Proposed apartments encroach bluff edge

After a long pause, the former Lilydale Tennis and Fitness Club is poised for redevelopment, and FMR is concerned that proposed developments are too large in scale for this sensitive scenic site.

Developer Mendota Homes bought the site in 2006 and proposed a four-story 91-unit condominium building. Due to financing, that project never got off the ground.

Today, developers propose two buildings for the site: a four-story 120-unit senior housing facility that would run north and south along I-35E, and a neighboring three-story 49-unit riverfront apartment building. The proposed buildings are set back a little over the minimum 40 feet from the bluff while their proposed height required special city action for approval.

The city of Lilydale is uniquely centered upon a series of blufftop condominium and apartment developments. At their worst, these developments form an unattractive wall along the corridor, blocking views to and from the river. Despite scenic impacts, the City of Lilydale feels unusual pressure to intensely develop the bluff, as its population is well under 1,000 people.

Stretching downstream from the development site is over a mile of largely undeveloped river bluff and valley, making the area one of unusual scenic integrity near the core of the urban area.

FMR submitted comments in advance of an October 11th Lilydale City Council meeting encouraging the city to move the proposed buildings back from the bluffs edge. This would lessen visual impact on the river and also create a new common space, for potential use as picnic or gathering grounds, with a great view.

FMR concurred with a city staff recommendation, as did the Lilydale Planning commission, to provide a deeper layer of vegetation between the building and bluffline to help shield it from view from the river and Crosby Park on the opposite bank.

One of the Lilydale zoning code requirements for approving the height of the development was that it meets the condition that the aesthetics of the river environment and important scenic values will be maintained. While the addition of vegetative screening will help improve the aesthetics, FMR does not believe the proposal will successfully protect the aesthetics of the river environment without further site redesign.

In the end the city did approve the concept plan but applied several conditions including the increased vegetative screening and the need for graphic rendering of what the development will look like from the opposite bank of the river. The project still needs to go through a final plan and public financing approval. Stay tuned for updates!

— Bob Spaulding, River Planner

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