HomeMy WebLinkAbout2025-11-12 Planning Commission Packet
Meeting location:
Edina City Hall
Council Chambers
4801 W. 50th St.
Edina, MN
Planning Commission Meeting Agenda
Wednesday, November 12, 2025
7:00 PM
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1. Call to Order
2. Roll Call
3. Approval of Meeting Agenda
4. Approval of Meeting Minutes
4.1. Regular Meeting Minutes from October 29, 2025
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. Public Hearing
During "Public Hearings," the Commission chair will ask for public testimony after staff
and/or applicants make their presentations. The following guidelines are in place to ensure
an efficient, fair, and respectful hearing; limit your testimony to three minutes and to the
matter under consideration; the Chair may modify times, as deemed necessary; avoid
repeating remarks or points of view made by previous speakers. The use of signs, clapping,
cheering or booing or any other form of verbal or nonverbal communication is not
allowed.
6.1. B-25-15, Variance at 5213 60th Street West
Page 1 of 171
6.2. B-25-14, Side Street Setback Variance and 5801 Fairfax Avenue
7. Reports/Recommendations
7.1. Sketch Plan Review - 5780 Lincoln Drive (Kwik Trip)
8. Chair and Member Comments
9. Staff Comments
10. Adjournment
Page 2 of 171
BOARD & COMMISSION
ITEM REPORT
Date: November 12, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 4.1
Prepared By: Liz Olson, Administrative Support
Specialist
Item Type: Minutes Department:
Item Title: Regular Meeting Minutes from October 29, 2025
Action Requested:
Aprpove minutes.
Information/Background:
Supporting Documentation:
1. October 29, 2025 Minutes
Page 3 of 171
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 1 of 2
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
October 29, 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, Felt, Hahneman, Nelson, Padilla,
Smith, Jha, Just, and Chair Bennett. Staff present: Cary Teague, Community Development Director, and
Liz Olson, Administrative Support Specialist.
Absent from the roll call: None.
III. Approval Of Meeting Agenda
Commissioner Padilla moved to approve the October 29, 2025, agenda. Commissioner Daye
seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, September 25, 2025
Commissioner Alkire moved to approve the September 25, 2025, meeting minutes.
Commissioner Hahneman seconded the motion. Motion carried unanimously.
V. Community Comment
Mr. David Frankel, 4510 Lake View Drive, addressed the Commission regarding the City’s ADA compliance
issues, particularly regarding the pedestrian bridge over the railroad tracks and Grandview.
VI. Public Hearings
A. Subdivision – 7235 France Avenue
Director Teague presented the request to subdivide 7235 France Avenue. Staff recommended approval of
the Subdivision, as requested subject to the findings and conditions listed in the staff report.
Staff answered Commission questions.
Appearing for the Applicant
The applicant had no additional comments.
Page 4 of 171
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 2 of 2
Public Hearing
Mr. David Frankel, 4510 Lake View Drive, addressed the Commission regarding concerns about ADA
compliance for a proposed tunnel under France Avenue.
Commissioner Daye moved to close the public hearing. Commissioner Nelson seconded the
motion. Motion carried unanimously.
Motion
Commissioner Daye moved that the Planning Commission recommend approval of the
Subdivision to the City Council, as outlined in the staff memo, subject to the conditions and
findings therein. Commissioner Alkire seconded the motion. Motion carried 8 ayes, 1 nay
(Padilla).
Commission discussion can be viewed on the official City website.
VII. Chair and Member Comments
Received.
VIII. Staff Comments
Received.
IX. Adjournment
Commissioner Daye moved to adjourn the October 29, 2025, Meeting of the Edina Planning
Commission at 7:25 p.m. Commissioner Alkire seconded the motion. Motion carried
unanimously.
Page 5 of 171
BOARD & COMMISSION
ITEM REPORT
Date: November 12, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 6.1
Prepared By: Addison Lewis, Community Development
Coordinator
Item Type: Public Hearing Department: Community Development
Item Title: B-25-15, Variance at 5213 60th Street West
Action Requested:
Motion to approve a 10.1-foot setback variance from a waterbody at 5213 60th Street West subject
to the findings and conditions in the staff report.
Information/Background:
The property at 5213 60th Street West contains a one-story home with a walkout lower level. The
lower level contains an existing sunroom that extends off the back of the house and is located 39.9
feet from the edge of Birchcrest Pond, where a 50-foot setback is required. The applicant is
proposing to reconstruct the existing lower-level sunroom living space (with a small expansion) at the
same setback (39.9 feet) and construct a new sunroom above on the main level. The applicant
(Kimberly Aune) owns and resides at the adjacent property to the west (5301). The applicant states
in their narrative that the home at 5213 is owned by her aging parents and they are hoping to add the
sunroom on the main level due to the limited ability to go up and down stairs.
The Zoning Ordinance allows the non-conforming lower level to be replaced and expanded at the
same setback by up to 200 square feet or by the existing square footage of the encroachment,
whichever is less. The square footage of the existing encroachment is approximately 121 square feet
and the proposed expansion is 42 square feet. Therefore, the proposed lower level may be
constructed by-right in its proposed footprint. The variance is required to allow the addition to the
main level on the same footprint.
Supporting Documentation:
1. Staff Report
2. Applicant Submittal
3. Engineering Memo
4. Staff Presentation
5. BTE Report
Page 6 of 171
Staff Report
Date: November 12, 2025
To: Planning Commission
From: Addison Lewis, Community Development Coordinator
Subject: B-25-15, A 10.1-foot setback variance from the required 50-foot waterbody setback at 5213
60th Street West
Staff Recommendation: Motion to approve a 10.1-foot setback variance from a waterbody at 5213 60th Street
West subject to the findings and conditions in the staff report.
Information/Background:
The property at 5213 60th Street West contains a one-story home with a walkout lower level. The lower level contains
an existing sunroom that extends off the back of the house and is located 39.9 feet from the edge of Birchcrest Pond,
where a 50-foot setback is required. The applicant is proposing to reconstruct the existing lower-level sunroom living
space (with a small expansion) at the same setback (39.9 feet) and construct a new sunroom above on the main level.
The applicant (Kimberly Aune) owns and resides at the adjacent property to the west (5301). The applicant states in
their narrative that the home at 5213 is owned by her aging parents and they are hoping to add the sunroom on the
main level due to the limited ability to go up and down stairs.
The Zoning Ordinance allows the non-conforming lower level to be replaced and expanded at the same setback by up
to 200 square feet or by the existing square footage of the encroachment, whichever is less. The square footage of the
existing encroachment is approximately 121 square feet and the proposed expansion is 42 square feet. Therefore, the
proposed lower level may be constructed by-right in its proposed footprint. The variance is required to allow the
addition to the main level on the same footprint.
Surrounding Land Uses
Northerly: Single-Family; zoned R-1; guided Low Density Residential
Easterly: Single-Family; zoned R-1; guided Low Density Residential
Southerly: Water; zoned R-1; guided Open Space and Parks
Westerly: Single-Family; zoned R-1; guided Low Density Residential
Page 7 of 171
Staff Report
Existing Site Features
The property contains a one-story home with a walkout basement built in 1956. The property is 14,340 square feet in
area; however, a significant portion (5,144 sq. ft) is occupied by water. The dimensions of the lot are 79.66 feet wide by
180 feet deep. The water, plus required 50-foot setback, extends as much as 97 feet from the rear property line, which
significantly limits the buildable area on this property.
Planning
Guide Plan designation: Low Density Residential
Zoning: R-1, Single Dwelling Unit District
Grading & Drainage
The Engineering Department has reviewed the application. Full review of the grading and drainage plans will be
reviewed at the time of building permit. See attached memo from Engineering.
Compliance Table
City Standard Proposed
North (Front) –
West Side-
East Side–
South (Water)-
30 feet*
10 feet
10 feet
50 feet
N/A
15 feet**
N/A
39.9 feet***
Building Coverage
Hard Cover
25%
50%
21%
29%
Building Height 35 feet 23 feet
*Established front street setback per 36-439, (1)
**Setback to proposed main level addition
***Requires variance
Page 8 of 171
Staff Report
PRIMARY ISSUES & STAFF RECOMMENDATION
Primary Issues
Is the proposed variance justified?
Yes, staff does believe the requested variance is justified.
Minnesota Statutes and Section 36-98 of the Edina Zoning Ordinance require that a variance shall not be
granted unless the following findings are made:
1. The variance would be in harmony with the general purposes and intent of the ordinance.
The primary purpose and intent of the ordinance is to protect waterbodies by ensuring buildings are sufficiently
setback to allow a healthy shoreland zone. A greater setback reduces the amount of runoff from hard surfaces
that may carry pollutants into a waterbody. In this case, the home is not getting any closer to the waterbody.
2. The variance would be consistent with the Comprehensive Plan.
The Comprehensive Plan guides the property for Low Density Residential use. Use of the property will remain
a single-family home. The applicant states that the variance is being requested in part to allow the home to be
better suited for her aging parents. The request could be viewed as consistent with the following goal and
policy from the Housing Chapter of the Comprehensive Plan:
Goal 4: Support the development of a wide range of housing options to meet the diverse needs and preferences of the
existing and future Edina community.
4. Promote lifecycle housing to support a range of housing options that meet people’s preferences and
circumstances in all stages of life.
3. There are practical difficulties in complying with the ordinance. The term “practical difficulties” means
the following:
i. The property owner proposes to use the property in a reasonable manner not permitted by the
Zoning Ordinance.
The applicant is proposing to construct additional living space above living space that already encroaches
the setback. The applicant states the addition will make the home better suited for her aging parents.
Staff find the request to be reasonable.
ii. The plight of the landowner is due to circumstances unique to the property not created by the
landowner.
Page 9 of 171
Staff Report
The plight of the landowner is due to the fact that the waterbody, plus the required setback, extends as
much as 97 feet from the rear property line, significantly reducing the buildable area of this property.
Most other properties on the block are not as negatively impacted by the required setback from the
waterbody. The neighboring property at 5301 is similarly impacted but is also non-conforming to the
setback at just 43 feet from the waterbody.
iii. The variance, if granted, will not alter the essential character of the locality.
The variance should not alter the essential character of the locality. The applicant is proposing the
addition on the same footprint as existing living space that already encroaches the setback. The adjacent
property to the west is also non-conforming and is located 43 feet from the waterbody.
Staff Recommendation
Staff recommend approval of the requested variance. Approval is based on the following findings:
1. The variance is in harmony with the general purposes and intent of the ordinance. The primary purpose and
intent of the ordinance is to protect waterbodies by ensuring buildings are sufficiently setback to allow a healthy
shoreland zone. A greater setback reduces the amount of runoff from hard surfaces that may carry pollutants
into a waterbody. In this case, the home is not getting any closer to the waterbody.
2. The variance is consistent with the Comprehensive Plan. The use of the property will remain a single-family
home and the variance is consistent with the city’s goals of supporting lifecycle housing.
3. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning
Ordinance. The applicant is proposing to add living space above living space that already encroaches the
setback. The proposal makes the house more suitable for an aging population by reducing the need to go up
and down stairs.
4. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The
buildable area on this property is significantly reduced by the required setback from the waterbody due to how
much of the property is occupied by water. Most other properties on the block are not as negatively impacted
by the required setback from the waterbody.
5. The variance will not alter the essential character of the locality. The applicant is proposing the addition on the
same footprint as existing living space that already encroaches the setback. The adjacent property to the west is
also non-conforming and is located 43 feet from the waterbody.
Approval is subject to the following conditions:
1. Plans submitted at the time of building permit shall be consistent with the survey dated November 3, 2025 and
other plans included in the November 12, 2025 Planning Commission packet.
2. Compliance with the Engineering Memo dated November 3, 2025.
Page 10 of 171
5213 W 60th St - Variance Application Attachment
Legal Description:
Lot 4, Block 2, Birchcrest Second Addition, Hennepin County, Minnesota
Explanation of Request:
The property at 5213 W 60th is the future home of my (Applicant) parents (Owners), next door
to my family residence at 5301 W 60th. We are very fortunate to have the opportunity to move
my 81-year-old parents next door to provide one-level living and support and care in their later
years of life. After 47 years of living in a multi-level home and enjoying a sunroom for many
months of the year, we are hoping to take advantage of an existing foundation condition to
provide a sunroom experience on the main floor where they will primarily reside due to limited
ability to go up and down stairs.
When purchased the home included a ground floor sunroom. The existing sunroom footprint
encroached within the required shoreline setback. The Applicant and Owner are seeking to
utilize the existing foundation extents to construct a ground floor storage/workshop with second-
floor (main level) sunroom. The current City code Section 36-1270 B2 states "the addition may
only be constructed on the same floor as the existing encroachment" which allows for the
ground floor storage/workshop, not the second story sunroom, unless a variance is granted.
Applicant is requesting a variance of 155 square feet of area, within the extents of the
previously existing ground floor foundation, to construct a second-floor sunroom above
a storage/workshop.
MN Statutes and Edina Ordinances required conditions:
The variance would be in harmony with the general purposes and intent of the
ordinance:
The general purpose of the shoreline setback is to create a buffer to protect water quality and
the shoreline environment from the impacts of development. The proposed second floor
sunroom addition is consistent with a previously existing footprint which did not contribute
negatively to water quality and shoreline environment and does not increase encroachment to
create a situation that did not already exist.
The variance would be in harmony with the Comprehensive Plan:
In a high-level review of the Edina Comprehensive Plan (4,600 pages) and detailed review of
Comprehensive Plan Chapter 4. Housing, the Applicant cannot determine how this requested
variance is addressed in the Comprehensive Plan. Upon clarification of how this proposed
variance is addressed in the Comprehensive Plan the Applicant will provide a response to this
section.
The property owner proposes to use the property in a reasonable manner not permitted
by the ordinance:
The proposed variance of 155 square feet of second floor space will allow the Owner to fully
utilize an existing foundation condition to create a desired amenity that increases the usability of
the home and enhances future market value, in a subtle manner in keeping with the original
scale and design of the home.
Planning Division
10/9/25
SubmittedPage 11 of 171
The plight of the landowner is due to circumstances unique to the property not created
by the landowner:
Due to the home's original placement on the adjacent body of water, the shoreline set back
resides closer to the main house footprint, in comparison to adjacent homes. Adjacent homes
have a greater ability to expand to the rear of the property without encroachment. The existing
foundation and previous structure encroached into the shoreline setback, existing for decades
without conflict with the body of water and adjacent properties. The requested variance seeks
to utilize the existing footprint for the second-floor sunroom.
Approving the requested variance would correct the extraordinary circumstance related to this
home's placement on the adjacent body of water, in comparison to adjacent homes, allowing for
a second-floor addition above the existing non-conforming foundation.
The variance will not alter the essential character of the locality:
The character of the neighborhood when originally developed was primarily a mix of turn of the
century farmhouses and 1950's ramblers. The character of the neighborhood has since evolved
with the redevelopment and tear down of many original homes to include suburban/midwestern
2 story homes with curb appeal, soaring roof lines and modern amenities. The sunroom
addition has been intentionally designed to align with both the original character of the
neighborhood and home. The sunroom addition has been designed with a low slope roof that
does not rise above the roof line of the original rambler design. The overall scale of the home
with the second-floor sunroom is designed to be in harmony with the original character of the
neighborhood. The finished addition will not change the streetside presentation of the home, the
addition will be in keeping with the level of exterior appeal, detailing and quality of construction
of homes in the neighborhood and will not alter the essential character of the neighborhood.
Planning Division
10/9/25
SubmittedPage 12 of 171
Planning Division 10/9/25 SubmittedPage 13 of 171
Page 14 of 171
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Page 18 of 171
DATE: 11/3/2025
TO: Cary Teague – Planning Director
FROM: Andrew Reinisch – Engineering Technician
RE: 5213 60th St W – Variance Request
The Engineering Department has reviewed the subject property for street and utility concerns, grading,
stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections. This
review was performed at the request of the Planning Department; a more detailed review will be performed at
the time of building permit application. Plans reviewed are dated 10-09-2025.
Summary of Work
The applicant proposes to rebuild a ground level sun room with a second story sun room above with a slightly
modified footprint.
Easements
Two 5’ drainage and utility easements exist in the rear yard and are shown on the survey. No permanent
structures are allowed within this easement. No issues with current proposed plan.
Grading and Drainage
The proposed plan is to maintain the existing drainage pattern. The rear yard drains directly into Birchcrest
Lake and there are no proposed changes to the grading.
Stormwater Mitigation
The proposed work does not trigger any stormwater mitigation requirements as it is under the 400 and 600
square foot thresholds for draining to private property and areas with structural flooding issues.
Floodplain Development
Birchcrest Lake has a local floodplain elevation of 905.1. Any new openings to the structure are required to be
2’ above this elevation. Proposed plan indicates an expansion of the existing low floor at an elevation of 908.0.
There are no issues with the proposed plan.
Erosion and Sediment Control
An erosion and sediment control plan will be required if disturbing more than 10 cubic yards of material. Plan is
required to be consistent with City of Edina Building Policy SP-002 meeting category 1 requirements if this
threshold is met. Additional information is needed to determine if this threshold is being triggered.
Street and Driveway Entrance
No proposed work to driveway.
Public Utilities
No proposed work to any of the utility services.
Page 19 of 171
Miscellaneous
Confirm with Nine Mile Creek Watershed District if a watershed permit is required.
Per City records, a well is unlikely on the lot. If a well is encountered during construction, it must meet the
rules set in the City’s Private Well Policy. https://www.edinamn.gov/370/Private-Wells
Page 20 of 171
EdinaMN.gov
Variance Request at 5213 60th Street West
November 12, 2025
Page 21 of 171
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Page 28 of 171
Variance Criteria
1.The variance would be in harmony with the general purposes and intent of the ordinance.
2.The variance would be consistent with the Comprehensive Plan.
3.There are practical difficulties in complying with the ordinance. The term “practical difficulties”
means the following:
i.The property owner proposes to use the property in a reasonable manner not permitted by the Zoning
Ordinance.
ii.The plight of the landowner is due to circumstances unique to the property not created by the
landowner.
iii.The variance, if granted, will not alter the essential character of the locality.
