projected to increase by 16% or 8,600, households by 24% or 5,800, and jobs by
8% or 4,300. The faster rates of population and household growth relative to employment reflect the
anticipated transition of primarily commercial areas into residential-commercial mixed-use districts.
These forecasts are based on several assumptions, including overall economic climate, site availability,
and market conditions. The actual counts may be lower or higher than these estimates.
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Table 3.1: Population, Household, and Employment Projections 1970 1980 1990 2000 2010 2016 2020 2030 2040
Population 44,046 46,073 46,070 47,425 47,941 51,804 55,000 60,000 63,600
Households 13,005 17,961 19,860 20,996 20,672 22,309 24,000 27,700 29,800
Employment 20,240 36,061 44,534 52,991 47,457 52,330 51,800 54,000 56,100
Source: Metropolitan Council estimates and revised Thrive MSP 2040 forecasts, as of January 2019
Source: Metropolitan Council estimates and revised Thrive MSP 2040 forecasts, as of January 2019
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
1970 1980 1990 2000 2010 2016 2020 2030 2040
Figure 3.1: Edina Population, Household, and
Employment Trends
Population Households Employment
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Community Designation
Community designation is a typology used by the
Metropolitan Council to categorize cities by
geography and development patterns. Edina is
designated as an Urban community in the
Metropolitan Council’s Thrive MSP 2040 plan.
Figure 3.2 shows the extent of this designation
for the city, as well as that of surrounding
communities. These designations are largely a
function of when and how communities were
developed.
The Metropolitan Council uses these
designations to guide regional growth and
development, establish land use expectations
including overall development densities and
patterns, and outline the respective roles of the
Council and individual communities, along with
strategies for planning for forecasted growth.
This designation as an Urban community has implications for how Edina plans for growth, density, and
change. This includes a particular focus on guiding development around existing and planned transit.
Metropolitan Council Guidance
In Thrive MSP 2040, the Metropolitan Council
states: “Urban communities experienced rapid
development during the post-World War II era,
and exhibit the transition toward the development
stage dominated by the influence of the
automobile. Urban communities are expected to
plan for forecasted population and household
growth at average densities of at least 10 units per
acre for new development and redevelopment. In
addition, Urban communities are expected to
target opportunities for more intensive
development near regional transit investments at
densities and in a manner articulated in the 2040
Transportation Policy Plan.”
Edina: A Community of Learning. Edina has a prized education system of high-quality
public schools. The Land Use chapter of the Comprehensive Plan recognizes the importance of
extending the benefits of education to the entire community.
The development review process is often the place where the public comes most into contact with
land use guidance at the city level. Educational elements to help inform the development review
process can both build public knowledge and improve process outcomes.
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Figure 3.2: Community Designation (Source: Metropolitan Council Thrive MSP 2040)
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Trends and Challenges
Strategic redevelopment and reinvestment. Growth of population and jobs helps keep Edina a
vibrant, healthy, and attractive place to live and work. However, as a fully developed city, Edina will
accommodate growth via the reuse of existing properties. Future development plans must balance
market feasibility and responsiveness with overall perceived community benefits. Plans for land use
changes should be strategic, particularly in regard to improving access to transportation networks and
providing benefits to the community.
Preserving existing residential character. High land prices and scarcity of available land within the
city have resulted in a sharp increase in single-family home redevelopment. There has been considerable
public discussion about the appropriate massing, height, proportions, and the architectural elements of
rebuilt homes in established neighborhoods. Those changes have been reflected in changes in city
ordinances since 2010. How the city can balance the desire of some residents for larger homes with
state-of-the-art features and developers seeking to offer housing units that appeal to today’s market
with the interests of neighbors who object to the size and scale of some new construction is an ongoing
concern of the community and the Council.
Adding walkability and bikeability. Much of Edina was developed during post-WWII decades when
auto-oriented suburbs did not prioritize accommodating pedestrians and bicycles. A transportation
network that allows for additional transit and non-motorized travel options increases the movement
capacity of the existing public right-of-way and capitalizes on resident needs for more active lifestyles.
Developing a complete non-motorized transportation network will take time and effort and should fit
into a well-planned, incremental transportation network.
Changing needs of commercial and industrial uses. The useful life of commercial and industrial
buildings tends to be significantly shorter than residential buildings, and many of Edina’s commercial and
industrial buildings are aging and potentially obsolete, at least based on their originally intended use.
These buildings will need to be renovated, repurposed, or replaced to reflect current and future needs,
including creating a much different model for retail than in the past. Increased interest in mixed-use/live-
work scenarios also requires evaluation. Vision Edina surveyed respondents on the question of the
residential development mix in the city and the need for options to live near where people work.
Around 37% expressed a stronger preference for mixed use and diverse residential options, as opposed
to a single-family home focus. Around 52% had a stronger preference for “live and work local” options,
in contrast to reliance on commuting elsewhere.
Demographic changes. A dominant trend, both locally and nationally, is the overall aging of the
population. This has a host of implications for land use, including changes in the type of housing needed,
goods and services demanded, and reliance on non-auto transportation options. Additionally, the Vision
Edina community engagement process found that both younger (those under 30) and older (those over
60) participants were equally in support of more housing options, in contrast to a single-family housing
focus.
Expanding transportation options. In addition to walkability and bikeability at the neighborhood
level, there is increased interest in providing access to multiple modes of transportation. This has
implications for land use, in terms of locating appropriate housing units and jobs within safe and
comfortable walking and bicycling distances of transit stops.
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Existing Land Use and Conditions
Overview
The existing land uses in the City of Edina provide a view into the character of the community, as well as
the starting place for planning future growth and change. A substantial majority of the land area is
expected to continue in its current use through 2040, with growth focused in specific defined areas
discussed later in the chapter.
This section covers current land use and conditions. This includes the existing land use map and
acreages, property value (market value and land/value ratio), building age and condition, and definitions
of existing land use categories.
Land Use Map
Figure 3.3 shows the existing land uses in the City of Edina, and Table 3.2 shows the percentage of
existing land use by category as of 2016, compared with 2005 data from the previous comprehensive
plan. Comparing the two years shows a decline in commercial, industrial, and institutional, and a rise in
mixed use, parks, and multifamily housing.
Over half of the land in the city (53%) is single family detached residential, with the next largest
proportion taken by parks (10%). Golf courses are called out as a separate category, so the percentage
of city land in the park system is lower than the stated percentage of open space in the city.
Commercial, industrial, and higher density residential uses are clustered in specific areas, typically in
defined nodes and districts, as well as along some major corridors. Consistent with the overall regional
approach to mapping land use, existing land use calculations in this plan do not distinguish between local
roads and adjacent uses. This is different than the parcel-based approach for future land use shown later
in the chapter.
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Table 3.2: Existing Land Use, 2005-2016 (Total Acres)
Use 2005
Acres
2016
Acres
Percent
Total Acres
(2016)
2005-2016
Change
2005-2016
Percent
Change
Single Family Detached 5,434 5,419 53% -15 -0.3%
Park, Recreational or Preserve 922 972 10% 50 5.4%
Golf Course 693 666 7% -27 -3.9%
Institutional 468 444 4% -24 -5.1%
Major Highway 401 442 4% 41 10.2%
Multifamily 420 433 4% 13 3.1%
Office 407 395 4% -12 -2.9%
Retail and Other Commercial 384 313 3% -71 -18.5%
Industrial and Utility 337 299 3% -38 -11.3%
Single Family Attached 261 272 3% 11 4.2%
Open Water 261 269 3% 8 3.1%
Undeveloped Land 211 216 2% 5 2.4%
Mixed-use Commercial & Other 51 1% 25
Mixed-use Industrial 17 0% 17
Mixed-use Residential 17 0% 17
Mixed Use 2008* 26 -15 226.9%**
TOTAL 10,225 10,225 100%
Source: Metropolitan Council
*The 2008 plan did not split up mixed use into multiple categories, so comparison is between combined
totals of mixed use.
