HomeMy WebLinkAbout2025-01-29 Planning Commission Regular Meeting Packet
Meeting location:
Edina City Hall
Council Chambers
4801 W. 50th St.
Edina, MN
Planning Commission Meeting Agenda
Wednesday, January 29, 2025
7:00 PM
Participate in the meeting:
Watch the meeting on cable TV or at YouTube.com/EdinaTV.
Provide feedback during Community Comment in-person.
Accessibility Support:
The City of Edina wants all residents to be comfortable being part of the
public process. If you need assistance in the way of hearing amplification, an
interpreter, large-print documents or something else, please call 952-927-
8861 at least 72 hours in advance of the meeting.
1. Call to Order
2. Roll Call
3. Approval of Meeting Agenda
4. Approval of Meeting Minutes
4.1. Minutes from January 15, 2025 Planning Commission
5. Community Comment
During "Community Comment," the Board/Commission will invite residents to share
issues or concerns that are not scheduled for a future public hearing. Items that are on
tonight's agenda may not be addressed during Community Comment. Individuals must
limit their comments to three minutes. The Chair may limit the number of speakers on
the same issue in the interest of time and topic. Individuals should not expect the Chair or
Board/Commission Members to respond to their comments tonight. Instead, the
Board/Commission might refer the matter to staff for consideration at a future meeting.
6. Reports/Recommendations
6.1. Sketch Plan Review - 5516 Vernon Avenue
7. Chair and Member Comments
8. Staff Comments
9. Adjournment
Page 1 of 63
BOARD & COMMISSION
ITEM REPORT
Date: January 29, 2025 Item Activity: Action
Meeting: Planning Commission
Agenda Number: 4.1
Prepared By: Liz Olson, Administrative Support
Specialist
Item Type: Minutes Department: Community Development
Item Title: Minutes from January 15, 2025 Planning Commission
Action Requested:
Approve January 15, 2025 meeting minutes.
Information/Background:
Supporting Documentation:
1. January 15, 2025 Meeting Minutes
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Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 1 of 4
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
January 15, 2025
I. Call To Order
Chair Bennett called the meeting to order at 7:00 p.m.
II. Roll Call
Answering the roll call were Commissioners Alkire, Bornstein, Daye, Smith, Hahneman, Felt, and Chair
Bennett. Staff Present: Cary Teague, Community Development Director; Addison Lewis, Community
Development Coordinator; and Liz Olson, Administrative Support Specialist.
Absent from the roll call: Commissioners Padilla, Jha, and Joncas.
III. Approval Of Meeting Agenda
Commissioner Daye moved to approve the agenda for January 15, 2025. Commissioner
Smith seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, December 11, 2025
Commissioner Alkire moved to approve the December 11, 2024, meeting minutes.
Commissioner Hahneman seconded the motion. Motion carried unanimously.
V. Community Comment
None.
VI. Public Hearings
A. Front Yard Setback Variance – 5115/5121 Lake Ridge Road
Director Teague presented the request for a front yard setback variance. Staff recommended approval of
the variance, as requested, subject to the findings and conditions listed in the staff report.
Staff answered Commission questions.
Appearing for the Applicant
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Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 2 of 4
Ms. Kathy Alexander, Alexander Design Group, Mr. Brett Farley, and homeowner Ms. Val Dowerty
addressed the Commission and answered questions.
Public Hearing
None.
Commissioner Bornstein moved to close the public hearing. Commissioner Hahneman
seconded the motion. Motion carried unanimously.
The Commission discussed the variance request and the staff recommendation for approval.
Motion
Commissioner Bornstein moved that the Planning Commission recommend approval of the
variance as outlined in the staff memo subject to the conditions and findings therein.
Commissioner Hahneman seconded the motion. Motion carried unanimously.
The entire meeting discussion can be viewed on the official City website.
B. Preliminary/Final Plat to Plat an Outlot – 5229 & 5235 Highwood Drive, 6012 Pine Grove
Road
Director Teague presented the request for a preliminary/final plat to plat an outlot. Staff recommended
approval of the proposed plat, as requested, subject to the findings and conditions listed in the staff report.
