11-28-17 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, November 28, 2017
7 pm
7800 Golden Valiey Road
Council Chambers
I. Approval of Minutes— September 26, 2017, Regular Meeting
II. The Petition(s) are:
1300 Kelly Drive
Brent and Brook Behn, Applicants
Request: Waiver from Section 11.21, Single Family Zoning District,
Subd. 11(A)(2) Rear Yard Setback Requirements
• 10 ft. off of the required 25 ft. to a distance of 15 ft. at its closest point to the
rear yard (north) property line.
Purpose: To allow for the construction of a garage and home addition.
III. Other Business
IV. Adjournment
Y, Tl�is dacument is av�ilable in alternate formats upnr��72-i�our request. Pie�se call
763-�C»-800G(TTY: 763-593-3968)to rnak�a r�quest. Exar�ples af alternate fc�rma#s
n�ay include large prii�t,electronic, Sraille,audioc�tssette,etc.
Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
September 26, 2017
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
September 26, 2017, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota.
Chair Perich called the meeting to order at 7 pm.
Those present were Members Maxwell, Nelson, Orenstein, Perich and Planning
Commission Representative Segelbaum. Also present were Associate Planr�erlGrant
Writer Emily Goellner and Administrative Assistant Lisa Wittman.
I. Approval of Minutes— July 25, 2017, Regular Meeting
�;
MOVED by Perich, seconded by Nelson and motion carried ur�anirnous�y to apprc�ve the
July 25, 2017, minutes as submitted.
II. The Petition(s) are:
6530 Hampshire Place
Matthew & Marnie Thoen, Applican#s._.
Request: Waiver from Section 11.21, Single Family Zoning District,
Subd. 11(A)(3)(a) Side Yard �etba�Reqiuirements �
• 7.44 ft. off of the required 15 ft.: to a dist�nce of 7.56 ft. at its closest point to
the side yard (east}''prc�perty (ine.
Purpose: To allow fr�r the constructi°on of a garage addition.
Goellner referred to a survey and photos of the property and explained the applicant's
request to build a secand garage stall. She stated that the existing one-stall garage is 12
feet wide by 24 feet deep and that the second garage stall is proposed to be 14 feet wide
by 24 feet deep. She added that the applicants are also proposing an addition on the back
of their home hovu��er, that"addition does not require any variances. She explained that
staff is recommending a modified variance of 5.44 feet off the required 15 feet to a
distance of 9.56 fe�t at its closest point to the east property line to allow a 12-foot wide
garag� addition.
Segelbaum asked if the walls of the propose{d garage have to be articulated. Goellner said
no, articulation isn't required until the wall is 32 feet in length.
Orenstein asked if the back corner of the proposed garage would be the closest point to
the east property line. Goellner said yes. Maxwell asked how far the front corner of the
proposed garage is to the east property line. Goellner said it would be approximately 9.5
feet away from the east property line.
Nelson noted that the neighboring house to the east is a significant distance away.
Minutes of the Golden Valley Board of Zoning Appeals
September 26, 2017
Page 2
Segelbaum asked if any comments have been received from the neighboring property
owners. Goellner said no.
Marnie Thoen, applicant, stated that when they first bought this house they thought it would
be a starter house and they would eventually move, but now they like the neighborhood
and want to stay and have the house grow with them: She explained that the proposed
addition on the back of the house will reconfigure the kitchen and add dining and living
space so after they add that much space they don't want to have a house with a one-stall
garage. She stated that they are willing to compromise and build the garage.addition 12
feet wide instead of 14 feet. She added that their neighbors are in agre�ment with the
proposal and that it is unfortunate that the house was built right to the frr�nt and sid�yard
setbacks so that there is no room to expand the existing garage witl�c�ut a variance.
Segelbaum asked what the neighboring property to the east has said about the proposal.
Thoen stated that the neighbor said he is happy with the proposal b���use it will help block
the view into his back yard.
Orenstein asked Thoen how she felt about having a 24-fi�ot wide garage. Thoen said she
would be fine with that and that getting this variance will imp�ct their decision on whether or
not they go forward with the addition in the back of the house.
Perich opened the public hearing. Seeing and h��arin���t����wishing to comment, Perich
closed the public hearing.
