04/07/2010 BOR CONT - 5150CONTINUATION
OF
BOARD OF REVIEW
April, 1986
7:30 P.M.
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T ie City Co�cil met as the Board of Revia�r and Mayor Nee called the meeting
t� order at 7:35 p.m.
a�r � ; a_ :.�l�
�+ iyor Nee led the Co�cil and audience in the Pledge of Allegiance to the
F lag.
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� �LL CALL •
NENBII�S pRFSFNT: Mayor Nee, Cb�ncilman Barrette, O��cilman
Schrreider, ��cilman Fitzpatrick, and
Co�cilman Goodspeed
MENBFRS AB5�1T: None
r 3yor Nee stated the Council is meeting as the Board of Review to hear
<�nments from citizens regarding the market value plaoed on their properties
t y the City Assessor. He stated it is their intent to make sure that all
j roperty is fairly appraised so that taxpayers pay their la�rful share af the
1 ax load.
! r. Madsen, City Assessor, introduced the representative from the Anoka
c e�a►ty Assessor's Offioe, Mr. Dd Thurston.
1 r. Madsen stated rotices were sent to property awners earlier this year
r hich indicated the value plaoed on their property, ar�d they were asked to
� bntact the Cit y Assessor's Office if they wished to be heard at this
r eeting.
1;e stated residents no longer have to appear at this meeting or at the
� i��mty meeting in order t�o keep open their optian to go to �urt. He stated
: ome letters will be pcesented this evening which address this particular
; ;ituation.
! lr. Madsen stated the pcoperties �ysically appraised this year in the City
' � �ere located sou�th a� 69th and north o� Mississippi, along East River Road
� brth to Rickard Road. He stated this year all residential property values
ncreased 2 to 38 and was applied only to the primary structure on the
I >roperty. He stated the townhouses in Innsbruck were reduced in value
1' arket on those ro rties. Mr. Madsen stated
,ecause there is a fal in m p pe
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,�mnercial and industrial properties were rot increased this year, except
� rhere they decided to defer last year and then those values were added this
, ;�ear.
�r. Macisen stated the Board can increase, decrease, or affirm the value
I�,' alaoed on properties ty the Assessor. He stated, in cases where there may
�e an increase, the pcoperty awrer would have to be notified before this
I �ould be d�ne.
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�e Council heard fram the fallaaing property owners regarding the values
�laoed on thei r pcoperties.
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F� OF RE'VIF.W M�.TING OF APRIL 7. 1986
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b r. Mac�sen ,st.ated in a letter reoeived fram Mr. Luniewski, he didn't think
k e would be ahle to atterxl this meeting. He did, however, wish to register
a protest r�egarding the value plaoed on his property.
i� r. l�cisen ;stated a value a� $103,100 has been plaoed on this prqperty and,
� Eter furth�er reviea and comparison of surrounding properties, he would
i eoonmend r�� change in the value. He stated the home is for sale and is
c srrently listed for $124,000.
l�?TION by G��cilman Fitzpatrick to affirm the City Assessor's valuation
FLaoed on t]�is property at 6959 Hickory Circle. Seconded by Councilman
: �hneider. Upon a vaice vote, all voting aye, Mayor Nee declared the motion
c �rried �na:nimously.
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! r. Turnqui.st stated when he refinanced his home in October, it was
� ppraised by two different approaches and one appraisal was for $90,000 and
<ne for $91,000. He stated the City's value glaced on his property is
:96,600, and felt something was wrong with this value.
! r. Madsen stated his office has looked at this property a rxmber of times.
i e revia�ed the square footage � the hane and anaait of finished basement.
i e further stated the hane has oentral air, a double c�arage and the lot is
S 0 by 137 feet.
! r. t+�dsen stated a nunber of oomparable properties in the area s�ld in the
:100,000 range. He felt the value plaoed on the property was proper.
c b�cilman Schneider asked Mr. 7�rr�quist if the appraiser for the finance
i ompany had physically inspected the property as the oomparison sheet,
: utrnitted by Mr. �rr�quist, indicated he had rot. Mr. Z�rr�quist stated the
� ppraiser was out to the house ar�d took measurenents.
1 r. Madsen stated he would like a a�p� of the appraisal to revia�r. He felt
: f the valu�e m Mr. �rnquist's property was to be reduced, it would have a
: aaer value than o�mparable properties in the neighborhood. He stated in
� 11 fairness, these also should then be reduced.
