HomeMy WebLinkAbout11-26-07 Item 7A, PC 07-018 3527 Lexington Ave Redevelopment
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Request for Council Action
Agenda Item.
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Prepared By:
Dept.:
Council Mtg. Date:
Final Action Needed By:
James Lehnhoff
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11-26-07
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!Motion to Deny Planning Case 07.018 for a Master Planned Unit Development, Final PUD for Phase 1, Preliminary Plat, and Final Plat ofthe
iArden Plaza Redevelopment Proposal at 3527 Lexington Avenue South Based on the Findings of Fact and the Submitted Plans in the
!November 26,2007, Planning Case Report.
,-....
a
11-07-07
X Memo/Letter:
No.:
No.:
November 26,2007, Memo to the City Council
Recommendation:
Recommendation:
x
Work Session Memo to the City Council
None.
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MEMORANDUM
DATE:
November 26, 2007
CC Agenda Item 7,A
TO:
Mayor and City Council
James Lehnhoff, City Plarmer~
Planning Case #07-018
Arden Plaza, LLC (Dennis Trooien)
3527 Lexington Avenue North
Master Planned Unit Development, Final PUD for Phase 1, Preliminary Plat,
and Final Plat
FROM:
SUBJECT:
Requested Action
Motion to Deny Planning Case 07-018 for a Master Planned Unit Development, Final PUD for
Phase 1, Preliminary Plat, and Final Plat ofthe Arden Plaza Redevelopment Proposal at 3527
Lexington Avenue South Based on the Findings of Fact and the Submitted Plans in the
November 26,2007, Plarming Case Report.
Backl!round
The 12.55 acre Arden Plaza property currently includes an approximately 55,000 square foot
retail strip mall and the 45,944 square foot "pod office building." The applicant proposes to
demolish the pod office building, construct three new buildings, retain the strip mall, and
subdivide the property into four lots:
Lot Size Building Coverage (sf) % Building Coverage % Landscaping
Lot 1 - Retail Strip 287,693 52,580 18.28% 27.40%
Lot 2 - Walgreen's 80,229 14,490 18.06% 28.50%
Lot 3 69,520 16,230 23.35% 23.60%
Lot4 44,075 14,300 32.44% 18.20%
Total 481,517 97,600 20.27% 26.19%
Requirement 13,000 or roore 40% or less 25% or more
*Lot and building nurriJers are from Sheet A 1.1 in Attachment 30..1. The coverage numbers of Lot
3 and 4 are subject to change during the site plan review process for those properties.
City of Arden Hills
City Council Meetingfor November 26, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review) \112607 ~ CC Report - Arden Plaza Master
PUD.doc
Page 1 of 4
The proposed tenant for Lot 2 is a Walgreen's store. The developer does not yet have tenants for
lots 3 or 4. Prior to development, lots 3 and 4 would return to the Planning Commission and
City Conncil for review.
The project is being reviewed through the POD process, which allows the City to grant flexibility
within the typical zoning code requirements. More information about the POD process is
provided below. As part of the redevelopment proposal, the applicant is requesting the following
deviations:
1. Increased monument and wall signage for the development;
2. Reduction in the parking requirements;
3. Permit a drive-in within 1,320 feet of another drive-in.
Because the POD process allows the City to be flexible with the typical design standards, the
above deviations are not considered variances and the variance review criteria do not apply.
However, the City is not required to grant the requested deviations if there is a rational basis for
denial.
This proposal technically includes four requests:
1. Master Planned Unit Development for Phases 1-3 of the Arden Plaza Redevelopment;
2. Final Planned Unit Development for Phase 1 of the Arden Plaza Redevelopment;
3. Preliminary Plat to subdivide the property into four lots; and,
4. Final Plat to subdivide the property into four lots.
Additional information regarding the project can be reviewed in the attached November 13,
2007, work session memo to the City Council (Attachment 7.A-2). The plan set and the
traffic/parking study were sent to the City Council prior to the release of this packet in order to
give the City Council additional time to review the proposed redevelopment. Therefore, the full
plan set and traffic/parking study are not attached to this report. Those documents can be
downloaded from the City's website at www.ci.arden-hills.mn.us or viewed at City Hall.
Plannm!! Commission Review and Public Hearin!!
The Planning Commission reviewed the proposed redevelopment at their August 1 and
September 5 meetings. At their November 7,2007, meeting, the Commission voted 6-1 to
recommend denial of the redevelopment proposal to the City Council. The meeting did include a
full public hearing, and there were citizens in attendance that voiced their opinions. The meeting
can be viewed on the internet by going to the City's web site at www.ci.arden-hills.mn.us and
selecting "webcasts & CTVI6" on the right side menu bar. Then click "Planning Commission"
to go to the CTV web site to view the Planning Commission meeting.
City of Arden Hills
City Council Meetingfor November 26, 2007
\\Metro-inet.us\ardenhillslPlanninglPlanning Cases\2007107-01B Arden Plaza PUD (In Review)\11-26-07 - CC Report - Arden Plaza Master
PUD.doc
Page 2 of 4
Revised Plan Proposal
The applicant has submitted a letter proposing to revise the Master Plan that includes removing
proposed buildings two and three. The proposed Walgreen's would remain in its current
location. The applicant's traffic engineer has also submitted comments indicating how the
revised proposal would impact traffic. The City's traffic consultant did not have an opportunity
to review the revised proposal prior to the release of this memo.
Since the revised plan represents a significant change to the original proposal, a new public
hearing and public notification with the Planning Commission would be required before the City
Council could take any action on the revised plan. Currently, the City's statutory review
timeline expires on December 1, 2007. The applicant has offered to extend the review timeline if
the Council is willing to consider the revised proposal; however, that is unnecessary because a
significant change to the proposal resets the City's statutory review timeline.
If the Council is interested in reviewing the revised plan, the applicant would then withdraw the
current proposal and a new public hearing would be scheduled with the Planning Commission.
The public hearing would likely take place on January 9, 2008. No action is required from the
City Council if the application is withdrawn. The Council can also take action on the current
plan proposal.
Recommendation
The Planning Commission reviewed Planning Case 07-0 I 8 and recommends denial (6-1) of the
Master Planned Unit Development, Final PUD for Phase 1, Preliminary Plat, and Final Plat of
the Arden Plaza Redevelopment Proposal based on the following findings of fact:
1. Traffic concerns that currently exist cannot be mitigated and will be worse with
redevelopment (traffic exiting the development currently operates at Level of Service F
during the PM peak hour and service will deteriorate further based on the submitted
traffic study if the redevelopment were constructed);
2. The site plan for the development does not adequately preserve as many trees as possible
as required by part B.8 of the Landscape Plan section of the Zoning Code's Appendix 1;
3. The traffic flow could potentially create safety problems for pedestrians internal to the
development due to inadequate pedestrian connections (Section 1320.085 Subd. 6 of the
Zoning Code).
Based on these above three findings, the Planning Commission determined that the
redevelopment as it is currently proposed presents a significant negative impact to the
community.
City of Arden Hills
City Council Meetingfor November 26, 2007
\\Metro-inet.us\ardenhillslPlanningIPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)1l1-26-07 - CC Reporl- Arden Plaza Master
PUD.doc
Page 3 of 4
Options
1. Approve the proposal as submitted.
2. Approve the proposal with conditions.
3. Deny the application with reasons for denial. This memo currently includes findings for
denial; however, they should be stated for the record along with the motion.
4. Table for additional information. The current application can only be tabled with the consent
of the applicant. The City's statutory review timeline expires on December 1, 2007.
If the Council moves to approve the proposal, a new set of findings supporting the motion must
be stated for the record along with the motion. In order to table the current application, the City
would need to obtain written permission from the applicant. A PUD application requires a 4/5
approval from the City Council.
If the Council moves to deny the proposal, Section 1355.05 of the Zoning Code prohibits the
resubmission of an application that has been "denied wholly or in part.. .for a period of six (6)
months from the date of said order of denial."
Finally, if the Council is interested in allowing the revised plan to be reviewed by the City, then
no action from the Council is required. The applicant would withdraw the current application
and proceed with the revised application.
Deadline for Al!encv Actions
The City of Arden Hills received the completed application for this request on July 23,2007.
Pursuant to Minnesota State Statute, the City was required to act on this request by November
19,2007 (120 days). However, with the consent ofthe applicant, the City's review period was
extended to December I, 2007.
Attachments
7A-l Draft Planning Commission minutes from November 7, 2007 and the approved
Planning Commission minutes from the September 5 and August 1, 2007, meetings.
7A-2 November 13, 2007, Work Session Memo to the City Council (without attachments)
7 A-3 Revised Plan Proposal
7 A-4 Public Comments/Letters
City of Arden Hills
City Council Meetingfor November 26. 2007
\\Metro-inet.uslardenhills\PlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review) \1 J 2607 - CC Report - Arden Plaza Master
PUD.doc
Page 4 of 4
Attachment SA-1
Planning Commission
Meeting Minutes:
Draft November 7, 2007
Approved September 5, 2007
Approved August 1, 2007
November 26,2007, City Council Meeting
ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7, 2007
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PUBLIC HEARINGS
A, PLANNING CASE #07-018 - MASTER PLANNED UNIT DEVELOPMENT,
FINAL PLANNED UNIT DEVELOPMENT FOR PHASE 1, PRELIMINARY
PLAT. AND FINAL PLAT; ARDEN HILLS PLAZA LLC; 3527 LEXINGTON
AVE. N, - PUBLIC HEARING
Mr. Lehnhoff reported that the applicant submitted a request for approval of the Master
Planned Unit Development, Final Planned Unit Development of Phase 1, Preliminary
Plat, and Final Plat of the Arden Plaza redevelopment proposal. He then provided
background information and said that should the Planning Cormnission recormnend
approval of this application to the City Council, staff proposes the following twenty-one
conditions be included with a motion:
1. Conformance with Plans. The project shall be completed in accordance with the
submitted plans as amended by the conditions of approval. Any significant
changes to these plans, as determined by the City Planner, shall require review
and approval by the Planning Cormnission and City Council.
2. Permit Timeline. The applicant shall obtain a building permit within one year of
the Final POD approval for phase one or the approval shall expire unless extended
by the City Council prior to the approval's expiration date. Extension requests
must be submitted in writing to the City at least 45 days prior to the expiration
date.
3. Final POD Timeline. The applicant shall apply for a Final POD of phase two and
three within three years of the Master POD approval or the approval shall expire
unless extended by the City Council prior to the approval's expiration date.
Extension requests must be submitted in writing to the City at least 45 days prior
to the expiration date.
4. Tree Preservation. The applicant shall attempt to relocate as many of the existing
mature trees to other portions ofthe property as feasible.
5. Landscaping Timeline. The landscaping plan shall be fully implemented with
phase one. Portions of the landscaping plan may be delayed for construction of
phase two and/or three subject to City Planner approval.
6. Landscaping Escrow. The applicant shall submit a financial surety in the amount
of 125 percent of the cost of the landscaping improvement for all three phases
prior to the issuance of any building permits for phase one.
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7, 2007
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7. Signage. The proposed monument sign at the County Road E and Lexington
Avenue intersection shall be removed. Each sign shall require a separate sign
permit prior to installation.
8. Retaining Wall. The wood retaining wall near the Lexington Avenue entrance
shall be removed and re-graded or replaced with block, stone, or other similar
materials that are compatible with the building materials used in the development.
9. Fencing. The fence along Lexington Avenue shall be replaced with a fence that is
compatible with the building materials used in the development.
10. Sidewalk. The asphalt path along Lexington Avenue shall be replaced with a
concrete sidewalk that is at least six feet in width. The sidewalk shall extend from
the sidewalk at County Road E to the Lexington Avenue entrance. The applicant
shall repair or replace the sidewalk along Count y Road E if any damage is done
during construction.
1 I. Screening. The dumpsters and mechanical equipment shall be fully screened from
public view with fencing and/or landscaping.
12. Fire Marshal Review. The plans shall be subject to fire marshal approval before
building permits are issues.
13. Engineer Review. Final grading, drainage, and utility plans shall be subject to
approval by the Public Works Director and City Engineer prior to the issuance of
any building permits.
14. Stormwater. The applicant shall obtain approval from the Rice Creek Watershed
District and all other applicable permitting agencies prior to the issuance of any
building permits. Copies of such permits shall be provided to the City prior to the
issuance of any building permits.
15. Traffic Mitigation Measures. The following traffic mitigation measure shall be
implemented to reduce the traffic impact ofthe development:
a. The site accesses at County Road E and Lexington Avenue shall be modified
to provide right-turn lanes that are approximately 200 feet in length.
b. A north-south center median of sufficient length shall be installed at the
County Road E access to prohibit vehicles from entering Lot 2 at the
northwest entrance point near the proposed pharmacy.
c. The County shall reserve the right to restrict access at the County Road E
entrance to improve operation, safety, and access management.
d. The pharmacy drive-through shall be modified to be one-way southbound, and
the adjacent 90 degree parking stalls shall be angled to be compatible with the
one-way movement.
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7, 2007
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e. The applicant shall work with the County to adjust the timing of the Lexington
Avenue and County Road E intersection to improve the eastbound left turn
movement from the current LOS F to LOS D.
f. Stop signs, lane assignment signs, and other traffic control signs shall be
provided by the applicant at the County Road E and Lexington Avenue access
and shall be subject to City Engineer approval prior to installation. The City
shall reserve the right to require the installation of other directional signage as
deemed necessary by the City Engineer.
16.
Parking Mitigation Measures.
a. Building C on Lot 4 shall not exceed a footprint 7,250 square feet and a floor
area of 14,500 square feet.
b. Building C shall not be more than 50 percent retail in order to ensure adequate
parking on the south end of the property
17.
ADA Parking. The applicant shall provide the required number of ADA parking
spaces. The ADA parking space locations shall be subject to Building Official
approval.
18. Bike Racks. The applicant shall provide at least two bike racks at the strip mall
and at least one bike rack at each of the other buildings.
19. General Regulation Conformance. The applicant shall conform to all other City
regulations.
20. Common Space Management. The applicant shall submit an agreement for shared
management and maintenance of the parking areas, landscaping features,
stormwater facilities, and common areas prior to executing the final plat. The
agreement shall be subject to City Attorney approval prior to the issuance of any
building permits.
21. Development Agreement. A developer's agreement shall be prepared by the City
Attorney and subject to City Council approval. The agreement shall be executed
prior to the issuance of any building or demolition permits.
Chair Sand opened the floor to Commission questions.
Commissioner Holewa inquired about the current monument signs and the proposed
monument signs. Mr. Lehnhoff stated there are two monument signs presently and the
proposal includes three monument signs. He stated the dimensions and locations of the
proposed monument signs.
Commissioner Holewa inquired about the effect on the regulations and signage from
subdividing the property. Mr. Lehnhoff stated it would be looked at as one contiguous
development for signage and landscaping.
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ARDEN HILLS PLANNlNG COMMISSION - NOVEMBER 7,2007
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Commissioner Holewa inquired if the Walgreens sign would be a monument sign just for
Walgreens. Mr. Lehnhoff stated it would be.
Chair Sand inquired if the size of the signs has changed. Mr. Lehnhoff stated it has
changed, and that the proposed sign was smaller than previous plans had shown.
Commissioner Stodola inquired about the traffic study which indicates an increase of 2.4
percent and how the figure was calculated.
Commissioner Modesette inquired about the location of the fencing and the type of
materials. Mr. Lehnhoff stated the fence is located along Lexington and could be wood,
brick, wrought iron, or a material matching the site.
Chair Sand opened the public hearing at 6:53 p.m.
Chair Sand invited anyone for or against the application to come forward and make
comment.
Dennis Trooien, Dennis Properties, introduced the various people working on the project
and the background information for the development of the project and the issues in
developing. He stated they have worked on a lease renewal with Arden Pharmacy and
agreed to a lease termination clause if Walgreens was to be built. He stated there is an
estimated 2.4 percent increase in traffic and many tenants are happy with the increase. He
described the changes in building materials. He stated they would like to keep the signs
as they are presented. He stated they don't think they are creating a negative impact on
the community.
Commissioner Holewa inquired about seeing the monument sign and the signage on the
building. Mr. Trooien stated the signs assist in the vehicular traffic.
Commissioner Holewa inquired about the traffic leaving Arden Plaza. Mr. Trooien stated
the traffic during peak hours would be worse for left turns and the traffic would be more
likely to make a right turn and find an alternate route.
Commissioner Holewa stated there have been numerous comments from the community
and inquired ifMr. Trooien has received them. Mr. Trooien stated he did not receive
them personally, but has read them in the staff report.
Commissioner Zimmerman inquired ifWalgreens' name would be on the tenant sign.
Mr. Trooien stated he would need to research to find out if the tenants have signage
rights.
Commissioner Zimmerman inquired about the removable copy. Mr. Trooien
demonstrated the location of it.
ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7,2007
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Commissioner Modesette stated the traffic report notes large increases in the wait time.
She inquired if Mr. Trooien would have the ability to affect the changes in the traffic
lights with the County. Mr. Trooien stated it would be good to change the timing of the
lights regardless if the development is approved.
Chair Sand stated the monument sign for the Walgreen's is closer to the intersection. Mr.
Trooien stated it was plotted on the plans for the exact location.
Chair Sand inquired about the signs on the elevation drawings. Mr. Trooien stated his
reference was to the sign being smaller than originally proposed.
Chair Sand inquired if Walgreen's was more concerned about the messages on the signs
than the logo. Mr. Trooien stated it is a question that would need to be addressed by
Walgreen's.
Chair Sand stated finding out if Walgreen's could be part of the inserts on the other signs
would impact his decision about the importance of the separate monument sign for
Walgreen's. Mr. Trooien stated the inserts for the other tenants are smaller than the
Walgreen's sign.
Chair Sand inquired ifthe monument signs are ground lighted or backlighted. Mr.
Trooien stated they are backlit.
Commissioner Modesette inquired ifthere is a proposed sign on the west elevation. Mr.
Lehnhoff stated there is a sign proposed there.
Commissioner Thompson inquired if the lease termination agreement was one-sided or
two-sided. Steve Wellington, President of Wellington Management, stated he met with
Arden Pharmacy and discussed building a new pharmacy and it is a one way agreement.
Jim Benshoof, Wenck Associates, stated he would be able to answer questions from the
Commissioners regarding traffic.
Commissioner Stodola inquired about the 2.4 percent increase. Mr. Benshoof stated it
should be a 2.7 percent increase and then explained how the calculations were made for
the increase.
Commissioner Stodola stated when she looked at the figures she had a higher amount of
cars. Mr. Benshoof stated there is a figure used to account for growth per year.
Chair Sand inquired ifthe figures indicate that there is no effect with or without a build-
out in 2009. Mr. Benshoof stated with this build-out the traffic flow does increase.
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7, 2007
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Chair Sand inquired about the term LOS. Mr. Benshoof stated it stands for Level of
Service and explained the levels.
Chair Sand stated it appears that exiting out of the site currently is at the lowest level.
Mr. Benshoof stated an extended right turn lane would assist with the traffic flow. He
stated left turns will involve a lengthy delay.
Chair Sand stated increasing the stacking lane would address some of the traffic that
backs up. Mr. Benshoof stated a lengthened right turn lane would provide an improved
alternative to turn right when they may have otherwise turned left.
Chair Sand inquired about working with the County to change the timing ofthe lights.
Mr. Benshoof stated there will still be delays even if there are changes.
Chair Sand inquired about a statement in the report that indicates that there are no
feasible mitigation measures. Mr. Benshoof stated there are limitations in the peak hours
and it is a delay that occurs at many intersections.
Commissioner Holewa stated the lengthened right turn lane would have a negative impact
on the traffic moving north on Lexington. Mr. Benshoof stated the volume of the right
turn lane would increase and their observations and analysis indicates there is a problem
with the peak hour traffic. He stated the issue was brought to the County Engineer.
Commissioner Holewa stated the westbound left turn lane is short and it will back up.
Mr. Benshoof stated he isn't sure of the length of it, but doesn't think there would be a
back up.
Commissioner Holewa stated that as the north side of County Road E is developed traffic
will increase. Mr. Benshoof stated the County Engineer is concerned about left turns out
and the County could put restrictions on it.
Commissioner Holewa stated limiting the access to the property decreases the amount of
people willing to go there.
Commissioner Modesette inquired about how analysis is conducted regarding which
entrances would be used. Mr. Benshoof stated it is important to allow as much choice as
possible and right now there are two entrances.
Chair Sand stated he is concerned for the traffic turning left out of the parking on to
County Road E. He inquired about widening the lanes in front of the strip mall.
Chair Sand inquired about the center island. Mr. Benshoof stated it would be made of
concrete, about six inches high and four feet wide.
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7,2007
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Commissioner Zimmerman inquired about making the entrance two lanes wide for the
incoming traffic from County Road E. Mr. Benshoof stated the one lane entrance is
typical and an increase in accidents would occur in the parking lot if there were two lanes.
Commissioner Modesette inquired about the number of feet for the stacking. Mr.
Benshoof stated the recommendation is 200 feet for the stacking for right turns.
Commissioner Modesette stated she would like to know about the effect on the
landscaping for having two outbound traffic lanes.
Commissioner Holewa stated residents may choose to turn into residential areas to ease
entering on the traffic.
Mr. Benshoof stated some customers may choose to go during off-peak times. He stated
they would like to clarify the condition for the traffic mitigation measures.
Chair Sand inquired about the effect of the changing flow of traffic. Mr. Benshoof stated
there would be one exiting lane and it would be curved.
Mr. Lehnhoff stated he spoke with the consultants about the language. He stated the
County would be able to do as they wish with the intersection and could restrict it further
in the future, even above and beyond the condition of approval.
Chair Sand stated the County could do more or less for the restrictions.
Chair Sand inquired about a change in the stacking lanes by having one lane exiting. Mr.
Benshoof stated the motorists wouldn't typically have a delay because they would only
need to merge with traffic going in one direction.
Commissioner Larson inquired if it is prudent for the County to address the issue of the
intersections regardless of development. Mr. Benshoof stated the County has many
intersections and they are receptive to the work done in the traffic study.
Chair Sand inquired about the percentage of traffic flowing to the pharmacy and to the
stores. Mr. Benshoof stated he has not studied the various types of customers.
Chair Sand inquired about pedestrian crossing the parking traffic to get to the pharmacy.
Mr. Benshoof explained the parking and stated there wouldn't be an inordinate amount of
pedestrian traffic.
Chair Sand stated eliminating some of the parking would increase the safety and
eliminate the need to remove some of the trees.
Mr. Trooien stated the County isn't suggesting a limit on the access at this point in time.
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7, 2007
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Ted Stamos, 4423 Arden View Court, stated an avenue for denial is the traffic study and
the increase in 55 percent impact use. He stated the LOS would change from an E to an F
in 2009 and the impact in use would compound the issue and it wouldn't be possible to
be mitigated.
Ron Johnson, 1280 Nursery Hill Court and owner of Arden Hills Pharmacy, stated the
issue of the traffic is not a new issue. He stated he has spoke with the County and the
State about the traffic. He stated the State is the final judge in determining the length of
the lights. He stated a development across the street would also increase the traffic and
the tenants may all walk out. He stated the tenants don't have any signage rights, except
on their leasehold.
Toni Morgan, 1565 Briarknoll Drive, stated the LOS can't get any worse. She stated she
wonders if anyone has considered the issues when the Hamline/694 intersection isn't
there. She stated traveling through a neighborhood isn't an alternative that the
neighborhood residents would appreciate.
Sam Clark, 3342 Lake Johanna Blvd., stated there isn't a need for another pharmacy. He
stated the traffic isn't as concerning as losing Arden Hills Pharmacy and Frattalonne's
Hardware. He stated a traffic circle may be an alternative. He stated Arden Hills should
be planning a unique look and downtown. He inquired about the reason the two other
buildings couldn't be lumped together. He stated Walgreen's agreed to the smaller sign
with a changing billboard because a larger sign would block the signs on the building.
Jean Chastain, 3430 Chatsworth, Shoreview, stated she would like to speak about the
number of pharmacies in the area. She stated Walgreen's has contacted Shoreview for a
location in that city. She stated Arden Pharmacy has a postal service and is a
neighborhood oriented place. She stated she is in favor of keeping the current pharmacy.
Susie Severson, 1345 Arden View Drive, stated trains also slow down the traffic at
Lexington and County Road E. She stated she would not like the trees to be removed and
replaced by buildings.
Barbara Ellinger, 211 Weavers Road, Roseville, stated they previously lived in Hunter's
Park. She stated Arden Pharmacy has been there for a long period of time and other
stores have come and gone. She stated they serve the community well. She stated she is
more concerned about the people in the plaza than the traffic.
Linda Amboy, 1219 Apple Road, stated she is concerned about having a pharmacy in that
location without a pharmacist available because of the limited number of pharmacists.
She stated the customer service is good at Arden Pharmacy.
