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Staff ReportPH (952) 227-1100 • ChanhassenMN.gov 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA • 55317 Application: Variance (Planning Case #2026-14) Staff Report Date: October 14, 2026 Drafted By: Rachel Jeske, Planner II Planning Commission Review Date: October 20, 2026 60-Day Action Deadline: November 17, 2026 SUMMARY OF REQUEST: The Applicant is requesting a variance to the maximum lot coverage requirements to allow for various site improvements at 6680 Lotus Trail. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in approving or denying a variance is limited to whether the proposed project meets the standards in the zoning ordinance for a variance. The city has a moderate level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. LOCATION: 6680 Lotus Trail PID: 25-2300130 APPLICANT/OWNER: Elizabeth & Todd Williams PRESENT ZONING: Single-Family Residential (RSF) 2040 LAND USE PLAN: Residential Low Density ACREAGE: 0.28 PROPOSED MOTION: “The Chanhassen Planning Commission, acting as the Board of Adjustments and Appeals, approves the requested lot cover variance for various site improvements at 6680 Lotus Trail subject to the conditions of approval and adopts the attached Findings of Fact and Decision.” 6680 Lotus Trail October 14, 2026 Page 2 of 10 APPLICABLE REGULATIONS Chapter 20 – Article 20-II – Division 20-II-3 Variances Chapter 20, Article 20-VII, Shoreland Management District Chapter 20 – Article 20-XII RSF Single-Family Residential District Chapter 20 – Article 20 XXIII – Division 20-XXIII-5 Fences and Walls PROPOSAL/SUMMARY The applicant is requesting a variance from the maximum lot coverage in the RSF zoning district for various site improvements at 6680 Lotus Trail. BACKGROUND This property is located in the Carver Beach neighborhood and was originally platted in 1927. The original Carver Beach lots were combined into the existing lot in 1980. The home was constructed in 1981 according to Carver County property data. EXISTING CONDITIONS 6680 Lotus Trail October 14, 2026 Page 3 of 10 ZONING OVERVIEW The Carver Beach subdivision is located in the Single-Family Residential (RSF) zoning district. The subject property is deficient in both lot depth and total lot area. The Single-Family Residential (RSF) Zoning District minimum lot size is 15,000 square feet and the subject property has a total area of 12,055 square feet. The substandard size of this lot was approved with the lot combination creating this lot in 1980. The RSF zoning district also requires a lot depth of 125 feet and the subject property has a lot depth of 100.24 feet. The property is also located within the Shoreland Management District. The Shoreland Management District is an overlay with a set of regulations established by the City and the Department of Natural Resources. Properties within the Shoreland are restricted to a maximum lot coverage of 25%, unless they are platted prior to January 1, 1976, in which case they may go up to 30% with a stormwater BMP. The subject property was platted in 1927; therefore, it is eligible for the 30% maximum lot coverage. The applicant is requesting a lot coverage of 31% to construct a patio and multiple retaining walls. Lot cover removals and the installation of stormwater BMPs are also proposed as a part of this project to help offset the proposed additions. RSF Requirement Existing Proposed Lot Lot Area 15,000 s.f. 12,055 s.f. 12,055 s.f. Lot Coverage 25%/30% 4,082 s.f. (33.9%) 3,736 s.f. (3 1%) Lot Width 90 ft 120.27 ft 120.27 ft Lot Depth 125 ft 100.24 ft 100.24 ft Structure Setbacks Front Setback (east) 30 ft 30.5 ft 30.5 ft Rear Setback (west) 30 ft 29.9 ft 29.9 ft Side Setback (north) 10 ft 13.8 ft 13.8 ft Side Setback (south) 10 ft 28.2 ft 28.2 ft 6680 Lotus Trail October 14, 2026 Page 4 of 10 PROPOSED CONDITIONS The applicant is proposing three tiered retaining walls in the rear yard and one retaining wall in the front yard to decrease the overall slope of the site. The applicant is also proposing an approximately 17-foot by 14-foot patio in the front yard. Proposed Additions Retaining Walls 281 sf Stone Steps 59 sf Patio 233 sf Total 573 sf 00 6680 Lotus Trail October 14, 2026 Page 5 of 10 The applicant is proposing the removal of some existing lot coverage to offset some of the proposed additions including the removal an approximately 10-foot by 12-foot shed, existing timber steps and retaining walls, and part of the driveway. Proposed Removals Driveway 544 sf Shed 115 sf Timber Steps 59 sf Timber Walls 50 sf Total 768 sf 6680 Lotus Trail October 14, 2026 Page 6 of 10 The proposed lot coverage additions show a reasonable use of the property, as the retaining walls are necessary to manage stormwater runoff and site erosion and the patio is