Orenstein said it has been the hist�ry of fhe Bnard to be sympathetic towards one-stall
garages. He said he would be in fauor o#allowing a 24-foot wide garage. Nelson agreed
and said that it meets all of the cri�eria the Board considers when granting variances.
Segelbaum agreed and said he is pleased to see enhancements made. He said the
modified request is reasonable and he wr�uld support it. He noted that the original request
is more than 50% of the setback requirement which he doesn't think is reasonable. Perich
stated that the Board usu�lly tries to only grant what is reasonable.
MOVED by Maxwell, se�onded by Segelbaum and motion carried unanimously to approve
a variance r�quest for 5.44 feet off the required 15 feet to a distance of 9.56 feet from the
side yard (east) property line.
IIL Other Business
No other bu.siness was discussed.
IV. Adjournment
The meeting was adjourned at 7:20 pm.
David Perich, Chair Lisa Wittman, Administrative Assistant
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I�'�ys�i�al �evelc�prn+er�t T}�partrn�e�t
7�r3-�9�3-st�S►S J 7fr3-593-s1 Q��4�ax�
Date: November 28, 2017
To: Golden Valley Board of Zoning Appeals
From: Emily Goellner, Associate Planner/Grant Writer
Subject: 1300 Kelly Drive
Brent and Brook Behn, Applicants
Introduction
Brent and Brook Behn, owners of the property at 1300 Kelly Drive, are seeking a variance from the
City Code to build an addition on their property. The applicant is seeking the following variance from
City Code:
_� _.
, ;
Variance Request City Code Requirement
��The applicant is requesting a variance of Section 11.21, Single Family Zoning District, Subd.
10 feet off of the required 25 feet to a ! 11(A)(2), Rear Yard Setback Requirement: the
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' distance of 15 feet at its closest point to > minimum rear yard (north) setback requirement is
the rear yard (north) property line. �25 feet.
Background
• The lot is approximately 14,130 square feet and zoned for Single-Family Residential use.
• The applicant would like to demolish the existing detached garage to build a home addition
with an attached garage.
• The proposed garage would be in the same location as the existing garage.
• The existing detached garage is approximately 30 feet wide and 24 feet long, totaling
approximately 720 square feet.
• The proposed attached garage would be approximately 36 feet wide and 34 feet long (with
articulations provided- see floor plans), totaling approximately 870 square feet. The area for
car storage is 24 feet wide by 24 feet long. There is also 144 square feet of additional space
included on the north side of the garage as well as approximately 150 square feet of space
included on the east side of the garage (see attached floor plans for more detail).
• Even though the home faces Kelly Drive, the "true front" yard by definition in the Zoning
Code is along Plymouth Avenue. The "true front" yard is the side with the shorter lot width.
The lot width along Kelly Drive is 132 feet, while the lot width along Plymouth Avenue is 100
feet.
• The rear yard of the property is along the north side of the property, since a rear yard is
always directly opposite from the °true front" yard.
� The minimum setback requirement for a detached garage is 5 feet (the existing garage is
detached and located 15 feet from the north property line).
• The minimum setback requirement for an attached garage is 25 feet (the proposed attached
garage would be located 15 feet from the north property line, therefore a variance is
required).
• The applicant notes that the new garage would be located in the same location as the
existing garage, so it would have little practical difference from today's conditions and cause
no further encroachment into the north yard of the property.
• The applicant notes that other designs were considered, but the final proposal balances their
practical needs with the character of the neighborhood and the usability of the back yard.
• The applicant states that the buildable area on the site is limited due to the location of
retaining walls, steep slopes, soil conditions, large trees, and drainage issues.
• The applicant notes that the shared driveway easement also limits buildable area on the
property (see attached survey for easement location).
• The applicant notes that a subdivision of this land was approved in the 1958 after the house
was constructed in 1946. The subdivision created a smaller lot, which changed the "true
front yard" from Kelly Drive to Plymouth Avenue, which should constitute a practical
difficultly.
� According to City records, the existing garage on the property was built in 1988, 30 years
after the subdivision of lots of this block was approved in 1958.
