6016 Vernon Avenue, Station Pizza-Comprehensive Plan Amendment, Rezoning and Site Plan with Variances

Hello, my name is Tammy Thomas and my address is 5908 Grove Street. I'm calling in support of the Station Pizza going in in the old Kevin keys location and building. I am in full support of this. I know that the owner that runs and owns the Station Pizzas. Minnetonka runs an excellent restaurant and I think it would be a great asset to the community to have this restaurant in our neighborhood, a great gathering spot and a very nice place to go and socialize. Moving ahead with this I would give my full support in having this go into our neighborhood. Thank you.
Transcribed by City Staff 11/13/24

Hi, my name is Lisa Jahnke . My address is 5813 Olinger Road, Edina, MN and I am in favor of the Station Pizza going into the old Kevin Keys area. I think it would be of benefit to everybody. And I think it's a great idea. So, I just wanted to let you know. Thank you. Bye.
Transcribed by City Staff 11/13/24

My name is Lucy Patch. My address is 6141 Blake Ridge Road, Edina MN. I am calling about the proposed Station Pizza, a 20-seat restaurant and my message is that I am opposed to the proposed Station Pizza, 20 seat restaurant. I feel it is going to be an eyesore and cause traffic issues and other issues in all residential areas. I also feel the area should be rezoned or whatever is necessary for the construction of residential homes. Townhomes, condos or apartments. Thank you.
Transcribed by City Staff 11/13/24

I live across the street from the proposed restaurant, and strongly oppose changing the zoning to PCD-1. We are a family who stand to lose a lot if this site is redeveloped as a restaurant: a safe place to raise a family, a place to work productively, a good return on our investment, and a beautiful neighborhood. The planning commission staff report stated that “because of the significant variances requested, concern over parking, lack of landscape screening, lack of green space, car and truck maneuvering on the site, staff believes the restaurant would be detrimental to surrounding properties.” Those factors have not changed, though a new proposal for a restaurant is being considered. We ask Edina to adhere to its comprehensive plan, which provides guidance that residential areas should be developed in ways that “protect the integrity of existing neighborhoods.”

Ed Mathie, 32 year Edina resident. This property should probably never have been zoned PCD-4. If this property had dropped out of the sky yesterday, the city would never conclude it should be PCD-1. Some neighbors have good intentions in imagining a small restaurant, but PCD-1 opens the door to many things that have no business in that spot. The long list of variance requests, access issues, and neighbor resistance alone should signal how poorly a PCD-1 resident is for the spot. I think the city should make it attractive for the current owner to rezone the property to PRD-3. The city must take some financial responsibility for getting this parcel back into the master plan, but only based on fair market values for the property, versus making the owners whole for an overly optimistic, above-value purchase.

My husband and I live on Wellesley Place, off Vernon just west of this location. We would love to see a restaurant option that is easily walkable from our home. We were disappointed when the previous proposal was voted down and are fully in support this alternative option. (And no, we are not friends or relatives of the developer or the owner as one person suggested.)

This is Rick Bredice and I live on Kaymar Drive, less than a block away from this site. I oppose this project for the same reasons that I opposed the project plan submitted two years ago to change the zoning and request property variances to accommodate a restaurant. The concerns raised by residents and the recommendations of administrative staff at that time have likely not changed. Having a commercial business on this site does not fit. Commercial activity would most likely take place on evenings and weekends. Parking and access are also important concerns due to the high volume of traffic on Vernon Avenue and the limited on street parking in the neighborhood. As we all learned, a zoning change opens the door to any number of business types if Station Pizza were to leave in the future.