Greg Larson, 3377 Snelling Avenue North, stated he supports the removal ofthe
monument sign at the intersection of Lexington and County Road E to preserve the trees.
He stated the value of the sign to Walgreen's was for the changeable words on the signs.
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7, 2007
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He stated the design ofthe development is disappointing. He stated it is time to have a
vision for the downtown of Arden Hills.
Chair Sand closed the public hearing at 8:55 p.m.
Commissioner Thompson inquired about the materials on the copy board. Gonzalo
Villares, Pope Architects, stated it is a manual changeable board with a white
background.
Commissioner Thompson inquired how it was lit. Mr. Villares stated it was backlit.
Chair Sand inquired if the other monument signs are lit from below. Mr. Villares stated
the lights are inside of the signs for the text.
Commissioner Stodola stated existing trees could remain with some minor alterations.
Commissioner Thompson stated she appreciates the developer's willingness to address
some of the concerns, but the traffic is bad. She stated as consumers they will go
elsewhere because of the traffic. She stated the traffic flow within the site is not
pedestrian friendly.
Commissioner Holewa thanked the developer for making changes and accommodating
the changes. He thanked the residents for their comments. He stated he does not support
the Walgreen's monument sign and is concerned about the trees, traffic, and the train. He
stated he would like the Council to work with the County on the traffic issue.
Commissioner Zimmerman stated Arden Hills needs to be proactive and not reactive. He
stated if the residents are concerned about the issues in the City they need to express them
and be involved.
Commissioner Modesette stated it has been a difficult proposal to review. She stated the
developer's changes have made improvements. She stated the lack of the postal service
would be missed.
Commissioner Larson stated it is a dilemma the City is ill prepared for, but it is proper
zoning for the property. He stated traffic has been a factor in every development. He
stated denying the application because of traffic would not allow for the re-development
of empty buildings. He stated County Road E does not have a downtown character and
there are many chain businesses. He stated he is disappointed that major developments
have been turned down because of traffic.
Chair Sand stated it is a difficult matter and the City needs to be more proactive. He
stated the development doesn't fit the site. He stated he is concerned about the traffic
issues on and off the site. He stated his concerns with the site plan include the removal of
the trees in relation to the footprint of the buildings.
DRAfl
ARDEN HILLS PLANNING COMMISSION - NOVEMBER 7,2007
II
Chair Sand moved, seconded by Commissioner Zimmerman, to recommend denial of
Planning Case #07-018, Master Planned Unit Development, Final Planned Unit
Development for Phase I, Preliminary Plat, and Final Plat; Arden Plaza LLC; 3527
Lexington Ave. N., on the basis of the traffic concerns that currently exist and can not be
mitigated, the site plan for the development does not adequately preserve as many trees as
possible, the traffic flow could potentially create safety problems for pedestrians, and the
development as it is currently proposed presents a significant negative impact on the
community.
Commissioner Thompson stated in the future even with no development, there will be
issues with traffic and keeping the current businesses successful.
Chair Sand stated it isn't an issue about Walgreen's and the pharmacies could co-exist.
He stated there have been discussions about the termination of the lease at Arden
Pharmacy.
Commissioner Modesette stated a successful re-development would need to happen on a
larger parcel at this comer to mitigate some of the concerns, but she isn't sure it is
appropriate to turn down a proposal that meets the framework for the City.
Commissioner Holewa stated the City does like and want to have new business, but the
drag is the traffic.
The motion passed 6-1 (Larson).
This Planning Case will be reviewed at the Monday, November 26,2007, City Council
meeting.
ORp...f1
ARDEN HILLS PLANNlNG COMMISSION - SEPTEMBER 5, 2007
8
PLANNING CASE # 07-018 - MASTER PLANNED UNIT DEVELOPMENT, FINAL
PLANNED UNIT DEVELOPMENT FOR PHASE 1, PRELIMINARY PLAT, AND
FINAL PLAT; ARDEN PLAZA LLC; 3527 LEXINGTON AVENUE N,
Mr. Lehnhoff reported that the applicant submitted a review of the Master Planned Unit
Development, Final Planned Unit Development of Phase I, Preliminary Plat, and Final
Plat of the Arden Plaza redevelopment proposal. He then provided background
information and said that there will be no action at this meeting. He stated there will be
no decision made prior to October 3, but it could be made after that.
Denny Trooien, Arden Plaza LLC co-owner, introduced Steve Wellington as co-owner
and Gonzalo Villares as the architect. He stated he would like to update the information
on the traffic, responses to City staff recommended conditions, and potential site plan
changes. He stated he has not received a new report regarding the traffic. He stated the
County requested that they apply a 1.5% growth factor. He stated that one of the
mitigation factors was an increase in the length of the right lane exit to ease congestion in
the left lane. He stated it was requested to look at the conditions of the intersections of
Lexington and County Road E, the weaving of the traffic, basic traffic safety, the queuing
for the drive-thru, and the parking layout. He stated that they are in agreement with all of
the staff recommendations. He stated that they have worked with the Rice Creek
Watershed District to gather the water run-off. Mr. Trooien demonstrated the location of
the sidewalk. He stated the screening for the dumpsters will be made out of the same
brick as the rest of the building. He stated there was a request to soften the appearance of
the various sides of the buildings. He stated Walgreens has added additional windows,
painted doors and trash enclosures, and the signs have been reduced in size and some
eliminated.
Commissioner Holewa inquired about the location of the monument sign. Mr. Trooien
demonstrated the location on the comer of Lexington and County Road E. He noted the
effort for Walgreens to match the existing retail center. He stated they have been in
discussion with Frattallone's about potential site plan changes for a garden center. He
stated that they have tried to illustrate a more generic pad in the east central area and the
proposal illustrates a way to allow for various potential businesses. He stated that there
has been concern about the existing pharmacy and stated that they have spoken with them
and they entered a lease agreement that provides for a lease termination of his lease. He
stated that some of the existing tenants would like to see Walgreens come in.
Chair Sand opened the floor to Commission questions.
Commissioner Thompson inquired if Walgreens will be at the same elevation as the
entrance or the existing buildings. Mr. Trooien stated that the intent is to slightly raise
the ground elevation for the building.
Mr. Villares stated the Walgreens pad is proposed to be 2 feet higher than the existing
pads. He stated the roof ofWalgreens wouldn't be seen from the intersection.
ARDEN HILLS PLANNING COMMISSION - SEPTEMBER 5, 2007
9
Chair Sand inquired about the discrepancy of the elevation indicated on the survey map
and the topographical map. Mr. Villares stated that it is slightly higher, but not quite 2
feet.
Chair Sand inquired about the difference in height of the roofs between the existing
building and the proposed building. Mr. Villares stated he didn't have that information.
Chair Sand stated that the appearance of the buildings from the intersection is lower than
they actually are.
Mr. Trooien stated that he doesn't think they will see the roof, but would like to gather
the specific information and bring it back.
Commissioner Thompson stated she thinks they are trying to make it an appealing site
and the site is highly visible from the intersection.
Commissioner Zimmerman inquired if there have been any preliminary calculations for
the landscape coverage. He stated the minimum requirement is 25% and noted his
concern that the Walgreens property needs to meet the 25% minimum requirement on its
own since it is a separate lot. Mr. Trooien stated that each site on its own does not meet
the 25%, but the Walgreens site has been designed to exceed it. He stated he could gather
the information for each site.
Mr. Lehnhoff stated that there is information about the building coverage areas, but not
the landscape areas.
Mr. Trooien requested that if it isn't standalone, to consider if it would be better to have
the landscape focused in certain areas.
Commissioner Zimmerman stated that under the PUD concept the entire site is
considered. He stated that it doesn't eliminate the fact that the Walgreens will be a stand-
alone property and would have the potential to be sold and the landscape removed leaving
the rest ofthe development short of meeting the 25% requirement.
Mr. Lehnhoff stated that if this was approved, the issue could be addressed in the
management documents of the properties including the future owners.
Chair Sand requested a rendering from the northeast comer of the property looking
southwest toward the development of the site including the landscaping materials. He
stated currently there are mature trees screening the view and inquired about the intent for
the trees. Mr. Trooien stated that they have begun to do renderings ofthat area and of the
plaza area.
ARDEN HILLS PLANNING COMMISSION - SEPTEMBER 5, 2007
10
Chair Sand stated he would like the green comer to be retained as much as possible. Mr.
Trooien stated there are a lot of trees that block the view from the shopping center. He
stated the existing tenants don't particularly care for that.
Commissioner Modesette inquired if there could be a site plan that indicates where the
caliper inches would be removed and where they would be added.
Commissioner Larson inquired about the proposed location of the garden center. Mr.
Trooien demonstrated the location of a building pad that would be removed and the
potential garden center.
Commissioner Larson inquired if the garden center would feature a permanent structure.
Mr. Trooien stated that he thinks it would be a structure and not a hoop structure.
Commissioner Holewa requested information about the number of parking spaces and
stated he is in favor of the garden center. Mr. Trooien stated the parking spaces will be
addressed in the report.
Commissioner Holewa stated that he visited an area in Chanhassen and there is visual
appeal to the non-traditional looking buildings in the center. He stated his appreciation
for Mr. Trooien's work with Walgreens on the changes and requested a colored picture of
the sign at the intersection. Mr. Trooien stated that Walgreens is proposing a manually
changeable reader board.
Mr. Villares demonstrated the change in the sign.
Chair Sand stated that he inquired about the safety and visual appearance of the parallel
parking. He stated that he is concerned about people walking between the cars in front of
the building. He stated he would like the parking spots to be eliminated in front of the
building. Chair Sand inquired about the exterior mailbox. Mr. Trooien stated that the
mailbox will be accommodated.
Commissioner Holewa inquired about the allowance by the fire marshal for the parking
spaces. Mr. Trooien stated that he doesn't have the answers to the questions until the
report is complete.
Commissioner Thompson stated that the garden center will improve the building. She
stated that she is also concerned about the parking. She inquired if there was more that
could be done aesthetically.
Commissioner Modesette inquired if the front tower elevation is one or two stories. Mr.
Villares stated it is one story. Commissioner Modesette inquired if the sign is behind the
window, if it is unique to this location, and if it counted in the signage calculation. Mr.
Villares stated it is not unique to this location. Mr. Lehnhoff stated that it does count
toward the signage calculation.
ARDEN HILLS PLANNlNG COMMISSION - SEPTEMBER 5, 2007
11
Chair Sand inquired if there is something that could be done to soften the Walgreen's
sign in the tower. He stated that lighting can often be softened by using a different type
of lighting. He inquired if the other lighting on the site is low or high pressured sodium
casting a blue or yellow light. Mr. Lehnhoff stated that he believes it is the yellow light.
Chair Sand stated the public hearing will be on October 3, 2007. He stated the Planning
Commission will then make a recommendation to the City Council.
Council Liaison Holden clarified that the Council does not make the decisions about the
types of businesses that are located on specific sites. She stated that businesses are
required to follow the rules and they are denied only ifthere is a legal reason to be denied.
Commissioner Larson stated that they have received various emails regarding this proj ect.
He stated that one of the emails refers to the need, practicality, and fairness of the proj ect.
He stated that these are not standards that they have to evaluate projects by. He stated
their job is to evaluate if the proposed projects meet the criteria for the zoning
regulations. He stated that the emotional objections won't influence the Planning
Commission's decision.
Mr. Lehnhoff stated that there have been a number of concerns about traffic and the
traffic report is public knowledge and will be accessible once it is finished.
ARDEN HILLS PLANNING COMMISSION - AUGUST 1,2007
4
B. PLANNING CASE #07-018 - ; MASTER PLANNED UNIT DEVELOPMENT,
FINAL PLANNED UNIT DEVELOPMENT FOR PHASE 1, PRELIMINARY
PLAT, AND FINAL PLAT; APPLICANT; 3527 LEXINGTON A VENUE NORTH
- PUBLIC HEARING
Chair Sand requested Mr. Lehnhoff to give a summary of the applicant's requested
review of a Master Planned Unit Development, Final Planned Unit Development of
Phase One, Preliminary Plat, and Final Plat of the Arden Plaza redevelopment proposal.
Mr. Lehnhoff cited the requested deviations (drive-through, reduced parking, increased
signage, lot configuration) and displayed the survey and topographical map of the 12.77
acres, architectural site plan, landscape plan, preliminary lighting plan, free-standing
signage plan, and building elevation and signage. He stated the public hearing is for
information only and had been delayed so additional traffic information could be
obtained, with expectation that it will come before the Planning Commission for action,
likely on September 5.
Chair Sand opened the floor to Commission questions.
Commissioner Holewa asked for clarification that parking would be reduced to
accommodate the proposal's increased retail space, and Mr. Lehnhoff responded that the
applicant's have submitted research indicating that the reduced parking would meet their
needs with the proposed new uses.
Commissioner Larson asked whether there will be changes made to the remaining strip
mall, and Mr. Lehnhoff responded that no changes are anticipated to the current retail
mall.
Commissioner Modesette inquired as to whether the 408 proposed parking spaces are a
reasonable number to support the recommended changes, and Mr. Lehnhoff responded
that staff is comfortable with the count based on the submitted parking research, though it
may be reasonable to hinge additional parking to development of the final building.
Commissioner Modesette noted a numbering discrepancy between notation of sign
districts 5 and 6 in the Sign Component table on page 9 of the staff report and sign
districts 4 and 5 in narration of paragraph 2 ofthat section. Mr. Lehnhoff apologized and
confirmed there was a typographical error, that it should read sign districts 4 and 5 on
both.
Commissioner Larson asked for confirmation that the proposed PUD shows Walgreen's
as the only new building at this time with two more pads available. States that lot 4 could
be retained as insurance should parking prove inadequate. Mr. Lehnhoff confirmed this
but said further discussion is needed with the applicant and attorneys regarding the timing
ofthe development and the proposed building for lot 4. Commissioner Larson then asked
if there would be potential to reconfigure parking, allowing for more than one row of cars
ARDEN HILLS PLANNING COMMISSION - AUGUST 1,2007
5
between Walgreen's and the building to the south. Mr. Lehnhoff stated that question
could be directed to the applicants.
Commissioner Zimmerman said he would be interested in seeing traffic count numbers,
that sufficient parking space could be depleted before phase three begins, and said it will
be important to look at necessary parking needs from the very begirming.
Commissioner Modesette asked for clarification that proposed building I is permitted use
in the zoning district, and Mr. Lehnhoff responded that the pharmacy is a permitted use.
Chair Sand requested that the applicant, at the next meeting, be more specific about
building 2 and its accepted use in the district. He also stated concern about crowded
space between building 3 and the existing hardware store.
Commissioner Holewa asked whether building 4 would encroach on the hardware store's
summer plant sale area. Mr. Lehnhoff responded that discussions are occurring between
the hardware store and the property owner regarding that subject. Commissioner Holewa
said his experience has been that a lot of parking along the strip mall is in the south end
where there are lots of stores (dry cleaner, liquor, etc.) and he hopes the applicant will
also address that subject at the next meeting.
Commissioner Larson asked whether the summer's reduced parking on the south end had
been cormted in the number of parking stalls or if some factor of not counting those
spaces had been made because they aren't available, and whether a summer garden
permit had been considered. Mr. Lehnhoff responded that a permit process is in
development.
Commissioner Modesette said she is not sure about the purpose of the eastern drive,
stating it would be more normal to spread buildings and not share parking. Mr. Lehnhoff
responded that the purpose of the drive is for dock loading and unloading. Chair Sand
expressed hope that the subject will be addressed in more detail at the next meeting,
adding that he didn't know what negotiations were going on between the hardware store
and the owner.
Commissioner Larson asked if impervious surfaces had been figured into the proposed
plans, and Mr. Lehnhoff responded that they were reflected in the architectural site plan
and met City requirements for the development as a whole. Commissioner Larson
referenced the Rice Creek Watershed District and inquired as to whether the existing
pond was adequate for the area. Mr. Lehnhoff responded that Rice Creek is evaluating
the stormwater ponding needs and it is likely that capacity would be increased and
rehabilitation would be undertaken.
Commissioner Modesette asked whether it was correct to summarize, in terms of
landscaping requirements and impervious surface percentages, that one of the reasons for
the PUD application is because the calculation done on the 12-plus acres will not apply as
subdivided. Mr. Lehnhoff confirmed the statement as being correct.
ARDEN HILLS PLANNING COMMISSION - AUGUST 1, 2007
6
Chair Sand asked whether elevations will be maintained or increased above the buildings
that sit below street level. Mr. Lehnhoff responded that the building elevations will be
similar to the existing building elevations. Commissioner Modesette requested that the
applicant speak, in the future, to the question about planned retaining walls.
Chair Sand opened the informational public hearing at 7:12 p.m.
Mr. Lehnhoff respectfully pointed out that several emails from area residents had been
received, copied, and left at the dais for each Commissioner for review: Elam Noor,
Keller Willams Premier Realty, 4 Pine Tree Drive, Arden Hills, in support; Rachel Cain,
Shoreview resident, in opposition; Mary Hagerman, Shoreview resident, in opposition;
Michael Owen, 1428 Arden Oaks Court, in opposition; Elaine McGillivray, 1270 Nursery
Hill Court, in opposition; Steve and Marcia Schultz, 1127 Amble Drive, in opposition;
Mary Lou and Roger Klinkhannner, 1015 island Lake Avenue, in opposition; and Lyle
Steinfeld, 4430 Arden View Court, in opposition. In addition, Mr. Lehnhoffreported that
he had received a phone call from resident David Parizo expressing opposition.
Dennis Trooien of Dennis Properties, representing the applicant and owner of Arden
Plaza, LLC, Steve Wellington, introduced his team, provided some clarification regarding
the Frattalone tenancy, and reported that elevation for the proj ect would be very similar
in terms of height, some work would be done to facilitate drainage, and a traffic
consultant would address Commission concerns.
Steve Wellington, president of Wellington Management and co-owner, expressed
appreciation to the Commission and staff and said he wished to be respectful of affected
existing businesses, such as Ace Hardware, and not damage their success and to publicly
apologize for less attention paid to building 3. He said there are current discussions with
businesses such as TCF, Mr. Movies, etc., and a balanced business mix is important for a
vibrant center. Mr. Wellington stated that there has been no commitment to a grocery
store and, acknowledging Commissioner Larson's stated concern, parking will be status
quo and driven by tenant mix.
Chair Sand asked about tenant displacement necessitated by the proposal, and
Mr. Wellington responded that termination agreements are incorporated in leases and
parties will work to address issues, noting that owners are responsible for a resolution and
not Arden Hills.
Commissioner Zimmerman stated his desire for tenants to remain in Arden Hills and not
be displaced, and Mr. Wellington responded that it couldn't be controlled but effort
would be made to retain them within the community. Commissioner Zimmerman said it
would make sense for tenants doing well in the location to look at building 3, rather than
moving. Mr. Wellington stated that the Pediatric Group appears to be a good tenant to
retain if possible, noting that market conditions might push several tenants out of the
area. Commissioner Zimmerman commented that it appears there is impetus to jumpstart
the depreciation factor, and Mr. Wellington responded that the development performs
ARDEN HILLS PLANNING COMMISSION - AUGUST 1,2007
7
well and depreciation is not a significant economic factor, noting that Walgreen's wants
to own. Commissioner Zimmerman asked if there has been communication with the
Arden Pharmacy. Mr. Wellington responded that he had met with Ron, the owner of
Arden Pharmacy, who was well aware of the evolution of the pharmaceutical business,
and they would likely meet with Walgreen's regarding an economic transaction.
Commissioner Holewa asked what Walgreen's was looking to own. Mr. Wellington
pointed out 1.8 acres on the plat drawing. Commissioner Holewa expressed concern
about long-term control if properties are divided. Mr. Trooien added that there would be
legal documents and shared agreements to maintain the common spaces and a lien would
be filed if a tenant didn't pay as required.
Commissioner Zimmerman inquired about an umbrella landscape requirement, and
Mr. Trooien responded by saying that the landscape plan would be for the overall site.
Mr. Wellington stated that there will be a balance of green space, access, and stormwater
control. Mr. Trooien agreed with staff suggestions regarding a fence rather than split rail
on Lexington, an attractive and functional retaining wall on Lexington, it is necessary to
obtain for a traffic review, and need for additional fayade treatments on the south and
west elevations. He said he hadn't been aware of an electric sign moratorium but noted
that Walgreen's would like to manually change a board.
Commissioner Larson asked if the front access to Frattalone's would stay the same, and
Mr. Trooien responded that there is no planned change to that access.
Chair Sand referenced the row of parking along the front of various businesses in the
strip mall and the angular areas by the Plaza pharmacy and said he would like a traffic
consultant to review and offer options for the best parking in terms of safety, flow, and
clear traffic views. Mr. Trooien responded that he would look into that.
Commissioner Holewa said approval would be needed from the Fire Department to put
parking in that area. He then asked that consideration be given, and addressed at the next
meeting, regarding both the entrance and exit, as they have been troublesome for drivers
trying to turn east on County Road E and north on Lexington, as well as drivers south
who want to turn into the office buildings and going north on Lexington from the
Community. Mr. Trooien responded that it would be part of the traffic study on the
impact of that intersection.
Ben Stevens, 4151 Rice Street, Shoreview resident and business owner for ten years and
knows Larry and Ron well as businessmen. He said the present economy apparently
makes it better for owners to sell the land and bring in national companies, rather than
caring about current tenants or City residents' appreciation and preference for small local
businesses. Mr. Stevens said he would fight the development and join any group
organizing to do the same, stating emphatically there is no need for a Walgreen's or
Aldi's.
ARDEN HILLS PLANNING COMMISSION - AUGUST 1,2007
8
Cliff Bujold, 1134 Hunters Court, said he has lived for 20 years just south of the strip
mall that is being proposed and likes the convenience of the strip mall. He encourages
existing tenants to remain and said Walgreen's doesn't belong there, adding that strip
malls aren't about national retailers but, instead, local businesses serving the Community.
Mr. Bujold said there appears to be a significant issue about parking, fire lanes, and
traffic flow for the proposed development and then strongly emphasized again his belief
that Walgreen's doesn't belong on the site.
Mark Johnson, 3124 Hamline Avenue, said he has lived in the area for 36 of his 42 years
and he is strongly averted to putting a "big box" on the site. He said it would change the
look and feel of what Arden Hills is trying to create, also noting that his dad was on the
Planning Commission for many years. Mr. Johnson said the biggest impact of the
development will be on the pharmacy and he doesn't want to see a big pharmacy move
in, adding that value that he perceives with his current pharmacist knowing him and his
family.
Virgin Kane, 4 Pine Tree Drive, Hunters Park Condominiums, said she has lived in the
City for two years and had worked at the pharmacy for a while. She said the pharmacy
knows her on a first-name basis, is friendly to customers, and offers personal service to
the neighborhood.
Camille Fisher, 1525 Glenhill Road, stated she has lived in her current house for 30 years
and values the personal attention provided by the local pharmacist and his professional
and friendly staff. She said it is pathetic to take away a beautiful area and replace it with
something cheap, suggesting instead that a nice family restaurant be added.
Chair Sand reassured those attending that nothing had been decided on the application
and they could relax.
Cliff Boyum, 1426 Bussard Court, said he is opposed to the application and would like to
see a good, small business come to the community. He noted that he does all of his
shopping in the area and believes and trusts the neighborhood stores.
Ted Brausen, from the Shell Station, 1306 West County Road E, said he has been in the
area since 1968 and is very concerned about traffic in front of the store. He expressed
hope that the City would perform its own traffic study and not allow a "big box" to be
placed at the site, adding that there has to be a better way to redesign the area and bring in
more small businesses to drive the economy.
Rowena Ochiagha, 1539 Oak Avenue, said she works and lives in Arden Hills,
appreciates the proximity and would mourn the loss of the local pharmacy. She said she
didn't' feel that the character of Arden Hills would be reinforced by bringing in a "big
box" and increased traffic would be an added safety concern, citing an accident her son
and friend had a few years ago at the site.
ARDEN HILLS PLANNING COMMISSION - AUGUST 1,2007
9
Susan Severson, 1345 Arden View Drive, stated that she has lived her entire life in the
City, works in Shoreview, and commented on existing traffic problems that would be
magnified with the addition of a large development on the corner. She said the City
doesn't need a Walgreen's, but rather more small businesses, to maintain its quaint feel.
Mike Frattalone asked whether the Planning Commission's meeting next month would be
open, and Chair Sand responded that it would be an open public hearing. Mr. Lehnhoff
added that a recommendation is expected to be made by the Planning Commission and
then the City Council will make the ultimate decision.
Cindy Owen, 4490 Hamline Avenue, asked the Commission to evaluate what is being
brought into Arden Hills, provided a personal example of how the Arden Plaza Pharmacy
has extended excellent customer service to her and her family over the years over the last
30 years, and inquired about TCAAP.
Shawn O'Dougherty, 1630 Glenview Court, asked if snow removal had been factored
into the effect it would have on the number of available parking spaces and also
expressed concern about traffic flow.