• The applicant notes that the setback requirements were different prior to 1982 (which is
noted in a blue outline on Exhibit A2); however,the City Attorney has noted that the
setbacks stated in the Zoning Code for pre-1982 structures were created in 2004 to bring
existing structures into conformity with the Code (to reduce non-conformities throughout
the City). The setback requirements in Golden Valley in place prior to 1982 were not what is
referenced on Exhibit A2.
Analysis
In reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties"
in order for a variance to be granted. In order to constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner
The expansion of the home and the construction of an attached garage constitutes a
reasonable use of the property.
2. The landowners' problem must be due to circumstances unique to the property that is not
caused by the landowner
Staff finds that even though there are unique circumstances to the property that limit the
buildable area on the eastern side of the home, there is adequate space on the lot to build a
functional two-car attached garage and a home addition without the need for a setback
variance.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed location of the attached garage with a half-story addition on the second floor
would alter the essential character of the locality.
Additionally, staff assesses whether other options are available to meet the applicant's needs
without requiring a variance. The additional storage spaces for the garage are approximately 294
square feet in size. If the bonus space on the north side of the garage were eliminated, the variance
request could be reduced by 6 feet. Lastly, staff assesses whether the proposal requests the smallest
variance necessary to meet the applicant's needs. Staff finds that width of the proposed garage is 6
feet wider than the standard width of 24 feet for a garage. When the Board of Zoning Appeals has
granted variances for garages in the past, the garages have been no larger than the standard width
of 20 to 24 feet. Reducing the size of the storage space within the garage would reduce the size of
the variance request.
Recommendation
• Staff recommends denial of the request for a variance of 10 feet off the required 25 feet to a
distance of 15 feet from the rear yard (north) property line.
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Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 city of <�>
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov 1 planning@goldenvalleymn.gov p'o�de�
L� valley
PLANNING APPLICATION
• • • • - . . -
Street address of property in this application:
1300 Keliy Drive
. . . • � •
Name(individual,or corporate entitiy):
Brent and Brook Behn
Address:
1300 Kelly Drive
Phone number: Home-763-542-7830 Email address: brent.behn@gmail.com
Cell-763-221-5263
Authorized Representative(if other than applicant):
Name: Mike Sandin (Contractor)
Address:
Phone number: Email address:
Property Owner(if other than applicant):
Name:
Address:
Phone number: Email address:
• • . •
Provide a detailed description of the variance(s)being requested:
The variance requested is for 10' (10 feet). The variance being requested is in response to the new setback on the North side
of the property due to attaching our garage. Although we will be keeping the existing footprint for the construction of new
garage and addition,it will need a variance. The additional 10'variance will not create any new encroachment to the North
Side of the property line.
Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s),and description of proposed alteration(s)to property:
We are planning to build an addition and remodel our existing home within the same footprint. Our home is currently a 3
bedroom, 1%story tudor with a detached garage. The main part of the addition is'filling in'the open space between the
house and the existing garage. Our plans will add a mudroom/foyer and a master bed room and bathroom on the main level
with a 4th bedroom located in the basement. The remodel will also include a bonus room over the garage area. In addition,
we will add mechanical systems to install a high efficiency central air/heat to the entire home. Our home currently does not
have air conditioning. In addition,as future consideration,the addition will now accommodate one level living and will be
'mobility access' ready to allow us to stay in our home for many years to come.
(See Attachment for full answer)
1
Planning � 7800 Goiden Valley Road,Golden Valley,MN 55427-4588 city of-.,
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov j planning@goldenvalleymn.gov g�lden
valley
• � • • - . . . - .
Minnesota State Statue 462.357 requires that a property exhibit"practical difficulties"in order#or a variance Eo be considered.Practical
difficulties
- result in a use that is reasonable
• are based on a problem that is unique to the property
• are not caused by the landowner
• do not alter the essentiaf character of the iocality
To demonstrate how your request wil)comply with Minnesota State Statute 462.357,please respond to the following questions.
Explain the need for your variance request and how it wil)result in a reasonable use of the property.