Page 29 of 171
Page 30 of 171
Variance Request
Page 31 of 171
Staff Recommendation
Motion to approve a 10.1-foot setback variance from a waterbody at 5213 60th Street
West subject to the findings and conditions in the staff report.
Deadline for a City decision: December 25, 2025
Page 32 of 171
Project Report
Better Together Edina
5213 W 60th St. Variance
1 comment
My name is Donnarae Louricas. I live at 5212 with 60th Street in Edina. I
am calling in regards to the variance notice of public hearing for a home at
5213 60th Street West to put a top on their house. I have absolutely no
objections to that and I would be voting positive. Thank you. (Transcribed
by City Staff. Voicemail received 11/5/25 at 9:45 am)
Page 33 of 171
BOARD & COMMISSION
ITEM REPORT
Date: November 12, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 6.2
Prepared By: Emily Dalrymple, Assistant City Planner
Item Type: Public Hearing Department: Community Development
Item Title: B-25-14, Side Street Setback Variance and 5801 Fairfax Avenue
Action Requested:
Motion to approve a 4-foot side street setback variance at 5801 Fairfax Avenue subject to the findings
and conditions listed in the staff report.
Information/Background:
The subject property, 5801 Fairfax Avenue is approximately 6,530 square feet and is located at the
southeast corner of Fairfax Avenue and 58th Street west. The existing structure is a single-story
home built in 1956 with a detached garage. The existing primary structure does not meet the
required 15-foot side street setback and is 11 feet from the north property line (side street setback).
The applicant is proposing an attached garage addition and is requesting a 4-foot side street setback
variance to allow for a second-floor addition on top of the existing footprint of the home and first-
floor garage addition. The existing 11-foot setback will remain.
Supporting Documentation:
1. Staff Report
2. Applicant Submittal- 5801 Fairfax
3. Engineering Memo
4. Staff Presentation
5. BTE Report
Page 34 of 171
Staff Report
Date: 11/12/25
To: PLANNING COMMISSION
From: Emily Dalrymple, Assistant City Planner
Subject: B-25-14, A 4-foot side street setback variance from the required 15-foot side street setback at 5801 Fairfax
Avenue
Staff Recommendation: Motion to approve a 4-foot side street setback variance at 5801 Fairfax Avenue
subject to the findings and conditions listed in the staff report.
Information/Background:
The subject property, 5801 Fairfax Avenue is approximately 6,530 square feet and is located at the southeast corner of
Fairfax Avenue and 58th Street west. The existing structure is a single-story home built in 1956 with a detached garage.
The existing primary structure does not meet the required 15-foot side street setback and is 11 feet from the north
property line (side street setback). The applicant is proposing an attached garage addition and is requesting a 4-foot side
street setback variance to allow for a second-floor addition on top of the existing footprint of the home and first-floor
garage addition. The existing 11-foot setback will remain.
Surrounding Land Uses:
Northerly: Single Unit residential homes; zoned and guided low-density residential.
Easterly: Single Unit residential homes; zoned and guided low-density residential.
Southerly: Single Unit residential homes; zoned and guided low-density residential.
Westerly: Single Unit residential homes; zoned and guided low-density residential.
Existing Site Features:
The subject property is a 6,530 square foot, .15-acre lot located at the southeast corner of Fairfax Avenue and 58th
Street West. The property consists of a single-story home built in 1956 with a detached garage. The current home does
not meet today’s side street setback requirements and has an 11-foot side street setback.
Page 35 of 171
Staff Report
Planning:
Guide Plan designation: Low-Density Residential
Zoning: R-1, Single-Dwelling Unit District
Grading & Drainage:
The Engineering Department has reviewed the application. Full review of the grading and draining plans will be reviewed
at the time of building permit. See attached memo from Engineering.
Compliance Table:
City Standard
Proposed
North/Side Street 15 feet
11 feet*
East/Rear Yard 25 feet
36.3 feet
South/Side Yard 5 feet
11.5 feet
West/Front Yard 35.5 feet
35.6 feet
Building Coverage
30% 35.5%
Surface Coverage 50%
39.7%
Building Height 30 feet 28.6 feet
*Requires a variance
PRIMARY ISSUES & STAFF RECOMMENDATION:
Are the proposed variances justified?
Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following
conditions must be satisfied affirmatively. The proposed variance will:
Page 36 of 171
Staff Report
1. Relieve practical difficulties that prevent a reasonable use from complying with ordinance
requirements.
Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the
variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the
proposed use is reasonable. “Practical difficulties” may include functional and aesthetic concerns.
The proposed use is permitted in the R-1, Single Dwelling Unit District and complies with zoning standards with the
exception of the existing non-conforming north side street setback. The practical difficulty is caused by the existing
location of the home. The proposed second floor addition will not be any closer to the property line than the existing
non-conforming setback.
2. Correct extraordinary circumstances applicable to this property but not applicable to other
property in the vicinity or zoning district.
The proposed addition is reasonable due to the existing home’s non-conforming setback. The home will be remodeled
and modified with existing/proposed setbacks consistent with the existing conditions on the lot.
3. There are circumstances that are unique to the property, not common to every similarly zoned
property, and that are not self-created?
The existing structure has a non-conforming setback and was allowed to be built in its current position on the lot when
it was constructed in 1958. This was not a situation created by the current property owner. The proposed addition will
conform to all other zoning standards.
4. Will the variance alter the essential character of the neighborhood?
Granting a side street setback variance will not alter the character of the neighborhood. The addition will match the
existing home’s side street setback on the north side of the property. All other aspects of the home will conform to the
ordinance requirements.
Recommended Action:
Staff recommends approval of a 4-foot side street setback variance to allow an 11-foot side street setback for property
at 5801 Fairfax Avenue. Approval is subject to the following findings and conditions:
Page 37 of 171
Staff Report
1. The practical difficulty is caused by the required setback being further from the property line than the existing
current structure setback.
2. The proposed addition is reasonable due to the existing home’s non-conforming setback. The existing non-
nonconformity will remain.
3. The existing non-conforming setback was allowed at the time the current structure was built and is not a
situation that was created by the current property owner.
4. The proposal would not alter the essential character of the neighborhood. The addition will match the existing
home’s setback from the side street and meets all other requirements of the zoning code.
Approval is subject to the following conditions:
• Subject to the survey dated September 10, 2025, and plans included in the planning commission packet.
• Compliance with the Environmental Engineer’s building permit requirements.
• Compliance with the tree ordinance.
Page 38 of 171
Variance Application Summary
Property Address: 5801 Fairfax Ave
Applicant: Nick Woodward
Date: 9/5/2025
Explanation of Request: Side Yard Setback
We are asking for a 4' setback variance for a reduced setback on the north side of this property
to allow a second story addition and attached garage on the main level to be added on top of
the current main level walls. WE WILL NOT BE REMOVING THE CURRENT MAIN LEVEL
WALLS. 15 ft setback required — 11 ft setback provided = a 4 ft side street setback variance
request
1. The variance would be in harmony with the general purposes and intent of the
ordinance.
Yes. The requested 4-foot variance is consistent with and in harmony with the general purposes
and intent of the ordinance. The primary intent of the setback regulations is to ensure adequate
light, air, privacy, and neighborhood compatibility. The proposed second-story addition respects
these objectives by maintaining the existing building footprint and aligning with the established
development pattern of the block.
The hardship arises from the fact that the original structure was constructed prior to the
adoption of current setback requirements. Strict enforcement of the ordinance would prohibit a
second-story addition over the existing footprint, thereby creating a practical difficulty that is not
self-imposed. Granting the variance allows for the reasonable use of the property while avoiding
unnecessary demolition or irregular structural modifications.
Furthermore, the addition will not alter the essential character of the locality, will not impair
adequate light or air to adjacent properties, and will not endanger public health, safety, or
welfare. On the contrary, the variance will allow an improvement that enhances the livability and
long-term stability of the residence, while remaining consistent with the spirit and intent of the
zoning ordinance.
2. The variance would be consistent with the Comprehensive Plan.
Yes. The requested 4-foot variance is consistent with the Comprehensive Plan because it
supports the plan's goals of maintaining and reinvesting in the existing housing stock, promoting
neighborhood stability, and accommodating reasonable improvements that allow residents to
remain in their homes as their needs evolve.
By permitting a second-story addition over the existing structure, the variance enables efficient
use of land and infrastructure while avoiding unnecessary demolition or expansion of the
Page 39 of 171
building footprint. This aligns with the Comprehensive Plan's objectives of sustainability,
preservation of established neighborhood character, and thoughtful reinvestment in existing
residential properties.
The variance will not result in overcrowding, incompatible development, or adverse impacts to
surrounding properties. Instead, it provides a modest and context-appropriate solution that
allows the property owner to meet contemporary living needs in a manner consistent with the
long-term vision for the community.
Accordingly, granting the variance furthers the Comprehensive Plan's policies of encouraging
reinvestment, protecting neighborhood character, and supporting the continued vitality of
established residential areas.
3. The property owner proposes to use the property in a reasonable manner not
permitted by the ordinance.
Yes. The property owner proposes to use the property in a reasonable manner not otherwise
permitted by the ordinance. The existing home was constructed prior to the adoption of the
current setback standards and is legally nonconforming as to its placement. The owner seeks to
build a modest second-story addition directly above the existing footprint in order to
accommodate modern living needs without expanding the building's encroachment or altering its
relationship to adjacent properties.
Without the requested 4-foot variance, the ordinance would effectively prevent the reasonable
improvement of the property, as a compliant addition could not be constructed without
substantial demolition, structural redesign, or reduction in functionality. The variance therefore
allows for a reasonable residential use—consistent with the character of the neighborhood and
typical of other homes in the area—while maintaining compliance with the broader intent of the
zoning regulations.
The requested variance is limited in scope, does not intensify the existing nonconformity, and
ensures that the property may be used in a reasonable and appropriate manner comparable to
surrounding residential uses.
4. The plight of the landowner is due to circumstances unique to the property not
created by the landowner.
Yes. The plight of the landowner is due to circumstances unique to the property and not created
by the landowner. The existing home was constructed prior to the adoption of the current
setback requirements and, as a result, the structure sits closer to the property line than the
ordinance now permits. This condition is inherent to the property's development history and is
not the result of any action by the current owner.
Page 40 of 171
Because the home is legally nonconforming, any vertical expansion over the existing footprint
triggers the need for a variance. Strict enforcement of the ordinance would therefore prevent the
owner from reasonably improving the property with a second-story addition, despite the fact that
the addition does not increase the degree of nonconformity or further encroach into the setback.
The requested 4-foot variance simply recognizes the unique circumstances of the lot and the
original placement of the home, allowing the property to be used and improved in a manner
consistent with neighboring residences while upholding the spirit and intent of the zoning
ordinance.
5. The variance will not alter the essential character of the locality.
Yes. The requested 4-foot variance will not alter the essential character of the locality. The
proposed second-story addition is designed to complement the scale, form, and architectural
style of the existing residence and surrounding homes. Many neighboring properties include
two-story residences or similar additions, and the proposed improvement will be consistent with
that established pattern of development.
The variance does not expand the footprint of the existing structure or increase encroachment
into the setback. Instead, it simply allows for vertical expansion over the existing, legally
nonconforming footprint. As such, the addition will not result in overcrowding, reduced access to
light and air, or adverse impacts to adjacent properties.
By maintaining the home's existing placement while modestly improving its functionality, the
variance supports the ongoing reinvestment and stability of the neighborhood without changing
its overall character.
Best Regard,
Nick Woodward
563-542-8165
Page 41 of 171
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” Page 46 of 171
” Page 47 of 171
11'-0 34"9'-0 34"19'-8 14"27'-7 14"11'-0 34"9'-0 34"19'-8 14"27'-7 14"E1 FRONT EXTERIOR ELEVATION
1/4 IN = 1 FTE1FRONT EXTERIOR ELEVATION
1/4 IN = 1 FT
E4 BACK EXTERIOR ELEVATION
1/4 IN = 1 FTE4BACK EXTERIOR ELEVATION
1/4 IN = 1 FT
E3 LEFT SIDE EXTERIOR ELEVATION
1/4 IN = 1 FTE3LEFT SIDE EXTERIOR ELEVATION
1/4 IN = 1 FT
E2 RIGHT SIDE EXTERIOR ELEVATION
1/4 IN = 1 FTE2RIGHT SIDE EXTERIOR ELEVATION
1/4 IN = 1 FT REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:DRAWINGS PROVIDED BY:DATE:
9/19/20255801 FAIRFAX AVEMPLS, MN 55424EXTERIOR ELEVATIONSLYDIA MOSTROMABODIE CONSTRUCTIONPage 48 of 171
UP
R6
R6 R6
R6
R6
R6
R6
R6
R6
R6R6
3
3
3
3
3
R6 R6
R6
R6
R6
R6R6
R6
3BATH
FAMILY
MECHANICAL
STORAGE
BEDROOM
CLOSET
LAUNDRY
HALL
CLOSET
BASEMENT ELECTRICAL PLAN
DN
DN
UP
R6 R6R6
R6
R6
R6
R6
R6
R6
R6
R6
R6
R6
R6
3
R6
3
R6
R6
R6
R6
R6
3 3
3
3
3
3
1051 SQ FT
LIVING AREA
GARAGE
MUDROOM
STAIRWELL
KITCHEN
CLOSET
OFFICE/FLEX ROOM
CLOSET
DECK
LIVING ROOM
FOYER
PANTRY POWDER BATH
DINING
MAIN LEVEL ELECTRICAL PLAN
DN
R6
R6
R6
R6
R6
R6
R6R6
R6
R6 R6
R6 R6
R6
R6
R6
R6
R6R6
R6
4
4
4
R6
R6 R6
R6
R6
R6
R6
R6
R6
R6
3
3
R6
R6
STAIRWELL
BATH
MASTER BEDROOM
BEDROOM
LAUNDRY
BEDROOM
LOFT/ADDITIONAL
BEDROOM
SHOWER
MASTER CLOSET
HALL BATH
HALL
CLOSETCLOSETLINEN
JACK & JILL BATH
CLOSET
UPSTAIRS ELECTRICAL PLAN
DN
ELECTRICAL SCHEDULE
2D SYMBOL DESCRIPTION
MINI SCONCE
MINI SEMI FLUSH
EXTERIOR SCONCE
DINING CHANDELIER
SEMI FLUSH MOUNT
PENDANT
RECESSED LED
3 LIGHT VANITY
LINEAR SCONCE
SINGLE POLE SWITCH
CIRCLE CHANDELIER
4-WAY SWITCH
DOUBLE WALL SCONCE
EXHAUST FAN
3-WAY SWITCH
R6
4
3
R6
4
3 REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:DRAWINGS PROVIDED BY:DATE:
9/19/20255801 FAIRFAX AVEMPLS, MN 55424ELECTRICAL PLANSLYDIA MOSTROMABODIE CONSTRUCTIONPage 49 of 171
SB242134R
B30B303DB33
3DB1221343DB122134SB242134R
B30B303DB33
3DB1221343DB122134
W03W03
W03W03
W16W16
D17D17
D07D07
D06D06
D20D20
D07D07
D06D06
2668
W03W03
W03W03
UP
26'5'-11 34"2'-8"8'-4"2'-8"2'-5 34"22'-1 12"6'-11"12'-3 12"20'-8"62'26'3'-7 14"2'-8"3'-9 34"6 34"2'-8"6'-5"2'-8"1'-2 12"20'-8"12'-3 14"5'-5 12"10'-1"13'-6 14"62'10'-11" X 11'-11"
1612 SQ FT
24'-8" X 21'-5"
7'-7" X 9'-9"
10'-4" X 11'-11"
7'-7" X 5'-1"
5'-5" X 17'-4"
2'-8" X 8'-1"
2'-0" X 2'-9"
10'-11" X 6'-6"
LIVING AREA
BATH
FAMILY
MECHANICAL
STORAGE
BEDROOM
CLOSET
LAUNDRY
VFY EXISTING WINDOW-
PROVIDE EGRESS FOR
BEDROOM
HALL60"x36"
SHOWER
24"D
OPEN
SHELVING
CLOSET
DRY BAR
FOUNDATION
1/4 IN = 1 FT
FOUNDATION
1/4 IN = 1 FT
DN
SB3621
B24 3DB24 B24
B181818 B181818B181818 B181818
SB39CDT875PFHB1818R
2DB21B333DB183DB39
3DB18 3DB18
B3012 B3912
B30B27LCB36R3DB24BCB33RBCB315 B30
B3012
B122121B122121B2718B2718B2418 B2418FHB1818L
B122121B122121SB3621
B24 3DB24 B24
B181818 B181818B181818 B181818
SB39CDT875PFHB1818R
2DB21B333DB183DB39
3DB18 3DB18
B3012 B3912
B30B27LCB36R3DB24BCB33RBCB315 B30
B3012
B122121B122121B2718B2718B2418 B2418FHB1818L
B122121B122121U361596W1836L
W362424
W3942W3942W2454 W2454
W1836R W1836L W1836R
D14D14
D15D15W12W12
D01D01
W14W14
W15W15
W02W02
W04W04
W04W04
W05W05
W10W10
W05W05
2668
D08D08
D16D16
D02D02
D18D18
D04D04
DN
UP
3 1/2 X 12 POST 3 1/2 X 12 POST 1'-5 34"3'3'-0 14"3'-9 1 2"7'9'-3"3'5 1 4"
23'-5 3 4"2'-6 1 4"
26'1'-6 12"3'8'-1"2'-1"4'-6"3'-5 14"4'-6 14"4'-5 14"6 12"12'-7 12"10'-0 14"2'-4 14"7'-6"20'62'5'16'5'
26'5'-3 34"2'-8"4'-6 14"2'-8"4'-10"1'-10 12"2'-6"1'-8 34"4'-2"4'-6"6'-1 34"8'13'-1"20'6'-1 14"35'-10 34"62'1051 SQ FT
25'-0" X 19'-5"
1'-8" X 4'-0"
14'-1" X 11'-2"
10'-6" X 3'-0"
10'-11" X 18'-3"
7'-1" X 9'-8"
17'-6" X 13'-7"
8'-1" X 7'-3"
14'-1" X 10'-7"
10'-6" X 6'-8"7'-9" X 5'-3"6'-0" X 5'-3"
7'-1" X 2'-0"
LIVING AREA
GARAGE
MUDROOM
STAIRWELL
KITCHEN
CLOSET
OFFICE/FLEX ROOM
CLOSET
ARCH COFFEE BAR
DECK
LIVING ROOM
FOYER
PANTRY POWDER BATH
FIREPLACE
(CONFIRM
LOCATION
& SIZE)
DINING
1ST FLOOR
1/4 IN = 1 FT
1ST FLOOR
1/4 IN = 1 FT
DNSB2721SB27212DB18SB2721SB27212DB18 BCB24LB24RSB24B30 BCB48RSB302234SB302234SB4821
3DB122234BCB24LB24RSB24B30 BCB48RSB302234SB302234SB4821
3DB122234W3039 W3039 W3015242668
W09W09 W09W09
W09W09
W08W08
W09W09
W11W11
W07W07
D12D1221180D11D11
D11D11
D05D05
D13D13
D11D11
W13W13
W09W09
W01W01
W06W06
6716WND12D12
D11D11
D13D13
D09D09
D10D10
D12D12
D12D12
D03D03
D19D192668 3'-5"4'3'-1 12"3'-1 12"4'3'-5"7 14"5'10 12"3'-9 1 2"7'3'-10 1 2"2'-9 1 2"3'-3"5 1 2"
14'-8"6'-6"4'-10"
26'4'-5"5'4'-3"3'-1 12"4'3'-5"13'-8"10'-6 12"3'-8 14"6'-5 34"3'-8 12"10'-6 12"13'-4 12"62'3'-11 14"3'11 14"1'-3 12"2'3'-6 12"7'-2"3'-3"3'-10"7'-10 12"6'-10"5'-6"3'-4"10'-6 12"13'-8"62'5'-5 1 2"4'7'-1"4'5'-5 1 2"
26'
25'-0" X 13'-0"
1563 SQ FT
10'-6" X 3'-0"
7'-6" X 3'-0"
10'-4" X 3'-4"
6'-2" X 9'-11"
10'-4" X 3'-4"
14'-1" X 12'-10"
7'-5" X 7'-11"
10'-4" X 10'-2"
3'-5" X 34'-9"
2'-8" X 3'-0"
10'-6" X 6'-5"
10'-6" X 10'-2"10'-4" X 10'-2"
4'-4" X 6'-7"
4'-10" X 6'-1"
10'-6" X 5'-2"
LIVING AREA
STAIRWELL
BATH
MASTER BEDROOM
BEDROOM
LAUNDRY
BEDROOM
LOFT/ADDITIONAL
BEDROOM
SHOWER
MASTER CLOSET
HALL BATH
HALL
CLOSETCLOSETLINEN
JACK & JILL BATH
CLOSET
2ND FLOOR
1/4 IN = 1 FT
2ND FLOOR
1/4 IN = 1 FT REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:DRAWINGS PROVIDED BY:DATE:
9/19/20255801 FAIRFAX AVEMPLS, MN 55424FLOOR PLANSLYDIA MOSTROMABODIE CONSTRUCTIONPage 50 of 171
Page 51 of 171
Page 52 of 171
LAKE & LAND SURVEYING, INC.
