Approval Letter 10.14.2025Page | 1
October 14, 2025
Headwaters Development LLC
6757 Karmen Ave NE
Albertville, MN 55301
Attn: Ryan Sailer
Re: Planning Case #2025-11 – Rezoning & Site Plan Review for Minnewashta Apartments.
To whom it may concern,
This letter is to confirm that on October 13th, 2025, the Chanhassen City Council approved your
requested rezoning and site plan review subject to the conditions listed below. Prior to recording
the Developer shall enter into a site plan agreement with the City.
PLANNING:
1. Developer shall add property line measurements to the site plan.
2. Developer shall update site plan to include all dimensions for driveway access from right-
of-way.
3. Developer shall provide details of trash enclosure locations in the building.
4. Developer shall provide utility locations, proposed screening if applicable, and a sight
line diagram for any utilities proposed on the roof.
5. A photometric plan shall be provided with the civil plan set.
6. Building elevation measurement to be updated to provide a measurement based on city
code definition. Building shall not measure greater than 35’0”.
7. Developer shall provide measurements for parking spaces and drive aisles within the
enclosed garage.
8. Developer shall establish additional landscape buffering to buffer adjacent properties to
the north.
9. Developer shall deed the area shown as “proposed public drainage, utility and roadway
easement area” to the city.
FORESTRY:
1. Applicant must include the condition of each tree as part of the tree survey. Condition
should be noted as “Poor, Fair, or Good” as is standard for forestry field identification.
2. Applicant shall confirm all trees over ten inches in diameter and any damaged or diseased
trees on site are included in the inventory.
3. Applicant must include the total square footage of the vehicular use area.
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4. Tree preservation fencing shall be installed around existing trees to be saved prior to any
construction activities and remain installed until completion.
5. All trees must be planted outside of the city’s right-of-way.
6. Landscaping plan shall meet the minimum buffer yard requirements.
ENGINEERING:
1. A temporary traffic signal shall be installed at the adjacent intersection of Hwy 41 and
Minnetonka Middle School West until such time that the permanent roundabout is
constructed as the intersection control.
2. The developer shall enter into Encroachment Agreements for private improvements (e.g.,
retaining walls and monument signage) located within the 10-foot-wide public drainage
and utility corridor abutting the right-of-way prior to issuance of building permits.
3. Any previously recorded easements located within proposed public right-of-way or
proposed public drainage and utility easements must be vacated prior to or concurrently
with the final site plan.
4. The applicant and their Engineer shall work with City staff in amending the construction
plans to fully satisfy construction plan comments and concerns. Final construction plans
will be subject to review and approval by staff prior to recording the site plan agreement.
5. Developer shall provide documentation of coordinate with adjacent Trouvaille Property
Owner.
6. All newly constructed streets and sidewalks, with the exception to the sidewalk & trail on
TH 41 will be privately owned and maintained. The developer shall provide for review
and approval maintenance agreements for these improvements, as well as cross
access/parking agreements for the shared parking, prior to or concurrently with the
recording of the site plan agreement.
7. Construction design elements associated with the street plans such as stationing, curb
tables and alignments, centerline grades, and intersection details will be required prior to
site plan agreement approval.
8. Pavement removals shall extend to the end of the curb and gutter removals.
9. Developer shall provide a color-coded map identifying what improvements are public
and what are private with final site plan.
10. The Developer will be required to enter into a Site Plan Agreement with the City and all
applicable securities and fees provided prior to recording of the site plan agreement.
11. It is the Developer’s responsibility to ensure that permits are received from all other
agencies with jurisdiction over the project (i.e. Army Corps of Engineers, DNR, MnDOT,
Carver County, RPBC Watershed District, Board of Water and Soil Resources, PCA,
MDH, MPCA, etc.). Applicant shall provide a copy of all permits prior to starting
construction.
12. The Developer shall incorporate the latest City Detail Plates and Specifications into the
site plan application.
13. Provide sidewalk connection from apartments to TH 41 trail system.
14. City Standard Detail Plates shall be included in the construction plan set and displayed in
a layout format of 2 rows by 4 columns for consistency with City expectations.
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15. Developer provided a technical memo to address traffic concerns due to the connection to
TH 41. Applicant shall provide a traffic study for site plan documents and an operational
analysis.
16. Developer shall provide a plan sheet showing access during TH 41 round-a-bout
construction.
17. The Developer is connecting into City owned sanitary sewer main. Developer shall clean
and televise the downstream pipe and provide that tape to the Project Engineer.
