HomeMy WebLinkAbout2025-08-27 Planning Commission Packet
Meeting location:
Edina City Hall
Council Chambers
4801 W. 50th St.
Edina, MN
Planning Commission Meeting Agenda
Wednesday, August 27, 2025
7:00 PM
Participate in the meeting:
Watch the meeting on cable TV or at YouTube.com/EdinaTV.
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8861 at least 72 hours in advance of the meeting.
1. Call to Order
2. Roll Call
3. Approval of Meeting Agenda
4. Approval of Meeting Minutes
4.1. August 13, 2025, Regular Meeting Minutes
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. Subdivision, 6417 Warren Avenue
Page 1 of 32
7. Reports/Recommendations
7.1. Resolution B-25-12 Finding that the Proposed Sale of Property at 5146 Eden Avenue
is Consistent with the Comprehensive Plan
7.2. 2026-27 Work Plan
8. Chair and Member Comments
9. Staff Comments
10. Adjournment
Page 2 of 32
BOARD & COMMISSION
ITEM REPORT
Date: August 27, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 4.1
Prepared By: Liz Olson, Administrative Support
Specialist
Item Type: Minutes Department:
Item Title: August 13, 2025, Regular Meeting Minutes
Action Requested:
Approve minutes.
Information/Background:
Supporting Documentation:
1. August 13, 2025, Regular Meeting Minutes
Page 3 of 32
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 1 of 2
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
August 13, 2025
I. Call To Order
Chair Bennett called the meeting to order at 7:01 p.m.
II. Roll Call
Answering the roll call were: Commissioners Bornstein, Daye, Felt, Nelson, Smith, and Chair Bennett.
Staff Present: Emily Dalrymple, Assistant Planner, and Liz Olson, Administrative Support Specialist.
Absent from the roll call: Commissioner Alkire, Hahneman, Padilla, Jha, and Joncas.
III. Approval Of Meeting Agenda
Commissioner Daye moved to approve the agenda for August 13, 2025. Commissioner
Smith seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, July 23, 2025
Commissioner Daye moved to approve the minutes of the July 23, 2025, Special Work
Session and Regular Meeting. Commissioner Smith seconded the motion. Motion carried
unanimously.
V. Community Comment
None.
VI. Public Hearings
A. Side Yard Setback Variance – 4630 Edgebrook Place
Assistant Planner Bodeker presented the request of 4630 Edgebrook Place for a Side Yard Setback
Variance. Staff recommended approval of the side yard setback variance, subject to the findings and
conditions listed in the staff report, as requested.
Appearing for the Applicant
Ms. Angie Wingate with Rehkamp Larson addressed the Commission.
Page 4 of 32
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2025
Page 2 of 2
Staff answered questions from the Commission.
Public Hearing
None.
Commissioner Nelson moved to close the public hearing. Commissioner Smith seconded
the motion. Motion carried unanimously.
The Commission discussed the side yard setback variance and felt the changes were appropriate.
Motion
Commissioner Smith moved that the Planning Commission approve the Side yard Setback
Variance as outlined in the staff memo, subject to the conditions and findings therein.
Commissioner Daye seconded the motion. Motion carried unanimously.
Commission comments can be viewed on the official City website.
VII. Chair and Member Comments
Received.
VIII. Staff Comments
None.
IX. Adjournment
Commissioner Daye moved to adjourn the August 13, 2025, Meeting of the Edina Planning
Commission at 7:20 p.m. Commissioner Nelson seconded the motion. Motion carried.
Page 5 of 32
BOARD & COMMISSION
ITEM REPORT
Date: August 27, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 6.1
Prepared By: Cary Teague, Community Development
Director
Item Type: Public Hearing Department: Community Development
Item Title: Subdivision, 6417 Warren Avenue
Action Requested:
Recommend the City Council approve the request.
Information/Background:
Bellin Construction is proposing to subdivide the property at 6417 Warren Avenue into
two lots. The existing home would be removed and new homes built on each lot.
Within this neighborhood, the median lot area is 10,130 square feet, median lot depth is
135 feet, and the median lot width is 75 feet.) The new lots meet these requirements.
(See attached applicant narrative and plans.)
The parcel was originally platted as four lots but were combined for the construction of
one home. The proposed subdivision would establish lots more consistent the lots in the
neighborhood. The existing home on the property will be torn down. This proposal
requires the following:
• Subdivision to re-plat the property into two lots (Preliminary and Final Plat)
Supporting Documentation:
1. Staff Report
2. Site Location, Zoning & Comp. Plan
3. Original Platted Lots
4. Applicant Narrative
5. Proposed Plans & Median Lot Size Calculations
Page 6 of 32
August 27, 2025
PLANNING COMMISSION
Cary Teague, Community Development Director
Subdivision, 6417 Warren Avenue
Information / Background:
Bellin Construction is proposing to subdivide the property at 6417 Warren Avenue into two lots.
The existing home would be removed and new homes built on each lot. Within this neighborhood,
the median lot area is 10,130 square feet, median lot depth is 135 feet, and the median lot width is
75 feet.) The new lots meet these requirements. (See applicant narrative and plans attached.)