Land Surveying, Civil and Geotechnical Engineering
1200 CENTRE POINTE CURVE, SUITE 375, MENDOTA HEIGHTS, MN 55120
PHONE: 651-776-6211 / FAX: 651-776-6711
LAKEANDLAND@OUTLOOK.COM
September 10, 2025
Mr. Jarod Blackowiak
5801 Fairfax Ave
Edina, MN 55334
Re: Category 2 Stormwater Requirements for proposed Home – 5801 Fairfax Ave Edina, MN - Job No. 2025.210
Dear Mr. Blackowiak:
The City of Edina had indicated that the proposed new home at the address above (remove and reconstruct over the same
footprint) requires a Category 2 stormwater permit. The project will not trigger the special requirements for landlocked basins. The
site drains to areas with structural flooding issues to the West/North and to the South/East sides of the site. The project must meet the
following Category 2 requirements:
- No increase in peak rate to private properties for 10% annual probability event (NOAA Atlas 14, 10 year)
- Create no new flow paths concentrating drainage area to or near private structures
For Sites proposing the addition of 600 sf of new impervious area in areas that drain to structural flooding issues:
- Volume reduction equal to 1.1 inches x new contributing impervious surface
Less than 600 sf of additional impervious area is proposed to be added to the site. No volume reduction is required. The
proposed home will need to be at least 2’ above the structural flood elevation. Per Andrew Reinisch with the City of Edina:
West/North Flood Elevation = 882.1
South/East Flood Elevation = 882.4
This is a corner lot and private properties are located to the South and East. The existing impervious area that is directed to
the SE corner of the lot is greater than the proposed impervious area directed water to the SE corner of the lot.
Impervious Areas Directed to Private Properties (directed SE)
Back of Existing House = 378 sf
Existing Rear Patio and Sidewalk = 206 sf
Back of Existing Garage = 250 f
Total Existing Impervious Area = 834 sf
Back of Proposed House = 627 sf
Proposed Driveway Turnaround = 108 sf
Total Proposed Impervious Area = 735 sf
There will be no increase in the 10-year Storm peak runoff rate because the proposed impervious area is less than the existing
impervious area. Additionally, new flow paths do not concentrate drainage to or near private structures.
ENGINEER’S CERTIFICATE
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly
registered Professional Engineer under the Laws of the State of Minnesota.
LAKE & LAND SURVEYING, INC.
James L. Grams, PE
Minnesota Registration No. 49623
Encl: Impervious Area to Private Properties dated September 10, 2025
Page 53 of 171
Permit Not Needed
09/10/25
To whom it may concern,
A�er reviewing the plans for the project, located at 5801 Fairfax Avenue Edina, MN, we
have determined that the proposed second story addition and garage addition does not
require a permit from the Minnehaha Creek Watershed District.
Reasoning: There is less than 50 cubic yards of excavation and grading, and the site soil
disturbance totals less than 5,000 square feet. MCWD's Erosion and Sediment Control Rule
is not applicable. No other MCWD rules are applicable.
Abigail Couture
Abigail Couture
acouture@minnehahacreek.org
Permi�ng Technician
Page 54 of 171
DN
DOOR SCHEDULE
3D EXTERIOR ELEVATION NUMBER LABEL QTY FLOOR SIZE R/O DESCRIPTION HEADER CODE MANUFACTURER COMMENTS
D01 16080 1 1 16080 194"X99"GARAGE-GARAGE DOOR CHD05 2"X12"X200" (2)
D02 2068 1 1 2068 L IN 26"X82 1/2"HINGED-SLAB 2"X6"X29" (2)
D03 2468 1 2 2468 L IN 29 5/8"X82 1/2"HINGED-DOOR P04 2"X6"X32 5/8" (2)
D04 2568 1 1 2568 R IN 31"X82 1/2"HINGED-DOOR P04 2"X6"X34" (2)
D05 2568 1 2 2568 L 30 1/2"X82 1/2"2 DR. BIFOLD-SLAB 2"X6"X33 1/2" (2)
D06 2668 2 0 2668 L IN 32"X82 1/2"HINGED-DOOR P04 2"X6"X35" (2)
D07 2668 2 0 2668 R IN 32"X82 1/2"HINGED-DOOR P04 2"X6"X35" (2)
D08 2668 1 1 2668 L IN 32"X82 1/2"HINGED-DOOR P04 2"X6"X35" (2)
D09 2668 1 2 2668 L 30"X80"SHOWER-GLASS SLAB
D10 2668 1 2 2668 L 61 1/4"X82 1/2"POCKET-DOOR P04 2"X6"X64 1/4" (2)
D11 2668 4 2 2668 L IN 32"X82 1/2"HINGED-DOOR P04 2"X6"X35" (2)
D12 2668 4 2 2668 R 61 1/4"X82 1/2"POCKET-DOOR P04 2"X6"X64 1/4" (2)
D13 2668 2 2 2668 R IN 32"X82 1/2"HINGED-DOOR P04 2"X6"X35" (2)
D14 3068 1 1 3068 L EX 38"X83"EXT. HINGED-SLAB 2"X6"X41" (2)
D15 3068 1 1 3068 R EX 38"X83"EXT. HINGED-DOOR E05 2"X6"X41" (2)
D16 4068 1 1 4068 L/R 96 1/2"X82 1/2"DOUBLE POCKET-GLASS PANEL 2"X6"X99 1/2" (2)
D17 6068 1 0 6068 L/R 74"X82 1/2"4 DR. BIFOLD-SLAB 2"X6"X77" (2)
D18 6068 1 1 6068 L/R 74"X82 1/2"4 DR. BIFOLD-SLAB 2"X6"X77" (2)
D19 6068 1 2 6068 L/R 74"X82 1/2"4 DR. BIFOLD-SLAB 2"X6"X77" (2)
D20 2268 1 0 2268 R 28 1/4"X82 1/2"2 DR. BIFOLD-SLAB 2"X6"X31 1/4" (2)
WINDOW SCHEDULE
3D EXTERIOR ELEVATION NUMBER LABEL QTY FLOOR SIZE R/O EGRESS DESCRIPTION HEADER CODE MANUFACTURER COMMENTS
W01 2020FX 1 2 2020FX 25"X25"FIXED GLASS 2"X6"X28" (2)
W02 2630SC 1 1 2630SC 31"X37"SINGLE CASEMENT-HL 2"X6"X34" (2)
W03 2816FX 4 0 2816FX 33"X19"FIXED GLASS 2"X6"X33" (2)
W04 28110FX 2 1 28110FX 33"X23"FIXED GLASS 2"X6"X36" (2)
W05 3038SC 2 1 3038SC 37"X45"SINGLE CASEMENT-HL 2"X6"X40" (2)
W06 3050FX 1 2 3050FX 37"X61"FIXED GLASS 2"X6"X40" (2)
W07 3340DH 1 2 3340DH 40"X49"DOUBLE HUNG 2"X6"X43" (2)
W08 5013FX 1 2 5013FX 61"X16"FIXED GLASS 2"X8"X64" (2)
W09 4040DH 5 2 4040DH 49"X49"DOUBLE HUNG 2"X8"X52" (2)
W10 4638DC 1 1 4638DC 55"X45"DOUBLE CASEMENT-LHL/RHL 2"X8"X58" (2)
W11 5040TC 1 2 5040TC 61"X49"TRIPLE CASEMENT-LHL/CHL/RHL 2"X8"X64" (2)
W12 7050TC 1 1 7050TC 85"X61"TRIPLE CASEMENT-LHL/CHL/RHL 2"X10"X88" (2)
W13 7050TC 1 2 7050TC 85"X61"TRIPLE CASEMENT-LHL/CHL/RHL 2"X10"X88" (2)
W14 8050TC 1 1 8050TC 97"X61"TRIPLE CASEMENT-LHL/CHL/RHL 2"X12"X100" (2)
W15 4640DC 1 1 4640DC 55"X49"DOUBLE CASEMENT-LHL/RHL 2"X8"X58" (2)
W16 2816FX 1 0 2816FX 33"X19"FIXED GLASS 2"X6"X36" (2)
WALL SCHEDULE
2D SYMBOL WALL TYPE
8" CONCRETE STEM WALL
DECK RAILING/FENCE
GLASS SHOWER
INTERIOR RAILING
INTERIOR-4
SIDING-6 REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:DRAWINGS PROVIDED BY:DATE:
9/19/20255801 FAIRFAX AVEMPLS, MN 55424SCHEDULESLYDIA MOSTROMABODIE CONSTRUCTIONPage 55 of 171
DATE: 10/31/2025
TO: Cary Teague – Planning Director
FROM: Andrew Reinisch – Engineering Technician
RE: 5801 Fairfax Ave – Variance Request
The Engineering Department has reviewed the subject property for street and utility concerns, grading,
stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections. This
review was performed at the request of the Planning Department; a more detailed review will be performed at
the time of building permit application. Plans reviewed are dated 09-10-2025.
Summary of Work
The applicant proposes a new home rebuild over the existing structure foundation.
Easements
A 5’ drainage and utility easement exists on the east property line. This will need to be added to the plans.
Grading and Drainage
The proposed plan is to maintain the existing drainage pattern. The southeast portion of the site drains to a
catch basin in the rear yard of the block. Proposed impervious coverage draining to the southeast portion is
decreasing from the existing condition.
Stormwater Mitigation
A stormwater report prepared by Lake & Land Surveying, Inc. was submitted and reviewed. Stormwater plan is
consistent with City of Edina Building Policy SP-003 standards. A final grade as-built survey and inspection will
be required to verify compliance with the approved stormwater plan.
Floodplain Development
The north and west sides of the site have a local floodplain elevation of 882.1. The southeast corner of the site
has a local floodplain elevation of 882.4. The lowest opening minimum elevation to the foundation will need to
have 2’ of freeboard above these elevations in their respective drainage areas. The proposed plan is compliant
with these required elevations.
Erosion and Sediment Control
An erosion and sediment control plan was reviewed and is consistent with City of Edina Building Policy SP-002.
Street and Driveway Entrance
Driveway location is not changing. If the existing driveway apron needs to be replaced, a driveway entrance
permit will be required prior to permit approval.
Page 56 of 171
Public Utilities
Water and sanitary is served from Fairfax Ave. A one-inch water service line from the curb stop to the
dwelling is required per the City’s policy SP-024.
Sewer and water connection fees shall be paid prior to building permit issuance. (SUBDIVISION)
Sump line available for connection. If connecting to the City sump line, a permit and compliance with City of
Edina Building Policy SP-006 will be required.
Miscellaneous
Minnehaha Creek Watershed District has confirmed no permit is needed for the proposed work.
Per City records, a well is unlikely on the lot. If a well is encountered during construction, it must meet the
rules set in the City’s Private Well Policy. https://www.edinamn.gov/370/Private-Wells
Page 57 of 171
EdinaMN.gov
5108 Fairfax Avenue
Side Street Setback Variance
EdinaMN.gov
Page 58 of 171
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Existing
Page 59 of 171
Proposed
City Standard
Proposed
North/Side
Street
15 feet
11 feet*
East/Rear Yard 25 feet
36.3 feet
South/Side
Yard
5 feet
11.5 feet
West/Front
Yard
35.5 feet
35.6 feet
Building
Coverage
30%35.5%
Surface
Coverage
50%
39.7%
Building Height 30 feet 28.6 feet
Page 60 of 171
Proposed Elevations &
Floorplan
Page 61 of 171
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Text/Description for above photo
Page 62 of 171
Staff Recommendation
Staff recommends approval of a 4-foot side street setback variance to allow an 11-foot side street setback for property at 5801 Fairfax Avenue. Approval is subject to the following findings and conditions:
•The practical difficulty is caused by the required setback being further from the property line than the existing current structure setback.
•The proposed addition is reasonable due to the existing home’s non-conforming setback. The existing non-nonconformity will remain.
•The existing non-conforming setback was allowed at the time the current structure was built and is not a situation that was created by the current property owner.
•The proposal would not alter the essential character of the neighborhood. The addition will match the existing home’s setback from the side street and meets all other requirements of the zoning code.
Approval is subject to the following conditions:
1.Subject to the survey dated September 10, 2025, and plans included in the planning commission packet.
2.Compliance with the Environmental Engineer’s building permit requirements.
3.Compliance with the tree ordinance.
Page 63 of 171
Project Report
Better Together Edina
5801 Fairfax Avenue Variance
Page 64 of 171
Visitors 2 Contributors 1 CONTRIBUTIONS 1
06 November 25
Brian73
AGREES
0
DISAGREES
0
REPLIES
0
GUEST BOOK
Public Input- 5801 Fairfax Avenue
We are Brian & Sally Nygren and live across 58th St from this property and are ve
ry happy to see this neglected home is going to be remodeled and expanded. The dra
wings look good and building on the existing setback is fine.
Page 65 of 171
BOARD & COMMISSION
ITEM REPORT
Date: November 12, 2025 Item Activity: Discussion
Meeting: Planning Commission
Agenda Number: 7.1
Prepared By:
Item Type: Report & Recommendation Department: Community Development
Item Title: Sketch Plan Review - 5780 Lincoln Drive (Kwik Trip)
Action Requested:
No action requested. Provide non-binding comments on a potential future land use application.
Information/Background:
The Planning Commission is asked to consider a sketch plan proposal to tear down the existing
22,846 square foot office building 5780 Lincoln Drive and build a 9,176 square foot Kwik Trip, with
10 fueling stations. There would be no car wash. The desired hours of operation is 24 hours per
day. To accommodate this request the following would be required:
• A Rezoning from PID, Planned Industrial District to PCD-4, Planned Commercial District 4.
Principle Uses allowed in the PRD-4 Zoning District include Gas Stations.
• Site Plan Review.
• Multiple Variances: Lot Size Variance, Drive Aisle/Parking Space Setbacks, Parking Setback
from Building, Parking Spaces, Patio Location, Building Transparency and Ceiling Height.
(See Compliance Table on page 3 of the staff report.)
Lincoln-and-Londonderry-Small-Area-Plan-PDF
Supporting Documentation:
1. Planning Commission Staff Report
2. Proposed Site Plan
3. Applicant Narrative
4. Site Location, Zoning & Comp. Plan
5. Lincoln and Londonderry Small Area Plan
6. Staff Presentation
Page 66 of 171
Staff Report
Date: November 12, 2025
To: Planning Commission
From: Cary Teague, Community Development Director
Subject: Sketch Plan Review – 5780 Lincoln Drive (Kwik Trip)
Staff Recommendation: No recommendation. The Planning Commission is asked to provide non-
binding comment and direction on a potential future development request. Areas of focus should be
on the appropriateness of the land use of this site considering the small area plan, the rezoning of
the site and the potential variances.
