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HomeMy WebLinkAboutCity Council Packet 04-30-1991 BOEMEMO - Irip CITY OF PLYMOUTH Milk I 3400 PLYMOUTH BOULEVARD, PLYMOUTH, MINNESOTA 55447 DATE: April 30, 1991 TO: Plymouth City Board of Review Reconvene FROM: Scott L. Hovet, CAE, City Assessor and Staff SUBJECT: 1991 BOARD OF REVIEW PLAINTIFFS The following is a list of property owners in Plymouth who appeared at the April 15, 1991, Board of Review. This is followed by our review and recommendation for each in the order in which they appeared. All plaintiffs have been notified as to our recommendation prior to the reconvened meeting on April 30, 1991. 1. NAME Jerry Grabowski ADDRESS 5660 Pineview La PIN # 02-32-0018 CLASS OR VALUE RECOMMENDATION No Change 2. Katherine E. Anderson 11120 57th Ave. N 02-41-0066 No Change 3. Phillip Erickson 2625 Garland La N 20-34-0054 Reduction 4. Kathleen Pepski 5570 Pineview La 02-33-0012 Reduction 5. Vicki L. Meyer 4825 Orleans La 12-42-0014 Reduction 6. Virgil Schneider 11520 54th Ave N 02-43-0011 No Change 7. Bob Nord 11700 54th Ave N 02-43-0006 Reduction 8. Douglas Fischer 16015 46th Ave N 08-44-0021 No Change 9. Alan Schackman 10630 Rockford Rd 13-21-0017 Reduction 13-21-0018 10. Oleg Adamovich 11435 48th Ave N 11-41-0054 Reduction 11. George Schnepf 14420 46th Ave N 09-44-0048 No Change 12. Lee Cornelius Plat Law Various No Change 1991 Board of Review Plaintiffs Page 2 13. Erwin E. Stobbe 14. Lynn Soley 15. Dorothy Krekelberg 16. Bernie Barr 17. K. Sams 18. Roger Bjorlin 19. Gayle Anderson 20. Greg DeMonueaux 11215 12th Ave N 5316 Yorktown La 6150 Hemlock La 11670 61st Ave N 4310 Rosewood La 12110 54th Ave N 12145 48th Ave N 14405 21st Ave N 35-11-0031 No Change 35-11-0037 No Change 01-33-0019 Reduction 02-12-0034 No Change 02-41-0094 Dismissed 15-11-0033 No Change 11-21-0046 No Change 11-31-0030 Reduction 22-33-0013 No Change The following is a list of property owners who have appealed by letter. 1991 Board of Review Plaintiffs LETTERS Page 3 1. LETTER NAME LeMans Corporation 2. Jeffrey Pepski 3. Real Estate Tax Pepski Service, Inc. 4. Tony L. Chen 5. William Stoltzmann 6. Harstad Companies 7. Dennis Van Orden 8. Chrysler Corp. 9. Sue Gannott ADDRESS 3420 Kilmer La N PIN # 24-11-0024 CLASS OR VALUE RECOMMENDATION Reduction See Kathleen Pepski Report #4) Various 27-21-0001 No Change 21-44-0021 No Change 5605 Lawndale La 06-44-0001 No Change 11745 26th Ave N 23-43-0030 Reduction 4235 Fernbrook La 16-14-0055 No Change 16-14-0056 No Change 12360 46th Ave N 11-33-0033 Reduction 13005 Highway 55 27-13-0001 No Change 11710 54th Ave N 02-43-0005 Reduction 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Gerald W. Grabowski PROPERTY ADDRESS: 5660 Pineview Lane North PID#: 02-118-22-32-0018 LEGAL DESCRIPTION: Lot 2, Block 1, Grabowski 1991 ESTIMATED MARKET VALUE $456,700 1991 REVISED MARKET VALUE $456,700 ISSUE: 1 Mr. Grabowski contends his 1991 Estimated Market Value is excessive to surrounding properties. He still believes his value should reflect his building costs plus reflect depreciation of 2.2X. He feels his land is valued equitable. RECOMMENDATION: A market approach was used to evaluate Mr. Grabowski's home, not a cost approach. Comparisons were used which are similar in age, size and quality. The Estimated Market Value in 1990 was on partial construction, the 1991 Estimated Market Value reflects total market value. Attached is the final page from the County Assessor reports from last year which places a value range of $424,000 to $459,000. The County Assessor placed a value of $430,000 on the subject property which was not fully assessed and reflected a partial value. It is the opinion of this appraiser that a fair and equitable market value for 5660 Pineview Lane North is $456,700. If r'177 rte • `£ •,s syyry ," , yr __..•. I 1 • Second Floor - Four bedrooms and two baths are located on this level. The master bedroom has a cathedral ceiling, gas fireplace, two walk-in closets. The master bath has a Jacuzzi tub, separate glazed tile shower, glazed tile vanity top with 2 sinks and glazed tile floor. Comparables: All three comparables are located within one block of the subject on similar lots on Bass Lake. They were all built and sold in 1988. They are of similar style and quality although smaller than the subject. Comparables #1 and #2 share a driveway. Comparable #3 has a private driveway and a larger site, but most the site is low and wet and there is no view of the lake from the house. Cnnrlucinn- After adjustments, the comparables. indicate a value range from $424,000 to 459,000. My final opinion of value for the subject as of January 2, 1990, is $430,000. Keith M. Rennerfeld Principal Appraiser June 19, 1990 FOUR HUNDRED THIRTY THOUSAND DOLLARS) 1990 COUNTY BOARD OF EQUILIZATION APPRAISAL RECOMMENDATION 0 VIIX! LAKEIL KI 6/ KI 9/87$19 6/87 $800,000 14V 8/87$ 26,000 1 7/82 $323,565 7/83 $4580o LOT ONLY BASSw94LAC( -------- --- 8/84 $209,000 to ol s 57TH AYE N i oM ou 3/88 $219,000 — V - 7/90 $439,01 E Iva n co N LY7/83 $71,500 LOT 0 2 1/893009 7/90 $362,500 10/88 $130,000 LOT ONLY 5/87 15,500 LOT ONLY 9/90 $400,000 Cl 5/88 $375,000-6/89 $29,900 LOT ONLY 6/88 $331,200 ...... . .. .......... AT pjSA A 4TN s 4/88 $342,375 1/87 $252,500 lltl Ow 5/86 $239,780 12/86 $175,000 4/87 331,724 Ow o7/86 $165,000. 5/87 $185,000 9/90 $402,000 doop- 12/82 $138,000 000 4 5/83$130,0 6/90 $298,500 54TH 8/80 $139,6881, 44/ 88 $245,000 7/87 $206,200 61 to 4/89 $298,900 3/89 $250,000 7/87 $195,400 AT US$ AH 6/90 $207,000 W) PT 2/89 $308,000 rT a sv 4/88 $316,000 ID,46 Vk, BASS L BASS LAKE SALES STUDY 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 02-118-22-11-0005 Address: 6220 Deerwood Circle Dwelling Style: 2 Story Year Built: 1989 Square Feet: 1829 Sale Price: $465,000 Sale Date: 7/11/90 Builder: Vic's Construction Lakeshore: Pike Lake Comparable 12 PID# 02-118-22-33-0010 Address: 12420 54th Avenue North Dwelling Style: 2 Story Year Built: 1986 Square Feet% 1613 Sale Price: $402,000 Sale Date: 9/10/90 Lakeshore: Bass Lake 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PIDI 32-118-22-43-0009 Address: 120 Black Oaks Lane North Dwelling Style: 2 Story Year Built: 1977 Square Feet: 1544 Sale Price: $452,000 Sale Date: 4/89 Builder: Lundgren Not On A Lake Comparable 14 PID# 22-118-22-14-0038 Address: 12960 32nd Avenue North Dwelling Style: 2 Story Year Built: 1990 Square Feet: 2033 Sale Price: $396,616 Sale Date: 10/89 Builder: Image Homes Not On A Lake y 4 2 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Katherine E. Anderson PROPERTY ADDRESS: 11120 57th Avenue North PIDI: 02-118-22-41-0066 LEGAL DESCRIPTION: Lot 5, Block 2, Deerhaven 2nd Addition 1991 ESTIMATED MARKET VALUE $179,900 1991 REVISED MARKET VALUE No Change ISSUE: Purchased 8-21-90 for $164,000. This was a relocation sale. RECOMMENDATION: No Change The subject property was built and sold in 1989 for $202,000. Mrs. Anderson subsequently purchased this property in 1990, one year later, for $164,150 on a relocation sale. I re -inspected this property 4-3-91 and found this multilevel attached townhouse to be in excellent condition. Deerhaven is an upper bracket townhouse complex developed by Lowry Hill construction. The first homes were built in the early 1980's and the final phase of this project will be completed in the near future. Sale prices range from $150,000 to $300,000 and few resales have occurred in this complex. The units which have sold show more than average appreciation documented by arms length transactions. The subject property was sold on a relocation sale. This is not indicative of it's real value. The value for 1991 was not increased from the prior year. Based on comparables, in my opinion no value change is indicated. 1991 Board of Review Page 2 SUBJECT: PIN#: 02-118-22-41-0066 ADDRESS: 11120 57th Avenue North Dwelling Style: Year Built: Square Feet: Glazed Porch: Fireplace: Deck: Central Air: Bsmt Finish: Walkout: Attach Gar Size: Sale Price: Sale Date: Multi Level No Basement Attached Townhouse 1989 2582 None 1 Masonry None Yes No Basement None 440 square feet 164,150 8-90 Respectfully submitted, Mike Carroll, CMA Appraiser 4 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PIDI 02-118-22-41-0067 Address: 11110 57th Avenue North i Dwelling Style: Single Level Attached Square Feet: 1905 Year Built: 1989 Fireplace: 1 Masonry Square Feet: 2005 Central Air: Yes Glazed Porch: 120 Walkout: None Fireplace: 1 Masonry Sale Price: 170,000 Deck: None Central Air: Yes Basement Finish: No Basement Walkout: None Attach Gar Size: 440 square feet Sale Price: 198,239 n Sale Date: 1-89 Attached To Subject Comparable 12 PID# 02-118-22-41-0081 Address: 11295 57th Avenue North Dwelling Style: Single Level Attached, Year Built: 1984 Square Feet: 1905 Glazed Porch: 97 square feet Fireplace: 1 Masonry Deck: None Central Air: Yes Bsmt Finish: No Basement Walkout: None Attach Gar Size: 440 square feet Sale Price: 170,000 Sale Date: 6/90 t 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID,# 02-118-22-41-0088 Address: 11225 57th Avenue North Dwelling Style: 1 Story Full Basement Attached Townhouse Year Built: 1984 Square Feet: 2113 square feet Glazed Porch: Part of House Fireplace: 2 Masonry Deck: 48 square feet Central Air: Yes Bsmt Finish: 1700 square feet Walkout: Yes, 47 lineal feet Attach Gar Size: 440 square feet Sale Price: 235,000 Sale Date: 4-91 MO' JO' 7S E t S oe 4' R•7670. 