Edina Council Delays Housing Decision, Approves Street Projects
The Edina City Council postponed a contentious vote on converting two single-family homes into four townhouses on Hankerson Avenue, citing concerns about eliminating affordable housing and setting a problematic zoning precedent. The council approved several infrastructure projects, including street lighting replacement on Barry Road and larger trees for Fire Station #2.
The most significant action came when the council continued a public hearing on the Hankerson Avenue development proposal to May 21st, keeping public comment open until May 12th. The project would rezone two single-family lots—currently valued at approximately $425,000 to $434,000—to allow construction of four attached townhome-style units priced in the $700,000 to $800,000 range. Council Members Risser and Pierce voiced "significant concerns and opposition" to the proposal as presented. The debate centered on whether the project represents needed "missing middle housing" or problematic "spot zoning" that would eliminate existing affordable homes. The Planning Commission had recommended approval 6-3.
On other matters, the council unanimously approved street lighting replacement for Barry Road. Mayor Huin raised an intriguing question during discussion: whether the city could incorporate electric vehicle charging capabilities into new light posts, citing examples from other cities. Director Milner acknowledged the idea's merit but noted complications, including right-of-way ordinance issues and the fact that Excel Energy owns Edina's streetlights, requiring their input on any modifications.
The council also approved purchasing larger-diameter trees for Fire Station #2, though not without scrutiny. Council Member Risser relayed resident concerns about the one-year warranty and whether large trees would survive transplanting. Director Milner explained that one-year warranties are industry standard and that larger trees actually have higher survival rates when using specialized planting methods. The city forester reported experiencing 10% or less failure rates with large spaded trees.
Earlier, the council corrected meeting minutes from April 16th after Council Member Risser noted a resident's testimony about the tree protection ordinance had been misquoted. Council Member Agnu emphasized the importance of accurate record-keeping, noting a previous instance where another resident felt misquoted in official records. The council also received updates on pedestrian and cyclist safety projects funded through the Pax Fund and heard a University of Minnesota student presentation on sustainable transportation recommendations for the city's Climate Action Plan.
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Votes (4)
Approval of Minutes for April 16, 2024 Meeting (Item 6A)
Moved by Council Member Risser [22:00] · Seconded by Council Member Agnu [22:00]
Council Member Risser sought to amend the minutes to accurately reflect a resident's testimony regarding the tree protection ordinance. The original minutes misquoted the resident's statement about exceptions to the ordinance's applicability. Council Member Agnu concurred, emphasizing the importance of accurate record-keeping for transparency.
Street Lighting Replacement for Barry Road (Item 6J)
Moved by Mayor Huin [24:00] · Seconded by Council Member Agnu [24:00]
Mayor Huin inquired about incorporating EV charging capabilities into new light posts, citing examples from other cities. Director Milner acknowledged the idea but noted complexities, including right-of-way ordinances and the fact that Excel Energy owns the city's streetlights, requiring discussion with them.
Request for Purchase of Larger Diameter Trees for Fire Station #2 (Item 6O)
Moved by Council Member Risser [27:00] · Seconded by Council Member Agnu [27:00]
Council Member Risser raised concerns, originating from a resident, about the one-year warranty on trees, the success rate of planting large trees, and the cost. Director Milner, relaying information from the City Forester, explained that a one-year warranty is standard, larger trees have a higher survival rate with specialized planting methods, and they offer immediate visual impact desired by residents.
Public Hearing: Comprehensive Plan Amendment and Rezoning Request for Hankerson Avenue (Dan Holmes)
Dissent: Council Members Risser and Pierce voiced significant concerns and opposition to the project as presented.
The applicant, Dan Holmes (Paul Don and Steve Benke), proposed to redevelop two single-family lots into four attached townhome-style units, aligning with an adjacent PUD. This requires amending the comprehensive plan from low-density to medium-density residential and rezoning. Director Teague highlighted the project as 'missing middle housing' in a transitional area. Debate ensued regarding 'spot zoning,' the elimination of existing affordable homes (valued at ~$425k-$434k), increased building coverage (40% vs. 25% for R1), the project's potential as a precedent, and the goal of adding density versus preserving existing housing stock. The applicant argued existing homes were 'compromised' and redevelopment costs drove projected prices starting in the $700k-$800k range. The Planning Commission recommended approval 6-3.
