HomeMy WebLinkAboutCity Council Minutes 04-10-1995 BOECITY OF PLYMOUTH
MINUTES
1995 BOARD OF REVIEW
APRIL 10, 1995
The 1995 Board of Review of the City of Plymouth was called to order by Deputy Mayor
Edson at 7:00 p.m. in the Council Chambers of the City Center, 3400 Plymouth Blvd., on
April 10, 1995.
PRESENT: Deputy Mayor Edson; Councilmembers Anderson, Wold, and Helliwell.
ABSENT: Mayor Tierney, Councilmembers Lymangood and Granath.
STAFF PRESENT: City Manager Johnson, Assistant Manager Lueckert, Finance
Director Hahn, City Assessor Bye, Senior Appraiser Olsson, Appraiser Carroll, Appraiser
McCormick, Appraiser Kingsbury, Data Control Clerk Kazimer, Senior Clerk Typist
Kirkham, and City Clerk Ahrens.
Deputy Mayor Edson welcomed residents to the 1995 Board of Review. He stated that
the function of this meeting is to receive objections to the Assessor's 1995 Estimated
Market Value or Property Classification. No decisions on value or classifications will be
made this evening. All comments will be referred to staff for consideration by the Board
of Review at a reconvened meeting. He noted that the Board of Review is not
empowered to adjust taxes. Residents who appear tonight or who have submitted written
appeals to their assessed value may continue their appeal to the County Board of
Equalization.
City Assessor Bye introduced the Assessing staff. She stated that the 1995 assessment
reflects an increase of 8.6 percent in valuation over the 1994 assessment, of which 4.3
percent was new construction. Since 1990, the average home sales price in Plymouth has
increased 17.5 percent. The average home sale price increased from $157,500 in 1993 to
166,800 in 1994. The sales of vacant land has also increased substantially. Previously,
vacant parcels sold in the range of $35,000 to $60,000. Currently, average non-lakeshore
lots are selling in the $55,000 to $80,000 range, with some lots selling in excess of
100,000. Sales of property and building permit activity was brisk during the past year.
Assessor Bye reported that this is the first year that commercial and industrial property
values have leveled out after spiraling downward over the last five years. Apartment
values are also on the increase with very low vacancy rates. She stated that Plymouth has
a very comparative overall sales median of 93.5, versus 93.8 percent for the overall
Hennepin County ratio.
Michael Swanson, 6000 Kirkwood Lane, (02-118-22-24-0011). Mr. Swanson shared
background information on the estimated market value of his property and his appearances
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April 10, 1995
Page 2
in tax court. He purchased his home for $115,000 in 1991. His estimated market value in
1991 was established by the City at $132,300, but reduced to $115,000 through tax court
Case Number TC -16455). The City Assessor reduced his 1992 value from $133,300 to
115,000. His estimated market value in 1993 was established by the City at $119,000,
but reduced to $112,200 through tax court (Case Number TC -21702). The City
established his 1994 value at $124,000, which is now filed in tax court (Case Number TC -
23331), and his 1995 value is established at $131,000.
Mr. Swanson said that even if there was a 4.7 percent increase from 1993 to 1994, and a 5
percent increase from 1994 to 1995, that would result in a property value of $123,000 for
1995. He said that no improvements have been done to his home. The assessing staff
recently visited his home and verified that the estimated market value for 1995 is
131,000. He requested that his estimated market value be reduced to $123,000 for 1995,
and that the City Assessor be directed to contact Hennepin County to request a reduction
in the 1994 value to $117,000.
Fred D. Salman, 9818 10th Avenue North, (36-118-22-11-0013). Mr. Salman stated he
has owned this property since 1957. The entire area, with the exception of five homes,
has been changed to an industrial park. He stated that his estimated market value
continues to increase each year; however, he believes the parcel has no resale value
because no one would want to purchase a residential home in the middle of an industrial
park. He would also like the aging of his property considered.
Daniel E. and M. Kathleen Walsh, 4600 Glacier Lane, (09-118-22-44-0053). Mr.