9' tS'' , at.l: DIAr• — — —— — --_-- _— loot• -- sit t I s:. A a tt , tl . _ ice• _ Q p• t t .t.p ,, 1 a trot• G It Ilb tr- ' FQ • i1 h' . jt I ^ (to) t i t '^ t1 • - to s (eU t ( t0) $ 4. A(tt) (n) - a is • P• r. s' i tt t a is (tf) a (A) =(M) o.l'• , i tI S (ta) TS) t]) t h• St• M'p•7o•E ' d 9• 54• - e o. t.. )l iC , o L C N g 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Phillip Erickson PROPERTY ADDRESS: 2625 Garland Lane North PID#: 20-118-22-34-0054 LEGAL DESCRIPTION: Lot 1, Block 5, Ponderosa 1991 ESTIMATED MARKET VALUE $139,400 1991 REVISED MARKET VALUE $133,300 ISSUE: Mr. Erickson purchased his home for $127,500 in December of 1990. He believes his market value should reflect his purchase price. RECOMMENDATION: A reappraisal of 2625 Garland Lane indicated the market value should be adjusted downward to $133,300 to include additional depreciation. The previous owner had called last fall to express his concerns; he had built a home in Minnetonka and was facing two house payments which influenced the final selling price of the home. A neighborhood study in the Ponderosa subdivision shows that homes are generally selling in a range of $145,000 to 160,000. The subject was compared to similar properties with age and appropriate depreciation noted. i r_ Dwelling Style: Split Level Year Built: 1974 Square Feet: 1441 Sale Price: $127,500 Sale Date: 12/90 Builder: Wayzata Developers Respectfully submitted, Janice Olsson, CMA Appraiser 3 I 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 20-118-22-31-0009 Address: 16940 28th Avenue North Dwelling Style: Split Level Year Built: 1974 Square Feet: 1504 Sale Price: $145,000 Sale Date: 12/6/89 Builder: Van Eeckhout Building Corp. Comparable 12 PID# 02-118-22-43-0019 Address: 11535 54th Avenue North Dwelling Style: Split Level Year Built: 1974 Square Feet: 1384 Sale Price: $138,000 Sale Date: 1/23/90 A 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 19-118-22-33-0025 Address: 18710 28th Avenue North Dwelling Style: Split Level Year Built: 1976 Square Feet: 1556 Sale Price: $142,000 Sale Date: 2/14/90 Builder: Van Eeckhout Building Corp. Comparable 14 PID# 20-118-22-34-0001 Address: 2645 Garland Lane North Dwelling Style: Split Level Year Built: 1974 Square Feet: 1740 Sale Price: $163,500 Sale Date: 3/26/91 Builder: Wayzata Developers, Inc. 1 This property is larger than the subject but it is adjacent to the small City park that separates the two. t LETTER #2 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Jeffrey & Kathleen Pepski PROPERTY ADDRESS: 5570 Pineview Lane North PID#`: 02-118-22-33-0012 LEGAL DESCRIPTION: Lot 1, Block 1, Windridge At Bass Lake 4th 1991 ESTIMATED MARKET VALUE $375,000 1991 REVISED MARKET VALUE $341,400 ISSUE: Mrs. Pepski presented percentages averaging together current 1990 values to 1990 sale prices and compared them to the ratio of her property, using the 1990 valuation to a 1988 sale price. She stated her home sits back more than 400 feet from the lake because of the unusual shape of the lot. (See Attached). She said the shape was required by the City to prevent adjacent homes from having lake access across a ponding area. RECOMMENDATION: The subject property was inspected on 4-19-90, including both an interior and exterior inspection. The lot has a very unusual shape with the only buildable area near Pineview Lane where the structure was built. (See attached plot plan). The rest of the lot is very low and marshy with various drainage easements for ponding. Because the structure sits back more than 400 feet from the lake, the visual view of the lake is obstructed. During the inspection, Mr. Pepski furnished me with a copy of the Declaration of Covenants and Restrictions for his site. These covenants and restrictions prohibit Mr. Pepski from subdividing, selling or donating any portion of the waste land for any public use. (See attached covenants and restrictions). After a review of the site and the additional information provided by Mr. Pepski regarding his lot, it is recommended that the lot value be reduced from 117,600 to $84,000, thus reducing the total market value from $375,000 to 341,400. I A A s tit 7 . ' o y ill I '''': ; .. l yy, I p 1 I$ I I 4d1 f .1 V 4Fr'•rF't h qtr ?Y, .; i:°,' w •, .(,4:. . SUBJECT k3ln2NIa 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 02-118-22-33-0010 Address: 12420 54th Avenue North Dwelling Style: 2 Story Year Built: 1986 Square Feet: 1613 Sale Price: 402,000 Sale Date: 9/90 Lakeshore: Bass Lake Comparable 12 PID# 23-118-22-34-0105 Address: 12020 28th Avenue North Dwelling Style: Year Built: Square Feet: Sale Price: Sale Date: Lakeshore: 2 Story 1990 1656 380,000 5/90 Medicine Lake 0 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 11-118-22-22-0039 Address: 5320 Norwood Lane North Dwelling Style: 2 Story' Year Built: 1988 iI Square Feet: 1508 Sale Price: $308,000 ti •--- _ _ Sale Date: 2/89 Lakeshore: Bass Lake Lagoon Comparable 14 PIDI 32-118-22-43-0009 Address: 120 Black Oaks Lane North Dwelling Style: 2 Story Year Built: 1977 Square Feet: 1544 Sale Price: $452,000 Sale Date: 4/89 Not On A Lake J I BASS LAKE c,FF!u' • 8 "c1n uu ( l, h: F Mi ( 1(a" 1 - -• fp{'• Im ®(}u s. _ 'y f S• (Y) (>I (}}rte ( Nl ( 1• Iel - .. 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Q - ' - APB. cc 'ht s +U . ap `o,, 's`f epi We n _40 cn ^ R y -- Ac v r 8 C 1PiComp2 j ted! ,a." - 6 '- - ~3 -=a - "s - •, =' = yF 51 go r, O I ® S 'o`" A `V, L-< <o .1G6 I wS N a`,`rl`ya' __-_ - - - - + RI_ 8 tm cC3 G n v ° P „r _•C a_ ` p r8 ¢ t , e" Sx R ^ - nya(/:_. - _JI" s ,.S• es rzri N Yl VIIONOVM P C Vva ! - 4a _ a' iM •`w y", _ -" ce y °° . R ' #.0 .0 R'- ^c __ Q to LOD 8 1 'y ;.V qV " p zh `,? µ'`s "c W Z _ g .. _ _, _ % ,. - .. - - - V1 w *31 tom s aa CC) t : 62 and, 5152890 CBCLAItATION OF AUTRSCTIVi COVENANT naBREAe, Robert (itch Construction, Ino. is the owner of$ Lot 1, Block 1, Mindridgt, Bass Lake, Fourth Additon, WRERJSAB, the City of Flyssouo 'did approve the Subdivision of Kindridge, BASS Lake Fourth Addition, pursuant to certain requirewents, and Wmari Aa, one of those requirevAnts Was that the owner of Lot 1, Block 1, Sass Lake Fourth Addition, subject said lot to certain restrictive covenants for the benefit of said City, WON, THEREFORE, the undersigned owner of said Lot 1, Block 1, Windridge at Bass Lake floods Fourth Addition, does hereby covenant that said lot shall rewsain aneubdivided in perpituity and that this restriction be binding upon the undersigned, its successors and assigns and shall follow said land as a covenant upon said land from this day forward. IN WITNESSES NBEREON, tbt undersigned has set its hand this .2 0'b day Of _Ay, ew, 1966. drafted by; T Mynz T rI COMSTXOCTIOti, Inc. Lawrence P. Marofsky 7022 Brooklyn Boulevard MP i s 1tw . 55420 Y 612 566-4570 Ita Fres dent STATE Or KIMMSOTA) COUNTY or MMMIN) ss . The foregoing instrtreent was aCknowltdged before me this 20th day of August, 1986 by Robert Titch, being duly sworn on oath says that he is the President of Robert Fitch Construction, Inc., the person who signed the foregoing on behalf of said Robert titch Construction,Inc. 9 DECLARATION OF COVENANTS AND RESTRICTIONS THIS AGREEMENT is Made this 92& day of 1883 by and be LUNDGREN BROS. CONSTRUCTION, INC., a Minnesota corporation ("Seller") and BASS LAKE PROPERTIES, a Minnesota general partnership and ROBERT A. FITCH d/b/a Fitch Contrstuction Buyers"), RECITALS A Seller is the fee owner of the following described land in Hen- nepin County, Minnesota: lots 1, 2 and 3, Block 1, WIND RIDGE AT BASS LAKE 4TH ADDITION, according to the recorded plat thereof Buyers' Land"). B • Seller is selling Buyers' "Land— to Bai>t_Lalie _ properties by Contract for Deed and mass Lake Properties Is selling Buyers' Land to Robert A. Fitch by Contract for Deed. C. Seller is the contract vendee of the followinfg Unplatted land in Hennepin County, Minnesota, which I% adjacent to Buyers' Land: That part of Government Lot 7, Section 2, Town- ship 11d North, Range 22 West, lying southerly ofWINDRIDGEATBASSLAKE4THADDITIONand northerly of WIND nIDGE AT BASS LAKE 3RD ADDITION, ("Seller's Unplatted Land"), 4 D. As a condition of the execution 3f said Contracts for Deed for Buyers' Land, the parties agreed to e>Kecute a covenant restricting the use of Buyers' Land and Sellers' Unplatted Land. (collectively referred to as the "burdened Land") to residential uses and prohibiting the use of said land as public access to Bass Lake. AGREEMEt. ' In consideration of the facts recit. above and the mutual covenants set forth below, Seller and Buyers cove. .-A and agree as follows: 1 • No part of the Burdened L shall be used for any purpose except residential purposes, except is lots or portions of lots may be used by home builders for temporary :.ffices, model homes and/or for subdivision identifying entrance monumv..ts. Residential purposes include dwellings and attached or detached ,.:..ragts, swimming pools, private docks, tennis courts and attendant stF .ctures,such as storage sheds, pump houses and cabanas. 2. N40 Pik t of the Burdened Lan•: shall be used as a public dock, public beach, public boat launching sitr, public park or other public ac- cess to Bass Lake. For purposes of t,is restriction, ,o, facilltV shall be deemed "public" If It Is owned or Opera--: by any governmental agency or if it is available for use by persons ui,.ar than owners of the Burdened Land and nonpaying social guests of 0. „ors accompanied by their host or hostess, Utlllty and drainage easement-, granted to the public are not prohibited by this restriction. 