Edina Council Continues Memory Care Facility Hearing
The Edina City Council on Tuesday continued a public hearing on a proposed memory care facility until May 20, allowing additional time for public input on the project at the former Kevin Keys automotive site.
The proposal by Olympus Ventures would construct a three-story, 20-unit memory care facility at the 22-acre site west of Southdale. The project requires rezoning from the current planned unit development designation back to the original PCD3 zoning, along with a conditional use permit for office buildings.
Community Development Director Kerry Teague said the proposal is consistent with the city's comprehensive plan and would not require a comprehensive plan amendment, unlike three previous development proposals for the site. The facility would serve residents with dementia who can no longer live independently.
During the public hearing, residents expressed concerns about preserving trees along Valley View Road and the overall appearance of the development. Nora Davis of the Lake Cornelia neighborhood requested that any future tree protection ordinance specifically protect the oak savannah stand on the western edge of the property.
The council also addressed ongoing parking challenges near Edina High School, where student parking has spilled into residential neighborhoods as more sophomores obtain driver's licenses throughout the school year. City staff presented three options for a city-owned soccer field parking lot that could accommodate 45 vehicles, ranging from allowing parking without snow removal to full maintenance of the lot. Council members expressed general support for allowing student parking in the lot, though they differed on whether the city should maintain it during winter months.
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Votes (10)
Approval of Meeting Agenda
Dissent: None
Moved by Council Member Jackson [2:45] · Seconded by Council Member Agnu [2:51]
The Mayor presented the published meeting agenda. No council members requested modifications. The agenda was approved by motion without discussion of substantive changes.
Approval of April 16, 2025 Meeting Minutes
Dissent: None
Moved by Council Member Agnu [15:32] · Seconded by Council Member Pierce [15:38]
Council Member Jackson was absent from the April 16 meeting, so those minutes were removed from the consent agenda and voted on separately. No corrections or additions were noted.
National Police Week Proclamation (May 11-17, 2025)
Dissent: None
Moved by Council Member Jackson [19:08] · Seconded by Council Member Pierce [19:08]
The Mayor read a proclamation honoring law enforcement officers and designating May 11-17, 2025 as National Police Week. Sergeant Darren Davis and Sergeant Emily Jeepson presented remarks on behalf of the Edina Police Department, sharing the story of Deputy Jesse Perez (Dawson County, Texas) who was killed on April 22, 2025 during a traffic stop. The sergeants emphasized the partnership between law enforcement and the community. A flag-raising ceremony was scheduled for May 13, 2025 at 9:00 AM, with the flag to be flown at half-staff on May 15 (Peace Officers Memorial Day).
City Manager Response to Resident Questions from April Meeting
Dissent: None
City Manager Neil addressed three questions raised at the April meeting: (1) Why is the city considering using franchise fees for street reconstruction? Answer: To reduce general fund tax levy burden on property taxpayers. (2) Is there a cap on franchise fee increases? Answer: No state-imposed cap; only local government control. (3) How are current utility franchise fees used? Answer: 50% to Pedestrian and Cyclist Safety (PAX) fund, 39% to Conservation and Sustainability (CAS) fund, 11% reserved for street lighting. Council Member Agnu sought clarification on state-level regulations regarding franchise fee use. City Attorney Kendall confirmed there are few limitations on how franchise fees can be used at the local level.