Appearing for the Applicant
Mr. Andrew Carter, 6012 Pine Grove Road, addressed the Commission and answered questions.
Public Hearing
Mr. Tom Tessman, 5017 Yvonne Terrace, addressed the Commission with his concerns regarding this
application.
Commissioner Felt moved to close the public hearing. Commissioner Daye seconded the
motion. Motion carried unanimously.
The Commission discussed the preliminary plat/final plat request and the staff recommendation of
approval.
Motion
Commissioner Felt moved that the Planning Commission recommend approval to the City
Council of the proposed plat, as outlined in the staff memo, subject to the conditions and findings
therein. Commissioner Alkire seconded the motion. Motion carried 5-1. Commissioner Daye
abstained.
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Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 3 of 4
The entire meeting discussion can be viewed on the official City website.
VII. Reports/Recommendations
A. Sketch Plan – 5100 Eden Avenue
Community Development Coordinator Lewis presented the sketch plan for 5100 Eden Avenue. Staff
asked for non-binding feedback from the applicant regarding the proposed sketch plan.
Staff answered Commission questions.
Appearing for the Applicant
The Commission was addressed by Mr. Nick Murnane of Opus Development, Mr. Matt Axtmann and Mr.
Bob Lokan of ESG.
The Commission asked questions of the applicant.
The Commission discussed the sketch plan and provided the applicant with non-binding feedback.
The entire meeting discussion can be viewed on the official City website.
The Commission recessed at 9:23 p.m. and reconvened at 9:26 p.m.
B. Advisory Communication - Parking
Community Development Coordinator Lewis and Commissioner Alkire presented the Advisory
Communication for parking. Staff recommended approval of the advisory communication and forwarding the
recommendation to the City Council, as requested, subject to the findings and conditions listed in the staff
report.
Staff and Commissioner Alkire answered Commission questions.
The Commission discussed the advisory communication regarding parking and provided feedback to City Staff.
Motion
Commissioner Felt moved that the Planning Commission recommend approval to the City
Council of the Advisory Communication-Parking as outlined in the staff memo subject to the
conditions and findings therein. Commissioner Bornstein seconded the motion. Motion carried
unanimously.
The entire meeting discussion can be viewed on the official City website.
VIII. Chair and Member Comments
Received.
IX. Staff Comments
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Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 4 of 4
None.
X. Adjournment
Commissioner Felt moved to adjourn the January 15, 2025, Meeting of the Edina Planning
Commission at 9:54 p.m. Commissioner Alkire seconded the motion. Motion carried
unanimously.
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BOARD & COMMISSION
ITEM REPORT
Date: January 29, 2025 Item Activity: Discussion
Meeting: Planning Commission
Agenda Number: 6.1
Prepared By: Cary Teague, Community Development
Director
Item Type: Report & Recommendation Department: Community Development
Item Title: Sketch Plan Review - 5516 Vernon Avenue
Action Requested:
No action requested. Provide the applicant non-binding feedback on a potential future development
application.
Information/Background:
The Planning Commission is asked to consider a sketch plan request to tear down
the existing single-family home and build two double dwelling units. The
development would gain access off Vernon Avenue on the east side of the
property. (See attached applicant narrative and plans.)
The subject property is zoned R-1, Single Dwelling unit District. The site is guided
low density residential. The property is 38,064 square feet in size. The proposed
density of this project is 5 units per acre.
The following would be required if a formal application is made:
• A Comprehensive Plan Amendment to re-guide the site from Low Density
Residential to Low Density Attached Residential, to allow two double dwelling units
on the site.
• A Rezoning from R-1, Single-Dwelling Unit District to PRD-2, Planned Residential
District-2.
• Site Plan Review.
Supporting Documentation:
1. Staff Review Memo
2. Applicant Plans and Narrative
3. Development Team and Project Examples
4. Site Location, Zoning and Comprehensive Plan
5. Memo - Affordable Housing Manager
6. Usable Lot Area
7. Applicant Presentation
8. Staff Presentation
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
City Hall • Phone 952-927-8861
Fax 952-826-0389 • www.CityofEdina.com
Date:January 29, 2025
To:Planning Commission
From:Cary Teague, Community Development Director
Re:Sketch Plan Review – 5516 Vernon Avenue
The Planning Commission is asked to consider a sketch plan request to tear down the existing
single-family home and build two double dwelling units. The development would gain access off
Vernon Avenue on the east side of the property. (See attached applicant narrative and plans.)