1'ayor Nee stated he would 1 ike to see the docunentation f or the Assessor' s
: tand.
! DTION by Cb�cilman Schneider to refer �is iten to the Assessor's Office
' � or d�c�anen�tation or rec�omn�dation at the April 21 meeting. Seconded by
�;ouncilman Fitzpatrick. Upon a voice vote, all voting aye, Mayor Nee
� leclared the mot,ian carried ta�animously.
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! lr. R�ey�ldls stated the value plaoed on his property is $87,100 and felt it
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w is uzfair. He stated a tri-level house behind him sold for $62,500 and
. a iother hanE� an Daver Street sold for $81,000. He stated he was told by
s�veral realtors if he o�uld get $80,000, it may be realistic. He stated
h.s hame was a pre-fabricated Wausau hane and cost him about $48,000 to
b uld.
M:. Madsen ,stated this is a brand new four level split home�with 1,200
� a�uare feet., He stated there is rn finished basement, but there is a three
s:all garagE� with an attached porch. He stated the minimun average rate for
q�al ity was used to determine the market value.
N:. NHdsen ��ated the two homes to which Mr. Reynolds ref erred sold for
' $ i4,000 and $81,250. Ae reviewed the square footages of 960 and 985 of
t�ese hames„ the amoiu�t o� finished bas�nent, size � the garages, and lot
� Lze. Mr. 1Nadsen stated these ather properties were muci� snaller and didn't
f�el there .should be a reduction in value on this property.
N r. Madsen �3id state, as sglit levels get larger, he felt the assessment
��sten they are required to use may tend to a�vervalue these properties.
C»cilman 1Fitzpatrick asked which method they are required to use. Mr.
M�dsen stat�ed the City utilizes a axnputerized appraisal systen through the
C»ty that has a set method. He stated several years ago, they attempted
t� apply an adjustment factor, hawever, it was rejected. He felt some vther
t�pe of inet.l�odoloc� might be applied, but it would be getting out of bounds
c E the syst�3n. He stated if more o�f these prohlens occur, the Gity probably
M ill have t�� go that route aryway.
C»cilman 1Fitzpatrick stated the bottam lir�e is determining market value so
i ndividual �cases such as this should be oonsidered.
b 7TION by G��cilman Fitzpatrick to refer this iten to the City Assessor for
� report at the April 21 meeting. Seoon3ed by �uncilman Barrette. Upon a
� oice vote, all voting aye, Mayor Nee declared the motion carried
� aanimously.
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, ! r. Maclsen stated he has talked with representatives of this company and
t hey disagree with the value placed .on the property. He stated they
� robably will petition the Court for settlenent.
, ! r. Madsen stated when Land 0' Lakes owned the property, they had two
� ppraisals done to deteanine the asking prioe for this property. He stated
the appraisals came back at $4,800,000 and $6,000,000. He stated JQ�
' ��urchased the property for $3,600,000, hawever, he felt this was
� dvantageous to Land O' Lakes as they could lease back a third of the
��roperty an�d was probably behind their mativation to eell for this price.
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1'r. Madsen stated two paroels are in�alved and the total value plaoed on the
��roperty is $4,2fl0,000, �ith ane percel valued at $4.129,000.
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1 DTION by C'o�cilman Fitzpatrick to affi�n the City Assessor's value placed
, c n this property at 5320 Main Street. Seconded by Councilman Schneider.
; 1 p�n a vaice vate, all voting aye, Mayor Nee declared the motion carried
t nanimously.
s DORGEIC1wN �[7Kt' PARINF,RSHIP. 582�5860 FAST RI'VER F�D. FRIDLEY, MINNESOTA
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l r. Madsen stated the County Assessor's Office appraises the structure
; � �rtion of multiple daelling properties in the O��ty. He stated the City
< nly appraises the value o� the land and this value did not change fran last
', � ear.
1 r. Madsen stated the State Department of Revenue did increase multiple
c welling properties in the entire Co�ty by 5$ in addition to the County's
i igures.
'! ! DTION by C'o�cilman Fitzpatrick to reoeive the letter o� protest regarding
1 he property at 5820-5860 East River Road. Seconded by Councilman
; chneider. Upon a vaioe vote, all vating aye, Mayor Nee declared the motion
� arried �u�animously.
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1's. I�dsen stated there are three parcels on this property and the only
. ncreases were deferred values fran the 1985 assessment. He stated Viking
t�evrolet wanted it an reoord that they disagreed with the value placed on
� he property.
