CIDNA Adopted Developer Guidelines in 2005. Presented below is a comparison of our guidelines to the Lander Project on the Weisman site.
LANDER PROJECT COMPARED WITH CIDNA’S DESIGN GOALS
May 2, 2005
Comments concerning Project
|Aesthetics: Projects should be architecturally appealing. All buildings should have physical relief and attractive detail. The aesthetics should be consistent with the character of the neighborhood.||Aesthetics appear attractive.|
|Zoning: Existing zoning should be respected including those set forth in the Shoreland Overlay District.||To be discussed. Overall size and height of the project, the 1 foot setback on the east side, and the 3 to 3-1/2 story height on the north side raise a number of concerns with respect to zoning: See attached for more information about these issues.Ordinance Height Considerations:“(1) Access to light and air of surrounding properties.(2) Shadowing of residential properties or significant public spaces.(3) The scale and character of surrounding uses.(4) Preservation of views of landmark buildings, significant open spaces or water bodies.”
Ordinance Evaluation criteria. “The City Planning Commission will consider limiting the visibility of structures and other development from protected waters.”
Ordinance Required Finding: “The conditional use will not be injurious to the use and enjoyment of other property in the area.”
Ordinance Setback: The ordinance requires a side yard setback of 5 feet plus 2 feet for every floor. There are three issues with respect to the proposed 1-foot setback on the east side: (1) views of project by neighborhood; (2) “use” of park land, (3) risk to parkland trees to the east.
|Sight Lines: Sight lines of existing residents should not be hindered.||Site lines to the lake will be hindered for residents of the Calhoun Beach Club Apartment, residents on 28th St., and residents on Lake of the Isles Parkway south of 28th.|
|Parking: Adequate parking should be provided within the project so that parking will not be forced onto neighborhood streets.||Parking appears to be addressed, although visitor parking policies must be negotiated.|
|Shading: No project should shade residential units at any time of the year.||The project will shade the Calhoun Beach Club Apartments every day, and the Greenway for about 30 days per year. Residences to the north will not be shaded.|
|Character of the Surrounding Neighborhood: When a project abuts both single-family and higher-density real estate, respect for the single-family units shall take priority. Height of buildings shall represent an integral element of neighborhood character.||To be discussed.|
|Sound: All mechanical units such as fans, air conditioning units, emergency generators must completely respect the surrounding neighborhood. Performance of mechanical installations should exceed requirements of Minneapolis zoning code, as the code does not adequately protect the neighborhood from invasive sound. Zoning variances and conditional use permits should not be granted without addressing this issue to the satisfaction of the neighborhood.||To be negotiated. Lander states that all mechanicals will be located inside, but venting must be evaluated.|
|Traffic Infrastructure: Ingress and egress should be sufficient to eliminate increased pressure on our traffic system. Projects that would create significantly increased traffic should be avoided without the addition of public infrastructure.||There appears to be less traffic after the project than before.|
|Screening: All service and mechanical features of the project such as garage fans, air conditioning units, trash receptacles, etc. should be attractively screened with landscaping or aesthetically pleasing construction materials.||All such units will be screened. To be verified.|
|Water Quality: Water quality should be addressed in all projects. Exceptions to the runoff requirements should not be granted.||Water quality appears to be addressed satisfactorily.|
|Midtown Greenway and Kenilworth Trail: These corridors should be addressed as parkways rather than back alleys. The trails should not be shaded by projects.||Good treatment of the Greenway with units on the north side. Modest shading during winter solstice. North structures are somewhat high.|
|Environmental Mitigation: The developer and the neighborhood agree to a plan to minimize the environmental impact of the project during construction including parking, noise, traffic, etc., including a plan for mitigation.||To be negotiated.|
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