The subject property is zoned R-1, Single Dwelling unit District. The site is guided low density
residential. The property is 38,064 square feet in size. The proposed density of this project is 5 units
per acre.
The following would be required if a formal application is made:
➢A Comprehensive Plan Amendment to re-guide the site from Low Density Residential to
Low Density Attached Residential, to allow two double dwelling units on the site.
➢A Rezoning from R-1, Single-Dwelling Unit District to PRD-2, Planned Residential District-
2.
➢Site Plan Review.
The compliance table on the following page demonstrates how the proposed new structures would
comply with the PRD-2 zoning district standards.
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
Compliance Table
Comp.
Plan
R-1 PRD-2 Proposed
Front – Vernon
Side – West
Side – East
Rear – North
110 feet
10 feet
10 feet
25 feet
30 feet
20 feet
20 feet
35 feet
35+
20 feet
20 feet
35 feet
Building Height 2.5 stories or 40
feet
2.5 stories or 40
feet
2.5 stories
Building Coverage .25 .25 .19
Impervious Surface .50 .40
Minimum Lot Area Per
Dwelling Unit
--7,300 s.f.9,516 s.f.
Usable lot area --1,500 s.f. per
dwelling unit
1,100*-2,100
Density Allowed in Low
Density Attached
Residential
4-8 units per
acre**
--6 units per acre 5 units per acre
**Comprehensive Plan Amendment Required
*Variance required – This is a rough estimate detail to be determined during formal
Application (see attached Usable Lot Area Map)
Highlights/Issues:
➢The properties on all sides are zoned R-1, Single-Dwelling Unit. However, the subject site
and the site to the east are somewhat isolated from adjacent land uses. The site to the east
could also be considered for a change in the land use map to low density attached residential.
(See attached Site Location Maps.) These two sites are bordered by Highlands School to the
north; Vernon Avenue to the south; a solid wood fence along the west lot line and a row of
trees somewhat separates the single-family homes on Goya Lane; and the property to the
east is a large wetland located on a 4.5-acre site owned by the City of Edina. (See next page
and attached Zoning Map).
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
➢Comprehensive Plan. The proposed density would be 5 units per acre. A Comprehensive
Plan Amendment would be required to Low Density Attached Residential to accommodate
four units on the site. The designation would be similar to the Low Density Attached
Designation to the west on Vernon for the Olde Vernon townhome development. As
mentioned above, the property to the east could also be considered for a land use change.
The applicant is going to approach the land owner with that possibility.
Site
Existing Land Use Plan Proposed Land Use Plan
Site
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
➢Low Density Attached Land Use Description. The following is the description of this Land
Use Category: “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.”
Below is language taken from the Comprehensive Plan, Community Design Guidelines
regarding redevelopment:
Page 3-39. “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.”
Site
Similar Land use
Similar Land use
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
Page 3-46. 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.
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
➢Missing Middle. From page16 in the Housing Chapter in the Comprehensive Plan, and as
stated in the attached memo from the City’s Affordable Housing Manager “Missing Middle
housing encompasses housing between the scale of low and high densities, providing both an
option to meet needs, and a built form type that can transition between adjacent districts of
different levels of scale and intensity.” These may include co-housing, duplexes, triplexes,
fourplexes, and other smaller scale multifamily types.” This type of housing is ideally suited
along transit corridors, such as Vernon Avenue.
Also, the Housing Strategy Task Force report encourages the development of duplexes and
missing middle Housing. The report states “Support 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.” The Task Force also proposed a goal to
consider zoning amendments that would expand housing options, such as considering zoning
amendments in limited areas (such as transitional areas and activity nodes).
From page 14 of the Housing Chapter in the Comprehensive Plan: “Maintaining
community character. With the changing ways people are living, working, and using
spaces, there will be changes in how land uses function – both in new and renovated spaces.
