pc-agenda-sep-12-22
REGULAR MEETING AGENDA
Planning Commission meetings are being conducted in a hybrid format with in‐person and remote
options for attending, participating, and commenting. The public can make statements in this meeting
during the planned public comment sections. Some members of the Commission may attend virtually.
Members of the public may attend virtually by following instructions below.
Remote Attendance/Comment Options: Members of the public may attend this meeting by watching
on cable channel 16, streaming on CCXmedia.org, streaming via Webex, or by calling 1‐415‐655‐0001
and entering access code 2454 517 6982.
Members of the public wishing to address the Commission remotely have two options:
• Via web stream ‐ Stream via Webex and use the ‘raise hand’ feature during public comment.
• Via phone ‐ Call 1‐415‐655‐0001 and enter meeting code 2454 517 6982. Press *3 to raise your
hand during public comment.
1. Call to Order & Land Acknowledgement
2. Approval of Agenda
3. Approval of Minutes
August 22, 2022, Regular Meeting
4. Informal Public Hearing – Preliminary Plan for Lot Consolidation
Address: 4501 Merribee Drive
Applicant: Nancy Lyons
5. Informal Public Hearing – Conditional Use Permit to Allow for a Drive Thru
Address: 650 Douglas Drive
Applicant: Zeke Hellenbrand on behalf of BCU
– End of Televised Portion of Meeting –
To listen to this portion, please call 1‐415‐655‐0001 and enter meeting access code 2454 517 6982.
6. Council Liaison Report
7. Other Business
a. Reports on Board of Zoning Appeals and Other Meetings
8. Adjournment
September 12, 2022 – 6:30 pm
Council Chambers
Hybrid Meeting
REGULAR MEETING MINUTES
This meeting was conducted in a hybrid format with in‐person and remote options for attending,
participating, and commenting. The City used Webex to conduct this meeting and members of the
public were able to monitor the meetings by watching it on Comcast cable channel 16, by streaming it
on CCXmedia.org, or by dialing in to the public call‐in line.
1. Call to Order
The meeting was called to order at 6:30 pm by Chair Pockl.
Roll Call
Commissioners present: E. Brenna, A. Brookins, S. Ginis, A. Johnson, L. Pockl, C. Segelbaum,
Commissioner absent: M. Ruby
Staff present: Jason Zimmerman – Planning Manager, Myles Campbell – Planner
Council Liaison absent: Denise La Mere‐Anderson
2. Land Acknowledgement
3. Approval of Agenda
Chair Pockl. asked for a motion to approve the agenda.
MOTION made by Commissioner Ginis, seconded by Commissioner Brookins, to approve the agenda
of August 22, 2022.
Motion carried.
4. Approval of Minutes
MOTION made by Commissioner Ginis, seconded by Commissioner Brookins, to approve the meeting
minutes of July 25, 2022.
Motion carried with Commissioners Brenna, Ginis, and Pockl voting in favor and Commissioners
Brookins, Johnson, and Segelbaum abstaining.
5. Discussion – ADUs
Myles Campbell, Planner, started the discussion as a follow up from the discussions in June and July.
He presented the second revision of the draft ordinance based on the previous discussions. The
modelling units used were three existing lots in Golden Valley, and comparisons used the proposed
language.
Campbell discussed the initial staff recommendations around zoning, detached ADUs, internal and
attached ADUs being held to the same requirements, parking and objectives. Staff reviewed Public
Works and Building Inspection recommendations.
August 22, 2022 – 6:30 pm
Council Chambers
Hybrid
City of Golden Valley Planning Commission Regular Meeting
August 22, 2022 – 6:30 pm
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The first draft of the ordinance mainly followed these recommendations as well as language similar
to those from surrounding cities.
The second draft added elements from the residential survey which highlighted location on a lot and
exterior finish. All ADUs will also require administrative review, regardless of permitting
requirements. Commissioner suggestions were added, utility connections addressed, minimum lot
size requirement for detached ADUs, and revised the accessory structure area limit language.
Campbell displayed three potential lot models to explain potential scenarios and variations.
Large lots have more flexibility, there’s a hard cap on ADU size at 950sq ft, likely wouldn’t rely
on CUP for a detached ADU.
Mid‐size lots are harder to meet principal structure setbacks for detached ADU. There’s
potentially less useable backyard space and more ADUs are capped at 35% of the home’s
livable area.
Small lots will struggle to have a detached ADU but attached ADU is flexible. This also has a
35% area cap and will likely result in more studio apartment designs.
Next Steps
Engagement in advance of public hearing
o More education, early public comment, social media outreach
Informal Public Hearing at Planning Commission
o Targeting September 12th or 26th depending on discussion tonight, and the capacity
of City Communications team
Formal Public Hearing at City Council
Commissioners and staff reviewed details on the code: façade, ADUs viewable from the street,
frost footings, selling and renting of homes/ADUs and restrictions. They also discussed how code
language defines if an ADU is subject to a variance or a CUP and how someone would know the
difference. A variance from land use isn’t allowed.
The discussion moved on to what other permits/requirements are triggered by an ADU, such as
tree and landscaping permits or requirements. Staff noted that would need to go to Council as tree
and landscaping isn’t under the Planning purview. Discussions continued on to waste hauling and
requirements, as well as number of bins on a property.