**Change in total mixed use
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Figure 3.3: Existing Land Use
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Changes Since 2008 Plan
Since the City of Edina is fully developed, changes in existing land use have been incremental based on
redevelopment, with a shift towards more multifamily and mixed use within potential areas of change, as
shown on Figure 3.11. In the interim since the adoption of the previous comprehensive plan in 2008,
there also have been changes to the land use policy and regulatory guidance for the city. These changes
include:
• Comprehensive plan amendments to add more detailed guidance for land use density by
future land use category.
• Comprehensive plan amendments to provide development guidelines for planned unit
development or other larger projects.
• Zoning changes at the individual site level to support new development projects,
particularly mixed use.
Existing Land Use Categories
Figure 3.3 illustrates the pattern of existing land use in Edina as of 2016. The categories on the map are
described as follows:
Single-Family Residential
Single-Family Detached. Residential neighborhoods are the most extensive land use within the city in
terms of total land area, of which single family detached housing is the largest component.
Neighborhood character varies based on era of construction, scale of development, and landscape
influences. Although there is significant variation, the most common residential type consists of post-
WWII single-family homes on wooded lots along curvilinear streets.
Multifamily Residential
Single-Family Attached. This land use consists of residential units with common walls, where each
unit has direct exterior access. In Edina the most common buildings of this type are townhouses and
duplexes (two-family dwellings). Townhouses tend to be clustered close to highway or major road
corridors, while duplexes are often found in narrow strips along major thoroughfares such as Vernon
and France Avenues, and serve as a buffer for adjacent single-family neighborhood detached housing.
Multifamily. This land use is defined by the multiple-unit building type where each individual unit does
not have direct ground floor access to the exterior. Multifamily developments are concentrated
primarily along the main traffic arteries and are generally located toward the edges of the city, often in
proximity to retail business establishments. Concentrations of multifamily developments are found along
York Avenue, France Avenue, Vernon Avenue, Lincoln Drive, and Cahill Road.
Commercial
Retail and Other Commercial. An important part of Edina’s identity is its status as a regional
commercial and employment center. The Edina marketplace is dominated by high-end retail, medical,
real estate, and banking services, making it a unique destination within the metro area. The city’s
demographics, in terms of incomes, match this business market. Retail areas can be defined based on
their market positions: regional, community, and neighborhood. Edina’s regional retail district is the
Greater Southdale area. Community-level districts include 50th& France and Grandview, although they
contain some regional destinations Neighborhood shopping districts, including the commercial nodes at
Valley View and Wooddale and West 70th and Cahill, mainly serve surrounding neighborhoods with
convenience shopping and services. Several other neighborhoods have small commercial nodes providing
convenience goods and services. The larger concentrations of this land use are generally located toward
the edges of the city, rather than in the center.
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Office. Long known as a retail center for the southwest metro area, Edina also contains office space in
its four business and industrial areas, occupants of which include several large corporations, as covered
in the Economic Competitiveness Chapter. This land use is concentrated along such major
thoroughfares as the western sides of France Avenue and TH 100 and the northern side of West 66th
Street.
Mixed-use
Mixed-use Residential. This land use consists of areas with a mix of uses including residential units
and commercial. In its 2016 data, the Metropolitan Council recognizes around 17 acres of this land use
in the city, primarily in the Southdale area. While a small percentage of overall uses, this has been
growing.
Mixed-use Industrial. This land use includes a mixture of industrial uses that may include office and
retail but no residential units. The mixed-use industrial land use is found primarily in the Cahill industrial
area west of TH 100 and along the south side of West 77th Street in the Pentagon Park area.
Mixed-use Commercial and Other. This land use category contains nonresidential uses exclusively.
There are around 51 acres of this designated use in Edina, primarily in the Southdale area and north of
Highway 62 on the city’s western border.
Other Land Uses
Industrial and Utility. Industrial uses are concentrated near areas with historically lower land prices
and multimodal transportation options. Currently, the two areas in the city that meet these
qualifications are the Cahill area west of TH 100 and south of West 70th Street, the greater Pentagon
Park area, and a smaller concentration along TH 169 as it borders Eden Prairie in the extreme
southwest corner of the city. It is expected that lower intensity industrial uses in these areas may cause
transition to other types of uses in the future.
Institutional. Institutional land uses are located through the city. They are occupied by large public and
private service providers such as public safety (police, fire), essential services (public works), county
libraries, hospitals, and other medical care facilities. They also include schools, social, cultural, and
educational establishments, and cemeteries.
Parks and Recreation. Edina has an extensive public park system that serves the community and area
residents. Parklands include a golf course; biking and walking trails; various forms of recreational and
athletic facilities, playgrounds and playing fields; and natural open space. Lands devoted to parks and
recreation constitute the second highest percentage of all land use acreages. Some of the land included
as park and recreational is within the Minnehaha and Nine Mile Creek floodplains, as well as other
floodplains and stormwater drainage areas.
Golf Course. Edina has three major golf courses: Braemar Golf Course – a municipal facility – and the
private country clubs of Interlachen Country Club and Edina Country Club. They constitute around 666
acres of the city’s land area.
Major Highway. The city is bisected by two regional arteries, TH 62 and TH 100, trunk highways
which divide the city into geographic quadrants. In addition, two more highways, I-494 and TH 169,
border the city or pass near its boundaries. These limited access roads allow for convenient access to
points outside the city or to destinations within the city for residents, workers, and visitors. The acreage
listed for this land use does not include local roads.
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Railway. The Canadian Pacific Railway maintains a rail line that runs north-south through the city. The
rail line, sometimes referred to as the Dan Patch or Soo Line, contains about four miles of track in the
city and runs roughly parallel to TH 100, west of that highway.
Undeveloped. Land categorized as “undeveloped” in the city contains protected and non-protected
wetlands, steep slopes, and land not clearly used for any other categorized land use.
Open Water. Nine Mile and Minnehaha Creeks provide a natural drainage system for the city’s land.
Numerous lakes are both independent and linked to the creeks.
Property Value
Assessed property value is an important determinant of how market forces, property condition, and
community context contribute to the perceived value of a property. This section is included to provide
an overview of current conditions in Edina, as well as some implications.
Figure 3.4 shows estimated market value per acre. Property values in Edina tend to be among the
highest in the region, reflecting the desirable nature of the community. In Edina, the area with the most
consistently high values per acre is the Country Club District, a designated historic district on the
National Register of Historic Places. (See Chapter 13 Heritage Preservation for more information on
designated historic resources.) Property values are more variable (though still fairly high) in the western
neighborhoods. While high values may mean that property owners are able to keep their investments,
they may also make it more challenging to maintain affordability.
High land values in particular may make certain areas more attractive for redevelopment, particularly
when the building value is relatively low in comparison. For areas where the value of the land is fairly
high relative to the building value, it may be attractive to either renovate or expand the building, or to
redevelop the site entirely. This is not always allowed under ordinance or encouraged by policy,
although either may be modified by the City Council in response to changing conditions or
opportunities. An example of this situation could be a location where land values may make it
economically feasible to develop at a scale beyond what is allowed under city policy and regulation.
Figure 3.5 shows the ratio of land value to total value for a property. A substantial amount of the land
in Edina has land values that are more than half of the total value. This suggests that the underlying
property is a very strong contributor to the value – which is consistent with much of what is known
about Edina from other sources. In such circumstances, there may be market incentive to further invest
in the property through expansion or redevelopment.
These figures show potential change areas, which are guided for growth and redevelopment in
accordance with small area plans and covered later in the chapter. Properties within these change areas
with relatively high land-to-value ratios may be targets for redevelopment. One example of a potential
change area, based on these maps, could be the Cahill industrial area.
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Figure 3.4: Market Value Per Acre
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Figure 3.5: Land Value to Total Value Ratio
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Building Age and Condition
Building age and condition are contributing factors when determining future redevelopment potential.
All other things being equal, older and poorer condition buildings may be more viable redevelopment
opportunities than those that are newer and better condition. There are exceptions to this, particularly
in the case of protected historic properties. Additionally, there may be opportunities to reinvest in the
property, rather than to change use or scale.
