HomeMy WebLinkAboutCity Council Packet 04-26-2004 BOEAgenda
City of Plymouth
Board of Appeal and Equalization Reconvened
from April 12, 2004
Monday, April 26, 2004
7:00 p.m.
Council Chambers
1. Call to Order
2. Council action on recommendations
3. Adjourn
2004 LOCAL BOARD OF APPEAL & EQUALIZATION
STAFF RECOMMENDATIONS
Reports Pin Number
2004 Estimated Staff
RecommendationMarketValue
2.
1. Robert Fernelius I1-118-22-21-0057 199,200 No Change
2. Teresa Salberg & Neil
Thompson 15-118-22-22-0068 223,200 203,000
3. Steve Craig 09-118-22-41-0021 480,900 No Change
4. John Redding 02-118-22-41-0065 318,600 No Change
5. Lee LaMere 03-118-22-24-0061 442,900 400,000
6. Phil Clone 19-118-22-33-0026 329,900 No Change
7. Carol Burgess 32-118-22-21-0059 631,700 No Change
8. W Medicine Lake 26-118-22-42-0001 300,000 No Change
Community Club
9. Shibin Li & Zhengyu 07-118-22-41-0075 299,400 No Change
Luo
10. Guoguang Chen 07-118-22-41-0061 322,900 No Change
11. Nilabh Narayan 03-118-22-43-0018 297,800 No Change
12. Donald Olson 13-118-22-32-0074 237,900 No Change
13. Frank Moriaty 16-118-22-42-0107 228,500 No Change
14. M. Susan Clark 36-118-22-34-0055 189,400 No Change
15. Sergey A. Selifonov 07-118-22-44-0030 586,900 No Change
16. David A. BeaIInan 13-118-22-33-0039 311,800 300,100
17. Jacqueline Ulwelling 30-118-22-11-0026 225,400 No Change
18. David D. Swenson 18-118-22-42-0064 328,300 323,300
19. Christiana Otubushin 01-118-22-34-0045 469,300 453,500
20. Kevin Kretsch 19-118-22-12-0023 532,600 334,600
21. Jeffrey Schipull 03-118-22-43-0037 223,400 No Change
Report #1
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Robert & Lela Fcmelius
PROPERTY ADDRESS: 5220 Larch Lane North
PID #: 11-118-22-21-0057
LEGAL DESCRIPTION: Lot 1 Block 4 Larch Heights Lagoon 2nd
PROPERTY TYPE: Residential - Rambler
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 46,000
173,400
STRUCTURE MARKET VALUE 153,200
Limited Market Value
TOTAL MARKET VALUE 199,200 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 173,400 179,900 199,200
Limited Market Value 161,500 179,900 199,200
irriproVemenl 0 0 0
SUBJECT PROPERTY
Sty Ht Dimensions S Ft Diagram
1/B IIRREGULAR 1W1 1,264
Ground FL Area F 1,264
Second Fl. Area = NA
Gross Bldg Area ' — 1,264
Porclies/Decks
DECK 12 1 x 1 14 1=1 16$
DECK 4 x 30 =1 120
OP 4 x 128 = 112 14
12
Garages
ATTACHED 24 x 30 = 720
4 30
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable #2 Comparable #3 Comparable 94
ADDRESS: 5220 Larch
Lane N
5225 Balsam
Lane N
1112052 nAve N 5315 Goldenrod
Lade N
11525 53rd Ave N
PID# 11-118-22-
21-0057
11-118-22-11-0012 11-118-22-11-0037 11-118-22-12-0003 11-118-22-12-0027
SALE DATE: July 2003 Dec 2002 Dec 2002 Oct 2002
SALE PRICE: 239,000 248,000 239,000 I96,500
TIME ADJUSTMENT: 5% 12% 12% 2%
ADJ.SALE PRICE: 251,0001 277,800 267,700 200,400
ADJ.SALE/SQ FT: 226.13 214.02 171.05 150.22
TYPE OF BLDG: Rambler Rambler Rambler Split 7000 Split_ 4-7000
ABOVE GRADE
FINISH 1264 1110 12300 1298 1565 24100 1334 5600
QUALITY; Avg Avg Avg Avg Avg
AGE: 1988 1977 1983 1967 1976
CONDITION: Good Good Good Good Avg 5000
BEDROOMS: 2 3 6500 4 13000 3 6500 3 6500
OF BATHS 2 3 3500 2 3 3500 2
FIN. BS11IT. AREA: 700 900 3600 1130 7700 440 4700 499 3600
WALKOUT: Yes No 4000 Yes LO 2000 LO 2000
FIREPLACES: No 1 3000 1 3000 1 3000 2 6000
GARAGE 2 Car Att 2 Car
Att
2 Car
Att
2 Car
Att
2 Car
TU 12000
DECK: Yes Yes Yes Yes Yes
PORCHES: No No No No No
LOCATION: Near Tracks On the
Tracks
Near
Tracks
Nice
Lot
5000 On the
Tracks
NET ADJUSTMENT: 32,900 23,700 55,800 35,700
ADJ SALE PRICE: 250,700 254,100 239,300 204,700
ADJ SALE IS FT: 225.86 195.76 152.91 153.45
INDICATED VALUE AS OF JANUARY 2,2004:
247,700 $ 196.00 Per Sq Ft
VALUE CONCLUSION
LOCATION: The subject property is located one lot away from the Soo Line
Railroad tracks. It is also located across the street from Bass Lake Lagoon. In the
immediate neightborhood there have been two sales (not comparable) on the water that
sold for $1,200,000 and $415,000.
SITE: The site is located on a corner and is average in size. The site does slope to the rear of
the yard which enables the dwelling to have a walk out from the basement.
IMPROVEMENTS and FEATURES: The site is improved with a rambler built
in 1988. It is of sound construction and modest in interior without numerous upgrades.
The dwelling has two bedrooms up with a deck off the kitchen. The basement is finished
except for a storage area and has a walkup from the basement to the garage as well as a
walkout to the back yard.
Pleasecheck / you wb§ to summarize your pp g» ±oSoad at the podium.
RECONCILATION OF VALUE: An interior inspection was conducted on April
19. The subject property is located in a neighborhood of diverse values and styles. The
comparables were chosen for proximity to the Soo Line RR and quality of construction
and size. Most weight was placed on comparable two which had the fewest amounts of
adjustments. It is the opinion of this appraiser that the estimated market value for the
subject property is
247,700
Robert Femelius was contacted on April 21. He was told of the comparables in his area.
He decided to cancel his appeal.
Janice Olsson AMA, RES
Senior Appraiser
Report # 2
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Tersera Salberg and Neil Thompson
PROPERTY ADDRESS: 1414543 d Avenue North
PID 9: 15-118-22-22-0068
LEGAL DESCRIPTION: Lot 38 Block 1 Sandpiper Ponds
PROPERTY TYPE: Townhouse
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 63,000 63,000
STRUCTURE MARKET VALUE 160,200 140,000
TOTAL MARKET VALUE 223,200 203,000
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 185,800 203,000 223,200
Limited Market Value 181,000
Improvement 400
OWNERS CONCERNS:
They purchased the property in July 2000 for $165,900. The 2004 Estimated Market
Value is $223,200.
They state that three units like their unit have sold for $197,000 to $199,900, and they
would like the property valuation reviewed.
r a _
YF
2004 LOCAL BOARD OF APPEAL &` EQUALIZATION 4
CITY_ OF PLYMOUTH
1
April 12, 2004
y
Address7t °.
Vt-.' 3 ''
s Property Identification: 51
IOwnerName:: t. _i„_-,ic-r. Purchase Price: _.
A
Address: ',,'`r.tP , Purchase Date: v 7`> =' .
City 1p: F e j' 2004 Estimated 33
r fesii, 1,4API;"ISN{ Market Value:
r
S'";a'YSy-
Any appeal should be based cn evidence that the 2004 Estimated Market Value exceeds the true,-,-
market value.:of the property -+Please list the reasons why you believe the property could not sell ry Wjjµr x ,
for the value under appeal
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Please check if you wish to summarize your appeal to the Board at the podium. >.`
SUBJECT PROPERTY
COMPARABLE #1
1413343 rd Avenue North
PIN IS -118-22-22-0065
Sold 1-04 X199,900
COMPARABLE #2
14149 43rd Avenue North
PIN 15-115-22-22-4469
Sold 9-03 $197,000
COMPARABLE #3
1416943 rd Avenue North
PIN 15-118-22-22-0074
Sold 8-03 $215,000
RECONCILATION OF VALUE:
The property was reviewed April 13"'. There were four similar units that sold in the
current time frame. The comparable sales range for the same model is $197,000-
215,000. The only feature that could be added at the time of construction was an
additional 2" d
floor bath. Only one unit that sold has an additional bath. It does not appear
to have added extra value to the sales price. After reviewing these sales, I recommend that
the valuation be adjusted from $223,200 to $203,000. I called Teresa and Neil on April
141" and they agreed with the new reconvnendation:
203,000
Paul Kingsbury, CMA
Appraiser, City of Plymouth
763 509-5357
pkiulgsbu@ci.plyniouth.mn.us
Report #3
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: STEVE CRAIG
PROPERTY ADDRESS: 4725 ITHACA LANE N
PID #: 09-118-22-41-0021
LEGAL DESCRIPTION: Lot 3 Block 3 Fernbrook Woods
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 95,000
405,300
STRUCTURE MARKET VALUE 385,900
Limited Market Value
TOTAL MARKET VALUE _ 480,900 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 405,300 452,200 480,900
Limited Market Value 399,700 447,600 480,900
Tmprovement 0 0 0
SUBJECT PROPERTY
1J Al
W1, 3 i r
ZIx ,
LOCATION: The property is located in rernbrook Woods subdivision on Ithaca
Lane. It is 2 blocks west of renibrook Lane, one half block north of 47'h Avenue.
SITE: The site is on a quiet dead end street. It has a heavily wooded backyard.
IMPROVEMENTS and FEATURES: The home is a two story, single family
residence built in 1990. It has an attached two car garage. A screened porch was added
in 1993 that has since been converted to a 3 season porch.