My name is Mary Kenealy-Bredice. I was born and raised in Edina. I currently live less than a block from the proposed site for Station Pizza on the former Kevin Keys property where we have lived for more than 20 years. A lot of research was completed last year for a proposed restaurant by Mary Collins and Chris Davis. The result from the city managers (staff) was that it would not go forward. This proposal is much the same, but has evolved into an even bigger project requiring more variances. as well as rezoning.
I strongly oppose the change to PCD-1. If this business fails, it leaves us open to all kinds of businesses that we would not want in our neighborhood. All the variances needed should be an indication of the lack of fit for this project. The issues surrounding traffic, noise, liquor and parking in the neighborhood haven't changed. They want use every last inch for the proposal.
We have a great neighborhood and this would not be a good addition to our neighborhood or the senior residents that live right right next to it. Small children live directly across from the proposed site. The Edina school buses would not be able to pass during the winter due to snow build-up. We know this so no one parks on the curve that connects Eden Prairie Road to Kaymar Drive. Both streets get heavy foot traffic all day long with walkers, runners, and bikers. There are many children in the neighborhood. Added traffic would certainly be a safety factor. There has not been any direct contact with the neighbors regarding this proposal. Just another point to make is that the majority of people who were positive regarding the previous proposal, did not live in the neighborhood, but were called by the friends of the developers and asked to comment. Some of the people who commented have moved or are currently looking to move. Please do not grant these variances or change the zoning to accept this proposal. Thank you.

We live in the Parkwood Manor Condos directly overlooking the Kevin Kees building and are greatly opposed to any business that includes an expansion of the building, parking or hours of business. The Kevin Kees business brought in very little traffic and kept limited hours (no evening hours) to be a good fit for the residential neighborhood they were in. This neighborhood is a quiet place to live and was chosen so by us for that very reason. If we had wanted to be in a walkability place for restaurants etc we would have chosen differently. (Those that want pizza are welcome to go down the road a short bit to Davannis to the East or Olives Fresh to the West) Not only would a restaurant bring in more traffic but that will mean headlights coming right into our windows pulling in and out of the parking lot. It will mean more noise when the windows are open from both the cars and the patrons and heaven forbid if they have any kind of outdoor music playing. Our fear is if a restaurant is approved now, sooner or later there will be expansions and modification allowing liquor, longer hours, more seats...it will snowball and the quiet, quaint neighborhood we live in will be gone. Please do not allow this development to proceed to negatively affect our financial investments in our homes.
We understand that you are hearing from both sides being for and against the proposal but when I read all the comments for this development, they are from people who do not live right here next to the site like those of us on Eden Prairie Road or Kaymar. That certainly should tell you something.
And just maybe this process has been so challenging because it is not the right fit for this property.
We would welcome another residential neighbor(s).
Thank you for your consideration into this matter and please do your civic duty and vote against a restaurant where one doesn't belong.

The common denominator in all the previous proposals and debate around this site is cars - a lack of parking and an increase in traffic. I wish we could see a proposal for this spot that would not be a business so reliant on car traffic for its success. While others will argue this restaurant would increase foot traffic, and it may for those who live within a mile, with our MN weather and a lack of sidewalks all around the site, people will drive to it. The popular desire for a restaurant on this site underscores just how much putting one there will inevitably increase the car traffic on the all-residential streets surrounding it. It will definitely be a popular spot, and with its tiny size and unique shape, it will not have enough parking. Patrons will drive through our quiet, sidewalk-less streets, looking for places to park. Additionally, the pedestrian sidewalk connecting Highwood Drive and Eden Prairie Road would welcome alternative parking on the neighborhood streets. For this reason, we respectfully ask the city to consider how much a decision to change the zoning of this site will affect the neighborhood directly surrounding it.
Thank you,
Sarah and Dave Irwin, 6025 Kaymar Drive

James Westin. I live on Garrison Lane within 1000 ft of the Town Hall Station Restaurant on the East side of Edina, and I fully support this plan for the Kevin Kees site. We went through a similar situation a few years back when the owners of the Town Hall Station restaurant wanted to convert the old original gas station that was there into a restaurant. There was pushback from some of the neighbors, but the majority of people in the neighborhood supported the proposal. Town Hall Station has been a welcome addition to our neighborhood. I would expect that The Station Pizza will also be a welcome addition to the neighborhood in west Edina. In an era where more people want things walkable, there aren't many options for places to go in west Edina. This would give people one of those options and enhance the neighborhood feel.