We are currently living as a family of five in a small 3 bedroom Tudor home with a detached 2 stall garage. By adding the
extra square footage,an extra bedroom,and a mudroom,the home will continue to serve our family into the future. We
also think it is reasonable to remodel within our existing footprint considering the overall footprint already exist today and
all other alternatives do not work. There will be no further encroachment to the North property line. Also, by utilizing
the current design,we are able to keep the usability of our backyard and enjoy the same connection with the community.
What is unique about your property and how do you feel that it necessitates a variance?
In considering the uniqueness of our property, please take a closer look at Exhibit A,#1. Exhibit A#1 shows our
current lot layout. Exhibit A#2 shows our lot regarding the layout,setbacks and how the proposed remodel will fit on the
property along with the restrictions posed on the property.
There are several factors that are unique to our property that necessitate the variance requested,as described below:
(See attachment for full answer)
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
As described in the previous section,all of the five findings described were qualities beyond our control and not a result
of us. (Irregular lot,corner lot, easement/encroachment,topography and change of rules)
Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
In designing our current plans,we desired to create an addition/remodel that fit the scale of the existing property and fit
in with our community and neighborhood. It was important to us to retain the integrity of the current home, as well as fit
the look of the neighborhood,and made design decisions based on that belief. We considered other changes to our design
(described in further detail later), but felt that our current design is the only design that balances the functionality and
character without creating substandard spaces.This variance will not alter any current encroachment to the North Side of
our property and is within our existing footprint. It will be an improvement for our neighborhood.
2
�lanning ( 7800 Golden Valley Road,Golden Yalley,MN 55427-4588 cify of
'63-593-8095 'TTY:763-593-3968 � wwwgoldenvaileymn.gov � planning�goidenvalleymn.gov gOldeft �`"'
valle�r
�
. . . . - . . - . - .
The City requests that you consider all available project options permitted by the Zoning Code befcre requesting a variance.The Board
of Zoning Appeals wilf discuss alternative options to seeking variance with you at the public hearing.Pltase deseribt alt�rnate ways to
do your project tha!do not require varianees from th:Zoning Cod�.
In looking at alternative options to our design,we were very restricted on all sides of our property due to the nature of our
topo�raphy and building restrictions. At the same time,we wanted to create a home that is reasonable,functional,
desired,and not sub-standard in today's housing market. However,we did consider several alternatives. Each had issues
with building cade requirements,funttionality,and design issues,which is why after many iterations,we have aur final
desien shown todav.
(See attachment for ful!answer)
. � • � .
Q9 Curr�nt wrver of your property,including proposed addition and new proposed buitding and structure setbacks(a copy of Golden
Valley's survey requirementa is available upon request;app{ication considered incomplete without a current property survey)
� One eurnn!eolor plwfiogn�of the area sffected by the proposed variance(attach a printed photograph to this application or
email a digital image to planning�algoldenvalleymn.gov;submit additional photographs as needed)
O Fees#20o epplication fee for Single-Femily Residential,�30o application fee for all other Zoning Districts
�1 te6a1 descriplioe�Exact legal description of the land involved'ert this application(attach a separate sheet if necessary):
. •
To the best of my knowledge the statements found in this application are true and correct.I also understand that unless tonstruction of
the action applicable to this variance request,if granted,is not taken within one year,the variance expires.I have considered all options
�afforded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a varisnce to
zoning rules and�egulations.I give permission for Golden Valley staff,as well as members of the Baard of Zoning Appeals,to enter my
property before the public hearing to inspect the area affected by this request.Please include printed name,signature,and date for ap-
plicant,authorized representaEive(if other than applicant),or property ower(if other than applicant).
Name of Applieant(please ����� /�
Si�nalure of Applicae�s Date: �� �
dwthoriud R�p►esenla!'rv�(if otlwr thsn appliean�
Name(plaase prin�:
Si`natt�res a�'
Proparty Owne�(if oN+er than applieantj
Nama(please prin#)s
Stsnature• ���_
pleeue note:7he City of Golden Valley will send notice of your variance requesf to a!!adjoirting property owners as wel(as owners of
properties directly across streets or al(eys.Your neighbors ieave the right to address the Board of Zoning Appeals at yow pub�ic hearing.
Yo�are advised to personally contact your neighbors and explain your project to them before the pub(ic hearing.