1 DTION by Cb�cilman Schneider to reoeive the le�tter from Viking Chevrolet
: nto the re�oord. Seo�ncied b� Gb�cilman Barr�ette. Upon a voice vote, all
� oting aye, l�yor Nee declared the mation carried ta�animously.
��r. • � ►• i: �; «��l�t. ' �+�1 � �� �i�i _�
11r. Madsen stated Menard's wanted it on reo�rd that they sent a letter in
� lisdgreene��t with the value plaoed on their property.
1 DTION by Cb�mcilman Barnette to reoeive the letter from Menard's into the
: e�rd. Se�nded tr� Co�cilman Gooc�speed. Upon a voice vote, all voting
� ye, Mayor Nee c3eclared the motion carried �a�animously.
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1 tr. Maclsen stated he di�'t believe representatives of API planr�ed to atterri
� his meetir�g, however, they wanted their letter reoeived into the reoord.
1 lr. I��en stated his office reviewed the value plaoed on this property with
, ,►PI represe ntativ es arxi a reducti an was of f er ed, as the val ue di d not ta ke
. r�o oc>nsiclezati� the lack of heat in the wardzo�use area. He stated they
� rould reaorcm�ci a rea.iction in value to $1,956,600 fran $2,086,000.
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I' 1 DTION by Cbtncilman Fitzpatrick to receive the letter
� ea�rd. Se�onded b�► Co�cilman Goodspeed. Upon a voice
< ye, I�hyor Nee declared the motion carried �aianimously.
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fram API into the
vote, all voting
! DTION by Co�cilman Fitzpatrick to make an adjustment in the value placed
< n API SupF�ly's property at 5110 Main Street b� reducing it fran $2,086,000
10 $1,956,600. Seo�nded b� Gb�cilman Schneider. Upon a voice vote, all
� oting aye, Mayor Nee declared the motion carried �u�animously.
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1 r. Madsen stated a letter was received this morning f rom Longview Fibre
� egarding disagreenent with the value plaoed on their property. He stated
i hey sutrnitted an outlire a� an appraisal, hvwever. he felt the approach
i sed d�esn't have a great deal � applicatirn.
1 r. l�dsen stated he wa�ld reoomnend no d�ange in the value placed on this
� �roperty.
1 DTIDN by Co�cilman Fitzpatrick to reoeive the letter from Longview Fibre
: r�to the re�rd and aff ina the City Assessor's valuation placed on this
j�roperty at 5851 Fast River Road. Seo�nded by Gb�cilman Schreider. Upon a
� oice vote, all voting aye, Mayor Nee declared the motion carried
� nanimously.
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! r. MoGinnity stated the property he questions oonsists of three parcels
� dj aoent to each ath er at 124 Lonc� el l a► Str eet. He sta ted th e val ue pl aoed
c n these �.arcels is $5,000, $54,900 and $5,500 for a total o� $65,400. Mr.
! �Ginnity stated the property is adjacent to the Burlington-Northern
� ailroad right-of-way with light industry on the north and considerably
: arger hames on each side. He stated there is no way to further develop the
� aroels for additional residences. Mr. Mc�innity stated the home is a
t asic, two bedrocro split level purchased in 1984 for $50,000.
! r. I�ctisen stated the hame was built in 1980, a split entry with 960 square
i eet and a dr�uble attached g3rage. Ae stated they taok into consideration
i ts location to the rail road right-of-way.
! r. Macisen stated Mr. MoGinnity purchased this property through an agent
t hat was representing a mortgage oompariy foreclosing on the property,
1 herefore, di�'t feel i3ie $50,000 represerited a true value c� the property.
! r. I�dsen stated staff did not have a chance to review this property as
t his protest came to their attentim this e�velling.
!�TION by Co�cilman Fitzpatrick to reier this iten to the City Assessor's
( ffice for a report at the April 21 meeting. Seconded by Councilman
; chneider. Upon a vaioe vate, all vating aye, May� Nee declared the motian
< arried u�anisnously.
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! r. Mac3sen stated his office was out to this property last simuner as the
'' � roperty aaner felt the value was too high at that time. He stated he �uld
f ee ro justification for a reduction and this would still be his Wntentirn.
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!�TION by Councilman Schneider to affian the City Assessor's valuation
� laced on this property at 1345 Meadowmoor. Seconded by Councilman
i arrette. Up�n a voioe vote, all voting aye, I�yor Nee declared,the motion
c arried �animously.
