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HomeMy WebLinkAboutCity Council Packet 05-16-2000 BOEAgenda City of Plymouth Board of Review Meeting Reconvened from May 2, 2000 Tuesday, May 16, 2000 7:00 p.m. Council Chambers Call to Order 2. Council action on recommendations 3. Adjourn 2000 Board of Review Oral Presentation PIN Number 2000 Value Recommendation 1. Darryl Schmitz 1555 Juneau La N. 28-118-22-43-0040 $169,000 $160,000 Written Appeals 1. Dale Jacobson 12200 601h Ave. N. 02-118-22-24-0022 $150,600 No Change 2. Bob & Katy Meyers 1683012 Ih Ave. N. 32-118-22-42-0023 $150,300 No Change 3. Lisa McClelland 3315 Olive La. N. 19-118-22-11-0006 $267,300 No Change 4. Robert & Jacqueline Ulwelling 1762025 Ih Ave. N. 30-118-22-11-0026 $167,100 No Change REPORT #1 2000 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: PROPERTY ADDRESS PID #: LEGAL DESCRIPTION Darryl Schmitz 1555 Juneau Lane North 28-118-22-43-0040 Sunset Acres, Long Legal 2000 ESTIMATED MARKET VALUE $169,000 2000 REVISED MARKET VALUE $160,000 ISSUE:. Mr. Schmitz attended the Local Board of Review and stated that he was instructed to attend the meeting by his mortgage broker. He was concerned that he had not received a valuation notice, that it had been mailed to the previous owner. He questioned how his market value had increased 33%. RECOMMENDATION: Mr. Schmitz was contacted by phone May 3. Mr. Schmitz was told that to continue with an appeal an inspection of his property was necessary. Mr. Schmitz is working with his mortgage banker to change his current method of financing. When I contacted Hennepin County I was told that the deed Mr. Schmitz signed in October of 1999 had not been filed at the County. The property remained in the previous owner's name. Because of this, all statements of any kind; including the valuation notice, would only be mailed to the owner of record. I suggested to Mr. Schmitz, that he contact his closing company and inquire as to why the deed (As of May 3, 2000) had not been filed at the County. The market value for the subject property did not increase 33 % from last year. Mr. Scmitz was looking at a payable 1999 tax statement based on a 1998 valuation versus the new 2000 valuation notice for taxes payable in the year 2001. The value history for the property is as follows: Page 2 2000 Board of Review 1998 131,700 1999 143,700 2000 169,000 An on-site inspection was conducted May 8, 2000. After visiting with Mr. Scmitz he mentioned that he was assuming because of the valuation at the time of closing (based on the 1998 valuation) it would give him some lee -way through the payment of taxes to make improvements to the home. The original detached garage has been removed and the construction of a new two car detached garage is underway. Because this change did not occur until after the January 2, (the assessment date) it does not impact the value. The home was originally listed for $169,900 and sold for $160,000 after 22 days on the market. It is the opinion of this appraiser, based on the comparables and the sale price of the subject property that the 2000 market value be adjusted to the recent sale price of $160,000. Respectfully submitted, Janice L. Olsson, RES Senior Appraiser Extension #5355 JOIsson@ci.plymouth.mn.us 2000 Board of Review Page 3 SUBJECT Dwelling Style: Rambler Year Built: 1959 GBA: 936 Parkers Lakefront Advertised as three bedrooms, one bath. The two bedrooms in the basement do not have egress access. 2 car Detached Garage Basement Finish 1 Fireplace No Central Air Large west facing deck FRONT VIEW H' i f tipLj I 0 ,ffldl5 Mai Y , fy r . 1. MARKET COMPARISONS Comparable #4 PID # 13-118-22-13-0086 Address: 4010 Revere Lane North Off Lake Dwelling Style: Year Built: 1945, remodeled 1960 GBA: 1070 Sale Price: $150,000 Sale Date: 3/24/00 Detached Garage No Basement Finish One Fireplace No Central Air Three Bedrooms/ One Bath Screen Porch/No Deck According to MLS = Original kitchen cabinets, original crystal doorknobs. House moved to site to new foundation in 1960. 