3. These covenants and restricC,• ns shall run with the Burdened Land for the benefit of the Burdene:, Land and shall be a servitude thereon, and shall be binding on all or the parties hereto, upon all per- sons claiming under them, and upon all purchasers of all or any of the Burdened Land to described herein and their heirs, assigns, and succes- sors -in -Interest. 4. The provisions of this instrument shall remain in full forte and effect untii 30 years from the date hereuf, k:,"*, ' C FA 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Vicki Meyer PROPERTY ADDRESS: 4825 Orleans Lane North PID#: LEGAL DESCRIPTION: ISSUE: 12-118-22-42-0014 Lot 5, Block 2, Nathan Trails 1991 ESTIMATED MARKET VALUE $130,500 1991 REVISED MARKET VALUE $125,000 5 The property is currently listed for sale at $129,000. The owner requests the market value be lowered to $125,000 because she has received no offers at the listed price. RECOMMENDATION: The present owner purchased the property for $119,000 in 1989. In view of this sale price and the present listing, it is recommended the value be lowered to the requested amount of $125,000. The owner was notified and accepted this revised value. Dwelling Style: Split Level Year Built: 1980 Square Feet: 1362 Sale Price: $119,000 Sale Date: 12/21/89 Builder: Registry Homes r 3 ; Respectfully submitted,, oan cCormick, CMA M Appraiser I 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 12-118-22-43-0013 Address: 4620 Orleans Lane North Dwelling Style: Split Level Year Built: 1980 Square Feet: 1344 Sale Price: $129,800 Sale Date: 1/14/90 Builder: Registry Homes Comparable 12 PID# 11-118-22-11-0071 Address: 5105 Balsam Lane North Dwelling Style: Split Level Year Built: 1980 Square Feet: 1399 Sale Price: $125,000 Sale Date: 10/21/89 Builder: Marvin Anderson WV , ,-in 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID$ 11-118-2-31-0005 Address: 12110 48th Avenue North Dwelling Style: Split Level Year Built: 1978 Square Feet: 1344 Sale Price: $146,000 Sale Date: 10/28/90 Builder: Vrieze Comparable 14 PIDI 09-118-22-33-0015 Address: 4550 Upland Lane North Dwelling Style: Split Level Year Built: 1981 Square Feet: 1304 Sale Price: $127,000 Sale Date: 7/3/90 Builder: Hans Hagen 11 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Virgil & Cheryl Schneider PROPERTY ADDRESS: 11520 54th Avenue North PIDI: 02-118-22-43-0011 LEGAL DESCRIPTION: Lot 1, Block 1, Timber Shores 1991 ESTIMATED MARKET VALUE $263,800 1991 REVISED MARKET VALUE No Change Recommended ISSUE: Mr. Schneider stated that values are increasing for properties on Bass Lake largely due to sales data from vacant lots and new homes that have recently sold. He asked that the value be compared to homes of comparable size and age. RECOMMENDATION: On April 19, 1990, Mr. Schneider's property was inspected and reappraised. This 2092 square foot, excellent quality, "custom" rambler was built in 1971. The walkout basement is over 50Z finished and includes a large family/recreation room, den, 3/4 bath and sauna. The main level includes a living room, dining room, kitchen, family room, 3 bedrooms, 1 + 3/4 + 1/2 baths. Some of the amenities include 2 brick fireplaces, built-in cabinets, bookcase, vault and beam ceilings, 2 patio doors, deck, central air, and a 2 car attached garage with a full basement under it. During the current inspection of the property it was noted that the long driveway is cracked and breaking up and that the bathrooms are small compared to todays standards. However, Mr. Schneider had added central air and some additional basement finish which offset the value of the additional depreciation. A sales study of homes similar in age, size, and on lakeshore indicate sale prices consistent with or in excess of the estimated market value of the subject property. (See attached comparables). A sales study of homes similar in age and size, but not on the lake, with a land adjustment, also indicate sale price in excess of the estimated market value of Mr. Schneider's property. (See attached comparables). Based upon the reappraisal of the property and on the sales studies of comparable properties, no change in the estimated market value is recommended. 1991 Board of Review Page 2 Dwelling Style: Rambler Year Built: 1971 Square Feet: 2092 Lakeshore: Bass Lake Respectfully submitted, Nancy Bye, CMA Senior Appraiser 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 02-118-22-42-0004 Address: 5715 Evergreen Lane North Dwelling Style: Rambler Year Built: 1972 Square Feet: 3008 Sale Price: 362,500 Sale Date: 7/90 Lakeshore: Bass Lake Comparable #2 PID# 30-118-22-31-0005 Address: 1855 Troy Lane Dwelling Style: Year Built: Square Feet: Sale Price: Sale Date: Lakeshore: Rambler 1966 1916 356,000 10/89 Mooney Lake 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 11-118-22-21-0006 Address: 12000 54th Avenue North Dwelling Style: Split Level Year Built: 1972 Square Feet: 1749 Sale Price: 298,500 Sale Date: 7/3/90 Lakeshore: Bass Lake Comparable 14 PID# 13-118-22-23-0037 Address: 4140 Ximines Lane North Dwelling Style: Split Entry Year Built: 1977 Square Feet: 1728 Sale Price: 245,700 Sale Date: 11-25-90 Lakeshore: Lost Lake BASS LAKE MOONEY LAKE t - v r t,J, .. -u1) :1,) / F . a :• Pte+(, r , a f6)r li) R I ] t7n per tT11 z v, Y JQ (511 IIAVE' 711 0•, JV A 501 t•S> v J ? •Nw ' i 30- n]] • a'(, % (511+ 'K.0 lis) _ I Jf t mow• J V _ r ( il) II • t : lA) •,.' 116) r, (1P C (60) -- k jG ,f 1751 +d 7 • to .t , . e ti Y ,JlT> •N, ' Y (b - ! ,w•n.. p'. _ G l51) ^ ] t A (111 i jtt s^ y• (55) a , b n rr: t ^ 11) 'p .R• b • t (60691 1 i (15)= 9 a Nc 115) (67) ]' ' lt • Itt3 3 Y sn! 223RD" r AVE • y,.. G p , " a " 1sl len- p!/® t r 9 A 1.61 47 6 Ml',' N.r .l,.,7 •J]) 7 q. (17) !(f+ (S) (161 .K.< n y , .N 9) `1'^ - 1 sl 1. 1 IJ))r ? t . lil) w (')* • s 2ZN, n AVE, N4-0) v 161 . r IJ1:]•, I 2 \ y s, a c. •' n /O( INU 1915 5Y!,L Pq'Ol ' - ::.L Y .b.. ` i/ { 8 Il5I 8 alis) (61) M1 • 1)61 1591 10) • 111) LPN 1'51 II 6)1 c IiV 2 g i 31_ `,15.) - 3 = 116) _- 171) _ r IM) = ( 731 •+ 111 ,q) . a3 3 -(U an f o p yaw nw .. .N N.v u7! .. y tll)a+ ,>9•'on yJ• ?I 165)x` a (351 IS.)• l37)_ I71)S `: 1j7)• 116) 115) ltl Sy b // , NJ s II i`_. II 20TH r,.n., AVE N , I lii) a. y'•' 1) ( 591 1601 l91+ I501 1511 O( 51IR 157)zt t- 0551 661 I• (JI) n.1 A P (I) a= J l91 ( el; 7) 1 nba3 Tm Comp 2 • _ Q " ',+ • f:,., 65) n'tlJp l Sl b r956j ,f•y. mI 111 n.7 St 1 h ( 5) to 61 in s t h / ( 51 f a 16) b. I r ro.lr s r ora wro J !)' b f701 (5/ l .' 1 cmit Ir>te 0RTastrut i rt 14r1 I •" • e e NJe; '• OuhOt iu LOST LAKE w n ere I = ;.e •.,. TRENTON tvoebs}r $ PLACE 1110 705) , w" lv $ AC'JN LJ v ! y I ir Ory' • ,'• , . y ! 55, o) T hist 'o.r s - Y J ear '•. MeE a rA______ _-_____ i rk ROCKFORD, RD °°`w m'r • '" m mho} e c. ]. • s b J L 1 ( 9) pp ATE n) 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 15 PID#: 20-118-22-33-0013 Address: 17320 28th Avenue North Dwelling Style: Rambler Year Built: 1975 Square Feet: 1884 Sale Price: 174,000 Sale Date: 5/89 Land Value: 30,000 174,000 30,000 (Land) 144,000 133,400 (Lakeshore) 277,400 = Indicated value if on a lake Comparable 16 PID: 31-118-22-32-0012 Address: 375 Brockton Lane North Dwelling Style: Rambler Year Built: 1977 Square Feet: 1920 Sale Price: 183,500 Sale Date: 6/89 Land Value: 40,000 183,500 40,000 (Land) 143,500 133,400 (Lakeshore) 276,900 Indicated value if on a lake 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable #7 PID: 19-118-22-31-0051 Address: 2900 Urbandale Lane North Dwelling Style: Rambler Year Built: 1967 Square Feet: 2022 Sale Price: 168,800 Sale Date: 9/89 Land Value: 28,000 168,800 28,000 (Land) 140,800 133.400 (Lakeshore) 274.200 Indicated value if on a lake The land values of sale properties similar in age, size and amenities were extracted from the sale prices to determine the structure values. Then lakeshore land value was added to the structure values to give an indication of total market value if on the lake. oP 2 is LAKE VIEM m KIRK 6/87$800, 55TH-,,, AVE 8 7 $226,000 M6 . is, 14, $195,• 7183 $45,900 LOT- QTLY -- — — — — — — — — — — — o;' ...... tIb W /82 $3-23,565, IH AYEt 8/84 $209,00 it 3/88 $219,000 7/90 $439,000 op 4r,. IN 7/83 $71,500 LOrCNINI2, 7/90 $362,50011/89 $300,000 5/87 $15,500 SAT ONLY III10/88 $130000 A!. .. — A ---N, 9/90 $400' ' 1117 000 5/88 $375,000 29,900 LOT ONLY49 6/88 $331,200 4/ A L 4TV 1/87 $252,500 5/86 1239,784 f • ' / ^ 1 „• 111 4 4/87S331,724 7/86 $165,000 8 80$1 39,688 6/90$2 5098W.7, 138, , 518 $185,01282 5 83$130,000 4*81$2 142/86$175 000 L 11 54TH op 191 fm i3) Itlul ' A3 b V AT BM Pg rol LAU M(. 8 40 87 $195, MiT w. . . . . . AKmIA1Vol Z 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Robert & Clarice Nord PROPERTY ADDRESS: 11700 54th Avenue North PID#: 02-118-22-43-0006 LEGAL DESCRIPTION: Lot 6, Block 1, Birch Valley 1st Addition 1991 ESTIMATED MARKET VALUE $227,200 1991 REVISED MARKET VALUE $223,400 ISSUE: 7 Mr. Nord stated he built his home in 1968 on Bass Lake and expressed concern over the increase in value the last 2 years. He asked that the value be reviewed and a reduction considered. RECOMMENDATION: On April 19, 1991, Mr. Nord's property was reappraised. Two items of functional depreciation were noted. This quality, well maintained home has a 2 car attached garage with a full basement under the garage. However, the garage does not have a door directly into the house from the garage on the main level. The house also has electric heat. Based on these items of functional depreciation , a reduction in market value is recommended. Respectfully submitted, Nancy By(e-, CMA Senior Appraiser r alert ' ' Illllllllllll 11111114• •,"- JJ _ tFj+11 IIIIIIIIIIL ) j l 11111111/ 1; 11111111111...... :..11111111 I 1 u 1 S'• ;,.fs'+b X .. alb tN• ),. 