Meeting location:

Edina City Hall

Community Room

4801 W. 50th St.

Edina, MN

Housing & Redevelopment Authority Meeting Agenda

Thursday, October 16, 2025

7:30 AM

Accessibility Support:

The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification,

an interpreter, large-print documents or something else, please call 952-927-8861 at least 72 hours in advance of the meeting.

1. Call to Order

2. Roll Call

3. Meeting Topics

3.1. Provide Feedback for Preparation of a Request for Proposals (RFP) for the out-lot

south of Fire Station 2 at 4401 76th Street West for residential use, including

affordable housing.

4. Adjournment

Page 1 of 21

d

ITEM REPORT

Date: October 16, 2025

Meeting: Housing & Redevelopment Authority

Agenda Number: 3.1

Item Type: Report & Recommendation

Item Activity: Discussion

Prepared By: Stephanie Hawkinson, Affordable Housing

Development Manager

Department: Community Development

Item Title:

Provide Feedback for Preparation of a Request for Proposals (RFP) for the out-

lot south of Fire Station 2 at 4401 76th Street West for residential use, including

affordable housing.

Action Requested:

Provide Feedback for Preparation of a Request for Proposals (RFP) for the out-lot south of Fire

Station 2 at 4401 76th Street West for residential use, including affordable housing.

Information/Background:

When 4401 76th Street West was selected for the new Fire station 2 site in 2022, it was

communicated that the site was large enough to accommodate the fire station and provided an

opportunity to develop the land to the south of the station referred to as the “out-lot”. The City

purchased the property for $15.3 million with the understanding that the site would be subdivided to

allow the new fire station to be constructed in phase one and the out-lot would be redeveloped as

phase two.

The City hired BKV architects and planners to design the new Fire Station 2 and prepare conceptual

site plans illustrating different ways to subdivide the site to reflect the goals of the Greater Southdale

District Plan. In March 2023, during Fire Station 2 sketch plan review, BKV Architects proposed a

residential development on the south side of the parcel, the out-lot, and at that time the City

Council decided to focus on the new fire station first. Future planning of the out-lot has been paused

since that time. One Council directive was to design and construct the roadway surrounding the new

fire station as a public roadway enabling future redevelopment of the out-lot. The site is currently

vacant and tax exempt.

On May 21, 2024, staff presented to Council possible redevelopment opportunities for the out-lot.

Before sharing possible options to Council, staff engaged city departments to determine if there

would be a future internal need fulfilled by the out-lot. No needs were identified through this

discovery process. In August of 2024 the Edina Housing Foundation expressed interest in overseeing

the development of the out-lot, but it was determined more discussion was needed.

Resources/Financial Impacts:

The resource used at this stage is staff time.

Relationship to City Policies:

A process will be developed within the parameters of the budget pillars and values.

Page 2 of 21

Budget Pillar:

Livable City

Values Impact:

Engagement

Equity

Sustainability

Health

Stewardship

The Request for Proposals will build upon engagement practices

already employed, honoring the residents' time in guiding the Greater

Southdale District Plan, Comprehensive Plan, and the Climate Action

Plan. The RFP will also address concerns raised in the Community

survey that highlighted the need for more housing options, first-time

home-buyer opportunities, and the ability to age in the

community. Including affordable housing fosters a sense of belonging by

providing stable, inclusive communities where all residents feel valued

and connected.

Including a focus on creating access to affordable housing provides

opportunities to minimize housing disparities that disproportionately

impact people of color, seniors, and people with disabilities.

The RFP will call out the need to enhance the City's Climate Action

Plan. Affordable housing and climate action are closely related because

the way homes are built and where they are located contributes to

community greenhouse gas emissions. Building sustainable, dense

housing can reduce the carbon emissions from the built environment

while also creating more affordable housing options that are walkable,

have lower utility costs and are resilient to climate change. Additional

benefits will come from enhancing the wetland on the southwest

corner.

The RFP will incorporate a goal of incorporating "healthy home"

strategies, for example low VOC paints and flooring. Further, safe and

affordable housing is one of the most basic and powerful social

determinants of health. Quality housing improves the health of

vulnerable populations and is a cornerstone of a strong and healthy

community.

