04/20/1998 BOR - 4671CITY OF FRIDLEY
1998 BOARD OF REVIEW
APRIL 20, 1998
TO: William Bums, City Manager
Rick Pribyl, Finance Director
City Council Members
FROM:
SUBJECT:
Edward Hervin, City Assessor
1998 pay 1998 Assessment
�
DATE: March 31,1997
This is to apprise you and the members of the Council, sitting as members of the: Board of
Review, of the procedures used to complete this year's assessment. The Board meeting
is scheduled for April 20,1998, at 7:30 PM, in the Council Chambers. The second
meeting of the board will be held May 4, before the regular council meeting on that date.
RESIDENTIAL
A study by the county assessor of 244 non-townhome sales, that took place during 1996
and 1997, has indicated that our sales ratio (our values compared to sales prices) had
slipped below the desired 94% at the beginning of the year. To bring the assessment
within the counties required ratio of 94°/a to 95%, a number of adjustments were made.
Primarily, basic residential structure values were increased 5%. Simultaneously, physical
depreciation was increased by 1%, causing a net increase of about 4% for basic
structures. The values of amenities such as fireplaces, extra baths, and decks were left
unchanged. Consequently, depending on how many of these types of amenities a
particular property has, the amount of overall structure increase may range from 4% to
something less than that.
While the rates used by the county's CAMA system were increased this year this was not
sufficient to bring the ratio back up high enough. It was also necessary to raise our land
values in some of our land classes (neighborhoods). Various changes were made. Some
areas were increased while others were left alone. We in the assesso�'s office also made
some changes to our land schedules. A new land zone was created to include the
properties that had values influenced by the proximity of water. These changes brought
all of our areas up to the 94+% level.
Cumulatively the adjustments made this year have caused average changes in overall
residential market values from 3.0% to 6% with an overall average of about 4°a.
COMMERCIAL-I NDUSTRIAL
Some segments of this real estate market, have begun to exhibit strong signs of recovery.
We have had a substantial number of small industrial properties sell in the city and our
values were somewhat low for this type of property. As a result the values for this type of
property were increased this year by 5% to 10%. Office and retail, including shopping
centers, remain relatively stable, showing no need for adjustments in our current value
levels, for these types of property. No overall changes were made to commercial
properties.
BOARD OF REVIEW -1998
City caf Fridley
APRIL 20,1998 7:30 PM
This meeting is called by authorization of State of Minnesota Statute 274.01. The: purpose
of the meeting is to review the assessor's estimated market value for 1998, payable 1999.
Previous years have indicated a need to hold a second meeting to resolve cases that
can't be dealt with at the first meeting. The assessors office would appreciate finro weeks
to prepare for this second meeting. The second meeting has been scheduled to be held
before the next regular council meeting on May 4, at 7:30 PM. This will give us time to
prepare cases for review and decision. We will have all cases ready for the meeting so a
final decision can be made by the Board. State statute requires that Board action be
completed within 20 days of the first meeting of the Board.
The notice for this year's meeting was included on the pay 1998 property tax statement.
The taxpayer was directed to contact our office if they wished to appear before the Board.
Most of the calls received can be settled directly without appeanng before the Board.
However, taxpayers may appear at the Board without having contacted the assessor's
office. When this happens we will need more time to review the case and
recommendations will be made at the second meeting. We would appreciate it if
taxpayers appearing at the Board without prior contact would be encouraged to have us
review, and possibly view, the properties.
IMPORTANT: The Board has three possible courses of action that can be taken on each
case. They are:
1. Affirm our current value.
2. Reduce the value based on evidence presented.
3. Increase the value based on evidence presented.
The Board may change the value of individual parcels but may not change the values of a
class or group of parcels. In no case may the total value of the city be reduced by more
than 1% of the total valuation. Regardless of the Board's action, the taxpayer has further
steps in the appeal process. The next step is appeal to the County Board of Equalization.
This meeting is scheduled for June at the Anoka County Courthouse. The appeal may
also be carried on to the State Board of Equalization. The final step in the appeal process
is the State Tax Court, which is located in St. Paul.
CITY OF FRIDLEY
OFFICIAL PUBLICATION
ASSESSMENT NOTICE
NOTICE IS HEREBY GNEN, that the Board of Review of the City of Fridley in Anoka
County, Minnesota, will meet at the Fridley Municipal Center, 6431 University Avenue
Northeast, in said City on Monday the 20th of April, 1998 at 7:30 P.M., for the purpose of
reviewing and correcting the assessments of said City of Fridley for the year of 1998.
All persons considering themselves aggrieved by said assessment or who wish to complain
that the property of another is assessed too low are hereby notified to appear at the said
meeting and show cause for having such assessments corrected.
No complaint that another person is assessed too low will be acted upon until the person so
assessed, or his agent, shall have been notified of such complaint.
Hearing impaired persons planning to attend who need an interpreter or other persons with
disabilities who require auxiliary aids should contad Roberta Collins at 572-3500 no later
than April 17, 1998.
William A Champa
City Clerk
Published: April 2, 1998 Focus News
April 9, 1998 Focus News
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TAX CAPACITY RATES for payable 1998
#11
Ed Hst Cr
#13
Ed Hst Cr
#14
Ed Hst Cr
#16
Ed Hst Cr
City
Met Coun
Rates by Unit of Government
55.588
84.748
66.159
61.268
15.242
0.800
4.017
0.772
1.398
51.
