At its regular meeting Tuesday night April 1st, the Wayzata City Council unanimously approved Resolution 08-2025, greenlighting grading modifications, a structural encroachment, and a sidewalk improvement plan for two residential parcels at 109 and 115 Minnetonka Avenue South.
The applicant, Rachel Development, plans to build two new single-family homes on the west side of Minnetonka Avenue, near the intersection with Wayzata Boulevard. To prepare the sites for construction, the developer requested permission to significantly regrade the properties—raising the average grade of 109 Minnetonka Avenue by 2.81 feet and 115 Minnetonka Avenue by 4.97 feet. City code requires Council approval for any average grade alteration exceeding two feet.
City Engineer Mike Kelly explained that the lots currently sit well below the street level, causing drainage challenges and affecting site aesthetics. “These homes will be brought up to match the natural grade at the corner of Minnetonka Avenue and Wayzata Boulevard,” said Kelly. “The proposed grading also includes underground stormwater infiltration systems and drainage swales designed to mitigate runoff and protect neighboring properties.”
Due to the grading change at 109 Minnetonka Avenue, the applicant will construct a retaining wall at the northwest corner of the site. A portion of the wall will extend into the public right-of-way, which triggered the need for an encroachment permit. Because the wall exceeds four feet in height, City Council approval was also required under city code. A draft encroachment agreement outlining maintenance responsibilities and indemnification was included in the Council packet and will be finalized and recorded upon execution.
Another unique aspect of the project is the proposal to construct a new sidewalk along Wayzata Boulevard, bridging a longstanding gap in the city’s pedestrian network. Under the City’s Tree Preservation Ordinance, developers are typically required to replace trees lost during construction or pay a fee in lieu of replanting. In this case, the developer requested to offset approximately 162 inches of tree replacement—above what could reasonably be replanted on site—by installing the new sidewalk.
“Staff supports this public infrastructure improvement in lieu of full tree replacement,” said Kelly. “It closes a sidewalk gap we’ve had our eye on for years but deferred due to the grade challenges.”
Council members expressed support for the sidewalk tradeoff but asked that a grassy boulevard be included between the street and sidewalk, improving pedestrian comfort and consistency with existing segments to the east.
John Sonnet, representing Charles Cudd Co. on behalf of the applicant, indicated flexibility on the sidewalk layout. “We’ve already drawn it both ways,” he said. “If you prefer a six-foot boulevard with boulevard trees, we’re happy to accommodate that.”
Councilmember Jeff Parkhill praised the thoughtful grading and stormwater design. “I had concerns about the topography change, but the explanations and water management measures give me confidence,” he said.
Mayor Andrew Mullin and the rest of the Council echoed that sentiment, ultimately approving all three requests: the grading plan, the encroachment permit, and the sidewalk in lieu of tree replacement—with the condition that the sidewalk include a six-foot grass boulevard.
The decision marks a step forward for infill development in Wayzata’s R3A zoning district, which encourages higher-quality, context-sensitive residential redevelopment. Construction on the two new homes is expected to begin later this year.
