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Deephaven planners recommend council approve variances, CUP for Northome Avenue house amid runoff concerns
Summary
The Deephaven Planning Commission voted 5–1 on April 15 to recommend City Council approve variances and a conditional use permit allowing a new house at 3610 Northome Avenue that increases hardcover from 34.5% to 37.34%; commissioners and neighbors questioned whether the proposed infiltration trench can handle street runoff.
The Deephaven Planning Commission voted 5–1 on April 15, 2025 to recommend that the City Council approve variances and a Conditional Use Permit allowing a new single‑family home at 3610 Northome Avenue that would exceed the city’s hardcover limit.
Planning Director Pat Smith told commissioners the existing house, built about 1920 according to Hennepin County records, has multiple nonconforming setbacks and a hardcover of 34.5%. The proposed house would increase hardcover to about 37.34%; staff recommended mitigation in the form of an underground infiltration trench in the property’s lowest (southwest) corner, with downspouts connected to that trench so the system handles roof runoff. Smith said the trench is expected to redirect roughly 30% of the lot’s stormwater into the infiltration system.
Applicant Chad Hansen (transcript also shows the surname spelled "Hanson") described a walkout design that takes advantage of the sloping lot and said he is open to installing a berm and coordinating landscaping with neighbors to help manage runoff. He said he has discussed relocating a nearby power pole with Xcel Energy or having lines buried if other neighbors participate.
Several speakers raised concerns about whether the proposed trench will handle stormwater from Northome Avenue. Commissioner Patrick Donlin said he did not believe "the infiltration trench is large enough to handle all the stormwater coming off Northome Avenue." Neighbor Pat Melvin, who lives at 3620 Northome Avenue, said the City’s small asphalt curb on Northome still allows runoff to flow over it during heavy rains; Mike Randall of 3635 Parkway asked about the trench’s capacity. Chair Mike Petersen noted landscaping can make a difference and said, "it is not the applicant’s responsibility to manage the stormwater from the street." Planning Director Smith said the City Public Works should review possible improvements to manage street runoff or rear‑lot drainage.
After deliberation — including a discussion about the Planning Commission’s authority to require mitigation beyond what the ordinance mandates — Chair Petersen moved and Commissioner Kendall Carlson seconded a motion to accept staff findings and recommend the City Council approve: (1) a variance to encroach 16.7 feet into the front yard setback, (2) a variance to encroach 5.2 feet into the rear yard setback for a deck and 2.3 feet for the house, and (3) a Conditional Use Permit to exceed the hardcover limit by 12.34% (proposed hardcover ~37.34%). The motion passed 5–1, with Commissioner Donlin voting nay.
The commission’s action is a recommendation; the City Council will consider the variances and CUP at a future meeting. The commission also requested that City Public Works review possible street or rear‑lot drainage improvements affecting Northome Avenue.