Gregg Larson, 3377 North Snelling Avenue, expressed appreciation for the Arden
Pharmacy and noted its best selection of vintage candies. He acknowledged the
importance of the site in downtown Arden Hills, visible from County Road E and
Lexington, and said whatever goes in at the site will have an impact on the City.
Mr. Larson suggested that the City, in its course of making its decision, consider what it
wants, noting that developer likely is concerned primarily in maximizing a return on
investment. He recalled his experience, while serving on the Council, when the Cub
Store was added and how changes were made to accommodate some of the City's strong
preferences regarding landscaping and less signage. Mr. Larson urged the Commission
to pay attention particularly regarding signage, landscaping, making long blank walls
more attractive, and how the building relates to pedestrians and bicyclists. He said the
developer likely won't make suggestions to enhance this development for the City and so
it is up to Arden Hills' residents as well as the Planning Commission and Council to do
so.
Robin Allison, property manager, stated tenants in Arden Plaza, other than the pharmacy
and hardware store, are in support of the application.
Chair Sand closed the informational public hearing at 8:19 p.m. and opened the floor to
Commission comment.
Chair Sand said, whether or not the application goes forward, the key element is that
Walgreen's is seen as a cookie cutter and he believes Mr. Wellington and associates have
underplayed their ability for Walgreen's to make changes. He said he would hope some
issues are addressed and modifications made to the site plan.
ARDEN HILLS PLANNING COMMISSION - AUGUST 1,2007
10
Commissioner Larson made a motion, seconded by Commissioner Holewa, to table
Planning Case 07-018 for the Redevelopment of Arden Plaza to the September 5, 2007,
Planning Commission meeting.
The motion carried unanimously (6-0).
Mr. Lehnhoff informed and encouraged residents to add their email address to a sign-up
sheet at the back of the room, which will be used to inform them about the status of the
application process.
Chair Sand thanked all residents for taking the time to provide input to the Commission.
Attachment SA - 2
November 13, 2007 , Work Session Memo
to the City Council (without attachments)
November 26,2007, City Council Meeting
~
~HILLS
MEMORANDUM
DATE:
November 13, 2007
Work Session
TO: Mayor and City Council
FROM: James Lehnhoff, City Planner
SUBJECT: Planning Case #07-018
Arden Plaza, LLC (Dennis Trooien)
3527 Lexington Avenue North
Master Planned Unit Development, Final PUD for Phase 1, Preliminary Plat,
and Final Plat
ATTACHMENTS: Project Summary, Site Plans, and Traffic/Parking Study
Requested Action
No action can be taken at a work session.
Proiect Proposal and Process
1. Project Description
The 12.55 acre Arden Plaza property currently includes an approximately 55,000 square foot
retail strip mall and the 45,944 square foot "pod office building." The applicant proposes to
demolish the pod office building, constrnct three new buildings, retain the strip mall, and
subdivide the property into four lots:
Lot Size Building Coverage (sf) % Building Coverage % Landscaping
Lot 1 - Retail Strip 287,693 52,580 18.28% 27.40%
Lot 2 - Walgreen's 80,229 14,490 18.06% 28.50%
Lot 3 69,520 16,230 23.35% 23.60%
Lot 4 44,075 14,300 32.44% 18.20%
Total 481,517 97,600 20.27% 26.19%
Requirement 13,000 or more 40% or less 25% or more
"Lot and building nurrbers are from Sheet A1.1 in Attachment 30.1. The coverage nurrbers of Lot
3 and 4 are subject to change during the site plan review process for those properties.
City of Arden Hills
City Council Work Session for November 13, 2007
\lMetro-inet.us\ardenhillsIPlanning\Planning Cases\2007\07-018 Arden Plaza PUD (In Review)\111307 - CC Report Work Session - Arden
Plaza - Master PUD.doc
Page 1 of 10
The proposed tenant for Lot 2 is a Walgreen's store. The developer does not yet have tenants
for lots 3 or 4. Prior to development, lots 3 and 4 would return to the Planning Commission
and City Council for review.
The project is being reviewed through the PUD process, which allows the City to grant
flexibility within the typical zoning code requirements. More information about the PUD
process is provided below. As part ofthe redevelopment proposal, the applicant is requesting
the following deviations:
1. Increased monument and wall signage for the development;
2. Reduction in the parking requirements;
3. Permit a drive-in within 1,320 feet of another drive-in,
Because the PUD process allows the City to be flexible with the typical design standards, the
above deviations are not considered variances and the variance review criteria do not apply.
However, the City is not required to grant the requested deviations if there is a rational basis
for denial.
This proposal technically includes four requests:
1. Master Planned Unit Development for Phases 1-3 of the Arden Plaza Redevelopment;
2. Final Planned Unit Development for Phase 1 ofthe Arden Plaza Redevelopment;
3. Preliminary Plat to subdivide the property into four lots; and,
4. Final Plat to subdivide the property into four lots.
2. Review Timeline
On August 1, 2007, the Planning Commission held a public hearing for the proposed
redevelopment of the Arden Plaza property, which is located at the southwest corner of
County Road E and Lexington Avenue. The application was tabled at that meeting pending
the submission of additional traffic data that was requested by Ramsey County and City
Staff.
At the September 5,2007, meeting, the Planning Commission reviewed and provided
comment on an updated version of the redevelopment proposal. The applicant presented
revised plans that incorporated suggested changes from the August 1, 2007, meeting. The
application was tabled at the request ofthe applicant because the requested traffic study was
not yet complete,
The Planning Commission tabled the application at the October 3, 2007, Planning
Commission meeting at the request of the applicant. Additional time was needed for the
applicant to discuss the results of the traffic study with Ramsey County and with the City.
The Planning Commission reviewed the proposal at their November 7, 2007, meeting;
however, the results of that meeting were not available in time for the release of this report,
City of Arden Hills
City Council Work Session for November 13, 2007
\lMetro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)\111307 - CC Report Work Session - Arden
Plaza - Master PUD.doc
Page 2 of 10
3. Planned Unit Development (PUD) Process:
The Planned Unit Development (PUD) process is often a two step process; however, it can
vary depending on the project. The fIrst step is usually the Master PUD, and the second step
is usually the Final PUD. In some instances, the Final PUD or a portion of the Final PUD is
reviewed in combination with the Master PUD. In other instances, the development is
separated into phases over a period of time. The Arden Plaza redevelopment proposal is a
hybrid version of these two options, which is permissible,
The PUD process is a tool that provides additional flexibility for developments that an
underlying zoning district would not otherwise allow. For example, a PUD may change the
setbacks, lot coverage, lot sizes, parking requirements, signage, building height, building
materials, landscaping requirements, etc. The PUD process cannot be used to permit uses
that would not otherwise be permitted in the underlying zone. The process is meant to create
a better development than the standard regulations would otherwise allow, and it is meant to
be flexible. While each PUD process is unique, it is a common processed used by many
cities, counties, and townships,
The PUD process allows the City to negotiate design aspects of the development; however,
any conditions imposed on the PUD should have a rational basis related to the impacts of the
development and/or any requested deviations from the City Codes. For example, if a
developer asked for a reduction in the required number of parking spaces, the city could
reasonably ask for increased pedestrian facilities, bike racks, and other related amenities that
offset the lost parking.
However, the conditions should not create a contradiction that forces a denial ofthe
application. For example, if a city were to require additional green space beyond the normal
regulations but that request directly caused the required parking spaces to be reduced, the city
should then not deny the application based on a lack of parking,
If a property is subdivided into multiple properties during the PUD process, it is still often
viewed as one contiguous development. The development as a whole would be expected to
meet the landscaping, stormwater, and other similar requirements, For example, one
property in the PUD may have 40 percent building coverage; however, the development as a
whole does not exceed 25 percent building coverage to maintain conformance with the
underlying zone. In order to maintain shared amenities such as landscaping and stormwater
ponds, the development is required to create a legal entity to manage and maintain the shared
amenities, This is a common feature in townhome and multi-tenant business developments.
During the Master PUD stage, the City works with the applicant to set an overall design
framework or standard for a proposed development, which generally includes the design
standards, the size ofthe development, and what, if any, deviations from the underlying
zoning district will be permitted. Once the Master PUD is approved, the applicant then
City of Arden Hills
City Council Work Session for November 13, 2007
\\Metro-inet.uslardenhills\PlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)1111307 - CC Report Work Session - Arden
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creates a development that conforms to the design standards for the Final PUD stage. The
level of detail is gnided by the type and scale of the development as well as the guidance or
flexibility within the Zoning Code. When a Master and Final PUD review are combined, the
full design detail is usually required.
4. Surrounding Area:
North
Commercial
B-2: General Business District
Hotel
South
Commercial
B-2: General Business District
Office
East
Commercial
C2: General Commercial & OFC:
Office
Gas Station/Retail/Office
West
Commercial
B-2: General Business District
Interstate 35W
5. Site Data:
Commercial
Retail strip mall and office building
B-2: General Business District
12.55 Acres (546,717)
The elevation of the lot is lower than Lexington Avenue. There is a stormwater pond in the
southeast corner of the property.
Plan Evaluation
1. Sign Plan
Because the property is adjacent to County Road E and Lexington Avenue, it is in sign
district 4 and 5, The Sign Code does not indicate which sign district is the controlling district
for this corner property.
Sign Code Sign District
(Section 1240) 4 5
Area 60 sf 80 sf
Wall
Lighting EII/B EII/B
Area 80 sf 100 sf
Freestanding Height 22f 16 f
Li9hting E/IIB E/IIB
EllfB:exlemal,intemal,orbacklit
In a standard development, each lot would be permitted one freestanding (monument) sign
City of Arden Hills
City Council Work Session for November 13, 2007
\\Metro-inet.us\ardenhillslPlanningIPlanning Cases\2007\07~018 Arden Plaza pun (In Review)\111307 - CC Report Work Session -Arden
Plaza ~ Master PUD.doc
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and each business would be permitted a full allocation of wall signage (i.e. 60 or 80 square
feet per business). In developments with two road frontages, which is the case in this
application, a second half size freestanding sign (40 or 50 square feet) would be permitted,
However, the PUD process permits flexibility in applying the Sign Code to allow for
different types of developments.
Proposed Wall Sign Plan (square feet)
Exterior
Wall Walgreen's Building 2 Building 3
East 63.85 46.9 80
North 63.85 69.6 80
West 27.62 69.6 0
South 0 0 0
Total 155.32 186.1 160
The signage on the retail strip mall would remain unchanged. The applicant is proposing to
replace the three existing freestanding signs with the following signs:
Existing & Proposed Freestanding Signs
Existing sf Proposed sf
Lexington Avenue Entrance 80 100
Lexington Avenue/County Road E Corner 120 45
County Road E Entrance <4 100
The area of a freestanding or wall sign only includes the sign face, which is the text, graphic
or other sign message. The sign area does not include the sign strncture. The total
freestanding sign area on the property would increase from approximately 200 square feet to
245 square feet with this freestanding sign proposal.
In the report to the Planning Commission, Staff did recommend that the proposed monument
sign at the Lexington Avenue and County Road E intersection for the Walgreen's store be
removed from the redevelopment proposal. While the existing freestanding sign at the comer
advertises for a number of the businesses on the property, the proposed replacement sign for
the corner would only advertise the Walgreen's store. Since the proposed Walgreen's store
includes wall signage that would be visible from County Road E, Lexington Avenue, and the
intersection the need for a separate freestanding Walgreen's sign is diminished.
The existing mature trees near the County Road E and Lexington Avenue corner provide a
significant amount of screening for the pod office building from the street, which makes the
existing freestanding sign at the intersection necessary to adequately advertise businesses on
the property. However, if the trees near the corner are removed as proposed, the visibility for
a building near that intersection is increased and the need for keeping the freestanding sign at
City of Arden Hills
City Council Work Session for November 13, 2007
IlMetro-inet.uslardenhills\PlanninglPlanning Cases\2007\07-018 Arden Plaza pun (In Review)\111307 - CC Report Work Session - Arden
Plaza - Master PUD.doc
Page 5 of 10
the corner is decreased. The proposed Walgreen's store at the intersection includes wall
signage that faces north, northeast, and east toward the public road.
The freestanding signs at the two entrance points to Arden Plaza do appear to be needed for
advertising and way-finding for the other businesses on the property.
2. Tree Preservation and Landscaping Plan
The landscaping plan proposes to remove 412 caliper inches, preserve 592 caliper inches,
and plant 224 new caliper inches of trees. Upon full implementation of the landscaping plan,
there would be 816 caliper inches of trees on the property. Ifthe property were vacant and
being developed for the first time, approximately 305 caliper inches of trees would be
required.
3. Parking Configuration
There are 384 stalls currently on the property, and the applicant is proposing to construct 408
stalls. Under the City's regulations, 520 stalls would be required. The PUD process permits
flexibility within the parking stall regulations, The study submitted by the applicant and
reviewed by SRF Consultants on behalf of the City indicates that 349 stalls would be needed
to adequately serve the proposed redevelopment.
At the September 5, 2007, Planning Commission meeting, there was a concern about the
parking in front of the strip mall and pedestrian safety, The current plans include pedestrian
walkways along with the parking stalls to provide safer entering and exiting the strip mall.
The submitted traffic study addresses the safety concerns of this type of parking.
4. Traffic and Parking Safetv Studv
The applicant has submitted the requested traffic and parking study, which was prepared by
Wenck Associates, The study and its methodology were reviewed by Ramsey County Public
Works and by SRF Consulting on behalf of the City. The recommended conditions from
SRF, which incorporates comments from Ramsey County, were included the in the report to
the Planning Commission. Since SRF and the County are in agreement with the results of
the traffic study, a complete review of the report would be repetitious in this memo.
Therefore, the full results and details ofthe traffic and parking analysis from Wenck
Associates are in the attachment.
The following conclusions were made in the traffic study submitted by Wenck Associates:
City of Arden Hills
City Council Work Session for November 13, 2007
IlMetro-inet.us\ardenhillsIPlanninglPlanning Cases\2007\07-0/8 Arden Plaza PUD (In Review)\111307 - CC Report Work Session -Arden
Plaza ~ Master PUD.doc
Page 6 of 10
. Overall traffic at the County Road E and Lexington Avenue intersection would
increase by 2.4 percent;
. Peak hour in the AM would generate approximately the same number oftrips
before and after redevelopment with a change from the current 210 trips to 204
trips;
. Peak hour in the PM would generate an estimated 51 percent increase in trips
from the current 465 trips to 705 trips;
. The total daily trips in and out of the property would increase by approximately
55 percent from the current 4,900 trips to 7,600 trips;
. The Lexington Avenue and County Road E intersection currently operates at level
of service (LOS) D and will continue to operate at that level after redevelopment;
. The eastbound left turn movement (eastbound County Road E to northbound
Lexington) at the intersection currently operates at LOS F but could be improved
to an LOS D by adjusting the timing of the signals;
. Traffic exiting out ofthe property at the County Road E access point currently
operates at LOS F and would continue to operate at LOS F with the proposed
redevelopment. The delay time to make a left turn out of the property is expected
to increase from the current 78 seconds (with full building occupancy) to 308
seconds (with mitigation measures), The other exiting and entering movements
do not significantly change;
. Traffic exiting out of the property at the Lexington Avenue access point currently
operates at LOS F and would continue to operate at LOS F with the proposed
redevelopment. The delay time to make a left turn out ofthe property on
Lexington Avenue is expected to increase from the current 218 seconds (with full
building occupancy) to 574 seconds (with mitigation measures). The other
exiting and entering movements do not significantly change; and,
. Traffic entering the property at the County Road E and Lexington Avenue
intersections operates at LOS A or B after redevelopment.
While exiting the property may become more difficult with the proposed redevelopment, the
traffic study indicates that the level of service on the adj acent public roads would not be
significantly impacted by this proposed redevelopment.
Although the access points would continue to operate at LOS F, Wenck is proposing and
SRF is recommending that the plans be modified to lengthen the turning lane at each access
point to improve operation at those points. The study also suggests limiting the movements
at the County Road E access point in the future if needed. Prohibiting left turns and
prohibiting going straight out ofthe County Road E exit from the property may enhance the
operation of the access point. Ramsey County would determine if limiting movement at the
County Road E access point is necessary in the future. Both of the recommendations are
included in the conditions of approval.
City of Arden Hills
City Council Work Session for November 13,2007
IlMetro-inet,uslardenhills\PlanningIPlanning Cases\2007\07-0J8 Arden Plaza PUD (In Review)\] 11307 - CC Report Work Session -Arden
Plaza - Master PUD.doc
Page 7 of 10
A representative from SRF will be in attendance at the meeting to help answer traffic related
questions.
5. Stormwater Requirements
The existing stormwater pond on the property would be retained, and the development is
required to meet all Rice Creek Watershed District requirements.
Resident Comments
The resident comments will be included in the full report to the City Council at the November
26, 2007, meeting. The comments are available upon request.
Planned Unit Development Review
Complicated development proposals rarely lend themselves to a clear answer on whether or not it
should be approved. Traffic impacts, parking needs, building layouts, landscaping requirements,
signage requests, the requested drive-through, and other impacts (positive and negative) are all
part of the evaluation. While a number of residents have expressed concern over a national chain
potentially building in Arden Hills, the City does not have the authority to deny the application
based on who the actual company that may occupy a building. Additionally, the City does not
have a legal basis to deny the application because it may add an additional pharmacy in the area.
Pharmacies are a permitted use in that zone. The application must be reviewed based on the
layout, conformance with City Codes and State Statutes, and potential impacts of the proposed
redevelopment,
Prior to making a motion to approve or deny, the Planning Commission and City Council needs
to make factual findings on the reason(s) for the motion. A motion without a factual basis is not
legally sufficient. If there is a significant negative impact that cannot be mitigated, that impact
should be noted for the record, If the impact can be mitigated, a condition mitigating that impact
should be included if it already is not. There must be a rational and publicly stated basis for
recommending either approval or denial.
Proposed Conditions
If the proposed redevelopment is approved, Staff is recommending the following conditions:
1. Conformance with Plans. The project shall be completed in accordance with the
submitted plans as amended by the conditions of approval. Any significant changes
to these plans, as determined by the City Planner, shall require review and approval
by the Planning Commission and City Council.
2. Permit Timeline. The applicant shall obtain a building permit within one year of the
Final PUD approval for phase one or the approval shall expire unless extended by the
City of Arden Hills
City Council Work Sessionfor November 13, 2007
\\Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)\111307 - CC Report Work Session - Arden
Plaza - Master PUD.doc
Page 8 of 10
City Council prior to the approval's expiration date. Extension requests must be
submitted in writing to the City at least 45 days prior to the expiration date.
3. Final PUD Timeline. The applicant shall apply for a Final PUD of phase two and
three within three years ofthe Master PUD approval or the approval shall expire
unless extended by the City Council prior to the approval's expiration date,
Extension requests must be submitted in writing to the City at least 45 days prior to
the expiration date.
4. Tree Preservation. The applicant shall attempt to relocate as many of the existing
mature trees to other portions of the property as feasible,
5. Landscapinl!: Timeline. The landscaping plan shall be fully implemented with phase
one. Portions of the landscaping plan may be delayed for constrnction of phase two
and/or three subject to City Planner approval.
6. Landscapinl!: Escrow. The applicant shall submit a financial surety in the amount of
125 percent of the cost of the landscaping improvement for all three phases prior to
the issuance of any building permits for phase one.
7. Sil!:nal!:e. The proposed monument sign at the County Road E and Lexington Avenue
intersection shall be removed. Each sign shall require a separate sign permit prior to
installation.
8. Retaininl!: Wall. The wood retaining wall near the Lexington Avenue entrance shall
be removed and re-graded or replaced with block, stone, or other similar materials
that are compatible with the building materials used in the development.
9, Fencinl!:. The fence along Lexington Avenue shall be replaced with a fence that is
compatible with the building materials used in the development. The materials shall
be subj ect to City Planner approval prior to installation,
10. Sidewalk. The asphalt path along Lexington Avenue shall be replaced with a
concrete sidewalk that is at least six feet in width. The sidewalk shall extend from the
sidewalk at County Road E to the Lexington Avenue entrance, The applicant shall
repair or replace the sidewalk along County Road E if any damage is done during
construction.
11. Screeninl!:. The dumpsters and mechanical equipment shall be fully screened from
public view with fencing and/or landscaping.
12, Fire Marshal Review. The plans shall be subject to fire marshal approval before
building permits are issued.
13. Enl!:ineer Review. Final grading, drainage, and utility plans shall be subject to
approval by the Public Works Director and City Engineer prior to the issuance of any
building permits.
14. Stormwater. The applicant shall obtain approval from the Rice Creek Watershed
District and all other applicable permitting agencies prior to the issuance of any
building permits. Copies of such permits shall be provided to the City prior to the
issuance of any building permits.
15. Traffic Mitil!:ation Measures. The following traffic mitigation measures shall be
implemented to reduce the traffic impact of the development:
City of Arden Hills
City Council Work Session for November 13, 2007
\\Metro-inet.uslardenhillslP/anning\Planning Cases\2007107-018 Arden Plaza PUD (In Review)1l11307 - CC Report Work Session _ Arden
Plaza - Master PUD.doc
Page 90C10
a. The site accesses at County Road E and Lexington Avenue shall be modified
to provide right-turn lanes that are approximately 200 feet in length.
b. A north-south center median of sufficient length shall be installed at the
County Road E access to prohibit vehicles from entering Lot 2 at the
northwest entrance point near the proposed pharmacy.
c. The County shall reserve the right to restrict access at the County Road E
entrance to improve operation, safety, and access management.
d. The pharmacy drive-through shall be modified to be one-way southbound, and
the adjacent 90 degree parking stalls shall be angled to be compatible with the
one-way movement.
e. The applicant shall work with the County to adjust the timing of the
Lexington Avenue and County Road E intersection to improve the eastbound
left turn movement from the current LOS F to LOS D.
f. Stop signs, lane assignment signs, and other traffic control signs shall be
provided by the applicant at the County Road E and Lexington Avenue access
and shall be subject to City Engineer approval prior to installation. The City
shall reserve the right to require the installation of other directional signage as
deemed necessary by the City Engineer.
16. Parkin!!: Miti!!:ation Measures.
a. Building C on Lot 4 shall not exceed a footprint 7,250 square feet and a floor
area of 14,500 square feet.
b. Building C shall not be more than 50 percent retail in order to ensure adequate
parking on the south end of the property.
17. ADA Parkin!!:. The applicant shall provide the required number of ADA parking
spaces, The ADA parking space locations shall be subject to Building Official
approval.
18. Bike Racks. The applicant shall provide at least two bike racks at the strip mall and
at least one bike rack at each ofthe other buildings.
19. General Re!!:ulatiou Conformance. The applicant shall conform to all other City
regulations.
20. Common Space Mana!!:ement. The applicant shall submit an agreement for shared
management and maintenance of the parking areas, landscaping features, stormwater
facilities, and common areas prior to executing the final plat. The agreement shall be
subject to City Attorney approval prior to the issuance of any building permits.
21. Development A!!:reement. A developer's agreement shall be prepared by the City
Attorney and subject to City Council approval. The agreement shall be executed
prior to the issuance of any building or demolition permits,
ATTACHMENTS
Project Summary, Site Plans, and Traffic/Parking Study
City of Arden Hills
City Council Work Session for November 13,2007
\\Metro-inet.uslardenhills\PlanninglPlanning Cases\2007\07-018 Arden Plaza PUD (In Review)\111307 - CC Report Work Session - Arden
Plaza - Master PUD.doc
Page 10 of 10
Attachment SA-3
Revised Plan Proposal
November 26,2007, City Council Meeting
~ ~!!~~~~
752 Stillwater Road
Mahtomedi, MN 55115
Fax 651631 1500
Voice 651 2477007
dennis@dennisproperties,com
www.dennisorooerties.com
November 20, 2007
Via Hand Delivery
James Lehnhoff
City Planner
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Re: Arden Plaza PUD Application
Dear Mr. Lehnhoff:
As part of the review of our Arden Plaza project and the proposed Walgreens store,
please find enclosed the following:
1. Revised site plan showing the removal of the three existing office pods and the
construction of only the Walgreens store, without a proposed Building B or proposed
Building C.
2. Letter from the traffic consultant, Wenck Associates, concluding that the
revised project would generate less A.M. Peak traffic and almost the same P ,M. Peak
traffic as the existing Arden Plaza. The consultant also concludes that A.M. Peak traffic
on County Road E and Lexington would actually be less with the Walgreens, and that the
increase in P.M. Peak traffic volumes on County Road E and Lexington are so little that
they would not even be "perceptible."
It is our hope that the City Council will agree to except the revised project from any
proposed moratorium and extend the review of this revised project for 120 days on the
grounds that it is significantly different than the prior proposal and that it would be
fundamentally unfair to impose a moratorium on a project that has been under informal
review for over a year and formal review for almost 5 months,
1
This letter also constitutes our agreement to extend the "120 day" City review period to
April 1 , 2008. Please forward this letter and enclosures to the Mayor and City Council.
