Planning Commission Approves Variance, Reviews Memory Care Proposal
The Edina Planning Commission unanimously approved a front yard setback variance for a home addition at 4200 Morningside Road during their April 30 meeting, while also reviewing a sketch plan for a proposed 20-unit memory care facility at 6016 Vernon Avenue.
The variance allows homeowners to reduce their front yard setback from 15.9 feet to 13.97 feet to accommodate an addition above an existing garage. The project includes a new great room and covered deck, with minimal changes to the home's footprint. Contractor Brian Hogan, representing the out-of-country property owners, said the design would only have positive impacts on the Morningside neighborhood.
Neighbor Helen Burke testified in support of the variance, explaining the lot's subdivision history and confirming positive feedback from surrounding residents. The commission found the variance met all required criteria, noting the property's unique challenges as a narrow corner lot with two front yard setback requirements.
The commission also provided extensive feedback on developer Josh Brandstead's sketch plan for a three-story memory care facility on the former Keys automotive site. The proposal would require multiple variances and a rezoning from commercial to residential use. Brandstead, president of Agreco development company, said the project emerged from conversations about generating the lowest possible traffic levels for the neighborhood.
Commissioners raised concerns about parking adequacy, traffic access points on both Vernon Avenue and Eden Prairie Road, and operational staffing levels. Several members emphasized the need for the facility's operator to participate in future presentations to address questions about resident supervision and emergency procedures. The commission requested traffic and parking studies before any formal application.
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Votes (2)
Public Hearing: Front Yard Setback Variance - 4200 Morningside Road
Dissent: None; all commissioners voted in favor. Multiple commissioners expressed support for the design quality and the reuse of the existing home rather than demolition.
Moved by Commissioner [26:37-26:52] · Seconded by Commissioner [26:52]
Planner Chris Rocker presented the variance request for a corner lot requiring two front yard setbacks. The existing home, built in 1979, is non-conforming to current setback requirements. The applicant proposes reducing the south-side setback from 15.9 ft to 13.97 ft to accommodate a second-floor addition above the garage (great room and covered deck) and to square off an existing bay window. The buildable area of the lot is only approximately 19.5 ft deep, creating practical difficulties. Staff found the proposal consistent with the comprehensive plan, identified unique circumstances (corner lot with dual street frontages on a narrow lot), and determined the variance would not alter neighborhood character. A neighbor (Helen Burke) testified in support, confirming positive feedback from adjacent property owners. The Commission asked clarifying questions about structural reinforcements for the garage addition and setback compliance of neighboring properties.
Sketch Plan Review: Memory Care Facility - 616 Vernon Avenue
Dissent: Commissioner Padilla expressed fundamental opposition to the proposal, stating he could not support it based on planning principles favoring walkable, community-oriented development. Other commissioners raised significant operational and design concerns but indicated willingness to reconsider if concerns were addressed.
Moved by None (Sketch Plan Review - Non-Binding) · Seconded by None (Sketch Plan Review - Non-Binding)
Agreco Development presented a sketch plan for a three-story, 20-unit memory care facility on the former Keys automotive site. The site is a small triangular corner lot currently zoned PCD4 (Planned Commercial District) but guided in the comprehensive plan for medium-density residential. The proposal requires rezoning to PRD5, multiple variances (setbacks, parking, building coverage), and would necessitate traffic and parking studies. Key discussion points included: (1) Parking: The facility is currently 3 stalls short of code requirements; staff and commissioners expressed concern about visitor parking spilling onto Eden Prairie Road and Vernon Avenue. (2) Access: Dual access points (Vernon and Eden Prairie) were proposed; commissioners raised concerns about cut-through traffic in the residential neighborhood and potential conflicts with high-traffic Vernon Avenue. (3) Staffing and Operations: Applicant stated 8 daytime and 4 overnight staff, but commissioners questioned whether contracted services (food delivery, therapy, janitorial, activities) would increase actual occupancy and parking demand. (4) Emergency Response: Commissioners raised concerns about ambulance access, response times, and coordination in the constrained site. (5) Outdoor Space: The patio area was deemed potentially inadequate for residents; commissioners suggested connections to nearby Bredesen Park. (6) Height and Massing: Building height (approximately 32-35 ft) was compared to adjacent two-story condominiums; one commissioner suggested burying the first floor to reduce visual impact. (7) Sidewalk and Pedestrian Access: Multiple commissioners noted the lack of sidewalk on Vernon Avenue and recommended its inclusion. (8) Neighborhood Compatibility: Commissioners acknowledged the use fits better with residential character than previous commercial proposals but expressed concerns about traffic, parking, and operational feasibility. The applicant indicated willingness to refine the design based on feedback and to engage with the operator on operational details.
