100185 Planning AGENDA
PLANNING COMMISSION MEETING OF OCTOBER 1, 1985
City of New Hope, Minnesota
7:30 p.m.
CALL TO ORDER
ROLL CALL
PUBLIC HEARINGS
Planning Case 85-22 - (Tabled from September 3, 1985.
Request for Preliminary Plat Approval for a Zero Lot Line
at 7900 51st Avenue North, Robert/Marilyn Cady, Petitioners
Planning Case 85-23 - (Tabled from September 3, 1985.
Request for Preliminary Plat Approval for a Zero Lot Line
at 8117-8119 28th Avenue North, West Suburban Builders, Inc.
Petitioners.
Planning Case 85-24 - Request for Variance in Rear Setback -
9016 44th Circle - John/Leonore Haight, Petitioners.
Planninq Case 85-25 - Request for Rezoning, PUD and Plat
Approval at 42nd/Boone - Sandpiper Cove, Petitioner.
Planning Case 85-26 - Request for Amendment to Conditional
Use Permit and Construction Approval at 3701 Winnetka North
Parker Communications,Inc., Petitioner.
Planning Case 85-27 - Request for Approval of Comprehensive
Sign Plan at 9401 36th Avenue North - Meridian Construction
Company, Petitioner.
COMMITTEE REPORTS
10.
11.
Report of Design and Review Committee
Report of Land Use Committee
Report of Codes and Standards Committee
NEW BUSINESS
12. Approval of Planning Commission Minutes of September 3, 1985.
13. Review of Council Minutes of September 9, and 23, 1985.
14. Additional Comments, Suggestions, Requests of Public, Commis-
sioners, and Staff.
15. Announcements.
16. Adjournment.
DATE:
CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
October 1, 1985
85-22
Robert Cady
Preliminary Plat and Variance
7900 51st Avenue North
R-2
STAFF FINDINGS AND COMMENTS:
Staff recommends denial of this case.
has withdrawn his request.
The petitioner
DATE:
CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
October 1, 1985
85-23
West Suburban Builders, Inc. /Earl Wilson
Preliminary Plat Approval
8117-19 28th Avenue North
R-2
STAFF FINDINGS AND COMMENTS:
1. This case was tabled from the September Planning Commission
meeting. The petitioner had failed to appear at the meeting and
Planning Commission tabled until the October hearing date.
2. This duplex was built in 1975. It is very similar to other
duplexes developed in that area that have been zero lot lined.
The property meets all requirements of the zoning code and the
only matter before the Planning Commission is approval of the
preliminary plat. Staff recommends apprOval.
DATE:
CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
October 1, 1985
85-24
John Haight, Jr.
Rearyard Setback Variance
9016 44th Circle North
R-1
STAFF FINDINGS AND COMMENTS:
1. The petitioner is seeking to replace an existing deck with
a larger deck and a screened in porch. The existing house
exclusive of the deck is 32 feet from the property line. Code
requires 35 feet. Also, decks can encroach into the setback
area as long as they are open and not enclosed.
2. In this case, the petitioner is seeking to construct a
screened in porch that extends 15 feet out from the rear of the
home and thus will be 17 feet from the rear property line.
It appears that the petitioner could construct the deck on the
non garage side and come within the setback requirements.
However, the petitioner does not wan't to do this as he states
he would be looking into his neighbor's two level deck.
3. The irregular shape of the lot does constitute a non
economic hardship to a degree. The Planning Commission can
disregard the argument that may be presented about lot shape.
Also, it is ill advised to expand a non conforming structure.
Since the home is already into the setback, this porch only
worsens that situation.
4. I have no information concerning neighbors and I think that
their thoughts should be asked for.
5. Staff would not recommend approval.
extension of non conforming use and to the
the porch would enter into the setback.
Because of this
severe degree that
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,' OF 5URVE'Y/'
/f- --- ~o. ~4: ---
I hereby ce~/
of a survey;
' kot, J
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encroa/I
me th' I
,"' CIR. CLE
I hereby certify that this is a true and
of a survey of the boundaries of:
correct representation
Lot 7, Block 1, Nagell's 1st Addition
And of the location of all buildings, thereon, and all visible
encroachments, if any, from or on said land. As surveyed by
me this 23rd day of August, 1973.