The parcel was originally platted as four lots but were combined for the construction of one home.
The proposed subdivision would establish lots more consistent the lots in the neighborhood. (See
attached.) The existing home on the property will be torn down. This proposal requires the
following:
➢ Subdivision to re-plat the property into two lots (Preliminary and Final Plat)
Surrounding Land Uses
Northerly: Single-Family; zoned R-1; guided Low Density Residential
Easterly: Single-Family; zoned R-1; guided Low Density Residential
Southerly: Single-Family; zoned R-1; guided Low Density Residential
Westerly: Single-Family; zoned R-1; guided Low Density Residential
Existing Site Features
The property is 27,013 square feet in area and contains a single-family home with mature trees.
The site is currently accessed off 64th Street.
Page 7 of 32
STAFF REPORT Page 2
Planning
Guide Plan designation: Low Density Residential
Zoning: R-1, Single Dwelling Unit District
Lot Dimensions
Section 36-437 of the Edina City Code establishes minimum standards for lot area, lot width,
and lot depth within the R-1 district. The minimum standards are determined by the median of
all R-1 single-family lots within 500 of the perimeter.
Area Lot Width Depth
Required 10,130 s.f. 75 feet 135 feet
Feet Lot 1 10,260 s.f. 76 feet 135 feet
Lot 2 16,645 s.f. 122 feet 135 feet
Grading/Drainage and Utilities
The Engineering Department has reviewed the proposed plans and found them acceptable at
this stage. Drainage generally flows to the west toward Warren Avenue, away from the
adjacent properties to the north and east. The detailed grading plans for the specific new
homes would be reviewed by the city engineer at the time of a building permit application and
would need to meet all city standards. A construction management plan will be required for the
construction of the new home. The applicant has provided two options; these are based on the
location of the driveway for Lot 2. Consideration is given to having a shared access for both
lots where the existing driveway is located off 64th Street. In this scenario, a private access
easement would be required over Lot 1.
Trees
Based on the plans, it appears some tree removal will be necessary to accommodate a new
home. The applicant would be subject to the tree protection ordinance. Final plans will be
subject to review by the City Forrester at the time of building permit.
Park Dedication
Because this property was originally platted as four lots that were combined, no park
dedication is required.
Setbacks
The proposed building pads appear to meet all required setbacks. The front setback
requirement is 50 feet (to match the neighboring house to the south), or an average of the
Page 8 of 32
STAFF REPORT Page 3
front setbacks on Warren. The applicant has demonstrated compliance with matching the
existing home to the south. At the time of building permit, they may have an option of a closer
setback by using the average of the homes. A rough estimate of the average of the block
setback is 40 feet. Side street (15 feet), side (10 feet) and rear (25 feet) setbacks would also
be met.
Staff Recommendation
Recommend that the City Council approve the proposed two lot subdivision (Preliminary and
Final Plat of 6417 Warren Avenue). Approval is based on the following findings:
1. The proposed subdivision meets the City’s lot size standards; therefore, the applicant
is entitled to the request.
2. The property was originally platted as four lots.
3. The proposed subdivision would result in two lots that are more similar in size to lots
in the area.
Approval is subject to the following conditions:
1. Prior to issuance of a building permit, the following items must be submitted:
a. Submit evidence of Nine Mile Creek Watershed District approval.
b. A curb-cut permit must be obtained from the Edina engineering department.
Should the access to Lot 2 be by a shared driveway, a private access easement
must be established over Lot 1 prior to issuance of a building permit.
c. A grading, drainage and erosion control plan subject to review and approval of
the city engineer at the time of building permit.
d. Any disturbance to the roadway caused by the construction of the new homes
must be repaired by replacing the asphalt pavement from curb-to-curb and from
saw-cut to saw-cut.
e. A construction management plan will be required for the construction of the
new home.
f. Utility hook-ups are subject to review of the city engineer.
2. All required structure setbacks shall be met, and the tree preservation ordinance met
prior to issuance of a building permit.
Deadline for a City decision – October 22, 2025.
Page 9 of 32
Site
Page 10 of 32
Site
Page 11 of 32
Page 12 of 32
Page 13 of 32
Page 14 of 32
Original Platted Lots
Page 15 of 32
This letter is to the City of Edina and surrounding residents of 6417 Warren AVE Edina. On
behalf of Bellin Construction we are writing to inform you we are inquiring to perform a lot split
at the current address of 6417 Warren AVE. The current lot consists of four parcels of land and
currently has one existing house. We are requesting to turn the four parcels into two distinct
lots and build one home on each lot. The home and property have been vacant for several years
and is overgrown with weeds and many dead trees throughout the property.
Bellin Construction performed a lot split at 5928 Beard in Edina about four years ago and has
knowledge with the process and building beautiful homes. We have been in business for more
than 10 years and have built more than a dozen homes in Edina, so we are familiar with Edina’s
permiting, ordinances, setback, and hours of operation while working within the city.