Information/Background:
The Planning Commission is asked to consider a sketch plan proposal to tear down the existing 22,846
square foot office building 5780 Lincoln Drive and build a 9,176 square foot Kwik Trip, with 10 fueling
stations. There would be no car wash. The desired hours of operation is 24 hours per day. To
accommodate this request the following would be required:
➢ A Rezoning from PID, Planned Industrial District to PCD-4, Planned Commercial District 4.
Principle Uses allowed in the PRD-4 Zoning District include Gas Stations.
➢ Site Plan Review.
➢ Multiple Variances: Lot Size Variance, Drive Aisle/Parking Space Setbacks, Parking Setback
from Building, Parking Spaces, Patio Location, Building Transparency and Ceiling Height.
(See Compliance Table on page 3 of this staff report.)
Issues/Considerations:
Comprehensive Plan. Per the recent Small Area Plan (SAP) for the Lincoln and Londonderry area, this
site is guided NN, Neighborhood Node. The SAP recommends this site for Commercial/Retail. Page 25
of the SAP recommends the following: “Full Recommendation: Attract neighborhood scale commercial/retail
development, similar to the existing Londonderry shops by rezoning the two parcels northwest of the Lincoln
and Londonderry intersection.” “The property just north of Londonderry Road, currently zoned as PID
(Planned Industrial District), has attracted significant development interest in recent years due to the
potential for sale by its current owner. This parcel presents a unique opportunity to align future
development with the community’s goals and needs. To encourage a development pattern that reflects
community support, it is recommended that this property, along with the adjacent parcel to the north,
be rezoned to allow for retail and commercial uses, similar in scale and character to the Londonderry
Page 67 of 171
Shops development. This approach would create space for small restaurants, grocery stores, and other
community-serving businesses, enhancing access to services and addressing the desires expressed
during community engagement.” (See attached Lincoln and Londonderry Small Area Plan)
Categories Description, Land
Uses
Development
Character and
Guidelines
Density and
Intensity
NN
Neighborhood Node***
Current examples:
• 44th &
France
• 70th &
Cahill
• Valley
View &
Wooddale
• Lincoln & Londonderry
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.
Within Lincoln &
Londonderry, limited
industrial is also a primary
use.
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 – 12-30
du/acre
• 70th & Cahill – 10-50
du/acre
• 44th & France – 12-
60 du/acre
• Lincoln/Londonderry – 10-60 du/acre
30%/70%
residential/commercial
mixed-use
Below is a link to the Lincoln & Londonderry Small Area Plan:
Lincoln-and-Londonderry-Small-Area-Plan-PDF
Page 68 of 171
Compliance Table
City Standard (PCD-4)
Proposed
Setbacks (Structure)
Front (Lincoln Drive)
Side Street (Londonderry)
Side Street (169)
Side
Patio
Setbacks (Parking lot)
Drive aisle – street
Drive aisle – side
Parking Spaces – street
Parking Spaces – side
Setback - Sign
35 feet
25 feet
25 feet
25 feet
25 feet
20 feet
10 feet
20 feet
10 feet
20 feet from the street
70 feet
45 feet
80 feet
230 feet
7 feet*
36 feet
0 feet (shared access easement)*
7 feet (Highway 169 side)*
100+ feet
20 feet
Pump Island Setback 25 feet 50, 70, 120 feet
Driveway Setback to Residential 110 feet 200 feet
Parking Setback from Building 10 feet 6 & 8 feet*
Maximum Lot Size 60,000 s.f. 112,990 s.f.*
Parking Stalls 1 space per employee plus 1 space per
300 square feet (12 employees)
39 stalls required
32 stalls*
FAR 30% 8%
Building Design & Construction
75% Transparency
20-foot ceiling height
Brick/Stone
Variance will be requested for
transparency and ceiling height*
Brick
*Variance Required
Gas Station Regulations. Per Section 36-618 (15) of the Edina City Code, the following is required for
Gas Stations:
(15) Automobile service centers and gas station standards.
a. Minimum lot area:
1. For an automobile service center, 20,000 square feet, plus 5,000
square feet for each service bay in excess of three.
2. For a gas station, 15,000 square feet.
b. Maximum lot area: 60,000 square feet. * (Variance Required)
c. Hydraulic hoists, pits, lubrication, washing, repairing and diagnostic equipment
shall be used and stored within a building.
Page 69 of 171
d. Interior curbs of not less than six inches in height shall be constructed to
separate driving surfaces from sidewalks, landscaped areas and streets.
e. No automobile service station on a lot adjoining a lot in a residential district
shall be operated between the hours of 11:00 p.m. and 6:00 a.m.
f. All driving surfaces shall be constructed and maintained in the same manner as
prescribed for parking lots by this chapter.
g. No merchandise shall be displayed for sale outside a building, except in that
area within four feet of the building or within pump islands used for dispensing
motor fuels.
h. No motor vehicles, except those owned by the operators and employees of
the principal use, and vehicles awaiting service, shall be parked on the lot
occupied by the principal use. Vehicles being serviced may be parked for a
maximum of 48 hours.
i. Body work and painting is prohibited.
j. No buildings, driveway surfaces, parking areas or other improvements shall be
located within 110 feet of any portion of a lot in a residential district which is
used for residential purposes if separated from the lot by a street, or within 50
feet, if not so separated by a street.
k. Pump islands shall maintain a front and side street setback of at least 20 feet
and an interior side yard and rear yard setback of at least 25 feet.
l. Notwithstanding the requirements of article XII, division 3 of this chapter,
driveways and drive aisles need only provide a setback of not more than five
feet from all lot lines, subject to the requirements of subsection (15)j of this
section.
Signage. Signage is not specifically proposed yet. Below are the Code requirements for signage:
PCD-4 20% of
wall area
20-foot setback
to a street
Number of Signs – One per
building per frontage
80 square feet for first sign, 50 square
feet for each additional sign
20 feet
tall
Landscaping. Per Page 57 of the Lincoln and Londonderry Plan, trees and sidewalks should be added along Lincoln Drive.
The site plan does show a sidewalk along Lincoln Drive.
Trash Enclosure. Per Section 36-1252 of the City Code, trash enclosures are not to be located in the front yard. The
proposed trash enclosure is located in the front yard of Lincoln Drive. The trash area should be relocated away from
the front yard of Londonderry & Lincoln and would need to be screened.
Traffic and Parking Study. Will be done as part of a formal application.
Page 70 of 171
Page 71 of 171
Mr. Cary Teague
City of Edina
4801 W. 50th St.
Edina, MN. 55424
This letter is intended to accompany the submittal for our application to the City of Edina. Please
accept this letter as our request to be placed on the next available Council meeting agenda for review.
Kwik Trip, Inc. is proposing the construction of a convenience store with a 10 dispenser fueling
canopy. Included in the submittal is the Cover Letter and initial site plan.
Operations
The requested hours of operation will be 24 hours for all uses. The type of products that will be sold
will be like that of our existing stores throughout the mid-west: fresh produce, bakery and dairy, hot
and cold food and beverages, fresh meat and groceries, tobacco products, lotto, convenience store
merchandise, alcohol, gasoline, diesel, E-85, ice and propane. The outside merchandising of products
is being requested next to the store (two ice chests and one propane cage) and underneath the
proposed main canopy. To ensure that the freshest products are sold in our stores, we request those
daily deliveries be made.
Buildings, Architecture and Site Design
The architectural elements in this state-of-the-art building consist of a full brick cladding, standing
seam metal roof, store front aluminum openings and stucco accents. Extensive landscaping, modern
storm water facilities, monument and wall signage, customer and employee parking, concrete paving
with curb and gutter are also included in the overall site design.
Investment in the City
This project will be a multi-million-dollar investment in the City of Edina. Not only in the physical
improvements and development of this parcel, but also an investment of approximately 25 to 30 new
permanent jobs in the city. The projected payroll here is estimated to be approximately $500,000
annually.
Page 72 of 171
Community Partner
We pride ourselves in being an asset in the communities where we are located. Families can walk or
ride their bikes to our stores. Retirees on a fixed income can access fresh groceries like milk, eggs,
bread and fruit just steps from their car. We take pride in giving back to the communities we serve
with charitable donations and by partnering with local non-profits.
Kwik Trip would be happy to provide any additional information or answer any questions or concerns
the City of Edina may have with our submittal. Please feel free to call or email with any questions you
may have.
Site Plan Narrative/ Variance:
1. Sidewalk along the west side of Lincoln Drive will be a tough item as there are 12 mature
trees that Kwik Trip would have to grub in order to place the sidewalk and new trees within
the Blvd. Also, there is a grade issue. If Kwik Trip did this, would it be grand eligible or cost
shared per page 57 of the LLSAP?
a. Possible equivalent to sidewalk on west side of Lincoln is for Kwik Trip to provide a
lighted pedestrian crosswalk from the Bike Trail to the sidewalk leading to our store.
2. Kwik Trip has provided 2 picnic tables (1 ADA compliant) along with 2 bike racks for our
guests to rest.
3. Kwik Trip has provided a sidewalk off Lincoln Rd up the shared access road and connects to
the picnic table/ bike rack area.
4. Kwik Trip has identified a possible location for pedestrian connections off Londonberry Rd but
the grades make this very challenging.
5. Kwik Trip will have to apply for a variance for the lot area as we will be over 60,000 sq ft. max.
6. Kwik Trip would have to review building requirements as standard Kwik Trip building does not
have a model with 20’ ceilings and 75% transparency. Variance would probably be needed.
Sincerely,
Scott Zietlow
Project Manager
Store Engineering
sjzietlow@kwiktrip.com
608-793-5933
Page 73 of 171
Land Use Map
& Site Location
Site Location
Page 74 of 171
Zoning Map & Site Location
Site Location
Page 75 of 171
Lincoln and Londonderry
Small Area Plan
February 2025
Page 76 of 171
Introduction2 February 2025
Acknowledgements
City of Edina
City Council
Planning Commission
Addison Lewis
Community Development Coordinator
Kris Aaker
Assistant City Planner
Stephanie Hawkinson
Affordable Housing Development Manager
James Hovland
Mayor
Kate Agnew
Council Member
Carolyn Jackson
Council Member
James Pierce
Council Member
Julie Risser
Council Member
Jimmy Bennett
Chair
Lou Miranda
Vice Chair
Will Bornstein
Secretary
David Alkire
Ryan Daye
Meriwether Felt
Clare Hahneman
Bonnie Padilla
Quincy Smith
Adita Jha
Student
Ben Joncas
Student
The Lincoln and Londonderry Small Area Plan refl ects the collective vision and hard work of hundreds
of dedicated residents, business owners, city staff, city volunteers, and offi cials. We deeply appreciate
the insights and contributions of our passionate stakeholders and extend a heartfelt thank you to
everyone who helped shape this plan!
Page 77 of 171
3 Introduction3February 2025
Working Group Mend Collaborative
This group of residents and Planning Commission
members supported and guided the project by
conducting research, engaging with the community,
and providing input and feedback throughout the
project process.
Lou Miranda
Chair
Steve Brown
Ryan Daye
Jim Diley
Meriwether Felt
Cory Griffeth
Jignasha Pandya
Russ Rubin
Nancy Spannaus
Consulting group that conducted planning, design, and
community engagement.
Zakcq Lockrem, AICP
Project Manager
Sandy Meulners-Comstock, PLA
Principal-in-Charge
Olivia Halsne
Designer
Bindu Nicholson
Designer
Page 78 of 171
Introduction4 February 2025
Table of Contents
Acknowledgements ......................................................................................................................1 - 4
00 Executive Summary ........................................................................................................................ii
01 Introduction .................................................................................................................................... 5
Current Capability Recommendations 16
02 Character of Housing and Development ...............................................................................17
03 Economic Development and Local Business .........................................................................23
04 Community Gathering Spaces ..................................................................................................29
05 Green Space and Environmental Stewardship ......................................................................37
06 Getting Around Safely ................................................................................................................47
07 Community Involvement and Visionary Planning .................................................................61
Capacity-Dependent Recommendations 64
08 Long-Term Visioning ....................................................................................................................65
09 Implementation 79
Page 79 of 171
February 2025 Executive Summaryi
Executive Summary
00
Page 80 of 171
February 2025Executive Summaryii
Overview
Why a small area plan?
Project Schedule
Driving Factors
The Lincoln and Londonderry Small Area Plan serves as an amendment to the City of Edina’s
Comprehensive Plan, providing a detailed framework to guide development in a way that reflects
the community’s priorities and values. This plan addresses the unique opportunities of the Lincoln
and Londonderry area while ensuring alignment with the broader vision for Edina’s sustainable
growth and development. It sets forth strategies to balance the community’s needs—such as housing,
transportation, green spaces, and economic vitality—with the city’s overarching goals for innovation,
inclusivity, and environmental stewardship. By fostering a shared vision and promoting collaborative
planning, the plan aims to shape a vibrant, connected, and thriving area that supports both current and
future generations.
The City of Edina is a fully developed community,
with most areas unlikely to undergo significant
change. The 2008 Comprehensive Plan identified
“Potential Change Areas,” prompting the
completion of small area plans to help shape
and guide redevelopment in these areas. In April
and May of 2017, the “Big Ideas Workshops”
identified additional areas that could be
considered Potential Change Areas in the future,
including the Lincoln and Londonderry area,
which was subsequently included in the Planning
Commission’s 2024 Work Plan.
The plan was developed in four phases: Understand, Envision, Act, and Adopt—the first three of which
were completed over nine months in 2024. The City of Edina’s Planning Department, in partnership
with the project team and a resident-led working group, held 10 monthly meetings throughout the
process. These meetings provided valuable opportunities for discussion and feedback at each stage of
the project.
Development Proposal: A 2023 proposal for the
area faced neighbor opposition due to the lack of
an established plan and did not proceed. This plan
aims to build consensus for future development.
Sanitary Sewer Capacity: Sewer capacity
remains a significant concern for western Edina.
While this plan cannot fully address the issue,
it will consider these constraints in future
evaluations.
Post-Pandemic Economic Shifts: Economic
changes since COVID-19 (2020) have impacted
office and industrial properties. This plan will
assess current uses to ensure resilience and
prevent blight.
Understand
May + June 2024 July - September 2024
Goal: Understand key issues,
challenges, and previous plans
affecting the study area.
Envision
Goal: Provide vetted
strategies and approaches
related to project goals.
Act
Goal: Document a clear
path to implementation.
Adopt
Goal: Facilitate adoption by
relevant regulatory bodies.
October - December 2024 January - March 2025
Page 81 of 171
February 2025 Executive Summaryiii
Community Engagement
Engagement Activity Examples
Understand the Community: Gather
insights through surveys, workshops, and
direct conversations to grasp the unique
needs and desires of Edinans.
Envision Together: Develop and refine
strategies that align with the community’s
aspirations for a vibrant, inclusive, and
prosperous area.
The primary goal of community engagement was to create a collaborative environment where
residents, business owners, and city officials could share their vision for Lincoln and Londonderry’s
future In person and online activities were held to:
Act Collaboratively: Prioritize and detail
actionable steps, working closely with
stakeholders to ensure the feasibility and
community support for each recommendation.
Adopt and Implement: Present the plan
to governing bodies, revising as needed to
reflect the community’s feedback, leading to
official adoption and execution.
Community Ideas Map
“What Feels Right?”
Imagery Activity
Vision Priority Activity Loves and Needs Visioning Activity
Lincoln Drive Design Activity Live-Feedback Presentations
Page 82 of 171
February 2025Executive Summaryiv
Page 83 of 171
February 2025 Executive Summaryv
Project Vision
In 2040, the Lincoln and Londonderry area will be a welcoming gateway to
western Edina. There will be shops, restaurants, homes, and jobs, all in a natural
setting along Nine Mile Creek. It will be thoughtfully and sustainably designed,
blending eco-friendly amenities with natural beauty. The area will be easy to get
to and move around in, with bike lanes and trails, walking paths, bus stops, and
carefully integrated parking. The Lincoln and Londonderry area will be a great
place to live, work, and gather, fostering community and encouraging people to
use the trails and gathering spaces.
During the Envision Phase, the project team identified community priorities and refined them into
actionable steps to shape the final recommendations. Establishing a clear vision that reflects these
priorities for the Lincoln and Londonderry area was a key focus. Based on community engagement, data
collection, and discussions, the following vision statement was developed to guide the area’s future:
Community Priorities
Encourage a diverse array of local businesses
that support the community’s needs.
Create vibrant spaces that encourage and
foster community and inclusivity.
Preserve and enhance the natural environment,
prioritizing sustainability and outdoor activities.
Ensure safe, accessible, and efficient movement
for all.
Promote a balanced approach to housing that
respects community needs and preferences.
Foster a forward-thinking approach to
development that involves the community.
Page 84 of 171
February 2025Executive Summaryvi
Current Capacity Recommendations:
Character of Housing and
Development
S1 | Rightsize Development
S2 | Establish Design Standards
Economic Development and Local
Business
S3 | Attract Neighborhood-Scale Development
S4 | Improve Outdoor Spaces
Community Gathering Spaces
S5 | Partner with Three Rivers Park District to
Create Trail Rest Areas
S6 | Create Small Trail Seating Areas
S7 | Establish a Community Gathering Space
S8 | Create Areas for Public Art
Green Space and Environmental
Stewardship
S9 | Establish Stormwater Management Practices
S10 | Naturalize Green Space
S11 | Increase Tree Canopy
S12 | Set-Eco Development Standards
Getting Around Safely
S13 | Improve Intersections
S14 | Connect to the Opus SWLRT and Adjacent
Transit Service
S15 | Create a New Boardwalk Connection
S16 | Improve Desire Lines
S17 | Add Trees Along Lincoln Drive West
S18 | Advocate for Local Transit Service
Community Involvement and Visionary
Planning
S19 | Develop Community Branding
S20 | Develop Community Support
Sewage Constraints
Currently, redevelopment with a higher Sewer
Availability Charge (SAC) capacity is not
permitted in the Lincoln and Londonderry area
as the sewage system has reached its maximum
capacity. This means that any additional burden on
the existing system—such as increased density or
building expansions—is not possible.