Edina is frequently on the forefront of innovative practices, particularly related to
sustainability and technology. However, this will require some flexibility in development
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
standards. One of the goals of innovating may be to find ways to accommodate missing
housing types or to let housing be produced more affordably. Examples of housing types may
include “missing middle” housing options – a 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. These housing options may include co-housing, duplexes, triplexes, fourplexes,
and other smaller scale multifamily types. Ways to reduce housing costs could include
modular building styles that take advantage of efficiencies in the construction process.”
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City of Edina • 4801 W. 50th St. • Edina, MN 55424
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Development of 4 Townhomes at 5516 Vernon Avenue in Edina,MN
The proposed redevelopment of an acre sized lot into 4 townhomes at 5516 Vernon Avenue
aligns with Edina’s Comprehensive Plan by addressing key goals related to housing diversity,
affordability,and sustainability,while also optimizing land use and leveraging existing
infrastructure.
Alignment with Edina’s Comprehensive Plan
1.Expanding Housing Options:
○The project adds single-family attached homes,catering to a range of residents,
including young professionals,small families,and seniors looking to downsize.
This aligns with Edina’s goal to diversify its housing stock and provide options
that suit different lifestyles and income levels.
2.Efficient Land Use in a Developed Area:
○Replacing a single-family home with 4 townhomes optimizes the use of Edina’s
limited land resources.This type of redevelopment exemplifies the city’s focus on
strategic,higher-density housing in appropriate locations.
3.Affordable Housing Alternatives:
○Townhomes are a more accessible option compared to traditional single-family
homes in Edina,where high land values can make homeownership challenging.
This development supports affordability goals by creating housing at a variety of
price points.
4.Sustainability and Transit Accessibility:
○Located near major transit corridors,this project promotes sustainable living by
reducing reliance on cars and encouraging walkable,connected communities.
The compact design further minimizes environmental impact while contributing to
Edina’s sustainability objectives.
5.Neighborhood Revitalization:
○Redeveloping an aging property with modern townhomes enhances the aesthetic
and functional value of the neighborhood,aligning with Edina’s goal to modernize
while maintaining the character of established areas.
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Addressing Housing,Affordability,and Sustainability Challenges
1.Housing Shortages:
○The project increases housing availability in a high-demand area,addressing
Edina’s need for additional housing units to meet current and future demand.
2.Affordability Barriers:
○Townhomes offer a cost-effective entry point for families,young professionals,
and seniors who may otherwise be excluded from Edina’s housing market.This
supports Edina’s goals for inclusivity and economic diversity.
3.Efficient Use of Resources:
○The redevelopment uses existing roads,utilities,and public services more
effectively,minimizing the need for additional infrastructure investments and
aligning with fiscal sustainability goals.
4.Environmental Benefits:
○Compact,energy-efficient townhomes reduce the per-unit environmental footprint
compared to single-family homes.Proximity to transit options further supports
Edina’s climate action goals by encouraging reduced vehicle usage.
Conclusion
The proposed 4-townhome development at 5516 Vernon Avenue is a model of thoughtful,
sustainable,and inclusive redevelopment that aligns with Edina’s Comprehensive Plan.It
addresses critical needs for diverse,affordable housing while optimizing land use and
supporting environmental goals.This project is a step forward in realizing Edina’s vision of a
modern,adaptable,and vibrant community.
Thank you for your consideration
Abundance Properties
Jordan Crockett
952.649.9174
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WHO ARE WE ?ABUNDANCE
PROPERTIES
LETS BUILD TOGETHER!
Commercial Construction Development Community Development
At Abundance Properties, we are a collective of Black developers based in
Minneapolis, driven by a mission to foster equity, empowerment, and excellence
in all we do. Our core values are at the heart of our approach, guiding us as we
serve diverse communities, build meaningful relationships, and create lasting,
positive change. We are committed to making a tangible impact by prioritizing
inclusivity and providing opportunities for growth and success in every project we
undertake.
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THE DREAM
TEAM
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Empowerment
Through Real Estate
Through out the year we hold walkthroughs of our di ernt projects. We do this to show
aspiring developers behind the scenes of construction and development.