Walsh said that the estimated market value of this property increased by 7.5 percent from
the prior year. They purchased the home in August, 1994, for $172,000, and the 1995
estimated market value is under that purchase price - $166,200. Mr. Walsh requested that
the 1995 value be reduced to $159,960, or 93 percent of the purchase price of the home.
He believes that the City strives to establish estimated market value at 93 to 95 percent of
true market value. He does not believe that comparables are an effective way to establish
value when a home was recently purchased and the actual sales price can be used.
John G. Ehlen, 3255 Rosewood Lane, (22-118-22-14-0041). Mr. Ehlen stated that his
estimated market value has increased by $39,500 from 1992 to 1995, which he believed
was excessive. His 1995 value is $427,300, and there are not many comparables for
establishing estimated market value. However, based on the average increases in market
value described by the City Assessor at the beginning of the meeting, he finds it difficult to
contest his 1995 estimated market value.
Mr. Ehlen stated that in 1990, the City allowed him to consolidate two lots. A tennis
court is proposed on the second lot. He is currently paying water and sewer special
assessments for both lots and would like that issue addressed.
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April 10, 1995
Page 3
Sverre C. Pederson, 1320 Urbandale Lane, (30-118-22-34-0025). Mr. Pederson stated
he has lived in four different homes in Plymouth over the past 22 years. The estimated
market value of 1320 Urbandale Lane has increased by $60,000 over the last few years.
He would like the assessing staff to explain how the 1995 estimated market value of
218,000 was achieved. He noted that there are no comparable homes in the Hadley Hills
subdivision.
Allen and Mary Jo Asmus, 2545 Troy Lane, (30-118-22-21-0019). Ms. Asmus stated
they have lived at 2545 Troy Lane for nine years. The estimated market value was
increased from $141,000 in 1993 to $147,000 in 1994, with an increase in 1995 to
160,900. She stated that a real estate agent recently estimated the average sold price in
this area of $155,000, and a larger home with a similar lot near her home recently sold for
147,000. Ms. Asmus stated that a comparable property provided by City staff was
valued at $156,000, but that home was larger. She believes that her value is a little high
and asked that it be checked.
Roger Bjorlin, 12110 54th Avenue North, (11-118-22-21-0046). Mr. Bjorlin stated
that over the last two years, his estimated market value has increased by $9,200. His
home is 35 years old and is the oldest home on Bass Lake. He wants to remain in his
home, but stated he may have to move due to increased taxes resulting from increased
market value. Mr. Bjorlin shared information on major improvements needed on the
home, and he asked that these needed improvements and the age of the home be
considered by a reduction in estimated market value.
David L. Bardal, 18540 6th Avenue North, (31-118-22-31-0039). Mr. Bardal said he
purchased this parcel for $225,000 and the home needed a significant amount of repairs.
Only a small number of repairs have been completed, but his estimated market value has
increased. He said there also seems to be a significant discrepancy in the amount of taxes
paid. His neighbor's home is of comparable size and construction, yet Mr. Bardal's tax bill
exceeds his neighbor's bill by $1,000. He also referenced a nearby home, 850 Brockton
Lane) that recently sold which is assessed at a lower value than his home. He believes that
there is no consistency between the estimated market values and the actual sale price.
Thomas A. Hagen, 2405 Black Oaks Lane, (29-118-22-12-0016). Mr. Hagen said that
his value has increased over 21 percent in the last three years, and 17 percent in a two year
period. He intends to hire a Realtor to do a comparable value study, and he will share
those results with the assessing staff for consideration. He also does not understand how
the estimated market values are established and would like further information on how the
values are formulated.
Mr. Hagen stated that his home is currently valued at $238,500. A neighbor's property
sold 18 months ago for $237,000. The neighbor's property has additional amenities: a 3
stall garage vs. his 2 stall garage, a finished basement, walkout, pool, 2 fireplaces versus
his 1; and a fenced rear yard.