18. The City is in the process of retracting the condemnation of a portion of land shown
within the plans. The Developer shall deed an easement to the City over the area shown
as “CITY OF CHANHASSEN DRAINAGE, UTILITY, AND TRANSPORTATION
EASEMENT” at no cost.
WATER RESOURCES:
1. Soil borings must be provided to confirm infeasibility of infiltration onsite. If infiltration
is feasible, the design will need to be modified to provide infiltration as required by the
NPDES permit and MCWD. A geotechnical report with soil boring analysis shall be
provided with all subsequent submittals.
2. If the basin is designed to be a regional facility owned and operated by the city, then the
design shall be modified to allow for storm sewer from the north to be routed and treated
by the basin onsite in addition to the future Hazeltine Avenue roundabout and
Minnetonka Middle School entrance drive already included. A liner may be required if
three feet of separation between the updated basin elevation and the groundwater cannot
be provided.
3. The proposed regional stormwater basin and proposed maintenance access shall be
shown under drainage and utility easement.
4. The developer shall enter into a site plan agreement with the City and provide necessary
financial security to guarantee compliance with the terms of the final site plan approval
and construction of infrastructure onsite. The site plan agreement shall be recorded
concurrently with the site plan agreement.
5. It is the developer’s responsibility to ensure that permits are received from all other
agencies with jurisdiction over the project (i.e. Carver County, MCWD, Board of Water
and Soil Resources, MnDOT, etc.) prior to the commencement of construction activities.
6. The developer shall submit additional information to verify the design meets the
freeboard requirement to the stormwater basin. A modification to the basin grading may
be needed.
7. The applicant shall provide an updated wetland delineation to verify the current
conditions of the site as part of the final plan submittal. The final plans shall include a
wetland buffer with permanent signs as outlined by city ordinance. The wetland and
buffer shall be placed within an outlot or drainage and utility easement.
8. The developer and their Engineer shall work with City staff in amending the construction
plans, dated June 13, 2025 created by Measure Group to fully satisfy construction plan
comments and concerns. Final construction plans will be subject to review and approval
by staff prior to recording site plan agreement.
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9. An Operations and Maintenance plan for all proposed private BMPs including the
inspection frequency, maintenance schedule, and responsible party shall be submitted
with the site plan.
10. The applicant shall provide updated H&H and water quality modelling to verify that the
design meets all applicable design standards including those from MCWD with the final
plans submittal.
BUILDING:
1. A building permit must be obtained before beginning any construction.
2. Building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
3. Building plans must provide sufficient information to verify that proposed building meets
all requirements of the Minnesota State Building Code, additional comments or
requirements may be required after plan review
4. The building is required to have automatic fire extinguishing systems.
5. Structure proximity to property lines (and other buildings) will have an impact on the
code requirements for the proposed buildings, including but not limited to; allowable
size, protected openings and fire-resistive construction. These requirements will be
addressed when complete building and site plans are submitted.
6. Building plans must include a code analysis that contains the following information: Key
Plan, Occupancy group, Type of construction, Allowable height and area, Fire sprinklers,
Separated or non-separated, Fire resistive elements (Ext walls, Bearing walls - exterior or
interior, Shaft, Incidental use), Occupant load, Exits required (Common path, Travel
distance), Minimum plumbing fixture count
7. Retaining walls (if present) more than four feet high, measured from the bottom of the
footing to the top of the wall, must be designed by a professional engineer and a building
permit must be obtained prior to construction. Retaining walls (if present) under four feet
in height require a zoning permit.
8. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
9. Accessibility will have to be provided to all portions of the development and a percentage
of the units may also be required to be accessible or adaptable in accordance with
Minnesota State Building Code Chapter 1341.
FIRE:
1. A turning radius study will need to be completed with the dimensions of our largest fire
apparatus (ladder truck) to assure the parking lot will work as an access road and fire
apparatus turn around
2. The parking lot will need to maintain a drivable width of 26 feet since it is technically a
fire apparatus access road. There are parts showing less than 26 feet.
3. Since there is no access for fire apparatus on all sides of building, balconies will require
dry head fire sprinklers to provide a safe area of refuge for residents.
4. All exterior egress doors will require a paved path to the public right of way. Rear of
building does not show a path.
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5. Standpipes will be required in stairwells and underground garage
6. Full fire sprinkler system and fire alarm systems required.
If you have any questions or need additional information, please reach out via email at
rarsenault@chanhassenmn.gov or by phone at (952) 227-1132.
Sincerely,
Rachel Arsenault
Associate Planner