When it comes to
Empowering emerging
developers. We use the 3 E’s
Exposure
Education
Experience
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Media
The RE-SEED Project!
We partnered with Project for Pride in Living (PPL) to do a 1.6 million $ redevelopment on 9
properties (60 units). These properties have been updated by our company Abundance properties
so that they can be sold to investors in the community.
Abundance Properties Featured in the Star Tribune
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Eagan Townhome Development
Address: 4153 Old Sibley Memorial Hwy
Type: Rezoning and New Construction Multifamily, Built in 2022
Scope:
Execution:
Our team responded to Eagan's increasing need for modern, family-friendly housing by
delivering well-designed townhomes that not only enhances the neighborhood’s appeal but
also aligns with the city ’s goals for expanding multi-family residential options. The units sold
in a timiley manager and it was a Win Win for everyone.
Rezoning: We worked closely with the City of Eagan to rezone the property from limited
business use to high-density multi-family. This involved extensive coordination with city
o cials, planning committees, and the local community to align with the city's vision for
housing development.
Building and Construction
Total Square Feet Living: 2189
Above Grade Finished Area: 2189
Foundation Area: 931.00
Roof: Composition
Levels Or Stories: 2
Total Above Grade Sqft Area: 2189.00
Total Area Main: 2189.00
4 beds, 3 baths, 2 car Garage
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Maple wood townhomes
Maplewood Townhomes
Type: Rezoning and New Construction Multifamily
Scope:
Challenges Addressed:
Goal:
This collaborative e ort with the City of Maplewood ensures the project aligns with community
needs while overcoming the challenges of rezoning and phased construction.
Rezoning: We worked closely with the City of Maplewood to rezone the property from limited
business use to high-density multi-family. This involved extensive coordination with city
o cials, planning committees, and the local community to align with the city's vision for
housing development.
Construction:Developing 16 slab-on-grade townhomes, split into two phases:
Phase 1: Eight townhomes currently under construction, with framing underway. Expected
completion is spring 2025.
Phase 2: Eight townhomes scheduled to begin in summer 2025.
Design Details:
Second Level: Includes the living area, kitchen, and a powder bath for convenience.
Third Level: Features 3 bedrooms, 2 bathrooms, and a laundry room, designed to
accommodate families.
Successfully navigated a complex rezoning process to transition the property from business
to high-density residential use. This included addressing zoning requirements, community
feedback, and environmental considerations to gain approval .
To meet the growing demand for modern, family-friendly housing in Maplewood by providing
thoughtfully designed townhomes that enhance the neighborhood and support the city ’s
vision for multi-family development.
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U Of M Edina City Study Summary
What would this study say about approving townhome development? The Study would say
Edina should approve the proposed townhome development at 5516 Vernon Ave,
transitioning from a single-family structure, for the following reasons derived from the report:
In summary, transitioning 5516 Vernon Ave from a single-family home to townhomes would
help address Edina’s housing shortage, reduce commuter tra c, promote sustainable transit,
and contribute to the city ’s climate and density goals.
Jordan Crockett
Abundance Properties
1. Jobs-to-Housing Imbalance: Edina has a disproportionate ratio of jobs to residents (2.35
jobs per household vs. a healthy ratio of 1.4) (pg 8.), meaning many employees commute
into Edina daily. Increasing housing density, especially near job centers, would allow more
employees to live locally, reducing vehicle miles traveled (VMT) and enhancing
sustainability.
2. VMT Reduction: The city aims to reduce greenhouse gas emissions, and the
transportation sector accounts for 41% of Edina's emissions. Increasing residential
density near transit and job hubs is strongly linked to lowering VMT, as residents will rely
less on cars and more on public transportation, biking, or walking.
3. Transit and Sustainability Goals: The city ’s Climate Action Plan targets doubling public
transit ridership by 2030. Increased housing density near existing or planned transit
routes will support this shift , making public transportation more accessible and e ective.