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April 10, 1995
Page 4
Timothy J. B. Hanson, 2705 Vagabond Lane, (19-118-22-34-0030). Mr. Hanson said
that his estimated market value has increased by about 9 percent each of the past two
years. The driveway is heaving and breaking, and other repairs are needed to the
property, but he is afraid to do repairs because his value may further increase. Mr.
Hanson said that the target assessed value is 93 percent, but his value is at 98 percent of
assessed market value based on a study done by a local Realtor. He requested a reduction
in his estimated market value from $147,500 to $139,500.
Stephen and Cathy Kaufman, 4490 Forestview Lane North, (11-118-22-43-0026).
Ms. Kaufinan said they purchased this parcel 23 months ago for $127,000. Since that
time, the estimated market value has increased by $12,000. She stated that some
improvements have been done such as vinyl siding ($9,400) and ceramic tile ($500), but
their original purchase price was decreased by $10,000 for defective siding. She also
questioned whether her home is comparable to other homes in the area which have
finished basements and have been better maintained than this home which was rented for a
period of time. Ms. Kaufman requested that the estimated market value be reduced to
137,800.
John R. Tonsager, 620 Niagara Lane, (33-118-22-13-0028). Mr. Tonsager said he
purchased this property in April, 1994, based on the low monthly payments and taxes. He
has a tight financial situation and is unable to pay increasing taxes or make needed
improvements to the home. He purchased the home with the knowledge that the
basement was dry; however, he later learned that the basement needs $2,000 to $3,000 in
repairs. The home needs other repairs as well. He requested that the estimated market
value be reduced, and stated that a Realtor has verified that he could not sell the home for
the amount of the current estimated market value.
Duane Stobbe, 11215 to 11.210 12th Avenue North, (35-118-22-11-0037, 35-118-22-
11-0031). Mr. Stobbe showed pictures of these two rental properties. He purchased the
properties on February 1, 1994, for $425,000 with the understanding that a lot of work
was needed on the properties. The estimated market value for 1995 is $521,000. He
listed repairs that are needed on the properties: roofs leaking, brick leaking, waterpipes
leaking, windows leaking and fogged over, sheetrock rotten and moldy, carpet moldy,
ground around buildings settling due to swamp, garages settling, rodent problems, rusty
doors, and code violations. He said the building is 11 years old, and the City inspectors
have visited the home four times in the past year for code violations.
Alina Vrabel, 3045 Urbandale Lane North, (19-118-22-31-0006). Mr. Vrabel said she
purchased her home in 1991 for $114,000. The property was listed for $129,900 but
remained on the market for two years without selling. The home had a number of
problems which are listed on the residential inspection report. In the last three years, she
lost her job and has no money to pay for repairs. The 1994 estimated market value is
133,000, and the 1995 value is $145,300. She presented nine comparable properties
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April 10, 1995
Page 5
with an average sale price of $113,094. Ms. Vrabel said that a good representation of
different income levels is desirable in a city, and the large increases in land values in
Plymouth is squeezing out the middle and lower income people living in the City.
William J. Schneerman, 310 Lanewood Lane, (33-118-22-42-0020). Mr. Schneerman
said his valuation has increased $15,000 in the past two years. He has lived in Plymouth
for 53 years and built his home 28 years ago. The value of his property has increased over
that time, but the last two years the value has taken a significant jump in value. He said
that some years ago he added a deck to the home, but no other improvements have been
made. Also, the freeway noise is a detriment to the value of the home.
Camille Jahnke, 15788 27th Avenue North, (21-118-22-33-0195). Ms. Jahnke said she
lives in Shenandoah Townhomes and would like her value reduced. Her value has
increased $3,000 each of the last two years. She said that other owners in the
Townhomes are not pleased with these increases. She noted that the adjacent home is
going on the market next month at $70,000. That home was valued $6,000 higher than
hers when it was built.