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #5 PID # 33-118-22-24-0005 Address: 15240 9T" Avenue North Off Lake Dwelling Style: 1 '/z Story/Basement Year Built: 1910 GBA: 972 Sale Price: $164,900 Sale Date: 3/00 One car attached Garage Additional Garage on Property No Basement Finish No fireplace Central Air 3 Bedrooms/1 Bath Deck According to MLS: New Kitchen 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #1 PID # 32-118-22-24-0014 Address: 1010 Garland Lane North Gleason Lakefront Dwelling Style: 1 3/ Story/Basement Year Built: 1948 GBA: 1,260 Sale Price: 175,000 Sale Date: 8/99 No Garage No Basement Finish No Fireplace Central Air 4 Befrooms/2 Baths Deck 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #2 PID # 23-118-22-32-0002 Address: 3045 West Medicine Lake Drive Medicine Lakeview Dwelling Style: Rambler Year Built: 1958 Sale Price: $175,485 Sale Date: 3/99 2 Car Detached Garage Basement Finish 2 Fireplaces Central Air 3 Bedrooms/2 Baths Screen Porch 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #3 PID # 35-118-22-12-0025 Address: 1150 Evergreen Lane North Hidden Lakeshore (DNR does consider Hidden Lake as lake status) Dwelling Style: Rambler Year Built: 1952 GBA: 897 Sale Price: 130,345 Basement Finish No Fireplace No Central Air 2 Bedrooms/2 Baths Deck 1 ,COMPARABLE #2 I X Property Information Search by Property ID Result page Page I of 2 Hennepin County, MN Estimated Market Value: Property Information Search Result Limited Market Value: 142,900 t The property information database is updated at the beginning of each month) Search By: Parcel Data for Taxes Payable 2000 Total Net Tax: Click_. Here for_State Copy_of_Pviable 2000_Tax Statement r Property I D . ..... Solid Waste Fee: Property ID: 28-118-22 43 0040 V e-.%. Man Address 2,046.52 Property Address: 1555 JUNEAU LA N i+ion _ hl _ .. arne __ _. Add p yMunicialit Name: PLYMOUTH School Dist: 284 Watershed: 0 77 Sewer Dist: 01 Construction Year: 1959 Parcel Size: IRREGULAR Property ID: 2811822430040 Owner Name: D R & J M ANDERSON Taxpayer Name & Address: DAVID & JACQUELINE ANDERSON Search`CleFar 1555 JUNEAU LA N PLYMOUTH MN 55447 Most Current Sales Information Sales prices are reported as listed on the Certificate of Real Estate Value and are not warranted to represent arms -length transactions. NO SALE INFORMATION ON FILE FOR THIS PROPERTY. Tax Parcel Description Lot: 001 Addition Name: Block: 007 SUNSET ACRES Metes & Bounds: LOT 1 AND N 1/2 OF LOT 2 BLK 7 SUNSET ACRES INCL ADJ VACATED SUNSET LANE ALSO THAT PART OF E 215 FT OF GOVT LOT 2 AND OF THAT PART OF NE 1/4 OF Note: This is a Partial Metes & Bounds Description Value and Tax Summary for Taxes Payable 2000 Values Established by Assessor as of January 2, 1999 Estimated Market Value: 143,700 Limited Market Value: 142,900 Taxable Market Value: 142,900 Total Improvement Amount: Total Net Tax: 2,020.13 Total Specials: Solid Waste Fee: 26.39 Total Tax : 2,046.52 http://www2.co.hennepin.mn.us/pins/IdSrchRes.stm 5/3/00 I Property Information Search by Property ID Result page Page 2 of 2 Property Information Detail for Taxes Payable 2000 Values Established by Assessor as of January 2, 1999 Values: Land Market 50,000 Building Market 93,700 Machinery Market Total Market: Land Limited Building Limited Total Limited: Qualifying Improvements Classifications: Property Type Homestead Status Relative Homestead Agricultural Exempt Status 1 143,700 49,700 93,200 142,900 RESIDENTIAL LAKE SHORE HOMESTEAD Questions or problems with this database search should be directed to Don. Kopel co. hen nepin.mn.us Hennepin County is providing this information as a public service. Please send comments on our Web Site to Henn. Net@co.hennepin.mn.us_or use our Feedback Form Homs: Ser:i.es Taxpayer Ser: nes Assessor's De t pow 900PPOPP'N" Copyright ©1998 Hennepin County http://www2.co.hennepin.mn.us/pins/IdSrchRes.stm 5/3/00 2000 BOARD OF REVIEW CITY OF PLYMOUTH May 2, 2000 Address: 1 jus Tt lfaU -a R E- 1 U Property Identification: aUqq 11b - ag- y3 00 vo Owner Name: 00 C P Jh l Address: ),a5 u hFo Lo nF , Jy City/Zip: 1 I V/h «fl, 65gq-7 Daytime Phone: p I 3 0b Vjr Purchase Price: -Ija dV C) Purchase Date: 10 1q, q 2000 Estimated Market Value: V (/ Any appeal should be based on evidence that the 2000 Estimated Market Value exceeds the true market value of the property. Please list the reasons why you believe the property could not sell for the value under appeal. Please check if you wish to summarize your appeal to the Board at the podium. LETTER #1 2000 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Dale Jacobson PROPERTY ADDRESS: 12200 60T" Avenue North PID #: 02-118-22 24 0022 LEGAL DESCRIPTION: Lot 3 Block 2 Bass Lake Shorewood Hills 2000 ESTIMATED MARKET VALUE: $150,600 1999 ESTIMATED MARKET VALUE: $138,000 1998 ESTIMATED MARKET VALUE: $135,100 2000 REVISED MARKET VALUE: No Change ISSUE:. Mr. Jacobson requests a reduction in value because of the negative effects of Bass Lake Road, which borders his backyard. His home was reappraised in 1990 and the value was