DATE:
CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
October 1, 1985
85-25
Sandpiper Cove and Citizens State Bank
Preliminary Plat, Amendment to PUD, Rezoning from
R-3 to R-4, Construction Approval
4051 Boone
R-3
STAFF FINDINGS AND COMMENTS:
1. This case has been referred to the Planner. In your packet
is his report. This should pretty well describe what the
petitioner requests and the planner's thoughts in the matter.
Also, the petitioner is seeking approval for the first two stages
of a three stage planned use development permit. If approval is
given for these first two stages, it would then allow the
petitioner to proceed with construction.
2. In addition to the report by the Planner, staff has
other concerns that the commissioners and council should be
of.
some
aware
a. staff needs to have a more narrative description of the
proposed PUD and a complete architectural drawing as detailed in
4.19 (6) of the code, which speaks to the second phase of the PUD
process.
b. the
sewer lines.
easements have not been shown for water and storm
c. the preliminary plat has a mis-spelling for"Sandpiper,,.
d. from a procedural standpoint, we must do more than
approve the proposed Sandpiper Cove Second Addition. I believe
you would have to re-plat the original Sandpiper Cove plat to
match, or we are going to end up with two outstanding plats that
describe the eastern portion of the site in different terms.
e. Although the new building would be a condominium
development, it may be reasonable to ask about the useable open
space as required for a townhouse project. There appear to be no
intentions to provide such things as picnic areas, recreational
spaces, play areas, etc.
. f. The only amenity in the
tuck-under garage and this will not
normally the case.
submitted documents is the
be served by elevators as is
g. Some of the requests of the Design and Review Committee
and staff recommendations have been taken in the revised'drawings
that were received by staff this past Friday. They have not
provided the 24 foot wide driveway throughout the site, nor has
the petitioner clarified if the entire building is to be provided
with fire sprinklers as recommended by the Fire Chief because of
the poor access into and within the site.
h. The rezoning issue does have some merit as it is
consistent with the Comprehensive Plan, the change in the use of
the 7.27 acre site in the last decade and the Council decision to
permit a total of 58 dwelling units on the site in 1975. This
development will then bring the total site to that 58 dwelling
units.
Staff does not recommend exceeding this density. Staff also
points out that the soil problems are now known to be worse
than originally thought on this 2.6 acres of the total site.
i. The Planner in his report on page 4, talks about the
difference in elevation between the driveway and the first
floor of the building. Staff agrees with the Planner on this
point, particularly with the inconvenience to the residents and
the strange look that the east elevation is going to have. It
should be noted that the site plan drawings for the east
elevation do not show the driveway in relation to the elevation
rendering. You may want to re-look at the Crystal Towers
apartment complex, off Bass Lake Road. There the parking lot
and driveway is well below the first floor levels.
k. Staff would recommend concept approval only and not
the second or development stage for the PUD. We think that
there are enough concerns to warrent a more thorough
examination.
northwest
associated
consultants, inc.
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Dan Donahue
Alan Brixius
26 September 1985
Sandpiper Cove Condominium Rezoning and PUD Amendment
131.01 - 85.25
BACKGROUND
Citizens State Bank of St. Louis Park is proposing to amend the approved
Sandpiper Cove PUD to allow for the development of a 22 unit condominium on
the southwest corner of the 42nd Avenue and Boone Avenue intersection. The
original Sandpiper Cove PUD was approved for the construction of 59 townhome
units on a 7.3 acre site. To date 37 townhomes have been constructed on the
western 4.7 acres of the site. The applicant is proposing to subdivide the
parcel into two lots and an outlot and consolidate the balance of the 22
unconstructed units into a single building on a 2.6 acre site.
Three applications must be processed to consider the applicant's request.
They are as follows:
Rezoning: The site is currently zoned R-3 which provides for townhouse
development and multiple family dwellings up to 12 units. The applicant
is requesting to construct a 22 unit complex which requires an R-4
zoning district to permit the use.
P'UD: The applicant is proposing a use and design change from. the
'originally approved Sandpiper PUD. To accommodate the change in use
and design an amendment to the original PUD must be processed.
Subdivision: The existing Sandpiper Cove PUD consists of 7.3 acres.
The applicant is proposing to divide the site into two lots and an
outlot.