SKETCH OF STRUCTURE
Subject Location Map
ADDRESS:
PID#
SALE DATE:
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
TYPE OF BLDG:
ABOVE GRADE
FINISH
QUALITY;
AGE:
CONDITION:
BE,
OF BATHS
FIN. BSINIT. AREA:
WALKOUT•
FIREPLACES:
GARAGE: TYPE
AREA SQ FT:
DECK:
PORCHES:
LOT DESCRIPTION:
LOCATION:
NET ADJUSTMENT:
ADJ SALE PRICE:
INDICATED VALUE A
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable #2 Comparable #3 Comparable H4
4725
ITHACA
LA
4805
ITHACA
LA
4720
HARBOR
LA
4165
EMPIRE
LA
6135
DALLAS
LA
09-41-0021 09-41-0022 09-41-0065 15-23-0038 03-22-0017
6-16-03 10-30-02 8-28-03 7-15-03
430,000 445,000 440,000 460,000
3% 6% 2% 2.5%
442,900 471,700 448,800 471,500
TWO STORY TWO
STORY
TWO
STORY
TWO
STORY
TWO
STORY
2954 2575 34110 2556 35820 2675 25110 2396 50220
A#30VEAVG ABOVE,
AVG
ABOVE
AVG
ABOVE
AVG
ABOVE
AVG
1990 1989 1995 4,717 1994 2200 1988
ABOVEAVG ABOVE
AVG
ABOVE
AVG
ABOVE
AVG
ABAOVE
AVG
4 4 4 4 4
3.5 2.5 3,000 2.5 3,000 3.5 3.5
YES 519,700 NO 19,700 YES YE•S YES
Y1 ---S NO 4,000 YES NO 4000 YES
2 2 1 4000 1 4000 2
ATTACH 2
CAR
ATT 3
CAR
12,000 ATT 3
CAR
12,000 ATT 3
CAR
12,000 ATT 3
CAR
12,000
YES YES YES YES YES
YES $11,600 YES NO 11,600 NO 11,600 NO 11,600
WOODED
BACK
WOODED
BACK
NO
WOODS
NO
WOODS
WOODED
BACK
FERNBROOK
WOODS
FERN-
BROOK
WOODS
FERN-
BROOK
WOODS
FERN-
BROOK
LANE &
EMPIRE
10,000 LAKE
CAMELOT
WOODS
48,810 34103 40,510 49,820
491,710 505803 489,310 521320
i OF JANUARY 2, 2004:
11 $491,710 $ Per Sq Ft
COMPARABLE SALES
i' s .i. , P3[f¢K1.j •-' 'Sh ti4: `
rs
77
COMPARABLE 41
CONIPARABLE #2
4805 ITHACA LA
4720 HARBOR LA
a
333 -' '
j'"
i'
CO'NIPARABLE #3 COMPARABLE #4
4165 EMPIRE LA 6135 DALLAS LA
I
City of
Plymouth,
Comparable Sales Map
N
W E
This represents a compilation of information and
Sdatafromcity, county, state and other sources that has
M N
not been field verified. Information shcutd be Geld
verified and compared with origianl source documents.
COMPARABLE #1
Comparable 1 is a two story located in the same neighborhood next door to the subject
property. It was built in 1989 and is the same quality construction as the subject. The site
is similar in size and also has a wooded backyard. I feel it is the strongest of my
comparables because of its location, similar site features, and quality of construction.
COMPARABLE #2
Comparabalc 2 is a two story located in the sante neighborhood. It was built in 1995 and
is of similar quality as the subject. The site is similar in size, but does not have a wooded
backyard.
COMPARABLE #3
Comparabale 3 is a two story of similar quality. It is most similar in size to the subject.
The site is of lesser desirability located on the corner of Fernbrook Lane and Empire Lane
without a wooded backyard,
COMPARABLE #4
Comparable 4 is a two story of similar quality. It is located in Lake Camelot Estates
neighborhood and has a wooded backyard.
OWNERS CONCERNS:
Mr. Craig is concerned with the 2003 estimated market value of the homes that are
located next to hint and behind him,
Mr. Craig feels he can not sell his property for the 2004 estimated market value of
480,900 based on a Mortgage Refinance appraisal of $465,00 that was dated June 4,
2003.
Mr. Craig recently spoke with Edina Realty Northstar Realtors who gave him an indicated
value on his property of $470,921.
RECONCILATION OF VALUE:
Mr. Crain was concerned with the 2003 values of the followin.) properties:
91 and #2 are Mr. Craig's next door neighbors.
3 is the property located behind his. It is not located in Ferribrook Woods, but rather a
UlfferCllt nClgilboriiood all subdivision "Tyrell".
I inspected the property on May 15, 2003 during a quartile visit. I spoke with Mr. Craig
on April 14, 2004 and confirmed nothing had been changed on his property since my
quartile visit.
Mr. Craig provided me with his refinance appraisal dated June 4, 2003. It indicated the
value of the home to be $465,000. The refinance appraisal was completed for mortgage
purposes. If the refinance appraisal is time adjusted using 6% appreciation per year the
indicated value on January 2, 2004 would be $478,950. I found the comparables used in
this appraisal were good, however the dollar adjustments made for differences in square
footage in the homes were minimal. I also noted one discrepancy in the appraisal. The
home was valued for having lookout windows in the basement. The basement has 3
Iookout windows and a walkout thru a patio door.
Mr. Craig spoke with a realtor from Edina Realty and he felt the property would sell in
the range of $466,212 to $475,630.
I compared Mr. Craig's property to four sales. They were all two story homes of similar
quality. Two of the sales I used were also used by Edina Realty in their analysis, and two
of the sales were properties located in Mr. Craig's neighborhood. The indicated range of
values was $489,310 to $521,320. I put most of my weight on comparable #1. It has an
adjusted value or $491,710. This property is located next door and was built one year
before Mr. Craig's home. It is of similar quality built by the sante builder and located on a
quiet street on a lot that is very similar in size with a wooded backyard.
I reported my findings to Mr. Craig on April 20, 2004. He does not feel he will continue
with his appeal to Hennepin county. It is the opinion of this appraiser that the 2004
estimated market value remain unchanged at
480,900
Cindy Bowman, CMA
Appraiser
763)0509-5353 cbownnarl@ci.plylnnouth.min.us
Address 2003 value 2004 value Sale hiformation
1 4715 Ithaca Lane 437,100 467,900 Not recently sold
2 4805 Ithaca Lane 411,900 427,800 6103 - $430,000
3 4800 Juneau Lane 330,500 365,500 3102 - $340,000
91 and #2 are Mr. Craig's next door neighbors.
3 is the property located behind his. It is not located in Ferribrook Woods, but rather a
UlfferCllt nClgilboriiood all subdivision "Tyrell".
I inspected the property on May 15, 2003 during a quartile visit. I spoke with Mr. Craig
on April 14, 2004 and confirmed nothing had been changed on his property since my
quartile visit.
Mr. Craig provided me with his refinance appraisal dated June 4, 2003. It indicated the
value of the home to be $465,000. The refinance appraisal was completed for mortgage
purposes. If the refinance appraisal is time adjusted using 6% appreciation per year the
indicated value on January 2, 2004 would be $478,950. I found the comparables used in
this appraisal were good, however the dollar adjustments made for differences in square
footage in the homes were minimal. I also noted one discrepancy in the appraisal. The
home was valued for having lookout windows in the basement. The basement has 3
Iookout windows and a walkout thru a patio door.
Mr. Craig spoke with a realtor from Edina Realty and he felt the property would sell in
the range of $466,212 to $475,630.
I compared Mr. Craig's property to four sales. They were all two story homes of similar
quality. Two of the sales I used were also used by Edina Realty in their analysis, and two
of the sales were properties located in Mr. Craig's neighborhood. The indicated range of
values was $489,310 to $521,320. I put most of my weight on comparable #1. It has an
adjusted value or $491,710. This property is located next door and was built one year
before Mr. Craig's home. It is of similar quality built by the sante builder and located on a
quiet street on a lot that is very similar in size with a wooded backyard.
I reported my findings to Mr. Craig on April 20, 2004. He does not feel he will continue
with his appeal to Hennepin county. It is the opinion of this appraiser that the 2004
estimated market value remain unchanged at
480,900
Cindy Bowman, CMA
Appraiser
763)0509-5353 cbownnarl@ci.plylnnouth.min.us
A 6,
EQUALIZATION--'.: 2004 LOCAL BOARD OF APPEAL &. —' 4
CITY OF PLYMOUTH
April '12 2004
Address: a.'k e
Property Identification: 01'
Owner Name: Purchase Price:
7F.
Address: 'V7d, T— XgL-q Purchase Date: ld'D •
cilY;Zip- 2004 Estimated -
Daytime Phonez/a/
Any appeal should be based ohevidence-that 4ar it )Jj exc:66dq th6 tE
M "aik'et value Wti -prop6ky.-.Pleaslist the wly y'o u'bqlieve.tbe property could f16t"se
or the value u de appeal
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Report #4
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Jolm Redding
PROPERTY ADDRESS: 11130 57`h Avenue North
PID #: 02-118-22-41-0065
LEGAL DESCRIPTION: Deerhaven Townhomes
PROPERTY TYPE: Single Family Residential Townhome
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 70,000
255,000
STRUCTURE MARKET VALUE 248,600
Limited Market Value
TOTAL MARKET VALUE 318,600 No Change
ASSESSMENT IIISTORY 2002 2003 2004
Total Market Value 255,000 288,000 318,600
Limited Market Value 285,600
Improvement
SUBJECT PROPERTY
11130 571" Avenue North/Deerhaven
02-41-G5)
MAP OF SUBJECT & COMPARABLES
F- R L k -=r
P 3
SUBJECT1141057THAVEN
COMP #1 11130 57TH AVE N8-
7c-
57TH -AVE -N-
02 -0-q-2&0542.41
5 - 7TH AVE
z
c
EEP
COMP 2 4
C 11305 57TH AVE N
11315 57TH AVE N 02-118-22-41-0080
02-118-22-41-0079
N
ADDRESS:
PTD#
SALE DATE:
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
ADJ.SALEISQ FT:
TYPE OF BLDG:
ABOVE GRADE
FINISH
QUALITY]
AGE:
COND1TIO1\T:
BEDROOMS:
OF BATHS
FIN. BSA1T. AREA:
WALKOUT:
FIREPLACES:
GARAGE:TYPE
AREA SQ FT:
DECK:
PORCHES:
LOT SIZE SQ FT:
LOT DESCRIPTIOiN:
LOCATION:
POOL:
NET ADJUSTMENT:
ADJ SALE PRICE:
ADJ SALE /SQ FT:
INDICATED VALUE A
SATES C OMPARI.&ON ADJUSTMENT GRID
Subject Comparable 41 Comparable #2 Comparable #3 Comparable #4
11130 57" 11350 57'1' 11305 57"' 11410 57`x' 11315 57`x'
02-41-0065 02-41-0054 02-41-0080 02-41-0052 02-41-0079
7/1/2003 7/24/2003 3/5/2002 4/19/2002
335,000 385,000 317,500 255,000
10,000 11,600 47,600 35,700
345,000 396,600 365,100 290,700
140 214 153 129
Townhome/
Rambler
Txvn1uii/
Slit
5000 Ttivnhni/
Rambler
Twnlun/
Split
5000 T%gihrn/
Split
5000
2251 2456 16400 1852 31900 2389 11000 2252
Avg Avg Avg Avg Avg
1989 1987 1983 11900 1986 1983 8700
Avg Avg Avg Avg Avg
2 3 3000 2 2 3 3000
2 2 2112 2000 2 2112 2000
1400 25200
No No Yes 4000 No No
1 1 2 4000 1 l
2 car aft 2 car att 2 car att 2 car att 2 car att
No Yes 2000 No No Yes 900
No No Yes 5400 Yes 6200 Yes 6500
Avg Avg Avg Avg Avg
Backs up to
Bass Lk Rd
Backs
up to
Bass Lk
Rd
Backs
tip to
marsh
10000 Backs
up to
Bass Lk
Rd
Backs
up to
marsh
10000
No No No No No
26400 6800 22200 18700
318,600 389,800 342,900 272,000
i OF JANUARY 2,2004:
11 $330,800
COMPARABLE #1
11350 57'[' Avenue N/Deerhaven
02-41-0054)
COMPARABLE #2
1130557 Ih Avenue N/Deerhaven
02-41-0080)
COMPARABLE #3
1141057 ih Avenue N/Deerhaven
02-41-0052)
COMPARABLE #4
11315 57"' Avenue N/Deerhaven
02-41-0079)
VALUE CONCLUSION
LOCATION: The property is in Deerhaven townhomes.
SITE: The units sit on the corner of Sass Lake Road and Zachary
Lane. Half of the units back up to Bass Lake Road, as Mr. Redding's
does, while the other half back up to a large marsh area.
IMPROVEMENTS and FEATURES: The tosvnhome is a rambler, on
slab, built in 1989.