Commissioners mentioned land use and housing intention as well as technical language and what is
clear when read. There is concern that language isn’t clear and the unintended consequence of
excessive ADUs will turn R‐1 areas into R‐2. Staff discussed the meanings of the language and rate
of density.
The group discussed process, review, public notification, surveys, and public input. Commissioner
Johnson called out renter rights in the event of homeowner death. Staff noted that was a policy
determination and discussed code language in other cities going as far spelling out what is
City of Golden Valley Planning Commission Regular Meeting
August 22, 2022 – 6:30 pm
3
“residency” and how many days within a year a home must be occupied. Staff noted there may
need to be something added to zoning code with rental license transferring or a grace period of
some kind. Staff will review with appropriate groups in the City.
Staff and Commissioners discussed off street parking regulations for a home and for the ADU. They
discussed capacity versus actual vehicles.
Commissioner Johnson stated he’s not comfortable with how ADU’s are overriding the density in
R‐1 but he feels comfortable with the regulations being put in place. He added he’s not in favor of
ADUs but is comfortable with what has been created to put in the zoning code. Chair Pockl echoed
this sentiment and added detached are a harder sell for her than attached/internal. Regardless of
approval, she doesn’t see a surplus of ADUs being erected. Commissioner Ginis discussed the
benefits of ADUs to families and the benefits of detached ADUs as a way to maintain the original
home aesthetic. Commissioner Segelbaum added that the group wasn’t charged with deciding if
ADUs were appropriate but rather to guide the use and he feels the group has done that well.
6. Council Liaison Report
No Council Liaison Report was given.
7. Other Business
No other business was discussed.
8. Adjournment
MOTION by Commissioner Johnson to adjourn, seconded by Commissioner Segelbaum and
approved unanimously. Meeting adjourned at 8:24 pm.
________________________________
Andy Johnson, Secretary
________________________________
Amie Kolesar, Planning Assistant
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Date: September 12, 2022
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing on Preliminary Plan for Lot Consolidation at
4501 Merribee Drive
Property address: 4501 Merribee Drive
Applicant: Nancy Lyons
Property owners: Nancy Lyons and Laura Niewald
Zoning District: Low Density Residential (R‐1)
Lot size: 13,942 sq. ft. (existing)
Current use: Single‐family home
Future land use: Low Density Residential
Adjacent uses: Single‐family homes
2021 aerial photo (Hennepin County)
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Summary
Nancy Lyons, homeowner at 4501 Merribee Drive, is proposing to combine her single‐family property
with newly vacated adjacent right‐of‐way to increase the size of her lot and create space for a
potential future shed. There is one existing single‐family home at this address which would be not be
altered.
Background and Existing Conditions
The subject property is zoned Single‐Family Residential (R‐1) is currently just under 14,000 square
feet. It is a corner lot and fronts onto Merribee Drive to the north and Lee Ave North to the east. The
right‐of‐way to the east was previously owned by the property at 4444 Merribee Drive. In 1965, it was
deeded to the City as a right‐of‐way easement in order to provide access to new lots to the south.
In 2021, the applicant pursued constructing a shed near this right‐of‐way in a space she assumed was
a side yard but is in reality a front yard. A cement slab was poured prior to realizing this error. In
working with staff, the applicant further discovered that the existing fence to the east was outside of
the property line and sits within the right‐of‐way. As a result, the newly poured slab also extends
beyond the property line.
Because of the topography and the difference in elevation from the north portion of the lot to the
south (rear yard), the applicant wished to pursue a path that could allow the planned shed to remain
in its current location. After examination of the wide right‐of‐way to the east, Engineering staff
determined that there is excess land that could be vacated and returned to the property owner at
4444 Merribee, as this was the original plat from which the right‐of‐way easement was obtained.
Those owners have agreed to sell the land to 4501 Merribee so that it can be combined with the
existing lot and create a larger front yard along Lee Ave.
Still, the construction of a shed in a front yard is not allowed by code, so a variance is being pursued
through the Board of Zoning Appeals later in the month. Regardless of the outcome of that hearing,
the City is comfortable transferring the vacated land to an adjacent property owner.
Engineering staff have established that a sufficient boulevard with remains to accommodate snow
storage. No utilities are located within the vacated are that is to be combined with 4051 Merribee.
Staff Review
R‐1 Lot Requirements
For a lot in an R‐1 zoning district, the standard minimum lot size is 10,000 square feet and – for a
corner lot – the minimum width is 100 feet at the front setback line. This width must be maintained to
a depth of 70 feet from the front lot line.
The proposed combination would create a lot of approximately 15,990 square feet with widths of
over 100 feet along both Merribee and Lee. The new lot would maintain those widths to a depth of 70
feet from the front lot line.
Minor Consolidation Eligibility
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There are three conditions laid out in the City Code for a request to be considered a minor
consolidation action:
1. The land to be subdivided or consolidated must be part of a recorded plat or a recorded
registered land survey (RLS)
2. Consolidations may involve any number of parcels, but subdivisions shall be limited to the
creation of four or fewer lots from one or more original parcels
3. The subdivision or consolidation shall not necessitate any additional public investment in new
roads or utilities to serve the lots.
Sec. 109‐119. ‐ Eligibility for Application.
In the case of 4051 Merribee, the lot meets all three conditions.
Additional Department Review
Beyond the initial review to establish the area of right‐of‐way that could be vacated, Engineering staff
have no additional comments.
The Fire Department has reviewed the application and has no comments or concerns.