4820 minnetonka blvd. minneapolis, mn, ste. 200 55416 (612) 925-9420
Dan Donahue
26 September 1985
Page Two
REZONING
The applicant is requesting a zoning change from R-3 to R-4 to allow for the
construction of a 22 unit condominium rather than the approved 22 townhomes
on the site.
The City of New Hope has requested that the site be developed. The applicant
is proposing this design due to market constraints and site conditions.
Comprehensive Plan. The New Hope Comprehensive Plan identifies this site as
area in which medium density residential development (6-10 units per acre)
should occur in a planned unit development. The site is characterized by a
wetland and poor soils. The PUD will allow for a more efficient use of the
developable land, clustering the units to allow for the most efficient use
of the site and to preserve the open space.
Land Use Compatibility. The rezoning change is necessary to allow for a change
in the type of building from townhouses to a 22 unit condonimium. The applicant
is not proposing to change the density from what was approved with the original
PUD. The PUD serves to restrict the permitted density on the site. The re-
zoning will allow for a different building type, however, nothing larger than
22 units~]can be constructed on the site. The building appearance is signifi-
cantly different from the previously proposed townhomes. A building this large
and high constructed on fill raises some compatibility concerns, however, the
applicant has attempted to minimize these impacts through the architectural
appearance of the building, which has been coordinated with the townhomes in
Sandpiper Cove. The site plan shows excessive setback from the adjacent properties
allowing a buffering space. The landscape plan shows the preservation of a
pondin§ area, a landscape screening between the proposed development and adjacent
residential areas.
Traffic. The Comprehensive Plan~s recommendations for medium density residential
development on this site stems from its proximity to 42nd Avenue and Boone.
This land use was proposed to limit access points onto these busy streets and to
buffer the lower density single family development to the south.
New Hope's policies for considering a rezoning are as follows:
The character of the area has changed warranting the change in zoning
designation.
2. The existing zoning represents a mistake during the initial zoning.
Review of the applicant's request does not appear to comply with either of the
aforementioned criteria, however, the following items must be weighed in any
rezoning decision:
1. The City has requested that some development occur on the site.
Dan Donahue
26 September 1985
Page Three
The PUD controls the density and design of the site, providing added City
controls when evaluating the proposal.
The site has 'natural physical limitatiOns that restrict the development.
The proposed land use is consistent with the land use objectives of
the Comprehensive Plan.
The City must make a policy decision as to the acceptability of the requested
R-4 rezoning.
PLANNED UNIT DEVELOPMENT
If the R-4 rezoning is approved, an amendment to the existing Sandpiper Cove
PUD is required. The following is our review of the PUD development based
on City zoning standards:
Lot Area and Density. The applicant is proposing to subdivide the site into
two lots and an outlot. The first lot contains the existing 36 townhomes and
will be 4.7 acres, having a density of 7.6 units per acre. The outlot will
be 6,050 square feet in area and cannot be developed. The second lot which is
proposed to contain the 22 unit condominium will be 2.6 acres, having a density
of 8.4 units per acre. The overall PUD will have a density of 7.9 units per
acre, which is the same as the previously approved PUD.
Setbacks. The R-4 district requires the following building setbacks:
Required Proposed
Front 50 feet 165 feet
Side abutting Boone
Avenue 50 feet 54 feet
Side 20 feet 125 feet
Rear 35 feet 85 feet
The site plan shows setbacks that in each case exceed the established R-4
standard.
Parking. The site plan shows that 68 parking stalls are proposed. Thirty
stalls are to be outside and 38 stalls are proposed to be located under ground.
The New Hope Ordinance requires I covered parking stall plus 1.25 other parking
stall per unit. This 22 unit condominium is required to provide 50 parking
stalls, 22 of which must be covered. The applicant's proposal exceeds this
requirement.
Dan Donahue
26 September 1985
Page Four
Parking Lot Design. Exterior lot raises the following design concerns which
should be corrected:
The driveway aisle for double loaded, 90o parking lot should be at a
minimum of 24 feet.
The parking stalls on the west side of the parking lot dimension out
to 10' x 17'. These stalls are required to have a 20 foot depth.
