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25-11 Staff Report PC Application: Rezoning & Site Plan Review. (Planning Case #2025-11) Staff Report Date: September 12, 2025 Drafted By: Rachel Arsenault, Associate Planner Joe Seidl, Water Resources Engineer Mackenze Grunig, Project Engineer Planning Commission Review Date: September 16, 2025 City Council Review Date: October 13, 2025 (Tentative) SUMMARY OF REQUEST: The Applicant is requesting rezoning and site plan review of a 44-unit multi-family apartment project. LOCATION: 6440 Hazeltine Boulevard PID: 250940020 (Subject Property) APPLICANT: Headwaters Development LLC PROPERTY OWNER: Clover Investments LLC PRESENT ZONING: Single-Family Residential 2040 LAND USE PLAN: Residential Medium Density SITE PLAN ACREAGE: 5.6 Acres SITE PLAN DENSITY: 7.8 Units/Acre PROPOSED MOTION: “The Chanhassen Planning Commission recommends approval of the requested rezoning, and site plan review for the 44-unit Minnewashta Apartments subject to the conditions of approval and adopts the attached Findings of Fact and Decision.” Page 2 of 15 LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city has discretion in approving a rezoning because the city is acting in its legislative or policy-making capacity. A rezoning must be consistent with the city’s Comprehensive Plan. The city’s discretion in approving or denying a site plan is limited to whether or not the proposed project complies with zoning ordinance requirements. If it meets these standards, the city must then approve the site plan. This is a quasi-judicial decision. COMMUNITY ENGAGEMENT Notice of the public hearing at Planning Commission was mailed to all property owners within 500 feet which is the minimum required. The City extended the mailed notice beyond the 500 feet minimum and sent notice to 74 property owners in the area. The applicant held a neighborhood meeting on July 30, 2025. This neighborhood meeting was conducted entirely by the Applicant to gather feedback from adjacent property owners prior to the city’s review of the development application. The City sent an email update to the “Proposed Developments” email subscription group regarding the project on July 24th, August 7th, August 12th, and August 18th. APPLICABLE REGULATIONS Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article 20-XXIII, Division 20-XXIII-9 Design Standards for Multifamily Developments City of Chanhassen 2040 Comprehensive Plan and 2040 Future Land Use Map ENVIRONMENTAL PROTECTION DISTRICTS Wetland Protection – Not applicable Bluff Protection – Not applicable Shoreland Management – Not applicable Floodplain Overlay – Not within FEMA Flood Zones 2018 PROPOSAL/SUMMARY The Applicant is proposing the rezoning of the property from Single-Family Residential (RSF) to Mixed Medium Density Residential District (R-8), along with a site plan review for a 44-unit multi-family building. BACKGROUND This property was platted in 2015 as a part of the Beehive Home 2nd Addition. Prior to the replatting, this property was used a single-family residence. REZONING REVIEW The Developer proposes to rezone the property from Single-Family Residential (RSF) to Mixed Medium Density Residential District (R-8). This proposed rezoning is in accordance with the 2040 Land Use Comprehensive Plan, which designates this property Residential Medium Page 3 of 15 Density with an allowable net density of 4-8 units/acre. Within the Residential Medium Density land use designation, the following zoning districts are allowed: Mixed Low Density (R-4), Residential Low & Medium Density (RLM), Mixed Medium Density (R-8), and Planned Unit Development Residential (PUD-R). Based on the City of Chanhassen’s 2040 Comprehensive Plan and the 2040 Land Use designation of Residential Medium Density for the subject property, development of the property is required to have a minimum of 22.4 units and a maximum of 44.8 units. Properties adjacent to the Subject Property are guided Public/Semi Public, Office/Medium Density Residential, Residential Low Density, and Parks/Open Space. SITE PLAN REVIEW Parking City code section 20-1124 establishes the minimum number of parking spaces required to be provided for multifamily housing development projects. Based on the project as proposed, a minimum of 86 parking spaces are required, 44 of which are required to be enclosed garage parking. The project proposes 44 underground garage parking spaces and 44 outdoor parking spaces, for a total of 88 parking spaces. The proposed parking plan meets the minimum requirements established by city code. Unit Type # of Units Parking Required By Unit Type 1 Bedroom 17 21 2 Bedroom or greater 27 54 Required Guest Parking 11 Total Minimum Required: 86 Parking Required Parking Shown Total Enclosed Spaces 44 44 Outdoor Surface Parking Spaces 42 44 Total Parking Spaces Shown 88 Building Height In the zoning district requested, R-8, and the current zoning district, RSF, building height is limited to 35 feet. Building elevations have been provided which show a building height of 34’4 7/8”. City Code defines building height as “the vertical distance between the highest adjoining ground level at the building or ten feet above the lowest ground level, whichever is lower, and the highest point of a flat roof or average height of the highest of the highest gable of a pitched or hipped roof.” Currently the elevation shows the building height being measured from the ground level at the building. However the lower level has an elevation of 89’4”. Ten feet above Page 4 of 15 the lower floor elevation would be 99’4” which is 6” below the line currently