Denny Trooien
cc: Steve Wellington
2
SITE DATA
ZONING DISTRICT B-2 GENER.Ai_ bUc)INES'c DISTRiCT
ZONING REQUIREMENTS
BUILDING SETBACKS
FRONT
REAR
SIDE
REQUIRED
'e>'
20'
20'
PARKING SETBACKS
FRONT
REAR
SIDE
20'
,-
5'
LOT INFORMATION
TOTAL PROPERTY AREA
AREA IN HIGHWAY EASEMENT
NET AREA
5>40,120 Sf. = 12541 ACRES
05>)66 SJ : L436ACRES
481,5>20 Sf. = 11.135>1 ACRES
EXISTING FLOOR AREA'
(EXISTING RETAIL PLUS EXISTING OFFICE!
PROPOSED FLOOR AREA
(EXISTING RETAIL PLUS PROPOSED R:::TAILJ
106,05>2 SF.
0l,010 SF.
PROPOSED FLOOR AREA RATIO
(MAX- FAR ALLOWED : 0.8)
'31,600 SF. j 481.301 Sf. : 0.139
AREA covERED 51 STRUCTURE
(MAX. ALLOWED = 40 9'0)
01,010 SF.
13.'3 %
AREA CovERED BY LANDSCAPE
LANDSCAPED AREA I NET AREA
(MIN. REQUIRED: 25> 9'G)
121,382 SF
121,382 Sf. I 481,361 SF.
2?2~;,
PARKING
EXISTING PARKING
384 REGULAR STALLS
13 HANDICAPPED 51 ALLS
EXISTING RETAIL
SALES FLOOR AREA (BASED ON
B0~o OF TOTAL AREA)
I STALL REQUIRED FER 150 S.F
42,004 SF.
280
FROFOSED RETAIL
SALES FLOOR AREA (BASED ON
80% OF TOTAL AREA)
I STAll REQUIRED PER 150 SF
11,5'::12 SF.
18
TOTAL STALLS REQUIRED
3%
TOTAL STALLS PRoviDED
504
ACCESSIBLE STALLS REQUIRED
I'
ACCESSIBLE STALLS PROViDED
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ARCHITECTURAL SITE PLAN
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POPE ASSOCIATES INC.
1255 ENERGY PARK DRIVE
ST. PAUL, MN 55108-5118
PH. (651) 642-9200
FAX (65J) 64HI01
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IssuesoadRtlisions:
CITY SUBMITTAL
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CITY SUBMITTAL
CITY SUBMITTAL
07/02/07
08/20/07
08/27/07
09/17/07
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Wenck
Wenck Associates, Inc.
1800 Pioneer Creek Center
P.O. Box 249
Maple Plain, MN 55359-0249
November 19, 2007
(763) 479-4200
Fax (763) 479-4242
E-mail: wenckmp@wenck.com
Mr. Dennis Trooien
Dennis Properties
752 Stillwater Road
Mahtomedi, MN 55115
Re: Supplemental Information for Arden Plaza Traffic Study
Dear Mr. Trooien,
As per your request, we completed peak hour trip generation estimates for the Arden Plaza development
for a scenario under which a Walgreen's store would replace the three existing office buildings. The
only new development under this scenario is the Walgreen's store. Buildings B and C shown in prior
development plans are not included in this scenario, The following table shows the peak hour trip
generation estimates for this scenario with a Walgreen's store and existing retail. The trip generation
estimates shown in the table are based on driveway counts and data presented in the Institute of
Transportation Engineers' Trip Generation, Seventh Edition.
A.M. Peak Hour P.M. Peak Hour
Scenario
. In Out Total In Out Total
Existing 119 46 165 186 221 407
(from traffic counts at drivewavs)
Existing uses with full occupancy 157 53 210 203 262 465
Full occupancy of existing retail plus
replacement of ~xisting office buildings 81 55 136 245 236 481
with just Waloreen' s
As indicated in the above table. the trip generation for the scenario with the Walgreen's store and existing
retail will be:
. Lower than existing volumes during the a.m. peak hour.
. Practically the same as the scenario with full occupancy of existing uses during the p.m. peak hour.
With respect to traffic volumes on County Road E and Lexington A venue, the scenario with the
Walgreen's store and existing retail will result in a slight volume reduction during the a.m. peak hour and
no perceptible change during the p.m. peak hour.
If you have any questions or need further information, please let me know.
Sincerely,
~:~!r' <NO
T:\J 931\Ol\Lenerll-19-07.doc-maw
Attachment SA-4
Public Comments/Letters
November 26,2007, City Council Meeting
Page 1 of 1
James Lehnhoff
Sent:
To:
From: Elam Noor [elamnr@gmail.com]
Wednesday, July 25, 2007 5:28 PM
holdenbj24@aol.com; James Lehnhoff; FranH116@aol.com; David_Grant; sjharpstead@comcast.net;
davemcclung@comcast.net
Subject: CVS and Aid; Proposal on Lex. and County E
Good Afternoon,
The Council will be hearing arguments for and against the proposal to build a CYS pharmacy and an Aldi
grocery store on the corner of Lexington and County Road E.
I noticed on a visit to Ace Hardware on that corner that the company has organized a petition to block this new
construction citing loss of parking space as a primary reason.
With all due respect to Ace Hardware, where 1 do shop; the loss of some parking space is hardly worth blocking
the extra traffic they would see with the addition of a pharmacy and discount grocery store.
Currently Ace is located close to oftlce buildings, a few restaurants and a tanning salon, One need not think to
hard to imagine the increase in traffic they would see if people are already doing their pharmacy and grocery
shopping near-by.
I understand that Ace has been in that area for 33 years, and I understand that change is sometimes frustrating;
but everyone in our area will see benefit from this new project including Ace.
Thank You for your time,
Elam Noor
Realtor
Keller Williams Premier Realty
4 Pine Tree Drive
Arden Hills, MN 55112
8/29/2007
July 27, 2007
James Lehnhoff, City Planher
City of Arden Hills
Arden Hills City Hall
1245 W. Highway 96
Arden Hills, MN 55112
Dear Mr. Lehnhoff:
I am writing in regard to the proposed redevelopment of Arden Plaza. I am very much against
the project if it means a new drugstore on the comer of Lexington and COlU1ty Road E.
Arden Pharmacy and Gift store has been in business for many, many yearS and has been a valued
member of the community. The customer service is outstanding with great and courteous
personnel. Why would the Planning Commission grant the requ~st to the detriment of an already
existing business? We need to protect and preserve privately owned businesses and not allow big
box stores to take them away.
I don't believe the demographics of the area show any need for another drugstore in the
community when there are pharmacies at both CUB and Target Greatland in addition to Arden
Pharmacy. The same holds trne for adding another grocery store when we have cuB and Target
only a half-mile away.
I urge the Planning Commission to refuse permission for this redevelopment which would be a
disservice to the community.
Sincerely,
~~~-U:-~
Ste~allie A.Mann ~.
868 Cobb Road
Shoteview, MN 55126
Page 1 ofl
James Lehnhoff
From:
Sent:
To:
Rachel Cain [cain01234@yahoo.com]
Tuesday, July 31,20073:25 PM
James Lehnhoff
Subject: PC #07-018
Hello,
I am writing to strongly protest the above project, 'development' of Arden Plaza.! do not want to see our
community businesses go out ofbusiness!! There are plenty ofWalmarts and discount drug stores already,
including the SuperTarget just up the street. Our community does not need another such store/stores!!!!
I live in Shoreview and work right across the street from Arden Plaza and frequent both Ace Hardware and
Arden Pharmacy at least once/week!!
Thank you for your time and consideration!!
Rachel Cain
Ready for the edge of your seat? Check out tonight's top picks on Yahoo! TV.
8/29/2007
Page 1 of2
James Lehnhoff
From: Jennifer81989@aol.com
Sent: Tuesday, July 31, 20073:32 PM
To: James Lehnhoff
Subject: INPUT ON PROPOSED REDEVELOPMENT OF ARDEN PLAZA CORRIDOR
July 31,2007
Dear Mr. James Lehnhoff,
It has come to my attention that the corner of Lexington and Cty Road E (#07-018) is under consideration for a
proposed redevelopment. I am a resident of Shoreview, but frequent Arden Hills businesses in the proposal.
I will not be able to attend your August 1st Meeting. Your notice to residents of the area misses most of the area
businesses because they have a rental agreement. It is not a residential area.
I heard about the change as I was picking up prescriptions at Arden Pharmacy this afternoon.
I am extremely disturbed by this proposal.
Please consider your decision wisely.
Concerns of mine and many other area residents are:
1. Traffic is already horrendous in this area. That intersection to be exact.
2. Safety is a big concern. Accident corridor. Personally witnessed many accidents.
3. Service redundancy. A Walgreen's is not needed at this corner.
Cub Pharmacy is down Lexington. 1/2 block
Arden Pharmacy and Gift are in location.
Too many pharmacies in close proximity to your proposal are NOT NEEDED.
4. Small businesses are the bread and butter of this country and state. Don't perpetuate the takeover by big business.
5. Arden Hills is a small town and why residents love the area. Please don't loose site of that appeal.
A city's planning commission and mission are to help provide a livable city through their decisions.
You will affect many needed services and businesses in that area.
Very few gift shops of any caliber exist in the Shoreview, Arden and North Oaks area.
Besides the pharmacy needs.
Restaurants are few and sparse. Great Wall is one of our favorites.
You have that in Arden Plaza Pharmacy.
Besides taking away parking space and many of the area businesses that are frequented, you are taking away the
livelihoods of many core businesses which your city has been built on.
A WALGREENS IS NOT NEEDED. PLEASE DON'T MAKE THE SAME MISTAKE THAT SHOREVIEW DID BY
TAKING AWAY THE ONLY CAR WASH IN OUR CORRIDOR!
Please think of what is really needed by your constituents instead of the almighty tax dollar.
I am against this proposal and anything similar.
I have been a resident of this area for 49 years and have frequented these businesses for that many years.
Thank you for listening to my concerns.
Sincerely,
Mary Hagerman
Shoreview Resident and Arden Hills consumer
Jennifer81989@aol.com
651-780-5663
8/29/2007
Page 1 of 1
James Lehnhoff
From: Elaine McGillivray [emcgill@comcast.net]
Sent: Tuesday, July 31, 20079:31 PM
To: James Lehnhoff
Subject: Aldi's & Walgreens
Hello,
I could not find the e-mail addresses of the Planning Commission members so I am sending this to you. Please forward
(or give copies) to the members.
I learned today that Arden Hills is considering having an Aldi's and a Walgreens come into Arden Plaza. I was amazed
that the city would consider this when we have a locally owned, independent pharmacy at that location and two other Big
Box stores with grocery stores and pharmacies (Cub and Target) a stone's throwaway. It seems to me the last thing we
need is another grocery store and another pharmacy that would surely cause the closing of Arden Pharmacy. What is
Arden Hills thinking?
We moved to Arden Hills in 1980 when it was still considered a "village". Granted, at that time we could hardly find a
grocery store nearby. But with the Rainbow in Shoreview, the Fresh and Natural Foods in Shoreview, the Super Target in
Shoreview, the Cub in Arden Hills, and the Byerly's in Roseville; we are inundated with grocery stores and have more
than enough pharmacies. I can't imagine the owners of the shopping center have done a correct demographic study if
they think this area can really support another grocery store and pharmacy.
Arden Hills really has no downtown. Why not invite some more specialty stores to come to Arden Plaza or a good
restaurant? Why not create an area with some ambiance with some trees and an outdoor cafe? If you really think we
need another grocery store, why not a specialty store like Trader Joe's? My neighbors and I drive to Maple Grove or St.
Louis Park to shop there. Most of my neighbors have never heard of Aldi's. And, most of us agree we would boycott a
Walgreens if it drives Arden Pharmacy out of its Arden Hills location.
Please consider the impact on our community, as you weigh this decision. Do we really want another Big Box wasteland
in Arden Hills (think old Highway 10 in Mounds View) with its parade of Walgreen's, CVS, Snyder's, and strip malls.
can't imagine this is what Arden Hills wants for its future.
Thank you for your consideration.
Elaine McGillivray
1270 Nursery Hill Court
Arden Hills, MN
8/29/2007
Page] of]
James Lehnhoff
From:
Sent:
To:
Michele [slomo@usfamily.net]
Tuesday, July 31,20076:40 PM
James Lehnhoff
Subject: Proposed Redevelopment at County Road E and Lexington-Input to Planning Commission
Dear Mr. Lehnhoff: I am writing you in opposition to the proposed redevelopment project at County Road E and
Lexington. I just learned about the proposed redevelopment and the planning commission meeting this afternoon from a
neighbor.
First, I am upset that the city did such a poor job of letting the public know that the planning commission was going to
meet tomorrow evening regarding this proposed redevelopment and informing city residents about the content of the
proposed redevelopment. The lack of publicity makes me wonder whether the city and developers do not want to hear
the residents' views, and just want to push the project approvals through quickly without opposition. Not a very
transparent or objective process???
Second, I am opposed to the specific uses that are apparently being proposed for the redevelopment. There is no need
to build a Walgreens. We already have Target and Cub pharmacies as large pharmacies very close by, and another
Walgreens at Snelling and County Road C. I appreciate the neighborhood's long time business, the Arden Plaza
Pharmacy, and the personal service it provides. If the city allows a Walgreens to be constructed, it surely will be the end
of the Arden Plaza Pharmacy, plus another drug store is not needed in this part of the city.
Next, I am opposed to another grocery store. We already have two very close by (Target and Cub), and Byerly's not far
away. If the city decides to allow any kind of small grocery store in this redevelopment, I oppose an Aldi store. I have
been in Aldi stores and they are definitely geared toward "lower end" consumers. I understand that the same company
that owns Aldi's also owns the Trader Joe's stores. If the planning commission/city decides to proceed with a
redevelopment at this intersection, it makes MUCH more sense to put in a Trader Joe's than an Aldi's. I love Trader Joe's,
as do most people I know, and it would do a terrific business in this neighborhood, as the nearest ones are currently in
Maple Grove and St. Louis Park. Trader Joe's are reasonably priced, fun places to shop.
Also, I oppose the idea of getting rid of the Holiday Inn and putting in more senior housing (although I am close to "senior"
status myself). The Holiday Inn has proved to be very convenient for visitors in my family. Also, this intersection seems
much more appropriate for retail space than for senior housing. For seniors who can't drive, it is a location that has skimpy
(at best) bus service and a busy intersection that is not pedestrian friendly and would be noisy for residents.
To summarize, I think the current uses of this property are just fine. They are small scale and compatible with the
neighborhoods near by. I don't think the planning commission or residents would be doing any service to the city by
approving the proposed development. It duplicates retail offerings already in the neighborhood and the senior housing
does not seem appropriately located at this busy intersection. It would probably force out of business a long time locally
owned pharmacy. Most importantly, this proposed redevelopment would attract even more traffic to County Road E and
Lexington, which is already getting more clogged up by the day (aside from the construction season).
If somehow the city decides to proceed with some kind of redevelopment, I think it should work to get a Trader Joe's store
instead of Aldi's and some other type of business besides a Walgreens. How about a restaurant that sells something
other than pizza and subs???? How about an ice cream store like Cold Stone Creamery? These are retail uses that
would enhance the neighborhood, rather than duplicating existing nearby businesses.
Thank you for passing these comments on to the planning commission and city council.
Respectfully submitted,
Michele Owen
1428 Arden Oaks Court
Arden Hills
m USfamily,Net - $8.25/mo! -- Highspeed - $19.99/mo! ---
8/29/2007
Page] of 1
James Lehnhoff
From:
Sent:
To:
Steve [pimwee@mac.com]
Wednesday, August 01,20073:12 PM
James Lehnhoff
Subject: Arden Plaza redevelopment
Dear James,
I am writing to express my opposition to the redevelopment proposal for Arden Plaza. In a neighborhood
which already has big box stores like Target and Cub, we do not need a large Walgreens added to the mix,
Arden Plaza Pharmacy, a small independent retailer, and Ace Hardware, already serve our needs. We have
been customers of Arden Plaza Pharmacy for over 30 years. They have provided excellent service, and they
have thousands ofloyal customers. We appreciate the neighborly and friendly service, which is not what we
would expect in a Walgreens.
Please, do not drive a successful business out of Arden Hills just because of a greedy landlord. Neighborhood
values are important, and Arden Plaza already has the right mix of businesses which are appropriate for
our "downtown."
The last thing we need in Arden Plaza is Aldi's Discount Grocery. Better known as a "ghetto grocery," Aldi's
will make Arden Plaza a very undesirable shopping location.
We have lived in this immediate area since] 969, and the civic improvements on Lexington and E over the
years have generally been proper and successful. The current proposal for Arden Plaza's redevelopment does
not fit in with this pattern of success. Please reject the Arden Plaza landlord's proposal.
Thank you,
Steve and Marcia Schultz
1127 Amble Drive
Arden Hills
651-63] -2059
PS: Arden Hills will be making some major retail decisions as TCAPP development gets underway. The town
center in TCAPP would be a good place for a Walgreens, not in Arden Plaza where you would be driving out a
loyal and successful business.
8/29/2007
Page 1 of1
James Lehnhoff
Sent:
To:
From: Lyle Steinfeldt [Iylestein@msn.comj
Wednesday, August 01, 20074:28 PM
sjharpstead@comcast.net; David~ Grant; James Lehnhoff; franh116@aol.com; davemcclung@comcast.net;
holdenbj24@aol.com
Subject: Planning proposal
Dear Mayor and Council Members,
I learned about proposed changes to Arden Plaza area today. I am opposed to putting in a CVS
Pharmacy in the complex. I think we have enough CVS and Walgreens Pharmacy operations in the
area. They don't seem to be content until they have one every 5 miles from one another, There is only
one Arden Plaza Pharmacy. I use it frequently for mailing letters and packages, selecting greeting cards,
and the purchase of decorative items, I like the pleasant friendly atmosphere there. I will not get that
same kind of treatment at a CVS, I only go to them as a last resort.
That building along with other proposed buildings seem to cramp the space of that area and detract from
the appeal of the present stores, In the case of Ace Hardware, it will severely curtail their plant and
Christmas tree space and make it more difficult for people to spot their location.
I also question the value of bringing in an ALDI's store, I don't think their type of customer comes from
suburbs like Arden Hills, Shoreview, and Roseville.
I hope the planning meeting goes well and you have some good discussion,
Lyle Steinfeldt
4430 Arden View Ct.
Arden Hills, MN 55112
8/29/2007
3090 N. LEXINGTON AVENUE
ROSEVILLE MN 55113
AUGUST 1, 2007
Planning Commission
City of Arden Hills
1245 West Highway 96
Arden Hills MN 55112
Re: Plan for adding to
Arden Plaza
We do not live in Arden Hills, but just across the line into Roseville. We
have, for years, shopped at Arden Plaza, and are appalled that you want
to bring in an Aldi's and a Walgreens or CVA pharmacy.
. You already have a pharmacy which is trusted and loved by the
customers. We feel like family when we go in there to get our prescriptions
filled. Why you would want to add a new pharmacy is a mystery to us.
There are three Walgreens in Roseville, and the Cub and Target stores
just a couple blocks north of Arden Plaza. How many pharmacies do you
think we need?
The same is true of grocery stores, with the Cub and Target stores just
north of Arden Plaza, another Cub at Har Mar, Byerly's on Snelling, and
the Rainbow on Larpenteur plus the Aldi's on Rice just a few blocks away.
There is already too much traffic on Lexington. Adding those stores will
just add more cars and congestion. We do not plan to shop at either of
those stores if you go ahead with your plan. Haven't you ever heard "if it
ain't broke, don't fix it." Arden Hills is a charming city the way it is. Please
keep it that way.
Sincerely yours,
d)J-~?~
Lee Sperling
Norma Hunter
c:Mayor's office
City Council
Page 1 of 1
James Lehnhoff
From: MLKllnkhammer@aol.com
Sent: Wednesday, August 01,20074:19 PM
To: James Lehnhoff: sjharpstead@comcast.net; David_Grant; Holdenbj24@aol.com; FranH116@aol.com;
davemcclung@comcast.net
Subject: Walgreens
We have been customers of the Arden Plaza Pharmacy since it first opened. We have always had fantastic service and
have enjoyed the feeling of a small town pharmacy where the pharmacists take a personal interest in each of their
customers. When a friend was dying of cancer and needed many medications, Arden Plaza Pharmacy had the most
competitive prices and whoever was behind the counter always asked how Kathy was doing. We want you to do
NOTHING that will jeopardize this neighborhood drug store. We refuse to shop at the chains such as CVS and
Walgreens and will instead drive miles if needed to support the local merchants.
Mary Lou and Roger Klinkhammer
1015 Island Lake Avenue
651-484-4250
Get a sneak peek of the all-new !'.Q!,..cgm.
8/29/2007
Page 1 of1
James Lehnhoff
From: richwilson1234@comcast.net
Sent: Wednesday, August 01, 20079:52 AM
To: James Lehnhoff
Subject: Message for Arden Hills Planning Commission Members
Dear Mr. Lehnhoff:
Please forward this email to members of the Arden Hills Planning Commission.
Thank you, Richard R. Wilson, MD
To: Arden Hills Planning Commission
From: Richard R. Wilson MD, along with my wife, Louise M. Wilson, PhD
(22 year residents at ] 276 Nursery Hill Lane, Arden Hills, MN 551 ]2)
Dear members:
Please reconsider and then reject the proposal to add an Aldi's and a Walgreen's to the ever expanding footprints
of "big box" retail locations in Arden Hills. We already have many options for chain grocery stores and chain
pharmacies. We also have plenty of options for chain fast food and chain. . . fill in other retail sectors,
]n fact, the two latest proposed additions may further compromise some of the independent retail locations that
we thankfully do have, such as the excellent Arden Pharmacy in Arden Plaza.
Please consider the more attractive (literally) option of fostering non-chain, specialty stores. We have loved our
22 years in Arden Hills.
Thank you, Rich Wilson
Cell phone: (65]) 260-8042
8/29/2007
James Lehnhoff
From:
Sent:
To:
Subject:
Nina Mayfield [nina.m@earthlink.net]
Thursday, August 02, 2007 2:58 PM
James Lehnhoff; Sjharpstead@comcast.net; David_Grant
proposed walgreens
Today when I rode my bike up to the pharmacy i was greeted with some
very disturbing news. Walgreens on the corner? That is just
ridiculous. We have a Target and a Cub both with pharmacies 2 blocks
away. I hope that you guys aren't just thinking about revenues at
the expense of people.
I am a long time resident of the south end of Shoreview. I have used
Arden Plaza Pharmacy for 15-20 years. I have tried using the big box
stores and I feel like just a number, i don't get the service or
kindness and have been treated rudely at Target Pharmacy. I love
that I can go into Arden Pharmacy and they know me, and most of there
other customers too!!! Please do not do to them what the CVS on
Grand did to the sister pharmacy there (Bober Drugs) I work on Grand
ave and we really miss Bober Drugs!!!
There are people that work at the pharmacy that will be
to find a full-time job at a living wage with benefits.
believe that the city leaders would approve of that.
hard pressed
I can not
Sincerely:
Nina Mayfield
1
James Lehnhoff
From:
Sent:
To:
Subject:
Claudia Munson [munson@stodilia.org]
Thursday, August 02, 2007 10:42 AM
James Lehnhoff
proposed building
Dear Mr. Lehnhoff,
My family and I have been residents of Arden Hills for over thirty
years. When looking for a home and a community to call home we were
pleased to discover Arden Hills. We have been blessed with a true
community - great neaighbors who look out for each other, wonderful
business owners who know us by name and treat us like family, schools
that nurture and encourage our children to be responsible citizens,
and city planners and council members who are as concerned we are
that Arden hills remain a true community and avoid the "suburb" label!
So it is with great sorrow to learn that the city of Arden Hills is
considering allowing the chain of Walgreens to build in our community.
Walgreens, WalMart, Sam's Club are known for going into small
communities and putting the small business owners out of business~
This WILL happen in our community, not just to Arden Plaza Pharmacy
but to other small businesses as well. Please read the very
informative book about the way Walton Corp has put an end to the
American dream of owning a small business! Arden Plaza is considered
the "hub" of our community; it is a place where every business owner
knows their customer by name and anticipates their needs.
A Walgreens will place us in the category of "just another suburb"
with the usual cookie cutter look and feel. Please, I beg you to
reconsider
the plans for placing a Walgreens in our community! I, and so many
others, moved to Arden Hills for the amenities, the small town
atmosphere, the small businesses that have long been the back bone of
America and the American dream. Please do not destroy the many gifts
that Arden Hills offers by trying to compete with the "big boys" such
as Shoreview and Vadnais Heights.