This document is available m alterrtate formats upon a 72-hour request P1e�e c�l 763-593-8006(RY:763•593-3%8)to
make a request, Exampks ot�ternate formats may mcN�de Ilar�pnnt,electronic,Bradle,�d'acassette,etc.
Variance Application Material
Site Information
Provide a detailed description of the variance being requested:
The variance requested is for 10' (10 feet). The variance being requested is in response to the new
setback on the North side of the property due to attaching our garage. Although we will be keepin�the
existin�footprint for the construction of new garage and addition, it will need a variance. The additional
10'variance will not create anv new encroachment to the North Side of the property line.
Provide a detailed description of need for a variance from the Zone Code,including description of
buildings(sj,description of proposed addition(s),and a description of proposed alteration(s)to
property:
We are planning to build an addition and remodel our existing home within the same footprint. Our
home is currently a 3 bedroom, l%story tudor with a detached garage. The main part of the addition is
'filling in'the open space between the house and the existing garage. Our plans will add a
mudroom/foyer and a master bed room and bathroom on the main level with a 4th bedroom located in
the basement. The remodel will also include a bonus room over the garage area. In addition,we will
add mechanical systems to install a high efficiency central air/heat to the entire home. Our home
currently does not have air conditioning. In addition,as future consideration,the addition will now
accommodate one level living and will be'mobility access' ready to allow us to stay in our home for
many years to come.
The addition will attach the garage to our home. The existing garage does not conform to the building
code allowing it to be attached,as is, because it lacks the required footings. Our plan will be to knock
down the existing garage and build a new garage with the same footprint to meet the building code to
allow it to be attached.
Explain the need for your variance request and how it will result in a reasonable use of the property.
We are currently living as a family of five in a small 3 bedroom Tudor home with a detached 2 stall
garage. By adding the extra square footage,an extra bedroom,and a mudroom,the home will continue
to serve our family into the future. We also think it is reasonable to remodel within our existing
footprint considering the overall footprint already exist today and atl other alternatives do not work.
There will be no further encroachment to the North property line. Also, by utilizing the current design,
we are able to keep the usability of our backyard and enjoy the same connection with the community.
What is unique about your property and how do you feel that is necessitates a variance?
In considering the uniqueness of our property, please take a closer look at Exhibit A,#1. Exhibit A
#1 shows our current lot layout. Exhibit A#2 shows our lot regarding the layout,setbacks and how the
proposed remodel will fit on the property along with the restrictions posed on the property.
4
There are several factors that are unique to our property that necessitate the variance requested,as
described below:
1. Irregular Lot-Our current lot has unique features along the rear property that were created
when the origina! property was sub-divided after our home was built. In(Exhibit B),we have
included a plot map showing the uniqueness of our property. The map shows the unique
outline of the property, as well as the reduced size of our property compared with all other
properties in the neighborhood. Each property within our neighborhood is a back-to-back
plotted property. Only our property was sub-divided creating unique issues,such as the jog and
reduced size to our property.
2. Topography-Our property resides at the top of a hill with a steep drop off to the rear of the
property. The property drops approximately 10-12 feet over a run of 35 feet. Due to this steep
topography there are 3 retaining walls existing in the rear property. These retaining walls
restrict how close we can build to the walls due to structural considerations,slope,soil
condition,and runoff. In addition,a large specimen tree lives on the east side of property
limiting construction without killing the tree. (see Exhibit A,&Exhibit C picture#5)
3. Corner lot-Corner lots have unique situations and are considered to have two front yards with
one'true front yard`as found in the definition section of the code. Due to sub-dividing and
irregular lot as described in#1,our front yard (West Side facing Kelly Drive Exhibit C,picture#6}
is no longer considered our`true front'yard. Our South yard becomes the code definition of
'true front yard',therefore making our North property line a back yard. In (Exhibit C), picture
(#1) is included showing what the current North Side of the property looks like.
4. The Rules Changed-Since moving in nearly 20 years ago the rules have changed limiting our
ability to expand.
5. Easement/Encroachment-An easement exists to the NW corner of our property for our
neighbor's use for a driveway purpose. The easement is for 29.7'of frontage along the front
yard. This also hinders space for any additions and modifications. (see Exhibit Aj
Explain how the need for a variance is based on circumstances that are not a result of a landowner
action.