being measured from. The elevation shall also be measured to the highest parapet. The Developer will need to update the elevation measurement to align with city code definition and ensure the building height is below the maximum allowed of 35’0”. Site furnishings The project as proposed shows a sidewalk connection from the building to the neighboring regional park trail as well as future trail on the west side of Hazeltine Blvd. The building will also contain a gym and community room on the first floor with a sky lounge with rooftop deck located on the second floor on the southwest corner of the proposed apartment building Loading, mechanical, and refuse areas Garbage service, recycling service, and mechanical is shown to be located inside the garage. Any rooftop mounted equipment shall meet the screening requirements of city code. Lighting The site plan shows 8 light poles dispersed around the parking and drive areas. Fixture height shall not exceed 30 feet. Lighting on the building faces shall also be restricted to having a total cutoff angle equal to or less than 90 degrees. The Developer shall provide shop drawings of the proposed lights, as well as a photometric plan. Signage The plans provided do not depict signage on the site. Signage for the property shall comply with city code. Sign permits will be required to be applied for and approved at the time of building permit. Hard Surface Coverage The proposed lot coverage for this development is 19.3%, this is below the lot coverage maximum of 50% for the requested zoning district of Mixed Medium Density Residential District (R-8). BUILDING ARCHITECTURAL REVIEW Required Architectural Standards The proposed architecture is consistent with the Division 20-XXIII-9 Design Standards for Multifamily Developments. Massing and Placement The proposed site plan is for one building with two wings aligned to create an L-shaped building. The location of the building is strategically placed to work with the current grade and preserve the natural resources on the property. This is achieved by keeping the building and parking area closer to Hazeltine Boulevard. Page 5 of 15 Additionally, the building is located on the southeastern portion of the site such that the proposed apartment building is as far as is practicable from the adjacent single-family homes along the northwest portion of the proposed development site. The Sky Lounge/Rooftop Deck are shown in the southwest corner of the proposed building which is furthest from adjacent residential properties to mitigate any noise generation . Materials and Color The building proposed contains four main materials, brick, board & batten, lap siding, and colored rockface CMU. The design pulls inspiration from architecture along Hazeltine Boulevard, providing a cohesive and timeless feeling to the area. The color palette uses mute d earth tones including a red/brown brick mix, dark grey vertical board and batten and an off- white lap siding. 3D Rendering and Building Elevations Page 6 of 15 Page 7 of 15 LANDSCAPING – TREE COVERAGE The Developer submitted tree canopy coverage and preservation calculations. Total upland area (excl wetlands, bluff) 5.51 acres Baseline canopy coverage 1.58 acres or 28.8% Minimum canopy coverage required 1.37 acres or 25% Proposed tree preservation 1.29 acres or 23% Minimum canopy coverage to be replaced 0.11 acres or 2% The applicant must bring the canopy coverage on site up to the 1.37 acres which equates to the 25% required. The difference between the required coverage and the remaining coverage is multipled by 1.2 for total area to be replaced . The total area to be replaced is .13 acres or 5,750 square feet of canopy coverage. One tree is valued at 1.089 square feet of canopy coverage. The landscaping plan proposes planting 16 trees, which equates to 17,424sf or 0.40 acres of canopy coverage. The project as proposed adheres to the tree coverage requirements outlined in city code. PARKING LANDSCAPING REQUIREMENTS Staff have analyzed the site plan and found the requirements in Sec 20-1181 have been satisfied by additional screening on the site. In addition, the applicant is providing the required landscaping withing the vehicular use areas. Page 8 of 15 PROPOSED PLANTING SCHEDULE The Applicant proposed planting 16 trees, 4 of which would be ornamental serviceberry trees. Also shown are 117 shrubs, and 45 perennials. Tree plantings are required to adhere to the city’s planting diversity requirement. PROJECT OVERVIEW – ENGINEERING AND WATER RESOURCES The Applicant is requesting rezoning and site plan review of a 44-unit multi-family apartment project located at 6440 Hazeltine Blvd. Construction plans and Stormwater Reports developed by Measure Group dated June 13, 2025 were reviewed by staff. The proposed design would create ~1.15 acres of new impervious area in the form of an apartment building, parking lots, sidewalks, and streets. Stormwater is proposed to be managed by an above ground stormwater pond located in the NW corner of the property. GRADING & DRAINAGE The site is located west of Hazeltine Boulevard (Highway 41), directly across the highway from the entrance to Minnetonka Middle School. The property is currently undeveloped, with the only impervious surfaces being a small section of an access drive (serving the adjacent pro perty to the north) and a small shed. In the existing condition most of the site drains to a wetland located on the southwest portion of the property. A small area near the site entrance drains northward to the neighboring property, where runoff is treated by an existing private filtration bas in. This