Qualification Governing Approval as a Minor Consolidation
According to Section 109‐121 of the City’s Platting Regulations, the following govern approval of
minor consolidations with staff comments related to this request:
Factor/Finding
1. A minor subdivision shall be denied if the proposed lots do not meet the minimum area
and dimensional requirements for the Zoning District in which they are located, or if vehicular
access is not provided from an abutting improved street.
Standard met. The consolidated lot would meet the minimum requirements of the Single‐
Family Residential Zoning District and has access to an abutting improved street.
2. A minor subdivision may be denied upon the City’s determination that a resulting new lot
is encumbered by steep slopes or excessive wetness.
Standard met. While the lot does have notable topography, it has not prevented the
construction and use of a single‐family home.
3. A minor subdivision may be denied if sewer and water connections are not directly
accessible by each proposed lot.
Standard met. Established sewer and water connections exist – no changes are anticipated.
4. Approval shall be conditioned on the granting of easements for necessary public purposes.
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Standard conditionally met. New drainage and utility easements must be included on the final
plat.
5. Approval may be conditioned on the requirements of outside public agencies with
jurisdiction.
Not applicable.
6. Approval shall be conditioned on the resolution of any title issues raised by the City
Attorney.
Standard conditionally met. The City Attorney will determine if such a title review is necessary
prior to approval of the final plat.
7. Minor subdivisions of nonresidential parcels may be denied if new development will cause
undo strain on adjacent roads or on public utilities or will adversely affect adjacent uses.
Not applicable.
8. Approval shall be conditioned on the payment of a park dedication fee, sewer and water
access charge, and pending or levied deferred assessments.
Standard met. No additional fees are required as a result of this action.
9. The conditions spelled out shall provide the only basis for denial of a minor subdivision.
Approval will be granted to any application that meets the established conditions.
Standard met.
Recommended Action
Staff recommends approval of the proposed minor consolidation subject to the following conditions:
1. All required drainage and utility easements shall be included on the final plat.
2. The City Attorney will determine if a title review is necessary prior to approval of the final plat.
Attachment
Exhibit (1 page)
1
Date: September 12, 2022
To: Golden Valley Planning Commission
From: Jason Zimmerman, Planning Manager
Subject: Informal Public Hearing – Conditional Use Permit No. 173 to allow for the Operation
of a Drive‐thru Facility at 650 Douglas Drive North
Property address: 650 Douglas Drive North
Applicant: Baxter Credit Union (BCU) Property owner: BCU
Current use: Vacant bank building Lot size: 2.89 acres
Current Land Use: Employment Mixed Use Current Zoning: Employment Mixed Use
Adjacent uses: Planned office/warehouse redevelopment (west), industrial uses (north and east),
self‐storage facility(south)
2021 aerial photo (Hennepin County)
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Summary of Request
Zeke Hellebrand, representing Baxter Credit Union (BCU), is requesting a Conditional Use Permit to
operate a drive‐thru at an existing but vacant bank building at 650 Douglas Drive North.
Background and Existing Conditions
650 Douglas Drive is an approximately three‐acre site that is surrounded by roads on three sides
(Douglas Drive to the west, the frontage road to the north and east). The Lock‐Up storage facility is
located immediately to the south. It contains a 7,525 sq ft, one‐story building with seven drive‐thru
lanes along Douglas Dive and two access points onto the frontage road.
The bank building was constructed in the late 1970s and was significantly remodeled by BNC
National Bank in 2003. Sometime after 2019, BNC closed and the building has been vacant ever
since. BCU purchased the property in 2022 and will do interior work as well as make modifications
to the existing drive‐thru area.
Staff has been unable to find any record of a conditional use permit being discussed or issued for
the BNC bank. When BCU approached the City about moving in to this location, staff advised them
it would be necessary to apply for a CUP and go through the approval process.
Proposal
BCU proposes to reduce the number of drive‐thru lanes at this location, going from seven to four
with a pass‐thru lane. Two of the lanes will be full‐service while the other two will be ATM lanes. As
part of the work along the west side of the building, a portion of the paved queuing space will be
removed and converted to turf and vegetation, reducing the amount of impervious coverage.
Other planned site improvements include the construction of a trash enclosure adjacent to the east
parking lot, the replacement of pavement and curbs, and the installation of a landscaped island.
The accessible route to the building will also be improved.
Work at this location unrelated to the CUP (the drive‐thru) will still require staff review and
approval, including improvements to landscaping and removal of any infected ash trees. A portion
of the site may contain a wetland – if so, it will need to be protected with a native vegetation
buffer. Any new exterior lighting will need to meet the City’s “dark skies” requirements.
Staff Review
Drive‐thru Revisions
A primary consideration in the adjustments proposed to the drive‐thru lanes is the increase in the
width of each lane and a reduction in the number. Instead of six narrow drive‐thru lanes (and one
pass‐through lane), the reconfiguration will result in four drive‐thru lanes each 13’‐9” to 14’‐3”
wide. A pass‐through lane will remain to the west of the drive‐thru area.
In addition, approximately 2,400 sq ft of impervious pavement will be removed immediately north
of the drive‐thru lanes and be replaced with vegetation. An adjacent low area in the lawn may be
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determined to be a wetland. If so, a native vegetation buffer of at least 15 feet wide would need to
be planted.
