04/12/1999 BOR - 4645CITY OF FRIDLEY
1999 BOARD OF REVIEW
APRIL 12, 1999
First Meeting
TO: William Bums, City Manager
Rick Pribyl, Finance Director
City Council Members
FROM: Edward Hervin, City Assessor
SUBJECT: 1999 pay 2000 Assessment
DATE: March 30,1999
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 12, 1999, at 7:30 PM, in the Council Chambers. The second
meeting of the board will be held April 26, before the regular council meeting on that date.
RESIDENTIAL
A study by the county assessor of 277 non-townhome sales, that took place during 1997
and 1998, 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% to 95%, a number of adjustments were made.
Primarily, basic residential structure values were increased 5%. Then we went through
and changed the effective age by three years on most properties causing a 3% increase
on structure value. Simultaneously, physical depreciation was increased by 1%, causing
a net increase of about 7% on the basic structure values. 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 7% to something less than that.
While the rates used by the county's CAMA system were increased this year it 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 assessor's office also made
some changes to our land schedules. 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 5% to 10 % with an overall average of about 7%, while
many properties were increased by 10% to 12%.
COMMERCIAL-INDUSTRIAL
Some segments of this real estate market, have shown strong signs of recovery. We
have had a 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 overall need for adjustments in our current value
levels for these types of property.
BOARD OF REVIEW -1999
City of Fridley
APRIL 12, 1999 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 1999, payable 2000
and make sure it represents the true market value of the property.
Previous yeafs have indicated a need to hold a second meeting to resolve cases that
cannot be dealt with at the first meeting. The assessors office would appreciate two
weeks to prepare for this second meeting. The second meeting has been scheduled to be
held before the next regular council meeting on April 26, 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 with the pay 1999 property tax statement.
The taxpayer was directed to contact our office if they wished to appear before the Board.
Most of the calls received will be settled directly without appeanng before the Board.
However, taxpayers may appear at the Board without previously having contacted the
assessor's office. When this happens the assessor's office 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 contaet would 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.
AUTHORITY OF THE LOCAL BOARD OF REVIEW
Assessments of property are made to provide the means of ineasuring the
relative share of each taxpayer in meeting the costs of local government. It is the
duty of the assessor to appraise and classify all taxable property. If the burden
of local government is to be fairly and justly shared among the owners of all
property of value, it is necessary that all taxable property be listed on the tax rolls
and that all assessments be made accurately.
Minnesota statutes Section 274.01 provides that the council of each city shall be,
or appoint, a Board or Review. These meetings are required to be held befinreen
April 1 and May 30 and the Clerk of the Board of Review is required to give
published and posted notice at least ten days before the date set of the first
meeting.
The Board of Review of any city, unless a longer period is approved by the
Commissioner of Revenue, must complete it's work and adjourn within 20 days
from the time of convening specified in the notice by the Clerk. No action taken
subsequent to such date shall be valid.
A request for additional time in order to complete the work of the Board of
Review must be addressed to the Commissioner of Revenue in writing. The
Commissioner's approval is necessary to legalize any procedure subsequent to
the expiration of the 20 day period. The Commissioner of Revenue will not,
however, extend the time for local boards of review to meet past June 15
because County Boards of Equalization convene on June 19.
The authority of the local board extends over the individual assessments of real
and personal property. The board does not have the power to increase or
decrease by percentage all assessments in the district of a given class of
property. Changes of aggregate assessments by classes are made by the
County Board of Equalization.
Although the local Board of Review has the authority to increase or reduce
individual assessments, the total of such adjustments must not reduce the
aggregate assessment made by the assessor by more than one percent (1 %) of
said aggregate assessment. If the total of such adjustments does lower the
aggregate assessment made by the local assessor by more than one percent,
none of the adjustments will be allowed. This limitation does not apply, however,
to the correction of clerical errors or the removal of duplicate assessments.
CITY OF FRIDLEY
(OFFICIAL PUBLICATTOI�
ASSESSMENT NOTICE
NOTICE IS HEREBY GIVEN, 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 12th of April, 1999 at 7:30 P.M., for the purpose of reviewing and correcting
the assessments of said City of Fridley for the year of 1999.
All persons considering themselves aggrieved by said assessment or who wish to complain that the
� property of another is assessed too low aze 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 unril the person so
assessed, or his agent, shall have been notified of such complaint.
Hearirig impaired persons planning to attend who need an interpreter or other persons with
disabilities who require auxiliary aids should contact Roberta Collins at 572-3500 no later tha.n
Apri17, 1999.
Debra A. Skogen
City Clerk
Published: Fridley Focus News March 25, 1999 and Apri12, 1999
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ADDRESS
BASE AREA
STYLE
STYLE ADJ
YR BUILT
AGE COND
X-BATHS
GRADE
QUAL ADJ
FPL
AIR COND
GARAGE
BSM1'/FIN
FIN QUAL
PCH/DECKS
SALE ANTl'
SALE DATE
LAND VALUE
STR VALUE
TIME ADNST.
NO FPL
AIR COND
X BATHS
GARAGE
BFIN
GRADE/QUAL
PCH/DECKS
STYLE
SIZE
SIZE $
AGE ADJ
TU/GAR
TOTALS
ADJUSTED SALE AMOUNf
- LOCATION
ADNSTED TO SUBJECT
GAR VALUE
FPLC VAL
BATH VAL
*SIZE ADNST PER S.F
REVIEW FOR 5361-63 & 5371-73 6TH ST
SUBJECT CONII' #1
23-34-85 23-34-54
5361-63 5339 4 ST
5371-73 6 ST
1056 1056
DE DE
1961 1959
( 1.0% PER YR) 2.00%
49 49
440
$76
$87,700
� Mar-98
$24,OOOBLDG $22,800
$64,900
$0
$0
$0
($5,280)
$0
$0
$76
$0
0
$0
$1,298
-3,906
$83,794
$1,200
$84,994
$12 AVG AFI'ER ADNSTMENTS:
$1,200 AVG AFI'ER ADNSTMENTS:
$1,200
$40.40
co� #i
23-22-84
5981 MAIN ST
1008
DE
0.00%
1959
2.00%
49
$1,200
$0
$83,000
Sep-98
$24,000
$59,000
$0
($1,200)
$0
$0
$0
$0
$76
$0
48
$1,939
$1,180
$2,043
$85,043
$0
$85,043
ONE BLDG
TWO BLDGS
COMP #3
23-23-112
5780 2 1/2 ST
1050
DU
-1.08%
1976
-15.00%
2
49
$1,200
660
0
$0
$372
5132,000
Feb-98
$22,800
$109,200
$0
($1,200)
($2,400)
($7,920)
$0
$0
($296)
($1,179)
6
$242
($16,380)
($29,127)
$102,873
$1,200
5104,073
$91,370
$182,740
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