Figure 3.6 shows the age of the buildings in Edina. Starting as a largely rural farm community on the
outskirts of the Twin Cities region in the early 1900’s, Edina evolved rapidly into a developing suburb,
with its own commercial and employment centers. Growth spread outwards from the area closest to
Minneapolis, with the full extent of the existing city limits mostly developed by the 1980’s. Land use
patterns reflect planned growth areas, largely separated by use and intensity, though there have been
more mixed-uses in recent years.
It’s notable that there is also a sprinkling of newer housing in some of the oldest neighborhoods. This
reflects new construction, either on infill sites or replacement of existing housing stock. Building permit
data shows this has continued in recent years at a moderate pace.
Figure 3.7 shows the condition of buildings in Edina. This is collected on a multi-year cycle by the City
of Edina. Since not every building is surveyed every year, it may not be completely up-to-date for any
given structure. Since it is based primarily on an external assessment of building appearance, it may not
reflect the condition of interiors or building systems. Due to these limitations, additional investigation
may be needed at the individual property level to more completely assess a building’s condition.
For the most part, buildings in the city are in average-to-good condition, with just a few scattered
exceptions. As with other patterns, the oldest and most historic areas stand out as exceptional.
However, there are many well-maintained properties throughout the city.
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Figure 3.6: Building Age
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Figure 3.7: Building Condition
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Residential Density
Since Edina is a fully developed community with no room to expand its boundaries, increased residential
density may be needed to accommodate potential new growth within the city. Areas with
concentrations of residential density are beneficial in various other ways, such as:
• providing a customer and workforce base for commercial districts
• supporting the viability of alternative transportation modes such as transit, car share, micro
transit, and nonmotorized
• generating activity and interactions that support community placemaking
• more efficiently using existing infrastructure and public service capacity
• protecting undeveloped areas in the region from encroaching outward on development
• creating additional tax base to take some of the tax burden off single family housing.
Denser areas may also generate higher traffic volumes, increase demands for public services, and create
environmental consequences. One purpose of this plan is to anticipate those effects, and to plan for
improvements and investments that reduce or mitigate such impacts. Potential impacts addressed in the
comprehensive plan include, but are not limited to:
• Multimodal transportation needs (Transportation Chapter)
• Water supply, sanitary sewer, and stormwater system needs (Water Resources Chapter)
• Parks and trails (Parks, Open Space, and Natural Resources Chapter)
• Environmental impacts (Energy and Environment Chapter)
• Community service and facility needs (Community Services and Facilities Chapter)
• Economic development opportunities (Economic Competitiveness Chapter)
Residential density in Edina is measured and regulated in terms of total dwelling units per acre,
consistent with regional standards. What a building of a certain density will look like is not always
intuitive. Due to variations in unit size, building layout, and site design, two buildings with the same
number of units per acre can appear very different from one another in terms of height, bulk, and
character. While it is useful to allocate growth in terms of the number of units that can be placed on a
site, units per acre should not be the only measure used to determine whether a certain development is
appropriate for a site or a neighborhood. Additionally, variations in unit size impact units per acre
calculations. An example could be small units for senior housing or micro units that increase the number
of dwelling units per acre.
Figure 3.8 shows the distribution of housing unit density across the city, and Figure 3.9 shows
population density. Since this was based on 2010 data, it does not show development that has been
constructed and occupied since 2010. Housing and population densities follow similar patterns to overall
land uses. Almost all the single-family areas of Edina average less than five units per gross acre, with
higher densities in multifamily and mixed-use areas. The older neighborhoods along the eastern side of
Edina are slightly higher density than other single-family neighborhoods, reflecting smaller lots and
smaller buildings.
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Figure 3.8: Existing Housing Units per Acre
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Figure 3.9: Population Per Square Mile
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Table 3.3 summarizes Edina’s residential acreage by existing land use category. Single family detached
housing covers the majority of residential acres in the city.
Table 3.3: Residential Acres by Type (Total Acres)
Land Use Acres Percent of Total
Single Family Detached 5,419 88.2%
Single Family Attached 272 4.4%
Multifamily 433 7.1%
Mixed-use Residential 17 0.3%
Total 6,141 100%
Source: Metropolitan Council
Net residential density is used to determine how dense residential areas are within a community. For
the purposes of utility planning, this is an indicator of whether a development pattern is compact enough
to be efficiently served. For the purposes of transportation planning, it is an indicator of where
development is dense enough to support alternative travel modes such as transit.
Net residential density is determined by subtracting from total acres the undevelopable portions of
residential land, including wetlands and water bodies, public parks and open space, major road right-of-
way, and other areas protected from development by local ordinances. Since Edina is a fully developed
community, undevelopable acres account for a fairly small percentage of residential parcels, since most
of those areas have either been modified or converted to permanent open space. Table 3.4 shows net
residential density in Edina.
Table 3.4: Net Residential Density in 2016
Land Use Number
of Units
Acres Gross
Residential
Acres
Undevelopable
Net Residential
Acres
Net Density
Units/Acre
Single Family
Attached
12,851 5,419 329 5,090 2.5
Single Family
Detached
1,326 272 15 257 5.2
Multifamily 8,980 433 20 413 21.8
Mixed-use
Residential
353 17 0 17 20.8
Total 23,510 6,141 364 5,777 4.1
Source: Metropolitan Council
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Potential Change Areas
The Comprehensive Plan functions as a long-range tool that anticipates where growth in populations,
households, and jobs will be incorporated in the city.
As a fully developed city, it is expected that most of the land in Edina will maintain its current land use,
scale, and intensity. Where there are single-family home neighborhoods, they will remain single family
home neighborhoods. Greater density may occur in areas other than single-family neighborhoods.
Appropriate transitions will need to continue to be implemented for development in areas that abut
neighborhoods with single-family homes.
No area of the city is expected to be completely static. Due to the city’s aging building stock and
changing needs of residents and businesses, continued investments will be required for rehabilitation,
expansion, and replacement of existing structures. The numbers of residents in single-family
neighborhoods and employees in commercial locations are expected to remain approximately the same.
There are areas of the city that have some capacity to accommodate new growth in the form of housing
units and job-generating uses. These are places where infrastructure capacity to support new growth is
already relatively robust. The Greater Southdale District is the largest of these potential areas and will
be expected to accommodate a sizeable percentage of citywide growth if that growth becomes reality.
The City of Edina 2008 comprehensive plan identified “potential areas of change” as shown on Figure
3.10. These were places where change was most likely to occur. A major recommendation following up
on this designation was to complete small area plans for “specific neighborhoods, districts, or potential
areas of change in the community” to provide more specific guidance for these areas.
Working with community-based stakeholder groups and through extensive public engagement, the City
has undertaken and completed plans for the following areas. The study areas are shown on Figure
3.11, with the boundaries that were established for those respective plans.
• GrandView Development Framework (2012)
• Small Area Plan for the Wooddale-Valley View Neighborhood Node (2015)
• Greater Southdale District Plan (2018)
• Small Area Plan for the City of Edina’s 44th & France Neighborhood Node (2018)
• Small Area Plan for the City of Edina’s 70th & Cahill Neighborhood Node (2018)
• Small Area Plan for the City of Edina’s 50th & France District (2019)
These City Council adopted small area plans are incorporated into the comprehensive plan by
reference. Recommendations from the plans for land use guidance and other elements has been
incorporated onto the future land use map and throughout the comprehensive plan.
The Edina Big Ideas process identified three potential small areas for future consideration, including
Lincoln/169/Eden Prairie, expanded 70th & Cahill, and Pentagon Park. The 2008 plan also showed a
portion of North France Avenue, which may be potentially impacted by the future E Line Rapid Bus
project. The City will continue to monitor these areas for growth potential. There may also be
additional studies in the future.
Edina Comprehensive Plan
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Figure 3.10: Potential Areas of Change from 2008 Plan
Edina Comprehensive Plan
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Figure 3.11: Potential Areas of Change for 2018 Plan
Edina Comprehensive Plan
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Future Land Use
Land Use Plan
The future land use plan is the guide for the allowed type and intensity of development citywide. It does
not provide the full level of detail shown in the zoning code – rather, it is overarching guidance for the
patterns, to ensure decisions made through the city’s regulatory and enforcement process are
consistent with a comprehensive approach and strategy.
