Neighbors Critical of New Linden Hills Development

A proposed five-story commercial development in the Linden Hills Famous Dave's lot is drawing criticism from some local businesses and neighbors alike, who are unhappy with its size and the increased congestion it would bring to the neighborhood, saying it doesn’t fit in with the pedestrian-friendly feel to the area. The project includes almost three dozen condos, a handful of business spaces and at least one restaurant. 

Requires Exemption from Linden Hills Overlay District
Mark Dwyer, the developer for the project and volunteer president of the Linden Hills Business Association, hasn't submitted his application to the city yet for the project. He and his design team, many of whom are based in the area, have presented designs at several initial community meetings.

“It’s not worth it," is the reaction of Linden Hills resident Marcela Grandpre on the five-story development proposed for the northwest corner of 43rd Street and Upton Avenue.

While Grandpre doesn’t have a problem with the area being developed, she thinks development should fall under the parameters of the Linden Hills Overlay District, which wouldn't allow such a large building. She's afraid that an exemption to the size of Dwyer's project would set a precedent for other developers who want to build in the neighborhood. 

Maria Nelson, a 26-year neighborhood resident, served on the Linden Hills Neighborhood Council in the lead-up to developing the Linden Hills Overlay District. In a number of surveys, she said residents overwhelmingly wanted to preserve green spaces, encourage a walking community and generally preserve the uniqueness of Linden Hills.

“This neighborhood has been able to maintain a viable neighborhood node,” Grandpre said. “People here have been loyal to small businesses—I think that’s part of the nature and the character of the neighborhood.”

Nelson, Grandpre and other neighbors are concerned about the kinds of stores that the development would bring in, worried that it will end up looking like other condo developments around the cities. “If you look at 50th and Xerxes, they’ve had some up-building—there’s no sense of neighborhood there," Grandpre said. "That’s what starts to happen.”

Dwyer disagrees that the project will change the neighborhood's feel. "We’re never going to be 50th and France or Uptown," Dwyer said. "We’re never going to have that kind of traffic."

Dwyer said he has several option agreements with current owners of the land, most of which comes in under commercial zoning. There is one section of the property in Dwyer's proposed site that is zoned for residential, but according to Hilary Dvorak, Minneapolis senior city planner, no rezoning is required for the one portion of the site because the majority of the site is residential.

Concerns About Added Traffic and Congestion
Lori Dockendorf, who lives in a condo next door to the development, is frightened for what the new project means for her and her family’s future. “We are really close, just a few feet from my windows and my son’s windows to where it will be," she said. "It’s pretty scary. I’m hoping that we can keep it in check a little.” 

Dockendorf wonders how such a large building will be able to gain approval at both the neighborhood and city levels. “Everybody agrees that it’s way too big and way too high-density for the area,” Dockendorf said. “It’s super crowded anyway, and super narrow—I can’t even imagine what it would be like."

Along with the increased traffic, Dockendorf sees potential for more pollution that the extra density will bring, as well as safety concerns for her son as more cars are coming in and out of the new development's parking ramp.

Dockendorf said the building’s design, which she described as ugly, doesn't mesh with the neighborhood's architecture. When Dockendorf attended a meeting where the architects presented drawings for the project, she said there was a collective gasp when they showed the view from the east. “People were like, 'Oh my God, are you kidding?'” she said.

Threat to the Village-Like Charm of Linden Hills?
Kristin Tombers, who owns Clancey’s Meat and Fish, is concerned how the development will affect her business, particularly during construction of the project.

Dwyer doesn't believe that the new development will hurt existing businesses. Rather, he said many of the businesses are challenged right now because of the loss of the intersection's anchor tenant, the Linden Hills Co-op. "The new businesses will give people more of a reason to come to 43rd and Upton," Dwyer said. "There's plenty of parking and more green space."

Tombers is also concerned how the large development will change the nature of neighborhood. “Linden Hills as a neighborhood is cute, quirky (as in the non-conventional, non-conformist definition) and very sweet,” she wrote in an email. “The independent owner/operator businesses currently reflect the overall personality of charming, small and village-like."

Tombers said the Famous Dave's lot provides some "welcoming openness" to visitors to the community. “The beauty, charm and magic of Linden Hills [would] be lost for the existing business and gone for the people who love it here," she said. "A large cold commanding structure will be at extreme odds with the community's current personality, no matter how thoughtfully or tastefully executed."