5516 Vernon Ave. Townhomes

Hello, my name is Lisa and I live on Goya Lane. We are opposed to the rezoning of 5516 Vernon Avenue. We believe it should remain a single family home. Thank you. (Transcribed by City Staff. Voicemail received 7/6/25 at 11:59 PM)

I live. Hi, my name is Chris Bryan. I live on Gate Park Road. I'm calling about the proposed rezoning of 5516 Vernon Avenue. I’m two houses south of that property who lived here for twelve years. I am strongly opposed to this rezoning. These projects should be restricted to commercial areas like Southdale. Projects and residential neighborhoods only benefit one party builders. The proposed high density housing, number one would create a safety traffic issue. The proposed driveway has vegetation blinding entrance onto Vernon on both directions on a curve in a 40 mph section of Vernon, also creating an offset intersection with Gate Park Road. This is very dangerous, and also there are no other high density areas on Vernon that have direct access to the 40 mph section. I do know that there are some people being proponents on this list, but might not agree with something is better than nothing or a need more diverse housing. This is a short term solution. Current multi residents along Vernon that exist are over 30 years old and none have been added because no one wants more. Secondly, you're proposing four units on a lot that is twice as large as my single home lot that per code I am no longer to add additional structure to. The Edina Building codes increasingly restrict current residents by limiting the amount of building coverage we can have. Why are we penalizing current residents yet encouraging high density building that penalizes the current residents? Lastly, I plead with the city council to reevaluate goals with Edina housing. We’re an established suburban neighborhood that does not want heavier traffic, decrease property values, increase mass transit, infrastructure overuse and school overcrowding. Please start prioritizing the people who are living here, not prospective residents and builders. People move to Edina for what it is. Please stop trying to change it. Thank you. (Transcribed by City Staff. Voicemail received 7/6/25 at 6:12 PM)

Hello, I'm calling to vehemently oppose the rezoning of 5516 Vernon. The comments from residents set before you in this forum overwhelmingly are against this random placement of four or five bedroom townhomes. If it's meant for families, where will the children play on the concrete driveways? The decision, based on the fact that there is not one multi family development in the solely single family zoned Highlands community, should be a lightning bolt in front of city council's faces. Please consider the betterment of Edina neighborhoods when making your decision. Density, density, density is all I hear from the majority of planning commission and city council members. Be logical and deliberate considering the specific location for development. If this proposal was next door to your single family home, what would your agenda be? There is not one good reason to add 4-5 bedroom units on this lot. In all respect, it's absolutely ludicrous. If this passes, there will be many residents in our neighborhood that will lose all faith in the leadership and management of our city of Edina. Thank you, and I'm calling as a resident of Edina Highlands. (Transcribed by City Staff. Voicemail received 7/6/25 at 4:00 PM)

Hi, my name is Andrew Doonan. I'm an Edina resident at 5521 Warden Avenue. Calling in regards to the possible rezoning at 5516 Vernon. I would like that property to stay as a single family, and not move to multifamily housing. The neighborhood is designed for single family and would like to keep that and if we move it to multi family housing, then that can be used as simply a precedent for future situations. So again, 5516 Vernon Avenue, calling to express support for keeping that property as single family residential. Thank you. (Transcribed by City Staff. Voicemail received 7/3/25 at 12:26 PM)

The proposed re-zoning of the 5516 Vernon Avenue parcel should be voted down for the following reasons:

A) The developer who purchased 5516 Vernon Avenue was well aware of the current zoning. And, should the re-zoning request be denied, there is no injury to the developer. Whereas, if the property is re-zoned, it does unduly enrich the developer. The developer’s purchase price of $508,750 is consistent with the market’s typical cost of property associated with the construction of a new $1.5 million home, i.e. 30%. On the other hand, $508,750 is woefully short of the 30% or $1.2 million associated with the $4,000,000 development currently proposed. Rezoning the site post-sale unduly enriches the developer by roughly $700,000 and encourages other developers to do the same to Edina’s low density single-family zoned properties.
On the other hand, an overwhelming number of RESIDENTS believe re-zoning does do harm to Highlands and Edina as a whole --- as expressed in Council chambers and on Better Together Edina. In chambers, the numbers were 7 ‘against’ and 2 ‘for’. As of 03Jul2025 9:20am, Better Together Edina had 66 comments: 56 ‘against’, 9 ‘for’, and one ‘undecided’. What’s interesting is that 20% of those ‘for’ the re-zoning, were so because they were in favor of “affordable housing”, which clearly this development is not.