Parking
While not directly related to the drive‐thru, the applicant intends to improve the parking lot on the
east side of the building. Three existing spaces will be removed in order to construct a trash enclose
and to create a required landscaped island to break up an uninterrupted row of parking stalls. At 47
spaces, the proposal is still well above the minimum required parking ratio of 1 per 300 sq ft or 25
spaces.
Bicycle parking is required at a rate of 5% of the minimum number of vehicle spaces or a minimum
of four bicycle spaces. Four bicycle spaces available to the public are required to be installed.
Accommodating this alternative form of transportation aids in off‐setting the vehicles that will be
arriving at the site to use the drive‐thru. Proximity to the Luce Line Regional Trail makes this
installation even more appropriate.
Trees and Landscaping
In the course of completing other site work, including the replacement of the sanitary sewer line,
some landscaping will be removed or disturbed. A permit will need to be obtained to replace this
landscaping and to meet the City’s minimum requirements. Natural Resource staff have indicated
that any diseased ash trees will need to be removed and replaced.
Stormwater
Repair/replacement of portions of the existing pavement and curbing are anticipated. If one‐half
acre is disturbed down to native soils, water quality treatment and rate control will need to be
implemented consistent with City standards.
Additional Department Review
Engineering staff noted that landscaping and other site work would trigger the need for a tree and
landscape permit and a stormwater management permit. The Fire Department had no comments
or concerns.
Evaluation
The findings and recommendations for a Conditional Use Permit are based upon any or all of the
following factors:
Factor Finding
1. Demonstrated Need for Proposed Use Standard met. In addition to the local
population base who use BCU for their banking
needs, the use of drive‐thru facilities has
become more important in a post‐pandemic
world. Utilizing existing infrastructure to meet
this demand is a good use of resources.
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2. Consistency with the Comprehensive Plan Standard met. The enhancement and reuse of
the existing facility would restore a
retail/service use along a corridor which is
currently focused on housing and/or industrial
operations. The creation of jobs is consistent
with the purposed of the Employment Mixed
Use designation.
3. Effect upon Property Values Standard met. Reintroducing a six‐day a week
business into a vacant property, along with the
planned improvements, would only help
improve property values in the area.
4. Effect on Traffic Flow and Congestion Standard conditionally met. Given the current
layout of the queuing lane for the drive‐thru,
and the access located on the frontage road
rather than Douglas Drive, no impacts to traffic
flow outside of the site are expected. A
secondary access point directly to the parking
lot helps balance the distribution of trips. Four
bicycle spaces must be provided as required by
code.
5. Effect of Increases in Population and
Density
Standard met. The target numbers of 23‐26
employees per day is a reasonable increase in
the employment density of the site and is not
expected to have any impact on the
surrounding area.
6. Compliance with the City’s Mixed‐Income
Housing Policy
Not applicable.
7. Increase in Noise Levels Standard met. No such problems are
expected. The drive‐thru speakers are not
located near any other residential or
retail/service uses and would otherwise be
obscured by the noise from vehicles traveling
along Douglas Drive.
8. Generation of Odors, Dust, Smoke, Gas, or
Vibration
Standard met. No such problems are
expected.
9. Any Increase in Pests or Vermin Standard met. No such problems are
expected.
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10. Visual Appearance Standard met. Improvements to the drive‐thru
lanes, the building’s exterior, the parking lot,
signage, and landscaping will enhance the
visual appeal of the property.
11. Other Effects upon the General Public
Health, Safety, and Welfare
Standard met. No negative impacts are
anticipated. The reuse of the vacant building is
expected to have a positive effect for the city.
Recommended Action
Based on the findings above, staff recommends approval of Conditional Use Permit No. 173,
allowing for the operation of a drive‐thru facility at 650 Douglas Drive North, with the following
condition:
1. Four bicycle spaces, available for use by the public, shall be provided.
This approval is subject to all other state, federal, and local ordinances, regulations, or laws with
authority over this development. Failure to comply with one of more of the above conditions shall
be grounds for revocation of the CUP.
Consistent with State statute, a certified copy of the CUP must be recorded with Hennepin County.
Attachments
Project Narrative (3 pages)
Site survey (1 page)
Drive‐thru lane plans (2 pages)
Interior building plans (28 pages)
Parking lot diagram (1 page)
650 N Douglas Dr.
Golden Valley, MN
Conditional Use Permit | Drive-Thru Facility
From a humble beginning at Baxter Healthcare, to one of the nation’s Top 100 credit unions, BCU
continues to grow. Serving more than 295,000 members in the United States and Puerto Rico, our goal is
to empower members to find financial freedom. We are “Here Today For Your Tomorrow” meaning we
are here for life’s journey and will offer members everything they need to experience a bright financial
future.
BCU proudly provides credit union services to elite employer groups across the US and Puerto Rico and a
valuable employee benefit. The Twin Cities area is home to some of our major partners including
Target, United Health Group and Boston Scientific, among others.
Most of BCUs branches exist inside our employer partners’ office spaces which means that members
need to have access to the facility to leverage the in-person credit union services. The recent and
ongoing pandemic has fundamentally changed in-person working resulting in fewer employees regularly
going into the office and thereby limiting their access to the Credit Union.
The property at 650 N Douglas Dr. will soon become BCUs newest branch and will be open to our
roughly 30,000 members and their families who may not have access to a corporate facility or will prefer
the convenience of the new location, especially with the drive-thru feature.