Page 16 of 32
8-6" twn926.424" ash925.6926.6927.2927.2EElec.Metertcc935.59tcc926.12tcc923.39SSanitary Manholerim=926.5610" dead923.312-8" elm920.28" 26918.314" elm915.39"911.27"910.59"914.314"913.4Serv908.010"903.814"903.4SSanitary Manholerim=898.81tcc900.06PowerPole936.1935.5934.3934.2933.6935.7935.7937.1937.26" elm937.6937.4937.3PowerPoleA/CG22" hac928.830" elm924.730" spruce925.232" oak923.016" 80922.912" 10925.08" elm926.812" dead924.912"929.812" elm933.48" elm933.2925.2924.912"917.512"916.212"916.26"916.012" elm919.612"917.430" oak915.310"912.528" oak913.016" pine917.518" oak919.410"920.18"920.61.312.338.012.5 5.128.9 5.115.2 38.015.22.316.51.012.522.1 24.624.622.1
(200.00plat)
(200.00plat)61.775.134.018.0
1.1'64th Street WestWarren Avenue6.66.950.416.237.150' R/W Width50' R/W WidthN 00°13'20" E 198.99 N 89°37'23" E 135.01S 89°53'07" W 135.00S 00°13'19" W 199.61 Meas.
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930926927928929931932 935933934936919920921922923924925926927905910915906907908909911912913914916917W Residence No. 6417GarageWellHeavy BrushBlockWallWoodFenceLandscape Edging/WallStoneWallConcretePaversConcrete
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Overhead WiresF:\survey\normandale 2nd addition - hennepin\21-22-23-24-9 normandale 2nd add\01 Surveying - 90780\01 CAD\01 Source\01 Survey Base Option A.dwgF:\survey\normandale 2nd addition - hennepin\21-22-23-24-9 normandale 2nd add\01 Surveying - 90780\01 CAD\01 Source\01 Survey Base Option A.dwg
1 OF 1SHEET NO.PROJECT: 90780DRAWN BY:CHECKED BY:PRELIMINARY PLATBELLIN CONSTRUCTIONGRPSigned: ____________________________________________ Gregory R. Prasch Registration No. 24992Surveyed this 15th day of August 2024.I certify that this plan, specification, or report was prepared by me or under my directsupervision and that I am a duly Licensed land Surveyor under the laws of the State ofMinnesota.FIELD BY:TMFB No:7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.com Legal DescriptionLots 21, 22, 23 and 24, Block 9,NORMANDALE SECOND ADDITION,Hennepin County, Minnesota.Miscellaneous NotesProperty Address: 6417 Warren Avenue, Edina, MN 55439PID No.: 04-116-21-23-0020Area of Parcel = 26,905 sq. ft.Title insurance commitment showing property description and any encumbrancesof record not provided, survey subject to change.The only easements shown are from plats of record or information provided byclient.Property located in Section 4, Township 116, Range 21, Hennepin County,MinnesotaBenchmark: Top Nut of Hydrant Located at the Northeast quadrant of 64th andMildredElevation = 948.63 (Edina No. 242)12345REVISION SUMMARYSURVEY FOR:SURVEY OF:TYPE OF SURVEY:NORMANDALE THIRDADDITIONSurveyor:Demarc Surveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093e-mail: gregprasch@demarcinc.comDeveloper:Bellin Construction Serv.12940 Breckenridge LaneRogers, MN 55374Current Property Owner:Devries Property & Design6417 Warren Ave.Edina, MN 55439PersonnelZoning & Development InformationExisting Zoning Classification - R-1 (Single Dwelling Unit District)Proposed Zoning Classification - R-1 (Single Dwelling Unit District)Building Setback Requirements per Zoning Ordinance Front - 30 feet Side Street - 15 feet Side - 10 feet Rear - 25 feetMinimum Lot Width - 75 feet provided, however, if the lot is in a neighborhood, as definedin chapter 32, which has lots with a median lot width greater than 75 feet, then the minimumlot width shall be not less than the median lot width of lots in such neighborhoodMinimum Lot Depth - 120 feetRefer to City code for additional requirements and variance information.Proposed Number of Lots = 2Area of proposed: Lot 1, Block 1 = 10,260 sq.ft Lot 2, Block 1 = 16,645 sq.ft Right-of-Way Dedication = 0 sq.ftSCALE IN FEET0402060Sanitary SewerStorm SewerWatermainOverhead WiresOrdinary High WaterMinimum Building Setback Line (proposed)Denotes Found Iron MonumentDenotes Iron Monument SetBollardLightPower PoleSanitary ManholeStorm ManholeManhole (use not determined)Catch BasinCommunication Pedestal RiserSignTelephone Pedestal RisertpedcpedLegendBEING 10 FEET IN WIDTH AND ADJOININGRIGHT OF WAY LINES AND 5 FEET IN WIDTHAND ADJOINING INTERIOR LOT LINES.5510
R/W LineProposed Drainage & Utility Easements are shown thus:To be Razed7-22-25 lot line per city commentsPage 17 of 32