OWNERS CONCERNS: Mr. Redding's neighbor has a similar unit
and recently Iisted the property for $289,000. This is lower than Mr.
Redding's 2004 estimated market value of $318,600. Thus, he feels that
his 2004 estimated market value is too high.
RECONCILATION OF VALUE: I inspected the property and studied
the comparables. I explained to Mr. Redding that only sales thru
September, 2003 are used for setting the 2004 estimated market values.
The sale of his neighbor's unit would be used to set the 2005 estimated
market value. After reviewing the comparables for the 2004 estimated
maket value, I recommend no change to Mr. Redding's value of:
318,600.
A
Mike Henderson, CMA
Appraiser, City of Plyinouth
2004 LOCAL BOARD OF APPEAL & EQUALIZATION
CITY OF PLYMOUTH
April 12, 2004
Address:
Property Identification:—D2 - 411 – (";
Owner Name: ! p f j purchase Price: a d Q
Address:
purchase Date:
City/zip; PL -YM 0 2004 Estimated
a J _•x.''_
t
r^1- IY F ,.r,t--liilarket.Value ` [ -.-- :'i_,.
Dayt Phorie
Any appeal should be based on evidence that the 2004 Estimated Market Valuceeds the truemarketvalueoftheroepprty: Please list the -.reasons why you believe the property could iiot sellf' for the value under appeal ,'.` ' ` " '
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Please check if you wish to summarize your appeal to the Board at the podium.
Report #5
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Lee LaMere
PROPERTY ADDRESS: 13625 58°i Avenue North
PID #: 03-118-22-24.0061
LEGAL DESCRIPTION: Camelot Overlook
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 68,000 68,000
STRUCTURE MARKET VALUE 5374,900 332,000
TOTAL MARKET VALUE 442,900 400,000
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 372,000 409,200 442,900
Limited Market Value 354,000 396,400
h-riprovement
SUBJECT PROPERTY
13625 58`
x' Avenue North
03-24-61)
Map of Subject & Comparables
0 L
H PI
24-
TH
2-3
ADDRESS:
PID#
SALE DATE:
SALE PRICE:
TIME ADJUSTMENT:
Al -%Y CAT VDDTf'EH. /J.Jl-1.L' l lilt.
ADJ.SALE/SQ FT:
TYPE OF BLDG:
ABOVE GRADE
FINISH
QUALITY;
AGE:
CONDITION:
BEDROOMS:
OF BATIIS
FIN. BSMT. AREA:
WALKOUT:
FIREPLACES:
GARAGE: TYPE
AREA SQ FT:
DECD:
PORCHES:
LOT SIZE SQ FT:
LOT DESCRIPTION:
LOCATION:
POOL:
NET ADJUSTMENT:
ADJ SALE PRICE:
ADJ SALE !SQ FT:
INDICATED VALUE A,'
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable #2 Comparable #3
13625 58'11 13720 57" Pl 13700 57" PI 13710 57`x' Ave
3-24-61 3-24-70 3-24-72 3-31-26
7115103 8115103 8126103
318,000 387,000 295,000
9500 9700 7400
342)7 5500WJL7, 55 3496700
IJJ ,IVV 340 A00WJVL
168 171 164
Two Story Two Stry Two Stry Two St
2524 1953 57100 2319 20500 1841 68300
Avg Avg Avg Avg
1994 1997 1995 1996
Avg Avg Avg Avg
4 3 3000 3 3000 3 3000
31/2 31/2 23/4 3000 33/4 1000
1000 700 5400 0 18000 730 4900
No No Yes 4000 Yes 4000
1 1 1 1
3 car att 3 car att 3 car att 3 car att
Yes Yes Yes Yes
No No No No
Avg Avg Avg Avg
Camelot
Overlook
Camelot
Overlook
Camelot
Overlook
Camelot
Overlook
No No No No
65500 40500 71200
393,000 437,200 373,600
i OF JANUARY 2,2004:
11 $401,300
COMPARABLE #1
13720 57th Place N/Camelot Overlook
03-24-0070)
COMPARABLE #2
13700 57"' Place N/Camelot Overlook
03-24-0072)
COMPARABLE #3
13710 57"' Avenue N/Camelot Overlook
03-31-0026)
VALUE CONCLUSION
LOCATION: The property is in Camelot Overlook, between Lake
Camelot to the east and Interstate Highway 494 to the west.
SITE: The site is pie shaped, at the end of the 58"' Avenue North cul-
de-sac.
IMPROVEMENTS and FEATURES: The home is a two story,
single family residence built in 1994.
OWNERS CONCERNS: The owner purchased the home on September
3r`', 2003. The 2004 estimated market value is higher than the recent
open market sale price.
RECONCILATION OF VALUE: After verifying the recent sale,
inspecting the property and reviewing comparables, I agree with Mr.
LaMere, and recommend that the 2004 estimated market value be
reduced from $442,900 to the recent sale price of:
400,000.
Mike Henderson, CMA
Appraiser, City of Plyrnouth
V.axuo cxt;ccus the U-ue
propertV could not sella°
r r'j:•4;f-: :+"v tSJ; 3'rai;1na r ,
5 yY 7 +
l y-`. F_,,ff kl... . :1'1 j: ,I.. _ ::1 jl.I,-I ,S:.iti4t."{•_. .y -
Please check if you wish to summarize your appeal to the Board at the podium.
d ',., r } µ . •'' ` S ay':+ trVt..;3':.-i:.s< Vicea kilfFy'l•
s 12004 LOCAL BOARD OF, APPEAL' 8c'
EQUALIZATION L=
hyra.
CITYOFPLYMOUTH April 12,
2004
Address. `. ' • - Property Identification. 3- ((S -
a•( Owner Name:
Q
ff `: Purchase Price: ( D
60 Address:
k1 N Purchase Date: ' '. —
3 V.axuo cxt;ccus the U-
ue propertV could not
sella° r r'j:•4;f-: :+"v tSJ; 3'rai;1na
r , 5 yY
7 + l y-`. F_,,ff kl... . :1'1 j: ,I.. _ ::1 jl.I,-I ,S:.iti4t."{•_. .
y - Please check if you wish to summarize your appeal to the Board at the
Report #6
2003 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Phillip Klone
PROPERTY ADDRESS: 1870028 TH Ave. N.
PID #: 19-118-22-33-0026
LEGAL DESCRIPTION: Lot 4 Block 10 Greentree West
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 52,000
305,000 S329,900
STRUCTURE MARKET VALUE 247,900
279,600 $ 321,500
TOTAL MARKET VALUE 329,900 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value S283,200 305,000 S329,900
Limited Market Value 249,700 279,600 $ 321,500
Improvement 0 0 0
SUBJECT PROPERTY
x
t i
i
6 i
74;Sraf['.,b$r
SKETCH
Subject Location Map
I
330026
30
29TH AZA
AST
SUBJECT PROPERTY
LOCATION:
This property is located in the Greentree West subdivision. It is located on 28`x' Avenue
three lots southeast of Xanthus Lane.
SITE:
The site is on a quiet cul-de-sac street. It has a heavily wooded backyard.
IMPROVEMENTS and FEATURES:
The house is a one story rambler built in 1977. It has a walkout basement with 1,000
square feet finished.
fiAl.i+,S COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable 92 Comparable 93
ADDRESS' 1970029 11, Ave 2930 Brockton La 2900 Urbandale La 17920 30` PI.
PID# 19-118-22-33-
0026
19-116-22-32-0007 19-118-22-31-0051 19-118-22-42-0003
SALE DATE: 7/17103 7130/03 2127104
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
277,000 374,000 250,000
6,925 9,350 2,500
283,925 383,350 247,500
TYPE OF BLDG: l Story t Story 1 Story 1 Story
ABOVE GRADE
FINISH
2076 1526 33,000 2022 3,240 1434 38,520
QUALITY; Ab. Avg Avg 5,000 Ab. Avg-
Esc
5000 Avg 5,000
AGE: t977 1964 13,850 1967 13,090 1962 15,000
CONDITION: Avg Avg Avg Avg
BEDROOMS: 4 5 3,000 5 3,000 4
OF BATHS 3.5 2.5 4,000 3 2,000 3 2,000
FIN. BSMT, AREA: 1,000 sq.fl. 1,200 1,600 1,150 1,300 1,000
WALKOUT: Below Avg No 3,000 Avg 1000 Avg 1,000
FIREPLACES: 2 l 4,000 3 4,000 1 4,000
GARAGE: TYPE
AREA SQ FT
2 Car
Attached
2 Car
Attached
2 Car
Attached +
TuckUnder
5,000 2 Car
Attached
DECK: Yes No 1,400 Yes-
5,500 s .1t
4,100 No 1,400
LOCATION: Greentree West Unplatted
SEC 19
Greentree
Forest 2nd
Greentree
Corner or
Co.Rd.101
30`1' PI
10,000
NET ADJUSTMENT: 59,650 5,070 74,920
ADJ SALE PRICE: S343,575 S378,280 S 322,420
343,575
C OMPARARLE SALES
q
k
Q i
CONWARABLE #1 COMPARABLE 92
2930 Brockton Lane 2900 Urbandale Lane
1
COMPARABLE #3
17920 30"' Place
Sales MapNComparable
W+E
City of This represents a compilation of information and 5
data from city, county, state and other sources that has
not been field verified. Information should be field
Plymouth, MN verified and compared with origianl source documents.
OWNERS CONCERNS:
Mr. Klone is very concerned about taxes being levied against individuals on a fixed
income. He spoke twice during the local Board of Appeal & Equalization meeting on this
issue.
After reviewing the sales of comparable properties Mr. Klone feels his estimated market
value is too high. He said he has found homes that have lower valuations and lower taxes
that are comparable to his.
RECONCXLATION OF VALUE:
Prior to the local Board of Appeal & Equalization I took a closer look with Mr. Klone at
the property located at 18430 30t" Place N. Mr. Klone felt his value was high compared
to that property. The property has a2004 estimated market value of $294,400. Itis
smaller, with 1,884 sq.ft. above grade finished. The other differences are one less 5/4 bath,
and it has no walkout. The site is less desireable as it is located on the corner of 30th
Place N. and Urbandale, compared to Mr. Klone's property located at the end of a cul -d -
sac. I feel these differences are reflected in the 2004 estimated market values of these
two properties.
I inspected the property on April 12, 2004. The home was built in 1977, is in good
condition although it has not been updated.
I compared Mr. Klone's property to three sales of comparable property. The properties
are all located in the Greentree neighborhood. All properties are one story homes. The
subject property has 2076 above grade square footage, larger than any of the comparable
properties. The adjusted sale prices range in value from $322,420 to $378,280.
Comparable sale 0 is located on the coiner of County Road 101 and 30t" Place N.
Because of it's location and size I feel it is the weakest comparable.
I spoke with Mr. Klone on April 21, 2004 and explained based on the adjusted sales
prices of the other comparables I feel the 2004 estimated market value remain unchanged
at
329,900
Cindy Bowman, CMA
Appraiser
763) 509-5353 ebownnarn@ci.plynnouth.nun.us
2004 LOCAL BOARD OF APPEAL & EQUALIZATION
CITY OF PLYMOUTH
April 12, 2004.
n,Address: /
rProperty Identification:
Owner Name:_ .C 6 AGC- Purchase Price:
Address: SA_7_Lt .'.Purchase Date:
i .j - ..• _.'. fL. n .}'r1'!. .: _.r t r+l sa - 4 ,i i
Comi
ir
yty/71n 'iLk.r5,
Please check if you wish to summarize your appeal to the Board at the podium.
