Edina approves home addition; debates memory care facility
The Edina City Council unanimously approved a front yard setback variance for a Morningside Road home on May 1, while commissioners expressed mixed views on a proposed memory care facility that would require significant zoning changes.
The council's most straightforward decision came early in the meeting when commissioners unanimously approved a request from the homeowner at 4200 Morningside Road to reduce the front yard setback from 15.9 feet to 13.97 feet. The variance allows for a second-story addition above an existing garage, plus a covered deck and modifications to a bay window. Because the property is a corner lot, it faces two front yard setback requirements, creating what staff called "practical difficulties" for development. Neighbors spoke in favor, praising the applicant's community engagement. "The designs look really great. It's an improvement to the home," Commissioner Smith said. "I think it's going to add to the character of that neighborhood significantly."
The second major item—a sketch plan for a three-story, 20-unit memory care facility at 616 Vernon Avenue—proved more contentious. The proposal would demolish the former Keys automotive building and require rezoning from commercial to residential planned development, plus numerous variances due to the site's unusual triangular shape. Applicant Agreco emphasized the facility would generate minimal traffic and fit the neighborhood's character.
Commissioners raised several concerns: potential cut-through traffic if the facility has dual access points on Vernon and Eden Prairie roads, adequate parking for staff and visitors, and the building's height relative to nearby homes. Commissioner Haniman highlighted safety issues unique to memory care, noting that residents with dementia may attempt to leave the facility, requiring specialized emergency egress plans.
Chair Bennett voiced strong philosophical opposition, arguing the project contradicted Edina's vision of walkable, mixed-use neighborhoods that draw people in. "What makes Edina unique is we have a lot of commercial draws," Bennett said, suggesting a previous proposal better served the community. However, Commissioner Bournestein countered that the memory care facility "delivers on everything folks were concerned about and wanting" from the neighborhood.
No binding vote occurred on the memory care proposal—sketch plan reviews are non-binding feedback sessions. The applicant will use commissioners' input to refine the design before returning for formal approval. Key next steps include detailed traffic and parking studies, clarification of access points, and operational protocols for resident safety.
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Votes (2)
Public Hearing: Front Yard Setback Variance for 4200 Morningside Road
Moved by Commissioner Smith [00:27:54] · Seconded by Commissioner Alky [00:28:11]
Staff presented the request for a front yard setback variance for a corner lot due to existing non-conforming conditions and limited buildable area. The proposed addition includes a great room, covered deck, and squaring off an existing bay window, requiring a reduction in the setback from 15.9 ft to 13.97 ft. The applicant's contractor clarified structural engineering for the addition above the garage. Neighbors, including an adjacent property owner, spoke in favor, citing community engagement by the applicant and positive impact on the neighborhood. Commissioners acknowledged the practical difficulties of the site and the positive design impact.
Report and Recommendation: Sketch Plan Review for a Memory Care Facility at 616 Vernon Avenue
Dissent: Chair Bennett voiced strong philosophical opposition to the proposed land use, arguing it did not align with a vision for community-integrated commercial draws.
The applicant, Agreco, proposed a three-story, 20-unit memory care facility, emphasizing low traffic generation and community fit. Staff highlighted the need for rezoning (PCD4 to PRD5) and numerous variances due to the unique triangular lot. Key concerns raised included potential cut-through traffic if dual access (Vernon and Eden Prairie) is allowed, parking adequacy for staff and visitors, the small outdoor patio space, and the building's height relative to adjacent properties. Commissioners emphasized the need for a detailed traffic and parking study, considering emergency vehicle access and resident safety protocols. The discussion also touched on the broader community context and the history of previous development proposals for the challenging site.
Notable Quotes (9)
The recommended recommended action by staff is to approve the 11.5 ft front yard setback variance for property at 4200 Morningside Road. Approval should be subject to the following findings listed in the staff report.
I think it's all working. Uh I think that the plan, John and um Kevin both spent time talking with neighbors and explaining their uh desire to do this. And um I just think it it makes perfectly good sense.
But based on what I see here personally uh we're just adding up above the garage that's already there. The foot print is not going to change significantly at all. Only really, really tiny small changes in the front. Um, the designs look really great. It's an improvement to the home. So, I think it's going to add to the character of that neighborhood significantly.
Part of the issue that we've had with this site is that it's guided in the comprehensive plan for medium density residential but zoned PCD4 planned commercial district for the auto service station that used to be there. The proposal this evening is to tear down that existing building and build a three-story 20 unit memory care facility.
Really, our conversations were really focused around what's the lowest level of traffic that could be generated in the neighborhood, what fits in a residential use here. But it's also small scale.
I asked initially about how it would be licensed because that does speak to the emergency egress plan and um as your architect can tell you, there are different ways that memory care residents um do actively try to alope and um in certain cases under certain building conditions, right, you can push the panic bar and in 30 seconds it releases.
But for this particular neighborhood and like the vocal and kind of group of folks who live really close to the site, I don't think there could be anything better. Um, this delivers on everything folks were concerned about and wanting.
It feels to me like the right place to enter is off Vernon and we've approved other projects that have entrances off Vernon. So, not to say that we have to be consistent all the time, but I'm not too concerned about that as a as a potential. It seems like the operator would have a better time with deliveries and trucks coming in if he didn't have to back out onto Vernon. So that's why it makes sense to have an exit or access on Eden Prairie Road.
I just I contend with the fact that the crown jewel of Edina is our single family neighborhoods I think it's that within an asterisk. It's that they're pred predicated on convenience and having things close by to do. And as I look to the future of Edina and you know our role thinking more long term about some of these decisions it's does this does this get Edina toward where it ought to be and looking at some of the future oriented guidance and my own personal opinions which is my discretion. You know what the previous proposal did was drew people in to walk to bike. you know, it it brought the community in and that's what I firmly believe needs to be around the neighborhoods more and what makes Edina unique is we have a lot of commercial draws and what this does kind of like if I could say Commissioner Borenstein reasons in like, you know, a more satirical way. It like does the exact opposite in in such a like to me kind of laughable way, but it's true. you know, it's keeping people from going to the site and from leaving the site when we have the opportunity to do that and to reuse a building that's otherwise there.
Ordinances & Resolutions (11)
Report detailing findings and recommendations for the 4200 Morningside Road variance.
Specific plans and survey approved as conditions for the 4200 Morningside Road variance.
Condition for approval of the 4200 Morningside Road variance.
Condition for approval of the 4200 Morningside Road variance.
Specific section of the zoning code related to the 4200 Morningside Road setback variance.
Guiding document for land use decisions, discussed for both projects.
Current zoning designation for 616 Vernon Avenue (Planned Commercial District 4).
Proposed zoning designation for 616 Vernon Avenue (Planned Residential District 5).
Regional planning agency consulted regarding land use category for 616 Vernon Avenue.
Future city project for zoning code review.
Plan mentioned in context of sewage capacity concerns and a recent city council public hearing.
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Sketch Plan Review for a Memory Care Facility at 616 Vernon Avenue
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