In addition, to changing in-person work preferences, the pandemic has forever altered the way many of
us interact with businesses. During the early days of the pandemic, when many bank and credit union
lobbies were closed like so many other businesses, BCU maintained operation of our Crystal Lake, IL
drive-thru (our only drive-thru at the time) providing critical access to banking services which were
otherwise unavailable at other institutions during this time. Indeed, it was a lifeline to many members
who otherwise would have been without local, personal access to their finances. While hopefully the
worst of the pandemic is over, the culture, convenience and even necessity of drive-thru and pick up
services for financial institutions and businesses alike remains.
The property at 650 N Douglas Dr is a 7,525 sq ft financial institution with an existing seven lane
attached drive-thru accessory. Previously occupied by BNC National Bank, BCU purchased and took
possession of the building in May of 2022. BCU is applying for a Conditional Use Permit to re-establish
the operations of the drive-thru. Separate to this application, a thorough remodel of the interior is
planned as well to create a modern and welcoming service environment.
Currently there are seven drive-thru lanes. While the drive-thru is an important part of our members’
access to Credit Union services, we feel that need for seven functioning lanes is excessive. Our proposal
includes plans to maintain the existing drive-thru footprint while reducing the number of lanes to four
(plus an additional pass-thru lanes). Reducing the number of lanes within the existing footprint allows
the lanes to be configured to accommodate larger vehicles comfortably. The final four lanes will consist
of two fully transactional lanes and two full-function ATM lanes.
The interior space will roughly be divided into two sections of roughly equal size: a retail section and
administrative section. The retail section will be open to our members to provide Credit Union services.
It will be home to seven to ten full-time employees and staffed Monday-Friday during typical banking
hours as well as Saturday from 9:00 am to 1:00 pm. The administrative space will be available to general
local employees and has desk, office and conference space to accommodate 16 administrative
employees daily.
(1) Demonstrated need for the proposed use.
As a Select Employer Group (SEG) chartered credit union. Our branches in the twin-cities areas exist
inside the office buildings of our partner companies. Typically, only current employees of the respective
companies can access the branch. Our new credit union branch at 650 N Douglas Dr will allow access to
our members who may no longer work with their previous employer, enjoy more convenient access and
grant access to non-employee family members who are unable to access existing branches today. The
drive-thru accessory is a key component of providing safe and convenient credit union services to our
valued members living and working in and around Golden Valley.
(2) Consistency with the Comprehensive Plan of the City.
BCU’s plans for establishing a local credit union branch with operating the existing drive thru aligns with
comprehensive plan of Golden Valley. With its core values of Inclusion, Integrity, Courage, Collaboration
and Wow, BCU is excited to grow in a community that supports a similar vision. BCU intends to remodel
the interior space to be modern and welcoming, increase green space on the property by reducing
unnecessary asphalt leading up to the drive-thru and re-establishing drive-up and walk-up credit union
services providing convenient access options and financial services and financial well-being tools to our
members in the local community.
(3) Effect upon property values in the neighboring area.
BCU’s plan to re-establish the use of the space as a credit union and re-activate the drive-thru will
increase the visual appeal of the site via updated landscaping, building, parking lot and driveway
maintenance. Furthermore, a thriving branch will help bring members and from neighboring
communities to the Golden Valley communities adding a favorable economic impact to the city.
(4) Effect of any anticipated traffic generation upon the current traffic flow and congestion in the area.
The current site was designed with its drive-thru as a primary focus with ample on-site traffic
management and driveway space eliminating the need for congestion on public roadways. Additionally,
BCU plans to add enhanced directional signage on-site to aid in the on-premises traffic flow. The main
drive-thru entrance is on Olson Memorial Highway Service Road which service road has convenient
access via a traffic control light at the intersection of Highway 102.
(5) Effect of any increases in population and density upon surrounding land uses.
No increase in population density is expected.
(6) Compliance with the City's Mixed-Income Housing Policy (if applicable to the proposed use).
Not applicable.
(7) Increase in noise levels to be caused by the proposed use.
The credit union is a quiet office environment. There are no expected impacts to ambient noise or
disturbances to the community.
(8) Any odors, dust, smoke, gas, or vibration to be caused by the proposed use.
No noise, odors, dust, smoke, gas or vibrations are expected beyond normal business traffic as a result
of operating the credit union with the accessory drive-thru.
(9) Any increase in pests, including flies, rats, or other animals or vermin in the area to be caused by
the proposed use.
The credit union business does not lend itself to any non-natural increase in pests, animals or other
vermin than what would be expected to be naturally occurring in the environment.
(10) Visual appearance of any proposed structure or use.
BCU intents to keep the general structure of the site unchanged except for the number of drive-thru
lanes. The number of lanes will be reduced from seven (7) to five (5) however, this will only serve to
widen the lanes and will not impact the structure or structural columns. Additionally, BCU plans to
update the signage in compliance with city ordinances and guidance, refresh and repaint the parking
and driveway areas as well as update and maintain the landscaping on the property.