The cost of the parcel for Fire Station 2 and out-lot was

$15.3M. Redeveloping the out-lot and bringing this site to full potential

will serve to recapture some of those acquisition funds and will place

the out-lot on the tax roll. Further, investing in affordable housing

ensures responsible management of resources to create sustainable,

long-term housing solutions for community stability.

Supporting Documentation:

1.

2.

Staff Report

Staff Presentation

Page 3 of 21

Date: October 16, 2025

To:

Chair and HRA Commissioners

From:

Stephanie Hawkinson, Affordable Housing Development Manager

Subject: Proposed Redevelopment of Fire Station 2 Out Lot

Staff Recommendation: Provide Feedback for Preparation of a Request for Proposals

(RFP) for the out-lot south of Fire Station 2 at 4401 76th Street West for residential use,

including affordable housing.

Information / Background:

When 4401 76th Street West was selected for the new Fire station 2 site in 2022, it was communicated

that the site was large enough to accommodate the fire station and provided an opportunity to develop

the land to the south of the station referred to as the “out-lot”. The City purchased the property for

$15.3 million with the understanding that the site would be subdivided to allow the new fire station to

be constructed in phase one and the out-lot would be redeveloped as phase two.

The City hired BKV architects and planners to design the new Fire Station 2 and prepare conceptual site

plans illustrating different ways to subdivide the site to reflect the goals of the Greater Southdale

District Plan. In March 2023, during Fire Station 2 sketch plan review, BKV Architects proposed a

residential development on the south side of the parcel, the out-lot, and at that time the City Council

decided to focus on the new fire station first. Future planning of the out-lot has been paused since that

time. One Council directive was to design and construct the roadway surrounding the new fire station

as a public roadway enabling future redevelopment of the out-lot. The site is currently vacant and tax

exempt.

On May 21, 2024, staff presented to Council possible redevelopment opportunities for the out-lot.

Before sharing possible options to Council, staff engaged city departments to determine if there would

be a future internal need fulfilled by the out-lot. No needs were identified through this discovery

process.

Staff moved forward with developing two options for council consideration based on zoning and guided

land use:

1. Private development (housing, office, or mixed use) - Private development is consistent with the

Comprehensive Plan, however, would require rezoning (currently zoned PID). The site is guided for

20-75 units per acre so a wide variety of housing options are possible. The Edina Housing

Foundation expressed interest in purchasing City owned land for affordable housing development.

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 4 of 21

The site allows for up to 12 stories or 144 feet of building height and is one of the few parcels

where this height is allowed. Jobs, retail, entertainment, park amenities and transit are all within

walking distance which makes this site well suited for housing. The site is located near the I-494

corridor which contains 21% of all metro area jobs. Offices and possibly limited retail uses would

also help bring activity to the neighborhood throughout the day and add vibrancy to the district.

2. Public open space –As the area transitions towards a mixed-use district as guided in the Greater

Southdale District Plan, a public open space would provide an attractive communal space for people

to gather outdoors. This could be stand alone or combined with a residential development. There

is potential for wetland enhancement, water quality improvement, and stormwater management. If

the out-lot is converted to parkland, this site would be classified as a 3-acre neighborhood park and

provide park benefits to those around the area, however only 1.5 acres of this would have active

recreational potential due to the wetland and access to trails and pedestrian systems would need to

be made.

No action was taken at the May 21 meeting with regards to this site.

Therefore on August 7, 2024 during a joint City Council work session with the Edina Housing

Foundation, the Foundation expressed interest in developing the out-lot into affordable housing.

Although the Council indicated a preference for a development that included both ownership

townhomes and multifamily rental housing, they agreed to not move forward. The Council had

questions regarding the public process for soliciting a buyer plus they did not have a unified vision of the

site’s future use.

Summary of 4401 76th Street West

City Owned Land for Potential Redevelopment

Address

4401 76th Street West

PID

31-028-24-44-0001

Site size

Zoning

4.8 acres

NOTE: Includes wetland area in southwest corner, leaving approximately 3 acres for

redevelopment.

Planned Industrial:

NOTE: At 4.8 acres, with a large stormwater retention area, the site is deemed too small for

most modern industrial uses.

Current Use Vacant; tax exempt

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 5 of 21

Guided

Land Use

Community

Engagement

2025 HRA

Work

Sessions on

Affordable

Housing

2025

Quality of

Life Survey

Alignment

with Budget

Pillars and

Work Plan

Office Residential; allowing 20 to 75 residential units per acre.