Southdale Office Center Rezoning and Site Plan Review (Public Hearing)
Dissent: None
Moved by Council Member Pierce [46:24] · Seconded by Council Member Jackson [46:30]
Director Kerry Teague introduced the proposal to rescind the 2017 PUD zoning and rezone the 22-acre Southdale office center back to PCD3. The applicant (Olympus Ventures/OV Development, represented by Dela Copelin and Sean Smith of Wilder) proposes remodeling existing office buildings (6700 and 6750), improving ADA accessibility with new entry cubes, enhancing landscaping and curb appeal along France Avenue, and creating a plaza area. The applicant emphasized preservation of existing buildings rather than new construction. Key improvements include new entries with Lula elevators, parking lot reconfiguration, new landscaping, and enclosure of trash/delivery areas at Tavern on France. Council Member Jackson sought clarification on parking lot changes and the roundabout design. Council Member Agnu raised concerns about tree preservation along Valley View Road and requested assurances that the oak savannah stand would not be impacted. The applicant confirmed no work is planned on the west side of the property. Resident Nora Davis expressed frustration about lack of advance notice and requested tree protection language in any future ordinance. Resident Jerry Krauss raised concerns about France Avenue pedestrian experience and the appearance of the infiltration basin. The applicant clarified that the infiltration basin is a dry pond (rain garden) that will be landscaped. The public hearing was left open until May 11, 2025 at noon, with action deferred to May 20, 2025.
Resolution 2025-37: Acceptance of Donations
Dissent: None
Moved by Council Member Jackson [47:32] · Seconded by Council Member Pierce [47:38]
The Council approved acceptance of a donation of eight books titled 'The Urban Sanctuary' (a photographic journal of the life of Minnehaha Creek) valued at $160, donated by Bob Thompson and Jack Weston. The donors' names will be posted on the city website.
Resolution 2025-33: Opus Corporation Rezoning, Subdivision, and Site Plan (5100 Eden Avenue)
Dissent: None
Moved by Council Member Jackson [53:32] · Seconded by Council Member Pierce [53:38]
Community Development Coordinator Addison Lewis presented the Opus Corporation project: a five-story, 112,000 sq ft office building with ground-floor commercial/retail use at 5100 Eden Avenue. The project requires rezoning from POD1 to PCD2, subdivision approval consolidating seven parcels into one, and eight variances. Staff and the planning commission recommended approval. The applicant revised plans to comply with planning commission conditions, including improvements to pedestrian and bicycle connectivity. Council Member Jackson asked whether the variances would be reduced if the zoning code were updated; Lewis confirmed that updated zoning should bring the code closer to comprehensive plan vision, potentially reducing future variance needs. Council Member Agnu sought clarification on setback compliance; Lewis explained that property line irregularities account for the variance in setback measurements. Council Member Jackson praised the applicant's responsiveness to planning commission feedback. The Mayor expressed enthusiasm for the project, noting its visibility on Highway 100 and the applicant's attention to sustainability (building orientation to maximize natural light and minimize air conditioning). Opus representative confirmed closing on the land the day after the meeting, with demolition targeted for July-August 2025 and project completion by end of 2026.
Resolution 2025-32: Lincoln and Londary Small Area Plan Adoption
Dissent: None
Moved by Council Member Jackson [59:49] · Seconded by Council Member Pierce [59:49]
Community Development Coordinator Addison Lewis and consultant Zach Locker (MEN Collaborative) presented the Lincoln and Londary Small Area Plan for adoption and submission to the Metropolitan Council. The plan underwent over one year of community engagement with multiple meetings and a final workshop validation survey. The plan addresses land use, transportation, environment, and community values. Council Member Agnu noted that the plan was guided by medium density residential classification and that institutional uses (including nursing homes) are permitted under the comprehensive plan, eliminating the need for a comprehensive plan amendment. The Mayor clarified that the vote requires four-fifths majority (not two-thirds) due to the statutory requirement. Council Member Agnu praised the process and the final validation survey, which confirmed strong alignment between the plan and community input. Council Member Jackson highlighted the process as a model for future area planning and comprehensive plan updates. Council Member Pierce emphasized that the process allowed all voices to be heard, even those opposed to change. The Mayor noted the plan's focus on Nine Mile Creek as a previously hidden natural asset that can now be enhanced and integrated into the neighborhood.
Old Kevin Keys Automotive Site - Memory Care Facility Sketch Plan Review
Dissent: Council Member Agnu expressed concerns about resident security, building density, and loss of existing structure; requested further analysis before formal application.