3. A perimeter barrier curb is required around the entire parking lot.
4. The parking lot must have a bituminous surface and be striped.
5. Parking lot lighting should be indicated. Said lighting must be hooded.
6. Handicapped parking must be provided.
Interior lot raises the following concerns that must be corrected:
The New Hope Zoning Ordinance requires parking lots with 90° parking to
have 64 feet from wall to wall. The interior lot scaled out to be 62
feet in width.
e
The two northerly parking stalls closest to the garage door should be
eliminated. Access to these stalls would be difficult, as the manueverin§
space would be obstructed by the garage entrance.
3. Handicapped parking must be provided.
Site Access. The site access is restricted by several site characteristics.
The curb cut location is limited due to the existence of a merging lane on Boone
Avenue. Also the building location is restricted by the existence of poor soils
and the existing sanitary sewer easement.~ As such, the building placement attempts
to take advantage of the better soil conditions.
As a result of these conditions, the following concerns arise from the circula-
tion pattern:
The sharp curves restrict site access for large vehicles, such as moving
trucks.
The driveway and the parking lot attempt to take advantage of the natural
site contours which are 910 to 912 feet above sea level. The first floor
building elevation is at 920. An increase of 8 feet in elevation at the
front of the building occurs in just 15 feet between the driveway and the
building. Building access is proposed to be provided through a series of
ramps and stairways. The concern for co'nvenient access for the residents,
handicapped people and moving of furniture in and out of the apartments is
raised.
Dan Donahue
26 September 1985
Page Five
The site lacks a designated loading area. A loading and unloading area
should be provided exclusive of the parking and driveway area. In a phone
conversation with the applicant's architect, it was indicated that the site
plan was being revised to provide some type of loading area.
In an effort to alleviate the access and circulation concerns, we spoke to the
site architect about moving the building further west to provide more area for
the driveway. The architect indicated that moving the building is very difficult
due to the site's soil conditions. We do feel that correction of the parking lot
design and the provision of a designated loading area will help to reduce the
some of the concerns.
Utilities. The site has access to municipal sewer which runs east and west
through the site and is covered by a 20 foot utility easement. Municipal water
is proposed to be looped through the site from the existing Sandpiper Cove
townhomes and 42nd Avenue east to Boone Avenue. The alignment of the water-
main abuts the southern boundary of the outdoor parking area. We would recommend
that this watermain be relocated within the existing sanitary sewer easement to
avoid the need for a second easement and to prevent the disruption of the parking
lot if there is need for watermain repair.
The Fire Chief indicated that the proposed fire hydrant should be located near
the street. In light of the poor on-site circulation, the hydrant location
near the site would be more accessible for the fire department in an emergency
situation.
Trash Container. The proposed trash handling equipment is located in the base-
ment near the center of the building. Access to this area by a garbage truck is
prohibited because there is only 10 feet between the basement floor and the
first floor. The basement lacks sufficient manuevering space for a garbage
truck. The applicant should provide some description of how garbage removal is
proposed.
Fire Protection. The New Hope Fire Chief'indicated that the site's circulation
creates a problem for accessibility with a fire truck. To overcome these site
circulation limitations, the Fire Chief recommended that the applicant provide
an automatic fire sprinkler for the entire building. The applicant indicated
that they would follow this recommendation.
Architectural Appearance. The applicant is proposing a building design that
is similar to the existing townhomes. The building is proposed to have an
exterior finish of aluminium siding with asphalt shingles.
The building will be built on fill and will have an elevation consistent with
the townhomes to the west. The building height will also be consistent with
the roof heights of the existing townhomes, however, the buildings will be
above the single family homes to the south. Screening will be necessary to
reduce the visual impact on these 'properties.
Dan Donahue
26 September 1985
Page Six
Landscaping. The landscape plan indicates that the plant materials being
proposed comply with the type and size requirements of the New Hope Ordinance.
The Design and Review Committee indicated that the Russian Olive proposed as
screens on the north, south and west are ineffective. As such, a different
type of tree should be selected. We recommend that the landscape screen be
staggered to provide a more effective screen.
Developer A§reement. A new development contract must be entered into between
the developer and the City to insure the terms of the PUD are followed through.
The applicant is requesting the approval of the PUD concept and development stage.
We have outlined a number of needed revisions to the site plan in our review.