17
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C ADD f iles pr epar ed by t he Cons ult ant for this p roject ar e
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of t his p r ojec t by ot her s w it hou t wr i t te n ap pr ov al b y t he
C onsultant . With t he Cons ultant's appr oval, ot hers may be
per mit t ed t o ob t ain cop ies of t he C AD D dr aw ing files f or
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
Plotted: 04 /18 / 2022 7:43 PMW:\2022\22007\CADD DATA\SURVEY\_dwg Sheet Files\S22007-ALTAOUCKSL
CADD QUALIFICATION
QUALITY CONTROL
PROFESSIONAL SIGNATURE
SUBMITTAL/REVISIONS
BNC
NATIONAL
BANK
650 DOUGLAS DRIVE N
GOLDEN VALLEY, MN 55422
CARLSON
PARTNERS
6550 YORK AVENUE
SUITE 207
EDINA, MN 55435
03/24/22 SURVEY ISSUED
04/18/22 ATTORNEY COMMENTS
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Max L. Stanislowski - PLS
48988
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
22007
MLS
SEK
MLS
SKS
03/24/22
(Per Schedule A of the herein referenced Title Commitment)
Lots 2 and 3, Block 2, EXPRESSWAY INTERNATIONAL PARK, Hennepin County, Minnesota.
(Abstract Property)
DESCRIPTION OF PROPERTY SURVEYED
(Per Schedule B, Part II of the herein referenced Title Commitment)
The property depicted on this survey and the easements of record shown hereon are the same as the property and the
easements described in the Commitment for Title Insurance issued by First American Title Insurance Company, File No.
NCS-1111135-MPLS, issued on January 25, 2022 , effective date January 25, 2022. The numbers below correspond to those in
the title commitment.
1-8, 11, & 12 do not require comment.
9. Utility and drainage easments as shown on the recoreded plat of EXPRESSWAY INTERNATIONAL PARK, recorded August
18,1977, as Book 219, Page 15 and Document No. 4309378. Shown hereon along the east, north, and west property
lines.
10.Easement for roadway purposes, together with any incidental rights, and the terms and provisions set forth
therewith, as contained in the following:
Condemnation proceeding by the City of Golden Valley, dated January 26, 2017, recorded February 23, 2017, as
Document No. A10414678; and Permanent Public Street Easement Agreement in favor of City Golden Valley, a
Minnesota Municipal corporation, dated May 28, 2015, recorded June 5, 2015 in Document No. A1019932. Doc. No.
A1019932 is shown hereon along the north and west property lines. Doc. No. A10414678 is an easement over the
property to the south and is not shown hereon.
TITLE COMMITMENT EXCEPTIONS
(The following items refer to Table A optional survey responsibilities and specifications)
1.Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property,
unless already marked or referenced by existing monuments or witnesses to the corner are shown hereon.
2.The address, as disclosed in documents provided to the surveyor, obtained by the surveyor, or observed while conducting
the fieldwork is 650 Douglas Drive N Golden Valley, MN 55422.
3.This property is contained in Zone A (area without Base Flood Elevation) per Flood Insurance Rate Map No. 27053C0351F,
effective date of 11/04/16.
4.The Gross land area is 174,240 +/- square feet or 4.0 +/- acres.
7.(a) Exterior dimensions of all buildings are shown at ground level.
8.Substantial features observed in the process of conducting fieldwork, are shown hereon.
9.Striping of clearly identifiable parking spaces on surface parking areas and lots are shown hereon. The number and type of
clearly identifiable parking stalls on this site are as follows: 48 Regular + 2 Disabled = 50 Total Parking Stalls.
ALTA/NSPS OPTIONAL TABLE A NOTES
SURVEY REPORT
1.The Surveyor was not provided utility easement documents for the subject property except for those shown on the Survey.
2.The bearings for this survey are based on the Hennepin County Coordinate System NAD 83 (1986 Adjust).
3.Snow and ice conditions during winter months may obscure otherwise visible evidence of on site improvements and/or
utilities.
To Carlson Partners; Baxter Credit Union; BNC National Bank; and First American Title Insurance Company:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum
Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and
includes Items 1 - 4, 6(a), 7(a), 8, and 9 of Table A thereof. The field work was completed on 02/14/22.
Date of Plat or Map: April 18th, 2022
______________________________________________
Max L. Stanislowski, PLS Minnesota License No. 48988
mstanislowski@loucksinc.com
CERTIFICATION
PARKING STALL COUNT
DISABLED PARKING STALL
2
LEGEND
CATCH BASIN
STORM MANHOLE
SANITARY MANHOLE
HYDRANT
GATE VALVE
SET 1/2 INCH X 14 INCH IRON
MONUMENT, MARKED "LS 48988"
SIGN
LIGHT POLE
CONCRETE CURB
CONCRETE
TELEPHONE PEDESTAL EXISTING BUILDING
NO PARKING
ELECTRIC METER
GAS METER
1 SCHEDULE B II ITEM
ELECTRIC TRANSFORMER
FOUND 1/2 INCH OPEN IRON
MONUMENT UNLESS
SHOWN OTHERWISE
N
SCALE IN FEET
0 30 60
SITE
FOUND CAST IRON MONUMENT
ELECTRIC MANHOLE
TRAFFIC SIGNAL
AIR CONDITIONING UNIT
GUARD POST
ELECTRIC OUTLET
GUARDRAIL / HANDRAIL
FLAG POLE
10
10 FIRE CONNECTION
WOOD FENCE
ALTA/NSPS
LAND TITLE
SURVEY
1 OF 1
9
A001
2
6' - 0"25' - 6"6' - 0"
NEW CONCRETE SIDEWALK
EXISTING CONRETE SIDEWALK & CURB
NEW TRASH ENCLOSURE
SAW CUT EXISTING CONCRETE
SIDEWALK FOR NEW SANITARY SEWER
LINE. SEE PLUMBING. INFILL AND
REPAVE TO MATCH EXISTING
CONCRETE SIDEWALK.