Director Kerry Teague introduced the sketch plan for a three-story, 20-unit memory care facility on the former Kevin Keys automotive repair site. This is the fourth proposal for the site in four years; the previous three required comprehensive plan amendments. This proposal does not require a comprehensive plan amendment because nursing homes are included in the definition of 'small institutional uses' under the medium density residential classification. The project requires rezoning from PCD4 (auto repair/car wash) to PRD5 (planned residential district) and multiple variances. Carco Development (Josh Bransstead, President/Owner) presented the project, emphasizing that the memory care use was selected based on resident feedback requesting housing and generating minimal traffic. Mindy Michael (Cosmo Architects) described the building design and security features. Key discussion points: (1) Traffic and visitor patterns: The applicant provided detailed statistics showing 95% of traffic occurs Monday-Friday, 8 AM-7 PM, with average visitor load of 1-5 per day, peaking on weekends. (2) Parking: The facility is underparked and would require on-street parking on Eden Prairie Road. (3) Emergency access: The applicant proposed a two-access design (Eden Prairie Road and Vernon Road) but indicated willingness to make the Eden Prairie Road connection emergency-only with a decorative chain or automated lift system. (4) Building aesthetics: The applicant committed to high-quality design incorporating residential features and brick, with renderings to be provided at the formal application stage. (5) Resident safety: The building will be fully secured with magnetic lock systems to prevent unwanted egress. (6) Landscaping and screening: The applicant proposed 6-10 ft fencing with landscaping along property lines. Council Member Pierce requested better renderings showing context with adjacent condo buildings. Council Member Jackson asked about truck movement, visitor parking, and front entry visibility. Council Member Agnu expressed concerns about resident security, emergency vehicle frequency, and the loss of the existing building's unique character. She also noted the site's density and requested consideration of a city sidewalk connection. The Mayor acknowledged the site's complexity and praised the applicant's work, noting the community need for memory care facilities and the aging population (as many residents over 65 as under 18).
Edina High School Parking Challenges and Creek Valley Parking Lot Options
Dissent: Council Member Agnu requested additional data on comparable parks before final decision.
Director Milner presented three options for addressing high school student parking overflow near Creek Valley Road and Nordic Circle: (1) Allow parking lot use at own risk with no snow removal; (2) Allow parking lot use with city snow removal maintenance; (3) Maintain current no-parking restrictions with enhanced signage. The discussion was prompted by recent parking restrictions implemented on Creek Valley Road and Nordic Circle (no parking on both sides, 8 AM-4 PM school days) based on a 2018 parking study. These restrictions were intended to address safety concerns from cars parked on both sides of the street with no sidewalks. However, residents subsequently requested that the city allow use of the 45-stall soccer field parking lot (city-maintained but school property) as an alternative. The lot currently has no snow removal and minimal signage. Director Milner noted that the lot is heavily used in summer for soccer games and that the Nine Mile Creek Regional Trail has other parking options. Council Member Jackson asked about comparable parks in the city; Director Milner indicated he would research this. Council Member Risser expressed concern about neighborhood safety and preferred minimal on-street parking, leaning toward option 1 (allow parking at own risk, no maintenance). Council Member Pierce asked about ADA accessibility and whether the school would participate in revenue-sharing; Director Milner noted that ADA requirements might apply if the lot is formally designated for high school use. Council Member Jackson emphasized that the core problem being solved is preventing cars from parking on residential streets, which has been accomplished through the no-parking restrictions. She suggested allowing lot use without city maintenance. Council Member Agnu asked about comparable parks and expressed concern about discriminating against this lot if other similar lots are maintained. The Mayor summarized the apparent consensus: allow parking lot use without city snow removal maintenance, maintain the no-parking restrictions on adjacent streets, and potentially allow one-sided street parking if the lot is fully utilized.
Notable Quotes (35)
On behalf of the men and women of the Edina Police Department we are honored and deeply grateful to accept the proclamation for National Police Week.
This week is a time of reflection and remembrance. We pause to honor the dedication commitment and sacrifice of law enforcement officers across the country especially those who have given their lives in the line of duty like Deputy Perez.