lowered. In 1992, Mr. Jacobson's value was reduced by the Board of Review on recommendation of this appraiser, and was further reduced by the Hennepin County Board of Equalization. These reductions were made because of the reconstruction of Bass Lake Road. The location of the road behind his property, with it's increasing traffic, continues to be Mr. Jacobson's issue of concern with his value. RECOMMENDATION: The subject property is a spacious, walkout rambler built by the owner in 1969, situated on a large lot. It displays good construction and is well- maintained. The interior of the home shows no updating since construction. The comparables cited in this report are smaller and older ramblers located adjacent to busy streets. Two of the homes are beside State Highway #55 and one of them faces Gleason Lake Drive. As with the subject property, these homes have been valued to reflect their location. All three homes have sold in the past year and their sale prices demonstrate an increase in value. Also, although style difference eliminates it as a comparable, the home next door to Mr. Jacobson sold last year for $38,000 over the amount it sold for two years earlier_. It was reroofed during that interim, and possibly had some basement finish added; 2000 Board of Review Page 2 however, it shows a market moving upward. Based on this "next-door" sale, which also backs on Bass Lake Road and the sale of similar properties, the value of the subject property appears to be correct; therefore, no change in value is recommended. Respectfully submitted, Joan McCormick, CMA Appraiser 509-5353 JMccormi@ci-plymouth.mn.us SUBJECT Dwelling Style: Rambler Year Built: 1969 Size: Total Finished Sq. Ft. Above Ground: 1743 Basement Finish: 1200 Sq. Ft. Baths: 3 Walkout: Yes Garage: 3 -Car Attached 3 Bedrooms on Main Floor Backs on Bass Lake Road) I a 1•II w t vz salsQN(Ptt4t 1$1 IST 7 2 I tvrtatf ^ f •'w 9 F i t t rey , w;er t VE CENTER IN 1sT *•,,e _cx- La_ •(fir 4 - PAI Eig r w _: GRp 1 A 2 I I • SA s + W00j! : f r 62ND I -- N- . _ _ • u i, r ' ry^• air / ; *r, SFCpNp, q $} ' ! E' i y I s 1 e o• ; s• :t ° s y ! t r- ' •" as •' 1 T r tvrwe _ EI..rr- ' -' w __ ,r 1c°rea t e - 1 (•W _I 13t1 I teal J q,, 'o •` ad a', may, y ,, y1 u- r. s ! (7W1 + :' tl 17A - - td I lB_. .w__.t w.n.a • r'"' _ l1.! 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Above Ground: 1292 Basement Finish: 500 Sq. Ft. Baths: 3 Walkout: No Garage: 2 -Car Attached 2 Bedrooms on Main Floor Located beside Highway #55) Sale Price: 155,000 Sale Date: 8/30/99 u7::u i 6`a S = sem/^ • • `A J'At, V4 w<\\O •J- we ,I uR j- tcl iw _ /a• u ` y ' 6' /4°/~N. '.\"\\, o ' d _ °ls 1 j,.€ ` ps a+1a (6 /` ~ a Ygs7' 87 Lad.,(— .: a L yL" a Ir 4 I-0 • q . 'L' Ip e ys I g :+^ 9" i _p s k„ • °rummy° 4.a Ca, ill / k•)iy ' .. 9!' FIS e+ k 1y' l v O+ I e Ate.. 14/ e Ir i t C!$ a \., u'•a ,Y¢, w: a4m.,: ,.w,:. ,i +•+Y4p 64 w 12. py f ' T..—. — -- 6• r w . 2R . ww¢waoo i QI IH' Y: I R ie Is I j •w o. I ONt7M ( I 4 I I C4 03woNvetin rV+ "e "r g • ply " fi : 1 r _ _ •.iA— a N 10 3lVOM/B2ln- -- - vj - • v I Iw O.? ,•O e F a _6 w .6 al ti4 >a& — IM I I 2000 Board of Review Page 4 Comparable #2 PID #: 18-118-22 210029 Address: 18305 State Highway #55 Dwelling Style: Rambler Year Built: 1955 Size: Total Finished Sq. Ft. Above Ground: 1370 Basement Finish: 828 Sq. Ft. Baths: 2 Garage: 2 -Car Attached Walkout: Lookout Only 2 Bedrooms on Main Floor Located beside Highway #55) Sale Price: 144,900 Sale Date: 6/25/99 2000 Board of Review Page 5 Comparable #3 PID # 33-118-22 43 0041 Address: 14716 Gleason Lake Drive Dwelling Style: Rambler Year Built: 1954 Size: Total Finished Sq. Ft. Above Ground: 1284 Basement Finish: 900 Baths: 2 Walkout: No Garage: 2 -Car Attached 3 Bedrooms on Main Floor Fronts on Gleason Lake Drive) Sale Price: $154,000 Sale Date: 8/27/99 9112SEC 33 T118R22 10 60 Yj 3 _15.42, d. q mm 2,• ma 1. 