The city of Golden Valley greenlighted a project to allow a couple to subdivide their two properties into three. Despite the protests of several neighbors, the city determined the request to be lawful.
The lots at 227 Paisley Lane and 220 Edgewood Avenue North are zoned R1 and owned by Brian Walvatne and Emily Kuhnmuench. Walvatne said they’d lived together in Golden Valley for over 20 years and raised three boys there on Paisley Lane. Another house sits at Edgewood Avenue. According to Planning Commission minutes, Walvatne said his mother-in-law lives at the Edgewood Avenue property. The two properties are right next to each other. The couple plans to change the subdivision and build a new house, a third house on the newly created third property. Kuhnmuench and Walvatne hope to live “the next chapter” of their lives in the new house.
The couple did not provide a plan for the house where they are currently residing.
The Planning Commission first held a public hearing on March 25, where they voted unanimously to recommend approval of the request. On June 4, the City Council remanded this item back to the Planning Commission for a second informal hearing and to ensure the applicant sent the required second notice in addition to the mailed notice from the city. The applicant sent the notices and held a neighborhood meeting at City Hall on June 10. On June 24, the Planning Commission held its second hearing and voted unanimously again to recommend approval. On July 2, the city council held a public hearing and unanimously approved the request.
Neighborhood disagreements
A handful of unhappy neighbors appeared in person, virtually or by sending a letter.
Tom Berscheid sent a letter saying the “commission’s decision to approve the subdivision was weak, misguided, and wrong.” Berscheid did not elaborate on why he disapproved of the subdivision.
Julie Johnson wrote, “I’m concerned about changing the quality of life issues for us as well as specific concerns like changing the water run-off on the hill where they would like to build.” Johnson was “dismayed that someone wants to start dividing the lots that make our neighborhood so special.”
Jake Hartman sent a letter with questions about buildability: “I would request that the Planning Committee require additional information about the slope of the lot and that an engineering study be completed to explain how the lot is buildable given the steep slope.”
Hartman expressed concern about the excessive water runoff.
“Based on my own experience living on Edgewood Avenue and those of my neighbors, this lot is likely to have issues with excessive wetness, or will contribute to existing problems with wet basements for the surrounding neighbors,” Hartman said.
Marcia Anderson sent a seven-page letter detailing that adding a third house on a new lot would change the landscape of the neighborhood.
“The open space of the backyards was part of the reason we chose to purchase a home here — similar to many Golden Valley residents. Any new building will change the views and green space we have enjoyed, for 33 years in our case,” Anderson said.
Anderson lamented the trees that would be felled for this project, especially a large red oak tree, saying “That loss cannot be regained in most of our lifetimes.”
Anderson wrote that although the homeowners might have the right to request and make these changes, “the issue is also about what should be done, about values and balancing of interests, rather than about what can legally be done, under current law and code.”
Anderson asked about changing the code to allow neighbors more rights than notification: “How could the code and the implementation of the code promote improved early, proactive and collaborative communications between the applicant and neighbors, and between neighbors and the city staff and officials?”
During the public hearing, Anderson reiterated these concerns.
Matt Vlahos also spoke. Vlahos said the large properties were “large enough to subdivide.” Vlahos expressed disappointment with the Planning Commission’s process. Vlahos added that he thought approving the subdivision was premature since there have been no plans for a house made by contractors or architects.
“What’s the rush?” Vlahos asked.
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