As a developed community, the future land use plan does not change dramatically from year to year.
The boundaries of Edina are not expected to be altered and many of the overall patterns have been
established for decades. Despite this, the city has capacity to accommodate growth and change through
the redevelopment and renewal of sites in targeted areas.
Figure 3.12 shows the planned land use for all property within Edina. Table 3.5 summarizes the
planned land uses by category shown on the map. The planned future land uses shown on this map
reflect previous community planning efforts as well as desired updates identified as part of the 2018
Comprehensive Plan Update process. The following section provides definitions of the future land use
categories shown. By way of comparison, the table also includes the range of housing units per acre for
land uses that include residential.
Table 3.5: Guided Land Use Acres
Category Units Per
Acre
Acres % of Total
Acres
Low Density Residential 1-5 4,613 45.1%
Low Density Attached Residential 4-8 126 1.2%
Medium Density Residential 5-12 225 2.2%
High Density Residential 20-60 179 1.7%
Greater Southdale District Residential 50-100 68 0.7%
Office Residential 20-75 315 3.1%
Office 69 0.7%
Neighborhood Node* 10-50 26 0.3%
Mixed-use Center* 12-100 69 0.7%
Community Activity Center 90-150 228 2.2%
Industrial 279 2.7%
Open Space and Parks 1,312 12.8%
Public/Semi Public 561 5.5%
Regional Medical 50-100 45 0.4%
Right-of-Way 2,111 20.6%
Total 10,224 100.0%
*Density within these categories varies by subarea. See Table 3.6 for details
Source: City of Edina
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Figure 3.12: Future Land Use
Edina Comprehensive Plan
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Future Land Use Categories
The categories in Table 3.6 apply to the Future Land Use Plan. Land use categories are broader and
more long-term in scope than zoning districts. The land use plan and the zoning ordinance should be
consistent with one another but not necessarily identical. Each land use category may be implemented
through more than one zoning district, allowing for differences in building height, bulk and coverage in
different areas of the city. Some revisions to existing zoning districts or creation of new districts may be
needed as part of the implementation of the land use plan.
Land in cities is categorized first by how it is used, and secondarily by the scale and intensity of that use.
For residential uses, density is defined in terms of dwelling units per net acre (exclusive of major road
rights-of-way and public lands). For nonresidential and mixed-uses, intensity is typically defined in terms
of floor-to-area ratio, or FAR, which refers to the ratio of a building’s total floor area to the size of its
lot. Thus, a maximum FAR of 1.0 could allow for a two-story building covering 50% of the lot, a three-
story building on one-third of the lot, and so on. FAR limits for uses are regulated through the City’s
zoning code. Building heights are not specified in the table because height will vary within and between
categories, based on neighborhood context, infrastructure, and community design goals. The small area
plans incorporated by reference here provide more detailed information on height and density guidance.
The “Development Guidelines" in the table below are intended to highlight important design
considerations for each land use category but are not regulatory in nature. The maximum densities given
may not be achievable on all development sites, and other factors besides comprehensive plan guidelines
are used to determine the appropriate scale and density of development on a site.
The density ranges shown in this plan are consistent with those developed in the small area planning
process for the designated areas of change. They are also consistent with Metropolitan Council
standards for existing and planned transit service levels, and Edina’s classification as an Urban
community.
While the system statement prepared for Edina by the Metropolitan Council identifies Edina as being
within the area of influence for the Minneapolis Saint Paul International Airport (MSP). As it is within the
six nautical mile radius, this includes limitations on new landfills and wind towers, neither of which are
planned for Edina. See Appendix A for a map of airport influence areas and Chapter 5 Transportation
for more information on aviation.
The Metropolitan Council requires that Edina address aggregate resources in its comprehensive plan.
Appendix A includes a map that shows aggregate resources superimposed over future land use patterns.
Although the regional Aggregate Resources Inventory shows some former gravel mining operations
within city limits, all of these have been discontinued, and the sites have been subsequently urbanized.
There is no plan to do any further mining within Edina, so there are no potential land use conflicts.
For more information on protection of special and natural resources, see Chapter 6 Parks, Chapter 8
Energy and Environment, and Chapter 13 Heritage Preservation.
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Table 3.6: Future Land Use Categories
Categories Description, Land Uses Development
Character and
Guidelines
Density and Intensity
Guidance**
LDR
Low Density
Residential
Applies to largely single-
family residential
neighborhoods,
encompassing a variety of
lot sizes and street patterns.
Typically includes small
institutional uses such as
schools, churches, etc.
Massing standards
(under development)
and impervious
coverage limitations
would apply to ensure
compatibility of infill
construction.
1 - 5 residential dwelling
units/acre
LDA
Low-Density
Attached
Residential
Applies to two-family and
attached dwellings of low
densities and moderate
heights. This category
recognizes the historical
role of these housing types
as transitional districts
between single-family
residential areas and major
thoroughfares or
commercial districts. May
include single-family
detached dwellings.
Introduction of more
contemporary housing
types, such as low-
density townhouses,
may be an appropriate
replacement for two-
family dwellings in
some locations,
provided that
adequate transitions
to and buffering of
adjacent dwellings can
be achieved.
4 - 8 residential dwelling
units/acre
MDR
Medium-
Density
Residential
Applies to attached housing
(townhouses, quads, etc.)
and multi-family complexes
of moderate density. May
also include small
institutional uses.
In new development
or redevelopment,
improve integration of
multi-family housing
into an interconnected
street network and
work to create an
attractive, pedestrian-
friendly street edge.
5 – 12 residential dwelling
units/acre
HDR
High-Density
Residential
Existing “high-rise" and
other concentrated multi-
family residential, some of
which may contain a mixed-
use component.
May also include limited
office, service, or
institutional uses primarily
to serve residents’ needs.
Provide incentives for
updating older
multifamily buildings.
The Comprehensive
Plan provides a
description of these
areas. Densities are
based on units per
acre.
Work to create an
attractive, pedestrian-
20 – 60 residential dwelling
units/acre
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Table 3.6: Future Land Use Categories
Categories Description, Land Uses Development
Character and
Guidelines
Density and Intensity
Guidance**
friendly street edge
and provide
convenient access to
transit, schools, parks,
and other community
destinations.
GSDR
Greater
Southdale
District
Residential
Primarily residential area
located in the core of the
Greater Southdale District.
Compared with other
multifamily districts,
this one has more
compact buildings,
structured parking,
and a stronger focus
on transit supportive
densities. This may
include some mixed-
use elements
compatible with
residential
development, such as
small-scale retail,
services, and
institutional uses.
50 – 100 residential dwelling
units/acre
NN
Neighborhood
Node
Current
examples:
• 44th &
France
• 70th &
Cahill
• Valley
View &
Wooddale
In general, small-to
moderate-scale commercial,
residential or mixed-use
buildings serving primarily
the adjacent
neighborhood(s).
Primary uses encouraged
are neighborhood-serving
retail and services, offices,
studios, institutional and
residential.
Building footprints
generally less than
20,000 sq. ft. (or less
for individual
storefronts). Parking is
less prominent than
pedestrian features.
Encourage
underground parking
(for comparatively
larger developments),
district parking for
smaller developments,
and open space
linkages where
feasible; emphasize
enhancement of the
pedestrian
environment.
Varies by small area:
• Wooddale/Valley View –
up to 30 du/acre
• 70th & Cahill – 10-50
du/acre
• 44th & France – 12
du/acre and up
30%/70%
residential/commercial
mixed-use
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Table 3.6: Future Land Use Categories
Categories Description, Land Uses Development
Character and
Guidelines
Density and Intensity
Guidance**
OR
Office
Residential
Transitional areas along
major thoroughfares or
between higher-intensity
districts and residential
districts. Many existing
highway-oriented
commercial areas are
anticipated to transition to
this more mixed -use
character.