EXISTING SANITARY LINE
SAW CUT EXISTING ASPHALT PARKING
LOT FOR NEW SANITARY SEWER LINE.
SEE PLUMBING. INFILL AND REPAVE TO
MATCH EXISTING ASPHALT PARKING LOT.
EXCAVATE EXISTING LANDSCAPE FOR NEW
SANITARY SEWER LINE. SEE PLUMBING.
INFILL AND RESTORE LANDSCAPING.
A010
2
A010
1 50' - 11"7' - 11 3/4"74' - 11 1/2"R = 1 5 ' - 6 "
22' - 11 3/4"
2' - 2 5/8"
45' - 1"
REMOVE EXISTING CONCRETE CURB.
REMOVE EXISTING ASPHALT PAVING.
INFILL WITH TOP SOIL AND LANDSCAPE
PER OWNER'S REQUIREMENTS.
NEW CONCRETE
CURB. PATCH
ASPHALT AS
REQUIRED.
6
A001
6
A001 1/4" PER FTSLOPE6'-0" TRASH ENCLOSURE
6" CONCRETE SLAB W/ 6" X 6" W2.9 X W2.9
W.W.F. ON 6" COMPACTED GRAVEL FILL
EXISTING CURB & SIDEWALK 8' - 0"10' - 0"
3
A001
A001
4
A0015
6" CONCRETE APRON ON 6"
COMPACTED GRAVEL FILL.8' - 11 1/2"6' - 0"11' - 11"11' - 11"EXISTING CURB
16' - 0"OR NEXT PARKING STALL8' - 10"4" WIDE YELLOW PAINT LINES @ 12" O.C.
BASE POINT AT CORNER
OF SIDEWALK
8" BOND BEAM W/ (2) #5
CONTINUOUS
4" BRICK TO MATCH EXISTING
BUILDING
8" CMU W/ #5 VERTS @ 24" O.C.
MAXIMUM IN FULLY GROUTED
CORES W/ MATCHING DOWELS
INTO FOUNDATION.
BRICK TIE 16" O.C.
12" CMU
CONCRETE FOUNDATION
EXTEND 3'-0" MINIMUM
BELOW FINISHED GRADE.
4" CONCRETE CAP W/ DRIP
DUR-O-WALL HORIZONTAL
REINFORCING - ALTERNATE
COURSES UNDER CAP STONE
1/2" JOINT W/ COMPRESSIBLE
JOINT FILLER
6" CONCRETE SLAB W/
6" X 6" W2.9 X W2.9 W.W.F.
6" COMPACTED GRAVEL FILL
@ 6'-0" ABOVE GRADE
TOP OF STONE CAP
FINISHED GRADE3'-0" BELOW2" MAX.
7" GALVANIZED STEEL SLEEVE HINGE
6" GALVANIZED STEEL POST CONCRETE
FILLED & CAPED. EMBED 30" DEEP IN A 36"
MINIMUM DEEP CONCRETE FOOTING.
2 1/2" X 2 1/2" GALVANIZED STEEL TUBE
WELDED FRAME W/ DIAGONAL BRACING
W/ GATE FACING PANEL OD 5/16"
HARDIPANEL VERTICAL PLANKS.
TRASH ENCLOSURE WALL
1" INSIDE DIAMETER GALVANIZED PIPE
12" LONG W/ 1" STAND OFF & 3/4"
DIAMETER X 30" LONG DROP ROD. 1/2"CENTERLINE
OF GATE 5"3"3"3"3"1' - 0"5' - 5"7"4' - 11"1"
8" X 8" X 1/8" GUSSET PLATE,
INSIDE ONLY. ALL (4) CORNERS
TYP. WELD ALL AROUND.
2 1/2" X 2 1/2" GALVANIZED
STEEL TUBE WELDED FRAME.
2 1/2" X 2 1/2" GALVANIZED
STEEL TUBE STIFFENER.
7" GALVANIZED SLEEVE HINGE.
7" GALVANIZED SLEEVE
STOP. WELD ALL AROUND.
6" DIAMETER GALVANIZED GATE POST,
CONCRETE FILLED & CAPPED. EMBED 30" DEEP
IN 36" DEEP MINIMUM CONCRETE FOOTING.
WELD ALL AROUND.6' - 0"1" INSIDE DIAMETER GALVANIZED PIPE 12"
LONG W/ 1" STAND OFF, WELDED TO FRAME.
3/4" DIAMETER X 30" LONG GALVANIZED DROP ROD.
1" INSIDE DIAMETER GALVANIZED DROP ROD SLEEVE,
EMBED IN CONCRETE SLAB.
3"2' - 6"2 1/2"1' - 0"GATE FACING PANEL OD 5/16"
HARDIPANEL VERTICAL PLANKS.
BITUMINOUS PAVING
-SEE SITE PLAN
REINFORCED CONCRETE CURB, PROVIDE CONTROL
JOINTS @ 5'-0" OC & EXPANSION JOINTS AT 60'-0" OC, MAX
6" COMPACTED GRANULAR BASE R = 3"R = 3"1' - 6"
1' - 0"6"7"6"Issue Date
6950 West Morelos Place,
Chandler, AZ 85226
602 . 264 . 7263
www.dbsi-inc.com
These documents are instruments of service of the
authors and are for use on this project only. They
are prepared for use in conjunction with the
authors' interpretations, observations, decisions,
and administration as described in AIA Doc A201,
without which, desired result cannot be assured.