1) rim oi ("'Sol A, 1 L_J, ---fiT A (2Q, 4 1., M z k A r62 on 01 z an45"M Opqn. 0 IrMIn 4t meE- rEl! 4) Z CA IA a•3 AVE z (33) (4) 14) QQ (77) 9m 7—,V_ an 4 4 2! z _g 0 (13) ORCLE PARK p—, z It4%mv 1 - COQz" : Q - .4 A0: o0 oz Ual 0-'-"TH- -AVE W '17) 40 "Iftz01) 45) 12) 31 1 — 0 - I ZS0 7) ( 20) al (14) 13) 71 0 4W 8W Feet 32/N 33/N 34i 32/S 'big 34/d. Lso CA? L.SON seo 7a1 tl aal 7) lat) 43) 0 4W 8W Feet 32/N 33/N 34i 32/S 'big 34/d. Lso CA? L.SON seo 1.) (9Q LETTER #2 2000 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Bob & Katy Meyers PROPERTY ADDRESS: 16830 12'' Avenue North PID #: 32-118-22-42-0023 LEGAL DESCRIPTION: Lot 6 Block 1 City View Acres 2000 ESTIMATED MARKET VALUE $150,300 2000 REVISED MARKET VALUE No Change ISSUE:. Bob & Katy Meyers question the amount of the increase over the previous assessment year. They don't feel that the houses that have sold in their immediate neighborhood support their market value. RECOMMENDATION: An inspection of the property was conducted April 24, 2000. It is the opinion of this appriaser that the market value remain unchanged based on the sales within the neighborhood as well as the supportive comparable sales. The subdivsion the subject is located in is unique. It is an older section of the City of Plymouth with homes that were built as long ago as the 1920's to homes that were built in the last few years. The lots are generous and some of the properties border Gleason Lake or have views of the lake. Since the area is so diversified with the ages of the homes and well as the styles and attributes of the various properties the sales range from $54,000 to 189,000 off the lake. The subject property was built in 1940. In 1978 additions and remodeling were completed. Following is a diagram of the square footage which shows the original size of the house and the changes that occurred with the addition. Board of Review Page Two The subject property is quaint and is maintained in average condition. The property is accessed off of 13`h Avenue. The lot is elevated with a view of the pond and on to a glimpse of the lake. The property was reviewed during the 1992 Local Board of Review and adjusted to match market conditions. Respectfully suubbmittedd, C --J Ll i` - e1625N'X Janice L. Olsson, RES Senior Appraiser Extension #5355 JOlsson@ci. plymouth. mn. us Dwelling Style: 1 1/2 Story/part basement and part crawl Year Built: 1940 with additions and remodeling done 1978 GBA: 1,665 Detached Garage No Basement Finish One wood buring stove Central Air Living Room, Dining Room; Kitchen with eating area, 1 Bedroom, 1 3/a Baths, Den Area, Family Room located on main floor. Two Bedrooms located on 2" floor. Screen Porch & Deck Subject Value History 1998 $120,400 1999 $127,400 2000 $150,300 1I8 P OR16t,JA}L 1)8 1 1 112)8 1 1 t2JB2 Comparable # 2 0 lat u I -14C MMMk ILrim The following two comparables are located in similair type neighborhoods. There are similair in age, size, design and amenities. The additional comparables are located within the same neighborhood but are rambler -There were no 1 '/2, 1/1/4 or 1/3/4 story homes that sold in the immediate area. Comparable #1 PID # Address: Dwelling Style: Year Built: GBA: Sale Price: Sale Date: Detached Garage No Basement Finish One Fireplace No Central Air 2000 BOARD OF REVIEW MARKET COMPARISONS 13-118-22-13-0086 4010 Revere Lane 1 1/4 StoryBasement 1945, remodeled 1960 1070 150,000 3/24/00 Three Bedrooms/ One Bath Screen Porch/No Deck According to MLS= Original kitchen cabinets, original crystal doorknobs. House moved to site to new foundation in 1960. 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #2 PID # 33-118-22-24-0005 Address: 15240 9TH Avenue North Dwelling Style: 1 '/z Story/Basement Year Built: 1910 GBA: 972 Sale Price: $164,900 Sale Date: 3/00 One car attached Garage Additional Garage on Property No Basement Finish No fireplace Central Air 3 Bedrooms/1 Bath Deck According to MLS: New Kitchen 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #3 PID # 32-118-22-22-0008 Address: 17130 12th Avenue North Dwelling Style: Rambler Year Built: 1970 GBA: 1,232 Sale Price: 171,000 Sale Date: 6/99 Two Car Attached Garage No Basement Finish No Fireplace Central Air Bedrooms/1 3/4 Bath No Porch/No Deck According to MLS: Remodeled Kitchan and Bath 2000 BOARD OF REVIEW MARKET COMPARISONS Comparable #4 PID # 32-118-22-23-0067 Address: 17440 Wh Avenue North Dwelling Style: Rambler Year Built: 1961 GBA: 1,294 Sale Price: $169,900 Sale Date: 12/99 Single Tuck Under Garage 540 square feet of Basement Finish 1 Fireplace No Central Air 3 Bedrooms/1 3/a Bath Screen Porch/Deck Located on Co Rd 101 2000 BOARD OF REVIEW MARKET COMPARISONS The following are the properties mentioned in Meyer's letter. Sale #1 PID # 32-118-22-21-0008 Address: 16900 12`h Avenue North Dwelling Style: Rambler/Basement Year Built: 1947 GBA: 1,016 Sale Price: $119,900 Sale Date: 9/99 Attached Garage 350 square feet of Basement Finish No Fireplace Central Air 2 Bedrooms/11/2 Bath Screen Porch/Glazed Porch/No Deck Originally 2 pre -fab houses brought in and joined together. According to MLS: Needs mechanical rnndatinc 2000 BOARD OF REVIEW MARKET COMPARISONS Sale #2 PID # 