CODE: Assessment of 18700 28th Avenue North
Updated 22 -Apr -04
TODAY 22 -Apr -04
This document is to support an appeal of assessment to lower the overall value
of our 18700 28th Avenue North home.
Three categories will be shown to give perspective of value added features,
potential repairs and finally some recognition of dating item(s).
RECENTLY REPLACED (within fast 5 years)
Patio Sliding door (clad upgrade) $2,000
Flooring Kitchen, Dinette, and Laundry (quality vinyl) $4,000
Carpet Living Room, Dining Room $1,000
Total $7,000
POTENTIAL REPAIRS
Roof New shake shingles and underroof(where needed) 22,000
Driveway 12 years old or more 1,200
Sidewalks Original 1,500
Brick Veneer Original 800
Siding Periodic Repair 400
Furnace Original 3,000
Air Conditioning Original 1,200
Total $30,100
UPDATING Carpet (including lower level) $4,000
Total $4,000
Potential Expense to Buyer $34,100
Note: This home was built in 1978 and we have owned this home for nearly 24 years.
END
Report # 7
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Carol Burgess
PROPERTY ADDRESS: 16705 12 th Ave N
PID #: 32-118-22-21-0059
LEGAL DESCRIPTION: Long Legal
PROPERTY TYPE: Residential Lakeshore
2004
MARKET VALUE
VALUE PRIOR TO ASSESSOR'S
LOCAL BOARD RECOMMENDATION
LAND MARKET VALUE 120,000
STRUCTURE MARKET VALUE 511,700
TOTAL MARKET VALUE 631,700 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value $520,000 551,000 $631,700
Limited Market Value $520,000 551,000 $631,700
Improvement
SUBJECT PROPERTY
ADDITIONAL SUBJECT PHOTOS
View of Rear
Diagram
Gross BIdg Area: 1,730 Sq. Ft.
Garage Area: 966 Sq. Ft.
Porch : 266 Sq. Ft.
Deck 1,088 Sq. Ft
LOCATION: The subject is located on the northwest side of Gleason Lake on
12th Avenue. It is a very mixed neighborhood in regard to age and values. The
houses in the area range in value from $208,000 to $1,223,000. The houses range
in age from new to the 1940's. There are some properties on Gleason Lake and
others off the lake. Across the street is a small rambler built in 1947 that sold for
275,000 in October of 2003. Next door to the subject property is a newly built
rambler that sold for $1,103,395 in October of 2003
SITE: The site is irregular in shape and is 26,937 square feet in size and located
on Gleason Lake. It has approximately 50 feet of lakeshore. The site is heavily
wooded on the lakeside of the house.
IMPROVEMENTS and FEATURES: The subject site is improved with a very
good quality walkout rambler that has 1,730 square feet. There is a large three car
attached garage that has 966 square feet. On the lake side of the house is a large
deck system and a good quality four season glazed porch.
The main floor has a large kitchen that is open to the great room. The kitchen is
large and open with a center island with a cook top and ceramic tile counter top.
The kitchen and great room have 12 -foot trayed ceilings. The great room has a
large fireplace with an entertainment area built into it. It also has a wet bar area.
The master suite has 10 -foot trayed ceilings and is large. The deluxe bath has a
skylight and ceramic tile floor and wainscoting around the whirlpool bath.
This level also has a half bath with wood floor and a laundry room with ceramic
tile floor and formica cabinets and counter tops.
There is a full basement that walks out to the lakeside of the lot. The lower level
has 9 -foot ceilings and is finished with good quality materials and craftsmanship.
The family room is large with a large fireplace and built in entertainment system.
There is a wet bar with good quality cabinets and corion counter tops. This level
also has three bedrooms and a full bath. There is a small area not finished that
contains the mechanical systems.
Subject Location Map
SALES COMPARISON ADJUSTMENT GRID
INDICATED VALUE AS OF JANUARY 2, 2004: 5650,000
SulSject Compaxabl;]
a
Comgarabe#2x _ Couiparable #3 Comparable #4
ADDRESS: 16705`12 Ave 1380 Walnut
Grove Lane
2030
Kimberly Ct.
2040
KnTiberly Ct.
910
Garland Ln.
PID# 32-118-22-21-0059 30-118-22-34-0040 29-118-22-23-0058 29-118-22-23-0059 32-118-22-24-0019
SALE DATE: 9/1996 9/2003 12/2002 6/2002 5/2003
SALE PRICE: 515,000 780,000 734,000 642,000 449,900
TIME
ADJUSTMENT: 02% 09 % 135% 06%
ADJ.SALE PRICE: 795,600 800,100 728,700 476,900
ADJ.SALE/SQ FT: 297.69 356.13 318.60 248.86 264,94
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
ABOVE GRADE
FINISH 1,730
sq ft.
2,234
sq. ft.
560,500 2,512
sq. ft.
593,800 2,936
s .ft.
144,700 1,800
s .ft.
QUALITY; Ab.
Avg
Excellent. 25,000 Excellent 25,000 Ab.
Avg.
Avg. 120,000
AGE 1996 2000 21,000 1997 1956/
1999**
1952/
Add'n 92
48,500
CONDITION: Good Good Good Good Avg
BEDROOMS: 4 4 4 4 4
OF BATHS 3 4 4,000 4 4,000 5 7000 3
FIN. BSMT. AREA: 1,500 1,500 2,000 20,000 500 40,000 1488
WALKOUT: yes yes yes yes yes
FIREPLACES: 2 2 2 3 1.000 2
GARAGE: TYPE
AREA SQ FT:
3 Car
Attached
3 Car
Att
3 Car
Att
3 Car
Tuck
8.000 2 car
Tuck
12,000
DECK: yes yes yes yes yes
PORCHES: Glazed
Porch
Glazed
Porch None 15,000 None 15,000
Glazed
Porch
LOT SIZE SQ FT: 26,937 19,300 19,346 24,073 32,452
LOCATION: Gleason
Lakeshore
Wooded
Very
Private
Kreatz
Lake
View
Kreatz
Lake
View
Gleason
Lakeshore
NET
ADJUSTMENT:
5110,500 127,800 92,700 180,500
ADJ SALE PRICE: 685,100 672,300 636,000 657,400
INDICATED VALUE AS OF JANUARY 2, 2004: 5650,000
COMPARABLE SALES
COMPARABLE #1
1380 Walnut Grove
COMPARABLE #3
2040 Kimberly Court
COMPARABLE 42
2030 Kimberly Court
COMPARABLE #4
910 Garland Lane
City of
Plymouth,
Comparable Sales Map
N
W+E
This represents a compilation of information and 5
data from city, county, state and other sources that has
M
not been field verified. Information should be field
verified and compared with origlanl source documents.
OWNERS CONCERNS: Mrs. Burgess stated that her increase in valuation was
higher than any of the houses in the area. Her value increase almost 15% and
believes the increases on the other properties are between 4% to 13%.
She also stated that the comparables are much larger than her property.
Sales History: Mrs. Burgess purchased the subject in September of 1996.
The Certificate of Real Estate Value indicated a purchase price of $515,000.
Mrs. Burgess stated it was a trade of property. The actual purchase price was not
disclosed. It was a Parade of Homes house in 1996 and had an asking price of
529,000.
Comparable Sales: Four comparable sales were chosen based on their location,
style and year built. All sales were adjusted for size and other value related
differences.
Comparable # 1: Comparable # 1 was built in 2000 and is larger in size to the
subject and excellent quality. It is not located on or near a lake. The lot is nicely
wooded in the back and the street has very little traffic with only 7 houses located
on it and is not a through street.
Comparable # 2: Comparable # 2 was built in 1997 and is larger in size to the
subject and is of excellent quality. It is located on a corner lot and has little
privacy in the backyard. It is not located on a lake however a view of Kraetz
Lake can be seen from the front of the house.
Comparable #3: Comparable # 3 was originally built in 1956. The property was
remodeled in 1997. The home is larger in than the subject size however it has a 3
car tuckunder garage compared to the subject's 3 car attached garage. It is not
located on a lake however a view of Kraetz Lake can be seen from the front of the
house.
Comparable # 4: Comparable # 4 was built in 1952. A 24 x 26 addition was
added in 1992. The quality of the home is inferior to the subject. The garage is a
2 car tuck -under. The property is located on the west side of Gleason Lake it has
approximately 55ft of lakeshore.
6%
512003
493,000
50/
6
SUBJECT] 4%
1012003
1,103,393
12%
2i2002
K GLEASON
306,000
z
F4
LAKE
512003
449,900
5
GLEASON LAKE - SALES
2004 ESTIMATED MARKET VALUE % INCREASE
Cit ofy This represents a Compilation of information and
data from city, county, state and other sources that has
not been field verified. Information should feldPiymouth, MN verified and compared with ofiglans source docume nts.
RECONCILATION OF VALUE:
The market sales on Gleason Lake and in the City View Acres neighbor have been
strong the previous 2 years. On the west side of Gleason lake three lakeshore
properties sold in 2003. Properties with actual lakeshore on the west side
received and average increase of 24 % for the 2004 assessment. Properties with
lakeview received an average increase of 13 %. The subject property has
lakeshore and the increase for the 2004 assessment was 14.6%. An attached map
of the west side of Gleason Lake show the resent sales and the percentage of
increases in market value for the 2004 assessment. The property next door to
Mrs. Burgess sold in October of 2003 for $ 1,103,395. On the east side of
Gleason Lake, a property sold for $689,000 and the new owners tore down the
house and are building a new home on the site.
Some of the properties that Mrs. Burgess is referring to in her data are on Dunkirk
Lane and considered in another neighborhood.
After careful consideration of all the available data, making adjustments for any
differences, the comparable sales indicate a value range of $636,000 to $685,100.
It is my opinion that the market value for the subject of $631,700 remain
unchanged for the January 2, 2004 assessment.
631,700
W-
U -
4
Nancy Bye, CAE, SAMA
City Assessor
WUA'Ii2XTI0N-. L"13OAR0 OF AP EA200A.'LOCA P f&
CITY OF PLYMOUTH
April 1:2.12004-'.
Addr&sis:
Pr66-6itv Identification =cP
Owner Name: Purchase Pn / 3,
Address:
y,ity, ip:
2
stini af
edRSPD Z, arket valIv-
x ` ' 'Any appeal should be based on evidence"that the 0(i4 Estimated Market Value exceecis,'tbx
f market value of the pro Oerty Pleaselist the reasons why you believe the property coulda
A-AF7,rim jA'
Ar
4
Please check if you wish to summarize your appeal to the Board at the Oo'dium.