4. Alignment with City Planning: Edina’s zoning and climate strategies encourage
densification in targeted areas, including transit corridors and neighborhoods with
mixed-use potential . Developing townhomes aligns with these strategies, creating
walkable communities and supporting sustainable growth.
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St .Paul Twin homes
Address:
321 Irvine Avenue South
Type:
New Construction Twin Home
Scope:
Permits and City Collaboration:
Goal:
This project highlights a successful collaboration with the City of St . Paul to deliver a
property that respects the area's historic standards while meeting the demand for spacious
and modern housing.
Construction:Built a new, thoughtfully designed twin home, o ering:
5 bedrooms per unit to accommodate larger households or families.
4 bathrooms per unit for added convenience and modern living.
Partnered closely with the City of St. Paul to ensure compliance with local regulations
and standards, including:
Historic Preservation Community Approval: Secured approval for the design to align
with the neighborhood’s historic aesthetic and character.
Zoning and Site Plan Review: Worked with city planners to ensure the project met
zoning requirements and harmonized with the surrounding environment.
Building Department Approvals and Permits: Coordinated with the city’s building
department to obtain all necessary permits for construction, ensuring a seamless and
compliant building process.
The twin home is scheduled for sale in spring 2025. It is designed to balance modern
functionality with a nod to the neighborhood’s historic charm, enhancing property value
while meeting the community's expectations for high-quality housing.
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EdinaMN.gov
Sketch Plan Review
5516 Vernon Avenue
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Site
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Site
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Site
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TO: Cary Teague, Community Development Director
FROM: Stephanie Hawkinson, Affordable Housing Development Manager
DATE: January 29, 2025
RE: 5516 Vernon Avenue
Abundance Properties submitted a sketch plan proposal to replace a single-family home with four
townhomes on Vernon Avenue. This proposal aligns well with multiple City policies, plans and studies.
Affordable Housing
The Metropolitan Council establishes that a house is affordable to a household whose income is at 80%
or below Area Median Income (AMI) if valued at no more than $304,700. Minnesota Housing and the
Come Home 2 Edina down payment assistance programs (DPA) have purchase price limits set at
$515,200. As the anticipated sale price of the proposed townhomes is in the $700-$800K range, they
will not be considered affordable. However, as the median value home in Edina is greater than $700,000
and is expected to surpass $1MM by 2030, these townhomes are at a price point that is less than what is
being brought to market with the new tear-down/re-build homes and therefore provides broader new
housing options.
Aligns with Support for Increasing Density
According to the Federal Reserve Bank of Minneapolis, producing more homes is the single most
effective way to ensure long-term housing affordability (based on economic supply/demand principles).
To increase housing supply, yet not dramatically impact the character of a neighborhood, an option is to
introduce more “Missing Middle: housing, such as duplexes, tri-plexes, up to townhomes and small-scale
apartments. This scale of housing development has received preliminary support by some members of
the City Council, and is encouraged in the following documents:
•The Comprehensive Plan;
•The Housing Strategy Task Force Implementation Plan;
•Climate Action Plan; and
•Transportation Plan.
The Comprehensive Plan states that “’Missing Middle’ housing encompasses housing between the scale
of low and high densities, providing both an option to meet needs, and a built form type that can
transition between adjacent districts of different levels of scale and intensity.” This type of housing is
ideally suited along transit corridors, such as Vernon Avenue.
The Housing Strategy Task Force report encourages the development of duplexes and missing middle
Housing. The report states “Support 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.” The Task Force also proposed a goal to consider zoning amendments that would expanding
housing options, such as “consider[ing] zoning amendments in limited areas (such as transitional areas
and activity nodes) and pursue zoning changes to encourage split lots to allow infill, to allow lot splits for
infill, single-family ownership housing, detached or attached (zero lot line), on lots after splitting that are
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50’ or wider (or 3,500 sf or larger).” This type of housing also has market benefits. According to the
Edina Maxfield Housing Study: “With the overall aging of the population, more households are looking
for greater convenience and less space in their housing and are selecting twin homes, detached
townhomes, and condominiums.”