basin currently discharges through the Minnewashta Apartments property before ultimately flowing into the wetland onsite. That discharge pattern will remain unchanged in the proposed development. In the proposed condition stormwater runoff will be directed through a storm sewer system to a new on-site filtration basin. This proposed basin will outlet to the wetland located on the southwest portion of the site which maintains the current drainage pattern. A small portion of the entrance drive will continue to drain northward, consistent with existing conditions. Proposed discharge rates to the north will need to be verified to ensure they do not exceed current rates. There is an opportunity for the developer to partner with the city to construct a regional stormwater treatment facility on the site as part of the development project. In this scenario the applicant would oversize the onsite stormwater management system to provide stormwater treatment for stormwater runoff from the planned TH 41 round -a-bout Project and from city right of way. In return the City would own and maintain the stormwater BMP and could potentially offer financial relief in the form of reduced stormwater development fees. The proposed design shows a regional treatment facility that could treat stormwater from TH 41 however based on the location and elevation it would be difficult to route city stormwater from the north to the proposed system. There appears to be an opportun ity to optimize the design by shifting the regional stormwater BMP down the hill near the existing wetland which Page 9 of 15 could facilitate the treatment of more stormwater from the north. As such the applicant shall work with city staff to improve the design of the stormwater management system onsite. WETLANDS The proposed plans show one (1) wetland onsite located in the southwest corner of the property that was delineated by Kjolhaug Environmental Services on October 25, 2017. The wetland is part of a larger complex that extends onto both regional park and city property. The delineation was approved by the City of Chanhassen in its role as the local governing unit (LGU) that is responsible for administering the Wetland Conservation Act (WCA). The Technical Evaluation Panel (TEP) made up of representatives from the city, Watershed District, MN Department of Natural Resources (DNR), Board of Water and Soil Resources (BWSR), and Carver County Soil and Water Conservation District (SWCD) are all part of the WCA process in reviewing wetland applications including types and boundaries. The Wetland type on site was determined to be a shallow marsh. Wetland decisions, including delineations, are only good for 5 -years. As such the applicant will need to complete another delineation to confirm the boundary and type and complete a MnRAM assessment to determine the buffer and setback requirements. The pla ns show that the wetland is located a significant distance from the proposed development therefore the wetland rules will likely not impact the design. A permanent wetland buffer with signs is required and will need to be included in the final plans. The wetland and buffer shall be placed within a drainage and utility easement or outlot. SANITARY SEWER AND WATERMAIN The applicant is proposing the construction of 8” PVC mains for the sanitary sewer and water needs of the Minnewashta Apartment utility plans do indicate that the extension of 8” PVC C900 is planned for. Sanitary sewer mains and water mains will be discussed prior to final plans if they will be publicly owned and maintained or privately owned and maintained. TRAFFIC Staff has reviewed the preliminary traffic memo for the proposed Minnewashta Apartments. While the estimated trip generation is relatively low, approximately one vehicle every three minutes during peak hours. While the trip generation from the project is low, the existing traffic operations of the adjacent intersection require greater evaluation of traffic control and turning movements to ensure safe operations, particularly during peak school times. Staff has included a condition that a temporary traffic signal shall be installed at the adjacent intersection until such time as the permanent roundabout is constructed as the intersection control. The Applicant, city staff and the Highway 5 project team are assessing the feasibility to implement a temporary traffic signal at the Hazeltine Blvd/MMSW intersection until 2028 when the roundabout project could be constructed. Staff recommends continued coordination with MnDOT regarding upcoming Highway 5 detours, as well as engagement with the school district to address potential transportation impacts. Page 10 of 15 The Site Plan as proposed, would include the reconstruction of the current access to the Trouvaille Memory Care Suites which is an improvement that was to be completed with the construction of the proposed roundabout at the intersection of Hazeltine Blvd and Minnetonka Middle School West (MMSW) which is the same intersection that this project would route vehicle trips through. Additionally, this project would be responsible for constructing a portion of the future roundabout as well as stormwater management. Each of these improvements reduces the future cost of the MMSW intersection roundabout . EROSION CONTROL The proposed development will create greater than one (1) acre of land disturbance and therefore will be subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimin ation/State Disposal System (NPDES Construction Permit). A Surface Water Pollution Prevention Plan (SWPPP) was included in the preliminary site plan