N 00°13'20" E 198.99 N 89°37'23" E 135.00S 00°13'19" W 199.61S 89°53'07" W 135.0076.00122.99123.61 76.00Measured 200.0 PlatMeasured 200.0 Plat50 505050N 89°37'23" E 135.00Capped No. 13349Capped No. 13349F:\survey\normandale 2nd addition - hennepin\21-22-23-24-9 normandale 2nd add\01 Surveying - 90780\01 CAD\01 Source\04 Final Plat.dwgNORMANDALE THIRD ADDITIONFOR THE PURPOSES OF THIS PLAT THE NORTHLINE OF BLOCK 9, NORMANDALE 2ND ADDITIONIS ASSUMED TO BEAR NORTH 89°37'23" EAST.DENOTES HALF INCH BY 14 INCH IRON PIPE MONUMENTSET AND MARKED BY LICENSE NUMBER 24992.DENOTES FOUND OPEN END 1/2 INCH IRON PIPE MONUMENTUNLESS OTHERWISE NOTED.CITY COUNCIL, CITY OF EDINA, MINNESOTAThis plat of NORMANDALE THIRD ADDITION was approved and accepted by the City Council of the City of Edina, Minnesota, at a regular meeting thereof held this______ day of _________________________, 20_____, and said plat is incompliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2. City Council, City of Edina, Minnesota By _____________________________________________ By _____________________________________________ Mayor ManagerCOUNTY AUDITOR, Hennepin County, MinnesotaI hereby certify that the taxes payable in _________ and prior years have been paid for land described on this plat, dated this _______ day of ______________________, 20______. Daniel Rogan, Hennepin County Auditor By _________________________________________ DeputySURVEY DIVISION, Hennepin County, MinnesotaPursuant to Minnesota Statutes, Sec. 383B.565 (1969) this plat has been approved this ______ day of _______________________, 20______. Chris F. Mavis, Hennepin County Surveyor By __________________________________________REGISTRAR OF TITLES, Hennepin County, MinnesotaI hereby certify that the within plat of NORMANDALE THIRD ADDITION was filed in this office this _________ day of_______________________, 20______, at_______o'clock_____M. Amber Bougie, Registrar of Titles By__________________________________________DeputyI Gregory R. Prasch do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that allmathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands as defined in Minnesota Statutes, Section505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.Dated this ____________day of ____________________, 20 ______. ___________________________________________ Gregory R. Prasch, Licensed Land Surveyor Minnesota License No. 24992STATE OF MINNESOTACOUNTY OF HENNEPINThis instrument was acknowledged before me on this ______ day of _______________________, 20_______ by Gregory R. Prasch. . Signature of Notary __________________________________ (Notary's Printed Name)_______________________________ Notary Public, ________________________ County, Minnesota My commission expires _______________________________KNOW ALL PERSONS BY THESE PRESENTS: That Bellin Construction Services, LLC, a Minnesota limited liability company, owner of the following described property: Lots 21, 22, 23 and 24, Block 9, "NORMANDALE SECOND ADDITION".Has caused the same to be surveyed and platted as NORMANDALE THIRD ADDITION and does hereby dedicate to the public for public use drainage and utility easements as created by this plat.In witness whereof said Bellin Construction Services, LLC, a Minnesota limited liability company has caused these presents to be signed by its proper officer this this _______ day of ____________________, 20____. Signed: Bellin Construction Services, LLC By ______________________________________________________ its Manager Tim BellinSTATE OF MINNESOTACOUNTY OF ________________This instrument was acknowledged before me this ______ day of __________________, 20____, by Tim Bellin its manager of Bellin Construction Services, LLC, a Minnesota limited liability company on behalf of the company. Signature of Notary __________________________________ (Notary's Printed Name)_______________________________ Notary Public, ________________________ County, Minnesota My commission expires _______________________________R. T. DOC. NO.___________________________SCALE IN FEET0603090CITY REVIEWBEING 10 FEET IN WIDTH AND ADJOININGRIGHT OF WAY LINES AND BEING 5 FEET INWIDTH AND ADJOINING SIDE LOT LINES,UNLESS OTHERWISE INDICATED ON THIS PLAT.DRAINAGE AND UTILITYEASEMENTS ARE SHOWN THUS:551010 Plat - Refers to the record plat of 'NORMANDALE SECOND ADDITION".Page 18 of 32
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Page 20 of 32
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ot record not arm... survey sub,c1 to <nano,
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t
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r
rly easements shown are trots plata of record or Glormatan provided by
• Froperty Gast. In Section 4. Teams). 116. Range 01. Hennepin County.
,,
Shnsetrir Top N. of Hydrant Loc.. at the Northeast quadrant of 64th and
Modred
Elevation k 540 63 (Face No 242)
ri-,) Proposed grades aro subject to results ol sod leas
The re..nstep between proposed floor elevations to be vented by bulkier
orisses avows line We..