Sincerely,
Claudia Munson
1144 Waldon Place
Arden Hills Minnesota 55112
munson@gabriel.stodilia.org
1
James Lehnhoff
From:
Sent:
To:
Subject:
ceronsky1@comcast.net
Saturday, August 04, 2007 7:59 PM
James Lehnhoff
feedback about plan for Arden Plaza
We are 20 + year residents of Arden Hills, and are writing to express our strong oppoition
to the current development plan for Arden Plaza. It is important that not every shopping
area in the Cities contain big stores that lack the person feel and service of the current
tenants of Arden Plaza. Please keep the special charm of this city.
Thank you,
Lyn and Chuck Ceronsky
1
From: Ted Stamos <ststamos@mac.com>
Subject: Wallgreen's
Date: August 4,200712:13:55 AM COT
To: "sjharpstead@comcast.net david.grant.@cLarden-hills.mn.us holdenbj24@aol.com
franh 116@aol.com davemcclung@comcast.net james.lehnoff@cLarden-hills.mn.us"
<sjharpstead@comcast.net david.grant.@cLarden-hills.mn.us holdenbj24@aol.com
franh116@aol.com davemcclung@comcast.net james.lehnoff@cLarden-hills.mn.us>
First, We want to express appreciation to everyone in our local city government for the hard work
you do, and for the first rate way Arden Hills is governed. As a residents of Arden Hills for some
33 years, we have experienced consistently excellent, competent and thoughtful service from our
governing leaders, staff and employees at all levels. We suspect you do not hear this enough, and
wanted you to know this. We also think the current body of governing officials raises the bar
even above that past record. We are proud of our city and the way it is governed. We have
confidence you.
That is why we are taking he time to communicate with you because we believe you will listen. We
know you will take everything into account before making a final decision. The concern we are
raising is over the news we heard about the proposal to place a Wall green's Drug store in the
Arden Plaza area. We do not support such a plan for our community at that location, and see it as
detrimental for a variety of reasons. We already have access to drug stores there and in close
surrounding areas. It is not as if we are lacking such services. The traffic and congestion issues
there, and in the surrounding area, has already gone beyond what is desirable, and made
occasionally even more negative by train traffic tie-ups. A Wallgreen's there can't help but add to
the problem.
We hope, and know, you will consider all these problems in your deliberations about what is in
the best interest of our community. We truly believe that there must be a much more attractive
alternative as a solution for that area. A solution that would enhance the ambience we want to
preserve, meet a true community need both fiscally and service-wise, and not add to the
motorized congestion. We don't believe a Wallgreen's meets these criteria in full.
Thank you for your attention regarding these real and deeply felt concerns. We trust that your
ultimate decision will indeed be in the best interest of our community.
I Please also pass this on to members of the planning Commission inasmuch as we did not have
their emails.
Sincerely
Ted and Sally Stamos
4423 Arden View Court
Arden Hills, Minnesota 55112
Mr. and Mrs. Edward A. Olson
1755 Millwood Ave W.
Roseville, MN 55113
August 6, 2007
Mr. Stan Harpstead, Mayor
Arden City Hall
1245 W. Hwy. 96
Arden Hills, MN 55112
Dear Mayor Harpstead:
It was with a great deal of dismay when we heard last week of the plans
for a Walgreen's in the area ofthe Arden Plaza Pharmacy.
This pharmacy has been a trusted anchor for twenty-nine years for our family.
The expansion of the gift shop has brought a beautiful dimension to our regular
visits. The employees have become like family to us.
The additional traffic with this plan in the area is also detrimental. We would
appreciate your careful and thoughtful consideration in this matter.
Sincerely,
~~
~~(3~
Irene L. Olson
cc: James Lehnhoff - City Planner
David Grant - Council member
Brenda Holden - Council member
Fran Holmes - Council member
Dave McClung - Council member
David Sand (Chair) - Planning Commission
6 August 2007
To: Planning Commission: David Sand (Chair)
Clayton Zimmerman (Vice Chair)
Clayton Larson
Elizabeth Modesette
Roberta Thompson
Janet Stodola
Andy Howela
Re: Arden Plaza Walgreens Proposal
My wife and I are opposed to the proposal to build a Walgreens store in Arden Plaza on
grounds that 1) it is not needed and 2) that it would doom the current Arden Pharmacy &
Gift Shop. With Cub and Target within walking distance of Arden Plaza, another "box"
establishment is not justified nor called for. For as long as I can recall (we've lived in the
area for 43 years) the independent pharmacy/gift shops in Arden Plaza have served our
needs with excellent, personal service. We would regret losing a community family
member, Please reject any proposal to build a Walgreens in Arden Plaza.
/
~.. mc.e IYf
( .k"
......... .c:.--/ ?-'!Atf-J-_
Vi~:!)~
vbaniak@yahoo.com
Page 1 of 1
James Lehnhoff
From:
Sent:
To:
Victor Baniak [vbaniak@yahoo.com]
Monday, August 06,20072:56 PM
James Lehnhoff
Subject: Proposed Arden Plaza Walgreens
City Planner James Lehnhoff,
My wife and I are opposed to the proposal to build a Walgreens store in Arden Plaza on grounds that 1) it is not
needed and 2) that it would doom the current Arden Phannacy & Gift shop. With Cub and Target within
walking distance of Arden Plaza, another "box" establishment is not justified nor called for. For as long as I can
recall (we've lived in the area for 43 years) the independent pharmacy/gift shops in Arden Plaza have served
our needs with excellent, personal service. We would regret losing a community family member. Pleaserei~Q!
;my pmposal to build a Walgreens inALd~nPlaz:a.
Sincerely,
Victor and AnIle Baniak
Be a better Heartthrob. Getbetter rela!i()J)sbjp answers from someone who knows.
Yahoo! Answers - Check it out.
8/29/2007
James Lehnhoff
From:
Sent:
To:
Subject:
Joan Bartell Ubartell@isd.nel]
Sunday, August 12, 2007 5: 19 PM
davemcclung@comcast.nel; sjharpslead@comcast.net; James Lehnhoff
Proposal To Build Walgreens in Arden Plaza
I am sure it is difficult to find the appropriate leassors at some of the Malls cropping
up allover the area, but I think that going with an organization which rnereely wants to
monopolize the drug store traffic in the area, is NOT in the best interests of the people
being served by the Arden Plaza. There are plenty of Walgreen's surrounding the Plaza.
Just look around. I am sure their offer is grand and tempting, but I wonder at the
ethics of putting out of busineess independent stores that have been the back-bone of
parts of your community. Not nice, to say the least.
Please consider an alternate plan that does not force the current traffic to go elsewhere
for their products.
joan 9 bartell
Shoreview resident
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Page 1 of2
James Lehnhoff
From: LISA NAAKTGEBOREN [Imnaak@msn.com]
Monday, August 13, 2007 9:05 PM
James Lehnhoff; sjharpstead@comcasLnet; David_Grant; holdenbj24@aol.com; franh116@aol.com;
davemcclung@comcast.net
Subject: Opposition to Walgreens Proposal
Sent:
To:
Dear Mayor Harpstead, Arden Hills City Council Members, and City Staff:
We are writing to share our strong opposition to the proposed addition of a Walgreens store at Arden Plaza. We have
both been customers of the Arden Plaza stores since moving to the city in 1997, regularly frequenting the tanning salon,
Great China, ACE Hardware, and Arden Pharmacy & Gifts.
For our family, Arden Pharmacy has become a local favorite not only for their excellent selection of greeting cards and
high-quality gifts or the friendly and knowledgeable staff, but most importantly because of the satisfaction that comes
with supporting a hometown business instead of a major corporation that has no connection to the cities in which
they build stores.
Our personal feelings aside, there are several other things that must be considered before approving the addition of a
Walgreens at Arden Plaza, which is impractical and unfeasible at the suggested location.
1. Road design and traffic patterns at the intersection of Lexington Avenue and County Road E, as well as Plaza
entrance and exit routes, have not been built to support the increased traffic that a Walgreens would likely bring.
2. There are already problems with backed-up traffic and general traffic flow at the Lexington/County Road E
intersection numerous times during the day due to nearby proximity of the railroad track.
3. Cub Foods and Target, both located within a half mile radius of Arden Plaza, already offer large-scale, big-name,
discount pharmacies that likely compete with Arden Pharmacy. The Lexington Avenue shopping area of Arden Hills is
not large enough to support a fourth store of the same type. However, the area does lack diversity for consumers and
the city would be wise to pursue other retailers who would enhance this. A more strategic approach would be to solicit
retailers that would complement the existing Plaza stores, such as Aldi Food Market, a bookstore, family restaurant, or
another daycare to support the working parents at Medtronic, Boston Scientific, Land 0' Lakes, Deluxe, Bethel, and
Northwestern.
4. Walgreens stores already exist at Snelling Avenue and County Road C (approximately three miles south of Arden
Hills) and at County Road 10 and Long Lake Road (approximately three miles north of Arden Hills). Residents who are
compelled to shop at a Walgreens store can easily go to one of these locations.
5. Reports about anticipated development of the TCAAP acreage on the Highway 96 side of Arden Hills promise that
zoning regulations will ensure a residential and commercial blend. If we must entertain a proposal from Walgreens, it
would make more sense to invite them to build a store in that area, where there will be new residential growth, rather
than to watch them force Arden Pharmacy out of business.
We hope that you will consider the personal and economic impact of potentially losing our own "mom-and-pop"
pharmacy and gift store. It is not "progress," nor is it "growth," to add one retailer at the likely expense of another.
Please vote against the Walgreens/Arden Plaza proposal.
Sincerely,
Lisa Naaktgeboren
1416 Arden View Dr
Arden Hills
Imnaak@msn.com
Geza Batiz
3715 New Brighton Rd
Arden Hills
g~?;::t,batiz@gmail.com
8/29/2007
James Lehnhoff
From:
Sent:
To:
Subject:
Kathleen Conard [kconard@ties2.net]
Monday, August 13, 2007 10:09 AM
James Lehnhoff
Walgreen's @ Arden Plaza
City Planner-
Please do not allow a Walgreen's to build in Arden Plaza. My
opposition is based on the fact that we have a unique non-chain
drugstore with Arden Pharmacy that serves its customers with sound
support for getting the best medicines and is comparable with price.
My second reason for the opposing the proposal is that area is
already congested with traffic/. The third reason is there are now
three pharmacies along Lexington from Arden Pharmacy @ County Road E,
Cub pharmacy north of there and Target Pharmacy near 694.
Kathleen Conard
1474 Arden View Drive
Arden Hills, MN 55112
1
Aug,14, 2007 9:49AM
No,4923 p, 1/1
MIDWEST CENTER 763 494 7706
To Whom It May Concern:
I was made aware that you are considering building a Walgreens in Arden Plaza.
First and foremost this would certainly make Adren Pharmacy move. They are a "small
town" type pharmacy who knows everyone of their customers and treats them like a
neighbor or friend. You can't find that in a big box phannacy. IfI chose to do that I
would go to Taa:get or Cub. Second there is absolutely no way that the parking area or
road system could support a Walgreens, Have you ever tried to get out of that parking lot
from 4PM-6PM? It is nearly impossible without risking life and limb. I am asking you
to reconsider this absurd proposal.
Sincerely,
Greg and Tami Klint
5662 Heather Ridge Dr
Shoreview, MN 55126
651-483-9035
""'~
':>,
".,.
Page I ofl
James Lehnhoff
Sent:
To:
From: Skiddy [feile52@yahoo.com]
Wednesday, August 15, 20079:14 PM
sjharpstead@comcast.net; James Lehnhoff; david.grant@ci.aren-hills.mn.us; holdenbj24@aol.com:
fran116@aol.com; davemcclung@comcast.net
Subject: walgreens
hello
As a citizen of this community, I wonder what your motivations are for considering the building of a Walgreens
pharmacy. There are already 2 chain phannacies (Cub and Target) and a private one (Arden Pharmacy) within
a 1 mile radius. The community does not need another chain pharmacy and obviously will not support 4. The
loser would obviously be the independent store without the deep financial pockets ofthe chains. I'm saddened
to see that the city of Arden Hills is willing to sacrifice a long standing business in the area that is used by
customers from Shoreview, Vadnais Heights, North Oaks, New Brighton, Roseville and other surrounding
communities. The small local pharmacy provides personal service and individual attention for our aging
neighbors that cannot be matched by the chains as well as a post office and alternative gifts that the chains do
not carry.
The traffic increase at an already busy intersection and often times difficult to enter and exit from County road
E would be a mistake.
I strongly hope you choose not to approve this unnecessary addition 10 our community.
Linda Larson
Fussy? Opinionated? Impossible 10 please? Perfect. JoinYahoo!'s user pane] and lay it on us.
8/29/2007
Page 1 of 1
James Lehnhoff
From: Robin Bertuleit [Robin.Bertuleit@onvoy.com]
Sent: Thursday, August 16, 20079:21 AM
To: James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbj24@aol.com;franh116@aOl.com:
Dave m cel u ng@comcast.net
Subject: Opposition to Walgreens at Lexington Ave & County Rd E
Importance: High
I am writing to voice my opposition to a Walgreen's being built in the Arden Plaza shopping center at Lexington Ave. &
County Road E in Arden Hills. This intersection is already SO busy. Lexington Ave (Southbound) goes from two lanes
down to one lane right at the East entrance to the plaza. The increase in traffic coming into the parking lot going to the
proposed Walgreen's site would create even more congestion at the stop light than that intersection could safely handle.
Respectfully,
Robin Bertuleit
8/29/2007
Page I of 1
James Lehnhoff
From: Sandy Loscheider [sandyloscheider@yahoo.com]
Sent: Friday, August 17, 2007 9:21 PM
To: James Lehnhoff
Subject: Arden Pharmacy
August 17, 2007
Dear City Planner,
I am Sandy Loscheider from Shoreview. I wish to voice my concern over
your proposed project which would cause my Pharmacy, Arden Pharmacy, to
close. My husband and I have used this pharmacy for the past 30 years.
We live just barely a mile away from Arden Pharmacy. We know the people
who work there and they know us by name. We can always trust them to
watch out for us. They make sure that a new prescription will not
interfere with other prescriptions that we may have.
There is already a Walgreens on Rice and Co. Rd. C and one on Snelling and
Co. Rd. C. I have never shopped at any of them. I went into a Walgreens
only twice in the past 30 years. Both times I found that their sale prices
were higher than at Target or WalMart's regular price. Both times, I left
without purchasing anything. If you close Arden Pharmacy, you can be
assured we will not shop at Walgreens.
I am glad to hear that Ace Hardware would still be there. However, most of
our dollars spent at Arden Plaza is at the Pharmacy.
Please reconsider the proposal. Keep Arden Pharmacy.
Sincerely,
Sandy Loscheider
899 Edgewater Ave.
Shoreview, MN 55126
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8/29/2007
Page] of]
James Lehnhoff
Sent:
To:
From: Larry McGough [LMcGough@mcgough.com]
Friday, August 17. 2007 8:34 AM
James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbj24@aol.com; franh116@aol.com;
davemcclu ng@comcast.net
Subject: Opposition to new Walgreens in Arden Plaza
Ladies and Gentleman,
I am opposed to the submitted proposal to build a new Walgreens in Arden Plaza. Traffic is already a major
problem and will continue to get worse. Getting out of the Center at rush hour is clQse to impossible now and
turning left from the center onto County Road "E" is impossible. If traffic is backed up on Lexington because
of a train, which often occurs during rush hour, one needs to go South on Lexington around lake Josephine in
order to go West from the Center.
It is in the best interests of Arden Hills and nearby residents to turn the proposal down.
Thank you,
Lawrence J. McGough
]666 Lake Johanna Blvd
Arden Hills, MN
8/29/2007
Page! of!
James Lehnhoff
From: Marilyn Rogers [marilynrog@comcast.net}
Saturday, August 18,20079:31 PM
James Lehnhoff
sjharpstead@comcast.net; David_Grant; holdenbj@aol.com; franh116@aol.com;
davemcclung@comcast.net
Subject: Walgreens
Sent:
To:
Cc:
Dear Mayor and Councilmembers,
I was devastated to hear the plans to change Arden Plaza. When I told my play-going partner, she said I spoiled the
whole night.
Hardly a day goes by that I don't stop in at the Plaza. I don't know what I'd do without the drug store for prescriptions,
gifts, health and personal needs and greeting cards. A do-it-yourself or garden project invariably brings two or three trips
to the hardware. I've gotten my hair cut there for ten or so years. The restaurant sees us enjoying Chinese food every so
often. It's the only laundry/cleaners we've ever used.
I do this in spite of the terrible traffic on Cty. Rd E. I hate to think of adding more cars to the area.
So you can see the stores at Arden Plaza are one of the blessings of living in Arden Hills. We also save on gasoline and
spare the environment.
If you OK the proposed "development", I will have to drive up and down HWY 96 to find comparable shopping. One thing
is sure, I will NOT shop at Walgreens. Even when I am at Byerly's I skip the Walgreens and travel to Arden Plaza for
drugs and sundries.
Marilyn Rogers
1574 Oak Avenue
8/29/2007
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Page 1 of 1
James Lehnhoff
From: Walter Bieger [wbieger8@comcast.netJ
Sent: Tuesday, August 21, 2007 5:39 PM
To: undisclosed-recipients
Subject: Walgreens In Arden Plaza
re: Walgreens in Arden Plaza
Our names are Walter & Marilyn Bieger. We Jive at 1689 Lake Valentine Rd,
Arden Hills, MN 55112.
Phone: 651- 636 - 8500
We would like to express our opinions on the above matter:
1. Neither of us feel that a Walgreens in Arden Plaza is appropriate. We do most of our business
with the Walgreens on Old Hwy. 10, in Mounds View, and this works fine.
2. A Walgreens in Arden Plaza is not necessary. It would make parking more difficult and it
would make ingress and egress rnore difficult. Access, in and out of that lot is already hard
enough!
3. We would not want to lose the Arden Pharmacy store. It has rnany other items that we enjoy.
4. We are opposed to this plan.
Thank you, Walter & Marilyn Bieger
8/29/2007
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Page I ofl
James Lehnhoff
From:
Sent:
To:
Lynn_ C_ Young@bluecrossmn.com
Thursday, August 23, 2007 12:50 PM
James Lehnhoff
Subject: ARDEN PLAZA
Sir -
I have lived in Arden Hills for over 19 years. I love Arden Hills and want only the best for our city!!!!
I can't believe that you are even THINKING of putting a Walgreens in Arden Plaza - why would you want to
do that????
If you are trying to make it difficult to drive in the area due to too much traffic - you're on the right track. If
you are trying to make it hard to park in the lot to go to any ofthe merchants, that's a stupid thing to do.
Have you been to Arden Plaza recently? In the last 5 years? We ALREADY have a fantastic phannacy in
Arden Plaza - it also has one of the few gift shops in our area that carries unique, well-priced, darling items.
Are you trying to put that one out of business? I hope not!!!! I rarely go to Walgreens - I can't ever find what
I'm looking for in that store. But if) do want to go there, I know there is one very close in Roseville. 1 don't
need a second one in my back yard.
PLEASE DON'T PUT A WALGREENS IN ARDEN PLAZA!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
Lynn Young
4387 Arden View Ct
Arden Hills, MN 55112
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8/29/2007
~
August 23, 2007
Great China
3547 N. Lexington Ave.
Arden Hills. MN 55126
(651) 481.8100
~-
...~
~
l>'ICC'''20"7
i-\Uu ,(1' 'u
City of Arden Hills Planning Commission
Chairman David Sand, Vice Chair Clayton Zimmerman, Commissioner Clayton Larson,
Commissioner Elizabeth Modesette, Commissioner Roberta Thompson, Commissioner
Janet Stodola, Commissioner Andy Holewa
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Dear Chairman Sand,
I am the owner of Great China Restaurant. We have been a tenant at Arden Plaza for the
past 8 years. We are proud to be a successful small business in the City of Arden Hills.
We recently extended our lease for an additional five years and expect to continue to
provide high quality Asian cuisine for many years to come,
We are aware that our landlord, Wellington Management, Inc., has proposed a new
Walgreens be constructed on the corner of County Road E and Lexington. They are also
hoping to add additional retail stores south of the proposed Walgreens as part of their
effort to upgrade the existing retail center.
These new retailers would certainly help our business continue to grow and expand.
Replacing the existing office building with a Walgreens and other smaller retailers would
increase customer traffic, improve the visibility of the retail center and help other small
businesses in this retail center. While we appreciate and value our good friends at Arden
Pharmacy, we feel that Walgreens would bring more customers and help us all to
maintain and grow our businesses. By opening up the existing retail center so that people
driving by on Lexington and County Road E can see the center would really help make
this center much more visible and accessible.
Please support the Wellington Management, Inc. redevelopment plans for Arden Plaza,
We need your help. Thanks you for your consideration,
Sincerely,
~dA(
Linn Marohl, Owner
Great China Restaurant
cc: Mayor Stan Harpstead, James Lehnhoff, Karen Barton
Page I of 1
James Lehnhoff
From: Bill Walsh [cecnbill@visi.com]
Sent: Saturday, August 25,20078:18 AM
To: James Lehnhoff; sjharpstead@comcast.net; David_Grant: holdenbj24@aol.com; franh116@aol.com;
davemcclung@comcast.net
To whorn this may concern:
We are concerned about the proposed Walgreens Drug Store being built in the Arden Plaza
Shopping Center. We do not need another drug store in the center and surely not another
Walgreens as there is one south on Lexington and east and west on County Rd C. We do not
believe that Walgreens wants to build there as they have the neighborhood saturated. This extra
drug store may cause the Arden Pharmacy to close and it has been our pharmacy, post office and
gift shop.
The traffic is very heavy in that area and the pollution frorn the extra cars could be significant as it
is on Snelling and University. It is difficult to travel in the Lexington and County Rd E area now.
A Walgreens will cause rnore congestion.
Mary Cecilia Walsh
Williarn E. Walsh
8/29/2007
3557 N. Lexington Avenue I Arden Hills, Minnesota 55126
(651) 490-3348 I ardenhlllsmn@anytimefltness.com
www.anytimefitness.com
J<'4f\i.'frjr~.5
.... ,or. . .\lC~~.
City of Arden Hills
Planning Commission
1245 W Hwy 96
Arden Hills, MN. 55112
RE; Arden Plaza
I am the owner of the ANYTIME FITNESS located on the north end of the Arden Plaza. We
opened in February 2007. ANYTIME FITNESS is a National Franchise of small 24 hour fitness
clubs that are mostly located in convenient locations that are easy for the local community to
access.
I have been working in the Arden Hills area since 1994 and have owned several businesses
located in Arden Hills. Since then I have seen every area updated except the Arden Plaza. The
City has let the local developers bring in large chains, franchises and anchor stores to all areas.
Now it is time to update Arden Plaza.
The plaza is in a great location and has some very solid businesses. We also have a lack of
customer traffic to our businesses due to the fact that consumers in cars cannot see us with the
office park on the corner. This is making a major impact on our business since most people in the
area simply do not drive into the plaza to see what businesses are there. The areas age and
demographics continue to change and the businesses need anchor stores to sustain our
livelihoods.
Until the plaza is redeveloped, we will continue to rotate businesses in and out of the plaza thus
adding expense and hardship to the owners that are trying to do a good thing for the Arden Hills
Community. The businesses in the plaza deserve the same redevelopment as those near the
Our business has been forced to spend huge dollars on advertising and use portable signs and
banners to attempt to attract attention to our club. The city has very strict regulations against
these signs, leaving us in a no win position.
The bottom line is that the Arden Plaza businesses need this redevelopment and updating in
order to continue to stay in business.c
Thank you
Sincerely
~
ANYTIME FITNESS
~~~,(Tjr~5
~ 'r-I I IVC;:::a;:::a@
~
To whom this may concern:
We are concerned about the proposed Walgreens Drug Store being built in
the Arden Plaza Shopping Center. We do not need another drug store in the
center and surely not another Walgreens as there is one south on Lexington
and east and west on County Rd C. We do not believe that Walgreens wants
to build there as they have the neighborhood saturated. This extra drug store
may cause the Arden Pharmacy to close and it has been our pharmacy, post
office and gift shop.
The traffic is very heavy in that area and the pollution from the extra cars
could be significant as it is on Snelling and University. It is difficult to travel
in the Lexington and County Rd E area now. A Walgreens will cause rnore
congestion.
JJl;C1ak/4
W~~ 9-u/~
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866L-~8P-~99
YSIBM IJl8
BP ~:80 LO 9<': Bnlt
Rsr"'" j
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0' ",.:~:j EJE3
<-..'
8/28/07
Dear Mayor and Arden Hills Council;
I have recently become aware of planned retail and office construction at the current
Arden Plaza area at Cnty Rd E and Lexington and also at the Holiday Inn on Cnty Rd E.
Although I am not a resident of Arden Hills, I shop this area daily. I can imagine that the
increased traffic resulting from these planned changes will overwhelm the current road
system. This will happen despite the fact that there is like[y insufficient parking available
in the plans being developed.