submittal. The SWPPP is a required submittal element for final site plan review along with the Erosion and Sediment Control Plan (ESCP) in accordance with Section 19-145 of City Ordinance. No earth disturbing activities may occur until the SWPPP is formally approved. This SWPPP shall be a standalone document consistent with the NPDES Construction Permit and shall contain all required elements of the permit. The SWPPP will need to be updated as the plans are finalized when the contractor and their sub - contractors are identified and as other conditions change. An updated SWPPP shall be submitted and approved prior to recording the final site plan agreement. All erosion and sediment control BMP’s shall be installed and inspected prior to initiation of site grading activities. STORM WATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required storm water management development standards. Section 19-141 states that “these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features.” These standards include abstraction of runoff and water quality treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total phosphorous (TP). The proposed project is located within the Minnehaha Creek Watershed District (MCWD) and is therefore subject to the watershed’s rules and regulations. A MCWD permit will be required for final site plan approval. The site is proposing to meet stormwater management requirements through an onsite filtration basin. Soil borings were not provided and are needed to confirm the feasibility of infiltration onsite as noted by the developer. If infiltration is feasible, the design will need to be modified to provide infiltration as required by the NPDES permit and MCWD regulations. Water quality modeling is needed to confirm that the site is in compliance with the City’s water quality treatment requirements (60% TP and 90% TSS removals). As currently proposed, the filtration basin was sized to account for 2.59 acres of impervious (4.89 acres of total drainage) from the future roundabout and Minnetonka Middle School entrance drive but not for any drainage from the north. The basin design should be modified to account for an additional 2.64 acres of impervious (7.52 acres of total drainage) from the north Page 11 of 15 if the design is meant to be a regional treatment facility. Given the elevation of the existing storm sewer at the low point on 64th Street West to route the drainage from the north to the proposed regional basin the location and elevation of the basin will need to be modified. A liner may be required if three feet of separation between the updated basin elevation and groundwater cannot be provided. The city would need to reconstruct the existing 30” storm sewer from the low point along 34th Street West with 36” storm sewer in order to make the connection feasible. The applicant shall work with staff to confirm the size of the regional treatment facility to determine the scale partnership between the city and developer. As outlined in the City’s Surface Water Management Plan adopted in December 2018, the City requires at least 3 feet of freeboard between a building elevation and adjacent ponding features. Freeboard requirements are currently being met to the proposed buil ding but appears not to meet the requirement for the existing homes located to the north. The design would safely route surface away from the existing homes in an emergency, but groundwater interactions would need to be analyzed. As such the applicant shall submit additional information and potentially redesign the pond to meet freeboard requirements. The city also requires at least 1 foot of freeboard between emergency overflows (EOF) and building opening elevations. This is not currently being met between the EOF for the green space low point east of the building. Currently the basin is planned to be a regional stormwater basin sized for offsite City drainage, the basin will be owned and maintained by the city. The proposed basin and maintenance access shall be covered under drainage and utility easement to allow for future maintenance activities. If the regional stormwater design does not work, then the BMP would become private, and an operations and maintenance agreement would be required to ensure the system functions as designed. The applicant shall provide final versions of all modeling (HydroCAD and any water quality models developed) and Stormwater Management Report to address all City and MCWD comments and confirm rate, volume and water quality requirements are met as part of t he final site plan approval. RECOMMENDATION Staff recommends approval of the requested rezoning and site plan for the construction of the project as proposed, subject to updating of plans based on staff review comments. APPLICATION REVIEW COMMENTS 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. Page 12 of 15 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. 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. 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. Page 13 of 15 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 Development Contract 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. 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 development contract shall be recorded concurrently with the site plan agreement. Page 14 of 15 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. 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. Page 15 of 15 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. 5. Standpipes will be required in stairwells and underground garage 6. Full fire sprinkler system and fire alarm systems required.