...,;(7.= nacres ewers. ukaw pwlnepe
)1jd)l -seidiideinade d 0061 Ease me
SURVEY OF:
NORMANDALE THIRD
ADDITION
I
64th Street West
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Page 21 of 32
Legal Description
Lots 21, 22, 23 and 24, Block 9,
NORMANDALE SECOND ADDITION
Hennepin County, Minnesota
Project No. 90780 Scale: 1" = 20'
F.B.No. - Drawn ey 9. .uaanwn
Address. 6417 Warren Avenue
Edina, MN 55430
I certny Mat Mis survey, plan, or report vas prepared by me or under my
died supervision and that I ern a duty Licensed Land Surveyor under
Ore laws of Me Stale dtAnnezda
Surveyed this 15th day of August 2024
DEMARC
LAND SURVEYING 6 ENGINEERING
7691 73rd Avenue Horth (763) 560-3033
Ware errs., Minnesota 55438 Demo's.** Gregory R. Prase, Minn. Reg. tla 2052
Signed
24 .6
Garage
. Gr =927.2 2
note
wt
22ack 4d4 Edg4,724.1
meas
4
Inc
923.39
1.523.9
24922.9 2929,0 14crt q4
7_12' 0,77
924.5) 17 6.0 2
9
F.di
1
7.#557,
"
2-0'e, -11__.) -t 930.2
7
937.
935.7
935.7
1.910.3
1,916.5 L 14'
7 91
0
936)1
Residence
1 32. ait No. 64/7
028.9 FFE=928.3
1 1,912.0 5461 1,45,9.9
D soeiv
12' .'
91 '7 919.6 I . ,
lG' 91
• • 111, . 9q321 , -517.4
Building 1,944 sq ft
Garage 544 sq ft
Onve‘vay 2,617 sq ft
Paver Wa/k 207 sq ft
Front Wa/k 103 sq ft
Steps 27 sq ft
Concrete Patio 45 sq ft
Paver Patio 162 sq ft
Total 5,652 sq ft
Percentage 21.04%
Bod137.
.0
Property Zoned
12-1 Single Dwelling Unit
Front - 30
Side - Varies with lot width
(see Edina City Cod)
Rear - 25
nanny 64Mde
Fence
No. 6421 Warren
la 504
No. 6400 Mildred
Hardcover
Lot Area 26,56/ sq ft
ROTE: Proposed grades me safest to results of tests.
Proposed buSfOg informal* must be checked nth
approved bukfrng Msn and developmers of gradO9
plan before excavatOn and constr*tion.
Proposed grades shcom on this**, are
Mterpolations of moposed contours from Me
drarnage, graMog antror development phos.
NOTE. The rehtionshp **en propose, floor
elevations to be verifed by bade,
NOSE: The o,et easements shorn are from phis of
record or Woman* provided by cEera.
Benchmark, Top Nut of Hydrant Located at the
Northeast quadrant of 64th and Mildred
Elevation = 948.63 (Edina No. 242)
Basis for
bearings H
assumed
5arstary Arsersole
rynn926156
.g.)tirtiruors Trrtifiruir
Existing Conditions Survey For:
BELLIN CONSTRUCTION
Property locatal in Section
4, 'Foss-whip 116, Range 21,
Hennepin County, Minnesota
• Denotes Found Iron Monument
0 Denotes Iron Monument
L3 Denotes Mrood Hub Set lore. caratononll
Denotes Elba* Contours
Denotes Proposed Contours
x010, Denotes 010ting Maranon
013)0) Denotes Proposed EleyaMn
Denotes Surface Drainage
64th Street West
to
FAsurvey normandale 2nd addrtion- hennepin \21-22-23-24-9 norrnandale 2nd add101 Surveying - 90780)01 CAD)01 Source Wt 01 Sunny Base dug Page 22 of 32
F:\survey\normandale 2nd addition - hennepin\21-22-23-24-9 normandale 2nd add\01 Surveying - 90780\01 CAD\01 Source\01 Survey Base.dwgF:\survey\normandale 2nd addition - hennepin\21-22-23-24-9 normandale 2nd add\01 Surveying - 90780\01 CAD\01 Source\01 Survey Base.dwg
1 OF 1SHEET NO.PROJECT: 90780DRAWN BY:CHECKED BY:BELLIN CONSTRUCTIONGRPSigned: ____________________________________________ Gregory R. Prasch Registration No. 24992Surveyed this 15th day of August 2024.I certify that this plan, specification, or report was prepared by me or under my directsupervision and that I am a duly Licensed land Surveyor under the laws of the State ofMinnesota.FIELD BY:TMFB No:7601 73rd Avenue NorthMinneapolis, Minnesota 55428(763) 560-3093DemarcInc.com Legal DescriptionLots 21, 22, 23 and 24, Block 9,NORMANDALE SECOND ADDITION,Hennepin County, Minnesota.Miscellaneous NotesProperty Address: 6417 Warren Avenue, Edina, MN 55439PID No.: 04-116-21-23-0020Area of Parcel = 26,905 sq. ft.Title insurance commitment showing property description and any encumbrancesof record not provided, survey subject to change.The only easements shown are from plats of record or information provided byclient.Property located in Section 4, Township 116, Range 21, Hennepin County,MinnesotaBenchmark: Top Nut of Hydrant Located at the Northeast quadrant of 64th andMildredElevation = 948.63 (Edina No. 242)12345REVISION SUMMARYSURVEY FOR:SURVEY OF:TYPE OF SURVEY:NORMANDALE THIRDADDITIONSurveyor:Demarc Surveying and Engineering7601 73rd Avenue N.Brooklyn Park, MN 55428Attn: Greg Praschphone: 763-560-3093e-mail: gregprasch@demarcinc.comDeveloper:Bellin Construction Serv.12940 Breckenridge LaneRogers, MN 55374Current Property Owner:Devries Property & Design6417 Warren Ave.Edina, MN 55439PersonnelZoning & Development InformationExisting Zoning Classification - R-1 (Single Dwelling Unit District)Proposed Zoning Classification - R-1 (Single Dwelling Unit District)Building Setback Requirements per Zoning Ordinance Front - 30 feet Side Street - 15 feet Side - 10 feet Rear - 25 feetMinimum Lot Width - 75 feet provided, however, if the lot is in a