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Commission approves variance for Cedar Crest home addition in non‑FEMA floodplain
Summary
The Planning Commission approved a variance allowing a 320 sq ft rear addition, deck and patio at 2606 Cedar Crest Road East; staff said modeling (using Atlas 14) and minor grading will improve on‑site flood storage and neighbors submitted supportive letters. The decision is final subject to a 10‑day appeal.
The Minnetonka Planning Commission on July 23 voted to adopt a resolution approving variances to the minimum lowest‑floor elevation standard for construction of a 320‑square‑foot rear addition, a deck and a patio at 2606 Cedar Crest Road East. The commission recorded a unanimous vote; the decision is final but may be appealed in writing to city staff within 10 days.
Staff advised the commission that the property—an 18,000‑square‑foot lot created in 1958 with an existing single‑family home—sits above a mapped local floodplain and requires variances because the proposed improvements do not meet the city—s elevation standards. Staff said its analysis, using Atlas 14 hydrologic data, showed the proposed grading will improve on‑site flood storage and create a more favorable relationship between the structure and the floodplain, meeting the ordinance—s intent. “Staff finds that the proposal meets the intent of the ordinance as the proposed grading will improve the existing on‑site conditions by creating additional flood storage,” the planner said.
Staff also reported that a pipe identified by the property owner and a neighbor was not included in the initial model and that adding the pipe to the model reduced the modeled elevation by about one foot, which affected the recommendation. Commissioners confirmed this is not a FEMA‑designated floodplain and that the city uses Atlas 14 data in local modeling.
Owner Garrett Saarinen said he and his wife worked with the city and their civil engineer to find a site‑appropriate solution after the 2023 remapping and that immediate neighbors provided letters indicating no drainage or water concerns. “The result is our modest, single story, addition over the walkout basement…we—re comfortable with the conditions staff has recommended,” Saarinen said. Commissioners said there is little practical alternative on the lot, expressed confidence in the modeling and voted to approve the variances. The commission—s decision is final subject to a 10‑day appeal period.