a standard attribute of a single-family home in this zoning district. While the subject property has a practical difficulty in complying with the ordinance based off of their substandard lot size and unique slope, there are reasonable alternatives that could be considered to void the need for a variance. As the applicant is only proposing a maximum lot coverage percentage of 31%, only 119.5 square feet of lot coverage would need to be removed from the property to comply with the maximum of 30%. To achieve this, the applicant could either decrease the size of the proposed patio to a maximum of 113.5 square feet, or they could propose a wood platform deck that would not be counted as lot coverage. Staff recommend approval of the requested variance based on the site conditions but acknowledge there are reasonable alternatives that could be used to achieve the desired outcome. STORMWATER MANAGEMENT Overview The project is subject to City Code Sec. 20-485, Stormwater Management. For eligible non- riparian RSF lots platted before January 1, 1976, this section allows impervious coverage up to 30% subject to stormwater requirements, including treatment of runoff from impervious area above 25%, lot coverage calculations, BMP design on a scaled survey, and an erosion and sediment control plan. While the subject property falls under this exception, the proposed 31.4% coverage requires a variance. The plans have been reviewed to evaluate project feasibility relative to the requested variance and general conformance with City Standards. A recommendation of variance approval does not constitute approval of grading, materials, drainage facilities, utility connections, or other construction details. Detailed plans must address all Engineering and Water Resources review comments and receive City approval before permits are issued. It is noted that the water resources analysis was completed on a survey which showed a total impervious lot cover of 31.4%. The Applicant has since updated the survey to address a front setback limitation for the proposed front patio which has since reduced the total proposed impervious lot cover to 31.0%. If the variance is approved, final plan permit approval and treatment amounts will be based upon the most recent set of plans. Analysis The certificate of survey revised October 12, 2026 identifies a parcel area of 12,055 square feet and proposed lot coverage of 3,789 square feet, or 31.4%. The survey identifies 3,013 square feet as 25% lot coverage and 776 square feet proposed above that amount. It calculates a 6680 Lotus Trail October 14, 2026 Page 7 of 10 required water quality treatment volume of 71.1 cubic feet using 1.1 inches of runoff from the excess impervious area. A reduction of 173 square feet in impervious area would comply with City Code and eliminate the need for a lot coverage variance. Stormwater from the site is conveyed to a public stormwater best management practice (BMP) before discharging to Lotus Lake. The project proposes onsite capture and treatment of runoff generated by the excess impervious area before discharge. The proposed filtration design with an underdrain appears feasible, but review comments must be addressed before permits are issued. Treatment capacity, contributing drainage, grading, underdrain connections, and overflow routing must be demonstrated in the revised plans. Staff met with the neighboring property owners at 6661 Mohawk Drive. There appears to be an opportunity to coordinate the conveyance of runoff from the upgradient area to improve stormwater management for both properties. The final design must address upstream runoff 6680 Lotus Trail October 14, 2026 Page 8 of 10 and demonstrate that the proposed improvements will not adversely affect either property or downstream infrastructure. Access and/or facilities located on any neighboring property require appropriate written authorization and provisions for continued access and maintenance. A stormwater Operations and Maintenance (O&M) agreement will be required to establish responsibility for the private BMPs, underdrains, and related drainage facilities. Staff also recommend establishing native vegetation in the disturbed areas on City property where free clearing occurred to stabilize soils and reduce erosion. Conclusions The proposed retaining walls would help manage and stabilize the steep slopes onsite and the proposed stormwater improvements provide an opportunity to address existing runoff conveyance and erosion problems. In contrast, there appears to be an opportunity to reduce the project scope and proposed lot coverage to obtain the desired outcomes within the constraints of City Code. With this, the Water Resources Department does not have a recommendation for the requested lot coverage variance. If the variance is approved, staff recommend including the conditions outlined in this staff report. ANALYSIS Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the Comprehensive Plan. Finding: The variance is in harmony with the general purposes and intent of the chapter, as well as the comprehensive plan as the applicant is proposing a reasonable use of the property and proposing to improve the general site conditions. The proposed project will manage the increased stormwater runoff on site, decrease soil erosion, and increase stormwater quality before it is discharged into Lotus Lake. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties" as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Finding: The requested variance has practical difficulty in complying with the zoning ordinance due to the substandard lot size of the property. The property owner is proposing a reasonable use of the property that requires a variance for the installation of a patio and stormwater management efforts. 6680 Lotus Trail October 14, 2026 Page 9 of 10 c. That the purpose of the variation is not based upon economic considerations alone. Finding: The variation is not based on economic considerations alone. The property owners are proposing site improvements to improve drainage patterns and to utilize the exterior of their property. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The plight of the landowner is due to the circumstances created by substandard lot size and the unique slope on the property, not created by the property owner. e. The variance, if granted, will not alter the essential character of the locality. Finding: The variance, if granted, would not alter the essential character of the locality as the proposal decreases the existing nonconformity and improves the drainage and water quality for the subject property. f. Variances shall be granted for earth-sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. Finding: The proposed is not an earth-sheltered construction and therefore not applicable. STAFF RECOMMENDATION Staff recommend that the Chanhassen Planning Commission approve the requested hardcover variance subject to staff conditions. APPLICATION REVIEW COMMENTS PLANNING: 1. All requested site modifications require separate permit approvals prior to construction. WATER RESOURCES: 1. Before permits are issued, the applicant shall submit revised plans addressing all Engineering and Water Resources review comments. The survey, stormwater design, and erosion and sediment control plan shall be consistent, including BMP dimensions, ponding depths, grading, and treatment calculations. 2. The applicant shall provide a stormwater design demonstrating capture and treatment of the required water quality volume from impervious area above 25% lot coverage in 6680 Lotus Trail October 14, 2026 Page 10 of 10 accordance with City Code Sec. 20-485. Plans shall identify contributing drainage areas, filtration media, underdrain elevations and connections, maintenance access, and a safe overflow route. The design shall account for upgradient runoff and shall not adversely affect adjacent properties or downstream infrastructure. 3. The applicant shall coordinate the final design and access route with the property owners at 6661 Mohawk Drive. Before permits are issued, the applicant shall obtain written authorization and any necessary easements or agreements for work, drainage facilities, and maintenance access on the neighboring property. 4. Before permits are issued, a draft stormwater O & M agreement shall be drafted by the property owner and approved by the City. Reasonable escrows shall be provided to ensure the O&M agreement is executed and recorded. The agreement shall identify the private stormwater facilities and establish inspection, maintenance, repair, and access responsibilities. Any facilities on neighboring property shall be covered by appropriate agreements with the affected owners. The applicant shall record the City approved O & M agreement prior to the release of project escrows. 5. The applicant shall obtain City authorization for work on City property and connections to public stormwater infrastructure before that work begins. 6. All improvements shall meet applicable City, watershed district, and other jurisdictional requirements, and all required permits shall be obtained prior to construction. 7. Approved erosion and sediment control measures shall be installed prior to any land disturbance, maintained throughout construction, and retained until disturbed areas are stabilized. 8. The private stormwater facilities shall be constructed in accordance with the approved plans and verified by the City before project closeout. An as-built survey may be required to verify that the stormwater facilities were constructed per plans.