As described in the previous section,all of the five findings described were qualities beyond our control
and not a result of us. (Irregular lot,corner lot,easement/encroachment,topography and change of
rulesj
Explain how,if granted,the proposed variance will not alter the essential character of your
neighborhood and Golden Valley as a whole.
In designing our current plans,we desired to create an addition/remodel that fit the scale of the existing
property and fit in with our community and neighborhood. It was important to us to retain the integrity
of the current home,as well as fit the look of the neighborhood, and made design decisions based on
that belief.We considered other changes to our design (described in further detail later), but felt that
our current design is the only design that balances the functionality and character without creating
5
substandard spaces.This variance will not alter any current encroachment to the North Side of our
property and is within our existing footprint. It will be an improvement for our neighborhood.
The City requests that you consider all available project options permitted by the Zone Code before
requesting a variance. The Board of Zoning Appeals will discuss alternative options to seeking a
variance with you at a public hearing. Please describe alternate ways to do your project that do not
require variances from the Zoning Code.
In looking at alternative options to our design,we were very restricted on all sides of our property due
to the nature of our topography and building restrictions. At the same time,we wanted to create a
home that is reasonable,functional, desired,and not sub-standard in today's housing market. However,
we did consider several alternatives. Each had issues with building code requirements,functionality,
and design issues,which is why after many iterations,we have our final design shown today.
1. Keep existing garage and underpin with footings-We researched the cost to underpin the
current garage with footings so that we could then attach our house to it. However,we ran into
the following issues:
a. The cost was prohibitive and it made more economical sense to simply replace the
garage on the same footprint. This is not an option.
2. Building Up a full second story-This did not add any additional usable space or square footage,
nor did it address any of the goals we were trying to achieve. This is not an option.
3. Building deeper into rear lot-
a. The current plans already butt up against the recommended'no build zone'
recommended by our architect and contractor due to the topography and needed
retaining wall setbacks as not to cause issues with structural foundation and drainage
issues given the soil conditions and slope. We also have a large neighborhood specimen
tree that would be killed on the East side of property restricting our build. This is not an
option.
4. Extending the home on the South Frontage and West Frontage. We are limited due to setbacks
and site lines.This is not an option.
In addition,we approached the city on three separate occasions dating back to January of this year to
review our plans and survey. At all three consultations,they affirmed our design layout. In fact,the city
has issued us our first permit based on the layout and survey submitted.
In the end,we feel that our current design is the only option that reasonably fits our family's needs and
goals, allows us to stay in our home into the future,and fits within the character of our neighborhood.
Thank you for your consideration.
Regards,
Brent and Brook Behn
s
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I hereby certify that this is a true and correct representation of a su�vey oI Fiie No:�
the bounJaries of the above described land and of the location pf all buildings, 4264
DEMARS-GABIt1EL �f any, thereon, and 11 visible encroachments, if a�y, irom cbr on said land.
LAND SURVEYORS,INC. '�- ' Book •-PagP
• As surveyed by e y day of obe _ _ . �°8y �3! — 4
3030 H�rbOr L�ne Na • ;
Plymouth MN 55411
Pho�e:(6�2)559-0908 ----- Scale '--
Minn. ;No.
9066 I ° = 30'
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Exhibit B
Plot Map of Neighborhood lots surrounding 1300 Kelly Drive.
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The lot circled in the picture above is our property 1300 Kelly Drive. Notice that along Plymouth Ave.
that our property sits adjacent to two other lots. This is the only case of this in our Peterson's Valley
View Addition. This created an irregular shaped lot presenting difficulties in improving our property.
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Exhibit C
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Exhibit C
Picture#7: Back yard of property
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Picture#8,Area between house and garage to become part of addition.
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15
Exhibit D
To whom it may concern:
We are writing this letter in regards to our neighbo�s, Brent and Brook Behn, and their variance
proposal to renovate/expand iheir home. The Behn family has tived in their Goiden Valley
home for many years and have been our neighbors since we moved onto Kelly drive abaut six
years ago. The Behns are one of the main reasons we moved to Golden Val{ey when we did.