Based on our review of the site plan, we recommend approval of the PUD concept
and development plan provided the applicant revises the site plan in accordance
with the revisions outlined in this report and the recommendations of the Design
and Review Committee and the Planning Commission.
SUBDIVISION
Review of the subdivision indicates that the newly created lots conform to the
standards of the New Hope Ordinance. Preliminary plat approval can be given
with final plat approval occurring with the final stage of the PUD.
CONCLUSION
The development of this site will depend on the City's decision on the requested
R-4 rezoning. Without this approval, the PUD amendment cannot be processed, as
the proposed development would not be permitted in the R-3 district.
CC:
Doug Sandstad
David Namie
Steve Sondrall
SANDPIPER
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MINNESOTA FtNANCIALOEVELOPMENT CORPORATION 7803 Glenroy Road · Suite 200 · Edina, Minnesota 55435 · (612) 831-4220
To whom it may concern:
This is to inform you that the development that is to take place on
Sandpiper Cove 2nd addition will consist of a 2 story, 22 unit condominium
building with 38 underground parking stalls.
The units will consist of two types of two bedroom units. The interior
of the building will have the most typical size unit (2a) consisting of
990 square feet. In addition we will have two bedroom end unit that will
have exposure.on two sides and will consist of 1,131 square feet. All units
on the second!top) floor will have vaulted ceilings.
The units will be sold at various prices depending on location within
the building and views to the exterior. However, the units will have an
average selling price of approximately $72,000-$73,000.
The building will have aluminium siding, the color of which has not
yet been decided, with asphault shingles. It will be beautifully landscaped
with trees and bushes. It will most definitely be aesthetically pleasing to
the neighbors.
Copy to City
9-27-85-
James E. Klungness
President
C'4
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2ND FLOOR. , '
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.__BASEMENT
__ SOUTH ELEVATION
NORTH ELEVATION
WEST ELEVATION
DATE:
CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
October 1, 1985
85-26
John Parker, A1 Tedesco
Flood Plain Use Permit, Conditional Use Permit,
and Construction Approval
7980 36th Avenue
R-1
STAFF FINDINGS AND COMMENTS:
1. The petitioner would like to construct an addition to the back
of the Tom Thumb store on 36th, which is approximately 14 by 16
feet. In addition, they will remove the center radio tower and
reconstruct it with a larger, stronger, and taller tower that will
support a six bay FM antenna. What this means, how much bigger
and taller the FM antenna will be is unknown to staff. We have
not seen architectural drawings on the antenna.
2. KTCR has vacated their building at 3701 Winnetka and have
moved to the Butler Square Building in Minneapolis. They continue
to use the three 295' radio transmission towers in the city owned
flood plain, just west of Winnetka, behind their former studio.
The city has a lease with KTCR for such use.
3. I believe that the petitioners will be tearing down the former
KTC R studios on Winnetka. At the same time that they will be
tearing down the building, they are asking for an addition to the
Tom Thumb store that will be extending a non conforming use as it
is too close to the west property line. Moving the lot line does
not appear to be a possibility here as Section 4.031 (1) clearly
advises against expansion of such buildings.
4. The petitioner gives no evidence, nor does he speak to any
type of public improvements. He tends to rebuild the radio tower
and to extend a non conforming use. No mention is made of any kind
of public improvements, amenities to the Tom Thumb building, or in
any way speaks to dressing up what might be a greater eyesore than
currently exists.
5. In addition to the bigger tower, there is going to be a cable
that is going to run from the Tom Thumb addition, starting at ten
feet above the ground, running out from that addition all the way
to the new tower and up to the top. In addition to some very real
visual pollution problems here, we may have a public nuisance
since there are many kids in the area and they have been a source
of problems to the police department this past summer. Legally,
the ten foot height of the cable is an accepted minimum standard.
However, since we own the land that the towers sit on, I think we
would have something to say about that cable. I believe the
petitioner wishes to use this method as opposed to undergrounding
the cable to the tower because of cost considerations.
6. I will be looking at the lease and be able to advise you
further on Monday. I think we may want to rethink the lease and
see how it applies here in light of the changes that are being
requested by the petitioner and this new cable.
7o
Staff would recommend that the tower construction issue be looked at
more closely and that the petitioner provide some drawings on this subject.