Primary uses are offices,
attached or multifamily
housing. Secondary uses:
Limited retail and service
uses (not including “big
box" retail), limited
industrial (fully enclosed),
institutional uses, parks and
open space. Vertical mixed-
use should be encouraged
and may be required on
larger sites.
Upgrade existing
streetscape and
building appearance,
improve pedestrian
and transit
environment.
Encourage structured
parking and open
space linkages where
feasible; emphasize the
enhancement of the
pedestrian
environment.
20 – 75 residential dwelling
units/acre
50%/50% estimated
residential/commercial
mixed-use
O
Office
This designation allows for
professional and business
offices, generally where
retail services do not occur
within the development
unless they are accessory
uses that serve the needs of
office building tenants.
Vehicle access requirements
for office uses are high;
however, traffic generation
from office buildings is
limited to morning and
evening peak hours during
weekdays. Office uses
should be located generally
along arterial and collector
streets.
Provide
buffer/transition to
adjacent residential
uses. Use high quality
permanent building
materials and
landscaping.
Encourage structured
parking.
Floor to Area Ratio – Per
Zoning Code: Maximum of
0.5
MXC Established or emerging
mixed-use districts serving
Maintain existing, or
create new,
Varies by small area:
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Table 3.6: Future Land Use Categories
Categories Description, Land Uses Development
Character and
Guidelines
Density and Intensity
Guidance**
Mixed-Use
Center
Current
examples:
• 50th and
France
• Grandview
areas larger than one
neighborhood (and beyond
city boundaries).
Primary uses: Retail, office,
service, multifamily
residential, and institutional
uses.
Vertical mixed-use should
be encouraged and may be
required on larger sites.
pedestrian and
streetscape amenities.
Encourage or require
structured parking.
Buildings may “step
down" in height from
intersections.
Varies by small area:
• 50th & France – 12-75
du/acre
• Grandview – 20-100
du/acre
50%/50% estimated
residential/commercial
mixed-use
CAC
Community
Activity
Center
Contains larger scale uses,
height and coverage.
Primary uses: Retail, office,
lodging, entertainment and
residential uses, combined
or in separate buildings.
Secondary uses: Institutional
and recreational.
Mixed-use should be
encouraged and may be
required on larger sites.
Design standards for
building placement,
massing and street-
level treatment.
Where applicable,
refer to small area
plan for more detailed
design guidance.
Buildings should be
placed in appropriate
proximity to streets
to create pedestrian
scale. Buildings may
“step down" at
boundaries with
lower-density districts
and upper stories
“step back" from
street.
More stringent design
standards for larger
buildings. Emphasize
pedestrian circulation;
re-introduce finer-
grained circulation
patterns where
feasible.
90 – 150 residential dwelling
units/acre
50%/50% estimated
residential/commercial
mixed-use
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Table 3.6: Future Land Use Categories
Categories Description, Land Uses Development
Character and
Guidelines
Density and Intensity
Guidance**
I
Industrial
Applies to existing
predominantly industrial
areas within the City.
Primary uses: industrial,
manufacturing. Secondary
uses: limited retail and
service uses.
Development
standards to ensure
compatibility with
adjacent uses;
screening of outdoor
activities.
Floor to Area Ratio – Per
Zoning Code: Maximum of
0.5
RM
Regional
Medical
Hospitals, senior housing*,
affordable housing, medical
and dental offices and
clinics, and laboratories for
performing medical or
dental research, diagnostic
testing, analytical or clinical
work, having a direct
relationship to the providing
of health services. General
office uses are permitted.
* Senior housing may
include independent living,
assisted living, memory care,
and skilled nursing.
Design standards for
building placement,
massing and street-
level treatment.
Pedestrian circulation
and open space
amenities should be
provided for larger
sites.
50 – 100 senior residential
and affordable dwelling
units/acre
OSP
Open Space
and Parks
Applies to major parks and
protected open space that
is publicly owned.
Performance and
buffering standards for
intensive outdoor
recreation and
parking. See Parks
chapter for how
future growth will be
accommodated in the
parks system.
N/A
PSP
-Public/Semi-
Public
Applies to schools, large
institutional uses (churches,
cemeteries) and semi-public
uses such as country clubs.
Some small uses of these
types may be integrated into
other land use districts.
Performance and
buffering standards for
intensive outdoor
recreation, parking.
N/A
LAH Expressways and access
ramps for two regional
arterial highways (TH 62
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Table 3.6: Future Land Use Categories
Categories Description, Land Uses Development
Character and
Guidelines
Density and Intensity
Guidance**
Limited
Access
Highway
and TH 100) occupy land
within the City to serve
local and regional travel
needs.
NA N/A
*Floor-to-area ratio, or FAR, refers to the ratio of a building’s floor area to the size of this lot.
**For mixed use categories, estimated percentage of residential/commercial use split is included for the
purposes of calculating capacity for growth. These are not binding requirements for specific
development projects.
Source: City of Edina
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Allocating Growth and Density
The potential change areas on Figure 3.11 are the primary areas intended to accommodate the
forecasted growth of housing units and employment uses through 2040. In addition to identifying
potential developable areas, there needs to be guidance to determine an acceptable range of residential
density within areas, based on consistency with city policy and ordinances. Adequate density ranges are
necessary to show the ability to accommodate all forecasted growth, if realized, as well as to strengthen
the city’s tax base, support regular transit service, and ensure efficient use of limited land.
Table 3.7 details the acreages within the change areas. It does not include acres that are considered
permanently non-developable, such as right of way, though it does include occupied development sites
which may redevelop in the future. Note that the redevelopment areas are a subset of the overall future
land use designations, so these totals are different than the overall future land use categories.
Table 3.7: Future Land Use in Change Areas (in Acres)
Category Developable Non-
Developable
Total % of
Developable
Low Density Residential 6.84 0.15 6.99 1%
Low Density Attached Residential 2.72 0.06 2.78 0%
Medium Density Residential 2.48 1.14 3.62 0%
High Density Residential 81.45 5.05 86.5 11%
Greater Southdale District Residential 68.12 0.17 68.29 9%
Neighborhood Node 23.89 0.32 24.21 3%
Office Residential* 223.5 4.15 227.65 31%
Mixed-use Center* 41.54 0.67 42.21 6%
Community Activity Center* 226.64 1.36 228 31%
Regional Medical Center* 44.31 0.28 44.59 6%
TOTAL 721.49 13.35 734.84 100%
*mixed-use
Source: City of Edina
Based on the density ranges shown on the future land use map, Table 3.8 shows the range of
residential units per acre that are expected to be added through new development and redevelopment.
The actual range of densities may vary based on specifics of propose development projects and the site.
These ranges will be used to calculate land needs for new development and redevelopment should it
occur. For the purposes of allocating growth at the city level, the calculations below aggregate the total
acres available for development across all change areas. The small area plans incorporated by reference
provide more specific guidance as to the allocation of growth within those areas.
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Table 3.8: Residential Expected Density Ranges
Type Units/Acre
(Min)
Units/Acre
(Max)
Low Density Residential 1 5
Low Density Attached Residential 4 8
Medium Density Residential 5 12
High Density Residential 20 60
Greater Southdale District Residential 50 100
Neighborhood Node** 10 50
Office Residential* 20 75
Mixed-use Center* ** 12 100
Community Activity Center* 90 150
Regional Medical Center* 50 100
*mixed-use
** as the range varies by subarea, this aggregate number is just for calculation purposes;
see Table 3.6 for actual policy guidance by subarea
Source: City of Edina
Correspondingly, measures of jobs per acre can be used to calculate estimated employment intensity
and to determine land needed to accommodate forecasted job growth. Using observed information
about typical job density ranges and the city’s employment projections, an estimate of jobs/acre can be
developed to project need for additional commercial and industrial land. Table 3.9 summarizes these
ranges.
Table 3.9: Commercial/Industrial Expected Density Ranges
Minimum Jobs/Acre Maximum Jobs/Acre
Neighborhood Node 10 30
Office Residential 35 40
Mixed-use Center 25 30
Community Activity Center 70 75
Regional Medical Center 45 50
Office 40 45
Industrial 40 45
Source: City of Edina
Estimated Land Requirements
Based on the above future land use plan and expected density ranges, estimated residential and
commercial land use requirements have been calculated. The purpose is to help Edina plan for and
accommodate growth in population, households, and employment should the Metropolitan Council
projections be realized. Residential calculations are detailed in Table 3.10 and commercial calculations
are detailed in Table 3.11.