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From: "Nancy Bye" <NBye@ci.plymouth.mn.us>
Subject: Square feet & Room Count
Date: April 12, 2004 9:09:39 AM CDT
To: "Carol Burgess (E-mail)" <burge003@umn.edu>
69 1 Attachment, 5.5 KB
Carol,
The following is the information you requested
Address S Ft 5kq
Room Counthr' ti , r ` s
a
f9}
10 Ga_ rland-.Lane _( Blt 1952) ;rs - 1,800 ` ---
s Bedrooms /•.,
y _' Lakeshore : "
P''F {
3 b2 car + 8 {rL l ti' Z
tuckunder
i 4 4-'s > s - w,,'
3
2030 Kzinberfy Court (BIt 1997)p 1225GY
s' z ''`
Bedrooms,
P;, f 3tcar
Attached _4 :Baths
i
2040 KimberlyCouri (Blt 1956)Q,
3. =3, ` 2,928
Yt TIN( t.'r
omsBedro
J cia r.
tuckunder
r sj
rA 5 Baths
1380 Walnut Grove Lane (BIt 2000) 2286 sq
ft. 3 Bedrooms
F 3 carj
attached k{ 4 Baths 7
1
y4_ i fix., •- -r.- -
a
Comparisons 2004 Est. Mkt. Approx. % Increase
Value for '05 taxes
In immediate neighborhood:
0)1210 Dunkirk 652,300 4%
Similar style, Larger, many more amenities, 2 car garage
5)1200 Dunkirk 365,800 5%
3 story wl walkout„ 2 car garage
Part of 1)16705 12" Avenue 631,740 15%
Under 1750 sq. feet.on main level, 3 car garage
2)16725 ffmAvenue 351,400 Sold 5103 $493,000
Split level, updated by previous owner, 3 car garage
3)16805 12' Avenue 312,200 13%
Split Ievel, 3 car garagr
A)16825 12`h Avenue 326,400 12%
Updated when 3 car garage added
B)16831 12' Avenue 311,900 11%
Rambler wl walkoit. 3 car gaarage
Same house plans, built by same builder
14715 1 Ph Avenue 522,700
2 car garage
Other Comparative Sales
17330 12' Avenue North 198,500
940 Garland 330,400
1300 Dunkirk 278,700
61/2%
Sold 8103 $245,000
Sold 6102 $330,000
Sold 11102 $280,00
April 6, 2004
Carol Burgess
16705 12'h Avenue North
Plymouth, MN 55447
PID# 32-118-22-21-0059
CITY OF
PLVMOUTH-
Re: 2004 Estimated Market Valuation
Dear Ms. Burgess:
0
Pursuant to our telephone conversation on April 6, 2004, the following is a sales Iist of
rambler style homes in the city. As with any comparable sale, it is necessary to make
adjustments for location, size, age condition and etc. in order to use it as a comparable to
the subject property. Also Iisted are some of the current sales in close proximity to your
home.
Address Sale Date Sale Price
N 1012003 275,000 G'
16725 121h
910 Garland Lane N 512003 449,900
493,000
2030 Kimberly Court N 1212002 734,000 G,981 O
2040 Kimberly Court N 612002 624,000 7v1 ooa
1380 Walnut Grove Lane N 912003 780,000 7 a 7/ 6o0
Other sales in the immediate area:
16730 12 th Ave N 1012003 275,000 G'
16725 121h Ave N 512003 493,000
16715 12th Ave N 1012003 1,103,395~
These sales are provided as general information of the recent sales activity, I hope this
information is helpful to you in your review of the 2004 valuation. neighborhood and
Yours truly,
21 74-<
Nancy Bye, CAE, SAMA
City Assessor
PLYMOUTH A Beautifu[Pface to Live
3400 PI YMOUTH ROI 11 FVARn • PI YAAr^il ITH AAINNIP0,0TA gg447.14R9 . TFI FP4-Hr)MF f7F31 qoo-gnon
1670.6 P-' `'
mi
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Report # 8
PROPERTY OWNERS NAME
PROPERTY ADDRESS:
LEGAL DESCRIPTION:
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
West Medicine Lake Community Club
1705 Forestview Lane
26-118-22-42-0001
PROPERTY TYPE: Commercial - Community Club
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 299,000 No change
STRUCTURE MARKET VALUE 1,000 No change
TOTAL MARKET VALUE 300,000 No change
ASSESSMENT HISTORY 2002, 2003 2004
Total Market Value $ 70,000 70,000 299,000
Limited Market Value $ 56,000 56,000 1,000
Improvement $126,000 126,000 300,000
OWNERS CONCERNS:
Board of Directors felt value change in one year was to great. After discussion with Fay
Buzz" Buss, (Club Manager) he agrees to current assessed value of $300,000.
No further action required.
Respectfully submitted,
Earl E. Zcnt, CAE, -; A
Commercial Property Appraiser.
l
2004 LOCAL BOARD OF APPEAL & EQUALIZATIONIZATTON
r .! CITY OF PLYMOUTH -
April 12, 2004
Address:
Property Identification:
Owner Name: 2 C—S T Mme. )Ne!, Lpz,,-Purchase Price:
Address: _1.2 0 -s E 64 &s -i' V , s Purchase Date:
City/Zip: PL y '!c r c ,c1- S5 ZI I e 2004 Estimated
1t
Market Value o
Daytime Phone.: 'Zlfl3 -553 — aZ _
Any appeal should be based on evidence that the 2004 Estimated Market Value exceeds the true
market value of the property. Please list the reasons why you believe the property could not sell
for the value. under appeal.
F Cv sr'rl lacb iLrAil7 ir /.a<
Please check if you wish to summarize your appeal to the Board at the podium.
REPORT #9
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Shibin Li
PROPERTY ADDRESS: 17540 48`x' Place North
PID #: 07-118-22-41-0075
LEGAL DESCRIPTION: Lot 12 Block 2 Conor Meadows Plat 3
PROPERTY TYPE: Residential — Two Story
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 80,500
244,000
STRUCTURE MARKET VALUE 218,900
Limited Market Value
TOTAL MARKET VALUE 299,400 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 244,000 261,800 299,400
Limited Market Value 239,800 0 0
Improvement 0 0 0
SUBJECT PROPERTY
Sty Ht Dimensions Sq Ft
2/B 19 x 23 437
2/B 17 x 16 272
1/B 20 x 17 340
Q/G 22 x 16 352
Q/G I x 11 II
Ground Fl. Area = 1412
Second Fl. Area — 709
Gross Bldg Area — 2121
Porches/Decks
Deck 12 x 16 — 192
3 x 3 = 9
Diagram
33
13
12
15
16
Subject Location Map
ADDRESS:
PID#
SALE DATE:
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
ADJ.SALE/SQ FT:
TYPE OF BLDG:
ABOVE GRADE
FINISH
QUALITY;
AGE:
CONDITION:
BEDROOTNIS:
OF BATHS
FIN. BS11IT. AREA:
WALKOUT:
FIREPLACES:
GARAGE:TYPE
DECK:
PORCHES:
NET ADJUSTMENT:
ADJ SALE PRICE:
ADJ SALE /SQ FT:
INDICATED VALUE A`.
SALES COMPARISON ADJUSTMENT GRID
Snbject Comparable #1 Comparable #2 Comparable #3 Comparable #4
17540 48"
Place North
17730 48" Place
North
17500 49°i Avenue 17500 49"i Place
North North
17515 49"i
Avenue North
07-118-22-
41-0075
07-118-22-
41-0038
08-118-22- 08-118-22-
32-0016 32-0033
07-118-22-
41-0071
July 2003 Apr 2003 Oct 2003 Tan 2004
329,500 306,900 308,800 328,000
2.5% 4% 1% 0
337,700 319,200 311,900 328,000
183.04 173.34 178.13 149.09
Two Story Two -
stoly
Two - Two
Story Story
Two
Story
2121 1845 +I3800 1863 -1-12900 1751 18500 2200
Good Good - Good - Good Good
1999 1999 - 1999 - 1999 1999
Good Good - Good - Good Good
4 3 +6500 3 +6500 3 6500 4
3 3 - 3 - 3 3
None None None - None None
WO WO - AVO - WO None 5000
1-
2 Car ATT 2 Car
ATT -
2 Car 3 Car
ATT - ATT 12000
2 Car
Att
Yes None +4500 Yes - Yes Yes
None None - None - None None
24,800 19,400 $ 37,000 5,000
362,300 338,600 $324,900 333,000
196.48 181.75 $ 185.55 15136
i OF JANUARY 2, 2004:
11 $ 320,300 $ 151,00 Per Sq Ft
2004 LOCAL BOARD OF APPEAL & EQUALIZATION
CITY OF PLYMOUTH
April 12, 2004
Address: _ ./ -7,rZ6 D 44TH NL_ Aj. _
Property Identification: D
Owner Name: 4"U
rc>
c h a s e Price: 2 bp,, v
Address: _574;;41%t L/ Purchase Date: Z1 12-ooc;
mm
City/Zip: S-S,4y-.0 2004 Estimated
Market Value:
Daytime Phone: 61z —375`--77z6
Any appeal should be based on evidence that the 2004 Estimated Market Value exceeds the true
market value of the property. Please list the reasons why you believe the property could not sell
Please check if you wish to summarize your appeal to the Board at the podium.
VALUE CONCLUSION
LOCATION: The subject property is located on a comer lot in the Conor Meadows
Plat 3 Addition in the City of Plymouth. The lot is in the interior portion of the
subdivision away from Schmidt Lake Road and Peony Lane.
SITE: The site is typical for the neighborhood. The lot slopes to the rear to provide
adequate grade for a full walkout basement.
IMPROVEMENTS and FEATURES: The s ite i s i mproved w ith a t wo s tory
structure built in 1999. The structure too is typical for the neighborhood. All the
structures were built within a two year period by the same builder. There has been central
air and a deck added since the purchase of the ]ionic.
RECONCILATION OF VALUE: An on-site inspection was c onducted on
April 15. The subject property was compared to four sales in the immediate
neighborhood. They are all built about the same time by the same builder and are all the
same quality. Since the time of purchase many of the homes in the neighborhood have
added porclies, decks and basement finish. The subject does not have basement finish or
a porch. None of the comparables used had basement finish or a porch at the tine of the
sale. It is the opinion of this appraiser that the estimated market value should be a
320,300
Mr. Li was reached on April 16. The assessment process was explained to him and he
was told of the sales that have occurred in his neighborhood. Mr. Li dropped his appeal.
1l,
Janice Olsson AMA, RES
Senior Appraiser
REPORT #10
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Guoguang Chen
PROPERTY ADDRESS: 17530 491h Avenue North
PID #: 07-118-22-4I-0061
LEGAL DESCRIPTION: Lot 2 Block 1 Connor Meadows Plat 3
PROPERTY TYPE: Residential — Two Story
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 80,500
322,900
STRUCTURE MARKET VALUE 242,400
TOTAL MARKET VALUE 322,900 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value $265,200 283,300 322,900
Limited Market Value $257,300
Improvement _
SUBJECT PROPERTY
Sty Ht Dimensions So Ft
11B Irregular 529
2B Irregular 642
Q/G Irregular 378
Ground Floor 1,549
Second floor 642
Gross Bldg Area 2,191
Deck 12 x 14 168
Diagram
14
12
Subject Location Map
Connor Meadows Plat 3
I ADDRESS:
I PID#
SALE DATE:
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
ADJ.SALE/SQ FT:
TYPE OF BLDG:
ABOVE GRADE
FINISH
QUALITY;
AGE:
CONDITION:
BEDROONIS:
OF BATHS
FIN. BSAIT. AREA:
WALKOUT:
FIREPLACES:
GARAGE
DECK:
PORCHES:
SALES COMPARISON ADJUSTMENT GRID
Subject
175304 9TH
Ave N
07-118-22-
41-0061
IATA
Two Story
2191
Avg
1999
Avg
4
3
None
WO
2 Car
Yes
None
Comparable #1
4950 Olive
Lane N
07-118-22-41-
0030
June/2003
349,900
3%
360,400
173.52
Two -
Story
2077 +9100
Avg -
1999 -
Good -5000
4 -
4 -3500
1143 -20600
WO -
1 -
2 Car -
Yes -
None -
NET ADJUSTMENT: 38,200
ADJ SALE PRICE: 340,400
ADJ SALE /SQ FT: 163.89
INDICATED VALUE AS OF JANUARY 2, 2004:
328,700
Comparable #2
17515 491'
Ave N
07-118-22-41-
0071
Jan/2004
328,000
0%
328,000
149.09
Two -
Story
2200 -
Avg -
1999 -
Avg -
4 -
3 -
None -
None +5000
1 -
2 Car -
Yes -
None -
5,000
333,000
151.36
Comparable #3
4925 Narcissus
Lane N
07-118-22-41-
0046
April/2003
335,000
5%
351,800
161.75
Two -
Story `
2175 -
Avg -
1999 -
Good -5000
3 +6500
4 -3500
966 -17400
WO -
1 -
2 Car -
Yes -
None -
32,400
332,400
I52.83
Comparable #4
4895 Merrimac
Lane N
07-118-22-41-0055
Dec/2002
317,000
6%
336,000
18221
Two -
Story
1544 +27800
Avg -
1998
Avg -
4 -
4 -3500
700 -12600
WO -
I -
2 Car -
Yes -
None -
43,900
347,000
188.56
150.00 Per Sq Ft
VALUE CONCLUSION
LOCATION: The subject property is located in the City of Plymouth in
the Connor Meadows Plat 3 subdivision. The subdivision is a
neighborhood of very similar homes all built about the same time. The area
has access to the new extension of Schmidt Lake Road which allows good
egress/ingress.