NOTE: As a result of COVID, the office market is “soft” and challenging to develop. Conversely,

the housing shortage continues to plague the metropolitan area.

Community engagement was involved with the establishment of the Greater Southdale District

Plan. The plan was adopted by City Council on December 18, 2018, and included as a part of the

2040 Comprehensive Plan. A working group of 18 community members, including two Planning

Commission Members, met twice a month for over three years to create a District Plan intended

“…to be a tool for the Planning Commission and City Council to use when evaluating

Comprehensive Plan amendments and physical changes in the Greater Southdale area.”1 The

creation of the Plan involved multiple opportunities for public input: “All their meetings and work

sessions were open to the public and included a public comment period. In addition, the Work

Group delivered many progress reports to the Planning Commission and City Council. There were

also two Open Houses that were attended by dozens and dozens of citizens and business people.”2

Three HRA work sessions were held on February 13, March 13, and May 25, 2025, to help set the

future direction of affordable housing to satisfy the 2024/2025 budget work plan item “Advance

progress to affordable housing goals, including increasing housing options and developing a long-

term growth strategy.” Four of the top five priorities included new construction of affordable

housing:

1. New construction of townhomes for ownership housing

2. New construction of multi-family apartments

3. New construction of duplexes and triplexes for ownership

4. New construction of single family ownership housing

These priorities could be addressed with redevelopment of the out-lot, creating more housing

options for people who want to age in community and for people wanting to purchase a home in

Edina.

One of the top key findings in the 2025 Quality of Life survey is to identify opportunities for

improving housing options, especially for lower-income residents and first-time homebuyers.

The development of City owned land aligns with the City’s Budget Pillar “Livable City”, which is

defined as:

Ensuring a vibrant city requires forward thinking and preparation. Affordable, walkable

neighborhoods that foster mobility and interconnectedness improve the quality of life for

current and future residents. Reducing the community’s greenhouse gas emissions and

responding to climate change through adaptive management of natural assets such as trees,

greenspace, and water is critical to the health of future generations.

1 Greater Southdale District Plan, Dec. 18, 2028, pg. viii

2 Page ix.

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 6 of 21

The work plan primary item for 2025 in this pillar is “Advance progress to affordable housing goals,

including increasing housing options and developing long-term growth strategy.” A campus with

mid- to high-density housing within walking distance of a commercial center and along a transit

corridor addresses actions proposed in the Climate Action Plan, is supported by the U of MN

student’s 2024 density report, increases housing options, and brings new housing to the market.

The Southdale District Plan calls for splitting large parcels, adding sidewalks and bike paths, and

incorporating environmental protects. A housing development at this location accomplishes that

goal. In addition, a development that includes both a multifamily affordable rental development,

that may also include some “attainable” rent levels, and an ownership townhome development to

serve lower- and middle-income families align with multiple additional goals in both the Southdale

District Plan and the housing chapter of the Comprehensive Plan. Although it is not feasible that

one development can address every idea for implementation of a plan’s goals, a residential

development at this location that includes both high density and missing middle housing, as well as

affordability, aligns with many.

Southdale District Plan

• Although there is multiple land use goals, the focus is to integrate uses and allow for greater

flexibility: “Land Use Goal #1: Facilitate the evolution of this regional destination into a higher

density, sustainable, mixed-use area for “shop, live, work, play, learn, interact” with a

distinctive and definable identity as “Edina’s Living Room.””3 This is reinforced in Aspiration

#5 calling for a “spectrum of living opportunities integrated through the district where:

o Housing orients to a variety of income levels and household types.

o Ownership options constitute a significant portion of the living opportunities in the area.

o “Missing Middle” living opportunities (duplexes, triplexes, side-by-side or stacked

townhouses, rowhouses with multiple units, and small buildings with four to six

apartments) allow a broader range of Edina residents, workforce members and others to

consider relocating to the District.

o Buildings for living strongly orient to the public spaces of each neighborhood within the

District.”4

• Land Use Goal #4: Provide for housing choices (housing and unit types, rental and ownership,

and costs) to accommodate a wide range of individuals, including youth, singles, couples,

families with children, seniors, and people with disabilities.