Since this is a fully developed community, development will take place on sites that already have some
existing use. It is assumed that there will be no net loss of housing units or jobs with the construction of
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infill development. This is possible, particularly with infill development of sites with a very low
population or job count, and/or a significant amount of land dedicated to uses such as surface parking.
Residential
Table 3.9 estimates residential acres needed for forecasted growth through 2040. Based on the
assumptions in this plan, accommodating the planned growth in population and households in Edina will
require 83-244 acres of land. This assumes that all projected growth will be accommodated within the
designated change areas, and the percentage of units will be distributed roughly based on the total
acreage currently present for residential and mixed-use land use types. It also assumes no loss of
existing residential units, so actual development may need to be higher if any units are displaced in the
process.
There are approximately 725 total acres of residential or mixed-use land in these change areas. Between
11% to 33% of that total may be impacted by development by 2040.
Table 3.10: Demand for Residential Acres Through 2040
Density Range
(Units/Acre) Units
Needed
Minimum
Acres
Maximum
Acres Type Minimum Maximum
Low Density Residential 1 5 0 0 0
Low Density Attached Residential 4 8 0 0 0
Medium Density Residential 5 12 0 0 0
High Density Residential 20 60 889 15 44
Greater Southdale District Residential 50 100 706 7 14
Neighborhood Node* ** 10 50 26 1 3
Office Residential* 20 75 2,237 30 112
Mixed-use Center* ** 12 100 368 4 31
Community Activity Center* 90 150 2,805 19 31
Regional Medical Center* 50 100 461 5 9
Total 7,491 79 244
*mixed-use land use type
** as the density range varies by subarea, minimum density calculations are based on overall minimum
guided density for the land use category; see Table 3.6 for actual policy guidance by subarea
Source: City of Edina
Commercial/Industrial
Based on similar assumptions, Edina will need 79-99 acres of land for commercial/industrial uses. This
assumes no net loss of existing jobs in these areas, so the actual totals may be higher if there is a
redevelopment of sites that removes jobs. Additionally, it is possible that the density range for jobs may
be higher or lower in some cases, depending on the scale and intensity of the development and whether
it is a mixed-use.
The total acres of commercial or mixed-use land in these change areas is around 571 acres, so this
estimates that between 14% to 17% of that total will be impacted by commercial/industrial development
by 2040.
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Table 3.11: Demand for Commercial/Industrial Acres Through 2040
Density Range (Jobs/Acre) Jobs
Needed
Minimum
Acres
Maximum
Acres Minimum Maximum
Neighborhood Node 10 30 160 5 16
Office Residential 35 40 1526 38 44
Mixed-use Center 25 30 283 9 11
Community Activity Center 70 75 1506 20 22
Regional Medical Center 45 50 295 6 7
Office 40 45 0 0 0
Industrial 40 45 0 0 0
Total 3770 79 99
Source: City of Edina
Staged Development and Redevelopment
Tables 3.12 and 3.13 show the staging of development within the change areas in terms of units and
net acres. Given the fully developed character of the city, the future land use plan does not include a
specific schedule for staging or phasing of redevelopment. Public utilities and services have already been
extended to all parts of the city, so there is no need to show staging for extension of infrastructure.
Furthermore, the water supply, local water management, and wastewater plans demonstrate that
adequate capacity will be available by 2040, and at interim stages, to serve the needs of all forecasted
growth within the city as identified in the comprehensive plan. However, there may be specific areas of
the city where infrastructure capacity needs to be expanded to meet the needs of new development.
The Public Works Department and Engineering Department will study needs for service capacity
improvements throughout the city on an as-needed basis.
Instead, the purpose of this staging plan is to show that adequate land is available to accommodate all
forecasted growth within the city. The numbers in the chart below are based on development at
minimum densities, and with no mixing of uses on individual sites, thereby identifying the potential
maximum amount of land needed. For land use categories where there are different ranges depending
on the specific area (such as Neighborhood Node and Mixed-use Center), the lowest number is used to
calculate the capacity. These calculations show that the city has capacity to accommodate forecasted
growth through 2040, without assuming maximum buildout of all sites. This does not mean, however,
that this scale of development is necessarily preferable. As demonstrated in Tables 3.10 and 3.11, the
amount of land developed could be significantly less if growth is accommodated in higher density
projects.
If planned growth occurs consistent these forecasts, the net residential density of the new development
will be around 34 units per acre. This would meet expectations consistent with the Metropolitan
Council’s Urban community designation for Edina.
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Table 3.12 – Staged Development or Redevelopment - Residential
Within Urban
Service Area
Average
Density
Range
Housing
Units/Acre
Existing
Development
Acres
(2016)*
2016-2020 2021-2030 2031-2040
Remaining
Acres in
2040
Min Max Acres Units Acres Units Acres Units Acres Acres
High Density
Residential 20 60 81 194 10 425 21 241 12 38
Greater
Southdale
District
Residential
50 100 68 162 3 355 7 202 4 54
Neighborhood
Node* ** 10 50 7 6 1 14 1 8 1 4
Office
Residential* 20 75 112 499 25 1,092 55 620 31 1
Mixed-use
Center* ** 20 100 21 14 1 32 3 18 1 15
Community
Activity
Center*
90 150 113 709 8 1,552 17 881 10 78
Regional
Medical
Center*
50 100 22 106 2 231 5 131 3 13
Total 425 1,691 50 3,700 109 2,100 62 204
*mixed-use – available acres based on split between residential/commercial in future land use table
** as the density range varies by subarea, minimum density calculations are based on overall minimum
guided density for the land use category; see Table 3.6 for actual policy guidance by subarea
Source: City of Edina
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Table 3.13 – Staged Development or Redevelopment - Commercial
Within Urban
Service Area
Estimated
Jobs/Acre
Existing
Development
Acres (2016)*
2016-2020 2021-2030 2031-2040
Remaining
Acres in
2040
Min Max Acres Jobs Acres Jobs Acres Jobs Acres Acres
Neighborhood
Node 10 30 17 32 3 64 6 64 6 1
Office
Residential 35 40 112 301 9 602 17 602 17 69
Mixed-use
Center 25 30 21 56 2 112 4 112 4 10
Community
Activity
Center
70 75 113 305 4 610 9 610 9 92
Regional
Medical
Center
45 50 22 60 1 119 3 119 3 16
Total 285 754 20 1,508 39 1,508 39 186
Source: City of Edina
The Transportation Chapter provides direction for improvements to the multimodal transportation
network to address the needs of planned growth for the city – including bicycle, pedestrian, roadway,
and transit modes. While improvements are planned citywide, the focus is around increased travel needs
in and around the planned growth areas, particularly the Greater Southdale District. See that chapter for
more information on potential planned projects and general policy guidance.
The Water Chapter provides direction for improvements to the sanitary sewer, stormwater, and water
supply systems needed to address planned growth. While improvements are planned citywide, the focus
will be on planned growth areas, particularly the Greater Southdale District. Presently, the sewer and
water supply systems in that area of the city have the greatest capacity for additional users, supporting
the city’s overall land use plan for growth in that area. See that chapter for more information on
potential planned projects and general policy guidance, including how the increased demand for
stormwater treatment will be managed in a fully developed community.
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Community Design Guidelines
In order for Edina to remain economically competitive, attractive to residents, businesses, and visitors,
and sustainable, the community must be more than functionally responsive. Edina must also be beautiful,
vibrant, safe, inclusive, and promote active living. The principles and guidelines in this chapter are
intended to help the City achieve this vision by focusing on the design of the built environment and the
natural environment. The community design principles apply to both City actions and private sector
development. The City is responsible for designing, maintaining and improving its streets, parks, public
buildings and other public spaces. The private sector is encouraged to design buildings, structures and
landscape features that complement and support the public realm and fit within the context of the
surrounding neighborhoods or districts.