These are some logistic issues. On another note, I am strongly opposed to the concept of
bringing a Walgreens to Arden Plaza. From a Pharmaceutical aspect and general retail
aspect we have Target, Cub and Arden Plaza Pharmacy in close proximity and a
Walgreens just down the street in Roseville.
What really is the point? We don't want this small space to become the Big Box
Playground for Arden Hills, at the disastrous expense of long time home-grown retail
business.
Please think this through carefully. This is a rocky road to travel on.
Best regards, /1 It
Larry Mahoney 7
2775 Lexington; #202
RoseviUe, MN 55113
65[-335-3467
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JOHN & ROSEMARY HaRVEl, P.A.
992 Tiller Lane
Shoreview, MN 55126
August 31, 2007
Arden Hills Public Administrators
Arden Hills City Hall
1245 W, Highway 96
Arden Hills, MN 55112
Attn: James Lehnhoff
james.lehnhoff@ci.arden-hills.mn.us
Dear Mr. Lehnhoff:
My wife and I have for 23 years lived at 992 Tiller Lane, Shoreview, just east of Lexington and
south of Co. Rd. E. We have been customers of Arden Pharmacy (Arden Plaza) to date and are
very pleased with their service.
We object to Walgreens coming in with a "big box" store at the corner of Lexington and Co. Rd.
E for several reasons: 1) Arden Pharmacy would lose its lease; 2)big box pharmacies already in
place (Cub and Target); 3) traffic congestion and parking at the current complex are bad already;
and 4) afternoon traffic is always jammed because a train daily shuts down Lexington and Co.
Rd. E during rush hour.
Northern Arden Hills, Shoreview and North Oaks certainly could use a new Walgreens along
Highway 96 (I suggest the corner of Hwy 96 and Hwy 10).
The personal relationships by the staff at Arden Pharmacy these past 23 years are important and
we consider them "family" when it comes to our needs. I can't imagine that to be the case with
the bog box chains like CVS or Walgreens.
I hope you do NOT approve this request by Walgreens.
Sincerely,
flok. fl. ~owei/kam
John J. Horvei, P.A.
JJH:kam
cc: Arden Pharmacy
3529 N. Lexington Ave.
Arden Hills, MN 55126
JOHN & ROSEMARY HaRVEl, P.A.
992 Tiller Lane
Shoreview, MN 55126
August 31, 2007
Arden Hills Public Administrators
Arden Hills City Hall
1245 W. Highway 96
Arden Hills, MN 55112
Attn: Mayor Stan Harpstead
sjharpstead@comcasLnet
Dear Mayor Harpstead:
My wife and 1 have for 23 years lived at 992 Tiller Lane, Shoreview, just east of Lexington and
south of Co. Rd. E. We have been customers of Arden Pharmacy (Arden Plaza) to date and are
very pleased with their service.
We object to Walgreens coming in with a "big box" store at the corner of Lexington and Co. Rd.
E for several reasons: I) Arden Pharmacy would lose its lease; 2)big box pharmacies already in
place (Cub and Target); 3) traffic congestion and parking at the current complex are bad already;
and 4) afternoon traffic is always jammed because a train daily shuts down Lexington and Co.
Rd. E during rush hour.
Northern Arden Hills, Shoreview and North Oaks certainly could use a new Walgreens along
Highway 96 (I suggest the corner of Hwy 96 and Hwy 10).
The personal relationships by the staff at Arden Pharmacy these past 23 years are important and
we consider them "family" when it comes to our needs. 1 can't imagine that to be the case with
the bog box chains like CVS or Walgreens.
1 hope you do NOT approve this request by Walgreens.
S incerel y ,
fWm 9. -;?towe?/kam
John J. Horvei, P.A.
JJH:kam
cc: Arden Pharmacy
3529 N. Lexington Ave.
Arden Hills, MN 55126
John & Rosemary Horvei, P.A.
992 Tiller Lane
Shoreview, MN 55126
August 31,2007
Arden Hills Public Administrators
Arden Hills City Hall
1245 W. Highway 96
Arden Hills, MN 55112
Attn: James Lehnhoff
james.lehnhoff@ci.arden-hills.mn.us
Dear Mr. Lehnhoff:
My wife and I have for 23 years lived at 992 Tiller Lane, Shoreview, just east of
Lexington and south of Co. Rd. E. We have been customers of Arden Pharmacy
(Arden Plaza) to date and are very pleased with their service.
We object to Walgreens coming in with a "big box" store at the corner of Lexington and
Co. Rd. E for several reasons: 1) Arden Pharmacy would lose its lease; 2)big box
pharmacies already in place (Cub and Target); 3) traffic congestion and parking at the
current complex are bad already; and 4) afternoon traffic is always jammed because a
train daily shuts down Lexington and Co. Rd. E during rush hour.
Northern Arden Hills, Shoreview and North Oaks certainly could use a new Walgreens
along Highway 96 (I suggest the corner of Hwy 96 and Hwy 10).
The personal relationships by the staff at Arden Pharmacy these past 23 years are
important and we consider them "family" when it comes to our needs. I can't imagine
that to be the case with the bog box chains like CVS or Walgreens.
I hope you do NOT approve this request by Walgreens.
Sincerely,
John J. HONei/kam
John J. Horvei, P.A.
JJH:kam
cc: Arden Pharmacy
3529 N. Lexington Ave.
Arden Hills, MN 55126
D' Ann Bagan
Hair Expressions
3553 Lexington Ave.
Arden Hills, MN 55126
To Whom it may concern:
I am writing on behalf of Hair Expressions in the Arden Plaza. Our salon has been
located in the Arden Plaza for about 25 years and has developed a solid client base. Our
salon draws clients from as far as a 45 mile radius. We have a strong commitment to the
location and have recently renovated our space.
We are in support of the renovations being done to the Arden Plaza. We feel it would
help our business as well as all the other businesses around us. Having an updated mall
front as well as some new businesses would help draw business to the mall.
When our salon took part in the Slice of Shoreview last summer, it was amazing how
many people never heard of us or the Arden Plaza and have lived in the area for a very
long time. The mall has no "curb appeal" to draw people in. It is not very visible from the
road and the parking lot is half empty most of the time, which makes the mall look "not
worth going to". We would prefer the parking to be kept away from the storefronts. I
think it makes each business more visible without cars parked there all the time.
We feel a well established chain restaurant of some type would be a positive influence on
the commnnity. If the people of Arden Hills and Shoreview have to leave the area to eat,
they will probably shop in another area out of convenience. We are concerned that an
Aldi store would not bring in the right clientele for the existing businesses. I think it's
important to look at businesses that would fit the community.
The traffic on Lexington and Co Rd E is only backed up when the train crosses
Lexington. There are not residences that would be affected by extra traffic to the mall and
it would help all the new and existing businesses in the area. We can only see this
renovation to the Arden Plaza as a positive change for the community.
Thank you,
fJ (CLbUG ~~L/
D',,"" &goo ;1rdfi1/. V'^/o&;Yt
~Y- ~LC/L-
~n f3w;d
Cl~ ~J'
'\ ~L ~{}'V,r-
~ft~
~~l.
VY1M 11M f?t/VV}lUVl,y->
/'
D'AnnBagan /
Hair Expressions
3553 Lexington Ave.
Arden Hills, MN 55126
To Whom it may concern:
I am writing on behalf of Hair Expressions in the Arden Plaza. Our salon has been
located in the Arden Plaza for about 25 years and has developed a solid client base. Our
salon draws clients from as far as a 45 mile radius. We have a strong commitment to the
location and have recently renovated our space.
We are in support of the renovations being done to the Arden Plaza. We feel it would
help our business as well as all the other businesses around us. Having an updated mall
front as well as some new businesses would help draw business to the mall.
When our salon took part in the Slice of Shoreview last summer, it was amazing how
many people never heard of us or the Arden Plaza and have lived in the area for a very
long time. The mall has no "curb appeal" to draw people in. It is not very visible from the
road and the parking lot is half empty most of the time, which makes the mall look "not
worth going to". We would prefer the parking to be kept away from the storefronts. I
think it makes each business more visible without cars parked there all the time.
We feel a well established chain restaurant of Some type would be a positive influence on
the commnnity. If the people of Arden Hills and Shoreview have to leave the area to eat,
they will probably shop in another area out of convenience. We are concerned that an
Aldi store would not bring in the right clientele for the existing businesses. I think it's
important to look at businesses that would fit the community.
The traffic on Lexington and Co Rd E is only backed up when the train crosses
Lexington. There are not residences that would be affected by extra traffic to the mall and
it would help all the new and existing businesses in the area. We can only see this
renovation to the Arden Plaza as a positive change for the community.
Thank you,
~ rCLvU'L-
~~
~
CoH1
, ~I~~
~~
& ~
vfu.t If ~C1 kJ0v-
D'Ann Bagan
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FROM ACC0LADE CORPORATION
FAX NO. 651 483 0316
Sep. 04 2007 08:07PM P2
Kirit Mody .
4292 Brigadoon Drive
, Shoreview; MN 55126
September 3,2007
Mr,James Lehnhoff
City Planner
Arden Hill City Hall
1245 W. Hwy 96
Arden Hills, MN
"I."
'", ."
Dear Mr. Lehnhoff:
I spoke to you last week regarding our concern for the addition of a Grocery Store and
Drug store in the present Arden Hill Shopping Center:
As I mentioned to you, I am not a resident of Arden Hills. I am from Shoreview on the
other side of the Lexington Avenue,
We are affected by the expansion of the shopping center for Drug store and GroceI)' store
for the following reasons:
1) Traffic at the comer of Lexington and County Road E is a1r~:ady congested. It is
vel)' difficult to get in and out of the shopping center parking lot with the present
traffic. If you add a Big Box Drug store and Grocery store, it is going to be
dangerous for the citizens of Arden Hills and Shoreview who are being served by
the present businesses in the shopping center,
2) As you know, the traffic from YMCA, Cub Foods I Subway Shopping Center and
Target bring lots of traffic, Most of the cars go through County Road E &
Lexington. If these establishments were not there then new Grocery Store and
Drug Store would be welcome. But with present situation any additional traffic,
will affect the safety of the area.
3) In addition to above mentioned establishments, the Marathon Service Station
brings lots of traffic.
4) The City of Arden Hills gave permission to developer to build office building
beside the shopping center which was fine. Now the developer wants to change
the office building to drug store and grocery store. I think there are lots of issues
the planning commission, Council members, mayor and planner will have to
address regarding safety and ecological implications.
FROM : ACC0LADE CORPORATION
FAX NO. 651 483 0316
Sep. 04 2007 08:08PM P4
We residents of Shore view strongly recommend that Arden Hills does not approve the
expansion because of the i!icreased traffic& impact on safety. Please find attached sheet
with other concerned citizens who do not support this expansion.
~cer~ ~
:f Et -~u ((JJ
. U~ > 4'2-4,\ ~'1oJ~ lh'w-.e
Mr. Stan Harpstead, Mayor
Mr. David Grant
Ms. Brenda Holden
Ms. Fran Holmes
Mr, Dave McClung .
Mr. David Sand, Chairman of Planning Commission
p.s: ?fL~ d;6t/u:~f2
-tv e,l~!'1t~ &Y1- ~
Co fqgjj'/:, ~~0
..j(~';-r~1,
,_ FROM : ACC0LADE CORPORAT ION
FAX NO. : 651 483 0316
Sep. 04 2007 08:07PM P3
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FROM : ACC0LADE CORPORATION
FAX NO. : 651 483 0316
Sep. 04 2007 08:08PM P5
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Sep 05 2007 1:53PM
ARDEN PHARMACY
651 482 0710
p.1
September -4. 2007
Mr. David Sand, Chair
Arden Hills Planning Commission
1245 W Hwy 96
Arden Hills, IAN 55112
651-792-7800
DeGr Mr. Sand;
As.. long time resident of Arden Hills, we are shocked and saddened by the proposal to put a Walgreens into the
Arden Ploza shopping center. One of the many reasons that we love Arden Hills is the small-town community feel.
We don't want or need big box, impersonal stores like Walgreens. And we certainly don't need the increased
tr4ffic nor the non-Arden Hills residents that a Walgreen$ would bring to the area.
Speaking of the tl'Gffic, have you visited the shopping center on a weekday at lunch time or after work? Yau can
literally wait minutes to turn from either County Rd E or Lexington Ave into the shopping center, and it's worse
trying to make a left Mnd turn to get out of the shopping center. !ncreasing the space for people to wait to get
out of the shopping center is NOT a solutionll !t's even worse if the gates are down for a train crossing. And if you
are getting the applicant to do a traffic study, ple4se make sure that it's during the September thru May time
frame, when tf'<lffic is "normdl" (we're sure you re4lize that the summer months produce much lighter traffic, with
school out and many people taking vaoafions.
FI'OllI talking with tnllny of my neighbors, they feel the same way. We hope that you ore taking the feelings of the
residents into consideration. We understand that some of the bU$ineSs members in Arden Plaza have expressed a
positive response to a Walgreens - but they don't live in Arden Hills and shllUld I10t get a say in what we want in
our co_unity!
Please rethink the application to bring the big box world to Arden Plaza. We don't want them, don't need them,
don't need the increased traffic - so please vote NO!!
Please alsG share this letter with MayO/' StOll Harpstead and the Cot8ICil, we would appreciate it.
Thanking you in advance for your consi deration,
~~~
3445 Glen Arden Ct
Arden Hill$, MN 55112
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From:
Sent:
To:
Dwight Peterson [d.m.pete@comcast.net]
Wednesday, September 05,20071:48 PM
<james,lehnhoff@ci.arden-hills.mn. us> <sjharpstead@comcast.net> <david.grant@ci.arden-
hills.mn.us> <holdenbj24@aol.com> <franh116@aol.com>
Arden Plaza
Subject:
Greetings from Dwight and Marion Peterson, residents of Arden Hills
#3 since 1953, residing in the same home we had built for us. We
continue to enjoy
the charm, beauty and sense of community that exists, even as we
launch a new era of growth and improvement. The present council has been
alert to the city.s needs - some old and some new - and has
aggresively taken the lead to address them.
We are writing each of you to address an issue which, in many
respects, relate to all of the above. The proposed changes requested
by the owner/
leasor of Arden Plaza are inappropriate and unreasonable.
We do not need a Walgreen's, CVS, or any other uchainu pharmacy in
Arden Plaza. The Arden Plaza Pharmacy and Gift Shop has served
residents for
many years with quality products, outstanding service and
personalized attention. The staff is competent, caring, friendly and
is an independent
business that should be welcome in our community-oriented city. It
hardly needs mention that Target and Cub meet the "chainll requirement.
Further, why an ALDI grocery? It doesn't seem to fit the shoppers in
our community or even surrounding area, and we are well served by
Target, Cubl
and Byerly's.
We urge you to review these requests In three ways:
need? Is it practical? Is it fair?
Is there a
Thank You.
1
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John Michels
908 W. County Rd. C-2
Rosevi1le,~,55113
6514846437
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Arden Hills City Hall
1245 W. Hvvy.96
Arden Hills, ~, 55112
Ref.: Proposal of a Walgreen's in Arden Plaza
I hear that some changes might to make at Arden Plaza. While I am not a resident of
Arden Hills, I do use the businesses in that shopping center a lot. I would like to voice
my reasons for apposing any major changes.
We have 3 drugs store within a block, right now, Target, Cub, and Arden Drug all
service the area.
Propose changes will make parking difficult..
Only two reasons, but good ones.
Thank: you,
~
John Michels
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09/07/2007 00:21
9529153034
.-~-
'wd: (no subject)]
Subject: [Fwd: (no subject)]
FrOnt: Rob Boeck <robb@nicolletinvest.com>
Date: Fri, 07 Sep 2007 11 :57:01 -0500
To: james.lehnhoff@ci.arden-hills.mn.us
------ Original Message ------
Subject:(no subject)
Date;Fri, 07 Sep 2007 11 :42:35 -0500
From:Rob Boeck <robb@nicolletinvest.com>
Organization:Nicollet Investment Management
CC:iames.lehnoff@ci.arden-hills.mn.us, siharpstead@comcast.n~
david.j!,l'llIlt(al>>i.arden-hills.mn.us, fun! 16@a.ol.com
My wife and I, as well as most of our neighoors, are very concerned
about the possibility of increased traffic loads should the Walgreens
and related retail complex be built in the Arden plaza area. There are
already severe traffic probl@ffi5 iD the County Road E/Lexington corridor
and extends north to 694 and east as far as old Snelling. We are not
against progress and change...we are against traffic congestion and
inconvenience.
G. Robert and cathleen
1194 Edgewater Av. W.
Arden HillS, MN 55112
M. Boeck
lof!
PAGE 02
9/71200712,10 PM
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James Lehnhoff
Arden Hills City Planner
Sept. 10,2007
Dear Mr. Lehnhoff:
Earlier today I sent you an email but I don't always trnst the system so I am also mailing this note.
Ijust heard about the prospect of putting in a Walgreens store on County Road E and Lexington Avenue.
I have several concerns.
NO.1 is the increased traffic it will bring. Exiting the Arden Plaza Shopping Center is difficult turning on to
County Road E or to Lexington Ave. Try it some time between 4 and 5:30 p.m. If you exit on County Road E
and want to turn North on Lexington, it is almost impossible to cross over to the left-hand turn lane. If you want
to exit on to Lexington, it is difficult to turn left, and if there are a couple cars ahead of you, it takes a long time.
Adding a large store such as Walgreens will only increase the traffic. Look at the congestion there is around the
Walgreens on Hwy. 96 and Centerville Road, although it is not just the Walgreens that causes the problem.
NO.2 is why do we need another large national chain pharmacy in this area. Look at all the Walgreens, Snyders
and Target pharmacies already in the area.
The following are pharmacies already located in the general area of Lexington and County Road E:
Walgreens
1601 County Road C and Snelling
1739 Lexington Ave. N.
2635 Rice Street
1075 Highway 96
2.95 miles (distances figured by MapQuest)
3.7 miles
4.7 miles
8.59 miles
Snyders
1037 Highway 96
2900 Rice Street
2.45 miles
4.18 miles
Super Target
3800 Lexington Ave N.
.5 miles
Surely there must be a better fit for this area than adding another national chain pharmacy, and leave Arden
Pharmacy where it is. Arden Pharmacy provides a unique service where customers receive personalize
attention, unlike the bigger chains where you often are just a prescription number.
~~-
4 Summit Court U
North Oaks, MN 55127
651-204-6490
Dear Mr. Sand,
I am the owner of Hair Expressions in the Arden Plaza. I had previously written a letter in
support of the renovations of the Arden PIl1Z3. I listened in on the last Planning
Commission meeting and heard one of the members say that the parking lot is usually
quite full presently and especially around the lunch hour. I strongly disagree and I had
mentioned in my letter that the mall parking lot is so bare that it looks "not worth going
to" for new customers. We are there every single day to see this. I have enclosed pictures
of our lot between the hours of 12:00 - 2:00pm on different weekdays. You can clearly
see that there is plenty of parking available. Please share these with the other members of
the Planning Commission.
Thank You,
D' Ann Bagan
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September 11,2007
Arden Hills Planning Commission
Arden Hills City Council
I read in today's issue of the Shoreview Press about the proposed redevelopment of
Arden Plaza.
I want to go on record as opposing the additionofa Walgreen's pharmacy as part of that
development.
What we do not need in the area is another big corporation Walgreen's to supplant the
independently owned Arden Hills Pharmacy. The current pharmacy has served the area
faithfully and does not deserve to be dumped. I care about the personal service that the
Arden Hills Pharmacy provides. I can go in just about any direction ifl care for an
impersonal "big box" drug store. Please do not remove our tried and true pharmacy.
There are pharmacies in both the nearby CUB and Target stores. Why duplicate those?
Instead, I would welcome, and believe it to be a tremendons asset, if a Trader Joe's
would become part of the proposed complex. This is an extremely popular grocer/market
that would bring in far more customers to this complex than a Walgreens. It would be an
asset to any shopping area. I have hoped there would be a Trader Joe's in the area for
quite a number of years; since I shopped in their Tempe store several years ago. I now
must travel to St. Louis Park to their very popular store and have even suggested to the
manager there that they locate a store in the north suburhan area. The popularity of
Trader Joe's is evidenced by the always full parking lot at their location in St. Louis Park.
If you would check with that store manager he would verifY that statement. I believe we
need a market of this caliber in our area. The only grocers that approaches this is Byerlys
and Kowalskis. Both of these are at least five miles from high-end shoppers residences.
~
,.~
Frances Kaliszewski
Frkalis004@iphouse.com
To: Arden Hills Planning Commission
1245 W Hwy 96
Arden Hills MN 55112
From: Ann Dehn
960 Carlton Drive
Shoreview MN 55126
651-484-1686
adehn@att.net
To Whom It May Concern:
I have just received the September 11,2007 issue of the Shoreview Press and read the
article about the proposed Arden Hills Shopping Complex redevelopment.
As a Shoreview neighborhood resident for the last 31 years I feel compelled to comment
on the proposal. While it is certainly fine to update the shopping center itself, I am very
concerned about the addition of "big box," corporate retail. The community flavor that
our family has enjoyed over time and with the small-town close-knit feeling of the
present center seems in jeopardy, and that concerns me. In fact, the development of that
scale seems incongruent with what I think of as "Arden Hills."
This said, I also need to mention that Arden Pharmacy is our family pharmacy. In
raising two children they have seen us through everything from strep throat to acne with
sound, caring advice. In fact, I have said that I have received better advice from them at
times than from our family physician. Giving up that "hometown" caring would be a loss
to our family.
I do not deny developers their right to make money. I do feel, however, that it should not
be at the expense of the community. Please deliberate this decision very carefully.
Sincerely,
_. +trm
James Lehnhoff
From:
Sent:
To:
Rolf Huss [rolfhuss@yahoo.com]
Thursday, September 13, 20077:48 PM
sjharpstead@comcast.net; David_Grant; holdenbj24@aol.com; franh116@aol.com;
davemcclung@comcast.net; James Lehnhoff
My opposition to the Walgreens Arden Plaza proposal
Subject:
Hello,
I've recently retired after 35 years of teaching (30
Minneapolis Schools/5 Anoka-Hennepin Schools) and have
lived in my house in Hunters Park since 1985. I just
became aware of the Walgreens proposal for Arden Plaza
and hope it's not too late to express my opposition.
If I'm remembering correctly, a few years ago the city
council rejected a Walgreens proposal for the Holiday
Inn corner of Lex./E. and I commended/appreciated that
action.
We already have a Super Target and a Cub. A Walgreens
can only offer us seriously increased traffic
congestion and the possible loss of the Arden Plaza
local/small businesses we daily depend on and are
blessed to have so close by...ACE, Arden Drug/P.O.
service, Star, Kim's, Nu-Life, etc.
Thank you for considering my concerns,
Rolf Huss
1132 Benton Way
home: 651 482-1257
cell: 651 285-4549
Fussy? Opinionated? Impossible to please? Perfect. Join Yahoo! IS user panel and lay it on
us. http://surveylink.yahoo.com/gmrs/yahoo-panel_invite.asp?a~7
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From:
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Subject:
lerudr@comcast.net
Sunday, September 16, 2007 6:46 PM
James Lehnhoff; sjharpstead@comcast.net
Walgreens at Arden Plaza
Please pass on this message to all councilmembers and the planning commission involved in
this proposal~ As a resident of Shoreview for 21 years, I am extremely displeased that
you would consider adding another Wahlgreens to our area. Do we really need another one
so that there is one every few blocks? Do we really need to drive out a pharmacy that
has been in the community for decades (Arden Plaza Pharmacy)? I have had wonderful
,considerate and individualized service at this pharmacy and have been able to find nice
quality gifts when the need arises. So insteadl we would have another corporate entity
that sells more cheap junk that I can find anywhere! Our community is headed toward he
same explosion of tacky franchises that seems to be appearing allover, rather than
encouraging our local community businesses and neighbors. These corporations must offer
tremendous dollars to the community as I can see no other reason for our leaders to be
considering such a proposa
1.
Please reconsider your plans for the site in question.
Very truly yours,
Jacquie Lerud
209 Lilac Lane
Shoreview, MN 55126
1
To: Arden Hills City Council and
Arden Hills Planning Commission
Fr: George and Judy Murakami
5621 Heather Ridge Court
Shoreview, MN 55126
Subj: Arden Plaza Redevelopment and Arden Plaza Pharmacy
Date: Sept. 17, 2007
We are writing you to voice our objections to any plans that result in replacing the Arden
Plaza Pharmacy with a Walgreen's Drugstore.
For more than 40 years, we have been residents of Shoreview, residing for many years on
Harriet Avenue (just south of County Road E and Lexington) and now in a town home
north of County Road I and Hwy. 49. During all of that time we have "crossed the
border" into Arden Hills and patronized businesses in Arden Plaza, especially the Arden
Plaza Pharmacy.