• The plan calls for the incorporation of sustainable development.

• The specific site is guided for potential public amenity, which is being accomplished with the

new Fire Station 2 being constructed here.

Alignment

with City

Plans

3 Page xiv.

4 Page 12.

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 7 of 21

• Comprehensive Plan5

• Acknowledge the interrelationship between land use, transportation, and public school

enrollments, and support development of housing in areas accessible to a range of

transportation options, including bicycle, pedestrian, and transit.

• Recognize that successfully reaching affordable housing goals assists the city in achieving

related community goals, including:

a. Accommodating housing for families with children in Edina schools;

b. Maintaining community character and supporting a strong tax base;

c. Fostering diversity by addressing disparities;

d. Supporting Edina businesses’ ability to remain competitive in regional and global markets

and attract quality employees;

e. Providing lifecycle housing opportunities to allow residents to remain in the city

throughout all life stages

f. Addressing climate change through higher density development patterns that help reduce

vehicle emissions (see Energy and Environment Chapter)

• Housing should support and be supported by surrounding land uses, traffic capacity and

patterns, public facilities, and connections to open space and natural resource features

• Promote increased housing opportunities and a diversity of housing types by promoting the

creative and innovative use of land guided for residential/commercial mixed-use while

promoting transit use and other mobility alternatives.

• Promote a vision of community that is inclusive of a range of ages, incomes, abilities, and

other demographics, and offers a range of housing options.

• Promote affordable and workforce housing that includes a range of housing prices and

options, based on the principle that those who contribute to the community should have the

opportunity to live here. Also, this housing vision strengthens and reinvigorates community

institutions and makes the city an attractive destination for young families.

• Promote lifecycle housing to support a range of housing options that meet people’s

preferences and circumstances in all stages of life.

• Within appropriate areas, support flexibility in official controls to allow densities that are

compatible with providing affordable housing options for residents.

5 Comprehensive Plan, Housing Chapter, Aug. 18, 2020, pages 4-22 to 4-26.

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 8 of 21

Climate Action Plan

• Transportation & Land Use Strategy 1: “Decrease communitywide VMT by 7% by 2030” by

providing housing that have more transportation options than just a single-occupancy vehicle.

• T&LU Strategy 2: “Double public transit commuter ridership from 3.3% to 6.6% by 2030”

since these new households would have easy access to a high-frequency, regionally-connected

transit corridor.

• T&LU Strategy 3: “Increase average population per developed acre by 4% by 2030” by

creating a neighborhood node with gentle density and not merely singe family homes.

• Water & Wastewater Strategy 3: “Mitigate and adapt to the projected increased flood

hazards and impacts due to climate change” if restoration/enhancement of the on-site wetland

is included in the project.

• Climate Health & Safety Strategy 2: “Assist the City’s vulnerable populations in preparing for

climate change impacts” since they will be neighboring Fire Station 2 and the Public Health

staff who office there.

• Climate Economy Strategy 1: “Promote economic investment that aligns with the Climate

Economy and the goals of the Climate Action Plan” since creating such a walkable, mixed-use

district can promote Edina as an environmentally friendly destination and place to live.

Staff Recommendation:

Housing and Redevelopment Authority consider the out-lot for residential use, including a mix of rental

and ownership housing that is both affordable and attainable.

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 9 of 21

Next Steps:

Prepare a request for proposal to solicit a developer.

1. Staff would develop a Request for Proposals that reflects the City’s Budget Values and Pillars,

incorporates the visions in City approval plans, addresses the 2025 Quality of Life survey results,

and furthers the housing priorities established by the HRA.

2. Staff will present the scope of the RFP for approval.

3.

If approved, an RFP would be published with responses due 6 weeks later.

4. The responses would be scored based on alignment to City Plans and Values.

5. Proposals will be summarized to share with the HRA to reduce the number of eligible proposals.

6. The selected applicants would be invited to a future public meeting to make brief presentations.

7. The HRA will make a recommendation to the City Council who has authority for the

selection of the Developer

City of Edina • 4801 W. 50th St. • Edina, MN 55424Page 10 of 21

Future Use of Fire Station 2 Out-Lot

HRA Work Session

October 16, 2025

Page 11 of 21Today’s Request

Provide feedback for preparation of a Request for Proposals for the

Fire Station 2 “out lot” for future HRA approval.