This section provides principles and guidelines for buildings, site design, and interconnecting spaces. The
2008 comprehensive plan also included guidance for citywide movement patterns and public spaces. This
has subsequently been replaced by the Living Streets Plan (2015). Living streets balance the needs of
motorists, bicyclists, pedestrians and transit riders in ways that promote safety and convenience,
enhance community identity, create economic vitality, improve environmental sustainability, and provide
meaningful opportunities for active living and better health. The Living Streets Plan defines Edina's vision
for living streets and addresses how the vision is implemented by providing information on street design,
traffic calming, bike facilities, landscaping and lighting, as well as best practices for community
engagement during the design process. See the Transportation Chapter for additional information on
how the Living Streets Plan is incorporated in the comprehensive plan.
As a largely developed city, Edina’s future growth will be built on infill and redevelopment sites and will
need to fit in, improving the character of surrounding areas. The small area plans provide more detailed
guidance for specific redevelopment areas of the city. The following overall principles, focused primarily
on aesthetic issues, provide general guidance when redevelopment occurs.
Principles
1. Design buildings with an interesting and varied
pedestrian-scaled street frontage, as expressed
through building massing, façade articulation,
materials, and details.
2. Recognize that diverse architectural styles can
be employed to achieve city-building goals.
3. -Position buildings to fit with their existing
and/or planned context by facing and
complementing adjacent streets, parks and
open spaces.
4. Locate and orient vehicle parking, vehicular
access, service areas and utilities to minimize
their visual impact on the property and on
adjacent/surrounding properties, without
compromising the safety and attractiveness of
adjacent streets, parks, and open spaces.
5. Regulate scale, massing, and height to provide
complementary transitions to adjacent sites
and nearby neighborhoods and areas.
Buildings should have an interesting and varied
pedestrian-scaled street frontage, with parking
located to the rear when possible.
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Guidelines: Low-Density Design (Residential)
1. Control the scale and massing of infill housing to make it reasonably compatible
with established residences. Recent zoning changes
have partially addressed this issue. Future zoning changes
should refer to and consider the small area plans
discussed earlier in this chapter. Other techniques that
may be considered include:
• a graduated scale, or floor area ratio that relates
building size to lot size;
• an impervious surface maximum to ensure that a
reasonable percentage of each lot remains as green
space, for aesthetics and stormwater management;
• design standards that guide the stepping back of
building mass and height from adjacent residential
buildings and parks.
2. Building and garage placement.
Many neighborhoods and individual blocks have an
established pattern of building placement, spacing,
landscape treatments, front yard setbacks and
garage placement that combine to convey a
particular neighborhood character. For
example, most garages in the city’s older
traditional neighborhoods are detached and
located within the rear yard. While new
construction is likely to vary from this pattern,
some limits on the degree of variation may be
appropriate in areas such as historic districts.
For example, the following guidelines should
be considered:
• The width of front-loaded garages is
limited so that they occupy no more than
a defined percentage of the front façade;
• Driveway width at the curb is limited;
• Front-loaded garages may be required to meet the same setback as the rest of the front
façade.
3. Integration of multi-unit housing into
transitional areas.
In the past, duplexes were located along many
major thoroughfares in Edina as a kind of buffer
or transition to the adjacent single-family
housing. Today this housing type is in need of
updating or replacement in many locations, and
high land and redevelopment costs create
pressure for higher-density housing types.
Townhouse complexes have been constructed in
locations such as north France Avenue. The
challenge is that in many locations the duplexes
Infill housing can be scaled to be
compatible with the neighborhood
context.
Parking located to the rear of a property creates
a more pedestrian friendly street frontage.
Multifamily housing can be scaled to be
compatible with lower density neighborhoods.
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are only one lot deep, which makes it difficult to provide an adequate transition to single-family
scale. The following sections broadly address the issue of integrating multi-unit housing into
lower-density, primarily single-family neighborhood transitional areas.
4. Single-family characteristics. Attached and
multifamily housing should emulate single-family
housing in its basic architectural elements – pitched
roofs, articulated facades, visible entrances, porches
or balconies. Taller buildings should step down to
provide a height transition to existing adjacent
residential buildings.
5. Level of formality. Design the front and back
facades with appropriate levels of formality. The
front, as the more public side of the house, will
receive the more formal treatment, with the main
entrance, porch or steps and landscaping, while
trash/recycling storage, play equipment and outdoor
storage should be located in the back.
6. Parking to the rear. Where rear-loaded or
detached garages predominate, parking spaces and
garages should be located to the rear of the lot or
interior of the block. If this is infeasible, garages
should be recessed some distance behind the main
façade of the house and surface parking should be
placed within side yards to the extent feasible.
7. Mechanical systems on all buildings should be
positioned so they are not visible from the public
view, unless they are an integral part of the
architectural design (i.e. photovoltaic roof tiles).
Solar panels, satellite dishes and air conditioning
systems should be positioned to the back or side
yard of the house or screened by plantings or low walls.
8. Garages and outbuildings should be designed in character with the primary residence on the
site. When placed on an alley or lane, the design should contain windows that provide a view to
the lane, for additional security. When attached, the garage elevation should not dominate the
street elevation of the primary residence.
Parking to the rear can create attractive
pedestrian oriented environments.
Multifamily housing can emulate architectural
elements of neighborhood context.
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Guidelines: Medium- and High-Density Design (All Uses)
1. A Pedestrian-Friendly Environment.
Improving the auto-oriented design pattern present in much of the city will call for guidelines
that change the relationship between parking, pedestrian movement and building placement.
a. Provide visual screening and privacy to buffer cars from people, provide visual relief and
allow stormwater infiltration in parking lots. Permeable hardscape, where appropriate,
may be preferred over blacktop or
traditional paving. Vertical “living walls”
(trellis, vine-covered fences) are
preferable to materials that absorb and
reflect heat.
b. Evaluate current parking standards in
order to encourage shared parking and
minimize the visual impact of surface
parking.
c. Encourage or require placement of
surface parking to the rear or side of
buildings, rather than between buildings
and the street.
d. Landscaping is essential to screen parking
areas, buffer adjacent residential uses and
create a pedestrian-friendly environment
along streets.
e. Design surface parking to maximize
stormwater infiltration and allow for
groundwater recharge, using infiltration
swales, pervious pavement or similar
techniques.
f. Where vehicle parking requirements
exist, implement minimum bicycle parking
standards as well.
g. Encourage the development of parking
lots or structures so they can be shared
by more than one building on the site or
by buildings on neighboring sites, and
which can transition over time to other
uses if parking needs change.
h. Enhance the appearance of parking ramps
by designing the structure with the possibility of the addition of liner buildings when
development opportunities are ripe.
i. Use striping, curbs and landscape treatments, centralized walkway medians and islands,
and textured paving to clearly define walking spaces within parking areas and adjacent to
vehicular circulation.
j. Use raised crossings, speed humps, and speed tables to discourage high traffic speeds in
parking lots where pedestrian volumes are high.
k. Locate and screen service and loading areas to minimize their visibility from public
streets and adjacent residential areas.
Visual screening and permeable pavers can
create a more attractive, sustainable
treatment for surface parking.
Particularly in medium to high density areas,
structured parking and shared parking
support efficient use of land and increased
walkability.
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2. Encourage Successful Mixed-use Development.
As shown in the future land use section of this
chapter, many of Edina’s commercial, office and
industrial districts are evolving towards a greater
degree of mixed-use. The land use plan
encourages this evolution by defining land use
categories that encourage combinations of
compatible uses.
Mixed-use development allows for a savings in
time and convenience for residents who choose
to live in closer proximity to where they work
and shop. Community interest is served by this
type of development, as the city is able to
integrate additional residences and businesses
more efficiently within existing city
infrastructure. Pedestrian amenities and
proximity of uses encourage more trips to be made by foot or bike, reducing the increase of
congestion that can otherwise result from conventional development of separated land uses.
