StoryZoning Code Audit Overview and StructureJune 25, 2026

Edina's zoning code needs major overhaul, audit finds.

The Edina Planning Commission heard preliminary findings from a comprehensive audit of the city's zoning code on April 11, revealing significant structural problems and a heavy reliance on special development agreements that make it harder for developers to know what they can build.

Meeting date: Jul 31, 2024

Published Jun 25, 2026

The audit, conducted by H KGI, a Twin Cities-based consulting firm, identified multiple issues with how Edina's zoning rules are organized and applied. The code suffers from inconsistent formatting, confusing district definitions, and a numbering system that's difficult to navigate. More significantly, the audit found that Edina has 22 different zoning districts with minimal differences between many of them, creating unnecessary complexity.

A major disconnect exists between what Edina's comprehensive plan allows and what the zoning code actually permits. The comprehensive plan allows densities up to 150 units per acre in some areas, but current zoning districts cap out around 17.4 units per acre. This gap has forced the city to rely heavily on Planned Unit Developments (PUDs)—special agreements negotiated case-by-case for individual projects—to achieve the density the city wants. Staff member Carrie Liz explained that this approach was intentional: "The idea was to do a PUD and do that negotiation to increase density to match the comprehensive plan."

However, this system creates problems. Large portions of the city, particularly on the east side, have older homes on lots that don't meet current minimum size requirements, making them technically non-conforming. Complex rules—like one requiring a 500-foot median radius calculation for lot sizes—add to the confusion and often force property owners to seek variances. The reliance on PUDs also frustrates developers and residents because projects can deviate significantly from existing zoning, and landowners can be left with restrictive zoning if projects fall through.

Commissioners expressed interest in simplifying the system by creating more flexible base zoning categories that align with the comprehensive plan, allowing more development to happen "by right" without special negotiations. This would make the development process more predictable while still allowing the city strategic control through clearer upfront standards. The audit recommendations include reorganizing the code by topic, using tables for clearer standards, and implementing a new numbering system. No votes were taken during this work session, which was informational only.

Our proprietary artificial intelligence agent analyzed publicly available documents including meeting agendas, minutes, and transcripts to write this story to help inform local residents. Feedback helps us improve, so please consider rating how we did with the thumbs up or down below.

Other Topics from This Document

Zoning Districts and Densities Analysis
Impact of Non-Conforming Lots and Overly Complicated Standards
PUD Overuse and Control vs. Predictability

View full meeting details →

Want to know when new stories arrive?

Enter your email to receive updates.

We will not use your email for any other purpose. You can unsubscribe at any time.

Votes (1)

Planning Commission Work Session: Zoning Code Audit Preliminary Observations

N/A - Work Session, no official action taken.

H KGI presented their initial findings from the ongoing audit of Edina's zoning and subdivision codes. The presentation covered structural issues within the code, such as inconsistent formatting, disparate article lengths, and confusing definitions of districts. It also delved into the city's zoning districts, highlighting the proliferation of specialized 'planned' districts and PUDs, which have been used to compensate for a lack of flexible base zoning. A significant finding was the wide gap between the density allowances in the Comprehensive Plan and those in the current zoning code. The discussion also touched upon the high number of non-conforming lots and overly complex dimensional standards (like the 500-foot median radius rule for lot size and averaged setbacks). Commissioners and staff engaged in a dialogue about the implications of these findings, particularly the city's reliance on PUDs, its impact on development predictability, and the desire for more clear, by-right zoning with predefined standards.

Notable Quotes (8)

you all uh all know that we're we're doing an audit of our zoning code um so over the years staff the commission Council we've identified a lot of issues so um contracted with h KGI here to do just an audit of the of the zoning ordinance and tonight they're going to talk through of what they've seen and some preliminary observations and get some feedback from you all so all right all right thanks
— Addison Lewis [0:36]

Planning Commission Work Session: Zoning Code Audit Preliminary Observations

The objectives for the code audit are to uh evaluate the overall structure and the usability of the code uh and that includes zoning and subdivision uh align those codes with the comprehensive plan 2040 plan and then the small area plans that you all have uh focus on the zoning districts and the supplementary regulations that's the code language we don't use that word supplementary and day-to-day uh language but you have a big supplementary regulations part of your code and so staff had wanted us to focus on that and then lastly is development procedures and standards specifically the site planine review procedure the Pud and the subdivision ordinance really related to the uh lot split issue
— Jeff M. H. KGI [2:22]

Planning Commission Work Session: Zoning Code Audit Preliminary Observations

I'll just quick jump in there so this is what we've talked about is we're our comprehensive plan in our zoning there's a little bit of a disconnect there as we started that 2008 comp plan went into 2018 the idea was to do a PUD and do that negotiation um to increase density to match the comprehensive plan um but because we're so out of whack and um we've talked a lot about aligning our zoning with the comprehensive plan um to do things more by right so that's kind of that's how it basically that's how it came to be as you all know um on our work plan so just thought I'd throw that in for some context yeah great and the last thing is interest in reducing the city's Reliance on puds and the uh older planned what are called Planned districts

Ordinances & Resolutions (7)

Chapter 36 ZoningOrdinance

The primary zoning code chapter under audit for structure and content.

Chapter 32 SubdivisionsOrdinance

The subdivision code chapter under audit, particularly concerning lot splits.

Comprehensive Plan 2040Plan

The city's long-range plan, which the zoning code is intended to align with, particularly regarding residential development flexibility and density.

Small Area PlansPlan

Additional planning documents referenced for alignment with zoning and subdivision codes.

PUD (Planned Unit Development) ordinanceOrdinance

The ordinance governing Planned Unit Developments, which is frequently used for new projects and is a focus of the audit.

Building Height OverlayOrdinance

THE EDINA RECORDER

Edina's zoning code needs major overhaul, audit finds.

Other Topics from This Document

Zoning Districts and Densities Analysis

Impact of Non-Conforming Lots and Overly Complicated Standards

PUD Overuse and Control vs. Predictability

Want to know when new stories arrive?

Go deeper on this topic

Votes (1)

Notable Quotes (8)

Ordinances & Resolutions (7)

Was this story helpful?