32-118-22-21-0001 Address: 1215 Dunkirk Lane North Dwelling Style: Rambler/Basement Year Built: 1954 GBA: 1,224 Sale Price: $135,000 Sale Date: 12/98 1 Car Attached Garage 637 Square Feet of Basement Finish 1 Fireplace Central Air 3 Bedrooms/1 3/4 Bath No Screen Porch/No Glazed Porch/No Deck 16830 12th Ave. North ju , i--%, Plymouth, MN 55447 `. April 15, 2000 m f izwitm City Assessor 3400 Plymouth Blvd Plymouth, MN 55447 Dear Plymouth Assessor: We are writing to take issue with the estimated market value on our home at 16830 12th Ave. North, Plymouth, MN 55447 (Property ID NO. 32-118-22 21 007). The increase over last year is $22,900 or an18 percent increase in the estimated market value. We know that in our neighborhood two houses that are roughly comparable to ours have recently sold for $120,000 and $135,000. Our immediate neighbor's home to the west sold for $120,000. The lot is as nice or nicer than ours, the garage is attached and the basement is finished. This is the house that sold for $120,000. We are requesting that you reconsider the estimated value of $150,300 on our house. Thank you for your consideration. Sincerely, Bob and Katy Meyers Property ID NO. 32-1118-22 21 007 2000 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNER'S NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: Lisa McClelland 3315 Olive Ln N 19-118-22-11-0006 Lot 5, Block 1, Heather Run 2nd LETTER #3 2000 ESTIMATED MARKET VALUE: 267,300 1999 ESTIMATED MARKET VALUE: 248,500 1998 ESTIMATED MARKET VALUE: 52,000 (lot only) 2000 REVISED MARKET VALUE: No Change ISSUE: Owner feels that the market value of her property has not appreciated because of the proposed Co. Road 101 project. She stated that she thinks the project would greatly reduce the ability to sell her home and the selling price. In addition, it is her opinion that because of the pond, she will have minimal opportunity to provide visual screening between her home and Co. Road 101. RECOMMENDATION: No change in value. The City Engineering Dept. has told me that the wetland easement won't be increased, but the present wetland/pond may be enlarged and deepened. Doing so may mean the removal of trees that were placed within the easement area. The final decision, however, is at least a couple of months away. Since the assessment process is to follow the historical evidence of sales and not torp edict market reaction to changes in neighborhoods, I would recommend no change or action at this time. Using recent sales in this neighborhood and on the same side of the street supports the value placed on the property for the 2000 assessment. To change only one property along Co. Road 101 because of the impending project would conceivably be creating an inequity. If future sales indicate a necessary adjustment, then all affected property owners would receive a value consideration at the same time. Respectfully submitted, Ive njot4-,, Bev Moos, CMAS Appraiser 509-5354 Bmoos@ci.plymouth.mn.us 2000 Board of Review Page 2 SUBJECT Dwelling Style: Two story Year Built: 1998 Square Feet: 2,315 above grade The McClelland property has 3 bedrooms, a loft area, living room, dining room, kitchen, family room, utility room, and 2'/z baths° There is no finish in the walkout basement, nor is there a deck. The home has a three stall garage, one fireplace, and central air. Its physical condition is commensurate with its age. ' The present owner purchased the house new in July of 1998 for $265,500. The following year's value of $248,500 was within an acceptable range of value for sales ratio analysis purposes. Since that time, the residential real estate market has had a tremendous year of market demand, sales offer bidding, and attractive mortgage rates. As a result, the values for assessment purposes needed to be increased to keep pace with the trend of market appreciation. Sales specific to the Heather Run neighborhood indicated that an increase of 7-8% was necessary to bring the values into the sales ratio range that is acceptable to Hennepin County and the State of Minnesota. The subject property was increased 7.6%. The rear of Ms. McClelland's lot was platted with an easement for wetland. Water drainage from the road and ditch starts there and continues draining to other areas to the southeast. This was in place and of record at the time of purchase by Ms. McClelland. With the imminence of Co. Rd. 101 widening, she now seems uncertain as to the impact from water runoff accumulation and for market appreciation. I spoke to the Engineering Dept. and was told that the