B) This development does not address the Council’s three overarching housing concerns:
1) Edina’s median price point of $700,000 for a single-family home, a hurdle pricing out most people looking for their first home.
 The proposed sale price for these units is now $1,000,000, which is not affordable to first-time home buyers. And, to be fair, even the original price point, which did not include a basement, was unreachable for all but a few. What’s interesting is that the developer purchased the property for $508,750, a price that could be considered affordable, especially for an almost one-acre property next to an elementary school.
2) Edina’s lack of housing diversity, most notably the lack of options for seniors who wish to downsize and either stay or move to Edina, the so called “missing-middle”.
 The proposed five bedroom, three-story townhomes are an unlikely option for seniors who wish to downsize and age in place. The master bedroom is two stories above entry level and the main living area is one story above entry level. As for the so-called “missing-middle”, it doesn’t seem to be as ‘missing’ as one thinks. Zillow has as many townhomes/condos for sale, 93, as it does single family homes, 92.
3) The lack of affordable housing for low-income households.
 Needless to say, there is no affordable housing benefit with the proposed development.

C) Over the last year, the most frequent topic on which people spoke during Community Comment has been the challenge of compliance with the new tree ordinance. The ‘as is’ survey of the 5516 Vernon Avenue property shows 14 mature oaks, 12 to be removed, 2 to remain, and one dead tree to be taken down. However, it is highly unlikely that one of the oaks to be ‘saved’, a 38” Heritage tree, will survive. The proposed parking pad and basements north and south significantly overlap the critical root zone. Of the 12 oaks to be removed, five are Heritage trees and the smallest of the remaining seven is 16” in diameter.
Having owned the property for over five months, the developer has shown a glaring lack of awareness for Edina’s ordinance. They were not aware of the specifics of Edina’s tree ordinance, had not contacted the City’s representative, Luther Overholt, and therefore had no plan as to how they would comply with the ordinance. Given the proposed significant increase in non-permeable surface and disruption of the surrounding construction area, the developer should have had at least a preliminary plan in place prior to the request for re-zoning. A new single-family home could easily minimize the impact. Instead, the landscaping plan presented June 17th included adding just 4 weeping white spruce, 6 bushes, and 24 daylilies. A re-zoning ask at this point smacks of an end-around for ‘forgiveness’ later. It begs the question, why has Edina not insisted on a more thoughtful plan by the developer?

D) As shared by Addison Lewis, Edina’s Community Development Coordinator, at the June 17th city council meeting, the expectation of the Met Council is that a development of ten units or greater is what is needed to potentially influence mass transit service.
As noted by Mr. Addison, this development is for four units. Therefore, it does not meet the expectations for mass transit service.

E) At the 1:32:25 minute mark of the June 17th city council meeting, Mayor Hovland raised the issue “Does this potential re-zoning create a precedent?” …to which David Kendall, Edina’s City Attorney, replied “In my opinion it would not, …one particular re-zoning application does not dictate the outcome of future re-zoning applications…”
While any particular decision does not “dictate” the outcome of future decisions, it does create a precedent….reference Webster’s two definitions for PRECEDENT: 1. an earlier occurrence of something similar 2. something done or said that may serve as an example or rule to authorize or justify a subsequent act of the same or an analogous kind.
So, while Mr. Kendall is correct in that any single decision by the Council does not “dictate” the outcome of a future decision, it does create a precedent. A precedent that makes it harder to justify not making a similar decision in the future.

It is my belief there should be a compelling reason for the Council to consider re-zoning any parcel. And, much like the standard set by the Minnesota Supreme Court concerning variances to city code, variances should only be granted in the rarest and most unforeseen circumstances. In this case, there is no compelling benefit to Edina for this proposed re-zoning.

Finally, unlike the Edina residents who knowingly purchased property in an area with an active rail road line, the Highland residents purchased property zoned low density single-family. It is now the Council’s choice as to whether the Highland residents and Edina residents at large can have confidence in the zoning upon which they purchased their home. I hope this clarifies the comment I made in chambers on June 17th, as Member Jackson’s reaction of utter confusion, seemed to warrant further clarification.