They knew we were looking for a new home to raise our famiiy and recommended we look at
Golden Vailey because it is a great city to live in.
The Behns are tfie kind of neighbors everyone wants to have. They are always the�rst to offer
a helping hand when it is needed. We found this out first hand when our house flooded only a
few months after moving into our new home. In addition to being great neighbors,they have
also been and still are invotved in many community events.One example of this is the KDPGA
(Kelly Drive Pumpkin Growers Association),where they have served as President of the group,
and are very involved in the group. It is easy to see that Brent and Brook Behn are an
invaluable part of our cammunity and neighborhood.
Knowing the Behns for as long as we have,we discussed the fact they wanted to expand#heir
home rather than move to another city. They have saved and planned for this for years and to
�nd out the city doesn't want to issue a permit is difficult to understand the reasoning. We
feel the expansion is reasonable and would enhance the beauty of the neighbo�hood and
specifically their home. We don't see how any other design layou#would work better given the
existing structures and topography of their iot. The architectural plans they showed us would
look great and wouldn't change the visual aspect of the home, and it would still keep the
sightline of Kelly drive as it currently is.
If they are not granted approval for their permit through the variance committee we fear that
we could lose a great neighborhood family and friend. Therefare,we hope the city and
variance board can review the plans and see the reasonability put behind the design of their
home,and see why the plans should be approved.
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Brian and Angela Gieseke
16
Exhibit D
October 29,2017
City of Golden Valley
Since Brent and Brook Behn moved to 1300 Keily Drive about 20 years ago,they have steadily
invested with improvements to their home. As their family grew,they chose to stay versus moving to a
larger home that woufd be more accommadating. Over the years,the Sehns watched as the homes on
South Kelly Drive were improved and renovated.
There were two families that added major additions,one tear down that was replaced with a
new modern house, and one family invested in a new modern garage.
As the Behn's family continued to grow,they again made the choice to stay in the neighborhood
and community to which they have deeply committed themselves. With thoughtful planning,they
invested in the design of a beautifuf new addition that would not only accommodate their growing
family, but also improve the street appeal and raise the value of all of the surrounding homes.
As the neighbors directly to the north,the Behn's addition would have the greatest impact on
us. We fully welcome the planned addition as there would be little change from the footprint of their
existing home and garage and it would not interfere with our current view of the Golden Valley Galf
Course. Furthermore,the addition, as designed,would only have a positive effect on the value of our
property as well as the values of all of the properties on Kelly Drive.
This a great opportunity for our neighborhood as it would likely be many years before a new
buyer of the property at 1300 Kelly Dr9ve would be able to invest in any comparable improvements to
the property. It is aur position that a rejection of the Behn's request would only serve to stunt the value
of our neighborhood.
It is our hope that the City of Golden Valley will support this opportunity and approve the Behn's
request allowing them to move forward with their dream and ideal of raising their family here in Golden
Valley.
Respectfully,
Joe&Sue Forster
1316 Kelly Drive
Golden Valley, MN 55427
612-759-0409
17
Exhibit D
Jason Hoffrogge 10/31/17
1325 Keliy Drive
Goiden Valiey, MN 55427
To whom it may cancern:
1 am writing this letter in support of the remodeiing project of 1300 Kelly Drive by Brent and
8rook Behn. I am the Behn's neighbor across the street. After discussing the remodeling
project with the Behns, I am convinced that this remodel project will not only be an
improvement for their family, but it wili be an improvement for the neighborhood. They have
described the plans and footprint of the project,and it seems very reasonable to me as a
neighbor. The setback from the street and their land borders seem very appropriate, as there is
a very little change in their overall footprint. This especially holds true in regards to the setback
from the street. As a neighbor, I feel very comfortable with this project. Knowing the family,
for over 20 years, I understand that this is a very necessary remodel project for their growing
family. They have long needed more space in their house. I am very concerned that they may
leave the neighborhood if they need to find space elsewhere. They have been absolute terrific
neighbors, and 1 do not want to see this. I fully support any variance to an ordinance that is
necessary.
Sincerely, �� �,- ' _- _
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lason Hoffrogge
763-222-6535
18