It is through our partnership with the community that we are able to build trust solve problems and create a safer and stronger place to live.
We're considering it because we have a goal from the council in this budget cycle to reduce our general fund tax levy. Right now we are using some of that tax levy to pay for special assessment street reconstruction project costs. By replacing that by generating more money in franchise fees we can replace some of that property tax generated money and we can reduce the property tax levy for our property taxpayers.
There is not a cap. There's not a state imposed cap. The only cap would be at the local level.
PAX funds are used primarily for construction and maintenance of sidewalks bikeways trails crosswalks associated signage and pavement markings as well as staffing and operational costs to maintain that system.
Our goal right now as we've looked at this site moving rezoning it is to really focus on our current buildings on the site. We really want to look at preserving and enhancing the existing buildings specifically the 6700 and the 6750 buildings.
We're going to have a new entry at the 6750 building. It's tucked a little bit behind Tavern on France. We're going to have a new entry at the 6700. And then this whole area will have new parking.
We really wanted to work with the kind of the mid-century modern architecture and create a statement for these buildings so that people could actually have great visibility.
We didn't know what was going to happen. Thank you for the information you gave tonight because now we have an idea of what's going to happen.
The trees you know we do love those trees. They are a perfect buffer for that entire neighborhood. Can something be added to that ordinance that says there shall be no touching of the trees along Valley View Road?
I think those assurances are helpful because everybody that's familiar with the site loves that oak savannah stand and wants to see it remain as part of nature in an otherwise pretty urban environment.
I want to say my appreciation for taking the comments from the site plan and from the planning commission making the movement around by foot and bicycle and you took that to heart and you incorporated it. I want to say thank you. That meant a lot.
I really appreciate that's one of the things I look for and hope for in new development. So it's a nicely done and welcome to Edina.
I think leadership at OPUS as well as the architects involved and the responsiveness to the suggested changes that were made... We're all excited to have you here.
We close on the land tomorrow. We are working to get our demolition underway hopefully by July or August. So we're going to hit the ground running here pretty quick. And then it's about 16 months of construction so it would be complete end of 26.
This was a lot of work. I want to say thank you to everybody who was involved in this. It was a lot of work. Staff and the task force members and the consultants. I really appreciate it was very thoughtfully done.
I want to acknowledge that in the course of having this conversation there were people who said 'We don't want anything to change.' And I respect that and I acknowledge it. Sometimes we can't help but things will change. Time takes its toll. And so now we have a very good blueprint for what change can look like that's neighborhood informed.
I do think that this should be used as a template for how we do some of these area plans. In particular going through and surveying those who were part of the process at the end do you feel like this output is in alignment with the input that was provided throughout.
I do think that this is how the process is supposed to work. Everybody wants to be heard and I think we did that in this case. The hard part is when people want to be heard and they want you to agree with them.
Change is good you go first. And so that you know that kind of hangs with all of us that do public service.
We got introduced to this project about 60 to 75 days ago and really they've been on kind of a conquest to get as much feedback as possible from all the interested stakeholders both directly adjacent to the site in the broader neighborhood to really kind of hear what where the consternation's been on the prior site plans.
What we came away with is trying to really solve for what creates the lowest amount of traffic is a rather quiet use and probably frankly has a lower visitor count when residents are at home within the neighborhood.
The majority about 95% of our traffic flow at this site happens between Monday through Friday between 8 and 8 a.m and 700 p.m. So kind of a reverse peak of occupancy versus what you would see in a residential neighborhood while the majority of folks are at work.
We'd be designing this building with memory care. Typically the building is completely secured at all times. So you're not going to want your elderly mother or grandmother wandering out into the exterior during January with no coat. They may not recognize why they're there but you want for their safety for them to be secured within the building.
When you should you come back the massing like I granted that is just a placeholder essentially but it's a horrible placeholder so should you come back I would like for us to be able to see the rendering of what you're thinking in the context of the neighborhood as well as the condo units.