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' ! r. Harris stated he did not agree with the value plaoed on his properties
� t 7710 and 7765 Main Street. He stated last year �e City had a value of
:485,500 plaved on the property at 7710 A'�in Street and he took his protest
t � the ��mty, and it was laaered to $430,000. He stated this yeas the City
'' � ssessed it back to $485,500. He stated he would again take it to the
c ��ty this year.
! r. Harris stated he protested last year to the Qo�ty the value placed on
i is property at 7765 I�in Street and a reduction was denied because they
c ould not verify the claims on the soil oonditions on the r�orth end of the
� �roperty-
! r. Rarris requested the City make their reoords available rn the vondition
c f the storm sewer and soils that run through the north end of this
� roperty. He stated, if �is can't be done, the alterr�tive is to take s�il
t �rings which would be expensive. He stated some extensive s�il corrections
t eed to be cbne in order to develop this property, and the County has to
t ave this vesifiecl.
1�yor Nee asked Mr. Harris to send a letter regarding his request on the
� oil oonditions.
1 DTION by Councilman Goodspeed to receive the protest from Mr. Harris
� egarding the value placed on his properties at 7710 and 7765 Main Street
< nd to affiIIn the (�ty Assessor's valuation of t3�ese properties. Seconded
I y Co�cilman Fitzpatrick. Upon a voice vote, all voting aye, Mayor Nee
� �eclared the motion carried �animously.
! lr. Qureshi., Qty Irhnager, stated if the County does reduce the value, he
: elt they ��hould s�p�Zly informatim to the tYty regarding their reason for
� he reducti on.
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; fr. l�cisen stated he reoeived a letter of protest this evening as it was
; �ent to th�: Anoka O��ty Assessor's Off ioe, instead of the GYty.
; pT�ON by Cb�mcilman Goa3speed to receive the letter of protest into the
�eoord for the property at 7620 Dniversity Avenue N. S. Seconded by
� buncilmar.� Fitzg�tzick. Opon a voice vote, ail voting aye, Mayor Nee
� leclarea tl��e motion carried �animously.
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M TION by Cc��cilman Barrette to �ntinue this Board of Review meeting to
A; �ril 21, 19�86. Seoonded b1r Cou�cilman Schneic3er. Upon a voice vote, all
v� +ting aye, Mayor Nee declared the motion carried unanimously, and this
& ard of Reviaa Meeting closed at 8:50 p.ia.
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R �spectfully submitted,
C rale Ha3dad,
R� bording Se�cretary
A; �praved:_
7—
Wil l ian J. Nee
Mayor
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ITEM � ?
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WILLIA �1 TURNQUIS'T
7601 E ^igadoon
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PIN #1? 30 24 11 0095
Assessor's 1986 EMV Land $18,000
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Building �78,600 Total �96,600
OiWNERtS APPRAISAL
' In an�layzing th�e appraisal made by William McGinnity on the subject property, a
number of errors have been discovered. The square footage is understated by
seventeen feet. A three quarter bath in the basement was not recognized.
,' Centr�l air cond:itioning Was overlooked in the cost approaeh. Unless a house
has h�i a lot of abuse it eertainly does not depreciate five percent in the
first four years as used in this appraisal.
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In the market ap:proach, the three comparables used are not very comparable.
Comparable #1 is a Split Level and the subject is a Split Foyer. There is
eighty eight squ�are feet difference in size but only $1, 000 ad j ustment used.
This M�uld be $11.36 per square foot. A closer adjustment Would be around
$�1,OOC. The qua;lity is about the same as the subject.
' Comparable #2 Was built by Garjac, same as subject, in 197 8. The quality is not
as go�d as the subject and it is smaller by 165 square feet. The size
adjustnent shoul�d be at least �9,000.
Comparable #3 Was built by Cedar Bay Builders in 1977. Comparables #2 and #3
are ccmparable to each other but not comparable to the subject.
' The d� ta source of the appraiser for the comparables indicate M. L. S. �as used
and nc inspection made. In all fairness to the appraiser he does not have the
advant age of inspecting all the homes in Fridley and therefore can not always
i' select the closest comparables. We also have more to seleet from because xe
have � record of all sales in Fridley, not just M. L. S.