area of the wetland easement could not be increased unless it was acquired from the owner. According to a preliminary plan that became available May 4, the size and depth of the pond may increase, and some trees that were placed in the easement may be removed. This is just one of many preliminary drawings that has come out of the planning process, however, and a final decision is months away. The drainage will all come from a piping process under the new plan, and will continue as before to accumulate here and flow out to the east. Maps for the proposed widening project show the area on Ms. McClelland's property as a pond, and that is generating some of her concern. The Engineering Dept. has indicated that there is no significance to one map showing it as wetland, versus another showing it as a pond. Essentially the area I 2000 Board of Review Page 3 will continue as before, which was what Ms. McClelland saw and knew when she purchased the property. Our office calculates values based on data available from sales that are of record. Law sets the timeline of sales that we can consider. Calculation of value is not based on a future situation that "may" affect a property. As this project progresses and the market has had time to react to it, we will watch the sales values as they compare to the values used for assessment purposes. That historical data will be the benchmark for valuing properties along the highway project area. 2000 Board of Review Page 4 SUBJECT PICTURES LOOKING TO REAR OF LOT CO. ROAD 101 LOOKING TOWARDS HOUSE 2000 Board of Review Page 5 MARKET COMPARISONS Comparable #1 PID #: 19-118-22-11-0007 Address: 3325 Olive Ln N Dwelling Style: Two story Year Built: 1995 Square Feet: 2178 Sale Price: 273,000 Sale Date: August 1999 This comparable is next door to the subject property. It is a little over 100 sq. ft. smaller and has one less garage stall, but it does have a deck and one more fireplace. Adjustments would indicate a value for the subject to be $282,300. 2000 Board of Review Page 6 Comparable 92 PID #: Address: Dwelling Style: Year Built: Square Feet: Sale Price: Sale Date: 19-118-22-11-0056 3485 Olive Ln N Two story 1995 2229 264,500 February 1999 Comparable number two is also on the same side of Olive Lane and backs up to Co. Rd. 101. Primary differences are that this house does not have a third garage stall, is not as large, and is not a walkout, but it does have a deck. Adjusted sale price for the subject is 276,800. 2000 Board of Review Page 7 Comparable #3 PID # 19-118-22-11-0020 Address: 3465 Olive Ln N Dwelling Style: Two story Year Built: 1995 Square Feet: 2264 Sale Price: 245,372 Sale Date: October 1998 We were fortunate to have three comparable sales on the same side of the street as the subject. The two main differences between this comparable and the subject are that this comparable is smaller and has a lookout basement instead of a walkout. An adjusted sale price yields $251,400 for the subject. 2000 Board of Review Page 8 RECONCILIATION: The adjusted sales prices and dates of sale are as follows: 1. $282,300 08/99 2. $276,800 02/99 3. $251,400 10/98 Comparable #1 would be the best indicator of value, since it is next door and is the most recent sale. The sale dates and corresponding increasing values are indicative of the rising housing market during the sales study time period. Application of a time adjustment would bring the adjusted sale prices to within a much tighter range, but for purposes of this analysis I won't calculate that adjustment. Ms. McClelland purchased this property in August of 1998 with a wetland easement on the property and knowledge of the impending highway project. A buyer today would have the same influences on value as Ms. McClelland had in 1998. There is no historical evidence to indicate that this property is not worth the $267,300 value placed for the 2000 assessment. 2000 Board of Review Page 9 Map showing the subject property and comparables 1, 2, and 3. The shaded blue areas indicate the wetlands. MAY -02-2000 11:12 May 1, 2000 Local Board of Review: I am writing to appeal the 2000 property tax valuation for my 3315 Olive Lane N. Plymouth, MN 55447 PID 4 19-118-22 11 0006 P. 02/02 The valuation of my property increased 7.6% or $18,800 from the previous year. It is approximately $2,000 more than what 1 paid for the property in August, 1998. 