neighborhood, asdefined in chapter 32, which has lots with a median lot width greater than 75 feet,then the minimum lot width shall be not less than the median lot width of lots insuch neighborhoodMinimum Lot Depth - 120 feetRefer to City code for additional requirements and variance information.Proposed Number of Lots = 2Area of proposed: Lot 1, Block 1 = 10,125 sq.ft Lot 2, Block 1 = 16,780 sq.ft Right-of-Way Dedication = 0 sq.ftCalculations of Lots within 500 feet of proposed subdivisionMean Width of all Lots = 77.3 feetMedian Width of all Lots = 75.0 feetMean Depth of all Lots = 156.2 feetMedian Depth of all Lots = 135.0 feetMean Area of all Lots = 13,192.9 sq.ft.Median Area of all Lots = 10,130 sq.ft.SITEAddress Width Depth Area (sq ft)NEIGHBORHOODR-1 LOTS WITHIN 500 FEET OF PROPOSED SUBDIVISIONSTATISTICSMedian 75.0 135.0 10130(mean)PROPERTY AREA, LOT DEPTH, LOT WIDTH & MEDIAN VALUES EXHIBIT500 FOOT PERIMETER LINE1-6-24 median values shownPage 23 of 32
BOARD & COMMISSION
ITEM REPORT
Date: August 27, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 7.1
Prepared By: Bill Neuendorf, Economic Dev Mgr, Cary
Teague, Community Development Director
Item Type: Report & Recommendation Department: Community Development
Item Title: Resolution B-25-12 Finding that the Proposed Sale of Property at 5146 Eden
Avenue is Consistent with the Comprehensive Plan
Action Requested:
Approve Resolution B-25-12 finding that the proposed sale of property at 5146 Eden Avenue is
consistent with the Comprehensive Plan.
Information/Background:
This resolution pertains to the anticipated sale of property at 5146 Eden Avenue. Before a publicly
owned property is purchased or sold, Minnesota Statutes requires that the Planning Commission
review the transaction to confirm that the land use brought about by the transaction is consistent
with the Comprehensive Plan.
The attached staff report provides more detail. Staff recommends that Resolution B-25-12 be
approved.
Supporting Documentation:
1. Staff Report PC - 5146 Eden sale to development team 8-27-2025
2. Hemple 5146 Eden development program PC 8-27-2025
3. PC Res B-25-12 Sale of Real Estate at 5146 Eden Ave 8-27-2025
Page 24 of 32
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Information / Background:
Summary
The vacant property at 5146 Eden has been owned by the City of Edina or Edina Housing and
Redevelopment Authority (HRA) since 1962 and has been vacant since the old City facility was demolished
in 2013. In spring 2025, new proposals were solicited to redevelop the site.
After review and consideration of all proposals, the Edina HRA recommends that a real estate development
team consisting of Hempel Real Estate, Monarch Development, Jester Concepts and Rokos Advisors be
named as the preferred developer for the site. This team’s “development program” follows the “mixed use
center” vision and includes a new commercial building and new multi-family housing arranged with a series
of walkways and plazas that are available to the public. This development program is articulated in the
proposal from the development team. At this point in time, it shows the general direction and concept.
There are many details to be refined in the future, after the site is under contract.
A contract between the City and development team is being prepared based on the proposed development
program and financial terms. This contract will be presented to the City Council for formal consideration in
the near future.
Input is sought from the Planning Commission to affirm that the proposed sale of this land to the
recommended development team will lead to a land use that is consistent with the Comprehensive Plan.
Staff recommends approval of Resolution B-25-12.
Background
The vacant property at 5146 Eden has been owned by the City of Edina or Edina HRA since 1962.
The site has been vacant since the old public works facility was demolished in 2013. This site has
been studied on many occasions. Previous proposals to redevelop the site with a combination of
public and private uses were not successful. Metro Transit is no longer interested in locating a
park-and-ride in this area. The City Council determined that the Edina Art Center should be in the
greater Southdale area rather than this site. After several years of discussion the City Council is
Date: August 27, 2025
To: Chair and Members of the Edina Planning Commission
From: Bill Neuendorf, Economic Development Manager
Cary Teague, Community Development Director
Subject: Resolution B-25-12 - Finding that Proposed Sale of Property at 5146 Eden
Avenue is Consistent with Comprehensive Plan
Page 25 of 32
PC B-25-12 - 5146 Eden Avenue – Sale of Property Staff Report Page 2
not willing to fund a new community building at this site. The most recent program that included
senior cooperative housing, a restaurant and public park was unable to secure financing.