To address this constraint, the recommendations
in this plan are divided into two categories:
Current Capacity Recommendations: Actions
that support desired changes without increasing
water and sewer usage in the area.
Capacity-Dependent Recommendations:
Actions that require upgrades to the sewer
system to enable increased development.
Page 85 of 171
February 2025 Executive Summaryvii
Map Legend
Policy or Program
Recommendations
Nine
M
i
l
e
C
r
e
e
k
T
r
a
i
l
Ni
n
e
M
i
l
e
C
r
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e
k
T
r
a
i
l
HWY 169HWY 169Londonderry Road
Th
e
L
o
d
e
n
A
p
t
s
Children’s
Business Campus
Dovre Drive
Lincoln DriveParking
Garage
The Londonderry Shops
MPLS Area Realtors
OfficeOffice
IndustrialIndustrial
Industrial + Office
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
S17
S8S14
S10
S10
S13
S13
S13
S6
S6
S17
S5S9
S9
S5
S15
S1 S2 S4 S7
S12 S18 S19
Page 86 of 171
February 2025Executive Summaryviii
Capacity-Dependent
Recommendations:The Lincoln and Londonderry Small
Area Plan envisions a vibrant, inclusive
neighborhood centered on balanced
development, support for local businesses,
community spaces, safe mobility, and
forward-thinking planning. Serving as a
key guide for future development and
decision-making, the plan provides a
framework to help city officials, developers,
and stakeholders ensure that growth
aligns with the shared vision of the city
and its residents, fostering a thriving and
sustainable community.
The Lincoln and Londonderry Small
Area Plan underwent review by relevant
governing bodies, beginning with the City
of Edina Planning Commission and followed
by the City Council. The Small Area Plan
was officially adopted on [PLACEHOLDER
ADOPTION DATE].
Conclusion + Next Steps
Long-Term Visioning
L1 | Master Plan Mixed Use Development
L2 | Rezone for Development
L3 | Request a Noise Wall
L4 | Establish New Green Spaces
L5 | Redesign Circulation
L6 | Redesign Lincoln Drive
Page 87 of 171
February 2025 Executive Summaryix
Map Legend
Nine
M
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e
C
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e
k
T
r
a
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Ni
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M
i
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T
r
a
i
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HWY 169HWY 169Londonderry Road
Londonderry Drive
Th
e
L
o
d
e
n
A
p
t
s
Dovre Drive
Malib
u
D
r
i
v
e
Lincoln DriveParking
Garage
The Londonderry Shops
MPLS Area Realtors
Office
Drive Surfacing
Nine Mile Creek Trail
+ Extensions
Existing Buildings
Proposed Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Sidewalks
Intersection Improvement
Contour Lines
Trail Rest Area (TRPD)*
*Three Rivers Park District
Trail Seating Area (Edina)
L2
L4
L4
L5
L5
L5
L6
L6
L2
L1
L1
L3
L3
Page 88 of 171
5 Introduction5February 2025
Introduction
01
Page 89 of 171
Introduction6 February 2025
Introduction
The Lincoln and Londonderry Small Area Plan serves as an amendment to the City of Edina’s
comprehensive plan, guiding development to align with the community’s needs and desires, as well as
the city’s vision for future growth.
Why Plan for this area?
The City of Edina is a fully developed community, with most areas unlikely to undergo signifi cant
change. The 2008 Comprehensive Plan identifi ed “Potential Change Areas,” prompting the completion
of small area plans to help shape and guide redevelopment in these areas. In April and May of 2017, the
“Big Ideas Workshops” identifi ed additional areas that could be considered Potential Change Areas in
the future, including the Lincoln and Londonderry area, which was subsequently included in the Planning
Commission’s 2024 Work Plan.
Several factors have driven the need to create a plan for this area:
• Development Proposal: In 2023, a development proposal was submitted for the area. However,
without an established plan in place, signifi cant disagreement arose among adjacent neighbors
regarding whether the proposal was appropriate for the area. The proposal did not move forward,
and there are currently no active proposals for the site. This plan seeks to build consensus around
future development in the area.
• Sanitary Sewer Capacity: There are signifi cant concerns regarding sanitary sewer capacity, an
issue shared by much of western Edina. While this plan may not fully resolve the problem—since it
impacts an area beyond the small area plan boundaries—it will take these constraints into account
as future opportunities are evaluated.
• Post-Pandemic Economic Shifts: Following the COVID-19 pandemic in 2020, economic
markets have changed signifi cantly, particularly for offi ce and industrial properties. This plan will
evaluate the area’s existing uses to ensure its economic future remains resilient and adaptable,
avoiding the risk of blight.
The plan was developed in four phases: Understand, Envision, and Act—the fi rst three of which were
completed over nine months in 2024. The City of Edina’s Planning Department, in partnership with
the project team and a resident-led working group, held 10 monthly meetings throughout the process.
These meetings provided valuable opportunities for discussion and feedback at each stage of the
project.
Nine Mile Creek. Image Source: Mend CollaborativeThe Londonderry Shops. Image Source: Mend Collaborative
Page 90 of 171
7 Introduction7February 2025
Phase 1: Understand
To gain a clear understanding of the current
conditions in the Lincoln and Londonderry
area, the team conducted a thorough analysis
of the project area and its surroundings,
examining demographics, environmental factors,
transportation, housing, and businesses. The
analysis also included a review of relevant data
related to opportunities, constraints, national best
practices, emerging trends, and prior planning
efforts impacting the area.
Signifi cant time was dedicated to gathering
input from local residents, business owners,
and community members across Edina, who
generously shared their ideas and feedback. By
combining quantitative data with qualitative
insights from community engagement, the team
developed a comprehensive understanding of the
area’s needs. This work informed the creation of
a “Case for Action,” providing a solid foundation
for setting project goals and strategies in the next
phase.
Phase 2: Envision
During the Envision Phase, the City of Edina,
project team, and working group developed
strategies to address the needs and priorities
identifi ed in the Understand Phase. Projects,
programs, and policies were explored as
potential solutions to resolve key issues, support
community desires, and guide the area’s future
growth.
Using the community feedback gathered during
the Understand Phase, the team created a vision
statement and established key priorities. These
priorities served as a guiding framework for
recommendations.
Phase 3: Act
Once consensus was reached on the strategies
developed during the Envision Phase, the Act
Phase focused on refi ning recommendations
to provide the level of detail necessary for
implementation. This phase included fi nalizing
action items, creating inspiring visual illustrations,
and developing supporting details to ensure the
plan’s readiness for adoption and execution.
Phase 4: Adopt
The Lincoln and Londonderry Small Area
Plan underwent review by relevant governing
bodies, beginning with the City of Edina Planning
Commission and followed by the City Council.
The Small Area Plan was offi cially adopted on
[PLACEHOLDER ADOPTION DATE].
Project Process
Understand
May + June 2024 July - September 2024
Goal: Understand key issues,
challenges, and previous plans
affecting the study area.
Envision
Goal: Provide vetted
strategies and approaches
related to project goals.
Act
Goal: Document a clear
path to implementation.
Adopt
Goal: Facilitate adoption by
relevant regulatory bodies.
October - December 2024 January - March 2025
Page 91 of 171
Introduction8 February 2025
STUDY AREA
Page 92 of 171
9 Introduction9February 2025
Lincoln and Londonderry Study Area
Sewage Constraints
This small area plan focuses on 45 acres along Edina’s western border, bounded by Highway 169 to the
west, Nine Mile Creek to the east and north, and the Manor Homes of Edina townhomes to the south.
The study area primarily consists of professional offi ces, light industrial facilities, and warehouses, along
with a multifamily residential building, retail spaces, and neighborhood service businesses.
The surrounding area features a mix of residential apartments, townhomes, and single-family homes.
To the west, across Highway 169, lies the Opus Area business park in the City of Minnetonka. The site
benefi ts from full access to Highway 169 via Londonderry Road, and the Nine Mile Creek Regional Trail
runs adjacent to the area.
Before beginning the future visioning process,
it was essential to address a critical constraint:
the limitations of sewage capacity in western
Edina. Currently, redevelopment with a higher
Sewer Availability Charge (SAC) capacity is
not permitted in the area highlighted in orange
on the map to the right, as the sewage system
has reached its maximum capacity. This means
that any additional burden on the existing
system—such as increased density or building
expansions—is not possible.
To address this constraint, the recommendations
in this plan are divided into two categories:
»Current Capacity Recommendations:
Actions that support desired changes
without increasing water and sewer usage in
the area.
»Capacity-Dependent
Recommendations: Actions that require
upgrades to the sewer system to enable
increased development.
While this plan cannot directly propose solutions
to the sewage system limitations, a recent study
explored potential opportunities to address the
issue in future citywide planning processes. The
study identifi ed three potential solutions:
»Capacity Shifts: Retrofi t or replace existing
buildings without increasing sewer usage.
Lincoln and Londonderry Study Area
Properties with Sewer Constraints
Constraints to be removed 2026 – 2028
Parkland Properties
Water
Sewage Capacity Map
»Connecting to Minnetonka: Utilize
Minnetonka’s available sewer system.
»Upgrading in Edina: Enhance Edina’s
sewage system to support additional
capacity.
Page 93 of 171
Introduction10 February 2025
Engagement
Edina residents had numerous opportunities to share their vision for the future of Lincoln and
Londonderry. Throughout the fi rst three phases of the project, ideas and recommendations were
shaped by input gathered during in-person engagement events and through the project’s online
platform, Better Together Edina. These initial recommendations were then presented to the community
for further feedback and refi nement.
Active community participation was essential to the project’s success, laying the groundwork for
consensus on future planning and implementation efforts.
Image Source: Mend Collaborative
Page 94 of 171
11 Introduction11February 2025
Engagement Activities
Engagement EventsThe community was brought together through the planning
process for a series of fun engagement events featuring
interactive activities where valuable feedback was gathered,
fostering community involvement and participation.
Community Ideas Map
Community Ideas Map - Virtual
“What Feels Right?”
Imagery Activity
Vision Priority Activity
Children’s Activities
Loves and Needs Visioning Activity
Lincoln Drive Design Activity Live-Feedback Presentations
April 2024
04/27 Working Group Kickoff Walk
May 2024
05/30 Working Group Meeting
June 2024
06/11 Community Workshop One
06/27 Working Group Meeting
July 2024
07/11 Caribou Coffee and Loden Apartments Pop-ups
7/15 Nine Mile Creek Trail Pop-up
07/25 Working Group Meeting
August 2024
08/22 Working Group Meeting
September 2024
9/10 Community Workshop Two
9/13 Business Owner Surveying
09/26 Working Group Meeting
October 2024
10/24 Working Group Meeting
November 2024
11/21 Working Group Meeting
December 2024
12/02 Final Community Workshop
January 2025
01/02 Final Working Group Meeting
Page 95 of 171
Introduction12 February 2025
Building a Case for Action
A Small Area Plan “Case for Action”, which is
summarized here, introduced research and
community engagement efforts conducted during
the understand phase of the plan.
Historically, the Lincoln and Londonderry
area has seen signifi cant transformation. Once
farmland and rural residential in the mid-20th
century, it became a hub for light industrial
and commercial uses by the late 20th century.
The area’s connection to the Nine Mile Creek
fl oodway has remained largely intact, preserving
natural features despite urban development.
Infrastructure improvements, including highway
connections and the construction of the Nine
Mile Creek Trail in 2017, have enhanced access
and mobility. Recent developments, such as the
Loden apartments and the under-construction
METRO Green Line Light Rail extension (slated
to open in 2027), are increasing the area’s
residential presence and connectivity.
Community engagement has been a cornerstone
of this planning process. A combination of in-
person events and online platforms was utilized
to gather input, educate residents on the
planning process, and explore existing conditions.
Approximately 100 community members
participated in open houses and pop-up events
held at local venues such as Walnut Ridge Park,
Caribou Coffee, and the Loden’s club room.
Feedback from these sessions informed key
priorities for the plan, which were distilled into
six community values: economic development
and local businesses, housing and development
character, community and gathering spaces, green
spaces and environmental stewardship, safe
mobility, and visionary planning through ongoing
community involvement.
Economic development aims to encourage
diverse businesses that meet community needs
while balancing tax revenue considerations.
Existing uses, including warehouses, offi ce spaces,
and the Londonderry Shops, were evaluated to
ensure economic resilience. Community input
highlighted a desire for more gathering spaces,
both indoor and outdoor, including teen-friendly
areas and trail amenities.
Housing and development in the area refl ect a
mix of styles, from 1970s-era industrial designs
to contemporary additions like the Loden
apartments. Community feedback has emphasized
the need for housing but revealed differing
opinions on the scale of future development.
The area’s green spaces, including wetlands and
a mature tree canopy along the fl oodway, are
highly valued by residents. Efforts to enhance
environmental stewardship will focus on
preserving biodiversity, improving habitat quality,
and reducing the impact of development on
natural features.
Mobility is another critical area of focus. Lincoln
and Londonderry serve as a multimodal hub,
connecting to highways, trails, and a future light
rail station. However, challenges such as missing
pedestrian connections, inconsistent wayfi nding,
and traffi c concerns were identifi ed. Community
members have expressed a desire for improved
pedestrian and cyclist safety, particularly at key
intersections like Lincoln Drive and Londonderry
Road. The Nine Mile Creek Trail was celebrated as
a major asset but lacks suffi cient amenities such
as resting nodes.
The full “Case for Action” was recorded as a
short video which can be viewed at the QR code
below.
Case For Action QR Code
Page 96 of 171
13 Introduction13February 2025
Emerging Themes
After thoroughly analyzing community feedback,
several priorities began to surface:
Connection to Nature
“I love the walking trails and easy connections to
parks.”
“I would like to see more native plants and
erosion control along the creek.”
Community Spaces and Businesses
“I love having access to restaurants, coffee shops
and services.”
“We need more gathering opportunities like
breweries and restaurants.”
Safety and Mobility
“I am concerned about increasing traffi c.”
“I am concerned about dangerous intersections
for pedestrians and bikers.”
Housing
“I would like to see affordable townhomes and
home ownership opportunities”
“Instead of constructing a large-scale housing
complex, we should focus on creating a more
inviting, livable community that people genuinely
want to call home.”
“Lincoln and Londonderry is primed for equitable
growth that will provide affordable housing and
help the City reach its equity and diversity goals.”
Community Voice
“There are many great things about Lincoln and
Londonderry. What most comes to my mind is
the sense of community and pride.”
Photos from the Open House at Walnut Ridge Park. Image
Source: Mend Collaborative
Page 97 of 171
Introduction14 February 2025
Community Priorities
Building on community input and the vision statement, the working group developed six community
priorities, which were then shared with the community at a public event. These priorities were
workshopped, revised, presented to the City Council, and fi nalized by the working group.
Encourage a diverse array of local businesses
that support the community’s needs.
Create vibrant spaces that encourage and
foster community and inclusivity.
Preserve and enhance the natural environment,
prioritizing sustainability and outdoor activities.
Ensure safe, accessible, and effi cient movement
for all.
Promote a balanced approach to housing that
respects community needs and preferences.
Foster a forward-thinking approach to
development that involves the community.
Project Vision
In 2040, the Lincoln and Londonderry area will be a welcoming gateway to
western Edina. There will be shops, restaurants, homes, and jobs, all in a natural
setting along Nine Mile Creek. It will be thoughtfully and sustainably designed,
blending eco-friendly amenities with natural beauty. The area will be easy to get
to and move around in, with bike lanes and trails, walking paths, bus stops, and
carefully integrated parking. The Lincoln and Londonderry area will be a great
place to live, work, and gather, fostering community and encouraging people to
use the trails and gathering spaces.
During the Envision Phase, the project team identifi ed community priorities and refi ned them into
actionable steps to shape the fi nal recommendations. Establishing a clear vision that refl ects these
priorities for the Lincoln and Londonderry area was a key focus. Based on community engagement, data
collection, and discussions, the following vision statement was developed to guide the area’s future:
Page 98 of 171
15 Introduction15February 2025
The recommendations in this Small Area Plan are divided into two categories:
»Current Capacity Recommendations:
»Capacity-Dependant Recommendations:
Recommendation Navigation
Getting Around SafelyMap Legend
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S13
S13
S13
Getting Around SafelyGetting Around SafelyDecember 2024DRAFT
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Full Recommendation: Improve
intersections for pedestrian safety.
S13 |Improve Intersections
To improve pedestrian safety, the intersections at
Lincoln Dr and Londonderry Rd should be raised
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strollers, or bicycles.
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a lower likelihood of crashes. It is important to
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Recommendation sections
typically begins with a map or
graphic.
Recommendation title
Recommendation subtitle
Recommendation
description
Supporting
graphic and
images
Relative cost of
recommendation:
$
$$
$$$
On the maps, the areas related
to the recommendation are
labeled with a teardrop icon
that looks like this:
The callout box within the
legend helps navigate to
the colors and shapes used
to represent the specifi c
recommendation.
S1 - S20 (s = short term)
L1 - L6 (l = long term)
S13
Page 99 of 171
Housing and Development16 February 2025
Current Capability
Recommendations
Character of Housing and Development
Economic Development and Local Business
Community and Gathering Spaces
Green Spaces and Environmental Stewardship
Getting Around Safely
Community Involvement and Visionary Planning
Actions that support desired changes without
increasing water and sewer usage in the area.
Page 100 of 171
Character of Housing
and Development
02
Promote a balanced approach to
housing that respects community
needs and preferences.
Page 101 of 171
Housing and Development18 February 2025
Do encourage property owners to naturalize planted
areas, reduce turf grass coverage, and plant trees!
Do not support plantings that require intense
maintenance and fertilization practices such as turf
grasses.