RFP Parameters:

• Seek a residential developer

• Reflect the City’s Budget Values and Pillars

• Align with approved City Plans

Page 12 of 21Background: Fire Station 2 Project Timeline

Kick Off

• Fall 2022

Planning Review

& Public Hearing

• Summer 2023

Councl Review &

Public Hearing

• Summer 2023

Values

Viewfinder: Staff

Workshop

• Winter 2022-2023

Values

Viewfinder: Public

Workshop &

Online

engagement

• January 2023

City Council

Concept Review

• March 2023

30% Design

Updates

• May 2023

Preliminary

Sketch Plan

Review

• April 2023

Public Open

House & online

engagement

• March 2023

Council Awards

Construction

Contracts

• Winter 2023

Construction

Starts

• Spring 2024

Open House &

Station Tours

• Fall 2025

Page 13 of 21Background: Timeline for Potential Use of Out-lot

3/15/2023

Sketch Plan Review with

Planning Commission

9/19/2023

City Council Public Hearing for

Fire Station 2. Out lot specially

not included in request.

5/21/2024

City Council Work Session

including re-use of Out-lot

8/7/2024

Joint Work Session with City

Council and Edina Housing

Foundation

July 15, 2025

City Council adopted Resolution

2025-52 authorizing the HRA to

act on City’s behalf in negotiating

the sale and development of this

site

Page 14 of 21Why Residential Development?

• Alignment with City Plans

• Comprehensive Plan

• Southdale District Plan

• Climate Action Plan

• Addresses Issues Raised in Quality-of-Life Survey

• Somewhat to far too little affordable housing – for

singles (61%); for families (66%)

• The need for more affordable housing was in top four of

greatest needs facing the City.

• Alignment with Budget Pillars and Work Plan

•

“Livable City”: Advance process towards affordable

housing goals, including increasing housing options and

developing a long-term growth strategy.

Page 15 of 21Guiding Framework: Budget Pillars & Values

Community

Wellbeing and

Affordable

Housing

• Safety

• Accessible housing

options

• Stress reduction

• Engaged community

• Neighborhood

Stability

• Social

Connectedness

Page 16 of 21Guided Land Use

Permitted Residential Density is

20-75 units/acre

Site

Page 17 of 218

Preliminary Concept Presented by BKV on 3/21/23

Shared again 5/21/24

Page 18 of 21Concept Presented by Edina Housing Foundation/LHB on

8/7/24

Page 19 of 21Criteria to Include in RFP

Equity

• Describe how the proposal serves traditionally

under-represented populations.

• Describe outreach efforts that will be undertaken to

the communities that will be served.

•

Include a range of price points, with emphasis on

affordable and attainable (30% to 120% AMI).

• Describe how long-term affordability will be

maintained, e.g. Through a community land trust,

ground lease, limited equity model or similar.

Health

•

Incorporate bike/ped connections, including internal

sidewalks.

Sustainability

• Describe the sustainable construction technologies that

will be utilized.

•

•

Include a parking plan that minimizes impervious

surfaces and leverages the site’s location to transit and

walkability.

Include strategy for enhancing the wetland in southwest

corner.

Stewardship

• Explain how proposal has long-term value to the

community.

• Describe the long-term viability of the development.

•

Include the post construction value.

• Describe what “Healthy Homes” concepts will be

• Provide an estimated purchase price and explain

included.

rationale.

Page 20 of 21e

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F

Proposed Schedule

Nolan Mains

Hazelton Road

•

January 2026 – Return to HRA with Draft RFP and Proposed Process developed in

collaboration with Values Viewfinder Team

• February 2026- RFP released

US

D’Amico

Bank

• March 2026 – Staff responds to developer questions

Pajarito

• April 2024 – Proposals due and evaluated by staff

W. 50th Street

Edina Promenade & Three Rivers Bike Trail

• May/June 2026 – HRA Board reviews proposals and recommends housing partner(s) to City

Council

•

July 2026 – City Council selects developer

• Fall 2026 – Sketch Plan Review and zoning input

Edina

Grill

Edina

Theatre

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Y

•

•

2027/2028 – Financing Applications to funding partners (may require more than one cycle)

2028 – Site plan approval and financial closing.

Housing & Redevelopment Authority

Page 21 of 21