Linden Corner Critics Reject Focus Groups

Today, September 7, is the last day to apply to be a part of focus groups, organized by developer Mark Dwyer. However, some neighbors opposed to Dwyer's project say they will not participate.

At a a Linden Hills Neighborhood Council (LHiNC) meeting on Aug. 9, Dwyer  and for final city approval of the Linden Corners blueprints to allow another round of community dialogue to take place. 

The dialogue, Dwyer said, would be organized through groups, called Design RINGS, are aimed at gathering feedback in the design for his Linden Corner building planned for 43rd and Upton.

Focus groups called "disingenuous"

Some neighbors who oppose the development said in interviews following the meeting that the parameters Dwyer has set—chiefly, that the project must be built to the full scale allowed by its current zoning—don’t allow for a true collaborative discussion, and have chosen not to apply.

“It’s disingenuous to call these focus groups while at the same time limiting the discussion to the parameters of 90,000 square feet,” Jill Braithwaite, a Linden Hills resident, said. “I hope we’re all clear that this is not a true gathering of viewpoints from the project.” 

The volume of the building, as well as the height, have. The initial plans for the project were for a 5-story building, for which the developer would need a conditional use permit from the city. 

Christopher Maddox, a Linden Hills resident and part of a group organizing opposition to the development says that he doesn’t plan on joining the focus groups, though he did consider it.

The conditions that Dwyer has set- namely disallowing conversations questioning the parameters of the building being 90,000 feet, “doesn’t give enough scope for people opposed to the height and scale of the project,” Maddox said.

Though he applauds the concept of the focus group, Maddox feels the stipulation doesn’t allow a real discussion.

“I’m in favor of protecting and preserving the zoning code of Linden Hills,” he said. 

Calls for more transparency

At Tuesday’s meeting, Larry LaVercombe, Chair of the Linden Hills Zoning Committee, said that LHiNC has a facebook group that has been having a lot of discussion about the Linden Corner project. Parts of those conversations involve people questioning the premise that the realities of the market the necessity to create 90,000 square feet.

“It feels like it’s putting it out as a fact,” he said. 

The claim of marketability, LaVercombe said, needs transparency.

“What are the actual economics?" he said. "I am not comfortable with the claims about what is viable. What are the numbers? What reality is going to prevail? That seems to be the question.” 

Focus groups to meet through September

According to The Linden Corner website, the focus groups will explore some community concerns and associated tradeoffs for the design, layout, architecture, materials, etc. of the Linden Corner project with the stipulation that 1) the project will be built to the full scale allowed by its current zoning, and 2) interior spaces will be configured in a manner that is appealing to shoppers and/or residents. 

You can sign up for the focus groups here. As of Tuesday evening, the website stated that the last day to apply was Tuesday September 6, but on Tuesday Dwyer said that Wednesday, September 7 was the last day to apply.

At Tuesday’s meeting, Dwyer said each of the two focus groups will have a maximum of 20 participants, with five spots reserved for people who live within 2 blocks of the site. If more than 20 people apply for each slot, participants will be chosen by lottery. The meetings will be facilitated by Keiko Veasey, a former LHiNC board member with a background in public policy, public engagement processes and facilitation, according to the Linden Corner Website. Phil Rader, a Fulton resident, a member of the Fulton Zoning Committee and a practicing architect will also attend the meetings, scheduled for Monday Sept 12 (group A) and Thursday September 15 (group B) from 6:30-8:30, with a follow up round of further design discussions scheduled for Monday September 26 and Thursday September 29. 

LHiNC exploring long-term responses

In addition to the focus groups, hosted by Dwyer, the LHiNC board is currently gaging interest in the community for exploring concerns about business development throughout the neighborhood, according to Leslie Lydell, LHiNC board member.

A couple of ideas being thrown out to the community right now, she said, include revising the Linden Hills Overlay district, adopted in 1997, as well as revisiting the Business Development Guidelines, developed when CVS was prevented from setting up shop in the neighborhood. In addition, Lydell said that board members have been discussing Linden Hills becoming a conservation district, similar to a historic preservation district but not as detailed. 

See Patch's Previous Coverage of Linden Corner