Barb Bender. I live on Eden Prairie Road, within 1000 feet of the site, and I and oppose this plan.
Since late 2021, the Planning Commission, City Council, Mayor, city staff and neighbors have spent countless hours and tax-payer dollars evaluating proposals from developers who are struggling to wedge a profitable business into a well-established residential neighborhood. Whether or not the developers performed due diligence prior to purchase of 6016 Vernon is debatable. The difficulty of mating this lot to a viable business plan was foreseeable and should not be resolved by granting significant variances, rezoning, amending the Comprehensive Plan and upending long-term neighborhood expectations of medium-density housing.
Home owners--relying on the character of a neighborhood--make substantial investments to purchase, improve and maintain their residences. These investments must be made with confidence in the Comprehensive Plan.
Thanks for your consideration.

Dan Arom, Eden Prairie Rd Resident.
This project is less than 300 feet from my home. I am in favor of this proposal. It is very different than the previous restaurant proposal since there are only 8 counter seats available and one adjacent room with a table for 12 people. From my understanding and review of the architectural drawings, they are not planning on serving alcohol or planning a patio, so I don't foresee patrons staying at the restaurant late into the night - primary activity would be takeout during lunch/dinner times.

This number of seats (total of 20) would not significantly increase adjacent neighborhood parking with on-premise parking that can accomodate 21 cars.

This appears to be a primarily to delivery and takeout operation and would remove an eyesore of a building in disrepair. The existing Station Pizza location has been a well run restaurant for several years and I have little doubt they would be a good neighbor.

Steve Alexander, Countryside.
This is a residential area, and a new restaurant should not be inflicted on local residents. I live a block away from the Keyes location, and any restaurant built there would bring extra traffic to an already busy section of Vernon, create additional noise and create an overflow parking problem.
In addition, Edina does not need another pizza restaurant, take-out or dine in. Forcing one into a residential neighborhood benefits no one but the current land owner. The Keyes space should become residential property, which benefits everyone who already lives in the area and anyone who regularly drives on Vernon Avenue.

Regarding the former Kevin Kees Site
We are concerned residents that live on Eden Prairie Road and do not want to see a pizza restaurant or any other establishment at the former Keven Keys site. The neighbors have been saying this for 4 years. This site is not a pod as other areas of Edina with many businesses grouped together. It’s a one of a kind property. If Edina residents were asked if they would like a restaurant built this close to their home we think the answer would be a resounding “No”. When people choose to buy a home near a restaurant they know at the time what they are getting. When you’ve lived in an area without an existing restaurant nearby it’s not right to have one placed there when the rest of the area is totally residential.
It is not the City of Edina or the neighbors fault that the new owners paid too much for this small parcel of land. They simply did not do their due diligence. It should be returned to residential. If the site becomes a restaurant, the parking on Eden Prairie Road will become a huge problem as the parking is so limited at the site and parking on Vernon Ave would not be allowed. This street is where our family and friends park when they visit us.
How many times must we have to continue this fight? Please do not allow this property to be anything other than housing.
Bob and Mary Melander
6105 Eden Prairie Rd. #35

First I am not a resident living in the area of the proposed Station Pizza. My name is Kathleen in the Concord neighborhood. I have watched one proposal after another come before planning and council on this parcel. There is a for sale sign now and owner wants to sell it. If that does not happen he also would no doubt like to sign a lease to get some income coming in. All within his rights. Each proposal has been voted down by CC and CC and staff keep talking about residential on this parcel...but what is being done or can be done to change the zoning so that businesses are not wasting their time with these proposals? This is wasting everyone's time if all city wants is residential. The Station Pizza proposal is a good one...minimum seating with mostly take away business. Hours reasonable... and owner/operator has a good track record. I think this one should be approved and stop wasting everyone's time here or city should rezone it if they can legally do that to something they want. I have to wonder if owner does not have some rights here? I hope planning can clear up some of my confusion if they can just rezone this and only option would be residential? I say Station Pizza is best option yet and should be approved.