1 have not made any improvements to the property since the purchase date. While I recognize that the values of homes in Plymouth and Metro area have increased over the past few years, I believe the increase in my property valuation is unfounded due to the impending CSAR 101 project. As many of the City Council members know, my property directly borders Highway 101. A large portion of my backyard, which is currently wetlands, will be turned into a Sedimentation Pond. The latest drawings by the County show that the pond may actually extend beyond the boundaries of the wetlands. Also, because of the proposed Sedimentation Pond, I will have minimal opportunity to provide visual screening between my home and CSAR 101. I believe if 1 tried to sell my home now or in the future, the: impact and uncertainty of the CSAR 101, project would greatly reduce the ability to sell my home and the selling price of my home. Therefore, I am asking the Local Board of Review to reduce the 2000 value of my property from $267,300 to the 1999 valuation of $248,500. Sincerely, Lisa McClelland 3315 Olive Lane N. Plymouth, MN 55447 763) 473-2463 (h) 612) 370-6812 (w) TOTAL P.02 MAY -02-2000 11:12 9YG TARGET CORPORATION O Internal Audit Department To: t /Ss SSC.r From: . I Sit fn`C(,t I (q.,-, Fax: 7G 6-07 _ ,5-aG p Fax: (612) 370-5551 Phone: 743 5"d 4 S- 3 5-6 Phone: Ca UI 370- & 8(2- Date: 2. Date: 57a -/d c. Pages: A, 1 -Urgent For Review Please Comment O Please Reply Please Recycle Comments: P.01/02 C /-( -1? U r 7 p leap 0 rCS 4 ff e•- ct l ri out (-74 3) 4'7 3 - z- q&, i LETTER #4 2000 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNER'S NAME: Robert and Jacqueline Ulwelling PROPERTY ADDRESS: 17620 25' Avenue North PID #: 30-118-22-11-0026 LEGAL DESCRIPTION: Lt 1 Blk 1 Sunny Acres 2000 ESTIMATED MARKET VALUE: $167,100 1999 ESTIMATED MARKET VALUE: $149,400 1998 ESTIMATED MARKET VALUE: $143,300 1997 ESTIMATED MARKET VALUE: $142,000 1996 ESTIMATED MARKET VALUE: $138,000 1995 ESTIMATED MARKET VALUE: $138,000 1994 ESTIMATED MARKET VALUE: $134,000 1993 ESTIMATED MARKET VALUE: $132,000 1992 ESTIMATED MARKET VALUE: $127,500 1991 ESTIMATED MARKET VALUE: $126,500 2000 REVISED MARKET VALUE: No Change ISSUE: Ms.Ulwelling purchased the property in 1990 for $126,500. The current appraisal is thirty two percent higher than the sales price and is twelve percent higher than last year. Ms. Ulwelling states that nearly each year they ask to have the inequities in their assessed value addressed compared with nearby properities, and it hasn't been done. The Ulwellings land value is listed as $51,000, compared to $30,000 for the adjacent property. There is run-off from four adjacant properties which may require regrading to lessen the effects of the run-off. For these reasons Ms. Ulwelling requests the market value be reduced to at least that listed for the previous year and that their property value not increase in appraised value until nearby properties have been increased to a comparable value. 0 2000 Board of Review Page 2 RECOMMENDATION: Although the valuation increase was larger than previous years, the Ulwellings property value increase was consistent with the city overall average of twelve percent. Ms. Ulwelling stated that inequities in their assessed value have not been addressed. The valuation was adjusted at the time of sale, adjusted again at the 1995 Board of Review and the 1995 County Board of Equalization. The 1999 valuation was adjusted $7,700 for water drainage and water damage to home, by the assessing staff (please note the above valuations from 1991-2000). Next, the land value associated with the adjacent property currently has a different value because it was platted at a different time; therefore they are in a different sale analysis for assessment purposes. The valuation has been adjusted to compensate for items listed in the attached letter and based on sales of comparable properties, no change is recommended. Respectfully submitted, NA, 1 'A Paul Kingsbury, CM Appraiser 509-5357 PKingsbu@ci.plymouth.mn.us 2000 Board of Review Page 3 SUBJECT Dwelling Style: Split Level Year Built: 1967 Square Feet: 1699 2000 Board of Review Page 4 MARKET COMPARISONS Comparable #1 PID #: 30-118-22-42-0013 Address: 1700 Shadyview Lane North Dwelling Style: Split Level Year Built: 1975 Square Feet: 1612 Sale Price: $214,000 Sale Date: 4/99 2000 Board of Review Page 5 Comparable #2 PID #:29-118-22-22-0010 Address: 17100 25"' Avenue North Dwelling Style: Split Entry Year Built: 1970 Square Feet: 1531 Sale Price: $220,500 Sale Date: 11/98 2000 Board of Review Page 6 Comparable #3 PID # 29-118-22-21-0027 Address: 2335 Fountain Lane North Dwelling Style: Split Entry Year Built: 1975 Square Feet: 1491 Sale Price: $205,000 Sale Date: 5/99 22N LAO 1 01. 