Do encourage property owners to add dedicated, shaded
and safe outdoor gathering areas for employees.
Do not support haphazard temporary solutions to
gathering spaces.
Do support development that prioritizes natural and
sustainable materials and that encourage continued
urban forest coverage in the area.
Do not support ultra-traditional or ulta-modern
construction styles that do not include sustainable
building material and landscaping strategies.
Development Do’s and Don’ts
Do...Don’t...
Page 102 of 171
Housing and DevelopmentHousing and Development 19February 2025
Full Recommendation: Rightsize
development including residences, commercial
development, and offi ce spaces.
S1 | Rightsize Development
Throughout the engagement process, the
community shared a range of perspectives on
development in Lincoln and Londonderry. While
some residents expressed a desire for additional
amenities—such as grocery stores, restaurants,
and family-oriented community spaces—others
emphasized preserving the area’s existing
character and avoiding signifi cant change.
To balance these viewpoints, a “rightsizing
development” approach was recommended. This
strategy guides future growth to meet evolving
community needs while respecting the area’s
unique charm, aesthetics, and values.
Key principles of rightsizing development include:
• Prioritizing local input to ensure community
voices guide decision-making.
• Growing incrementally to add value without
overwhelming the area’s infrastructure or
character.
• Focusing on community and family-oriented
services to enhance livability.
• Creating sustainability and accessibility
standards for architecture and landscape
design that complement the area’s natural
surroundings.
These principles can be achieved through
the establishment of design standards (see
Recommendation S2).
By adopting a rightsizing development
approach, Lincoln and Londonderry can evolve
thoughtfully—meeting the community’s needs
today while preserving the qualities that make the
area special for future generations.POLICYno cost
Page 103 of 171
Housing and Development20 February 2025
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feet in length, though buildings
may connect via skyways
above the fi rst fl oor.
Page 104 of 171
Housing and DevelopmentHousing and Development 21February 2025
S2 | Establish Design
Standards
Design standards are a set of guidelines
and best practices that defi ne how new
development should look, feel, and function.
These standards are highly encouraged, and the
City of Edina may choose to adopt these or
similar standards into the zoning ordinance to
make them mandatory. These guidelines help
ensure projects achieve the desired quality,
performance, and functionality as determined by
the City and community.
The recommended design standards for
Lincoln and Londonderry build upon Edina’s
existing development standards and include the
following:
»Building setbacks: 35 feet from all
property lines.
»Lot depth: Minimum of 100 feet.
»Building coverage: 30% of the site
for residential properties and 25% for
commercial properties.
»Building heights: In general, building
heights should be limited to four stories.
The City may consider additional height
where it is deemed appropriate in order to
achieve other goals described in this plan or
other guiding documents
»Building design and construction:
Full Recommendation: Establish design
standards for development that include
suggested building materials and site
design standards to create an eco-district.
»Minimum of 50% transparency for the fi rst
fl oor of commercial buildings.
»Use of “natural” materials required on the
fi rst vertical 60 feet of commercial buildings
and for all residential construction. Natural
materials include stone (preferably sourced
from Minnesota) and visible wood framing.
»No building may exceed 130 feet in length,
though buildings may connect via skyways
above the fi rst fl oor.
»First-fl oor ceiling heights must be a
minimum of 20 feet for commercial uses.
»Sustainability requirements: The City
has a Sustainable Buildings Policy that
applies when a developer is requesting
fi nancial assistance or rezoning to a PUD.POLICYno cost
Page 105 of 171
The Londonderry Shops form part of the western border of
the small area plan acreage, backing up to highway 169 at the
Londonderry/Bren Road exit. Image Source: Mend Collaborative
Page 106 of 171
Economic
Development and
Local Business
03
Encourage a diverse array of
local businesses that support the
community’s needs.
Page 107 of 171
Economic Development and BusinessMap Legend
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Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business24 February 2025
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
S3
Page 108 of 171
25 Economic Development and BusinessFebruary 2025
Full Recommendation: Attract neighborhood
scale commercial/retail development, similar
to the existing Londonderry shops by rezoning
the two parcels northwest of the Lincoln and
Londonderry intersection.
S3 | Attract Neighborhood-
Scale Development
The property just north of Londonderry Road,
currently zoned as PID (Planned Industrial
District), has attracted signifi cant development
interest in recent years due to the potential for
sale by its current owner. This parcel presents a
unique opportunity to align future development
with the community’s goals and needs.
To encourage a development pattern that
refl ects community support, it is recommended
that this property, along with the adjacent
parcel to the north, be rezoned to allow for
retail and commercial uses, similar in scale
and character to the Londonderry Shops
development. This approach would create space
for small restaurants, grocery stores, and other
community-serving businesses, enhancing access
to services and addressing the desires expressed
during community engagement.
Given the current limitations of the sewer
infrastructure, any new development must not
exceed the existing water consumption levels of
the site. For example, the current offi ce building
has approximately 8 toilets. With this level of use,
high-consumption businesses—such as a car wash
or beverage production facility—would likely not
be feasible unless the sewage capacity issue is
resolved.
Development should be at a similar scale to Londonderry
Shops. Image source: Mend Collaborative
This rezoning is a proactive step to guide
thoughtful growth while addressing infrastructure
limitations. It positions the parcel for near-term
improvement and long-term viability.POLICYno cost
Page 109 of 171
Economic Development and Business26Economic Development and BusinessFebruary 2025
S4 | Improve Outdoor Spaces
Full Recommendation: Improve the function
and aesthetics of industrial outdoor spaces.
The industrial buildings north of Londonderry
Road house small businesses and their employees,
but the area lacks comfortable outdoor spaces.
Picnic tables are often placed in cramped,
makeshift spots in parking lots or near trees that
are too close to the highway to be enjoyable or
relaxing for local workers. To address this, two
key improvements are recommended.
First, the aesthetics of the industrial buildings
should be enhanced with murals or other
creative installations that transform the expansive
industrial facades and create a more inviting
environment for employees and visitors.
Second, well-designed and intentional outdoor
gathering spaces should be established to
improve both the functionality and appeal of the
area. These spaces should be located further
from the highway to reduce noise and should
prioritize greenery versus paving to increase
comfort. Features such as shaded seating, native
landscaping, and accessible pathways would create
a welcoming atmosphere, encouraging employees
to use these spaces during breaks.
Together, these improvements would enhance
the look and feel of the industrial area, benefi ting
both employees and the broader community.
Industrial buildings retrofi tted to improve outdoor spaces
for employees and the community. Source: AI
Adding murals to long expanses of industrial building
would create a more inviting environment. Source: AIPROJECTprimarily private investment, but
the City could create a fund to
incentize these improvements$
Page 110 of 171
27 Economic Development and BusinessFebruary 2025
This page has been intentionally left blank.
Page 111 of 171
Lincoln Drive and Londonderry Road in the summer.
Image Source: Mend Collaborative
Page 112 of 171
Community
Gathering Spaces
04
Create vibrant spaces that
encourage and foster community
and inclusivity.
Page 113 of 171
Community Gathering SpacesMap Legend
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Dovre Drive
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MPLS Area Realtors
Offi ceOffi ce
IndustrialIndustrial
Industrial + Offi ce
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business30 February 2025
S5
S5
Page 114 of 171
31 Community Gathering SpacesFebruary 2025
Full Recommendation: Partner with Three
Rivers Park District to create rest areas for
trail users at the northern end of Lincoln
Drive and adjacent to the Children’s Campus.
Rest areas along trails are essential for providing
users with a place to recharge, rehydrate, and
enjoy the surrounding environment. These stops
offer a break from physical exertion, which is
especially important on long or challenging
trail excursions. Rest areas equipped with
seating, shade, water sources, and sometimes
informational signage contribute to a more
enjoyable and safer experience, reducing fatigue
and creating a unique sense of place along the
trail. Additionally, these stops often encourage
social interaction, allowing joggers and bikers to
connect, share tips, meet up, or simply enjoy a
brief pause together.
Two locations are identifi ed for creating new trail
rest areas along the Nine Mile Creek Trail in the
Lincoln and Londonderry area:
• Where the trail transitions to a boardwalk at
the northern end of Lincoln Drive.
• Where the trail transitions to a boardwalk
behind the Children’s Business campus.
These trail rest areas should meet, at a minimum,
the standards set by the Three Rivers Park
District for trail rest stops, which include an
ADA-accessible concrete pad with benches, a
trash receptacle, and bike racks. The Park District
provides specifi c design standards that should
be referenced and followed, with additional
considerations for unique adjustments to the Three Rivers Park District trail rest stop design standards.
Source: Three Rivers Park District.
An example of a standard accessible Three Rivers Park
District trail rest stop. Source: Three Rivers Park District.
ThTh ee RiRi esPPa kk DiDist iict t ailil est st pop ddesii sta dda dds5'-0"ADJACENT BITUMINOUS
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PLAN
NOTES:
1) PROVIDE STRAIGHT SAWCUT EDGE ALONG BITUMINOUS
PAVEMENT ADJACENT TO NEW CONCRETE.
2) MAXIMUM 2% SLOPE IN ALL DIRECTIONS.3'-0"(6"-DEPTHCONCRETE)21-34" TO CENTEROF LEG
5'-0"
(CONTROL JOINT)
4"-DEPTH CONCRETE
6"-DEPTH CONCRETE
2'-0"3'-0"4'-3"2'-9"2'-0"5'-0"2'-3"5'-6"
(CONTROL JOINT)
5'-0"
(CONTROL JOINT)
5'-0"
(CONTROL JOINT)
5'-0"
(CONTROL JOINT)
5'-6"
(CONTROL JOINT)
DUMOR MODEL 41-32PL/46-00
TRASH RECEPTACLE. SURFACE
MOUNT PER MFG
RECOMMENDATIONS
DUMOR MODEL 83 BIKE
RACKS. SURFACE
MOUNT PER MFG
RECOMMENDATIONS
GEN-11 ACCESSIBLE BENCH PAD WITH TRASH RECEPTACLE & BIKE RACKS
NO SCALE
S5 Partner with Three Rivers
Park District (TRPD) to
Create Trail Rest Areas
|
design, such as integral colored concrete or
special color selections for the furnishings to align
with the area’s branding.
could be a candidate for
grant funding
PROJECT$
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Lincoln DriveParking
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The Londonderry Shops
MPLS Area Realtors
Offi ceOffi ce
IndustrialIndustrial
Industrial + Offi ce
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business32 February 2025
S6
S6
S6
Page 116 of 171
33 Community Gathering SpacesFebruary 2025
Full Recommendation: City to establish
small resting areas along the Nine Mile
Creek Trail by leveraging their Adopt-a-Bench
program.
To enhance the experience of trail users
traveling through Lincoln and Londonderry, this
recommendation suggests adding small resting
areas along Lincoln Drive, north of Londonderry
Road, by leveraging the City’s Memorial Bench
Donation Program.
These resting spots would provide users with
a place to pause and enjoy scenic views of the
ridge overlooking Nine Mile Creek, highlighting
mature overstory trees and the stunning seasonal
changes throughout the year.
By incorporating thoughtfully placed resting areas
with seating and minimal landscaping, this initiative
would encourage users to appreciate the beauty
of the landscape while offering a practical amenity
for those navigating the trail.
Trail rest stops can be small and informal spaces to stop.
Image source: https://vestre.com/us/products/seating/
vroom-benk
S6 Create Small Trail
Seating Areas
|
Memorial Bench Donation
Program
could utilize private funds
through the memorial bench
programPROJECT$
Page 117 of 171
34Community Gathering SpacesFebruary 2025
S7 Establish a Community
Gathering Space
A community-centered gathering space serves
as a visual and physical anchor, helping to orient
and unify a small area. It creates a sense of place,
making the area easier to navigate, while naturally
drawing people in for gatherings, relaxation, and
activities. It also fosters connections between
nearby buildings and uses, enhancing the overall
sense of community. As a natural landmark, it
provides a clear point of reference for residents,
visitors, and workers.
In addition to its functional benefi ts, this gathering
space could feature green space improvements
that enhance the aesthetic appeal of the area,
balancing the built environment with shade,
greenery and open space.
In Lincoln and Londonderry, the creation of a
main community gathering space will require
careful coordination with local businesses and
future development. Ideally located closer to the
center of the area, this space could serve as a
welcoming hub for walkers, bikers, workers, and
the broader community as they move through the
area.During a community engagement activity, the community
found that the two photos above represent the type of
gathering spaces that they’d like to see in Lincoln and
Londonderry in the future. Image Sources: https://www.
realmstudios.com/raine-square, https://www.damonfarber.
com/projects/water-works
|
Full Recommendation: As redevelopment
occurs, seek an opportunity to establish a
community gathering space within the Lincoln
and Londonderry area.
land acquisition could be
coordinated with a private
developer, but would utilize city
funding for design and constructionPROJECT$$
Page 118 of 171
35 Community Gathering SpacesFebruary 2025
S8 Create Areas for
Public Art
Full Recommendation: Use unique and
locally sourced public art to establish the area
as a gateway to Edina.
The Lincoln and Londonderry area serves as a
gateway into Edina from the west. Incorporating
public art at this entryway can create a
memorable landmark that is unique to the area,
welcoming visitors with creativity and charm.
Public art serves multiple purposes in establishing
a neighborhood icon. Visually, it draws attention
and creates a sense of place, distinguishing the
area from its surroundings and making it instantly
recognizable. Symbolically, art can refl ect the
values, history, or aspirations of the community,
offering a narrative that resonates with both
residents and visitors. By engaging local artists
and drawing inspiration from natural themes in
the area, the art can further strengthen the sense
of pride and stewardship within the community.
Public art also enhances the pedestrian
experience, encouraging people to slow down,
explore, and engage with the space. By adding
an iconic piece of public art at the Lincoln and
Londonderry entryway, this gateway to Edina can
become more than just a transitional space—it
can stand as a vibrant symbol of the city’s identity
and its commitment to creativity and community.
Image Source: https://www.edcarpenter.net/2021/09/lake-
oswego-gateway-sculpture-installed/
Yellow icons show potential locations for public art.
|
could be coordinated with a
private developer, but would likely
utilize some city fundingPROJECT$$
Page 119 of 171
Nine Mile Creek. Image Source: Resource
Environmental Solutions
Page 120 of 171
Green Space and Stewardship37February 2025
Green Space and
Environmental
Stewardship
Preserve and enhance
the natural environment,
prioritizing sustainability and
outdoor activities.
05
Page 121 of 171
Green Space and Stewardship38 February 2025
Lynmar infi ltration basin fi lled with rainwater.
Image Source: City of Edina Water Resources
Lynmar infi ltration basin sedges inundated with water.
Image Source: City of Edina Water Resources
Lynmar infi ltration basin with black eyed susan blooms.
Image Source: City of Edina Water Resources
Lynmar infi ltration basin stepping stones.
Image Source: City of Edina Water Resources
Chowen park raingarden in Edina.
Image Source: City of Edina Water Resources
Edina’s Adopt-a-
Drain Program
Page 122 of 171
Green Space and Stewardship39February 2025
S9 | Establish Stormwater
Management Practices
Full Recommendation: Establish
green stormwater infrastructure to assist
in water management near the area’s
sensitive ecosystem.
Green infrastructure solutions, such as
bioswales and rain gardens, smart irrigation
systems, and stormwater reuse systems
should be implemented throughout the
Lincoln and Londonderry area to manage
stormwater runoff, reduce water use, reduce
infrastructure cost and help protect the
sensitive aquatic ecosystems of Nine Mile
Creek ecosystem.
Currently, during rain events, water quickly
fl ows off hard surfaces like roads and parking
lots, picking up pollutants that are carried
directly into storm drains or water bodies.
This untreated runoff harms water quality,
negatively impacting the health of people,
plants, and wildlife. Additionally, it can cause
fl ooding, erosion, and sewer overfl ows.
To address these issues, bioswales and rain
gardens should be used as natural solutions
to capture, slow down, and fi lter stormwater
close to where it falls, before being released
into the nearby wetlands. Beyond managing
stormwater, these features will enhance the
beauty and ecological health of the area,
attracting pollinators and birds with their
greenery. The images on the previous page
depict a few ways that Edina is currently
treating rainwater.
Edina residents have an opportunity to join
the “Adopt-a-Drain” program to get involved
to help keep neighborhoods clean. Those who
sign up commit to keeping drains clear of trash,
leaves and grass. For more information, follow the
QR code linked at the next page.
Point-Source Pollution Note: Nine Mile Creek
in Edina has elevated levels of chloride pollution,
primarily attributed to road salt application during
winter months.
Conventional stormwater management systems
are designed to capture and treat pollutants
like sediment, nutrients, and debris through
mechanisms such as retention basins, fi ltration,
and infi ltration. However, these methods are
ineffective for addressing chloride pollution
because chloride is highly soluble in water. Once
dissolved, it cannot be removed by traditional
stormwater practices like sedimentation or
fi ltration. Additionally, chloride does not degrade
or break down naturally over time, meaning it
accumulates in water bodies and groundwater.
Infi ltration-based systems, which aim to return
water to the groundwater, can exacerbate
the problem by directly transferring chloride-
contaminated water into aquifers. To mitigate
chlorine pollution, it must be stopped at the
source by using smart salting best practices, low
salt design principles and standards, and green
infrastructure to minimize runoff. See S12 Eco-
Design Standards for best practices.
No cost for policy changes,
depending on scale of interventions
there could be grant opportunity
PROJECT$-$$$
Page 123 of 171
Green Space and Stewardship40 February 2025
University of Minnesota
Extension: Recommended Trees
for Climate-Ready Woodlands
Full Recommendation: Work with
property owners to naturalize green
spaces and establish planting standards
for boulevards and gateways.
S10 | Naturalize Green
Spaces
Community engagement has shown that most
participants prefer naturalistic open green
spaces featuring low-maintenance, ecologically
benefi cial native plant communities. However,
many of the privately owned green spaces in this
area are currently landscaped with turf grass
and ornamental plants, which do not support a
healthy, diverse ecosystem. These conventional
landscaping methods offer limited habitat for
wildlife and require signifi cant amounts of water,
as well as pesticides, fertilizers, and frequent
mowing—all of which harm the environment.