4tei 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PIDI 11-118-22-34-0022 Address: 11970 45th Avenue North Dwelling Style: Rambler Year Built: 1968 Square Feet: 1770 Sale Price: $206,000 Sale Date: 11/88 Lakeshore: Schmidt Comparable 12 PIDI 31-118-22-31-0040 Address: 18550 6th Avenue North i Dwelling Style: Rambler Year Built: 1979 Square Feet: 1718 Sale Price: $240,000 Sale Date: 5/90 Lakeshore: Hadley L t. , 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PIDI 11-118-22-21-0006 Address: 12000 54th Avenue North Dwelling Style: Split Entry Year Built: 1972 Square Feet: 1749 Sale Price: $298,500 Sale Date: 6/90 Lakeshore: Bass Comparable 14 PID# 13-118-22-23-0037 Address: 4140 Ximines Lane North Dwelling Style: Split Level Year Built: 1977 Square Feet: 1728 Sale Price: $245,700 Sale Date: 11/90 Lakeshore: Lost 1 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Douglas & Mary K. Fischer PROPERTY ADDRESS: 16015 46th Avenue North PID#; 08-118-22-44-0021 LEGAL DESCRIPTION: Lot 13, Block 2, Oxbow Ridge 1991 ESTIMATED MARKET VALUE $250,000 1991 REVISED MARKET VALUE No Change ISSUE: Home was purchased 7-18-90 for $219,000 - a relocation sale. RECOMMENDATION: A reappraisal was completed on 4-19-91 noting additional age and condition of the property. The subject property was built in 1983 by Robert Rodrick and originally sold in 1984 for $225,000. Mr. Fischer purchased his home on a relocation sale on 7-18-90 for $219,000. A relocation sale; by the Department of Revenue standards, is not an arms length transaction. Therefore, it is not to be considered in any sales study, nor used to measure equity. Mr. Fischer eluded to the fact we used comparables in Wayzata to justify his current value, this was not the case. I informed him the builder of his home had built nearly identical homes in the south west quadrant of Plymouth. To illustrate this, Comparables 1 and 2 in this report are those homes; Sale #1 has sold twice. Neighborhood Comparables 3 through 5, show the subject property to be in the 250,000 to $300,000 range. The subject's property value was not increased for the 1991 assessment. In my opinion this property is not over -valued and no changed is recommended. Respectfully submitted, Mike Carroll, CMA Appraiser 1991 Board of Review Page 2 SUBJECT PIN#: 08-118-22-44-0021 ADDRESS: 16015 46th Avenue North Dwelling Style: 2 Story Year Built: 1983 Square Feet: 3010 Glazed Porch: 192 square feet Fireplace: 2 Deck: (2), 768 square feet Central Air: Yes Basement Finish: No Walkout: Exposed Windows Attached Garage Size: 768 square feet Sale Price: $219,000 - Relocation Sale Sale Date: 7-18-90 1991 BOARD OF REVIEW MARKET CnMPARTSONS Comparable 11 PID# 31-118-22-31-0028 Address: 18410 5th Avenue North Dwelling Style: 2 Story Year Built: 1978 Square Feet: 3010 Glazed Porch: 208 square feet Fireplace: 2 Deck: 292 square feet Central Air: Yes Basement Finish: No Walkout & Shake Roof: Yes Attached Garage Size: 744 square feet Sale Date & Price: 11-19-90 for $233,500 & 4-1-91 for $279,000 Site: Lakeshore Lot Builder: Same builder & model as the subject, but 6 years older Comparable 12 PID# 31-118-22-42-0020 Address: 435 Queensland Lane North Dwelling Style: 2 Story Year Built: 1979 Square Feet: 3010 Glazed Porch: 224 square feet Fireplace: 2 Deck: (3) 426 square feet Central Air: Yes Basement Finish: No Walkout & Shake Roof: Yes Attached Garage Size: 744 square feet Sale Price: $297,000 Sale Date: 5-18-90 Site: Lakeshore Builder: Same builder and model as subject, but 5 years older i 0 e 5196 RES CO-) .22Sf12SEC. Jf F.ff ' 9 aG RES Ee 2) 1 25M.57 RES . STORM SEWER D! SCHOOL OISTRV ACREAGE IOEM ................... WATERSHED DISI N IN 'w' F N 4 .... N ............... INCREMENT BOUt 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 08-118-22-44-0002 Address: 16120 46th Avenue North Dwelling Style: 2 Story Year Built: 1984 Square Feet: 3210 Glazed Porch: None Fireplace: 2 Deck: 306 square feet Central Air: Yes Basement Finish: 1100 square feet Walkout: Yes Attached Garage Size: 696 square feet Sale Price: $295,000 Sale Date: 4-89 Site: Superior to Subject Comparable 14 PIDI 08-118-22-44-0018 Address: 4575 Weston Lane North Dwelling Style: 2 Story Year Built: 1984 Square Feet: 2817 Glazed Porch: 192 square feet Fireplace: 2 Deck: 204 square feet Central Air: Yes Basement Finish: No Walkout: Exposed Windows Attached Garage Size: 756 square feet Sale Price: $268,250 Sale Date: 5-31-90 Site: Cul-de-sac Li,... f 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 15 PIN 1: 08-118-22-44-0023 ADDRESS: 16105 46th Avenue North Dwelling Style: 2 Story Year Built: 1984 Square Feet: 3104 Glazed Porch: 180 square feet Fireplace: 1 Deck: 240 square feet Central Air: Yes Basement Finish: No Walkout: No Attached Garage Size: 690 square feet Sale Price: $252,000 Sale Date: 6-18-90 Site: Similar to Subject wi 4 ANHURST SIXTH ADDITION STORM SEWER DISTRICT BOUNDARY >URVEY GIvI IO SCHOOL DISTRICT BOUNDARY WATERSHED DISTRICT BOUNDARY INCREb1ENT BOUNDARY 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Alan Schackman PROPERTY ADDRESS: 10630 County Road 9 PID#: 13-118-22-21-0017, 13-118-22-21-0018, 13-118-22-21-0021 LEGAL DESCRIPTION: Long Legal Descriptions 13-118-22-21-0017 ]-118-22-21-0018 13-118-22-21-0021 1991 Est. Market Value 24,800 20,500 21,900 1991 Revised Market Value 17,400 14,300 15,300 ISSUE: The owner of the three condominium units requested consideration of his purchase prices when valuing these efficiency units for 1991. RECOMMENDATION: These three units were purchased in October, 1990. Our sales studies, which are used to determine values for the following yearend in September, therefore, these three sales were not included in our study. In consideration of these sale prices, it is recommended the value of these units be lowered to the revised market values. Mr. Schackman was contacted 4/22/91 and accepted the revised values. Respectfully submitted,, Joan Mc ormick, CMA Appraiser 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Oleg & Rita Adamovich PROPERTY ADDRESS: 11435 48th Avenue North PID#: 11-118-22-41-0054 LEGAL DESCRIPTION: Lot 2, Block 2, Deerwood Estates Plat II 1991 ESTIMATED MARKET VALUE $146,800 1991 REVISED MARKET VALUE $141,500 ISSUE: 10 Mr. Adamovich is concerned his 1991 estimated market value is higher than his recent purchase price. He also expressed concern to rising taxes. RECOMMENDATION: A review of the Adamovich home revealed that a small amount of depreciation was evident due to normal wear and tear of the property. Mr. Adamovich was notified of my adjustment and was in total agreement to my findings. r 31 M Respectfully submitted> Janice Olsson, CMA Appriaser t\ .8 # 1 1 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: George & Valerie Schnept PROPERTY ADDRESS: 14420 46th Avenue North PID#: 09-118-22-44-0048 LEGAL DESCRIPTION: Lot 9, Block 1, Kings North PURCHASED NOVEMBER 1989 $183,472 1991 ESTIMATED MARKET VALUE $170,000 1991 REVISED MARKET VALUE No Change ISSUE: Mr. Schnept submitted a report indicating his opinion of value based on the following: 1. Methods of Valuation 2. Drainage Problems 3. Personal Property 4. Lot Value 5. Comparable Homes Answers: 1. Each new home is measured and the interior is inspected when possible. 2. Will be corrected by the City this spring. 3. Free standing appliances are not valued as real estate. 4. Stated - $44,000 paid by owner for lot JZ1,00_9 current lot value for 1991 value 11,000 claimed loss? 5. Comparable homes by subject's builder would be the most ideal comparables when possible. These are used in this report. RECOMMENDATION: No Change. All comparables in this report were built by L.D.K., the subject's builder. These sale prices indicate the subject property is not over -valued for this neighborhood as Mr. Schnept's report indicated. Respectfully submitted, 2 Mike Carroll, CMA Appraiser 1991 Board of Review Page 2 SUBJECT PIN#: 09-118-22-44-0048 ADDRESS: 14420 46th Avenue North Dwelling Style: 2 Story Year Built: 1989-90 Square Feet: 2024 Fireplace: 1 - Masonry Deck: None. Central Air: Yes Basement Finish: No Walkout: Exposed Windows Attached Garage Size: 555 square feet Sale Price: $183,472 Sale Date: 11-1-89 Builder: L.D.K. 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PIDI 09-118-22-44-0047 Address: 14430 46th Avenue North Dwelling Style: 2 Story Year Built: 1989 Square Feet: 2285 Glazed Porch: No Fireplace: 1 Masonry Deck: Added 1 year after sale Central Air: Yes Basement Finish: No Walkout: Exposed windows Attached Garage Size: 576 square feet Sale Price: $194,131 Sale Date: 8-89 Builder: L.D.K. Comparable 12 PID# 09-118-22-44-0060 Address: 4575 Ithaca Lane North Dwelling Style: 2 Story Year Built: 1989 Square Feet: 2350 Glazed Porch: None Fireplace: 1 Masonry Deck: Added 1 year after sale Central Air: Yes Basement Finish: No Walkout: Yes - 18 Feet Attached Garage Size: 576 square feet Sale Price: $185,000 Sale Date: 3-89 Builder: L.D.K. 