14V 14TRAVX- H A E' 2 fir- -. w Aw" 1 0, 5 1 27T Map CA, 21> jXAM- - VE 2-0-TIR 71 W_ ES LKAVV, LA NAN 0 Comp 3 05/01/00 09:11 ELM CREEK y 61 473 3740 N0.209 P02 Date: May 1, 2000 To: Local Board of Review From: Robert and Jacqueline Ulwelling Re: Real Estate Valuation Notice —17620 25`x' Avenue North, Plymouth I, Jacqueline Ulwelling, bought this property in July, 1990 for $126,500. At that time, the City of Plymouth had the property overvalued at more than the sale price. 1 contacted' the City Appraiser's Office to have the market value corrected, and it was only after- considerable dialogue, and after I stated that I would contact the County Appraiser's Office to ask for an appraisal, that the market value was reduced to 100 percent of the sale price. Since that time, nearly each year, the market value on this property has continued to climb significantly. The current appraisal lists this property at 32 percent higher than the sale price, which was, as T state previously, used as the base market value. The current appraisal of $167,200 is 12 percent higher than last year. Each year when the market value determined by the City Appraiser's Office climbs significantly, we contact the office and ask why our property, which was given an original market value of 100 percent of the sale price, continues to go up so significantly, while adjacent and nearby properties on 25`s Avenue, which started with appraised values considerably less than the sale price, scarcely go up in value at all. A few years ago, a County Appraiser agreed that the values for nearby properties did not seem to be assessed in a comparable way to ours. He stated that he would expect that to gradually change, since T had brought the discrepancy in assessed values to the attention of the City Appraiser's Office. It is now a few years later, and I see from the figures we obtained from the County that there is still no consistency in setting market value appraisals. There have been 8 properties sold on this street since I purchased this property in 1990. Only three of those properties have appraised market values near the sale price. The other 5 properties sold have market values appraised from 4 percent to 25 percent lower than the sale prices. The most expensive homes seera to have the largest discrepancy between the sale price and appraised market value. Nearly each year we have asked the city appraisers to address the inequities in our assessed value as compared with nearby properties, and it hasn't yet been done. The land value listed on our last year's appraisal is listed as $51,000. This compares with the adjacent property, which is listed as $30,000. This discrepancy exists even though that property is larger by 2400 square feet than ours. The other discrepancy is that our property has less useable land, since Hauch of our land is hillside. An additional discrepancy is that we get run-off from four adjacent properties, which leads to yearly flooding in our back porch, and which has nearly led to water into our main floor living room a number of times. The drainage problem caused frequent water damage in our basement area with even moderate rainfall, and necessitated installing drain tile and a sump pump in. our basement. The run-off problem has been so consistent that we must snow -blow our back yard in wintertime to prevent spring flooding into our house. We are currently investigating re -grading to try to lessen the effects of the run-off, although we realize we won't be able to completely eliminate the problem due to the existing 05/01/00 09:12 ELM CREEK -+ 612 473 6740 N0.209 D03 topography of the adjacent properties in relation to our own. Yet our land value is listed at $21,000 higher than the adjacent larger (arid flat) lot. For these reasons, we request that our market value be reduced to at least that listed for the previous year. This will not even totally correct the discrepancy between our land value and the adjacent larger lot, but at least it will be a start to correcting the inequities that have existed since Y moved to this property ten years ago. Although it may not be in your power at this time, we also request that our property not increase in appraised value until nearby properties have been increased to a comparable value. We do not object to paying property taxes. We merely object to paying more than our fair share year after year after year. Sincerely, Jacqueline Ulwelling owu:xaw m`w^;e" 5 o Lz 171 IL 21 22 23 24 25 23 14 21, r