To improve these green spaces and create a more
sustainable, functional ecosystem, areas should be
naturalized by replacing traditional monoculture
landscaping with native and climate-adaptive
plantings (see QR code on this page).
To guide this transformation, a new set of
planting standards specifi c to this area should
be established. These standards should focus
on best practices for plant selection, design, Tall, low mow fescue seeding is a great replacement for
turfgrass. Image Source: https://www.architecturaldigest.
com
city could create a small fund to
incentivize
POLICYno cost
sourcing, installation, and seasonal maintenance.
Resources such as the Minnesota Board of Water
and Soil Resources (BWSR) Native Vegetation
Establishment and Enhancement Guidelines
or their Planting for Pollinators Guide can
offer valuable guidance. Additionally, property
owners should explore government funding
opportunities, like the Lawns to Legume program,
to fi nancially support these projects.
Page 124 of 171
Green Space and Stewardship41February 2025
Full Recommendation: Establish a tree
planting program to increase canopy, protect
existing canopy, and plan for succession in the
area’s canopy coverage.
S11 | Increase Tree Canopy
Based on community feedback, one of the most
valued assets of the Lincoln and Londonderry
area is its mature tree canopy. A common critique
of the larger buildings in this area is the lack of
mature trees and landscaping to soften and break
up the long building facades.
This recommendation seeks to protect the
healthy, mature trees currently on-site while
encouraging the establishment of new trees in
areas that will be shielded from potential future
development.
Tree selection and placement should be done in
collaboration with the City’s Forester. Expanding
the tree canopy in this area will help further
buffer the highway, provide additional habitat,
reduce the heat island effect, and reinforce the
area as a natural extension of the nearby Nine
Mile Creek.
An example of an Urban Forest Policy, and Edina’s
Tree Memorial Program is provided via the QR
code below:
Minneapolis Urban Forest
Policy Document
Edina’s Tree
Memorial Program
During a pop-up at Caribou Coffee, the community noted
that they dislike the lack of mature canopy around the
Loden Apartments. Image Source: Mend Collaborative
Mature trees along the creek are highly valued. Image
Source: Resource Environmental Solutions, LLC
city could create a small fund to
incentivize
POLICYno cost
Page 125 of 171
Green Space and Stewardship42 February 2025
Full Recommendation: Establish
and enhance ecological and stormwater
development standards for future
redevelopment.
S12 | Set Eco-Development
Standards
Development standards are essential for guiding
new development because they ensure that
growth and change occur in a way that aligns with
the community’s vision, priorities, and character.
Suggested standards for new development in the
area are included in the following table.
Note: Future development to be coordinated
with current city standards. While some of these
are existing standards and some are proposed, a
document of all standards should be created by
the City of Edina.
LLSAP Stormwater Design Standards
Wetland
Regulations
Nine Mile Creek Watershed
District is the local government
unit with jurisdictional control
for enforcement of the Wetland
Conservation Act. For most
activities that could affect wetlands,
the rules of the Nine Mile Creek
Watershed District will apply.
Runoff Runoff cannot be discharged
directly into wetlands without
presettlement of the runoff.
A protective buffer strip of natural
vegetation must surround all
wetlands.
Drain Leaders All newly constructed and
reconstructed buildings will route
drain leaders to pervious areas
where the runoff can be allowed
to infi ltrate. The fl ow rate of
water exiting the leaders shall be
controlled so no erosion occurs.
Water Quality
Treatment
Standards
Establish a higher standard for
pollution mitigation in this area, in
coordination with the Nine Mile
Creek Watershed District.
Fertilizer
Regulations
No person will apply fertilizer
or deposit grass clippings, leaves,
or other vegetative materials on
impervious surfaces, or within
stormwater systems, natural
drainageways, or wetland buffer
areas.
No lawn fertilizer, whether
liquid or granular, containing
phosphorous or phosphate may be
applied, except in small amounts
when soil tests indicate a need for
added phosphorous to support
healthy turf, or during the fi rst year
of establishing new turf.
Fertilizer applications are prohibited
within 50 feet of any wetland or
water resource.POLICYno cost
Page 126 of 171
Green Space and Stewardship43February 2025
LLSAP Ecological Design Standards
Overstory
Trees
The trees must be classifi ed as
overstory species by the American
Nursery Association. Overstory
trees should not include the
following, unless approved by
the city forester: Ash, American
elm (except disease-resistant
varieties), Silver maple, Box elder,
Cottonwood (male only), All
species of Populus (poplar), Ginkgo
(female only)
Public Right
of Way
Landscaping
Street trees should be spaced 30
feet apart, measured from the
center of each tree trunk. If no
planting strip is available or utilities
prevent planting in the designated
strip, trees may be planted on the
development parcel, 3 to 7 feet
behind the property line closest to
the public right-of-way.
Overstory
Trees within
Development
Parcel
Requires 1 overstory tree per 40
feet of site perimeter plus a full
complement of understory trees
and shrubs to complete a quality
landscape treatment of the site.
Low Salt
Design
Incorporate low salt design
standards for corridors and sites
to reduce the demand for chemical
deicers, including chloride, in
winter maintenance operations.
Smart
Irrigation
Systens
Irrigation systems must include
smart controllers with features like
weather-based scheduling and soil
moisture sensors.
Parking Lot
Landscaping
Off-street parking areas with six
or more spaces and all loading
facilities must be screened from
public streets with clear views
of these areas and from nearby
residential or public properties.
Screening Height:
At least 4 feet tall for parking
areas.
At least 10 feet tall for loading
facilities.
Maximum height of 4 feet along
street frontages.
Screening must provide at least
75% opacity.
Winter Maintenance:
Parking lot landscaping must
consider winter maintenance
activities to ensure that effective
and effi cient ice and snow removal
can be prioritized without leaning
on chemical de-icers that further
harm water resources.
Parking Lot
Interior
Landscaping
Properties with on-site parking
for 20 or more cars must provide
landscaped areas equal to 10% of
the total paved parking area.
All interior parking rows must end
with a landscaped island or area.
Landscaped areas should be evenly
distributed within the parking lot
to provide shade and improve
visual appeal. The maximum
distance between landscape islands
should be around 60 to 100 feet.
Landscape islands must be at least
6 feet wide and generally the
length of a standard parking space.
Each island must have at least one
tree and fi ve shrubs. For double-
loaded parking spaces, each island
must be at least 6 feet wide and
generally the length of two back-
to-back or nose-to-nose parking
spaces.
Page 127 of 171
Green Space and Stewardship44 February 2025
Understory
Tree within
Development
Parcel
A minimum of one understory tree
must be planted for every 10,000
square feet of total lot area.
Perennials
Planting
in New
Development
At least one perennial must be
planted for every 500 square feet
of total lot area. Shrubs can be
used as substitutes in addition to
the required minimum number of
shrubs. If the calculation results in
a fraction, round up to the next
whole number.
Sustainable
Landscaping
Landscaping plans must have water-
effi cient designs. Use of native and
drought-tolerant plants reduce the
demand for irrigation water as well
as other inputs like fertilizers.
Parking Lot
Interior
Landscaping
Islands must contain at least two
trees and ten shrubs.
Landscaping areas bordering
driveways and parking lots must be
protected by curbing, wheel stops,
or other similar protective devices,
unless the area is a bioswale.
Minimum Tree
Density
Multifamily development: 4
signifi cant/landmark trees per
5,000SF of lot area.
Commercial and Civic: 4
signifi cant/landmark trees per
5,000 SF of lot area.
Shrubs within
Development
Parcel
At least one shrub must be planted
for every 750 square feet of total
lot area. If the calculation results
in a fraction, round up to the next
whole number. This requirement
includes shrubs planted in surface
parking areas.
Page 128 of 171
Green Space and Stewardship45February 2025
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Page 129 of 171
Nine Mile Creek Regional Trail and wetland during the summer.
Image Source: Mend Collaborative
Page 130 of 171
Getting Around
Safely
06
Provide safe and accessible
multi-modal transportation
options within and around
the district.
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Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business48 February 2025
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
S13
S13
S13
Page 132 of 171
Getting Around SafelyGetting Around Safely 49February 2025
Full Recommendation: Improve
intersections for pedestrian safety.
S13 | Improve Intersections
To improve pedestrian safety, consideration
should be given to traffi c calming treatments
within the study area. Example treatments include
tight curb radii, curb extensions, pedestrian
refuge islands, medians and raised crosswalks.
Key intersections to prioritize improvements
include Lincoln Drive/Londonderry Road, Lincoln
Drive/Dovre Drive, and the entrance to the
Londonderry Shops.
Another potential improvement is a raised
intersection. This is a traffi c calming feature that
elevates the entire intersection to the level of
the surrounding sidewalks, slowing vehicular
traffi c and making the space more pedestrian-
friendly. This design improves visibility, mobility
and accessibility by creating a more seamless
transition for individuals using bicycles, strollers
or other mobility devices. For vehicles, raised
intersections contribute to reduced speeds,
safer turning movements and a lower likelihood
of crashes. It is important to note that street
maintenance vehicles, such as snow plows
and street sweepers, can navigate these raised
intersections without diffi culty.
This raised intersection example is from the New York City
Department of Transportation Street Design Manual.
could be eligible for grant funding
PROJECT$$$
As redevelopment occurs, additional engineering
studies will be needed to evaluate traffi c calming
solutions. Whenever possible, improvements
should promote a safer, more walkable and
connected community space, reinforcing a people-
fi rst approach to urban design.
In collaboration with Minnetonka and MnDOT,
the City should also study the adjacent
interchange with Highway 169 for potential
improvements that promote safety for all modes
of transportation.
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The Londonderry Shops
MPLS Area Realtors
Offi ceOffi ce
IndustrialIndustrial
Industrial + Offi ce
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business50 February 2025
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
S14
Page 134 of 171
Getting Around SafelyGetting Around Safely 51February 2025
Full Recommendation: Improve the
pedestrian and bicycle trail connection on
Londonderry Road to the Opus SWLRT
station and connect to Route 38.
S14 | Connect to the Opus
SWLRT and Adjacent
Transit Service
This recommendation aims to improve biking and
walking connections, particularly for commuters
traveling from western Edina along the Nine Mile
Creek Trail, to the Green Line Opus Station and
new local Route 38. The Green Line extension
and Route 38 will provide the community
with quick public transit access to downtown
Minneapolis and other regional destinations.
Initial analysis using Strava data revealed that
many cyclists prefer biking along Londonderry
Road over Highway 169, rather than using the
Nine Mile Creek Trail to the north beneath the
highway. A new trail connection over the highway
bridge would offer a more direct route, saving
approximately five minutes of biking time to the
Opus Area Station. These improvements should
include a barrier between the bridge trail and
roadway, and new sidewalks and on-street bike
lanes on Bren Road in Minnetonka.
Implementing this recommendation extends
beyond the boundaries of this small area plan and
will require collaboration with MNDOT and the
City of Minnetonka to bring the recommendation
to fruition.
The current sidewalk condition allows an appropriate width
for a 10’ multi-use trail. Image source: Mend Collaborative.
The trail to the Opus Green Line Station
could be eligible for grant funding
PROJECT$$
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Dovre Drive
Lincoln DriveParking
Garage
The Londonderry Shops
MPLS Area Realtors
Offi ceOffi ce
IndustrialIndustrial
Industrial + Offi ce
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business52 February 2025
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
S15
Page 136 of 171
Getting Around SafelyGetting Around Safely 53February 2025
S15 | Create a New
Boardwalk Connection
Full Recommendation: Create a new
northern boardwalk connection off of the
existing Nine Mile Creek Trail boardwalk
either to Lincoln Drive or to Malibu Drive.
Edina’s Parks, Recreation, and Trails Strategic Plan
proposes a connection to the neighborhoods
north of Lincoln and Londonderry via the Nine
Mile Creek Trail, aiming to enhance walkability
and connectivity to existing and future services in
the area.
Extending the trail through this critical wetland
ecosystem will require close collaboration
with the Three Rivers Park District to ensure
compliance with their trail standards and
environmental protections.
Two options for this connection are under
consideration: the 2015 report suggests a trail
parallel to the highway, linking back to Lincoln
Drive at the North and Lincoln Apartments.
An alternative proposes connecting the trail at
Malibu Drive, which would reduce the impact on
the wetland ecosystem.
Continued collaboration with the community
and the Nine Mile Creek Watershed District
will be essential to determine which option
best integrates into the neighborhood while
minimizing negative environmental impacts.
Boardwalk connection options to Oaks Lincoln Apartment
and to Malibu Drive. Image Source: Mend Collaborative
Option A: Connection to
Oaks Lincoln Apartments
Option B: Connection to
Malibu Drive
could be eligible for grant funding
PROJECT$$$
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Dovre Drive
Lincoln DriveParking
Garage
The Londonderry Shops
MPLS Area Realtors
Offi ceOffi ce
IndustrialIndustrial
Industrial + Offi ce
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business54 February 2025
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
S16
S16
Page 138 of 171
Getting Around SafelyGetting Around Safely 55February 2025
S16 | Improve Desire Lines
Full Recommendation: Improve desire
lines” to Children’s, the Loden, and the
Londonderry Shops.
Circulation pattern data in Lincoln and
Londonderry reveal several well-defi ned desire
lines, where pedestrians have created informal
routes to make walking more effi cient or
enjoyable. These paths cut through existing lawn
areas at the Londonderry Shops and behind
the Children’s Campus, indicating a need for
improved circulation loops to better connect key
destinations in the area.
At the Londonderry Shops, the recommendation
includes adding an accessible ramp from the
parking lot to the street corner to improve
pedestrian access. Additionally, Loden residents
currently navigate informal paths behind the
Children’s Campus “back of house” area to reach
the Nine Mile Creek Trail. This recommendation
suggests establishing a clearly defi ned trail for
residents.
The purple line on the left shows an accessible sidewalk
down to the Lincoln and Londonderry intersection.
People often travel down this inaccessible slope to reach
the sidewalk at Lincoln Drive and Londonderry Road.
could be eligible for grant funding
PROJECT$$
Page 139 of 171
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Offi ceOffi ce
IndustrialIndustrial
Industrial + Offi ce
Existing Drive Surfacing
Nine Mile Creek Trail
Existing Buildings
100 Year Flood Extents
Existing Parkland Property
Existing Trees
Proposed Trees
Existing Sidewalks
Proposed Sidewalks
Intersection Improvement
Commercial/Retail Rezone
Art Opportunity
Contour Lines
Proposed Trail Extension
Economic Development and Business56 February 2025
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
S17
S17
S17
Page 140 of 171
Getting Around SafelyGetting Around Safely 57February 2025
S17 | Add Trees Along Lincoln
Drive West
Full Recommendation: Add street trees
and sidewalks to the west side of Lincoln
Drive.
To improve safety, comfort, and accessibility, this
recommendation proposes adding a sidewalk
along the western edge of Lincoln Drive,
complemented by a tree-lined boulevard.
This recommendation suggests development
outside of the existing western curb line to limit
cost during this phase of design. The property line
currently abuts Lincoln Drive along the western
curb, so implementing this recommendation
will require collaboration with business owners.
The sidewalk should be at least 6 feet wide, with
a minimum 6-foot-wide tree boulevard and/
or bioswale. This will be consistent the with
bioswales recommended in S9 on page 39.
proposed sidewalk
existing Nine Mile Creek Trail
existing shoulder
proposed
bioswale
proposed trees
6’-0”6’-0”
50’-0”
12’-0”12’-0”12’-0”7’-0”
existing cross section
A well-designed, accessible walking path enhances
walkability, making it easier for people to visit
businesses and services along Lincoln Drive. For
future development, these improvements will
establish a foundation for a more pedestrian-
friendly environment, contributing to a vibrant,
connected streetscape that can attract new
businesses and residents. The addition of street
trees increases shade, provides habitat, and adds
a vegetative buffer to separate residential from
industrial/commercial spaces.
could be grant eligible or costs
could passed along to adjacent
proprietiesPROJECT$$$
Page 141 of 171
Getting Around SafelyGetting Around Safely58 February 2025
S18 | Advocate for Local
Transit Service
Full Recommendation: Request Bus
Service west to the Light Rail Station.
To prepare for the opening of the Opus Light Rail
Station in 2027, this recommendation prioritizes
the addition of a bus service connection at the
corner of Lincoln Drive and Londonderry Road,
and to request extending the local bus route
38 across highway 169. This improvement aims
to enhance multi modal connectivity for the
community and provide equitable access to the
expanded transit network.
Metro Transit’s newly released Network Now
process has suggested that the area around Opus
Station in Minnetonka should be a “Metro micro”
zone, which is described as follows:
“Metro micro is the Met Council’s shared
ride, curb-to-curb microtransit service allowing
customers to be picked up and dropped off at
any location within a designated service area.
Customers can request a trip by phone or using
a smartphone app, similar to the experience of
using private transportation services like Uber
and Lyft. Trips are shared, which means that
during any given ride, other individuals requesting
service to or from nearby locations may also be
picked up or dropped off.”
The proposed Metro micro zones in the Draft Network
Now plan.
The City should advocate for this service to
include the Lincoln and Londonderry area.
This bus service will offer an alternative
for users who are not drivers, cyclists, or
pedestrians, empowering individuals with limited
transportation access to travel independently.
Additionally, because there will be limited “park
and ride” spots available at the Opus Light Rail
Station, this service could help commuters
from the neighborhood reach the Opus station
without the need to drive a personal vehicle,
walk, or bike. It also provides a fl exible, reliable
transit option for those commuting to downtown,
neighboring areas, or regional destinations via the
Green Line.POLICYno cost
Lincoln and
Londonderry
Page 142 of 171
Getting Around SafelyGetting Around Safely 59February 2025
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Page 143 of 171
Open House at Walnut Ridge Park. Image
Source: Mend Collaborative
Page 144 of 171
Community
Involvement and
Visionary Planning
07
Foster a forward-thinking
approach to development
that involves the community.