Notable Quotes (13)
This is a front yard setback variance request it is for 4200 Morningside Road the subject property is approximately 7,150 square ft in area it is a corner lot as you can see highlighted it is in the northwest corner of Grimes Avenue and Morningside Road
The actual width or depth or whichever you would like to call it of this buildable area is about 19 1/2 ft so um given the size of the lot which is not terribly large the building opportunity is uh very limited
Is the plight of the land owner due to the circumstances that are unique to the property and that are not self-created um no it's not has not been self-created by uh the current property owner um there have been no variances that I could tell doing some research on the property for when the home was built in 1979
The house that I'm in is the one that was originally on that lot and then it was subdivided in like the late '70s and two other houses were built on the lot both of those houses face onto Morningside Road... 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
I'm just really curious about the garage and adding on top of the garage um I'm not a structural engineer but could you just share any any reinforcements that you would need to put into the garage like in beams walls etc that would then allow for more weight you know for the building massing to be built on top of it
There's a structural engineer that's been out to the property already and is wasn't included in the plans that Chris presented but um we do have those plans so the whole deck system that currently exists as well as the joist supporting that deck will be removed there's a steel beam that is required to go in and new uh TGI floor joists that are required to go in with new subfloor on top of it
The site's located on Vernon just west of city hall here it's this small triangular piece it's the former Keys automotive site... 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
When we started having initial conversations on you know what could may or may not work here 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 um because as you know the site is extremely difficult to develop these triangular sites just have a whole new level of complexities
I've spent the last 20 years of my life in senior living operations so I have some uh some thoughts... I'm concerned that while it is memory care and it will be a lockdown facility um in Minnesota depending on what kind of licensure it is you can have more ambulatory folks with dementia and those people have behaviors and want to get out they they they will make that sort of their life's goal... I would really hope that the next time we see the you that you have your operator here and that they can really speak to how this design will protect the people in it
I think it's important i think we all think it's important that something happens here you know we've all been through it with this site... the last time this site was being talked about a high quality pizza place was being proposed and people really got upset about that... with a dry clean yeah drugs the drunk the drunks oh the drugs okay i forgot about the drugs but like crime drugs people walking in the streets people from other places like that's what was driving the conversation last time... none of those harms are going to be plausibly a concern here... you've got a really good shot at getting something through like this
I just don't know if my support will ever be won over here... I contend with the fact that the crown jewel of Edina is our single family neighborhoods... 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... 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
I think there might be an opportunity for a gate and a walkway on the Eden Prairie roadside that lets trucks out and lets people in who are parked on Eden Prairie Road but just not doesn't make it a new street to get in and out of the neighborhood
I think the amenity you're proposing the memory care building or a senior care is needed necessary would be a great amen amenity for the neighborhood
Ordinances & Resolutions (7)
Zoning ordinance governing front yard setback requirements; variance approved for 11.5 ft setback at 4200 Morningside Road
Edina's comprehensive plan guidance for 616 Vernon Avenue; allows small institutional uses including nursing homes; does not require amendment for memory care facility per Met Council consultation
Proposed zoning designation for 616 Vernon Avenue; allows nursing homes and convalescent home uses; requires rezoning from current PCD4 designation
Current zoning for 616 Vernon Avenue; designated for auto service station use; would require rezoning to PRD5 for memory care facility
Date-stamped survey and architectural plans for 4200 Morningside Road variance project; subject to environmental engineer permit review and tree ordinance compliance
City's public engagement platform (www.bettogetherina.org) for tracking developments, providing feedback, and viewing interactive maps of proposed projects
Referenced in staff update; subject of recent City Council public hearing; decision pending
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Other Topics from This Document
Front Yard Setback Variance - 4200 Morningside Road
Sketch Plan Review - 616 Vernon Avenue (Memory Care Facility)
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