The City of Edina has several examples of successful mixed-use developments, most notably the
100-acre Centennial Lakes area and the 24-acre Edinborough project. Additionally, there are
opportunities to encourage mixed use in areas such as 50th & France, 44th & France, and
Wooddale Valley View. The following guidelines are directed toward creating successful mixed-
use environments.
3. Building Placement and Design.
Where appropriate, building facades should
form a consistent street wall that helps to
define the street and enhance the pedestrian
environment. On existing auto-oriented
development sites, encourage placement of
liner buildings close to the street to
encourage pedestrian movement.
• Locate prominent buildings to visually
define corners and screen parking
lots.
• Locate building entries and
storefronts to face the primary street,
in addition to any entries oriented
towards parking areas.
• Encourage storefront design of
mixed-use buildings at ground floor level, with windows and doors along at least 50% of
the front façade. In some cases, much higher window coverage may be appropriate.
Mixed use development can provide an
amenity for area residents and support
multimodal transportation alternatives.
A consistent street wall can provide an enhanced
pedestrian environment, particularly in
commercial and mixed use areas.
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4. Movement Patterns.
• Provide sidewalks along primary streets and
connections to adjacent neighborhoods
along secondary streets or walkways.
• Limit driveway access from primary streets
while encouraging access from secondary
streets.
• Encourage enhanced transit stops, including
shelters, shade and seating where feasible.
• Provide pedestrian amenities, such as wide
sidewalks, street trees, pedestrian-scale
lighting, and street furnishings (benches,
trash receptacles, etc.).
5. Appropriate Parking Standards.
Mixed-use developments often produce an internal
capture rate. This refers to residents and workers
who obtain goods and services from within the
development without making additional vehicle
trips. Parking ratios for mixed-use development
should reflect the internal capture rate and the
shared parking opportunities this type of
development offers. In the long term other factors
will be impacting parking demand, such as the
availability of autonomous vehicles, shared cars, bike
and scooter share, and other modes that provide
alternatives to driving and parking a car.
6. Improve Connectivity in Large-scale
Development.
Internal and external connectivity. As part of
redevelopment or expansion of large-scale sites,
reintroduce an internal local street and pathway
network that connects through the site and to
suitable entry points at the perimeter. The goal is to
encourage pedestrians to reach the site and drivers
upon arriving to continue all further movement by
foot. As a result, the capacity of internal roads can
be reduced and more area devoted to amenities,
providing still more incentives to walk. Bicycle
facilities should allow residents in surrounding
neighborhoods to bike safely to the site. Transit
stops should be provided in visible and central
locations.
7. “Edge” or transitional uses.
Moderately sized liner buildings should be encouraged to soften the edge of large-scale
superblock development. Medium-density housing types such as townhouses combined with
structured parking may also be an appropriate transitional use.
Adding pedestrian and bicycle amenities and
facilities can encourage people to walk and
bike to destinations.
Mixed use development provides an
opportunity for shared parking between
uses.
Connectivity within large developments can
support walkability.
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8. Provide appropriate transitions between
land uses. Rather than discouraging movement
between adjacent land uses with berms and
fences, focus on creating elegant and attractive
transitions between adjacent uses. Transitional
areas include well-landscaped pedestrian
walkways, seating areas, arcades, and other spaces
that encourage integration rather than separation.
9. Buildings Frame the Street. Building
placement and heights can serve to define the
streetscape and visually reduce the apparent
width of the street. Generally speaking, wider
streets can accommodate taller buildings subject
to the height limitations described elsewhere in
this Chapter.
10. Façade Articulation. Primary facades should be
designed with a well-defined base, middle and top,
providing visual interest at ground level. Building
entries and access points should be clearly visible
from the primary street. Long building facades
should be divided into smaller increments using
contrasting materials, textures, detailing, setbacks
or similar techniques.
11. Transparency and Natural Surveillance.
Building forms and facades should provide an
awareness of the activity within the buildings
through frequent doors and windows oriented
toward public streets and open space.
12. Variety of Building Forms. Encourage an
integrated mix of building types, heights and
footprints within blocks, rather than single
buildings or building groups.
13. Building Height Transitions. Taller buildings
(generally four stories or higher) should step
down to provide a height transition to
surrounding residential buildings, including
buildings across a street or pathway, and to avoid
excessive shadowing of sidewalks, parks and
public spaces.
14. Height. With the development of a series of small area plans as additional guidance for growth
and development in Edina, the decision was made to not include guidance for building height in
the main comprehensive plan document. This will allow for more flexibility in the development
review process. Building height is still being addressed through the city’s zoning code and in the
small area plans.
Stepping down building height and scale can
provide a transition to lower density areas.
Buildings that frame the street and have
transparent facades can provide a pedestrian-
oriented experience.
Varying building forms provides visual interest
and aids in transitions.
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Land Use Goals and Policies
Land use goals and policies are provided below. See the Implementation Chapter for related
implementation steps, lead implementing agencies, and estimated timelines.
Goal 1: Encourage infill and redevelopment that optimize use of city infrastructure,
complement community character, and respond to needs at all stages of life.
1. Endeavor to accommodate private redevelopment in targeted potential areas of change,
consistent with future land use guidance.
2. In reviewing development proposals, examine how land use and transportation are integrated to
ensure that new development and redevelopment expand nonmotorized travel options that
reduce the need for automobile travel.
3. Increase pedestrian and bicycling opportunities and connections between neighborhoods and
key destinations, and with other communities, to improve multimodal transportation
infrastructure and reduce dependence on cars.
Goal 2: Support livability and high quality of life for all city residents by balancing goals and
priorities for development, especially as the community changes over time.
1. Manage transitions and seams between different use, scale, and intensity types to mitigate any
negative impacts and encourage positive connections between areas where appropriate.
2. Improve the current development review and approval system to provide clearer direction as to
community design goals and encourage high-quality development that is compatible with its
surroundings.
3. Incorporate Edina’s tradition of leadership in education throughout the city by providing and
encouraging opportunities for residents to engage and learn about the community.
4. Pursue overall goals of promoting equity and reducing disparities in outcomes for people living
and working in the community.
Goal 3: Grow and develop sustainably to protect the natural environment, promote energy
efficiency, conserve natural resources, and minimize the impacts of buildings on the
environment.
1. Incorporate principles of sustainability and energy conservation into all aspects of design,
construction, renovation and long-term operation of new and existing development.
2. Encourage efficient use of land through shared functions where appropriate, such as stormwater
management incorporated as a community amenity.
3. Maintain the current open space and wetlands acreage and seek to expand it whenever possible.
4. Encourage development types that are designed to function well in all seasons, including winter.
Goal 4: Create and maintain housing options that serve a diverse range of ages, household
types, and economic situations.
1. Building on current efforts, seek options that allow for residential redevelopment that is
sensitive to the community character and context, while expanding options for residents.
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2. Seek opportunities to increase the supply of affordable housing, as well as to preserve the
affordability of existing affordable housing.
3. Facilitate the development of new housing that accommodates the needs of a people of diverse
needs and from diverse backgrounds.
4. Investigate opportunities to accommodate Missing Middle housing within the city, defined as
range of multi-unit or clustered housing types compatible in scale with single-family homes that
help meet the growing demand for walkable urban living.
Goal 5: Support and enhance commercial and mixed-use areas that serve the
neighborhoods, the city, and the larger region.
1. Recognize and support commercial, office, and industrial job centers that draw workers from
the city and across the region.
2. Increase mixed-use development where supported by adequate infrastructure to minimize traffic
congestion, support transit, and diversify the tax base.
3. Support the development of mixed use districts that provide a variety of living opportunities
within a walkable and livable area.
Goal 6: Ensure that public realm design respects community character, supports of
commercial and mixed-use development, promotes community identity, and creates high
quality experiences for pedestrians, cyclists, transit users, and motorists.
1. Ensure that the city’s roads continue to evolve to act as connectors, rather than as barriers.
2. Incorporate amenities and infrastructure into public corridors to make them beautiful, efficient,
and multimodal public spaces that contribute to community identity and pride.
3. Encourage the development of living streets with enhanced public realms and integrated
environmental functions, including potentially functioning as high-integrity ecologic corridors.