Page 145 of 171
62Community Involvement and PlanningFebruary 2025
Full Recommendation: Develop
community branding and consolidate signage
and wayfi nding.
S19 | Develop Community
Branding
This effort proposes not only developing
community branding through signage but also
prioritizing practical and effective wayfi nding
solutions along the trail and and in locations that
will guide people to local businesses. Interviews
with business owners identifi ed this as a very
important priority, highlighting the critical role
wayfi nding plays in driving traffi c to businesses
and enhancing the visitor experience.
Collaboration among multiple jurisdictions
and stakeholders—including the City of Edina,
the Nine Mile Creek Watershed District, the
Minnesota Department of Transportation, and
individual business owners—will be essential
to ensure the wayfi nding system is functional,
user-friendly, and refl ective of the area’s unique
character.
By addressing these wayfi nding needs, the fi nal
signage can both support local businesses and
create a cohesive identity for the community
that feels authentic to its neighbors, users, and
stakeholders.
A cohesive signage suite can be developed to provide
several options for multiple different signage types. Image
Source: https://www.brentharley.com/whistler-wayfi nding-
implementation/
would likely utilize City funding
PROJECT$
Page 146 of 171
63 Community Involvement and PlanningFebruary 2025
Full Recommendation: Build community
support and promote inclusivity around future
area improvements and development with the
neighbors of the area.
S20 | Develop Community
Support
All recommendations in this small area plan
rely on close collaboration between diverse
stakeholders to ensure successful implementation.
This plan serves as a guiding framework,
emphasizing the importance of a community-
centered process where residents are actively
engaged and their input is valued.
Throughout the planning process, Edina residents
participated, sharing their perspectives and
priorities. This small area plan aims to refl ect
those community priorities while aligning
with the city’s vision and goals for the future.
The continued involvement of the community
will be essential as the plan evolves and
recommendations are put into action.
Site walk from April of 2024. Image Source: Mend
Collaborative
September community engagement event. Image Source:
Mend CollaborativePOLICYno cost
Page 147 of 171
Capacity-Dependent
Recommendations
1. Master Plan Mixed Use Development
2. Rezone for Development
3. Request a Noise Wall
4. Establish a New Central Green Space
5. Establish Smaller Blocks
Actions that require upgrades to the sewer
system to enable increased development.
Page 148 of 171
Long-Term
Visioning
08
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Long Term VisioningEconomic Development and Business66
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
February 2025
L1
Page 150 of 171
67 Long Term VisioningFebruary 2025
Full Recommendation: Master plan mixed
use development for future redevelopment on
the Children’s site, prioritizing new housing,
with a preference for multifamily apartments
and townhomes.
L1 | Master Plan Mixed Use
Development
As of 2025, the Children’s Campus building and
its adjacent parking garage are only about 10-20%
occupied. This parcel, currently zoned for mixed
use, is identifi ed in this plan as a priority for
future redevelopment given the sewage capacity
limitations are resolved. The master plan envisions
transforming the site to accommodate multifamily
housing, including apartments or townhomes.
As illustrated in the accompanying graphic
(outlined in the map on page 66), the proposed
multifamily development will feature a compact
design with internal courtyards, providing shared
outdoor spaces for residents. The plan also
emphasizes preserving the existing green space
along Nine Mile Creek to the north.
To make effi cient use of the existing
infrastructure, retaining and retrofi tting the
parking garage south of the Children’s Campus
building should be explored. Apartments
could be designed to wrap around the
garage, seamlessly integrating it into the new
development and supporting future residential
needs.
The new apartments will integrate the natural
topography of the site, with buildings generally
limited to a height of four stories to minimize
the visual impact of potential buildings to an
otherwise natural setting. Additional height may
be considered where it is deemed appropriate
in order to achieve other goals described in this
plan or other guiding documents.
During the community engagement event in September,
attendees in person and online showed a preference for
development that uses natural materials, and has mature
canopy coverage. Image Sources: https://www.dwell.com/
article/10-green-commercial-buildings-5228666a, https://
www.fi nehomebuilding.com/project-guides/framing/
contemporary-hybrid-timber-framePOLICYno cost
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Existing Parkland Property
Existing Trees
Proposed Trees
Sidewalks
Intersection Improvement
Contour Lines
Long Term VisioningEconomic Development and Business68
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
February 2025
L2
Page 152 of 171
69 Long Term VisioningFebruary 2025
Full Recommendation: Guide land use for
new commercial, retail, light industrial and
residential development north of Londonderry
Road based on the “Rightsize Development”
strategy.
Pending resolution of sewage capacity limitations,
this master plan envisions opportunities for new
commercial, retail, light industrial, and residential
development north of Londonderry Road.
The proposed development strategy prioritizes
commercial, retail, and light industrial uses
along the highway frontage, with parking lots
positioned immediately adjacent to the highway.
Potential uses in this area could include three-
story ownership townhomes with ground-fl oor
parking, four-story mixed-use apartment buildings
featuring retail or commercial spaces such as
convenience stores, coffee shops, or restaurants
on the fi rst fl oor.
A key feature of this plan is the inclusion of
central green spaces (see Recommendation L4),
thoughtfully designed to foster a sense of care
and connection among residents, mitigate urban
heat island effects, and enhance the overall quality
of life and health for the future community.
Development should prioritize sustainable, climate-
appropriate materials and tree canopy coverage. Natural
materials, including stone and visible wood framing, must
be used. (more detail provided on pg 21).
Image Source: https://adp-architecture.com/projects/
elmsbrook-local-centre-at-the-heart-of-the-uks-fi rst-true-
zero-carbon-development/
L2 | Rezone for Development
POLICYno cost
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Sidewalks
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Long Term VisioningEconomic Development and Business70
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
February 2025
L3
L3
Page 154 of 171
71 Long Term VisioningFebruary 2025
To enhance conditions for future development,
it is recommended to request a noise wall from
the Minnesota Department of Transportation
(MnDOT) through the Noise Barrier Program.
Precedents such as the noise wall just north of
Lincoln and Londonderry at the Cottages of
Edina and the Oaks Lincoln Apartments can serve
as valuable references.
The noise wall should be complemented by a
dense vegetative buffer, consisting of trees and
greenery, to further reduce noise, mitigate air
pollution, and create a strong visual barrier for
the proposed neighborhood.
Together, the noise wall and vegetative buffer
will enhance the sense of safety and enclosure,
contributing to improved health and wellness for
the immediate residents.
L3 | Request a Noise Wall
Full Recommendation: Request a noise
wall and plant a vegetated buffer along 169
to improve conditions for development and
reduce noise and pollution impacts.
Noise wall just north of Lincoln and Londonderry at the
Cottages of Edina. Image Source: Google Maps
costs would be absorbed by
adjacent development
PROJECT$$
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Existing Trees
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Sidewalks
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Contour Lines
Long Term VisioningEconomic Development and Business72
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
February 2025
L4
L4
V
Page 156 of 171
73 Long Term VisioningFebruary 2025
In alignment with the short-term
recommendation S7, which calls for creating a
community gathering space during redevelopment,
this plan proposes the establishment green
spaces.
These green spaces balance the built environment
with greenery and open space north of
Londonderry Road and at the entrance to Nine
Mile Creek. They become a natural landmark,
providing a clear point of reference for residents,
visitors, and workers, and also serve as an
extension of habitat for the wildlife that reside in
L4 | Establish New
Green Spaces
Full Recommendation: Establish new
central green spaces to buffer residential uses
from retail, industrial, and commercial uses.
North Londonderry Green SpaceV
the Nine Mile Creek wetland just east of the site.
They provide a buffer between retail, industrial,
and commercial spaces and should prioritize
canopy coverage, water fi ltration, native plantings,
shade, and safety.
By prioritizing these elements, central green
spaces will not only enhance the physical
environment but also foster a sense of
community, encourage social interaction, and
support the health and well-being of everyone in
the area.
Land would be dedicated by
developers, design and construction
would likely be city funded
PROJECT$$$
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Existing Parkland Property
Existing Trees
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Sidewalks
Intersection Improvement
Contour Lines
Long Term VisioningEconomic Development and Business74
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
February 2025
L5
Page 158 of 171
75 Long Term VisioningFebruary 2025
This recommendation aims to improve the safety
and fl ow of both pedestrian, bicycle and vehicular
movement in future development. By subdividing
the parcels north of Londonderry Road into
smaller blocks and incorporating a frontage road
for primary vehicle movement and parking, the
design minimizes vehicular confl icts and improves
safety for non-motorized users. Vehicles will be
directed to enter the new development area
before Dovre Drive to reduce through traffi c and
enhance the overall safety of the area.
Smaller blocks are essential for improving
connectivity and walkability, creating a safer and
more accessible environment for pedestrians
and cyclists. Roadway alignments have been
designed to align with existing parcels, facilitating
their integration as redevelopment occurs. All
roads will include accessible sidewalks and be
designed to foster the feeling of a safe, welcoming
neighborhood while reducing congestion and
prioritizing non-motorized transportation.
The addition of turn-in options to reach businesses north
of Londonderry Road will help direct traffi c towards
development rather than towards Dovre Drive. Image
Source: Google Maps
L5 | Redesign Circulation
Full Recommendation: Redesign circulation
to establish smaller blocks and direct traffi c
closer to the highway.
Developer is responsible for land
dedication, design, and construction.
Some fi nancial assistance from the
City may be necessary.PROJECT$$$
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+ Extensions
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Existing Parkland Property
Existing Trees
Proposed Trees
Sidewalks
Intersection Improvement
Contour Lines
Long Term VisioningEconomic Development and Business76
Trail Rest Area (TRPD)
Trail Seating Area (Edina)
February 2025
L6
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77 Long Term VisioningFebruary 2025
Building on recommendation S17, which calls for
adding street trees and sidewalks to the west side
of Lincoln Drive, this recommendation proposes
redesigning Lincoln Drive north of Londonderry
Road into a vibrant greenway.
Greenways combine transportation routes with
green space, offering a balance between mobility
and nature. They improve urban quality of life by
promoting sustainable transportation, reducing
environmental impacts, and creating accessible
public spaces for the community.
Lincoln Drive, with its 50-foot right-of-way,
has ample space to incorporate two additional
6-foot-wide fi ltration swales with trees, enhancing
stormwater management while providing natural
L6 | Redesign Lincoln Drive
Full Recommendation: Redesign Lincoln
Drive as a greenway.
existing trees
9 Mile Creek Trailbioswale
bioswale
proposed trees proposed trees
11’-0”11’-0”
50’-0”
12’-0”6’-0”6’-0”
already compete in S17
beauty along the corridor. These swales will
serve as a buffer between pedestrian and vehicle
traffi c, improving both safety and aesthetics. The
greenway design will also preserve the necessary
vehicular travel lanes to accommodate cars and
trucks accessing future uses along the road.
Incorporating street trees, shrubs, and other
native plantings into the greenway will help
reduce the urban heat island effect, improve air
quality, and fi lter water before entering Nine Mile
Creek.
Could be grant eligible
PROJECT$$$
Page 161 of 171
Walnut Ridge Open House.
Image Source: Mend Collaborative
Page 162 of 171
79 ImplementationFebruary 2025
09
Implementation
Page 163 of 171
80Implementation February 2025
Implementation
The successful implementation of the Lincoln and Londonderry Small Area Plan will require concerted
effort from the City of Edina, private landowners, and other key stakeholders. As a reader of this plan,
your role will be vital in transforming this vision into reality. The success of the plan relies on creating
a vibrant, accessible, and sustainable community with improved housing, transportation, public spaces,
and a fl ourishing local economy. Working together, these efforts will help ensure that the Lincoln and
Londonderry area evolves into a welcoming gateway to western Edina, where people can live, work, and
gather in an eco-friendly, well-connected environment.
Implementers
The City of Edina will play a central role in leading
the implementation of the plan, with private
landowners as key partners. The City will provide
resources, policy leadership, and fi nancial support,
while private landowners will drive development
and investment in the area. Effective coordination
between the City, private landowners, and other
stakeholders will be crucial to ensuring that the
plan’s vision is realized.
The City’s leadership will include overseeing
necessary infrastructure improvements, facilitating
zoning changes, and securing public funding for
key projects when necessary. Private landowners
will be responsible for implementing development
projects such as residential, commercial, and
mixed use developments, to ensure that they align
with the plan’s vision, goals, and design guidelines.
The City will also coordinate with other public
partners when necessary. Coordination with
the Three Rivers Park District, the Minnesota
Department of Transportation, and the City of
Minnetonka will be necessary to implement the
plan.
Types of Recommendations
The Lincoln and Londonderry Small Area Plan
includes two main types of recommendations,
each of which will require collaboration from
both the City of Edina and private landowners.
Projects
These recommendations focus on tangible
improvements to the built environment, such
as new housing, improved streetscapes, public
spaces, and infrastructure. Projects like the
creation of parks, the construction of bike lanes,
or upgrading infrastructure will be key priorities.
The City will oversee larger public infrastructure
projects, while private landowners will lead
development efforts in coordination with City
policies.
Programs
Programs refer to community-driven activities or
services that enhance the quality of life, such as
a new program to encourage different types of
landscape maintenance. These programs may be
initiated by private organizations or community
groups, but the City can support them through
funding and policy alignment, or they can be
developed by the City.
Policies
Policies shape the long-term growth and
development of the area, including zoning changes,
economic development strategies, and affordable
housing initiatives. These recommendations will
require the active support and leadership of the
City of Edina to ensure that policies are adopted
and implemented in alignment with the overall
vision for the Lincoln and Londonderry area.
Page 164 of 171
81 ImplementationFebruary 2025
Funding Sources
The Lincoln and Londonderry Small Area Plan
will require a combination of funding sources
to ensure its successful implementation. These
include:
Government Grants and Funding
• Federal Grants: These funds can be used
for large-scale projects like infrastructure
improvements, environmental sustainability
efforts, or affordable housing. The City of
Edina will typically apply for these grants to
secure funding for projects.
• State Grants: These funds may support
initiatives such as public parks, streets,
or public health programs that improve
community well-being.
• Local Government Funds: The City
can allocate local funds for infrastructure
improvements, street upgrades, or public
space enhancements.
Private Investment and Grants
Real Estate Development: Private developers
will play a critical role by investing in mixed
use developments, residential complexes, and
commercial spaces that align with the area’s
vision. Investment from private entities will drive
much of the physical growth and revitalization in
the Lincoln and Londonderry area.
Business Expansion: Entrepreneurs and
business owners may contribute to revitalizing
the area by opening new shops, restaurants, or
offi ce spaces, thus creating jobs and stimulating
the local economy.
Foundation Grants: Private foundations can
fund specifi c initiatives, such as community arts
projects, environmental conservation, or public
space improvements.
Tax Incentives and Financing
Tax Credits: These special incentives can
encourage investment in projects like affordable
housing development or the revitalization of
underutilized buildings.
Tax Increment Financing (TIF): TIF allows
the City to capture future property taxes to
fund current development projects, such as
infrastructure or park improvements.
Working Group kickoff walk. Source: Mend Collaborative
Image Source: Mend Collaborative
Page 165 of 171
82Implementation February 2025
City Policy
The City of Edina has numerous policies which
guide new and existing development in the City.
These policies are regularly updated based on
community preferences, best practices, and
current conditions. As this plan looks far into
the future, it is possible that some City policies
may change prior to new development. New
development will always be required to follow
current city policies. Below are some policies
which will be especially important to review as
new development is planned.
Affordable Housing: The City of Edina
has established an Affordable Housing Policy to
support a diverse population and ensure housing
availability for those living or working in the
city. The policy applies to all new multi-family
developments of 20 or more units requiring
rezoning or a Comprehensive Plan amendment.
It mandates that rental projects reserve 10%
of rentable area at 50% affordable rates or
20% at 60% rates, while for-sale developments
allocate 10% of livable area at affordable prices.
Affordable units must provide equal amenities,
parking, and design quality as market-rate units
and remain affordable for 20 years (rentals)
or 30 years (ownership) under a Land Use
Restrictive Covenant. Developers are incentivized
through measures like density bonuses and tax
increment fi nancing, though alternatives such as
off-site units or cash payments may be allowed
if on-site affordability is not feasible. The policy
aims to balance affordability goals with practical
development constraints.
Climate Action: The City of Edina has a
strong history of leadership in sustainability. In
response to growing concerns about the climate
crisis, the City initiated a Climate Action Plan in
2021, developed with paleBLUEdot, to enhance
climate resilience and reduce greenhouse gas
(GHG) emissions. Aligned with international
and local goals, Edina aims to reduce GHG
emissions by 45% below 2019 levels by 2030
and achieve net-zero emissions by 2050. The
plan highlights the challenges posed by climate
change, including its disproportionate impact
on vulnerable populations, and emphasizes the
opportunities for renewable energy, innovation,
and equity. As a “living plan,” it incorporates
progress measurement and adaptive strategies to
ensure its goals are met, providing a framework
for implementation, monitoring, and continual
adjustment to advance sustainability and climate
resilience.
Monitoring and Reporting
Ongoing monitoring and reporting are essential
to ensure that the Lincoln and Londonderry Small
Area Plan remains on track. The City of Edina
will be responsible for tracking progress on key
initiatives, including infrastructure improvements,
zoning changes, and development projects.
Regular updates will be provided to the public
and stakeholders to maintain transparency and
accountability. This monitoring process will also
help identify areas that need adjustment and
ensure that the plan’s goals are met.
Through strong coordination between the City
of Edina, private landowners, and community
stakeholders, the Lincoln and Londonderry Small
Area Plan can transform this area into a vibrant,
sustainable, and connected community by 2050.
Climate Action
QR Code
Affordable
Housing QR Code
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February 2025 End of Document
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EdinaMN.gov
5780 Lincoln Drive – Kwik Trip Sketch Plane Page Style
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Land Use Map
& Site Location
Site
Location
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Zoning Map & Site
Location
Site
Location
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Proposed Site Plan
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