As the north suburban area has expanded and developed, we, along with many of our
friends and neighbors continue to trust and rely on the friendly service and expert advice
that we have received from Chuck Erickson, Arden Plaza Pharmacy's pharmacist and
manager, and his staff. After all of these years, it is one of the few businesses we can go
into and have the employees know us by name. Over the past few years, the Pharmacy
has expanded its inventory to include a wider variety of gifts, and the postal service is a
major convenience that sets the store apart from the nearby Cub, Target, and Walgreen's
in the area.
Does the Arden Plaza Shopping Center need a facelift? Perhaps, but at the same time, we
assume that any revamping also means higher rental rates for the small businesses that
are then forced to pass along the increase in higher prices for their customers.
For us, the qualities that motivate us to continue to drive nearly six miles to support an
Arden Hills business like the Pharmacy have less to do with paint and more to do with
the quality and service provided. We hope you will find other solutions that retain the
best of what you already have in the Arden Hills shopping complex.
Thank you for your consideration.
~
George and Judy Murakami
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From:
Sent:
To:
Subject:
Jackie Freppert
Tuesday, September 18, 2007 8:06 AM
James Lehnhoff; Karen Barton; Michelle Wolfe
FW: Arden Plaza
-----Original Message-----
From: Mark E Stange [rnailto:mark_e_stange@uhc.com]
Sent: Monday, September 17, 2007 5:34 PM
To: sjharpstead@comcast.net
Subject: Arden Plaza
I understand the City of Arden Hills is considering a proposal to redevelop
Arden Plaza in a manner which would force out a long-standing locally owned
business, the Arden Plaza Pharmacy, in favor of the national Walgreens chain.
While you are likely constrained to permit the plaza owners the freedom to
conduct their business as they desire, if they find themselves seeking any sort
of city approvals or concessions, I would really hope that the city would do
whatever it could to influence them to keep our local business, rather than
force them out. Small businesses have a hard enough time as it is, without city
support of national competitors.
AS a customer of the pharmacy for a great many years, helped on countless
occasions by their wonderful people, I do beseech of you.
Sincerely,
Mark Stange
Past President
Arden Hills-Shoreview Rotary Club
This e-mail, including attachments, may include confidential and/or
proprietary information, and may be used only by the person or entity to
which it is addressed. If the reader of this e-mail is not the intended
recipient or his or her authorized agent, the reader is hereby notified
that any dissemination, distribution or copying of this e-mail is
prohibited. If you have received this e-mail in error, please notify the
sender by replying to this message and delete this e-mail immediately.
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From:
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To:
Subject:
lars@ccbr.umn.edu
Wednesday, September 19,20073:39 PM
James Lehnhoff
ARDEN PlAZA PUD
Dear James and Planning Commissioners,
I can not be at your hearing on 3 October, but wanted to write you about
the Arden Plaza PUD. Since the last Planning Commission hearing on this
PUD, I accepted an invitation from the development company to discuss my
concerns about the project with them. Some have been addressed in recent
design changes made to the proposed Walgreens store at the intersection of
County Road E and Lexington Avenue.
However, one item remains in the proposal that I hope you will eliminate _
the monument sign at the intersection. Arden Plaza currently has two
monument signs, one at the intersection and one at the Lexington Avenue
entrance to the shopping center. The Walgreens proposal has a monument
sign at the intersectionl plus one at each of the two shopping center
entrances, for a net gain of one.
Given all the Walgreens signage on the exterior of the building and inside
the corner tower, and the elimination of existing/new trees that would
screen the site in the future, there is no need for the corner sign.
Apparently Walgreens would like a sign that has a changeable message.
However, such a sign is not essential to the identification or viability
of the store.
I know that the Commission and Council are sensitive to the overall look
of our only l'downtown" area and do not want County Road E to resemble
Concord Street in West St. Paul. There are already too many signs on
County Road E. With this PUD, we can at least hold the line on one more
new sign and the idea that every bit of unused space is a wasted marketing
opportunity.
Thanks I
Gregg Larson
3377 N. Snelling Ave.
Arden Hills
Gregg Larson
Coordinating Centers for Biometric Research
University of Minnesota School of Public Health
2221 University Avenue, Suite #200
Minneapolis, MN 55414-3080
Phone: 612/626-9030
Fax: 612/624-2819
E-Mail: lars@ccbr.umn.edu
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From:
Sent:
To:
Subject:
Karen Long [klong3@comcast.net]
Friday, September 21, 2007 9:49 AM
James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbj24@aoLcom; franh116
@aoLcom; davemcclung@comcast.net
Business Expansion on Lexington Ave. and Cty Road E
We would like to voice our concerns about the proposed expansion of the
shopping center on Lexington and County Road E. We understand there is a
proposal to build up that area with a Walgreen's and possible other
businesses. We do not feel the area can support the increased traffic.
There would also be difficulties getting in and out of the center and NOT
enough parking spaces. We are opposed to this expansion as it is presently
being proposed.
This expansion would also have a very detrimental effect on the
long-standing existing businesses that we have supported for many years.
Adding another building in the Ace Frattlone parking lot would in our
opinion seriously constrain the parking for a very well runl respectedl
convenient and necessary business. This would also eliminate the ability of
Frattlone's to provide a summer garden area that many of our neighbors have
used faithfully for years.
Plans for a new drug store would displace businesses we have been
frequenting for years. Is it really necessary to have a drug store on every
major intersection? In addition to the likelihood of the Arden Pharmacy
being forced out of business, is the loss of the post office service that
they provide. It is very convenient and is used by a very large number of
the residents in our area as shown by the steady stream of customers that
use the Post Office Service on a daily basis.
Please reconsider your possible approval for this project in its present
form. Consider the impact on the neighborhood and the long-standing business
's in this center. Be responsible to all. Money and tax revenue are not the
end all.
Vince and Karen Long
959 Lydia Avenue
Roseville, MN 55113
1
James Lehnhoff
Subject:
Leslie Reindllalteravista@earthlink.net]
Friday, September 21, 2007 9:57 AM
sjharpstead@comcast.net
James Lehnhoff; David_Grant; holdenbj24@aol.com; franh116@aol.com;
davemcclung@comcast.net
Walgreens at Arden Plaza
From:
Sent:
To:
Cc:
To all decision makers for the City of Arden Hills:
The pharmacy at Arden Plaza let its customers know that Walgreen has
submitted a proposal to build a Walgreen store in the plaza. As a
long-time customer of Arden Pharmacy, I write in opposition to this
proposal, on the grounds that:
Citizens across the country are now aware of how important it is to
IIbuy local/II to keep money in the local economy, support small,
homegrown businesses, decrease need for transportation of
merchandise, and have a local person responsive to needs of the
community. Walgreen is a national chain.
Arden Plaza has a comfortable, neighborhood look to it--pleasant
buildings, beautiful flowers in summer, the garden shop at the local
hardware store. Walgreen stores have an ugly chain design in all the
stores that I have seen. Such a store will be an unsightly and
jarring note at Arden Plaza.
Arden Pharmacy already carries much of the merchandise Walgreen
sellsf and Walgreen will take customers away from a local business,
perhaps leading to the closing of Arden Pharmacy. The rest of the
merchandise Walgreen sells is readily found at Cub grocery and Super
Target, both within three blocks down the street.
The United States has been taken over by big-box stores, Walgreen
included. They drive local businesses out of business, have
questionable buying practices, and some have questionable employment
practices. We can do better than this in Arden Hills, I ask that
you deny Walgreen permission to build at Arden Plaza.
Leslie Reindl
1233 Ingerson Road
Arden Hills 55112
1
James Lehnhoff
From:
Sent:
To:
Cc:
Subject:
Ruth Rolfs [r.rolfs@comcast.net]
Friday, September 21, 2007 5:39 PM
James Lehnhoff
Stan Harpstead
Arden Plaza Redevelopment
James-
As we read the Arden Hills Notes today, we were very sorry to hear
about the possible redevelopment of Arden Plaza.
We live in the adjoining neighborhood and like the smaller feel of
the current complex. We also really like the hardware store and
Arden Pharmacy. We would be disappointed to see them replaced.
If, however, change does occur, please consider the already congested
intersection of County Road E and Lexington. We also think the
change from 2 lanes to 1 lane at the Lexington exit of Arden Plaza
could be dangerous if traffic increases.
Thanks for your consideration-
Ruth and Mike Rolfs
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James Lehnhoff
From:
Sent:
To:
Subject:
Bruce, Sheldon J [sheldon.j.bruce@boeing.com]
Monday, September 24, 2007 12:37 PM
james.lehnhoff@ci.arden-hill.mn.us
Arden Plaza Development
Because of the new stores I assume there will be increased car and
pedestrian traffic. Is there any way to get the city or Arden Plaza
owners to pay for sidewalks south along Lexington Ave to at least
Harriet Ave ?
Currently people use the Catholic Aid parking lot and a steep path
through the tree barrier south of the Plaza.
1
James Lehnhoff
Subject:
Jeff Fog Ueffbarbfog@mac.com]
Monday, September 24, 2007 8:20 PM
James Lehnhoff; sjharpstead@comcastnet; David_Grant; holdenbj24@aol.com; franh116
@aol.com; davemcciung@comcast.net
Walgreens
From:
Sent:
To:
You're all very busy, so I'll make this short. NO WALGREENS!! Simply stated, we do not
need another big $ pharmacy_ We have Cub and Target pharmacies to meet the needs of
customers who like a chain store. And for those who appreciate a "neighborhoodll type of
atmosphere, we have Arden Plaza Pharmacy and Gift. The postal contract station at Arden
Pharmacy does a tremendous business. The gift department is exceptional and a rare find
nowadays.
The traffic situation is already a challenge. A Walgreens would really make the problem
much worse. I understand that adding new businesses will enhance our area, but
developing Arden Hills with something we could really benefit from is crucial. Please
keep our city1s charm and avoid a
UWalgreens on EVERY corner".
Thank you all for your time and effort.
sincerely,
Barb and Jeff Fog
3421 Snelling Avenue North, Arden Hills
1
632 Harriet Avenue
Shoreview, Minn. 5S126
September 25, 2007
James Lehnhoff, Stan Harpstead, David Grant,
Brenda Holden, Fran Holmes, Dave McClung
Planning Commission: David Sand, Clayton Zimmerman,
Clayton larson, Elizabeth Modesette, Roberta Thompson, Janet Stodola, Andy Howela
Arden Hills City Hall
1245 W. Hwy 96
Arden Hillis. Minnesota. 55112
To All of You:
I do not live in Arden Hills, but I visit the Arden Hills Pharmacy at least four times a week if not more
and I am deeply troubled. I am having a difficult time understanding the logic for building another
pharmacy when we already have three pharmacies within two blocks!!
The Arden Hills Pharmacy has been there during most of my residency in the area. They are ALWAYS
HELPFUL and available whenever help is needed. I am sure you all realize that Walgreen Pharmacy
would put other pharmacies out of business. Is that a good move? Is that progress? I think not.
Is Walgreen the only option you have? What other options are there? Please don't put in Walgreen
there Just to fill a vacancy. Check further.
Page I of I
James Lehnhoff
Sent:
To:
From: William & Marlee Brice [billmarbrice@gmaiLcom]
Wednesday, September 26, 2007 10:48 AM
James Lehnhoff; sjharpstead@comcastnet; David_Grant; holdenbj24@aoLcom; franh116@aoLcom;
davemccl u ng@comcas_net
Subject: Arden Plaza Shopping Area
We are opposed to building a large pharmacy on this comer. The increase in traffic is a concern and a
Walgreens or CVS is not needed. There are several very close by this area. We are neighbors and have
supported the local business in the shopping plaza, especially the hardware store and the pharmacy. They are
both great assets to this community and I am very concerned that this is ending a long established and well
respected business in this community, Arden Plaza Pharmacy. The post office in the establishment is another
great asset.
It is difficult to understand how a community can have a planning commission that would force the closing of
this wonderful business so a conglomerate pharmacy can be built. Everywhere you look there is a Walgreens or
a CVS and we do not want another one so close to us.
Bill and Marlee Brice
986 Ingerson Road
Shoreview, MN 55126
651-483-4194
11/1/2007
Page 1 of 1
James Lehnhoff
From: stpattio@juno.com
Wednesday, September 26,20072:57 PM
James Lehnhoff; sjharpstead@comcastnet; David_Grant; holdenbj24@aoLcom; franh116@aoLcom;
franh116@aoLcom; davemcclung@comcastnet
Subject: Proposed Walgreens at Arden Plaza
Sent:
To:
We are voicing our concern regarding the proposed Walgreens in Arden Plaza. This is absolutely an absurd
idea. There is enough traffic difficulties as is for getting in and out of the shopping center. Also, there are way
too many Walgreens around now. We don't need one on every comer!!! There is a Cub and Target pharmacy
about a block away. The Arden Pharmacy is a great pharmacy, place to shop, etc., and to get them out of there
would be a total catastrophe! We shall see you at the hearing! Thank you!
Patti Larson, Shoreview
Don and Helen Luther, Shoreview
Rita Stout, Arden Hills
Bill Anderson, Shoreview
Mona Swaggert, Shoreview
11/1/2007
James Lehnhoff
From:
Sent:
To:
Subject:
Evelyn Lawyer [Iynlaw@comcastnet]
Friday, September 28, 2007 8:38 AM
Fran Holmes; Brenda Holden; Dave McClung; James Lehnhoff; David_Grant; Stan Harpstead
No Walgreens
Dear Mayor Harpstead and council,
I read with dismay that there is thought to putting a Walgreens in at
Arden Plaza. Please there are 3 Walgreens easily accessible from
Arden Hills. We don't need another. There are also pharmacies at CUB,
Target, and Health Partners right up Lexington and also in the
Shoreview Mall.
When the post office in New Brighton moves the sub station at the
Arden Hills pharmacy will be our closest post office and even now it
is easier to use than the one in New Brighton.
What would really be nice at that corner would be a bakery. Case in
point: I was a frequent shopper at the Shoreview Farmer's market this
summer. There were two bakeries represented there. They were both
very busy, and if you didn't go early enough, often the bread you
wanted would be sold out. This indicates to me that folks around here
would patronize a good bakery. A bakery would give us not only good
bread but other treats that are not stuffed into plastic boxes,
forcing you to buy 4 or 6 when you only want one, etc. Besides think
of the lovely aroma that would come from a good bakery at that
corner. (Yes I know there are bakeries at CUB and Target but they
don't do what those bakeries at the Farmers Market did).
Please reconsider putting a Walgreens that we donrt need at that
corner and think about what fun it would be to have a good bakery in
the neighborhood.
Sincerely, Evelyn Lawyer (4539 Keithson Drive, Arden Hills)
1
Page 1 of 1
James Lehnhoff
From: jean chastain Oean_chastain@hotmail.com]
Sent: Friday, September 28, 2007 10:58 AM
To: sjharpstead@comcastnet; James Lehnhoff; David_Grant; davemcclung@comcastnet;
holdenbj24@aol.com; franh116@aol.com
Subject: Arden Plaza Development Planning
Mayor and Council Members,
Please consider the impact to local business and traffic if a large drug store is allowed to move into the Arden
Plaza area. The existing pharmacy has been in that location for the 28 years we have been local residents. It is
special to have their personal touch and medical "memory" available when our family needs them.
Additionally, our family uses the US Post Office - Branch Office on a regular basis. I would not like to have a
neighborhood resource which is locally-owned pushed out.
Currently we live a few blocks into Shoreview but much or our business is in the Arden Plaza stores. A new
business would be welcome but the scale and infrastructure ofthat area is not suited to any huge stores.
The area does not need another pharmacy. There are currently pharmacies in Target, Cub, as well as, Arden
Plaza. There would be no net gain of services if we got another version of a pharmacy at the suggested
location. We would almost certainly loose the Arden Pharmacy, which is smaller and would loose business
such a large competitor.
Services that are distant from our neighborhood would be convenient if added at this location. My preference
of a new service would be a food related establishment, such as a family restaurant, bagel shop or ice cream
parlor.
Walgreen's has approached Shoreview about locating a store at 96 & Hodgson Rd. That location is about 4
miles from Arden Plaza and has less pharmacy service nearby. Walgreen's may find the Shoreview location
would meet their volume needs better than the Arden Plaza location. From both the infrastructure and service
competition perspective, the Shoreview location is a better fit.
Please consider the local service needs when bringing in another business to Arden Plaza. We need our Post
Office service. We do not need additional pharmacy services.
Thank you,
Jean Chastain
Shoreview, MN
siharostead@comcast.net
James.lehnhoff@ci.arden-hills.mn.us
David. grant@ci.arden-hills.mn.us
davemcclung@comcast.net
holdenbi24@aol.com
franhl16@aol.com
Explore the seven wonders of the world Learn more!
11/1/2007
Page 1 of 1
James Lehnhoff
From: Becky Sather [becky.sather@comcastnet]
Saturday, September 29,20076:23 PM
James Lehnhoff; sjharpstead@comcastnet; David_Grant; holdenbj24@aoLcom; franh116@aoLcom;
dvaidmcclung@comcastnet
Subject: Opposition to Walgreens
Sent:
To:
Mr. Lehnhoff, Mayor Harpstead and Council members,
I know you have received many letters from residents (and non-residents) about the possibility of a Walgreens being built
on the corner of Lexington Avenue and County Road E. I read all 38 of them (only four were in favor!) that were
attached to the handouts for the Planning Commission's meeting of September 5.
I am not in favor of these big corporations - Walgreens, CVS - coming in and chasing the local, smaller businesses out.
To my knowledge, Arden Pharmacy has been in that location for over 25 years. Arden Pharmacy is a wonderful, helpful,
friendly store and I know many others agree. I'm sure it won't take long after Walgreens would be there for Arden
Pharmacy to have to close their doors!
I have previously emailed the Mayor and learned that if Wellington abides by the city's general development guidelines
(e.g. setbacks, green space, parking, signage, maximum lot coverage, etc.) you would have no justification to stop the
development or deny the property owner the ability to implement their plans. Because of this I am hopeful that the traffic
impact report will prove that a business like Walgreens will only exacerbate the already high level of traffic at that
intersection. If that is shown then I hope you would deny Wellington's request as I cannot imagine why the Council
would want to make this area more dangerous by added traffic! Many people walk to Arden Plaza and added traffic
would make walking across Lexington from local businesses more dangerous. Increased traffic will bring more
congestion, not to mention higher levels of exhaust!
And what about landscaping? There are big, well-developed trees on the north and east sides of the PODS. Are all those
trees, that must be 15-20 years old, going to be removed to put in a Walgreens? I would suspect that they will be torn out
and that they will NOT be replaced. Why would the city want to agree to that? Trees are an important benefit to our
environment!
It is extremely unfortunate that this parcel of land, zoned as B-2 (General Business), has no special requirements for this
area. Several years ago Walgreens tried to come to the northwest corner of this intersection. With all the CVS and
Walgreens that have popped up in the last several years, it's somewhat surprising that the Council didn't take action to put
some restrictions on the zoning of the land at all corners of the intersection of County E and Lexington. As the Walgreens
development was denied for the northwest corner of Lexington and County E, what about this proposal qualifies it for the
southwest corner? In my opinion, there is little justification.
I did listen to the Planning Commission meeting of September 5 and was disturbed by the developer's comment about the
Post Office in Arden Pharmacy. A question was asked about what would happen to the mailboxes that are on the
sidewalk outside of Arden Pharmacy. The developer thought the question was in reference to the Post Office inside
Arden Pharmacy and said it would probably be removed or have to go. Why is he having anything to say about what is
inside of Arden Pharmacy and what will happen to it? Is that not the business of the owner of the pharmacy or perhaps
the Post Office? This developer does not care about the smaller businesses. He only cares about what goes into his
wallet!
Please do whatever you can to stop this development from proceeding.
Thank you.
Becky Sather
Arden Hills Resident for 29 years
11/1/2007
29 September, 2007
3570 Ridgewood Road
Arden Hills, MN 55112
651-631-2347
...""
Mr. Stan Harpstead, Mayor
Arden Hills City Hall
1245 West Highway 96
Arden Hills, MN 55112
Mayor Harpstead,
You are currently involved in the disposition of certain property in Arden Plaza. As a long time
Arden Hills resident, I also have a direct interest I agree with you that a property owner has
the freedom of disposition of his property as long as such disposition is consistent with the
existing zoning, 82. There is an even more basic matter involved. A property owner has an
inherent and basic right to the free disposition of his property provided that the exercise of this
freedom does not unduly limit the rights of his neighbors. That is, his neighbors must not suffer
restrictions as a consequence of his usage which are more onerous than those placed on him.
Hence, the need for wise use of zoning and other controls.
Many of us are "neighbors" of Arden Plaza. We live in Arden Hills because of the neighborly,
small community ambience. This is a significant factor taken into account in the planning of the
disposition of the TCAAP property. This ambience is quickly destroyed by the incursion of
businesses which have the "big box" characteristics of a Wallgreens. The nature of the other
businesses contemplated for the subject property has not been disclosed.
The demise of the Arden Pharmacy would be a direct loss to me, as would be the presence of
other businesses which could have a similarly degrading effect. There is already a Walgreens
just three miles south on Lexington, and a pharmacy at the "big box" Target a third of a mile
north on Lexington. There is no need for yet another pharmacy in Arden Hills. There is a clear
need to retain the high quality, personal service provided by the Arden Pharmacy, which service
is so abundantly lacking at Walgreens.
I recognize this is not an easy matter. It is my hope that you, and the others involved, will be
able to adjudicate this issue such that it will not be more onerous on the property owner than it
will be on those of us who have a vested interest in the quality of Arden Hills as a Community.
Thomas S. Steele
James Lehnhoff
Subject:
blgras@comcastnet
Sunday, September 30, 2007 7:46 PM
James Lehnhoff; ejharpstead@comcastnet; David_Grant; holdenbj24@aoLcom; franh116
@aoLcom; davemcclung@comcastnet
Development at Lexington and Co. Rd. E
From:
Sent:
To:
Please use your common sense and do not approve the Walgreens store proposed for Co. Rd.
E. and Lexington. That corner already has terrible access to the shopping center, and the
traffic pattern in that intersection is very congested many hours of the day. It is very
necessary that south Shoreview and Arden Hills continue to have access to the postal
substation in Arden Plaza. Due to the addition of the 24 hr. fitness center, parking is
most difficult for the shopping retailers as it exists. Pharmaceuticals are already
available at discounted rates at both the Cub and Target stores only a short distance
away. The addition of Walgreens is over-kill. Thank you.
Gene and Lynda Ras
1212 Ravenswood CT.
Shoreview, MN. 55126
Long time residents of 1092 Carlton Dr., Shoreview, MN.
Hope you're having a great day.
1
Page 1 of 1
James Lehnhoff
From: patlancaster [patlancaster@comcastnet]
Sent: Monday, October 01, 2007 3:20 PM
To: James Lehnhoff
Subject: Walgreens
Hi James,
I hope that our wonderful pharmacy, gift shop & drug store in Arden Hills with not be replaced. Noone I know has any
problem finding a Walgreens, Snyders or CVS on some of our nearby main roads. I love going to such a pleasant &
unique neighborhood shop for greeting cards etc., & the post office is hugely convenient I hope you will say "no" to
Walgreens. I don't need or want them in AH. Thanksl
Pat Lancaster
1535 Royal Hills Drive
11/1/2007
Page 1 of 1
James Lehnhoff
From: Gilbert Ward [wardx043@umn.edu]
Sent: Monday, October 01, 2007 4:48 PM
To: James Lehnhoff
Subject: Walgreens
Sir:
My wife and I are opposed to a new Walgreens going into Arden Hills Plaza.
Thanks.
Gilbert E. Ward
1040 Carlton Drive
Shoreview, MN 55126
651-483-1416
11/1/2007
4725 Norma Avenue
Arden Hills, MN 55112
October 1, 2007
Arden Hills Planning Commission
Arden Hills City Hall
1245 W. Highway 96
Arden Hills, MN 55112
Dear Commission Members:
I am writing this letter to state my opposition to the proposal to build a Walgreen Drug
Store near the intersection of Lexington Avenue North and West County Road E. It is
my feeling that this proposal to build a "big box" drug store will increase the amount of
traffic at this junction to the point where it will be too congested to allow for normal
traffic flow.
The current businesses at Arden Plaza will experience a negative impact should such
construction be permitted. In addition, we already have a neighborhood pharmacy/gift
shop serving the community quite adequately. If this proposal is allowed to become
reality it will, in my opinion, be another example of the "big box" corporation taking over
and driving out the small local business. Arden Plaza Pharmacy/Gift Store already has
enough competition from the Target Store located only a half mile away.
Please vote "no" to the proposal and support our local business community!