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 09-118-22-44-0061 Address: 4565 Ithaca Lane North Dwelling Style: 2 Story Year Built: 1988 Square Feet: 2430 Glazed Porch: None Fireplace: 1 Masonry Deck: None Central Air: Yes Basement Finish: No Walkout: Yes Attached Garage Size: 576 square feet Sale Price: $189,810 Sale Date: 6-88 Builder: L.D.K. This property has sold again in 1991 supposedly for $200,000. Comparable 14 PID# 09-118-22-44-0068 Address: 14415 46th Avenue North Dwelling Style: 2 Story Year Built: 1988 Square Feet: 2562 Glazed Porch: None Fireplace: 1 Masonry Deck: 192 square feet Central Air: Yes Basement Finish: No Walkout: Exposed Windows Attached Garage Size: 554 square feet Sale Price: $186,000 Sale Date: 4-88 Builder: L.D.K. 1991 BOARD OF REVIEW MARKET COMPARISON Comparable #5 PIN#: 09-118-22-44-0076 ADDRESS: 4550 Glacier Lane North Dwelling Style: 2 Story Year built: 1988-89 Square Feet: 2260 Glazed Porch: None Fireplace: 1 Masonry Deck: 302 square feet Central Air: Yes Basement Finish: None Walkout: Exposed Windows Attached Garage Size: 666 square feet Sale Price: $179,900 Sale Date: 4-89 Builder: L.D.K. I(, 9) r,f 18 19 d y N 3 c 2 o I eO 5 ; 4 b • ,j J 20 J 21 , 22 1 44 v9iw fS(Lid) 1"4.dlb 4 SO Oj 2(, i38) 0' r l 70.E 444 103 47TH q7 q ,. s L,r 1 47.j AVE. A t, . f0. 16l 97 ;22.r4 I O.pp L. tZ , 8V 'K coo }D 9 r I o2 2( - 1oC os.oa 2 ° N w 3T o ie : __ r f el H WO S i 7 6 a° 5 4 3 2 oNo I < J 18693 ' 1 •' F• 4 IG `14i i v, (i0)o (IS)8 x (IY} (l3) (r L) ic) U] b r- ti h l 9 On y / 2 1) 'c 5 OC) ' ISs. 0- { i21 O4 @ t2i. DO l2Y 7 .55' 7o Co J i 40.71 ,i0 •"b _ ba dip 10.00 230.40 140. sb /So 00 .30 Lf0.00 \ U. 1 I ,a s S pD G (l3) 1 ` Q o > 6 1 (vl1 , (wS ` 12 j c w Co p e • S 9 • v \' 1S h Sz ro00 )s ZS ti y T yr ooumNif9od R a (SO219 ) r a[ 1 H In 1000yoUO w 1 t ;1200 ADD t. r3v.3r $ to4 Q. ,~ •.t 3 4 2 a Q' (ll} 2 23 5 Y 4i1 ` 4E ' o I3 K 14 Comp 4 ' °4 o '' v 4- \ 1..• L v0 r 1266 too s p 'r 9 5 Q O K UO c s $ UI zN 1135 ' I i 1 l 16 (Sq) 03 G 15 m a o- It 5 `5q, z, 0` v> I It,40 a > ' J7. s I " AINy 1 , 1 39) (24) v/. t Q% d 4 S k 8 O 10 0tri 1400 Z03 20 tiC, GLACIER 26 nvm It IS' 41,AVE %a 6 3z o.1t '4 ro J9 1NQ r tl.s9 X23) _ 0 9 27 r i, <I a, 1G > - ; 2 21 Comp 5 24! 31) aI ' ($ 0• ' 4 " ) .L 191. d0 t1Zm 4 11900 S.D. 1 0. 2 1 rm rzao say ,ssm ti z.o0 9o. a0 I ze. an "o r0 (1/O sso (uo e\o C ) ' () N i2. 175 N ( co) ! (S) l / \3/ a 4 5 , r c )5 N 4 P21) 8 7 H GH,` S 3 2 1 30 oP ADD, KINGSVI W (9) - 01r/ l/o.eo l/o 4 (8) a * 45TH AVE. on 20) { 31 4) r 4s ; zs xq b r wo 7S.00 8 m T,y titi o 0o r. 79° ifs > e r (38) i ) 10 A< tvt IZ Z(oi J , Le 11 Z °( 13) 89 :. ` 19) 3 g ills 6 2,01? f 17) 4 12 z: yqso4) /5+ N 2 L23) f N v t— O 1 q 13 15) O (,30)'1: z ] o, . S ° r 2 ADD. 4 9 411 —1 ,lezaaoa'" ' f1e. ; k.. /,z.,z f I 2 E y (I (o) 14 ' 4 IA OUTLOT A 15 - ° $ a. 2 3 = R£S. Zak 16 g P2 It 10 61 9 12S 1 8 66 rcp 22 21' 0., . 17 4 4 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Lee Cornelius (C & C Bldg. Corp.) PROPERTY ADDRESS: 13000 44th Ave. N., 12905 43rd Ave. N., 12725 43rd Ave. N PID$: 15-118-22-11-0006, 15-118-22-11-0026, 15-118-22-11-0042 LEGAL DESCRIPTION: Lot 3, Block 11; Lot 16, Block 12; Lot 3, Block 14 Swan Lake West) Revised 1991 Market Value: No Change (SeeMap & Attached Plat Law) Please refer to the following page for the 1991 Estimated Market Values ISSUE: Mr. Cornelius objected to dramatic value increases on three vacant lots for 1991. RECOMMENDATION: Lot 3, Block 11, Swan Lake West is no longer a vacant lot. The 1991 value includes a partial structure value of $2000 which has been added to a lot value of $43,000 for a total value of $45,000. The other two lots, however, are "Adjacent" lots for 1991. This means these lots are adjacent to improved lots and, therefore, according to Minnesota Statute 273.11 and 273.12 (please refer to the attached pages) these lots were revalued at 75Z of their full market value. It is recommended the value remain unchanged. Respectfully submitted, roan cCormick, CMA App- s e r 1991 Board of Review Page 2 PID# SALE PRICE 15-118-22-11-0006 12/89 - $49,400 Lot Only) 15-118-22-11-0026 No Sales Information Available. See Map For Comparable Sales 15-118-22-11-0042 No Sales Information Available. See Map For Comparable Sales 1991 REVISED 1991 MARKET VALUE MARKET VALUE Includes $2000 partial No Change structure value = 45,000 37,000 (Adj Lot) No Change 39,000 (Adj) No Change cul-de-sac lot) DATE: 5/90 SECTION: 2123 PAGE: 1 PLATTED PROPERTY In valuing real property which is vacant, the fact that such property is platted shall not be taken into account. An individual lot of such platted property shall not be assessed in excess of the valuation of the land as if it were unplatted until the lot is improved with a permanent improvement all or a portion of which is located upon the lot, or for a period of three (3) years after final approval of said plat, whichever is shorter. When a lot is sold or construction begun, that lot or any single contiguous lot fronting on the same street 273.12) SP:100 eiigIDie ror revaiva ff. o 22 FLUOUTH-40 SALE PRICES IMPROVED LOT 9 49,41049,40 12/89 2603. 34 KS iICT ICT ; 0 ?S SAH NO 011) ROCKFORD RD STORM SEWER DISTRICT BOUNDARY SCHOOL DISTRICT BOUNDARY WATERSHED DISTRICT BOUNDARY aaa+ el9) PC ( 70) over. " Lot HENNEPIN COUNT BUREAU OF PURL DEPARTMENT nG AND PUBLIC HtC INCREMENT BOUNDARY SURVEY DMS!, 13 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Erwin Stobbe PROPERTY ADDRESS: 11210 12th Avenue North Stobbe Apartments PID#: 35-118-22-11-0037 LEGAL DESCRIPTION: Tracts C, D, & E, R.L.S. #356 1991 ESTIMATED MARKET VALUE $355,000 1991 REVISED MARKET VALUE No Change Recommended ISSUE: Mr. Stobbe indicated that market values on rental apartment properties are declining. Mr. Stobbe believes that the 1991 estimated market value of 489,000 is about $100,000 over actual value. RECOMMENDATION: Mr. Stobbe appealed the market value of this property through the Minnesota Tax Court petition process for the 1988 estimated market value. After a lengthy exchange of information, between his attorney and myself, the 1988 estimated market value was adjusted from $430,000 to $355,000. While Mr. Stobbe's income on the property has increased in the recent years, the market value on his apartment building remains the same in 1991 as it was in 1988. Mr. Stobbe was contacted on Thursday, April 18, 1991. He stated he would furnish me current income information to my office by Monday, April 22, 1991. Mr. Stobbe has not done so. He has been unable to be contacted. Until such information is available to be analyzed, I am recommending no further reduction in his estimated market value at this time. Respectfully submitted, 60- "&-7 Scott L. Hovet, CAE City Assessor 14 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Lynn C. Soley PROPERTY ADDRESS: 5316 Yorktown Lane North PID#: 01-118-22-33-0019 LEGAL DESCRIPTION: Lot 2, Block 6, Harrison Hills 1991 ESTIMATED MARKET VALUE $83,400 1991 REVISED MARKET VALUE $75,000 ISSUE: Purchased 10-17-90 for $69,000 Bank foreclosure sale. RECOMMENDATION: Reappraisal 4-18-91: Several foreclosure sales in this plat were noted. Ms. Soley agreed the sale prices of these units are somewhat depressed. She agreed that $75,000 would be more representative of the value and I concur. Dwelling Style: Split Foyer Year Built: 1984 Square Feet: 1040 Sale Price: $69,000/Foreclosure Sale Date: 10-17-90 Respectfully submitted, C 1 eL- Mike Carroll, CMA Appraiser 15 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Dorothy Krekelberg PROPERTY ADDRESS: 6150 Hemlock Lane North PID#: 02-118-22-12-0034 LEGAL DESCRIPTION: Lot 1, Block 1, Oakwood Shores 1991 ESTIMATED MARKET VALUE $277,200 1991 REVISED MARKET VALUE No Change ISSUE: Mrs. Krekelberg is concerned over rising taxes and feels she may be taxed out of her home. RECOMMENDATION: 6150 Hemlock Lane North sits on 2.07 acres not serviced by City sewer and water. On the land sits a home with over 3000 square feet with an attached garage and enclosed pool addition. Also on the property are outbuildings consisting of a barn, chicken coop and shed. Due to the size of the property and the amenities involved, no change in value is recommended. Dwelling Style: Rambler Year Built: 1972 Square Feet: 3217 Acreage: 2.07 Respectfully submitted, Jan Olsson, CMA Appraiser 1991 Board of Review Page 2 to 27' 32' IP ue- 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 02-118-22-42-0004 Address: 5715 Evergreen Lane North Dwelling Style: Rambler Year Built: 1972 Square Feet: 3008 Sale Price: $362,500 Sale Date: 7/29/90 Lakeshore Comparable 12 PID# 30-118-22-31-0005 Address: 1855 Troy Lane North Dwelling Style: Rambler Year Built: 1966 Sale Price: $356,000 Sale Date: 10/1/89 Lakeshore 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 32-118-22-43-0001 Address: 240 Black Oaks Lane North Dwelling Style: Part Rambler/Part Two Story Year Built: 1977 Square Feet: 1618 Sale Price: $308,000 Sale Date: 4/21/89 Acreage: 5.05 - y i Adjusting for lakeshore and acreage; homes of similar age and quality with less amenities are selling in excess of the subject's estimated market value. 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: K.W. Sams PROPERTY ADDRESS: 4310 Rosewood Lane North PID#: 15-118-22-11-0033 LEGAL DESCRIPTION: Lot 4, Block 3, Swan Lake West 1991 ESTIMATED MARKET VALUE $330,900 1991 REVISED MARKET VALUE No Change ISSUE: 17 Mr. Sams came to the Board stating that his lot should be valued as a vacant lot and not as an adjacent lot. (The adjacent lot value referred to in this petition occurred in 1990. The value for 1991 includes a new house). RECOMMENDATION: Our office and the Board of Review considers assessments for the current year only. The adjacent lot value occurred in 1990 and cannot be considered as part of the 1991 Board of Review appeal process. Respectfully submitted, Joan Cormick, CMA Appraiser DATE: 8/88 SECTION: 4123 PAGE: 1 SUMMARY Minnesota Statutes, Section 274.01 provides that the town board of each township and the governing body of cities shall be the board of review. The board is to review the assessment and classification of property in their township. The county assessor sets the dates for boards of review to meet in his county. He must notify the clerk of the various dates on or before February 15 each year. The meetings are held between April 1 and May 31. DUTIES OF LOCAL BOARDS OF REVIEW 1. See that all taxable property in the township is properly assessed, valued and classified. 