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JAN -20 -1995 10:52 NAC <br />612 595 983? P.02'02 <br />Northwest Associated Consultants, Inc. <br />C j U R B A N P L A N N I N G • D E S I Q N • M A R K E T R E S E A R C H <br />MEMORANDUM <br />TO: Little Canada City Council <br />FROM: Stephen Grittman <br />DATE: 20 January 1995 <br />RE: Little Canada Graf Rouse Moving Issues <br />FILE NO: 758.10 <br />We have conducted some preliminary research into the issues which were raised by the proposed <br />Graf house moving in relation to the problems with compatibility or neighborhood property <br />values. Our concern with attempting to further regulate the value issue is that it is our <br />understanding that Cities generally can not use property values as a criterion for permit <br />approvals. To do so is discriminatory, and could Lead to legal problems. There are numerous <br />communities which require more site improvements for single family districts than Little Canada <br />does, such as attached two car garages, or paved driveways, etc., however, these requirements <br />are applied to all single family permits, not just house movings. <br />We have not prepared any Ordinance changes at this point, pending Council discussion next <br />Wednesday evening. It may be noted, however, that despite the concern that a similar issue <br />could come up in another neighborhood, existing neighborhood property values tend to diminish <br />that likelihood. This is because higher valued homes typically drive up the cost of remaining <br />vacant lots, which ends up pricing lower valued construction out of a higher valued <br />neighborhood. This did not occur in the Graf /Twin Lake Trail instance, because the lot in <br />question was being sold far below market for buildable lots in the area. Obviously, the reason <br />for this is that the lot turned out to be unbuildable, and the normal protections against <br />construction on such lots worked as they should. <br />If the City Council wishes to discuss possible alternatives, we will be available to do so at the <br />next Council meeting. <br />cc: Kathy Glanzer <br />Tom Sweeney <br />Jerry Bourdon <br />Greg Schmidt <br />Dave Harris <br />5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 <br />TOTAL P.02 <br />Page 87 <br />