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I:em �2--Continued
COST APPROACH
Subject - - 7601 Brigadoon Place
E;3timated replacement cost - ne� - of improvemeats
S>lit Entry on basement with central sir
411 x 26 - 1144 square feet at �52.9� =�60,518
1i► z 1 = 17 square feet at =52.9� = 899
On Craz►1 Space With central air
9: 6 - 54 square feet at �42.32 == 2,285
B isement fiiiish 667 square feet at a 9. 00
E ctras
ifalkout basement
3 Unit bath in basement
Asphalt: drive�ay
P>rtico 103 square feet at � 6.36
D:ck 180 square feet at � 3• 50
G �rage
2�4 x 24 = 576 square feet at ;10.57
T�tal estim�ited cost aeW, of structure =(rounded)
D :preciatio��
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�63�702
6�003
150
1,200
200
6 55
630
¢, 092
i78,600
First four years, no physical depriciation -0-
L 3nd
9�� x 137 � 18, 000
]ndicated T��tal Property Value by cost approach �96,600
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ITE!! � 3
ERWI1 REYNOLDS
530 31y
PIN f03 30 24 32 0023
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, Assessor's 1986 EMV Land �18,200 Building �67,900 Total ��,100
This case seems to indicate the re-emergence of a market phenomenon termed�"an
over lmprovement. "
In tie late 1g50s and early 1960s, when areas �ere in the development stage,
some houses Were built that Were eonsiderably larger than the average Por the �
neigiborhood. Our oPfice had implementd a system to adjust for the depressed
mark:t va1 ue of such improvements. As the neighborhoods fully developed, tbe
mark:t seemed to absorb these properties xith more larger properties being
coma�n in most neighborhoods. Later sales studies indicated that the
adjuGtment for overimprovemeat was not aupported by Lhe market, and was,
ther :fore, discontinued.
ilith neighborhoods nrn+ experiencing rebuilding and remodeling, some properties
are �gain becoming considerabbly larger than average for their neighborhood.
Evid :ntly the market is, again, unxillin� to pay much more than average for
the �rea, and such could be the case of this property
' By a�plying a process that establishes the average selling price of properties
in a neighborhood and then indentifys properties that fall considerably above
that the follo�ring adjustment to the subject would result:
, ' Land---From �18,000 to �18,200
Bldgs--From �67,900 to �62,200
Total--From � � ,100 To � 80, 800
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It i� the intention of the Assessor's office to institute this process of
adju;tment for overimprovement, for the 1g87 assessment
' The:�oard may xish to grant a reduction at this time� or let it go for this
year and our office Will apply the factor, aloag xith similar properties for
19 8?
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ITEM #10
BEVI f MCGINNITY
124 . ,ongfellow
PIN `03 30 24 42 0027, 0028� 002g
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Assessor�s 1986 EMV La.nd �16,000 Buildings a49,900 Total �65,400
The ;ubject property is a 40 Y 24 Split Entry house of average construction
buil in 1980 on a 109 x 109 level lot adjacent to the Burlington Northern
trac;s. It has had very little maintenance and landscaping since it Was
buil�. The eYterior is in need of paint. The window is gone from the 20 x 22
gara�;e service door. A trim board is missing over the front door. There is a
pati� door located at the rear vhich is about seven feet off the ground and
has �,o deck or steps to it. The bouse is vacant and xe were unable to gain
entr+.nce. By checking through the xindoxs it appears as though the inside
need work also.
A 1'/4 story house next to the subject, at 134 Longfe11o1W, sold in June 1984
' for ;58,900. It xas built about 1955 and moved to the present site about
1975, The lot is 60 x 129 which is much smaller than Lhe subject. The house
is trenty five years older and the garage is smaller than the subject.
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The �ext house west, at 144 Longfellaw, sold this month for a65�100. It is a
Ramb:er the same size as the subject, but is twenty years olde r. The lot is
90 x 144. The garage is 22 x 24.
Althcugh these two sales are not comparable to the subject in sty le or age,
they are comparable in location. Our ratios on the txo properties are 90.2x
and � 6. 9x respectively.
We h:ve recognized and treated the problem of the location being aext to the
Lrac1 s. If the subject property �►ould be located away from the traeks in the
same neighborhood xe would have a value of �69,200. This t�ould be an
additional �1100 on the land and 5x on the structure.
, The Issessor's office recommends a reduction in structure � alue of 5x due to
the � �or maintenance. This Would larer the value of the three parcels from
a65,�oo total to �62,90o total.
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