2. If any property has been omitted, the board must correct the assessment by adding it to the list of assessments along with its market value. 3. The assessments of each description of real property consisting of land and buildings are reviewed by the board. 4. The assessments of personal property are likewise within the board's jurisdiction. Personal property is now limited to mobile homes, structures on leased public lands and railroad operating rights-of-way and leased buildings located on land owned by the occupant and used for purposes of a homestead. So be sure to note the board may give consideration to both valuation and classification of real and personal property. 5. The authority of the local board extends over the individual assessments of real and personal property. The board can't increase or decrease by percentage all of the assessments in the district of a given class of property. Changes in the aggregate assessments by classes are made by the county board of equalization. 6. 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 county assessor by more than one percent of said aggregate assessment. If the total of such adjustments does lower the aggregate assessment made by the county assessor by more than one percent, none of the adjustments will be allowed. This limitation doesn't apply, however, to the correction of clerical errors or to the removal of duplicate assessments. 7. The local board of review doesn't have the authority in any year to reopen former assessments on which taxes are due and payable. The board considers only the assessments that are in process in the current year. Occasionally a taxpayer may appear with a tax statement and protest the taxes or assessment of the previous year. The board should explain tactfully that it has not authority to consider such matters. After taxes have been extended, adjustment can be made only by the process of application for abatement or by legal action. SP:100 18 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Roger Bjorlin PROPERTY ADDRESS: 12110 54th Avenue North PID#: 11-118-22-21-0046 LEGAL DESCRIPTION: Tract B RLS 1857 1991 ESTIMATED MARKET VALUE $172,100 1991 REVISED MARKET VALUE No Change ISSUE: Mr. Bjorlin stated his home is 31 years old and is in need of repairs. He stated he received some relief from the Local Board of Review last year and also filed an appeal with the County Board of Equalization. Mr. Bjorlin later withdrew his appeal because he considered his appeal confidential and felt the City and County staff should not be in contact or discuss his value. RECOMMENDATION: On April 19, 1991, Mr. Bjorlin's property was reappraised, including both an interior and exterior inspection. A review was done of the list of items in the home that Mr. Bjorlin felt needed repair. These were the same items which had been taken into account last year and the value was reduced for the 1990 assessment. Since our inspection last year, Mr. Bjorlin has put in new ceramic tile in the foyer, new carpet in the living room dining room and kitchen. The exterior and interior show no more than the normal amount of deterioration. The 1991 increase in value on Mr. Bjorlin's property was attributable to the land, not the structure. Based on a reappraisal of the subject property and a study of lakeshore sales and askings, no change in value is recommended. Regarding Mr. Bjorlin's comments on the communication last year between our office and the County; the County appraisers contact with our office is limited to their gathering information on the characteristics (square feet, amenities, lot size, etc.) of properties to be used in their appraisals. The County's computer system does not have this detailed information on Plymouth properties. The County's appraisal and the County Board of Equalization are completely independent of our appraisal and Local Board of Review. Respectfully submitted, Nancy Bye, CMA Senior Appraiser ly 4mW- F;f 14 Ap il% MI, O% v got ol ly 4m W- F;f ctlrr?W' ApMI, got ol ctlrr?W' 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 02-118-22-34-0002 Address: 12220 54th Avenue North Dwelling Style: Rambler Year Built: 1962 Square Feet: 1484 Sale Price: $179,900 Sale Date: 12/90 Lakeshore: Bass Lake Comparable 12 PID# 11-118-22-34-0021 Address: 11980 45th Avenue North Dwelling Style: Rambler Year Built: 1964 Square Feet: 1381 Sale Price: $179,000 Sale Date: 3/89 Lakeshore: Schmidt Lake r M j t 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 11-118-22-21-0047 Address: 12100 54th Avenue North Next Dwelling Style: 2 Story Year Built: 1962 Square Feet: 1290 Asking Price• $319,000 Lakeshore: Bass Lake Comparable 14 PID; 11-118-22-34-0030 Address: 4710 Larch Lane North Dwelling Style: Rambler Year Built: 1961 Square Feet: 1262 Asking Price: $184,700 Lakeshore: Schmidt Lake 19 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Vernon & Gayle Anderson PROPERTY ADDRESS: 12145 48th Avenue North PID#: 11-118-22-31-0030 LEGAL DESCRIPTION: Lot 9, Block 2, Schmidt Lake Estates 1991 ESTIMATED MARKET VALUE $205,200 1991 REVISED MARKET VALUE $190,900 ISSUE: Mrs. Anderson expressed concern over rising taxes and increased value on her home. She did not speak at the Local Board of Review, but would like a reappraisal of the property. RECOMMENDATION: On April 17, 1991, Mrs. Anderson's property was inspected and reappraised. During the interior inspection definite signs of possible structural damage sagging floors, bowed wall and some ceiling damage) were noted. The property also suffers from water damage caused by plumbing problems. The exact cost to repair these items is yet to be determined. The Andersons are securing estimates of the cost to correct these problems. Based on a reappraisal and the current physical condition of the property, it is recommended the 1991 Market Value be reduced from $205,300 to $190,900. Respectfully submitted, Nancy VBye , CMA Senior Appraiser 1991 Board of Review Page 2 Dwelling Style: 2 Story Year Built: 1978 Square Feet: 1289 Sale Price: $212,000 Sale Date: 5/87 Builder: Lundgren Lakeshore: Schmidt Lake 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 11-118-22-31-0034 Address: 12105 48th Avenue North Dwelling Style: 2 Story Year Built: 1979 Square Feet: 1124 Sale Price: $232,500 Sale Date: 9/89 Builder: Lundgren Lakeshore: Schmidt Lake Comparable 12 PIDI 11-118-22-31-0040 Address: 12060 48th Avenue North Dwelling Style: 2 Story Year Built: 1979 Square Feet: 1300 Sale Price: $330,000 Sale Date: 7/90 Sale Price: $249,900 Sale Date: 10/86 Builder: Lundgren Lakeshore: Schmidt Lake p .4 , f 1 ,, a .. :P''t - eJ. n ,b• er a )" — ff.:] e , -r "(6e) `•( 7 JI(6) 601 Id I ] , os.., y /V// ten !b _ d • 1 ° • \ . y./ . ptml tul(16) s Irn n ,„_• 69) y `ern•,r• p 4(7a) s - } ., n n-1 a., - ,r 4 r - (27) -( 25) 72)- T SCHMIDT LAKE SALES STUDY F 8 _ ` r 1 S •V lJ.l _ '^'. Ir rAH n Yb 1 W ` ie,.p' M) (e°. vii 75°97 (50) '. 'p" 2 un-( nJ 4. ` b is 1: r ' (75r • . n u —1 " T._ LS 3 (50I k t u) s r e c. Ler e 4 vo _ UO) •.P. ! tJv"nw"[ " tJer fol o ', •w. -, ° Lee)- _ • r ns R Iso) 51) (79) .k b 7 _n.r C• f .I. , • ..'s ( e7) • y (e9) s 8 u sl .!e ::li R;r:•, w. r (7W` 'r ' ' AvE 'q° I (B+) •b s. a Wnor • $ ''+ KM IT 52) 1 a (++) ' a (r5) - s (rq o A 0) . w °° 'I I. sz • 4. 4 ,b 1 Irn trot 9SCHWIDTLAKE 43)/ N fe7): • ( ROODS 76)- (37) (SJ) f5t%(al)' we. ro.•'r * to " • y a1 - ay<* 2n• wo IV. pl u n 1 . 'r ins r se0) R reg a ro•• R e•sS% A' (es) -} (92) 103 w.vs m , p R 19TH AVE R r11. ro iJ• Is U ,ryI.7 ire.T W , a , , R' '•r r, Yfe•. r".w"• < d 2) _ y 41 0 ZACHARY I A 41) 7/$,0 (41) e)R 7) z ( 5)1 =3e,, ••> arwrc co _ l le) (b) . xes a.J, ' • ., . r q - e i+ e w mIp 2 COURT- _ ' i (+21 1 e b. ',' 'ar s• Iwr y e' r.b ' P .:•' no . ' a." (77) q (79) - 2(52). bv () s er.s.9/89 $2321500 240,000 y ) 2 9/88 $240 000 pg' 211 IN 3 Comp ro rr.ss 4/90_ $86,000 LOT ONLY +•t „- eT. a 4 8T" P r 12` 9/90 $100,000 LOT ONLY4 g' mr leer d (IS) y B s ws.er 121 'u.n 'a b _ (71)o _4T rs it 14(62) o u' e Iti) ,.pE q , Ibv n n•E ls. w' 9 •b 'ro 1u ° N (71) _ i(77) 3 {' v,(e5) _ (e6)_ , g a+ _ v '• ( 12/89 $120,000 LOT ONLY -- 1" '°' `28'. a 9/89 110,000 LOT ONLY ,, xf_3 L ' a a fin 6 Y Ma•.."pT[ N R AJ .... E -• . ,... b -61 IN v IV Cr..9^> 12 n t ae(2e)^ .tr _[J,©® n.... ( 9) 0.. • r t:'n $(rn 25) sm•«•or. - - S - wv,e1" _ ,e, w_^.,6 mm r s 21' 075a5 r.r . Q (26) d p a ( 7) Z z 4. se (10) - (I) (6) R vS R m i ; ea•]rsrE ,,.n est. 91 471" 10 as r R 5t 70) UNEANDERED w rn - 1 n(6)Kn r 8/89 $289,500 r d 55> a r t'oe's^' °e+•n srE R /1 (1950 AERIAL Pu0T0) QV fr%l a. •'°'... 0 '(. 7 , WK • CSa P4f , ( 52) b QO ' s ]„ ( 97) (697 •` , a 9 O N) 1- (15) _ ( 16' `- I x( 29) R (5`6 OC _ (n) ( 70) C a Ilae`v O.+ s a f m s n K ` meq• s °• a I n- (71) s (33): - 'J (ie) ( 76) ' j Is I m e t _ N5) - (7+) ( 72) 1 m}'J)r zpO ' 1aJ. '(n) •OJ 1w)) b 3 N MI, m( z7) _ , n78) m. ,s ' test FORESTVIEW QQ ( (eq,, ar" .0 wo sa291.x, s 9) -' !aA .. •: s . s '' - r a 70) 17 1' , lJ;1 a 7 Qf Mi•,e',r 26). 25) - I .4 ( r5) z 45TH PLN 1 e; 11 S8$206,000 fi " s = pIE N 206 000 80) '' f2) s' =(271 ^ r• yej ' , ' (1+), a I __.... e9i L 6 1 a (267/$,0 A$189,900ASKING n, 711:=_(11) - 9I' \ , w,. . 7 , C • . m - f70 ) y , (15) 76) ` _ c j 45TH ----V+V oar. ,. r , _ — R .