I am really concerned about the security of the site and even with that example in Chakapei or Bloomington I on Old Chaki road the there's a median so there's like a dry a frontage road and then there's a boulevard and then there's that busier street whereas based off of this graphic it feels closer.
I know sometimes like people aren't as excited about the yellow building that's there today but I do feel there is a loss in a unique property and a property with some history and some of the previous proposals that we had found ways to leverage that existing site which I liked both from a sustainability perspective but also finding new ways to leverage existing building for kind of innovative ways.
As an aging community with as many people over 65 as under 18, you know we're I think all of the memory care places in are full and there are waiting lists. So it's an interesting possibility here.
The questions we have before you tonight is does the council want to provide parking to the Edina High School we want to use our property to supply parking to the high school and if so then the second question is do you want to maintain that parking lot in the winter that would be a cost to the city.
As the year goes on more sophomores get their license typically and they're already booked out of parking permits. They're fully sold out on the site and at the three churches that we'll show you. So the cars start to squirt out into the neighborhoods in all directions.
I think we'd leave the signs up on the street regardless. I don't I wouldn't want to touch that. I think we've solved it and I haven't got anybody saying 'Oh gosh I have a bridge party and nobody can park.'
I really think this came up because a kid got a ticket for parking in a public parking lot. And that was one issue. The other was when there's cars on both sides of the street it's dangerous for folks to be walking for kids to be walking on that street.
I think if they have been using the lot before all this and we weren't maintaining it then we should let them use the lot and we shouldn't maintain it.
I think we should consider permitting out whether it's 40 or all 45 of the stalls that are within that parking lot. I'm open on whether or not we maintain it. I feel like if they're going to pay us $180 per year we probably should maintain it that would hopefully cover the costs.
Ordinances & Resolutions (13)
Accepts donations on behalf of the City of Edina; includes gift of eight books titled 'The Urban Sanctuary' (photographic journal of Minnehaha Creek) valued at $160 from Bob Thompson and Jack Weston
Approves rezoning, subdivision, and site plan with variances at 5100 Eden Avenue for Opus Corporation; five-story, 112,000 sq ft office building with ground-floor retail
Approves the Lincoln and Londary Small Area Plan and authorizes submission to the Metropolitan Council
Designates May 11-17, 2025 as National Police Week in the City of Edina; honors 24,412 law enforcement officers killed in line of duty since 1786; notes 345 new names being added to National Law Enforcement Memorial in 2025
Original Planned Unit Development zoning for 22-acre Southdale office center; subject of rescission and rezoning to PCD3
Original zoning designation for Southdale office center; allows office and residential uses; subject of rezoning proposal
Requested for existing office buildings at Southdale center under PCD3 zoning; offices are conditionally permitted use in PCD3 district
Guides land use for Lincoln/Londary area and Old Kevin Keys site; includes small institutional uses such as nursing homes
Rezoning request for Opus Corporation project from Planned Office District 1 to Planned Commercial District 2
Proposed rezoning for memory care facility from PCD4 (auto repair/car wash) to PRD5 (planned residential district)
Parking study conducted for Edina High School expansion; identified parking restrictions for neighborhoods south and southeast of school; informed current Creek Valley parking restrictions
Referenced by Taylor Brushwine; breaks down city population by biking interest levels (1% experienced cyclists, 7% interested, 60% interested but concerned)
Completed by Opus Corporation; demonstrates building orientation to maximize natural light and minimize air conditioning
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Other Topics from This Document
50th Street Bridge Construction and Parking Safety
Edina Police Department Recognition and National Police Week
Bikeability and Pedestrian Safety Advocacy
Utility Franchise Fees and Street Reconstruction Funding
Southdale Office Center Rezoning and Site Plan Review
Lincoln and Londary Small Area Plan Adoption
5100 Eden Avenue Rezoning and Site Plan (Opus Corporation)
Old Kevin Keys Automotive Site - Memory Care Facility Sketch Plan
Edina High School Parking Challenges and Creek Valley Parking Lot
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