SITE: The subject property site is average for the neighborhood. The lot
slopes to the rear of the property allowing for a full walkout in the dwelling.
The back of the yard abuts Schmidt Lake Road.
IMPROVEMENTS and FEATURES: The site is improved with a two
story structure built in 1999. There have been no additions to the property
since it was built.
The owners concerns are explained on the following page.
2004 LOCAL BOARD OF APPEAL &EQUALIZATION YD
CITY OF PLYMOUTH
April 12, 2004
Address: l m o 'M Ave,
Property Identification; 0
Owner Name: fy1 e T 1 Purchase Price:_
Address:
7r3 0 X 771 4 6, A/' Purchase Date:
l1S- 2-2 l O°l
cz 0
City/Zip:_jlneh 2004 Estimated
Market Value: 3 Z Z d 0
Daytime Phone: 9S Z - 236 - 7z z-5 - -
Any appeal should be based on evidence that the 2004 Estimated Market Value exceeds the true
market value of the property. Please list the reasons why you believe the property could not sell
for the value under appeal.
Please check if you wish to summarize your appeal to the Board at the podium.
RECONCXLATXON OF VALUE:
All of the comparables are located in the same neighborhood as the subject property.
They are all built by the same builder within a two year period of time. The differences
are in the various models, the amount of basement finish, the existence of a deck or porch
and the number of bedrooms on the second floor.
An on-site inspection was conducted April 14. As indicated by the adjustment grid the
2004 estimated market value is inline with the comparable sale data. It is the opinion of
this appraiser that the value remain unchanged at
322,900
Mr. Clien was contacted on April 16, he assessment process was explain and he was told
of the sales in his neighborhood. Mr. Chen dropped his appeal after understanding the
assessment practices.
Janice Olsson AMA, RES
Senior Appraiser
Report #11
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Nilabh Narayan
PROPERTY ADDRESS: 13205 55"' Place North
PID #: 03-118-22-43-0018
LEGAL DESCRIPTION: Bass Lake Terrace
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 66,000
297,800
i STRUCTURE MARKET VALUE 231,800
TOTAL MARKET VALUE 297,800 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 253,800 $266,200 297,800
Limited Market Value 240,700---------
Improvement
SUBJECT PROPERTY
13205 55'h
Place N/Bass Lake Terrace
03-43-0018)
Map of Subject & Comparables
SAZ.ES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable #2 Comparable 43 Comparable
4
ADDRESS: 13205 55" 5420 Teakwood 5400 Teakwood 5415 Vinewood
PID# 03-43-0018 03-43-0053 10-12-0004 10-12-0014
SALE DATE: 10/31/2002 10/23/2002 01/24/2003
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
277,500 263,000 322,000
22,200 21,000 19,300
299,700 284,000 341,300
ADJ.SALEISQ FT: 144 137 164
TYPE O1' BLDG: Split Split Split Split
ABOVE GRADE
FINISH
2,077 2,080 2,071 2,086
QUALITY; Avg Avg Avg Avg
AGE: 1991 1992 1992 1992
CONDITION: Av Avg Avg Avg
BEDROOMS: 3 3 3 4 3000
OF BATHS 1 314 2 112 3000 2 1000 3 5000
FIN. BSMT. AREA: 0 0 0 0
WALKOUT: No No No No
FIREPLACES: 1 1 1 1
GARAGE: TYPE
AREA SQ FT:
3 car
attached
2 car
attached
12K 2 car
attached
12K 3 car
attached
DECK: Yes Yes Yes --Lr 2000 Yes
PORCHES: No SP 2300 No No
LOT SIZE SQ FT:
LOT DESCRIPTION: Avg Avg Avg Avg
LOCATION: Bass Lake
Terrace
Bass Lk
I'err
Backs
up to
NW)
5000 Bass Lk
Tear
Backs
up to
NW)
5000 Bass
Lake
Terrace
POOL: No No No No
NET ADJUSTMENT: 11,700 14,000 8,000
ADJ SALE PRICE: 311,400 298,000 314,000
INDICATED VALUE AS OF JANUARY 2,2004:
5347,800
i
COMPARABLE #1
5420 Teakwood/Bass Lake Terrace
03-43-0053)
COMPARABLE 42
5400 Teakwood/Bass Lake Terrace
10-12-0004)
COMPARABLE #3
5415 Vinewood/Bass Lake Terrace
10-12-0014)
VALUE CONCLUSION
LOCATION: The property is in Bass Lake Terrace, off of Northwest
Blvd and 55t" Avenue North.
SITE: The site is pie shaped, fronting 55"' PIace North, several houses
in from Northwest Blvd.
IMPROVEMENTS and FEATURES: The home is a split level,
single family residence built in 1991.
OWNERS CONCERNS: Mr. Narayan feels that due to the economic
downturn, repairs & updates to his property & to his
neighbors have not been done, thus diminishing the value of his home,
some of his neighbors homes and the neighborhood in general.
RECONCILATION OF VALUE: I inspected the property, and found
that the home is in good overall condition. There are some minor issues
such as a crack in the concrete garage flooring and three windows that
fog up and may need to be replaced at some point, but nothing out of
the ordinary for a home that is thirteen years old. After inspecting the
property and reviewing comparables in the neighborhood, I
recommend the 2004 estimated market value remain at:
297,800.
Mike Henderson, CMA
Appraiser, City of Plymouth
2004 LOCAL BOARD OF APPEAL & EQUALIZATION;.,r;
CITY OF PLYMOUTH
April 12, 2004
Address: .2 05 55PLACG -P4.
Property Identification: d 3 _02, _ 43 Opt$
Owner Name:_ N I L=&Fd ,hJ&g g
Address: S,Zp 5 5 5"- P LAct— N -
Purchase Price: 1 5 MOO
Purchase Date: 41 so/ 1112
Please check if you wish to summarize your appeal to the Board at the podium.
City/Zip: 2004 Estimated
Market Value:9 001
Daytime Phone: 761 494' I g 58
Any appeal should be based on evidence that the 2004 Estimated Market Value exceeds the true
market value of the property. Please list the reasons why you believe the property could not sell
for the value under appeal.$.STN LJUGt-F ,
SGV r. 3
Sr 4 Gi 0l Is f36G—rr +v `''•r :'yx..
SA,. rNLn u NrG vR
OF 00 j%j&iG-F4R
Nfr H 13 o RAUEEN Sl CLARr '
F fJ Sr rr MGLF) N ve ALso sN
S rlyu_. A PLy Fbp-r-rtDQ MA r T e "A -NC C !Lj v
TC W C- LL' -
V 1.-D TI LL—x" [ T O 1IE LL 6 f 6H 8 fi n b Tt VN,
AV f4TD
7' b R GVT
NK P 77
WOULD r4irr A P A—r G fls 4YGLA.
4 c wer Sa &7 S W -TI-4 r N{GH
rN c -T
Please check if you wish to summarize your appeal to the Board at the podium.
Report # 12
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Donald Olson
PROPERTY ADDRESS: 10825 40"' Aveune North
PID #: 13-118-22-32-0074
LEGAL DESCRIPTION: Long Legal
PROPERTY 'TYPE: Residential
2004
MARKET VALUE
VALUE PRIOR TO ASSESSOR'S
LOCAL BOARD RECOMMENDATION
LAND MARKET VALUE 64,000
STRUCTURE MARKET VALUE 173,900
TOTAL MARKET VALUE 237,900 No change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 203,200 220,600 237,900
Limited Market Value 188,700 211,300 0
I1il rovernent 0 0 0
OWNERS CONCERNS:
Mr. Olson's questions where answered during the meeting. He was not
appealing his valuation. He just wanted to comment on his experiences
with properties in other States.
Nancy Bye, SAMA, CAE
City Assessor
Report # 13
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Frank Moriarty
PROPERTY ADDRESS: 3885 Niagara Lane North
PID #: I6-118-22-42-0107
LEGAL DESCRIPTION: Lot 5 Block 3 Parkview Ridge 2nd
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION— ECOMMENDATION—
LAND MARKET VALUELAND 54,000
201,200 $218,300 $228,500
STRUCTURE MARKET VALUE 174,500
TOTAL MARKET VALUE 228,500 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 220,800 $218,300 $228,500
Limited Market Value 201,200 $218,300 $228,500
Improvement
OWNERS CONCERNS:
Mr. Moriarty stated that he never received a notice last year with the market value set at
218,000, or he would have challenged that number.
Mr. Moriarty purchased the home in July 2002 for $208,000. The bank appraisal was for
210,000. Wouldn't the market value be from $208,000-210,000?
With a 5% increase on $210,000 for 2004 the increase in value would be to $220,000.
He further states that it would not be fair to compare his two bedroom townhome to larger
three bedroom townhouses with lower level family rooms.
He would appreciate a review of his property and an explaination of why the Estimated
Market Value and the Taxable Market Value are the same.
Assessor's Office
Plymouth Mn
3400 Plymouth Blvd
Plymouth Mn
Dear Sir:
0
L4 -q -a-10" l
Re: Property Tax Valuation Notice for the property at 3885 Niagara Ln N..Plymouth Mn
I would normally be at the meeting April 12 at City Hall,but I will still be in Chicago Il and not back in
town until April 13th.
I would appreciate a review of my current Notice of Valuation for 2005 taxes of $228,500 for the
following reasons:
1) I never received a notice last year setting my Market Vaqlue at 218,000..if I had I would have also
challenged that number.
2) I purchased my home in July of 2002 for 208,000 and the bank apprasial was for 210,000. Shouldn't
this have set my 2004 Tax Market Value somewhere around 208,000..or 210,000???
3) Based on 210,000 for 2004 and figuring a 5% increase in value ..220,000 would be the possible number
to use for 2005 Market Value.
4) Using local neighborhood numbers from recent sales is not fair in my case,because I own one of the
smallest homes in the area .... we have a two bedroom townhouse surrounded by homes with 3 bedroom
homes with lower level family rooms (we have no lower level)
I would appreciate your careful review of my 2005 market valuation. I would also appreciate it if you or
your staff could explain why my Estimated Market Value of 228,500 and the Taxable Market Value are
the same???
Again,thank you for your consideration of my request.