- ro p +' c y Nsee .l-'—_-+r ,., ',° (' 01 P(16) -/:'n 4(19) a 2 r; • rr 1 AVE N "c , , J M. soJ _ bro ... /. sH (11)'•,..,r( 2+7 (77)w/r. 20 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Caliber Development (Greg DeMonueaux) Cheshire Business Centre PROPERTY ADDRESS: 2600 Fernbrook Lane PID#: 22-118-22-33-0013 LEGAL DESCRIPTION: Lots 4 & 5, Block 1, Industrial Park 1494 1991 ESTIMATED MARKET VALUE $2,750,000 1991 REVISED MARKET VALUE No Change Recommended ISSUE: Mr. Greg DeMonueaux appeared before the Local Board of Review and mentioned that Caliber wishes to continue discussions with the City Assessor regarding the valuation for Cheshire Business Centre. RECOMMENDATION: The company is compiling, and will be furnishing me with income data, on this multi -tenant office warehouse building. Until such time, no determination can be made as to the validity of their appeal. Until such information is received I am recommending no change in value at this time. Respectfully submitted, 60760A Scott L. Hovet, CAE City Assessor LETTER #1 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: LeMan's Corporation PROPERTY ADDRESS: 3420 Kilmer Lane North PID#: 24-118-22-11-0024 LEGAL DESCRIPTION: Lot 9, Block 2, Glen Erie 1991 ESTIMATED MARKET VALUE $244,800 1991 REVISED MARKET VALUE $165,000 ISSUE: April 8, 1991 a letter was received from the LeMan's Corporation, and was accompanied by a fee appraisal which they secured on the property. LeMan's Corporation purchased this property on February 20, 1991 for $142,000. RECOMMENDATION: Based on a verified and credible fee appraisal from a local fee appraiser, it is recommended that the 1991 Estimated Market Value be adjusted to the fee appraisal conclusion. A copy of this appraisal is available in my office. I concur with this analysis and recommend the 1991 Estimated Market Value be adjusted accordingly. Building Style: Class "C" Office. Year Built: 1984 Square Feet: 3,312 Sale Price: $142,000 Sale Date: February 20, 1991 Respectfully submitted, Scott L. Hovet, CAE Plymouth Assessor 1991 BOARD OF REVIEW LETTER #3 STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS REPRESENTATIVE: Real Estate Tax Service, Inc. PROPERTY ADDRESS: Various PIDI: Plymouth Office Technical Center 27-118-22-21-0001 Plymouth Corporate Center 21-118-22-44-0021 LEGAL DESCRIPTION: Part of Block 1, Minneapolis Industrial Park Lot 3, Block 1, Scoville Business Park 1991 ESTIMATED MARKET VALUES $3,295,000 4,100,000 1991 REVISED MARKET VALUE No Change Recommended ISSUE: April 12, 1991, a letter was received from Real Estate Tax Service, Inc. in the form of a blanket appeal against two large industrial buildings in Plymouth. RECOMMENDATION: There is a continuing growing concern about the number of property tax representative companies appealing and petitioning large commercial/industrial properties. They operate by mass mailing and telephone contact and inform the owners of the property that they can save them property tax expense. This above property, tax service is located in Rolling Meadows, Illinois and has never been to Plymouth or viewed the above described properties. Their attempts at valuation adjustments in the past have been unsuccessful at the Hennepin County Board and State Board of Equalization. They state in their letter that they are not sure if any or all of the properties will be appealed to a higher authority. Their letter also states that they are still in the process of gathering pertinent financial information concerning these properties. Based on this lack of information, I am recommending that neither of the above properties be adjusted for the 1991 assessment. For the Board's information Plymouth Office Technical Center sold in October, 1988, for $3,640,000. Plymouth Corporate Center sold in February, 1989 for 5,510,000. Respectfully submitted, VAI &- * - 9) Scott L. Hovet, CAE City Assessor LETTER #4 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Tony L. Chen PROPERTY ADDRESS: 5605 Lawndale Lane North PID#: LEGAL DESCRIPTION: ISSUE: 06-118-22-44-0001 Unplatted - Long Legal - Section 6 1991 ESTIMATED MARKET VALUE $221,000 (Deferred) 185,600 (Taxable) 1991 REVISED MARKET VALUE No Change Deferred market value, compensation, and reimbursement for private fee appraisal. (See attached letter). RECOMMENDATION: Based on a review of the subject property*, and a study of comparable homes and acreage sales, indications are that the property is not over -valued and no change is recommended. Mr. Chen said no one would be home between 8:00 a.m. & 4:30 p.m. for an interior inspection, therefore, an exterior inspection was done. Dwelling Style: Rambler Year Built: 1968 Square Feet: 1776 Respectfully submitted, 1 K Jo M ormick, CMA Appra r 0 0& - - 4 4 -a ooh 1 4 4. j-S 1,s o la Tony L. Chen 5605 Lawndale Lane Plymouth MN 55446 Tel.559-0604 April 15, 91 Joan McCormick Assessor City of Plymouth 3400 Plymouth Rd. Plymouth MN 55447 Re: 5605 Lawndale Ln Dear Joan : Notice of Real Tax Protest This letter serves as a notice of real tax protest, in lieu of appeal to the local board, I understand that City allows me to preserve my right this way. 1 propose to request City to : 1. Lower the 1990 Deferred Market Value from $221.,000 to $185,000.00 My reason for this request is based on the Comments of Apraisal from Campsell Appraisal Co, Inc. attached. 2. To compensate Chen $2,010.00 for the inconvenience due to City's Errors and Omissions in last years real tax : Last year City assessed Deferred Market value of my property to $303,600.00, despite n.umerious complaint letter to City, on Feb. 17, 1989, and March 27, 19891 the City refused to change City's position, see attached. The Cost to pay private Appraisal and attorney to fix up errors of the City's Assessor is $2010.00, it costs me this sum to reverse City's position, City would have not changed City's position, if I would have not spent this sum , the itemized cost will be forwarded to City for approval to City's liability insurance claim. This inconvenience is created by City on me, as an injured party I request City to compensate this for City's gross errors and omissions in injuring citizen. Sincerely Tony L. Chen — - 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PIDI 05-118-22-21-0004 Address: 17010 County Road 147 Acreage: 11.46 8 Pasture or Tillable)' 3.46 Waste) Farm Building: 1 Pole Barn Dwelling Style: Rambler Year Built: 1970 Square Feet: 1144 Sale Price: $165,000 Sale Date: 2/6/89 Comparable 12 PID# 04-118-22-13-0012 Address: 5835 Juneau Lane North Acreage: 9.18 Pasture or Tillable Farm Building: 1 Pole Barn Dwelling Style: Rambler (With Pool) Year Built: 1975 Square Feet: 2443 Sale Price: $270,000 Sale Date: 3/25/90 V 1991 Board of Review Page 2 This property consists of 70.88 acres, includes multiple uses and qualifies for the Green Acres" classification which allows the property to be taxed on a value determined by a County -wide schedule, which indicates the value of the land for farm purposes only". However, if the property is classified as "Green Acres", the assessor also determines an actual market value, a "deferred" value, which is the amount the property would be worth on the open market. The deferred value, is the value Mr. Chen is petitioning to lower. While the property is classified as "Green Acres", the owner pays taxes only on the lower value. When "Green Acres" property is sold, or if the property use changes, the difference in the amount of tax is calculated on the two values*. This amount would be owed for 3 years. (The year of the sale and two years previous). Also, all special assessments are "deferred" while a property is classified as "Green Acres". Unless the sale price is lower than the deferred value, in which case, the difference in the amount of tax is computed using the sale price instead of the deferred value. 1991 Board of Review Page 3 Mr. Chen is not contesting the taxable "Green Acres" value. He is, however, contesting the "deferred" value. A breakdown of this value follows: Property Use 1) 2.00 acre site & Residential Home 2) 1.00 acre site & Mobile Home 3) 67.88 acreage & barns Total Deferred Market Value Multiple uses of the Chen property: Deferred) Land Value Building Value Total Value 25,000 $121,200 $146,200 81000 $ 5,000 $ 13,000 52,000 $ 9,800 $ 61.800 85,000 $136.000 $221.000 1) Residential Home and 2 acre site An L - shaped rambler with finished basement, walkout, central air, deck, large concrete drive, 2 fireplaces, miscellaneous built-ins, and 2 -car attached garage. 2) Mobile Home and 1 acre site This 737 square foot trailer includes the original trailer built in approximately 1950, plus several additions. 