In spring 2025, the HRA issued a new Request for Proposal (RFP) to re-ignite interest in the
property. The RFP document prioritized ownership housing and missing middle type housing along
with new commercial space arranged to improve walkability in the area. Eleven (11) development
teams submitted proposals to purchase the site.
Identifying preferred development team
While several of the finalists made compelling offers, the team consisting of Hempel Real Estate,
Monarch Development, Jester Concepts and Rokos Advisors (with design assistance from
Confluence Design) submitted a proposal that can simultaneously achieve an outstanding balance of
desirable outcomes on the site. Their proposal includes missing-middle scale ownership housing
(townhouses and condominiums) that is rarely being constructed in Edina and also includes a highly
visible commercial building intended to include a family-friendly sit down restaurant with both
indoor and outdoor dining. The proposed land use and general scale is within the guided density
identified in Edina’s Comprehensive Plan.
This team’s proposal also includes other desirable outcomes:
- Ownership housing units at a variety of market-rate and affordable (10%) price points
- Missing middle scale focused on townhouses and modestly scaled condominium building
- New commercial space to provide goods and services in the Grandview commercial district
- New sidewalks and outdoor spaces to improve the walkability and livability of the area
- Compliance with Edina’s development review process and applicable policies, including
affordable housing, sustainability, etc.
Based on this combination of anticipated outcomes, the HRA recommends that the team consisting
of Hempel Real Estate, Monarch Development, Jester Concepts and Rokos Advisors be recognized
as the “preferred development team” for the site.
Based upon this recommendation, a purchase contract will be presented to the City Council for
formal consideration. The developer will be required to obtain zoning and land use entitlements for
the site using the City’s standard development review process.
Consistency with Comprehensive Plan
Staff reviewed the land use portions of 2018 Comprehensive Plan to evaluate whether the
proposed sale will lead to a land use that is consistent with the community’s general vision for the
Grandview District. Please note that this evaluation only pertains to the “sale” of the property and
focuses on the general “development program” that is integral to the purchase contract.
Page 26 of 32
PC B-25-12 - 5146 Eden Avenue – Sale of Property Staff Report Page 3
After the property is under contract, the developers will be required to pursue zoning and site plan
approvals using Edina’s typical development review process. This process includes scrutiny of the
complete proposal by staff, Planning Commission and City Council.
This evaluation and Resolution B-25-12 are not intended to pre-empt or supersede the full
development review process.
Planning
Topic Description
Consistent
with Comp
Plan?
Area of
Potential
Change &
Guided Land
Use
(Figs 3.11 and
3.12, Table 3.6)
Site is guided to be transitioned from its former industrial use to “Mixed
Use Center” with primary uses intended to include: retail, office, service,
multi-family residential and institutional uses.
Staff Evaluation: The new development program includes retail and multi-
family housing.
Yes
Character of
development
in mixed use
center
(Table 3.6)
The character of development in mixed use centers should: “Maintain
existing, or create new, pedestrian and streetscape amenities. Encourage
or require structured parking. Buildings may “step down" in height from
intersections”
Staff Evaluation: The development program will create new pedestrian
and streetscape amenities where none currently exist. The existing
pedestrian bridge and sidewalk will remain. The housing will use a
combination of surface and structured parking. The retail/restaurant will
use a combination of surface parking and existing public parking structure.
The overall height will be lowest at the Eden/Arcadia intersection with
more height away from the intersection.
Yes
Conclusion
Based on this evaluation, staff recommend that the Planning Commission approve Resolution B-25-
12 finding that the proposed sale of property at 5146 Eden Avenue to the team consisting of
Hempel Real Estate, Monarch Development, Jester Concepts and Rokos Advisors is consistent
with the land use provisions of the Comprehensive Plan.