Regards,
Ralph Zickert

Hi, my name is Jenny Beamish and I live at 5236 Lochloy Drive drive in the Highlands neighborhood. I'm calling to express my family's strong opposition to the proposed rezoning of the property at 5516 Vernon Avenue. There was another property on Vernon that was denied rezoning, in part due to traffic concerns. Traffic on Vernon is already really challenging and frankly, exiting onto Vernon from Ayrshire (which is where all the school buses go) is dangerous as it is. Adding multi-family housing at this location, especially right next to the elementary school, only makes these safety concerns worse. This property sits directly on the border of the school and is part of a neighborhood designed for single family homes. Rezoning it raises concerns about increased traffic, parking congestion, safety for our kids, and the overall impact of the character of our neighborhood. This neighborhood was zoned for single-family homes for reason and approving this would set a precedent that threatens the integrity of our neighborhood. I urge the Council to listen to the residents who live here and vote “no” on rezoning. Thank you. (Transcribed by City Staff. Voicemail received 6/29/25 at 8:31 PM)

So hi, my name Insanto. I live on a Merritt Circle and I am objecting or stopping the rezoning of 5516 Vernon. My family believe that this rezoning will cause decreased property values and negative impact with our neighborhood. Also, we are worried about safety concerns. I'm hoping that this won't proceed. And let us know if you have any questions. Thank you. (Transcribed by City Staff. Voicemail received 6/28/25 at 8:03 PM)

Hello, this is Kristen Zwieg at 5232 Lochloy Drive. We do not support a townhouse development off of Vernon. Please reconsider the idea of re-zoning this area.

My name is James Campbell. I live at 5604 Gate Park Road, right across the street from this planned rezoning. It appears that we have 90% opposition to this rezoning, so it should be an easy decision to deny the rezoning request. I also oppose the rezoning of this property. It lacks any strategy for the neighbourhood and looks like an ad hoc transaction to appease an eager seller or save an investment for the purchaser, and less about the community, as noted by the participants here. Among the other concerns noted by commenters, having a giant townhome wall to grace the landscape on Vernon (based on the design) does not support any design or appeal to the neighbourhood. Also, removing the naturally existing landscape to support the development seems contrary to the city's existing strategies. If we are concerned about housing and neighbourhoods, we should look to the run-down Kevin Keys building on Vernon and use this rezoning time to address that overgrown lot. Thank you, James.

Hello, I'm calling regarding 5516 townhomes on Vernon. Calling from Ayrshire Boulevard and Edina Highlands, and we strongly oppose this decision. After looking at the current pictures, the buildings are sterile and unattractive with too much concrete coverage. I don't see any drain plan for the 9 Mile Creek district requirements and I think the Abundance Properties are way over their heads. Based on their presentation, most of their work has been in rehab and the property now is a mess since Abundance has purchased it. The grass is knee high, and I believe that's a breach of city ordinance. Please take a drive by and look at the site. If this proposal is approved, it will destroy the property value and livability of 5508 Vernon, which is a brick rambler walkout next door to the east. For what purpose? I'm chagrinned that the city council and planning commission is only focused on density and not what is best for Edina Highlands neighborhood. We strongly oppose this and we ask that you not approve this builder and the plans set forth. Thank you. (Transcribed by City Staff. Voicemail received 6/25/25 at 7:05 PM)

Hello, my name is Joe Burke. I live at 5816 Ayrshire Blvd in Highlands, and I'm calling to express significant opposition to the rezoning of 5516 Vernon Avenue. The city council chose not to go forward with zoning changes to the Kevin Kee’s building, partly because of the disruption traffic con disruption of traffic and concerns that it would bring to a residential neighborhood. These same conditions apply to 5516 Vernon Ave, and this spot zoning request should be denied. The city of Edina and residents, of which I was one of the volunteers, evaluated housing in Edina as part of the housing task force. We dismissed properties along this part of Vernon Avenue for higher density housing. If the council values this work, then this is another reason to reject this rezoning application. High density housing does not belong in this part of Edina, nor does it belong backing up to an elementary school, which is just on the other side of it. This is a bad idea, and I appreciate the council's time and trust in your judgment to deny this application. Thank you. (Transcribed by City Staff. Voicemail received 6/24/25 at 11:18 AM)

Hello, my name is Nancy Gustafson, and I live at 5541 Mirror Lakes Drive. And I would like to have you know that I would like to stop the rezoning of 5516 Vernon. Edina Highlands is a very lovely single family residential area, and it should stay that way. It's a special area of Edina and there's no reason to change it, so I hope you consider this. Thank you. (Transcribed by City Staff. Voicemail received 6/24/25 at 8:39 AM)

My husband and I oppose the multi-unit development of 5516 Vernon Avenue. We have lived in the Highland community for almost 30 years. Vernon has a number of multi-unit dwellings available. The need to change the current single-family home into much more on an increasingly busy road in a community of single-family homes does not make much sense to us.