Sincerely,
(/~
Robert Hennen
Page 1 of 1
James Lehnhoff
From: Dinndorf, Kathy [Kathy.Dinndorf@McKesson.com]
Sent: Tuesday, October 02, 20074:30 PM
To: James Lehnhoff
Subject: Arden Plaza Redevelopment
Hello James,
I understand based on Mayor Harpstead's column in the last Arden Hills Notes that the city has the philosophy of letting
the competitive marketplace drive development decisions. However, I still feel the need to voice my opposition to
potentially having a Walgreens constructed in Arden Plaza. That would make 4 pharmacies within about y,. mile of each
other: Arden Plaza Pharmacy, Target, Cub, and now Walgreens. There is no need for that, and the casualty will most
certainly be the smallest one, Arden Plaza Pharmacy. It seems to be almost a blatant attempt to put them out of
business. I for one have always preferred the small family owned pharmacy over the larger chain varieties, and have
appreciate that we have such a pharmacy (as well as the other family-owned businesses) in Arden Hills.
My hope is that the city might reconsider its stance in this matter if possible.
Thanks for listening @,
Kathy Dinndoif
Technical Implementation Engineer
McKesson Provider Technologies
Office: 651.697.5963
Fax: 651.697.5905
Cell: 651.253.0386
E-mail: kathy.dinndorf@mckesson.com
11/1/2007
Page I of I
James Lehnhoff
From:
Sent:
To:
D Eitel [dgelteI1@comcastnet]
Tuesday, October 02, 2007 7:00 PM
James Lehnhoff
Cc: sjharpstead@comcastnet; David_Grant; holdenbj24@aoLcom; franh116@aoLcom;
davemcclung@comcastnet
Subject: Proposed Arden Plaza Development
Dear Mr. Lehnhoff:
We, Roger & Diana Ettel, are concerned about the effects of increased traffic from the proposed development at
Arden Plaza. We live on Tiller Lane, and existing traffic already makes it extremely difficult to leave our
neighborhood, particularly during rush hour. If the proposed development at Arden Plaza is approved, we
believe you should begin making plans for a traffic light at Ingerson Road & Lexington Avenue.
We also urge you and the Planning Commission to consider the likely loss of the postal sub-station in Arden
Hills if the development is approved. Please make plans to continue providing a postal substation in Arden
Hills.
Thank you for your attention to this matter. Please forward these comments to members ofthe city's Planning
Commission.
Sincerely,
Roger and Diana Ettel
11/1/2007
James Lehnhoff
From:
Sent:
To:
Subject:
Eric Stechmann [estechmann@comcastnet]
Tuesday, October 02, 2007 11 :00 PM
James Lehnhoff
RE: the proposed Walgreens
Mr. Lehnhoff
11m writing you to express my dismay at hearing of the proposed
changes to the Arden Shopping Center at the intersection of Lexington
and County Road E. I have to admit that the prospect of losing Arden
Pharmacy is the most disturbing to me. You see, my family and I have
used that pharmacy since the time it opened. We know the pharmacists
and they know us and that is all too rare these days. Believe me, if
we wished to use a different pharmacy, we could certainly go to
Target or Cub.
The mention of Cub and Target brings up another issue that deserves
some discussion. This has to do with the serious congestion we
already experience in the area. We live in Shoreview just east of
Lexington Avenue and south of County Road E. There are already times
when it1s difficult to turn onto Lexington. I have no doubt that the
proposed changes will exacerbate an already bad situation.
I thought of something else I believe is worth mentioning. I don1t
know if you've tried to mail anything at the Roseville Post Office.
Itrs inconvenient and not a pleasant experience. The postal
substation at the Arden Pharmacy is just the opposite - we use it
probably several times a week. It is a real asset to the entire area
and would be sorely missed.
Please take these comments into consideration as you discuss the
possibility of putting a Walgreens in place of an already excellent
pharmacy. Thank you.
Sincerely,
Eric Stechmann
3460 Harriet Ct
Shoreview MN 55126
651-483-3907
1
Page 1 of 1
James Lehnhoff
From: JOHN SHIELDS Uohnkris156@msn.com]
Sent: Thursday, October 04, 20076:43 AM
To: James Lehnhoff; sjharpstead@comcastnet; davemcclung@comcastnet
Subject: Arden Plaza and Holiday Inn Development
Dear Arden Hills Planning Commission, Mayor and City Council:
I have been reading about the redevelopment of Arden Plaza and the Holiday Inn site. I appreciate the
work that you do to find the richt businesses that compliment our local businesses and that will bring
customers to the area. For this reason, I wish to state my opinion that Walgreen's and the possibility of
an Aldi store moving in to the area would detract from what could be a vibrant Arden Hills. Developers
should be allowed to make money but not at the expense of our community.
While I am opposed to these businesses, I do think the redevelopment of the mall itself would be
positive for the current businesses at Arden Plaza. The hardware store, the Arden Pharmacy and the
Hair Expressions salon (to name just a few) need an updated mall with businesses that are also known
to draw in customers and that have a good reputation. I believe that a Trader Joe's and Chipolte would
be examples of businesses that could meet this criteria.
For example in today's Pioneer Press, there is an article on the front page of the North Suburbs section
entitled "City is trading up with Trader Joe's". I found it interesting how they quoted a Woodbury
resident as stating other people have said, "You are so lucky" when they find out Woodbury is getting a
Trader Joe's. I doubt the proposed Walgreen's or Aldi would draw such a reaction in Arden Hillsl In fact,
the article calls Trader Joe's "a jewel in Woodbury's retail crown". I saw pictures of the availability of
parking in the afternoons at Arden Plaza. I believe this store would help fill the parking lot and "benefit
neighboring sores by boosting mall traffic". By attracting the right businesses to Arden Hills, other top
notch businesses will want to sign on and compliment the local businesses we are already lucky to have.
Please deliberate this decision carefully. Our community and its future is in your hands.
Sincerely,
Kristine Shields
1144 Karth Lake Drive
Arden Hills, MN
11/1/2007
James Lehnhoff
Arden Hills City Hall
1245 WHwy. 96
Arden Hills, MN 55112
Dear Mr. Lehnhoff:
I am writing in opposition to having a Walgreen built in Arden Plaza.
There are Walgreen stores close for people who wish to shop there.
The traffic in and out ofthe Plaza is already a problem.
There is a Cub store and Target very close
I use the Postal sub-station and the drug store at the Pharmacy
often and would hate to loose them. Trips to the Pharmacy
take me to the hardware store and other businesses there.
Please use your influence to oppose the building of a Walgreen in Arden
Plaza.
Sincerely yours,
U~ ~ .1-ry
Edna R. Fox
4655 Victoria St. N.
Shoreview, MN 55126
10-6-07
James Lehnhoff
From:
Sent:
To:
Cc:
Subject:
cfp47@comcastnet
Tuesday, October 09, 2007 2:09 PM
James Lehnhoff
sj harpstead@comcastnet
Walgreens in Arden Plaza
#1. Safety A few weeks ago, just after traffic was stopped for a train, vehicles lined
up from the YMCA heading south and from Arden Plaza heading north, an ambulance with
lights and siren was making its way the best it could south through the the jam. The
intersection of County Road E and Lexington is often affected by the train and is crossed
frequently by the Allina ambulances. I know because I live on the west side of Lexington
just south of Co. Rd. E and hear them on a regular basis.
The YMCA is expanding. More members, more cars as well as more kids on bikes.
The 35W bridge collapse has resulted in new traffic patterns and more cars are now using
Lexington and Snelling.
Target and CUB draw many customers requiring traffic lights to regulate the flow of cars
turning in and out.
From my point of view, if safety and traffic are issues related to the building of
Walgreens, I donlt see how having one is going to improve things.
#2. Community. What will a Walgreens offer us that we don't have already? Arden Hills
has a residential community feel to it and I think most people who live here would agree
and probably like it that way. Need prescriptions filled?.. .Arden Pharmacy, CUB,
Target. .need do-dads?.. .Target, need food?.. . CUB or Target. How would a Walgreens
enhance our lives or the feel of our community? In my view it would just give Arden
Hills a hanky-tonk appearance and detract greatly from the neighborly feel it has now. I
am hoping you will deny this development. Once we give up our green space and residential
appearance we will never regain it.
#3. Stake holders. Who stands to gain from this investment?
investors or families trying to start a business? I doubt it.
investors and family businesses will be in jeopardy because of
you allow this, will you allow a Wal-Mart next?
A group of community
Instead, community
a huge national chain.
If
#4. Urgency. What is the rush? If the long range implications of this proposal are not
clearly in the best interests of many in our community, postpone it. Wait until it is
clear that this business is actually needed before you make a hasty, irreversible
decision. You are elected to be responsible stewards of the common good. Please make sure
you know what that is.
Respectfully,
Christine Pistotnik
Arden Hills resident
1
James Lehnhoff
From:
Sent:
To:
Cc:
Subject:
Brenda McGuire [brendamcguire@mac.com]
Sunday, October 14, 20074:29 PM
sjharpstead@comcastnet
James Lehnhoff
Arden Plaza Walgreens
Dear Mayor Harpstead:
I am writing because I am concerned with the proposal for a large
Walgreens proposed for Arden Plaza.
My specific objection is the introduction of another large and
informal business establishment, joining
Cub and Target on Lexington Blvd.
Arden HIlls suffers from not having a real downtown area, and an
additional Walgreens would in no way
improve the feeling and does not fill a need. For pharmacies, we
have Arden Pharmacy, Cubrs and Target's
pharmacies within a stone1s throw, and two additional Walgreens
within a three mile radius.
Traffic on the intersection is already a problem during the rush
hours, and this would only make it worse. I
do not oppose development I but the addition of another big box type
store I and four pharmacies within a
mile seems not the way to go.
Thank you for hearing me.
Sincerely,
Brenda McGuire
1
Page I of I
James Lehnhoff
Sent:
To:
From: Susan Osburn [susanjo49@gmail.com]
Saturday, October 20,20072:14 PM
James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbj24@aol.com; franh116@aol.com;
davemcclung@comcast.net
Subject: proposal to build a Walgreens in Arden Plaza
To Arden Hills City Council Members:
I am writing to express my concern about the proposal to build a Walgreens in Arden Plaza. With a Walgreens
in Roseville only a few miles away (on Snelling and County Road C), I hardly see the need for another
Walgreens in the vicinity. Also, another Walgreens would bring increased traffic at the intersection of County
Road E and Lexington, which is already quite busy especially during traffic times. I ask your consideration of
the possible negative impact that this building could bring.
Thank you for your service to Arden Hills and for your careful consideration on this topic..
Susan Osburn
111112007
Page 1 of 1
James Lehnhoff
From: jan [jan.moser@comcast.net]
Monday, October 22,20076:16 PM
James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbj24@aoLcom; franh116@aoLcom;
davemcclung@comcast.net
Subject: Arden Hills development
Sent:
To:
I am writing to oppose the proposal to open a Walgreens in Arden Plaza. As a resident of Shoreview who works in Arden
Hills at COUNTRY Insurance, I travel across the intersection of County Road E and Lexington every day. The Cub added
a significant amount to the traffic of this intersection. Then another office building went up next to Schoonover's. All are
increasing our volume of traffic. It is already designated as a level "E" intersection and that is with minimal traffic flow
from McGuire's which will be closing. This corner is estimated to be at a level "F" within one year and that is without
taking into consideration who will buy and renovate McGuires. To add a Walgreens will just intensify the traffic that much
more. We do not have a road system to support the traffic flow that could be generated in a few years with Walgreens
and new ownership for McGuires.
Second, we have a new Walgreens going up on the corner of 96 and Hodgsen Road - why do we need another one within
a 3 mile radius. There is resident support for Arden Pharmacy which is a locally owned and operated pharmacy and Mail
station. Residents do not want to see the loss of that store due to competition from one more nationai chain.
Third, how will we accommodate parking demands. That parking lot is quite busy during the day with the traffic supporting
the current mix of tenants.
Thank you for listening to resident concerns.
Sincereiy,
Jan Moser
4330 Lakepoint Court
Shoreview, MN
11/1/2007
Page 1 of 1
James Lehnhoff
Sent:
To:
From: Lorraine Picard Diggs-Ip@usfamily.net]
Monday, October 22, 2007 7:00 PM
James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbj24@aoLcom; franh116@aoLcom;
davemcclu ng@comcast.net
Subject: Walgreen proposal
As a Shoreview neighbor who shops regularly at the stores in Arden Plaza, I would not welcome a Walgreens. I
absolutely love Arden Pharmacy for the postal service, and good selection of cards and gifts. It would be another loss to
the corporate world and would take away from the hometown feeling of the Plaza with Kim's tailors, Ace Hardware and
the other stores. I have found Walgreen ads to be misleading and I absolutely refuse to shop at Walgreens. Please
consider this proposal with great thought for the ramifications to this area.
Lorraine Picard
5650 Donegal Dr.
Shoreview, MN 55126
--- USFamily.Net - $8.25/mo! -- Highsoeed - $19.99/mo! ---
11/112007
Page 1 of 1
James Lehnhoff
Sent:
To:
From: stpattio@juno.com
Tuesday, October 23, 20076:07 PM
James Lehnhoff; sjharpstead@comcast.net; David_Grant; holdenbhj24@aoLcom; franh116@aoLcom;
fran116@aoLsom; davemcclung@comcast.net
Subject: Fw: Proposed Walgreens at Arden Plaza
---------- Forwarded Message ----------
We are voicing our concern regarding the proposed Walgreens in Arden Plaza. This is absolutely an absurd
idea. There is enough traffic difficulties as is for getting in and out of the shopping center. Also, there are way
too many Walgreens around now. We don't need one on every corner!!! There is a Cub and Target pharmacy
about a block away. The Arden Pharmacy is a great pharmacy, place to shop, etc., and to get them out of there
would be a total catastrophe! We shall see you at the hearing! Thank you!
Patti Larson, Shoreview
Don and Helen Luther, Shoreview
Rita Stout, Arden Hills
Bill Anderson, Shoreview
Mona Swaggert, Shoreview
11/1/2007
Page 1 of 1
James Lehnhoff
From: gojocain@juno.com
Sent: Tuesday, October 23, 2007 8:25 PM
To: James Lehnhoff
Subject: Arden Plaza Development
Dear Mr. Lehnhoff,
We spoke on the phone recently about Arden Plaza Development and Walgreen's proposal of a new store.
My question is: What will happen to the beautiful trees that have grown for years in the space
where the new store will be?
I plan to be at the November meeting. Thank you.
Cordially, Ginny Cain, 4 Pine Tree Drive #110, Arden Hills MN 55112-3777
One more thing; My Condo is listed under my son's name, Michael J Cain, of Rogers MN, but please send
mailings to my above address. His name is used for legal purposes only. TX.
Click for free auote on refinancing vour mort2:a!:!:e.
11/1/2007
James Lehnhoff
Subject:
Scott Steinberg [scott@ras-lIc.com]
Sunday, October 28, 2007 10:00 AM
James Lehnhoff; sjharpstead@comcastnet; holdenbj24@aoLcom; David_Grant; franh116
@aoLcom; davemcclung@comcastnet
Proposed Walgreens
From:
Sent:
To:
Dear City of Arden Hills leaders,
I wanted to voice my concern over the proposal to build a Walgreens in Arden
Hills. I oppose this project and would like to note that by approving this
project it would probably force the Arden Pharmacy out of business as well
our neighborhood would be losing a postal sub-station. My family uses the
Arden Pharmacy on a weekly basis as well as most of my neighbors do also.
There are already enough large stores with pharmacies in the immediate
neighborhood including Target, Cub Foods, as well as a nearby Walgreens less
than 3 miles away in Roseville already.
Arden Hills is a small community and that is why I moved here. It is not a
suburb of 35/000+ residents like Roseville which can support that many
similar businesses. Please take into consideration these factors when
making a decision for our community. With the TCAAP land in the process of
being planned it would seem like it would be a more obvious choice to have a
Walgreens in that location than the proposed location in my neighborhood.
Thank you for consideration.
Sincerely/
Scott Steinberg
1130 Tiller Lane
Arden Hills, MN 55112
651-636-0208
1
James Lehnhoff
From:
Sent:
To:
Subject:
sjharpstead@comcastnet
Thursday, November 01, 2007 8:53 AM
Michelle Wolfe; James Lehnhoff
FW: Walgreen's @ Arden Plaza
Michelle and James
FYI
Stan H
-------------- Forwarded Message: --------------
From: Kathleen Conard <kconard@ties2.net>
To: sjharpstead@comcast.net
Subject: Walgreenrs @ Arden Plaza
Date, Mon, 13 Aug 2007 15,05,57 +0000
> Dear Mayor-
>
> Please do not allow a Walgreenrs to build in Arden Plaza. My
> opposition is based on the fact that we have a unique non-chain
> drugstore with Arden Pharmacy that serves its customers with sound
> support for getting the best medicines and is comparable with price.
> My second reason for the opposing the proposal is that area is
> already congested with traffic, and thirdly there are three
> pharmacies along Lexington from Arden Pharmacy @ County Road E, Cub
> pharmacy, and Target Pharmacy near 694.
>
> Kathleen Conard
> 1474 Arden View Drive
> Arden Hills, MN 55112
1
Page 1 ofl
James Lehnhoff
From: Cliff Nimis [cliffn@repcmLcom]
Sent: Friday, November 02,200712:09 PM
To: James Lehnhoff; sjharpstead@comcast.net
Cc: David_Grant; holdenbj24@aoLcom
Subject: Arden Piaza
As a long time resident of Arden Hills, I ask you to please reconsider your plans for Arden Plaza. The
traffic on County Road E in that location is a nightmare now. I shudder to think of what it would be
like with a Walgreen's and some of the other things I have heard that are proposed. Losing Arden
Plaza Pharmacy will be a great loss to the community. It is what gives us that small town, home town
feel. Please reconsider. Trudy Nimis
11/21/2007
Page 1 of 1
James Lehnhoff
From: ARTE1120@aoLcom
Sunday, November 04, 2007 7:57 PM
James Lehnhoff; sjharpstead@comcastnet; David_Grant; Holdenbj24@aoLcom; FranH116@aoLcom;
davemcclung@comcastnet
Subject: Walgreens in Arden Plaza
Sent:
To:
We wouid like to voice our opinion on the proposed action to build a Walgreens in Arden Plaza Shopping Mall. We
have been users of this mall since our marriage in April 1982. We iike this mall because it is convenient for our
services such as Arden Pharmacy and Gifts, Great China Restaurant, Frattalones Hardware, Chanticlear Pizza, TCF
Bank, etc.
We are very much against Walgreens building another store in this vicinity. There is a Walgreens located at the corner
of Lexington and Larpenteur, Snelling and County Rd. C, Rice and County Rd C, and we believe a new store at Rice
and Larpenteur. This certainly makes it very convenient for anyone who wants to shop at Walgreens.
We believe that building a Walgreens in Arden Plaza would create a very large problem for traffic, also there would not
be enough space for needed parking and would take away the postal sub-station currently located there.
Would you please consider opposing this proposal due to the several problems that would occur.
Thank you very much for your attention to this matter.
Respectfu lIy,
Art and Barbara Ellinger
See what's new at AOLcom and Make AOL Your Homeoage.
11/21/2007
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James Lehnhoff
From:
Sent:
To:
Ted Stamos [ststamos@mac.comj
Thursday, November 08, 2007 9:45 AM
James Lehnhoff
Hello James
In accordance with our instructions I am e-mailing you at the
address on the card you gave me, in order to be put on the e-mail
list so as to be kept notified of events surrounding the Walgreen issue.
As I mentioned in my remarks last night, though not in a very
articulate way, your study report is excellent, and also contains
the grounds for denial of the proposal based on a significant
negative impact that cannot be mitigated. I I was pleased with the
ultimate vote. I am hopeful that the council will be in agreement.
The whole thing is beyond just Walgeen1s or the Arden Pharmacy,
though the community (the common person on the street) is just about
about unanimous in opposition to Walgreen;s and in support of our
beloved pharmacy. No other pharmacy would bother to send flowers to
your child when in the hospital for surgery, as they did for our
child. Nevertheless......
We need to make it a priority to first create our community vision,
what we want to be, where we want to go. The strategic vision.
Included would then be the restrictions and guidelines for
developers to follow. In this way the proposals could be tailored so
as not to harm the vision, or perhaps be able to compliment or
enhance the vision. This would help make a good partnership between
the twin goals of sound economic benefit and the maintenance of our
quality of life (our community vision) .
All the other tactical decisions would fall into place, traffic,
trees, etc. That would be proactive. The free market could then
compete in a partnered way with us. Future development would have a
guideline. As I said last night, I learned as the clinical director
of a mental health outpatient clinic, if the money people ran the
show, our patient care vision diminished. If the clinical people ran
the show, we would go bankrupt. We need the healthy tension down the
middle. right now, the developers run the show (not their fault)
and our community vision is in jeopardy. We need to get the healthy
balance back by putting our vision and appropriate resulting
restrictions in place for a good partnership with our developers.
Good luck. I am appreciative of all of our city leaders and what you
do on our behalf. You are all acting in our best interests.
Ted Stamos
4423 Arden Veiw Court
Arden Hills, Mn. 55112
65l-633-7067
1
Page 1 of 1
James Lehnhoff
From: marknpenny@usfamily.net
Sent: Tuesday, November 13, 2007 5:07 PM
To: James Lehnhoff
Subject: Thank You
(Please pass on to the rest of the Planning Commission members)
Dear Mr. Lehnhoff, Chair Sand and commissioners,
I just wanted to take a moment to thank you for all the time and thought put into planning case 3A, PC 07-018 Arden
Plaza. I know this was a tough decision
but I truly beiieve you are making the correct recommendation and that it is in line with the city's vision - "A strong
community that values our unique environmenL".
I cringed at the meeting last month when the developer stated "The trees destroy the view of the shopping mall". I love
having the trees. And maybe it is just me but I think I could spot the Walgreens without the monument sign on the corner.
Thank you for your stand on the signage.
I grew up in Arden Hills moved away for a few years and returned to Arden Hills. I truly appreciate the uniqueness of our
city. I am not against redevelopment and revitalization but am strongly against big retail chains moving in. The comment
was made a couple of times regarding retail pharmacies that "This is the way the market is moving." I hope this is not the
way our city is moving.
You are correct that the city (and it citizens) need to do more proactive work in determining what we want in Arden Hills
before we are faced with a proposal like this.
The TCAAP project is a good example of the city gathering resident's input and providing options for development of an
area. If it is felt that the Arden Plaza needs some revitalization then maybe the owner and the city should invite some
public input and provide some options in a similar way.
I have gotten away from the intent of my emall so will stop with that and say thank you again for your service.
Mark Johnson
Long time Arden Hills resident
--- USFamily.Net - $8.2S/mo! -- Highspeed - $19.99/mo! ---
11/21/2007
Page 1 of 1
James Lehnhoff
From: kck4721@peoplepc.com
Sent: Friday, November 16, 2007 7:40 AM
To: James Lehnhoff
Subject: Arden Plaza Project
Sir,
Please share this information with the council regarding the Arden Piaza project (Walgreens) denial by the Planning
Commission. I am in favor of the project I thought the reasons for deniai were far reaching and will put developement at
this site and the "Holiday Inn" site in serious jeopardy. One of the Planning Commissioners did not even want to approve
a Lemonade Stand at this site. Have you looked at City Hall? Where are the mature trees? Didn't your location there
add to the traffic on Hwy 96? Since there is so much talk of Lexington Ave and County Road E being the downtown of
Arden Hills why not move City Hall to this or the "Holiday Inn" locations? I do agree the monument signs were excessive
but please look at the other monument signs on Lexington and County Road E and this is another example of the
Planning Commission looking for any reason to deny.
Thank you
Kevin Kennedy
4 Pine Tree Drive #313
Arden Hills MN 55112
11/21/2007
Walgreens in Arden Plaza! Arden Hills
Page I of 1
James Lehnhoff
From: Schmidt, Lynn [Lynn.Schmidt@burnettitle.com]
Sent: Wednesday, November 21,20079:57 AM
To: sjharpstead@comcast.net
Subject: Walgreens in Arden Plaza/Arden Hills
I have been a long time resident of Shoreview and Arden Hills and it has come to my attention that there is talk and/or
negotiations to put In a Walgreens at Lexington and Co. Road E. I have to say I will be EXTREMELY disappointed and
Very Upset if this happens. There is no need for a Walgreens. There is one at Snelling and Co. Rd. C and not to mention
a Snyders at Lexington and Hwy 96 and Target Pharmacy right down the road from Lexington and Co. Rd. E. Do not
cave to the big businessman, we do not need Walgreens at this location, Arden Pharmacy has been there forever, and if
Walgreens comes in it will push them out no doubt, and I love that there is a mom and pop store still around in my
neighborhood. I have always enjoyed the fact that Arden Hills has that nice plaza and if you bring in Walgreens it will turn
into nothing but a traffic nightmere. So if you haven't already figured it out, I AM OPPOSED to Walgreens going in.
Lynn Schmidt
Post Closing Officer
Burnet Title - Shoreview
Direct Dial - 651-486-5616
Fax - 651-490-0793
Email address:lynn.schmidt@burnettitle.com
Excellence in Title Services
11/21/2007