# # #
Page 27 of 32
Grandview Concept Site Plan
Page 28 of 32
PLANNING COMMISSION
CITY OF EDINA
HENNEPIN COUNTY
STATE OF MINNESOTA
RESOLUTION NO. B-25-12
FINDING THAT THE PROPOSED SALE OF PROPERTY AT 5146 EDEN AVENUE
IS CONSISTENT WITH COMPREHENSIVE PLAN
WHEREAS, the City of Edina (the “City”) owns the vacant 3 acre property (the
“Property”) located at 5146 Eden Avenue and assigned PID Numbers 28-117-2131-0016, 28-117-
2131-0015 and 28-117-2131-0014; and
WHEREAS, the Property was formerly occupied by the Edina Public Works Department
and has been used for tax-exempt industrial-type purposes since 1962; and
WHEREAS, the City most recently adopted the 2018 Comprehensive Plan on August 8,
2020 to serve as the comprehensive municipal plan and this plan contains guiding recommendations
for future land uses in the City; and
WHEREAS, the Property is in an Area of Potential Change (Comprehensive Plan, Figure
3.11) and guided to be transitioned from its former industrial use to “Mixed Use Center” (Figure
3.12) with primary uses intended to include: “retail, office, service, multi-family residential and
institutional uses” (Table 3.6); and
WHEREAS, the Comprehensive Plan (Table 3.6) includes the following guidance for the
character of development in mixed use centers: “Maintain existing, or create new, pedestrian and
streetscape amenities. Encourage or require structured parking. Buildings may “step down" in
height from intersections”; and
WHEREAS, Chapter 3 of the Comprehensive Plan identifies six broad land use goals and
Chapter 4 includes four general housing goals for redevelopment; and
WHEREAS, the Edina Housing and Redevelopment Authority solicited proposals from
eleven (11) real estate developers and recommend that the property be sold to a development
team who intend to redevelop the vacant site to follow the designation of “Mixed Use Center” as
described in Table 3.6 of the Comprehensive Plan, notably including multi-family housing arranged
as townhouses and condominiums at a density between 20 and 100 units per acre as well as a
single story commercial restaurant and outdoor walking routes and spaces for use by the general
public; and
Page 29 of 32
WHEREAS, the development of the Property will need to (i) comply with the City’s
Comprehensive Plan and (ii) abide by the City’s standard development review process to confirm
details of the site plan prior to acquiring title to the property and regulatory entitlements; and
WHEREAS, Minnesota Statutes 462.356 Subd. 2 requires that the Planning Commission
review the proposed sale of the property to render an advisory opinion regarding compliance with
the general land use provisions of the Comprehensive Plan; and
WHEREAS, the review of the sale does not replace or supersede the City’s standard
development review process which includes advance public notice of a rezoning and site approval
request and public hearings with the Planning Commission and City Council in accordance with
applicable Minnesota Statutes; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds that the
sale of Property to a private developer with the intent that the site be redeveloped to include
multi-family housing and a commercial restaurant is consistent with the City’s Comprehensive Plan.
Dated: August 27, 2025
________________________
Planning Commission Chair
ATTEST:
______________________________
Planning Commission Secretary
Page 30 of 32
BOARD & COMMISSION
ITEM REPORT
Date: August 27, 2025 Item Activity: Discussion
Meeting: Planning Commission
Agenda Number: 7.2
Prepared By: Cary Teague, Community Development
Director
Item Type: Report & Recommendation Department: Community Development
Item Title: 2026-27 Work Plan
Action Requested:
No action requested.
Information/Background:
Begin discussion on the 2026-27 Planning Commission Work Plan
Supporting Documentation:
1. 2026-2027 PC Work Plan - Draft
Page 31 of 32
Page 1 of 1
Planning Commission
2026-2027 Proposed Work Plan 1 Initiative Title: Review Land Use Application
Initiative Description: Review land use applications and provide recommendations to Council on CUP, Subdivisions, Site
Plans, Rezoning, and Comprehensive Plan amendments. Review and decide on variances.
Deliverable: Recommendations to City Council for consideration, and final decisions on variances
Targe Completion Date: Ongoing Owner: All Contributors: NA
Council Charge: ☐ 1: Review & Comment ☐ 2: Study & Report ☒ 3: Review & Recommend
☒ 4: Review & Decide ☐ 5: Event
Budget Required (completed by staff): None required
Staff Support Required (completed by staff): Significant staff support required. Staff meet with applicants, prepare
reports, public notices and Better Together. Presents recommendations to the Commission for consideration.
Liaison Comments:
Administration Comments:
2 Initiative Title: Zoning and Subdivision Ordinance Update
Initiative Description:
Update the zoning and subdivision ordinances to address issues identified in the Zoning/Subdivision Ordinance Audit
report completed in 2024. Specifically, the update will aim to better align the ordinances with the goals and policies of
the Comprehensive Plan and small area plans. Consultant will lead the update and draft ordinance revision s for review
and recommendation by the Planning Commission.
Deliverable: Recommendation to Council with proposed changes to zoning and subdivision ordinances
Targe Completion Date: Oct 2026 Owner: Alkire Contributors: Hahneman, Daye
Council Charge: ☐ 1: Review & Comment ☐ 2: Study & Report ☒ 3: Review & Recommend
☐ 4: Review & Decide ☐ 5: Event
Budget Required (completed by staff): Yes, contract for the consultant has been approved by City Council.
Staff Support Required (completed by staff): Significant staff support required. All of the Planning Division will assist.
Liaison Comments: Liaison comments should be completed prior to submitting the proposed work plan to MJ.
Administration Comments:
3 Initiative Title: 2028 Comprehensive Plan Update
Initiative Description:
Complete the 2028 Comprehensive Plan Update. Consultant will lead the update beginning in 2027.
Deliverable: Recommend updated Comprehensive Plan for city council consideration.
Targe Completion Date:
Dec 2028
Owner:
Must list at least one person
Contributors:
Other members helping
Council Charge: ☐ 1: Review & Comment ☐ 2: Study & Report ☒ 3: Review & Recommend
☐ 4: Review & Decide ☐ 5: Event
Budget Required (completed by staff): Yes, the city will have to hire a consultant. This item is budgeted via the CIP.
Staff Support Required (completed by staff): Significant staff support required. Cross organizational initiative.
Liaison Comments: Liaison comments should be completed prior to submitting the proposed work plan to MJ.
Administration Comments:
= commission
= staff
Page 32 of 32