Alteration, reproduction, or use in part or in whole,
for other purposes without the authors' written
consent may violate existing legal statutes.
Project No.RevisionsApproved By:
Drawn By:
1220 Marshall Street NE
Minneapolis MN 55413-1036
612.677.7100
612.677.7499 fax
www.rsparch.com
RSP Architects, Ltd.
I hereby certify that this plan, specification, or report was
prepared by me or under my direct supervision and that I am
a duly Licensed Architect under the laws of the state of
Minnesota.
Date Signed
License Number
Name
7/19/2022 8:13:22 AMA001
227923-001
07/22/2022 GOLDEN VALLEY650 DOUGLAS DRIVE,GOLDEN VALLEY, MNB.ERICKSON-RSP
L.OLSON-RSP
SITE LAYOUT PLAN
Project Status - PERMIT ISSUEBCU52351
07/19/22
Michael T. Brown
1" = 20'-0"1 SITE PLAN
N
3/8" = 1'-0"2 TRASH ENCLOSURE
3/4" = 1'-0"3 TRASH ENCLOSURE WALL SECTION
3/4" = 1'-0"4 PARTIAL GATE PLAN
3/4" = 1'-0"5 TRASH ENCLOSURE GATE DETAIL
N
1" = 1'-0"6 CONCRETE CURB DETAIL No.DescriptionDate07/19/2022
1 2 3
A
B
C
A2
A3
1B
1C
13' - 9"3' - 6"14' - 3"
13' - 9"3' - 6"13' - 9"R = 9"R = 1' - 9"
R = 9 "
R = 1' - 9"COORDINATE NEW
PNUEMATIC TUBE STUB-UP
WITH EXISTING PNUEMATIC
TUBE TUNNEL & NEW
DRIVE-THRU ISLAND.
COORDINATE NEW ATM
POWER/DATA STUB-UP WITH
EXISTING PNUEMATIC TUBE
TUNNEL & NEW DRIVE-THRU
ISLAND.
3
A010
3
A0107 5/8"6' - 4 3/8"11' - 10"3' - 5"1' - 9"7 5/8"6' - 4 3/8"14' - 1 1/8"1' - 1 7/8"1' - 9"APPROXIMATE LOCATION OF EXISTING PNEUMATIC
TUBE TUNNEL, TO REMAIN. VERIFY IN FIELD.
1 2 3
A
B
C
A2
A3
1B
1C
REMOVE EXISTING DRIVE-THRU ISLAND.
PREPARE EXISTING PNEUMATIC TUBE
FOR NEW DRIVE-THRU ISLAND STUB UP.
REMOVE EXISTING DRIVE-THRU ISLAND.
PREPARE EXISTING PNEUMATIC TUBE
FOR NEW DRIVE-THRU ISLAND STUB UP.
APPROXIMATE LOCATION OF EXISTING PNEUMATIC
TUBE TUNNEL, TO REMAIN. VERIFY IN FIELD.
BITUMINOUS PAVING
-SEE SITE PLAN
CONC. CURB ( 2 ) #4 CONT. REINF. BARS
6" x 6" W1.4 x W1.R WELDED WIRE MESH
1/2" SAWCUT CONTROL JOINT
REINF. CONCRETE ISLAND
-SEE SITE PLAN.
6" COMPACTED GRANULAR BASE
0' -
3
" RA
D.
0' - 3"
R
A
D
.
1' - 0"
1' - 6"
6"
6"4"BEYONDIssue Date
6950 West Morelos Place,
Chandler, AZ 85226
602 . 264 . 7263
www.dbsi-inc.com
These documents are instruments of service of the
authors and are for use on this project only. They
are prepared for use in conjunction with the
authors' interpretations, observations, decisions,
and administration as described in AIA Doc A201,
without which, desired result cannot be assured.
Alteration, reproduction, or use in part or in whole,
for other purposes without the authors' written
consent may violate existing legal statutes.
Project No.RevisionsApproved By:
Drawn By:
1220 Marshall Street NE
Minneapolis MN 55413-1036
612.677.7100
612.677.7499 fax
www.rsparch.com
RSP Architects, Ltd.
I hereby certify that this plan, specification, or report was
prepared by me or under my direct supervision and that I am
a duly Licensed Architect under the laws of the state of
Minnesota.
Date Signed
License Number
Name
7/19/2022 8:13:23 AMA010
227923-001
07/22/2022 GOLDEN VALLEY650 DOUGLAS DRIVE,GOLDEN VALLEY, MNB.ERICKSON-RSP
L.OLSON-RSP
SITE DRIVE-THRU
PLANS
Project Status - PERMIT ISSUEBCU52351
07/19/22
Michael T. Brown
1/8" = 1'-0"2 ENLARGED DRIVE-THRU PLAN
1/8" = 1'-0"1 ENLARGED DRIVE-THRU DEMOLITION PLAN
1" = 1'-0"3 CONC. CURB @ DRIVE-THRU ISLAND DETAIL
No.DescriptionDate07/19/2022
Landscape Island Install
10 Stalls
17 Stalls
20 Stalls
Dumpster Enclosure