Respectfully,
Frank Moriarty
3885 Niagara Ln N
Plymouth Mn
763)577 5907
app a s
pp4
SUBJECT PROPERTY
COMPARABLE #1
3969 Niagara Lane North
PIN 16-118-22-42-0094
COMPARABLE #2
3937 Niagara Lane North
PIN 16-118-22-42-0103
COMPARABLE 93
3835 Minnesota Lane North
PIN 16-118-22-42-0134
Subject Location Map
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable 42 Comparable #3
ADDRESS: 3885 Niagara
LnN-
3969
Niagara Ln N
3937
Nia ara Ln N
3835
Minnesota Ln N
PID# 16-118-22-
42-0107
16-118-22-42-0094 16-118-22-42-0103 16-118-22-42-0134
SALE DATE: 10/24/02 11/22/02 3121103
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
TYPE OF BLDG:
239,000 243,000 229,900
A-12% 10% 9%
2 Story
267,700
2 Story
267,300
split
250,600
S lit
ABOVE GRADE
FINISH
1,734 S.F. 2,108
S.F.
18,700 1,320
S.F.
20,700 1,144
S.F.
29,500
AGE: 1991 1991 1991 1992
CONDITION: Average Average Average Average
BEDROOMS: 2 3 3,000 3 3,000 2
OF BATHS 1+314 2+1I2 2,000 2 1,000 2 1,000
FIN. BSMT. AREA: None None 1,300
S.F.
32,500 1,000
S.F.
25,000
WALKOUT: No No No No
FIREPLACES: None 1 4,000 1 4,000 1 4,000
GARAGE: TYPE
AREA SQ FT:
2 car
Attached
2 car
Attached
2 car
Attached
2 car
Attached
DECK: No No Yes 3,000 Yes 3,000
PORCHES: 3 season
porch
No 7,500 No 7,500 No 7,500
NET ADJUSTMENT: 20,200 15,300 7,000
ADJ SALE PRICE: 247,500 252,000 257,600
RECONCILATION OF VALUE:
Mr. Moriarty said that he did not receive a 2003 valuation notice. The valuation notices
are railed out from The Hennepin County Government Center. To my knowledge Mr.
Moriarty did not notify either The Hennepin County Assessors Office or The Plymouth
Assessing Office of this problem.
Mr. Moriarty purchased the property July 8"i, 2002 for $208,500. The 2004 Estimated
Market Value on January 2'd, 2004 was $228,500. This valuation was based on the
average sales activity for his neighborhood through the fall of 2003. The sales range of
those sold units were $217,500-303,500.
He says it would not be fair to compare his two-bedroonn townhomc to larger three
bedroom townhouses with lower level family rooms.
Because there wasn't any units exactly the same size and floor plan that sold, two of the
comparables used are actually smaller split-level designs. Adjustments were made in
consideration of the differences in size and number of bedrooms.
I reviewed the property on April 13`x'. At that time I explained in detail the difference
between the Estimated Market Value and the Taxable Market Value. Mr. Moriarty was
called April 19"' and a message was left. He returned a call to nye April 20"' in which I
stated that based on sales in his neighborhood the valuation should be unchanged.
After reviewing comparable sales the recommendation is:
228,500
1 ,
t)j't
Paul Kingsbury, CMA
Appraiser, City of Plymouth
763 509-5357
pkingsbu@ci.plyinouth.rnn.us
Report # 14
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: M. Susan Clark
PROPERTY ADDRESS: 13 Union Terrace Lane North
PID #: 36-118-22-34-0055
LEGAL DESCRIPTION: Lot 26 Block 4 Ivanhoe Woods
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 65,000
172,100
STRUCTURE MARKET VALUE 124,400
Limited Market Value
TOTAL MARKET VALUE 189,400 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 172,100 180,700 189,400
Limited Market Value 140,800 157,600 181,200
Improvement
4 -
RFO
am I I=
April 8, 2004
Paul Kingsbury, Assessor
City of Plymouth
3400 Plymouth Boulevard
Plymouth MN 55447
RE: PID 36-118-22 34 0055
13 Union Terrace Lane North
Dear Mr. Kingsbury;
As you and I discussed over the phone recently, I would like to appeal the 2004
valuation of my home.
I am aware that I will have to make an appointment for you to view the property
prior to April 26 in order for you to determine if its condition and lack of amenities should
lead to a different valuation.
Thank you for your assistance.
M. Susan Clark
13 Union Terrace Lane
Plymouth MN 55441
home phone 763-546-7904
SUBJECT PROPERTY
OWNERS CONCERNS
Ms. Clark called April 151 and wanted to appeal the valuation. Since she wasn't available
before The Board of Appeal and Equalization for an appointment she sent a letter. She
stated that she was aware that she would have to make an appointment prior to April 261'
in order to review the condition and lack of amenities.
RECONCILATION OF VALUE:
1 called Ms. Clark on April 13"' and again on April 16"' and left a message to call back as
soon as possible so an appointment could be setup to view the property.
She did call back on Sunday night April 18`h at 8:10 p.m. In her messagc she said that
she had to go out of town this week. She said she was aware of the deadline to appeal
and that she would live with the valuation if she couldn't schedule a time.
Since an appointment was not set I recommend no change in the valuation:
1.89,400
P'a i
Paul Kingsbury, C A
Appraiser, City of Plymouth
763 5095357
pkiiigsbu@ci-plyi-noutli.iiin.usci.plyinotiith.riin.us
Report # 15
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Sergey and Olga Selifonov
PROPERTY ADDRESS: 4625 Merrimac Lade North
PID #t: 07-118-22-44-0030
LEGAL DESCRIPTION: Lot l Block 3 Plurn Trce East 4th
PROPERTY TYPE: Single Family Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 108,000
543,600 $586,900
STRUCTURE MARKET VALUE 478,900
TOTAL MARKET VALUE 586,900 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 512,600 543,600 $586,900
Limited Market Value 419,600
Iirnprovement 419,600
From Sergey Selifonov and Olga Selifonova,
owners of the property and residents at:
4625 Merrimac Lane North
y Plymouth MN 55446
APR 9 2 2004 Tel. 763-258-1031
4 Alt. tel. 612-207-3667
April 11, 2004
Local Board of Appeal and Equaliza ify ol`lyr outh, Hennepin Countyt
Re: Property value assessment appeal, # 07-188-22 44 0030
To Whom It May Concern:
We wish to appeal the increase in the valuation on the above property for the year 2005, which has been
indicated in the notice of valuation at 586,900.
The reasons our appeal is as follows:
1. Increase in comparable property values in the same division and in immediate proximity of our property, as
provided by Hennepin County web site are assessed at significantly lower pace an in smaller annual
increments, as compared to property value appreciation for the above property.
A table for side-by-side comparison of values of 16 neighboring properties, including ours, is provided for
your information with this letter. These properties are homes of similar market value based on the most recent
sale price and quality in terms of construction, floor plans and location. According to the public records, with
exception of our property, the average value of the 15 neighboring properties from the most recent 2001 sale
price to 2004 has decreased by about 2.5%. During the same period, for some unexplained reasons, our
property has been unfairly assessed to increase in the value by about 4.1 %. This constitutes an unfair
increase in our property tax burden by 6.6% for the year 2004, as compared to the neighboring properties. No
properties from the list of 16, including ours, have changed hands since construction in 2001.
2. No qualifying improvements have been made to our property that may explain this clear disparity in value
assessment of our property,
Most of the neighboring 15 properties have improvements made during the period from 2001 to 2004
including decks, gazebos, basement finishing). Yet increases in appreciation of the values of these properties
are much smaller then ours and on average remain negative, as compared to the most recent sale prices.
3. Recent construction by Lundgren Bros. of a detached villa (single family townhome) on the parcel across
our property is actual impairment to the our property value, as the sale price of the villa build is about 60% of
the value of our property. The sale of the villa by the developer included a large rebate on the land parcel as
proximity of single-family homes is viewed as negative for the value of the detached villas. We, in the same
way, view this as devaluation factor for value of our property.
We respectfully request that the provided facts are taken into consideration for assessment of value of our
property. We respectfully request that our property value for the 2005 remains at the same level as in 2004 (at
543,600).
We appreciate your expedited consideration of our appeal and notification of us regarding the outcome of your
review prior to the deadline of June 07 2004 for the application for possible subsequent hearing of our appeal
on the Hennepin County Appeal Board.
Sincerely,
Sergey A. Selifonov, Ph.D,
Chief Scientific Officer and Vice President, Aromagen Corporation
UJ\
OWNERS CONCERNS
The Selifonovs state that the properties in the immediate proximity are assessed at
significantly lower increments than their property, according to the ITennepin County web
site. (See the attached comparison table.)
Tlicy state there has been no improvements to then' property, but neighboring homes have
had improvements done and are still assessed for less.
The single-family town home being built across from them is an impairment to their
value because the sales price is about 60% of their value.
They ask that the value be lowered to the previous years value of S543,600.
a
Selifonov & Selifonova property value and adjacent properties values (source: Hennepin County web site, as of 04-11-2005 Selifonov property - line # 1
Tax Value Years Tax Value % value gain (loss) Qualifying
Address Sale Date Sale Price 2004 % value gain Loss) after last sale 2005 (prop) (2005 proposed) Improvements
f107-118-22-44-0030 4625 MERRIMAC LA N Jun -01 522,094 543,600 4.1192 3 586,900 12.41 no v 1 L
2 07-118-22.44-0031 4615 MERRIMAC LAN May -01 486,524 482,500 (0.8271) 3 525,000 7.91 yes
3 07-118-22-44-0032 4605 MERRIMAC LA N Jan -03 523,861 400,000 (23.6439) 1 yes
4 07-118-22-44-0033 4555 MERRIMAC LA N Feb -02 512,884 490,000 (4.4618) 3 yes
5 07-118-22-44-0034 4545 MERRIMAC LA N Mar -01 506,415 516,100 1.9125 3 yes
6 07-118-22-44-0035 4535 MERRIMAC LA N May -01 520,088 528,200 1.5597 3 yes
7 07-118-22-44-0036 4525 MERRIMAC LA N Jan -02 516,511 515,900 (0.1183) 3 yes
8 07-118-22-44-0039 4530 MERRIMAC LA N Jun -02 661,800 642,700 (2.8861) 2 yes
9 07-116-22-44-0038 4540 MERRIMAC LAN Oct -01 678,343 687,600 1,3646 3 yes
10 07-118-22-44-0046 4665 MERRIMAC LA N Aug -01 416,299 420,600 1.0332 3 yes
11 07-118-22-44-0045 4675 MERRIMAC LA N Apr -01 630,859 640,200 1.4807 3 yes
12 07-118-22-44-0044 4685 MERRIMAC LA N Oct -01 534,968 545,000 1.8753 3 yes
13 07-118-22-44-0043 4695 MERRIMAC LA N Nov -02 713,094 676,300 (5.1598) 2 yes
14 07-118-22-44-0028 4600 NARCISSUS LA N Jul -01 543,682 556,600 2.3760 3 yes
15 07-118-22-44-0029 4610 NARCISSUS LA N May -01 555,182 482,500 (13.0916) 3 no
16 07-118-22-44-0059 4690 NARCISSUS LA N Jul -02 581,427 549,300 (5.5255) 2 yes
Average: (2.4996)
nQc vh f\- S
l
SUBJECT PROPERTY
Subject Location Map
SALES COMPARISON ADJUSTMENT GRID
Subject Comparnble #1 Comparable #f2 Comparable #3
ADDRESS: 4625
Merrimac
Ln N
4730
Merrimac Ln N
17725
45'h Avenue N
17625
48'h Avenue 'N
PID# 07-118-22-
44-0030
07-118-22-41-0075 07-118-22-44-0020 07-118-22-41-0096
SALE DA'I`S: 11/14/02 11/18/02 5129103
SALE PRICE:
TIi1'IE ADJUSTMENT:
ADJ.SALE PRICE:
TYPE OF BLDG:
580,145 580,000 5590,602
6% 6% 3.5%
2 Story
615,000
2 Stoi
614,800
2 Story
611,300
2 Story
ABOVE GRADE
FINISH
3,242 S.F, 3,292 S.F. 2,878 S.F. 15,200 3,108 S.F. 6,700
AGE: 2001 2002 2000 2002
BEDROOJS: 4 4 5 3,000 5 3,000
If OF BATHS 3+112 2+112 4,000 3+112 3+1/2
FIN. BSMT. AREA: None None 940 S.F. 23,500 1180 S.F. 29,500
WALKOUT: No Yes 4,000 No Yes 4,000
FIREPLACES: 1 2 4,000 1 1
GARAGE: TYPE
AREA SQ FT:
3 car
Attached
3 car
Attached
3 car
Attached
3 car
Attached
DECK: No Yes 3,000 Yes 3,000 Yes 3,000
PORCHES: No No N'0 No
NET ADJUSTMENT: 527,855 523,500 12,102
ADJ SALE PRICE: 5608,000 5603,500 5578,500
COMPARABLE #1
4730 Merrimae Lane North
PIN 07-118-22-41-0078
COMPARABLE #2
17725 45"' Avenue North
PIN 07-118-22-44-0020
COMPARABLE #3
17625 48"' Avenue North
PIN 07-1.18-22-41-0096
RECONCILATION OF VALUE:
The Selifonovs stated that according to the Hennepin County web site, properties in their
immediate proximity were assessed for less. The Hennepin County web site currently has
the 2003 valuations only. At a later date the 2004 valuations will be assessable. On his
chart Mr. Selifonov is comparing the original sales price to the 2003 Estimated Market
Value. While Selifonovs did not have new improvements, some of the properties were
not at frill estimated value, because construction was not fully completed until the 2003 or
2004 assessment year. A review was done of the 15 properties on the chart comparing the
2004 valuations of these properties to their original sales price. All but one is higher than
their sales price.