Increasing housing density is also supported by the Climate Action Plan, which includes goals to increase
the average population and to enhance affordable housing along transit corridors. To augment the plan,
a density study was undertaken by students from the University of Minnesota and presented to the City
Council. The study concluded that to reach Council approved emissions reduction goals by 2030, the
City should allow “gentle density” (i.e missing middle) along Vernon Avenue, 66th Street, France Avenue,
and in the Southdale area, among other roadways. This allows for an average citywide density increase
of 18% that is required to meet the CAP emission goals.
Increasing density is also reflected in the Transportation Plan, which includes the goal of increasing
density along transit corridors. The Transportation Plan and housing intersect in the common vision of
striving for a “,,,desirable and livable community…” Increasing housing density along transit corridors
provides increased opportunities for people to use public transportation, either by choice to need,
which also serves to reduce greenhouse gas emissions. One relevant goal is: “Reduce the overall
dependence on and use of single-occupant vehicles by promoting land use patterns that allow for
shorter vehicular trips and the use of alternative travel options.”
Recommendation
Based on these approved plans, and the location along a transit corridor, I recommend support of the
proposal to develop four townhomes at 5516 Vernon.
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Usable Lot Area does not
include required setback
area and driveways
USABLE LOT AREA
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ABUNDANCE PROPERTIES
5516 VERNON PROPOSAL
JORDAN CROCKETT, DARION FLETCHER, RASHAD KENNEDY
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AGENDA
About us
The Proposal
The Plan
Questions
2Page 40 of 63
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5516
VERNON AVE
PROPOSAL
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WHY DOES
IT WORK?
•Edina Supports Increased Density
•Location
•U of M Study: More Density =
Less Green house gases/ VMT
•Land Use Efficiency
•Clear Record of Successful
Development
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THE PLAN
•Rezone to PRD1
•4 Town Homes
•3000 Sqft
•4 Beds 3 Baths
•Owner Occupied, End Buyers
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SUMMARY
Edina’s Comprehensive Plan and Climate Action Plan highlight
the need for increased density in targeted areas
Location and size of the land is perfect for slightly higher
density rezone
Abundance Properties has the experience and capability to
overdeliver for your city
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QUESTIONS
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EdinaMN.gov
Sketch Plan Review
5516 Vernon Avenue
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Site
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Site
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Site
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127’
18’
15’
15’
140’
SETBACKS
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Formal Application Would Require
A Comprehensive Plan Amendment to re-guide the site from Low Density
Residential to Low Density Attached Residential, to allow two double dwelling
units/townhomes on the site.
A Rezoning from R-1, Single-Dwelling Unit District to PRD-2, Planned
Residential District-2.
Site Plan Review.
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Issues/Considerations
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Usable Lot Area does not
include required setback area
and driveways
USABLE LOT AREA
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Issues/Considerations
The properties on all sides are zoned R-1, Single-
Dwelling Unit. However, the subject site and the site
to the east are somewhat isolated from adjacent
land uses. The site to the east could also be
considered for a change in the land use map to low
density attached residential. These two sites are
bordered by Highlands School to the north; Vernon
Avenue to the south; a solid wood fence along the
west lot line and a row of trees somewhat
separates the single-family homes on Goya Lane;
and the property to the east is a large wetland
located on a 4.5-acre site owned by the City of
Edina.
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Issues/Considerations
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Low Density Attached Land Use Description. The following is the description of this Land Use
Category: “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.”
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Missing Middle. From page16 in the Housing Chapter in the Comprehensive Plan, and as stated in
the attached memo from the City’s Affordable Housing Manager “Missing Middle housing
encompasses housing between the scale of low and high densities, providing both an option to
meet needs, and a built form type that can transition between adjacent districts of different levels
of scale and intensity.” These may include co-housing, duplexes, triplexes, fourplexes, and other
smaller scale multifamily types.” This type of housing is ideally suited along transit corridors, such
as Vernon Avenue.
Also, the Housing Strategy Task Force report encourages the development of duplexes and
missing middle Housing. The report states “Support 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.” The Task Force also proposed a goal to consider
zoning amendments that would expand housing options, such as considering zoning amendments
in limited areas (such as transitional areas and activity nodes).
Issues/Considerations
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Discussion/Feedback
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