3) Barns & 67.88 acres The remaining acreage of the property consists of approximately 52 acres of wasteland plus 15.88 acres of good and/or tillable land. The wasteland has been valued at $50 per acre, and the good land at $3100 per acre. The original barn plus the 1984 barn addition are included in the market value of $61,800. Vacant land sales were analyzed indicating the market value of the acreage to be well equalized and valued appropriately. LETTER #5 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: William & Marsha Stoltzmann PROPERTY ADDRESS: 11745 26th Avenue North PIDI: 23-118-22-43-0030 LEGAL DESCRIPTION: Lot 7, Block 3, Chippewa Trails 1991 ESTIMATED MARKET VALUE $264,500 1991 REVISED MARKET VALUE $258,600 ISSUE: Mrs. Stoltzmann called the morning'of the Local Board of Review and requested a revaluation of her home. She felt the valuation for 1991 is in excess of fair market value considering the condition of the property. RECOMMENDATION: An inspection and reappraisal was done on April 16, 1991. It was apparent during the inspection of the property that additional physical depreciation is warranted due to below average maintenance. The home is now twelve years old and does show some need for updating and repairs. Recognizing the additional physical depreciation, it is recommended the estimated market value be reduced to $258,600. Mr. Stoltzmann was contacted April 22 and accepted the revised 1991 market value. Dwelling Style: Split Level Year Built: 1979 Square Feet: 1804 Lakeshore: Medicine Lake Respectfully submitted, Nancy Bye, CMA Senior Appraiser r r am 5 April 15, 1991 City Assessor City of Plymouth Plymouth, MN 55441 Re: 1991 Property Valuation Property ID No. 23.118-22-43 0030 '---- 11745 26th Avenue North Dear Sir or Madam: We spoke with Nancy Bye this morning to request a revaluation of home located at the above address. We believe the proposed valuation for 1991 is in excess of the fair market value. We would ask that our protest be noted at the meeting at the city hall tonight to contest valuations. Nancy indicated that an assessor could inspect our home later this week to determine whether a reduction in the market valuation is indicated. Please feel free to call Marsha at 559-3382 to schedule that visit. Thank you for you consideration of our request. Sincerely, 4' rz/ William A. Stoltzmann Marsha L Stoltzmann WAS/plp LETTER #6 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Keith & Diane Harstad PROPERTY ADDRESS: 4235 Fernbrook Lane North PID#: LEGAL DESCRIPTION: ISSUE: 16-118-22-14-0055 - Outlot L 16-118-22-14-0056 - Outlot M Kingsview Heights 2nd Addition 1991 ESTIMATED MARKET VALUE Outlot L - $92,000 Outlot M - $3,300 1991 REVISED MARKET VALUE No Change Discrepancy in two similar sized properties. RECOMMENDATION: No Change In 1984 the Harstad Company's purchased this property for $126,000. The property then consisted of 7.23 acres, a stucco home and a two car detached garage. The Harstad's then divided the property utilizing the lots that they could service with sewer and water. The remainder which now consists of Outlots L and M will be developed when sewer is available. Currently City water services the rental home. Outlot M is still being filled and the value of $3300 reflects questionable soil condition and the fact sewer is not available to this 2 acre parcel. Outlot L has a rental home, detached garage and 1.7 acres of good land. The property was inspected on April 23, 1991. The 1 & 1/2 story home is currently rented for $575 a month. The interior is in fair to good condition and the exterior trim and windows need paint. The letter eludes to this home as being a shack, however, the annual rent of 6900 indicates utility is prevalent. This property is not over -valued and no change is recommended. 1991 Board of Review Page 2 Dwelling Style: 1 & Basement: Yes Year Built: 1956 Square Feet: 896 Detached Garage: 576 1.70 Acres 1/2 Story square feet Respectfully submitted, Mike Carroll, CMA Appraiser i'1._ 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PID# 18-118-22-41-0004 Address: 3950 County Road No 101 Dwelling Style: 1 & 1/2 Story with basement Year Built: 1950 Square Feet: 1120 Glazed Porch: 1955 square feet Fireplace: 1 Metal Type Deck: 220 square feet Central Air: No Basement Finish: None Walkout: None Detach Gar Size: 480 square feet Sale Date/Price: 1987 - $81,400 - 6/87 1991 - $97,500 - 3/91 Site: .82 Acres Inferior County Road No 101 Noise Water Tower Overshadows Home Comparable 12 PIDI 18-118-22-43-0002 Address: 3735 County Road No 101 Dwelling Style: 1 & 1/2 Story With Basement Y Year Built: 1955 Square Feet: 1239 Glazed Porch: None Fireplace: 1 Masonry Deck: None Central Air: Yes Basement Finish: Yes - 400 square feet Walkout: None Attach Gar Size: 672 square feet Sale Price: 105,000 Sale Date: 8/89 Site: 2.95 Acres Inferior County Road No 101 Noise 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 15-118-22-32-0011 Address: 4000 Fernbrook Lane North Dwelling Style: Rambler Year Built: 1961 Square Feet: 1040 Screen Porch: 216 square feet Fireplace: 1 Metal Type Deck: None Central Air: None Basement Finish: 350 square feet Walkout: None Attach Gar Size: 440 square feet Sale Price: 81,900 Sale Date: 3/91 Site: 44 Acres Traffic Noise COMPARABLE 14 PIN# 18-118-22-44-0001 ADDRESS: 3720 County Road #101 Dwelling Style: 1 1/4 With Full Basement Year Built: 1939 Square Feet: 660 Glazed Porch: None Fireplace: None Deck: None Central Air: None Bsmt Finish: None Walkout: None Attach Gar Size: None Sale Price: 85,000 Sale Date: 12/10/90 Site: 29 Acres Inferior, Traffic Noise LETTER #7 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Dennis J. Van Orden PROPERTY ADDRESS: 12360 46th Avenue North PID#: 11-118-22-33-0033 LEGAL DESCRIPTION: Lot 16, Block 1, Schmidt Lake Hills 1991 ESTIMATED MARKET VALUE $165,900 1991 REVISED MARKET VALUE $153,900 ISSUE: According to the petitioner's letter, this property was on the market for over a year and his offer of $154,000 was the only offer accepted. RECOMMENDATION: Based on the current market, the information supplied by the petitioner and an April 17 field inspection, which showed no updating of the structure, it is recommended the value should be reduced to $153,900. Mr. Van Orden was contacted April 18 and accepted this revised 1991 market value. Dwelling Style: 2 Story Year Built: 1983 Square Feet: 1306 Sale Price: $154,000 Sale Date: 12/3/90 Respectfully submitted, Joan McCormick, CMA Appraiser LETTER #8 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Chrysler Corporation PROPERTY ADDRESS: 13005 State Highway No 55 PID#: LEGAL DESCRIPTION: ISSUE: 27-118-22-13-0001 Part of Block 1, Minneapolis Industrial Park 1991 ESTIMATED MARKET VALUE $3,773,700 1991 REVISED MARKET VALUE No Change Recommended April 12, 1991, a letter Michigan, regarding the building. I have asked their leased building. RECOMMENDATION: was received from Chrysler Corporation, Detroit, 1991 estimated market value on their industrial them to furnish me pertinent income information on As stated in the attached letter Chrysler Corporation have not concluded the assembly of all pertinent valuation information, as of this date, and wish to protect their right to further appeal. Based on a lack of information I am recommending no change in the 1991 estimated market value. Respectfully submitted, jW i& -T Scott L. Hovet, CAE City Assessor Chrysler Corporation Board of Review- City of Plymouth c/o Mr. Scott Hovet, Assessor 3400 Plymouth Blvd. Plymouth, MN. 55447 Re: Chrysler Corporation Protective Appeal Parcel # 27-118-22 13 0001 Honorable Board of Review: 1 CHRYSLER CORPORATION April 12, 1991 APR 191 1 r City of Plymouth d ilISIiA C u Chrysler Corporation hereby files this protest of the 1991 Estimated Market Value of $3,773,700 placed on the above referenced parcel. As we have not concluded the assembly of all pertinent valuation information, as of this date, we wish to protect our right to further appeal. We, therefore, request that this letter be duly recorded in the Board of Review minutes as an appearance. Should you have any questions regarding the above, please advise. Sincerely, J mes C. Sproul Chief ppraisal Specialist 313) 956-2071 12000 Chrysler Drive Highland Park MI 48288-1919 LETTER #9 1991 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Sue Gannott PROPERTY ADDRESS: 11710 54th Avenue North PIDI: 02-118-22-43-0005 LEGAL DESCRIPTION: Lot 5, Block 1, Birch Valley 1st 1991 ESTIMATED MARKET VALUE $223,300 1991 REVISED MARKET VALUE $221,800 ISSUE: Mrs. Gannott stated in a letter that she felt additional consideration should be taken for age in determining her estimated market value. RECOMMENDATION: In reviewing the interior of the Gannott home, a recent remodeling project was noted. The remodeling included a small extension to the back of the home consisting of 2 floors of additional living area, skylights and deck extension. Drainage from the street has created water damage to the lowest level of the home which has increased the physical depreciation of the structure. The subject property is a 4 level split but due to the number and location of the bedrooms to the number and location of the bathrooms functional obsolence is taken into consideration in the adjustment of value. Additional depreciation offsets the amount of added value attributable to the remodeling. Dwelling Style: Split Level Year Built: 1965 Square Feet: 1433 Lakeshore: Bass Lake Respectfully submitted, Jan Olsson, CMA Appraiser 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 11 PIDI 11-118-22-21-0006 Address: 12000 54th Avenue North Dwelling Style: Split Level Year Built: 1972 Square Feet: 1749 Sale Price: $298,500 Sale Date: 7-3-90 Lakeshore: Bass Lake Comparable 12 PID,# 13-118-22-23-0037 Address: 4140 Ximines Lane North Dwelling Style: Split Entry Year Built: 1977 Square Feet: 1728 Sale Price: $245,700 Sale Date: 11-25-90 Lakeshore: Lost Lake ya 1991 BOARD OF REVIEW MARKET COMPARISONS Comparable 13 PID# 11-118-22-34-0022 Address: 11970 45th Avenue North Dwelling Style: Rambler Year Built: 1968 Square Feet: 1771 Sale Price: $206,000 Sale Date: 11-19-88 Lakeshore: Schmidt Lake Comparable 14 PID# 02-118-22-43-0004 Address: 11720 54th Avenue North Dwelling Style: Split Entry Year Built: 1965 Square Feet: 1315 Sale Price: $185,000 Sale Date: 5-28-87 Lakeshore: Bass Lake When discussing the sale of $185,000 in 1987 of the home next door to the Gannotts; Mrs. Gannott stated that at the time of the sale she had a realtor friend give her a market analysis of her home. The suggested selling price 5 years ago was $220,000.