Deputy Mayor Edson reported that written objections were received at this meeting from
the following:
Marcelo and Erika Andrada, 16130 22nd Place North, (29-118-22-14-0072)
Krista Labie/Lue De Bleeckere, 3950 Niagara Lane, (16-118-22-42-0009)
Don Schlais, 2940 Urbandale Lane, (19-118-22-31-0028)
Grigoriy Moroshek, 5070 Arrowood Lane, (11-118-22-14-0115)
John L. and Susan S. Sullivan, 4015 Minnesota Lane, (16-118-22-42-0013)
Keith and Charlotte Dickerson, 2640 Urbandale Lane, (19-118-22-34-0006)
David and Jayne Douglas, 2510 Yuma Lane North, (29-118-22-11-0020)
Thomas P. and Jean E. Hillstrom, 1635 Ranier Circle, (30-118-22-42-0024)
Russell V. Iverson, 12000 49th Place North, (11-118-22-24-0083)
Ronald E. and Judy L. Olson, 121 Balsam Lane, (35-118-22-44-0020)
Greg Hiniker, Jerrine Moerke, 18305 Highway 55, (18-118-22-21-0029)
Mike Nixon, 2810 Urbandale Lane, (19-118-22-34-0001)
Earl and Mary Hanke, 11710 28th Avenue North, (23-118-22-42-0007)
Di Weng, Xiaoning Li, 11290 50th Place North, (11-118-22-14-0097)
Rangesh K. and Avanika Shah, 15300 47th Avenue North, (09-118-22-31-0069)
Mary E. Hayes, 300 Zircon Lane North, (31-118-22-32-0027)
David Hagen, 10715 39th Avenue North, (13-118-22-32-0073)
City Assessor Bye reported that additional written objections were received prior to this
meeting. Deputy Mayor Edson directed that the following objections be recorded:
Robert Putnam, 10813 48th Avenue, (12-118-22-32-0023)
Scott and Beth McGinnis, 4330 Hemlock Lane, (14-118-22-12-0016)
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April 10, 1995
Page 6
Louis J. Labeck, 10725 39th Avenue North, (13-118-22-32-0072)
Clarence Hoekstra, 10540 43rd Avenue North, (13-118-22-21-0193)
Gary L. Hadley, 16220 25th Avenue North, (29-118-22-12-0042)
Kevin Aplin, 950 Minnesota Lane, (33-118-22-13-0005)
Leonard Goldman, 1141 Xene Lane North, (32-118-22-11-0029)
Martin Gardner, 320 Brockton Lane, (31-118-22-32-0025)
Kevin W. Horn, 18615 29th Avenue North, (19-118-22-34-0024)
Robert D. Auld, 12655 31st Avenue North, (23-118-22-23-0006)
Jim and Leslie Driscoll, 16015 24th Avenue North, (29-118-22-11-0031)
Kevin O'Connor, 18206 24th Avenue North, (30-118-22-12-0004)
Betty Dugan, 2415 Urbandale Lane North, (30-118-22-21-0027)
Jacqueline Ulwelling, 17620 25th Avenue North, (30-118-22-11-0026)
Ziv Liberman, 4645 Vinewood Lane North, (10-118-22-43-0047)
Lee Larson, 335 Zinnia Lane North, (34-118-22-31-0021).
Councilmember Anderson suggested that since Deputy Mayor Edson. presided over this
meeting and is familiar with the objections received, he should also serve as Chairperson
for the reconvened Board of Review meeting.
MOTION was made by Councilmember Anderson, seconded by Councilmember Wold, to
appoint Deputy Mayor Edson as the Chairperson for the reconvened Board of Review
meeting.
Motion carried: Anderson, Wold, and Edson ayes; Helliwell nay.
MOTION was made by Councilmember Wold, seconded by Councilmember Anderson, to
adopt RESOLUTION 95-250 ESTABLISHING THE 1995 BOARD OF REVIEW
RECONVENE MEETING ON MAY 1 AT 7:00 P.M.
Motion carried, four ayes.
Deputy Mayor Edson said staff will contact each individual who appeared in person or
submitted a letter for a site visit prior to the reconvened meeting on May 1.
The meeting was adjourned at 8:08 p.m.
Laurie F. Ahrens
City Clerk