My husband and I live on Eden Prairie Road, two doors down from the Kee's site and are opposed to the redevelopment plans for a restaurant there. Even though many citizens want a restaurant in the western part of Edina, this site is not appropriate. And the question that should really be asked is, "Do you want a restaurant on your block next to your house?" I doubt they would still think it was a good idea. The number of variances requested alone speak to the lack of suitability of the site and to the negative impact it would have on the neighborhood. This site is on Vernon Ave., an already very busy street with a bike path on the side of the proposed restaurant. It is not readily accessible as a "walk to" restaurant--and most people, going out to eat, drive to their destinations anyway. With the very small parking lot proposed and no street parking in front of it, patrons would find it much easier and less hassle to get out of their cars on Eden Prairie Road and Highland. Adding cars on these streets would make it impossible for residents to park in front of their own residences--not to mention the increased traffic and noise they would need to contend with. (The three condominium buildings next door to the Kees site alone have 60+ apartments in them and need street parking for their guests and commercial and emergency services.) Please stay with Edina's comprehensive plan which designates this area for multiple unit residential use. This lot is not part of a commercial pod. If residential use does not work out, please turn it into a park or green space. The residents who live next door to this proposed restaurant site do not want to live next door to a restaurant and suffer the very negative impact it will have on their lives and property values.
Joan and Leigh Johnson

Our home is a 5-minute walk to 6016 Vernon Ave; we are very much in support of the proposed expansion to the current building and the variances that are requested. It is a well-planned design. With only 20-seats in the restaurant, the size is perfect for a neighborhood gathering spot. Being steps away from Bredesen Park and Nine Mile Creek Regional Trail, I perceive many will come on foot or bicycle. This area has been long overdue for a neighborhood restaurant!
Laura Miller

Hi, I'm calling to give input on the 6016 Vernon Avenue and the request to add a new development proposal. I live at 5725, Blake Avenue or Blake Road, Sorry. My name is Polly Kiesel last name is spelled K. I. E. S. E. L. so, I live at the corner of Vernon and Blake Road in the condominium building, and I'm very much against the restaurant idea. I strongly oppose the rezoning. I'm really against any development that would add more traffic and noise to the area. I moved here to get away from traffic and noise, and I was really surprised at how loud it is here. It's already very loud, and I'd like to see the site used as a mini park with more tree plantings and benches or a neighborhood dog park for small dogs. I moved here for open space nature and Bredesen Park and I feel like the neighborhood has developed enough. Thank you very much. Bye. Bye.
Transcribed by Planning Staff
November 8, 2024 11:00 AM

As a long-time resident of Edina and the owner of multiple properties in this community, I am writing to express my opposition to the proposed project at 6016 Vernon Avenue. My concerns center on the project’s failure to align with established safety codes and standards, specifically those set forth in Chapter 24, Article IV, Division 2, Sec. 24-130 of our municipal code.

This section of the code outlines requirements for driveways and curb cuts, especially in cases of corner lots and through lots, which apply to this site since it has street access on both sides. It is particularly relevant because Vernon Avenue is classified as an arterial road. According to our comprehensive plan, arterial roads demand careful regulation due to higher traffic volume, making driveway access points a critical safety concern.

The code specifies that:
1. Driveways should be limited to those essential for adequate access, particularly on collector and arterial streets.
2. When lots border more than one street, driveways should be placed, if possible, on the side with lower traffic volume.
3. For properties within R-1 and R-2 zoning (as is likely the case here, given the surrounding zones), driveways are not permitted to intersect with arterial roads, like Vernon Avenue.

The proposed project at 6016 Vernon Avenue retains two driveways on Vernon, raising significant concerns about compliance with these standards. The project may require rezoning or amendments to the comprehensive plan, but those discussions must prioritize established safety codes designed to protect residents, drivers, and pedestrians. Code requirements related to road safety are in place for good reason, and diverging from them could increase risk to our community.

Additionally, as Vernon Avenue is a county road, I urge the city to consult with Hennepin County on this proposal to ensure alignment with county road safety standards.

In summary, I oppose this project due to its potential non-compliance with essential safety requirements and the absence of demonstrated necessity for two driveways on an arterial street. I respectfully request that the city consider the established codes and county input carefully before advancing this proposal.

Thank you for your time and consideration.

Cem Candir

Email Submitted to Edina Staff on November 8 11:50AM