68.491
11.176
69.402
11.545
58.662
11.382
30.618
17.119
0.572
4.3
��
o�
-19.2%
4.9%
-4.3%
1.8°�
12.3%
_�R �a,h
7.0%
14.4 %
_�n aac,
6 Ct/Stny G 0.621 0.516 -16.9%
Voc 916 0.375 0.194 -48.3%
HRA 0.000 OJ41 0.0%
LRT 0.471
C& I Fiscal Disparities Formula:
Tax Capacity X 0.710034 X total tax capacity rate = Partial Tax
Plus: Tax Capacity X 0.289966 X 155.082 {area wide) = Total Tax
MAR4,98
-0.66%
-0.76%
•9.66%
-9.6996
5.33%
5.21 °k
5.17%:
0.23%
0.1496
0.11 %
EMV x
0.08645
EMV x Voter
0.05098 Approved
Referenda
Levy
Total
47.737
Total
6.044
0
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1998 BOARD OF REVIEW
NAME: SURENDRA CHAUDHARY
ADDRESS: 5640 NORTH DANUBE RD
PIN #: 24-30-24-42-0007
CASP #1
1998 EMV: Land - $53,800 Building - $138,300
�'� �-'- � �_ ' ��
Residential
Lot Size:
House Style:
House Area:
Year Built:
120 X 146
SPLIT FOYER
1650 SQUARE FEET
1978
Total - $192,100
This property is located in the area of the city known as
Innsbruck. It is situated south of fiotino Grace High School and
North of Innsbruck Drive, just east of Matterhorn Drive.
ISSUE:
We reviewed Mr. Chaudhary's home on April 2, 1998 in response to
his concern with the 1998 Estimated Market Value and also his
taxes. His value increased by $700.00 from 1997 to 1998. Upon
our review, we made one adjustment in the value and that was in
regards to the grade of the home. This resulted in an adjusted
value of $188,200. We did send a letter to Mr. Chaudhary
regarding this. His response was to attend the Board of Review.
We feel that in reviewing the various 1997 & 1996 sales directly
in his neighborhood, that our value of $188, 200 is a justifiable
value. As you can see by the sales comparison review, we have
chosen three properties that were most similar to his. Each
property was adjusted for size, age, and other features to make
them comparable. The average total after adjustments is $193,800.
RECONIlKEND READJUSTED VALUE BE AFFIRMED AT: ,�188,200
PID
ADDRESS
BASE AREA
STYLE
STYLE ADJ
YR BUILT
AGE COND
X-BATHS
GRADE
QUAL ADJ
FPL
AIR COND
GARAGE
BSMT/FIN
FIN QUAL
PCH/DECKS
SALE AMT
SALE DATE
LAND VALUE
STR VALUE
NO FPL
AIR COND
X BATHS
GARAGE
B FIN
GRADE/QUAL
PCH/DECKS
STYLE
SIZE
SIZE $
AGE ADJ
TU/GAR
TOTALS
ADJUSTED SALE AMOUNT
- LOCATION
ADNSTED STRUCTURE
ADJUSTED TO SUBJECT
GAR VALUE
FPLC VAL
BATH VAL
SUBJECT
24-42-7
5640 N DANUBE RD
1650
SF
1978
( .5% PER YR)
2
3
2
$1,200
576
1196
$10
52,853
$53,800
$12
$1,200
$1,200
REVIEW
COMP #1
24-42-14
1425 N INNSBRUCK DR
1884
SF
1979
-0.50%
2
3
0.00%
2
$1,20a
728
$10
$905
$187,000
Aug-97
$53,800
$133,200
$0
$0
$o
$6,912
$4,680
$0
$1,948
$0
87.58%
($8,159)
($666)
(1464)
$4,716
$191,716
$53,800
$137,916
5191,716
AVG STRUCTURE VAL
SUBJECT LAND VAL
AVERAGE AFTER ADNSTMENTS
*SIZE ADNSTMENT PER S.F 534.87
COMP #2
24-43-52
1404 N DANUBE RD
1968
SF
0.00%
1978
0.00%
2
4
11.00%
1
$1,200
918
$10
a6,744
5190,000
Oct-97
$53,800
$136,200
$1,200
ao
$o
$6,912
$2,780
$14,982
(53,891)
ao
83.84%
($11,087)
SO
(1465)
$10,897
$200,897
$53,800
$147,097
5200,897
COMP �i3
24-42-9
1480 N DANUBE RD
1855
RB
1.03%
1980
-1.00%
2
2
-11.00%
2
$1,200
648
1480
$5
$651
5207,000
May-96
$53,800
$153,200
$0
$o
$o
($864)
�4,560
($16,852)
$2,202
$1,576
88.95%
($7,147)
($1,532�
($18,056)
$188,944
$53,800
S 135,144
5188,944
S 140,052
553,800
$193,852
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Surend�a P. Chaudhary, o.v.M„ M.S.
Veterinary Medical Offlcer
U.S. Deparlment of l�rlcutture
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6125713011
SA40 N. Denube Roaa
Frldley, MN 55432
(612) 671-5733
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