Edina approves housing project despite neighborhood concerns
The Edina City Council voted 6-2 on May 29 to approve a plan to build four duplex units on Vernon Avenue, marking a step toward the city's goal of increasing housing options. The decision came after heated debate about whether the project represents smart urban planning or an inconsistent, piecemeal approach to development.
The council approved a comprehensive plan amendment, rezoning, and site plan for 5516 Vernon Avenue that would allow low-density attached residential units—essentially duplexes—on a property currently zoned for single-family homes. The project would add five-bedroom units to an area near Highland School and Yansy Park, increasing the density from roughly four units per acre to five units per acre.
Proponents, including city staff, argued the project aligns with Edina's stated goal of creating "missing middle housing"—a category that includes duplexes and other alternatives to traditional single-family homes. "This wouldn't be affordable housing as we talk about, but it is providing an alternative housing type," said Director Teague. Commissioner Honaman called it "baby steps into creating more options of housing for all sorts of people."
Neighbors and two commissioners opposed the plan, citing concerns about increased traffic, parking, and the dramatic change in occupancy. Resident Susan Carlson testified that the property could go from housing one family to potentially 28 residents across four units, straining neighborhood infrastructure. Commissioner Bournestein and Chair Bennett voted against the proposal, with Bennett noting that if the developer had assembled a larger property, "it would be a slam dunk" because it would allow for better design and transitions. Bournestein called the single-parcel amendment "a little random" and "inconsistent from a planning perspective."
In a separate matter, the council unanimously approved a front-yard setback variance for 7202 Shannon Drive. The property became nearly unbuildable due to a historical lot-line rearrangement of an adjacent property that created setback requirements larger than the lot itself. Staff called the situation "frustrating," noting that the city's code bases setbacks on neighboring homes' distances from the street, which can create unintended consequences. Applicant Joshua Seagull highlighted the lot's unusual size and his efforts to minimize impact. The variance approval requires the applicant to submit surveys, building plans, and environmental assessments before proceeding.
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Full analysis
Votes (2)
Front Yard Setback Variance Request for 7202 Shannon Drive
Dissent: None
Moved by Commissioner Day [29:00] · Seconded by Commissioner Smith [29:00]
The primary discussion revolved around the unusual circumstances that led to the variance request. A historical lot line rearrangement of an adjacent property (5901 Lee Valley) resulted in excessively deep setback requirements for 7202 Shannon Drive, rendering it virtually unbuildable. Staff noted the 'frustrating' nature of current code that relies on neighboring homes' setbacks. Applicant Joshua Seagull highlighted the unique, large lot and efforts to minimize impact. Commissioners recognized the unique hardship, with one stating the lot was 'completely unbuildable' without the variance.
Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Site Plan for 5516 Vernon Avenue
Dissent: Commissioner Bournestein, Chair Bennett
Moved by Commissioner Day [01:21:00] · Seconded by Commissioner Felt [01:21:00]
The discussion centered on the appropriateness of amending the comprehensive plan for a single parcel to allow for low-density attached residential units, located on an arterial road (Vernon Avenue). Staff and proponents argued it aligns with city goals for 'missing middle housing' and density in targeted corridors, and that the proposed density (5 units/acre) is similar to surrounding single-family areas (4 units/acre). Opponents raised concerns about aesthetics, increased traffic, parking, and the impact of 'multi-family' units on a single-family neighborhood. Commissioners debated whether this incremental change was a 'random' spot amendment or a necessary 'baby step' towards broader city density goals, with some advocating for more systemic corridor-wide planning.
Notable Quotes (9)
The free three variances are necessary given the applicant of the street setback requirement on the lot prohibits building location and pool at 7202 Shannon Drive.
Chris, am I am I understanding correctly that because of that access road to 5901 Lee Valley, the property 7202 Shannon is almost is is unbuildable because the setback is actually bigger than the property itself. That's correct.
That has been one of the more frustrating codes that we've had to deal with over time because a property is developed based on the setbacks of homes on either side and they could be much further back.
for me, this is a a clear case where a variance would be required. when we look at a lot like this and I'm so happy that we saw the images of what was the platting prior and the platting now cuz then you could get a sense of how things change over time that then made this lot much more difficult to build on given the zoning code that we have which looks at the averages across the adjacent properties right the setback averages
Other excerpts from the comprehensive plan include talking about missing middle housing, which is a housing type that that we're looking to increase. Again, duplexes fall into that missing middle category. This wouldn't be affordable housing as we talk about, but it is providing an alternative housing type.
Another concern I have is going from single family home which had one occupant for many years to the four which I think it could easily handle. However, five bedrooms each. Um, we're looking at going from anywhere from maybe eight occupants to 28 occupants. And then you're looking at cars. You're looking at parking. You're looking at guests.
I think this is exactly the right use of this land. I think I would like to see more density, but I I understand the concerns of the neighborhood and I think this is the right um baby steps into creating more options of housing for all sorts of people.
Honestly it feels a little random to me when you're talking about the question is just about amending the comp plan for this parcel only. So that's why I don't concern myself so much with some of the other details. But like I'm sitting here just wondering what like why would we just amend the comp plan change this one parcel to low low density attached whatever it was called when it's bordered by single family residential on both sides still it it just it's feeling a little random and inconsistent from a planning perspective.
If the neighboring site was a part of this, it would be a slam dunk in my opinion because you could do so much more and be so much more creative and leverage a better transition and all that. So without that, like it it just doesn't have as much of my support.
Ordinances & Resolutions (14)
City's engagement website for tracking developments and providing feedback.
Required condition for 7202 Shannon Drive variance approval.
Required condition for 7202 Shannon Drive variance approval.
Required condition for 7202 Shannon Drive variance approval.
Required condition for 7202 Shannon Drive variance approval.
Requires specific conditions for variance approval.
City's guiding document for land use and development.
Current zoning for 5516 Vernon Avenue and surrounding areas.
Current comprehensive plan guidance for 5516 Vernon Avenue.
Proposed rezoning district for 5516 Vernon Avenue.
Proposed comprehensive plan guidance for 5516 Vernon Avenue.
Third-party study on density in Edina, recommending increased density along corridors.
City plan aiming to decrease vehicle miles traveled.
Supports opportunities for missing middle housing in the city.
Source document
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Other Topics from This Document
Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Site Plan for 5516 Vernon Avenue
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