In addition, we would request that any cable be undergrounded. We also
recommend that if the"shed" is allowed on the Tom Thumb site, that there
be major improvements in landscaping/screening. Further, staff recommends
tabling the matter until the petitioner can submit a more complete and
improved proposal.
/
2729 Upland Court
Plymouth, MN 55447
September 24, 1985
Mr. John B. Parker
Owner/President
Parker Communications, Inc.
2826 IDS Tower
80 South 8th Street
Minneapolis, MN 55402
Dear Mr. Parker:
In the supplemental agreement to the purchase agreement for
KTCR-AM and FM dated January 19, 1984, Section 3 states that,
"Buyer shall have the right to build on the Land and keep
thereon in perpetuity as an easement recordable and running
with the Land a shed to house its transmitter and related
equipment, and shall be granted access thereto in perpetuity."'
As originally understood, this right was to be used to build
atransmitter shed in the future somewhere on the lot where
the building named 3701 Winnetka Avenue is presently located.
Now that you are beginning to explore the various possibili-
ties for the construction of this shed, I understand that you
are finding an area directly behind the Tom Thumb store, of
which I own the land underneath, is more suitable for the
purpose. Therefore, I am in agreement in transferring the
meaning of Section 3 from the original lot at 3701 Winnetka
Avenue to the area behind the Tom Thumb store. This means
that I will grant you an easement on my property to the
transmitter shed to be built behind the Tom Thumb store and
to the broadcast towers in perpetuity. If there is any formal
paperwork to be done to grant you this easement because of it
being a property right, I agree to cooperate in the execution
of it.
Sincerely,
Albert S. Tedesco
AST:js
TDM ENGINEERING
7720 36th Ave. N. ~119
Crystal, Mn.
55427
(612).546-7363
August 30, 1985
Doug Sandstad
City of New Hope
4401Xylon Ave. N.
New Hope, Mn.
55428
Dear Doug,
This letter is being submitted in support of the
application for use permits by KTCJ Radio and Parker
Communications, Inc. Parker Communications is the owner and
opperator of radio stations KTCJ-AM & KTCZ-FM. These
stations were formerly owned by A1 Tedesco and known as
KTCR-AM & FM. KTCJ-AM has its transmitter presently located
at 37~1 Winnetka Ave. N, with three broadcast towers located
to the south and west of this address.
Parker Communications proposes to move the AM
transmitter from its present location to the rear of the Tom
Thumb store located at 7980 36th Ave. North. The proposed
building will be an addition to the existing structure as
shown in the plans. The dimensions of the proposed structure
are 16'x14'xlO. Also within this new structure will be the
FM transmitter for KTCZ-FM.
Transmission line will be supported approximately 8 feet
above ground level between the proposed building and the
broadcast tower nearest Winnetka Ave. Supports will also be
used between each tower.
This application is also for removal and reconstruction
of this tower. The proposal is to replace the existing 295
foot tower with one of equal height. The new tower would be
a 24" load bearing A~ antenna. The present tower face is
18" and the tower was not designed for load bearing use. The
stronger tower is necessary to support a 6 bay FM antenna
which would be mounted at the top of this tower. The
existing screw anchors and guy cables will be removed. New
guy cables and anchors will be added to strengthen the
structure.
Parker Communieation~
Removal could begin after City and Fedral Communications
Commission approval. Reconatruction would best be
accomplished during the winter mounths when the floodway is
more accessable to heavy equipment.
The tower chosen would be either the tower submitted or
one of equal dimensions and load bearing characteristics.
Please feel free to contact me if there is any
information I can supply you with. During the day I
reached at AVC Systems, Inc. 729-8305.
further
can be
Sincerely,~ l- ....... ~-~
DATE:
CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
October 1, 1985
85-27
Meridian Construction
Comprehensive Sign Plan Approval
9401 36th Avenue North
R-0
STAFF FINDINGS AND COMMENTS:
The petitioner is seeking to have a comprehensive sign.Plan approval.
Since this will be a multiple occupancy building, this approval is
required by ordinance. The petitioner will be erecting a sign at the
intersection of 36th Avenue North and Hillsboro. It will fall outside
of the sight triangle requirements and therefore poses no problem. It
will be forty square feet and four foot, four high by 14 foot wide.
Staff recommends approval.