Notable Quotes (10)
resident Janie Weston did come to council and... she says the tree ordinance is not limited to just Residential Properties it says that it includes subdivisions The Only Exception is Parkland
I don't know if you know and this is we did hear from another Resident I think a few maybe a month or two ago and I think it had to do with conquered Avenue in the sidewalks and and there was frustration there that he had been misquoted so anything we can do to make sure that when we're um capturing what residents say that we're doing it um accurately I think we need to be sure we do that because that's also about transparency
when they're replacing uh lighting structures they're adding in the ability to in some appropriate places to do EV charging right on the on the light post... I'm wondering if we've given that any consideration uh in this process that we are going about of replacing some of our LED lighting all over town
we have not considered that it's an interesting idea I think I can think of a many different things we got to think about and figure out first before we do that including rightaway ordinance and what it looks like but the most important piece is we're going to the model where Excel owns all of our light Poes all of our street lights so it really is a conversation with them on what they want to see moving forward
again all of us received and this is um from Resident Dany Weston uh email that was very detailed about concerns regarding um the limited warranty of the this is only for a year for all of these trees um also specific concerns about Oaks and you know the size are they going to be able to make it
the industry standard really has been one year on the trees if we ask for a longer warranty they'll charge more money because there is a risk with every time we plant a tree that a tree can die he's been experiencing 10% or less on the larger spaded trees so the city Forester has confidence that these trees in general mostly were would survive
It's also providing a type of housing that we talk about where are short of um in the city and that's that missing middle housing so missing middle is a range of uh house scale buildings with multiple units comparable in scale and form with detached single family homes and that's exactly what's being proposed here
I have a hard time believing that the result would be something that was 1.2 million or more and in fact the reality that these houses continue to exist today um sort of undermines that argument and I'm very concerned about the fact that this is removing two of the more affordable houses that we have in Edina and that stock of housing is really diminishing
for me the way I'm processing this it's a much bigger question to me than just these two properties and so that that was the reason I asked the earlier question what Market what are we targeting for the cost or um for the market price for each of these... I think if we think through how we want to structure this but big picture not just these two lots um that to me is the heart question
the north home in the picture the red home that's a th000 square ft... they couldn't sell it to families... so that home is compromised and you wanted to know if if homes like this are are all should be kept or in within the committee and what dictates that over the last 20 years I've had a lot of residents who have called me and wanted to sell their home and so I got and I meet with them and I view the home and I can remember probably at least 10 of those homes where I've told the homeowners keep your home do some remodeling on it and sell it it's a sailable product and then some of them I go in like this particular one on the North side it's not a it's not a home that can be kept and remodeled
Ordinances & Resolutions (10)
City plan setting goals for greenhouse gas emissions reduction and transportation targets.
City ordinance governing tree preservation and replacement, discussed regarding its applicability to commercial properties and interpretation in minutes.
Separate code regulating trees and landscaping on commercial property, mentioned in relation to the tree protection ordinance.
Fund generated from utility franchise fees dedicated to non-motorized transportation improvements.
City's guiding document for land use and development, referenced for density goals and amendments.
Planned Unit Development zoning, discussed in context of the Hankerson Avenue project and its existing application to adjacent properties.
Report referenced by the Housing Manager regarding expanding housing options in transitional areas.
Bus Rapid Transit (BRT) line, its upcoming service and potential impact on Edina's transit ridership.
Envisioned or reimagined bus route discussed by UMN students as a potential future transit corridor.
City policy recommended for updates by UMN students to encourage mode shift.
Source document
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Other Topics from This Document
Sustainable Transportation and Urban Density
Pedestrian and Cyclist Safety Fund (Pax Fund) Update
Proposed Zoning Amendment for Hankerson Avenue
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