Hi, I'm an Edina Highlands resident and I strongly oppose the rezoning of 5516 Vernon. I listened to the City Council public hearing on June 17 and I questioned the validity as a comparison of case law, Rochester versus Rochester, that it was stated by the city attorney. I read the entire case that was filed due to a spot zoning issue, and that case involved construction of high density apartments in a commercial area with high density residential units within a block and located across the street of the proposed site. On Vernon it does not exist. There's no such thing. You have to drive a half mile to the east to Jerry's. Or to the west, you need to travel .8 mi to multiple family housing within commercial zoning as well. 5516 does not fit that example. It's multi family in the middle of an all single family community. There are many other places to build without rezoning. Please be considerate to the residents of Edina Highlands and do not approve the rezoning. Thank you. (Transcribed by City Staff. Voicemail received 6/22/25 at 7:50 PM)

My name is Zoi Sychev. I am calling from 5268 Lochloy Drive, 55436, and I'm calling regarding the rezoning of 5516 Vernon from a single residential home to multi family home. I am completely opposed this rezoning proposal. This can definitely increase the traffic in compatibility with our neighborhood character. It will decrease all our property values around this area, and it definitely has a negative impact of our natural resources or nearby schools. It would also astray more public services. So please stop this rezoning and we oppose strongly about this. We’re happy to take any questions or signatures or if you need us to further discuss this. Or need anything else from us or testify, we're happy to. Thank you. (Transcribed by City Staff. Voicemail received 6/19/25 at 2:05 PM)

My name is Marsha Arndt. I reside at 5521 Dundee Road, 55436 and I am calling to express my opposition to the rezoning of 5516 Vernon Avenue. I feel that it would be a mistake to start this temporary brand and rezoning of certain parcels. It sets a precedent that we might not wish to see continue. Thank you for your consideration. Goodbye. (Transcribed by City Staff. Voicemail received 6/19/25 at 7:58 AM)

My name is Terry Brill and I live at 5509 Mirror Lakes Drive. I'm calling to oppose the rezoning of 5516 Vernon Avenue for townhouses. Thank you very much. Bye. (Transcribed by City Staff. Voicemail received 6/20/25 at 3:00 PM)

Hi there. My name is Lori French, and I live at 5508 Dundee Road. Zip is 55436 here in Edina, just off Vernon Avenue. Was calling to offer some feedback regarding the rezoning of 5516 Vernon Avenue near Highlands Elementary. I wanted to express some feedback of strong disapproval for this proposal and the multi-family housing. That area is really known for the single-family neighborhood. I would not want to be the neighbor next to that. I know there's one house there standing and would feel bad for that neighbor if, if this went through. We do use Vernon Avenue quite a bit, the downside of having that happen with the townhouses- the increased traffic, potentially decreased property value. Just the safety concerns strain and public services and resources. Wanted to express strong disapproval for that potential rezoning of that area. Would love to see a, a single family residential home go up there so anyways, just wanted to offer the feedback. Thank you so much. (Transcribed by City Staff. Voicemail received 6/18/25 at 2:08 PM)

Hello, my name is Chris Raih. Home address is 5304 Glenbrae Circle in Edina, 55436. I'm calling to register a strong opinion in the negative toward the 5516 Vernon Avenue townhomes. Again, we are vehemently against 5516 Vernon Avenue townhomes for the following reasons: We are taxpayers, homeowners, lifelong Minnesotans. We prefer to keep our neighborhood weighted toward those who own homes, who have skin in the game, who have been in the neighborhood for years. We do not like the transitory nature of renters moving in and out of multiple units. Right next to single family homes. We're also against the construction, the nuisance and disturbance it will cause and the safety issue with our two teenage drivers in the house who already have to contend with a pretty difficult left turn from Ayrshire onto Vernon Avenue every morning on their way to school. We do not want to put up with a long-term construction project and the safety issue presented by the transitory nature of renters in the neighborhoods, so we are against the 5516 Vernon Avenue Townhomes project. Thank you. (Transcribed by City Staff. Voicemail received 6/18/25 at 9:09 AM)

Hi, this is Sherre Roberts. My husband Jim and I have at home up on 5200 Duncraig Road in Edina. We've been there for 33 years. I'm calling to oppose the rezoning of 5516 Vernon Avenue. The traffic for number one, it's difficult enough to get on to Vernon from Ayrshire, it's just extremely dangerous. We don't need any more traffic. We've lost so much of our green space with all of those huge homes that they're putting up after they tear down the smaller ones and leaving no green space and no lot size. We just, we're a neighborhood of single-family homes and we're not interested in changing that. Thank you so much for your time. (Transcribed by City Staff. Voicemail received 6/18/25 at 8:55 AM)