The townhouse across the street just sold in December 2003 for 5386,153. I am not aware
of a large rebate on the land (as stated in the attached Ietter). Although the townhouse did
sell for less than their property is valued, there are many townhouses in that area that have
sold for $400-500,000, and many more are still to be constructed.
The property was reviewed on April 14"' . The adjusted comparable sales range came out
to 5578,500 to $608,000. Mr. Selifonov was called on April 201' with the opinion that the
current valuation of $586,900 be unchanged. He did not agree and will further appeal the
valuation. The recommendation is:
586,900
Paul Kingsbury, CMA
Appraiser, City of Plymouth
763 504-5357
pkingsbu C@I cl.plylilouth.nlll.us
REPORT #16
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: David L. Bearman
PROPERTY ADDRESS: 3725 Wellington Lane North
PID 9: 13-118-22-33-0039
LEGAL DESCRIPTION: Lot 8 Block 4 Wellington
PROPERTY TYPE: Residential -Split Level
2004
j MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 72,000 72,000
STRUCTURE MARKET VALUE 239,800 228,100
TOTAL MARKET VALUE 311,800 300,100
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 270,100 286,800 $311,800
Limited Market Value 244,300 273,600 0
Improvement 0 0 0
Stv lit
SUBJECT PROPERTY
Dimensions Sq Ft Diagram
12
1/B 24x 44 1056
IIC 13 1 x 1 22 286
1 /C Irregular 444
OH 1.5 x 12 18
OH 1.5 x 10 15
X
x
Ground Fl. Area = 1,819
Second Fl. Area = NA
Gross Bldg Area = 1 1,819
Porches/Decks
Deck 12 x 0 120
Deck b x 10 b0
Garages
Attaclied 24 I x 22 528
10 19 190
1D
10
Subject Location Map
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable #2 Comparable #3 Comparable 44
ADDRESS: 3725
Wellington
Lane North
10030 361x' Ave
North
11025 38" Place
North
3830 Union
Terrace Lane North
3800 Saratoga
Lane North
PID# 13-118-22-
33-0039
13-118-22-
43-0040
13-118-22-
32-0027
13-118-22-
31-0054
13-118-22-
31-0034
SALE DATE: Sept 2003 Sept 2002 Oct 2003 April 2002
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
282,000 284,900 280,000 233,000
3% 12% 2% 20%
290,500 319100 285,600 279,600
ADJ.SALE/SQ FT: 133.56 175.33 163.01 178.20
TYPE OF BLDG: 3 Level Split 3 Level
split -
4 Level
Split 15000
3 Level
Split -
3 Level
Split -
ABO VE GRADE
FINISH 1819 2175 -28500 1820 1752 - 1569 +20000
QUALITY: Avg Avg - Avg Avg - Avg -
AGE: 1981 1969 +10000 1983 1969 +10000 1969 x-10000
CONDITION: Good Good - Good Good - Good -
BEDROOMS: 4 4 - 4 3 x-6500 3 +6500
OF BATHS 3 3 - 4 3500 3 - 2 +3500
FIN. BSil1T. AREA: 790 0 +14200 1445 11800 273 +9300 340 +8100
WALKOUT: wo WO - WO LO +2000 LO +2000
FIREPLACES: 1 1 - 1 1 - None +3000
GARAGE: TYPE 3 Car ATT 2 Car
ATT +12000
2 Car
ATT 12000
2 Car
ATT +12000
2 Car
A`1'1' +12000
DECK: Yes Yes - Yes None +4200 None +4200
PORCHES: None None - None None - None -
NET ADJUSTMENT. 64,700 42,300 44,000 69,300
ADJ SALE PRICE: 298,200 300,800 329,600 348,900
ADJ SALE /SQ FT: 137.10 165.27 188.13 222.37
INDICATED VALUE AS OF JANUARY 2, 2004:
300,100 S 165.00 Per Sq Ft
VALUE CONCLUSION
LOCATION: The subject p roperty i s l ocated o n the e astern s ide o f the
City of Plymouth.
SITE:. It is an average lot located in an established neighborhood of
average quality homes
IMPROVEMENTS and FEATURES: The site is improved with a three
level front to back split level home. In 1998 an addition was completed that
converted the existing garage into Iiving space and resulted in a new three
car attached garage.
RECONCILATION OF VALUE: An on-site inspection was conducted on April
14. The subject property is a well nnaintained three level split of average quality
construction. An addition in 1998 established more living area as well as a three car
attached garage. The comparables are somewhat older and have not had the benefit
of an addition. The connparables are also more traditional styled homes whereas the
subject is very contemporary on the interior. Mr. Bearman was contacted April 15 and
told of the comparables and the indicated value. He is in agreement with the
assessment. It is the opinion of this appraiser that the market value should be adjusted
to
300,100
Janice Olsson AMA, RES
Senior Appraiser
Report # 17
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Jacqueline Ulwelling
PROPERTY ADDRESS: 17620 25`x' Avenue North
PID 9: 30-118-22-11-0026
LEGAL DESCRIPTION: Lot 1, Block 1, Sunny Acres
PROPERTY TYPE: Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 76,000
225,400
STRUCTURE MARKET VALUE 149,400
225,400
TOTAL MARKET VALUE 225,400 No Change
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 219,300 $217,600 225,400
Limited Market Value 193,500 $216,700 225,400
Im rovement
SUBJECT PROPERTY
Gross Bldg Area: 1,699 sq.ft.
Garage: 550 sq.ft.
Screen Porch : 176 sq.ft
s
ADDITIONAL SUBJECT PHOTOS
5 rt
i
yzb
Subject Property
LOCATION: The property is located in Sunny Acres subdivision on
25`h Avenue. It is one block east of County Road No. 101. Most of the
homes in this area were built in the 60's.
SITE: The site is an interior lot with mature trees. It slopes from the back
of the lot to the street. Some addition grading in the back yard would help
to avoid any drainage/water problems.
IMPROVEMENTS and FEATURES: The home is a three level split
level built in 1967. It has an attached two car garage and a screened porch
off the back of the home. The home has the original furnace, roof,
plumbing fixtures and built-in appliances. The condition of the home is
below average.
0
O
z
2
O
U
Subject Location Map
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable 42 Comparable 43 Comparable 44
ADDRESS: 17620
25a` Ave
17205
24" Ave.
17400
25'11 Ave.
18515
20'h Ave.
2225
Urbandale Ln.
PID# 30-11-0026 29-22-0054 29-22-0003 30-24-0051 30-24-0016
SALE DATE: NIA 612003 1212002 1012002 412003
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
250,000 265,900 250,000 247,000
4.5% 9% 10.5% 6%
261,300 289,800 276,300 261,800
ADJ.SALE/SQ FT:
TYPE OF BLDG: Split
Level
Split
Level
Split
Level
Split
Foyer
Split
Foyer
ABOVE GRADE
FINISH
1,699
sq, ft.
1481
sq.ft.
10,900 1927
sq.ft.
11,900 1540
sq.ft.
8,000 1,247
sq.ft.
22,600
QUALITY; Avera e Avg. Avg. Avg. Avg.
AGE: 1967 1967 1964 1968 1969
CONDITION: Below Avg. Avg. 25,000 Avg. 25,000 Avg. 425,000 Avg. 25,000
BEDROOMS: 3 4 3,000 4 3,000 3 3
OF BATHS 3 3 3 3 2 2,000
FIN. BS11IT. AREA: 500
sq.ft
850
s .ft.
7,000. 300
sq.ft.
6,000 1,100
sq.ft..
12,000 375
sq.ft.
FIREPLACES: 1 1 2 43,000 1 2 43,000
GARAGE: TYPE 2 Car
Att
2 Car
Att
2 Car
Tuck
S5000 2Car
Att
2 Car
Tuck
5,000
DECK: No Yes 2,700 No Yes 2,700
PORCHES: Screen
Porch
Screen
Porch
No 5,000 No 5,000 No 5,000
LOCATION: Sunny
Acres
Sunny
Acres
2nd
Sunny
Acres
2nd
Imperial
Hills
Imperial
Hills
NET ADJUSTMENT: 26,800 426,900 24,000 3,900
ADJ SALE PRICE: 234,500 262,900 252,300 265,700
INDICATED VALUE AS OF JANUARY 2,2004: $ 234,500
City of
Plymouth,
Comparable Sales Map
This represents a compilation of information and
data from city, county, state and other sources that has
M
not been field verified. Information should be Field
verified and compared with origiaol source documents.
OWNERS CONCERNS:
Mrs. Ulwelling submitted a written appeal. She is appealing her estimated
market value and believes the assessment is too high.
RECONCILATION OF VALUE: An on-site inspection was conducted
on April 16'1'. The property was compared to four sales in the area. They
were all built in the mid to late 60's and were split level style homes.
Adjustment amounts were made to the sales to reflect the below average
condition of the subject property home and other amenity differences.
The range of indicated value was $234,500 to $265,700.
Based on the inspection of the property and the comparable sales, it is
recommended the estimated market value remain unchanged.
225,400
Nancy Bye, CAE, SAMA
City Assessor
417
ZAN
PROPERTY OWNERS NAME:
PROPERTY ADDRESS
PID #:
LEGAL DESCRIPTION
PROPERTY TYPE:
Report # 1 S
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
David Swenson
18135 3 9T" Ave. N.
18.118-22-42-0064
Lot 9 Block 2 Walnut Grove Pond
Residential — Zero Lot Line
2004 VALUE PRIOR TO ASSESSOR'S
MARKET VALUE LOCAL BOARD RECOMMENDATION
LAND MARKET VALUE $ 80,000 $ 80,000
STRUCTURE MARKET VALUE $ 248,300 $ 243,300
TOTAL MARKET VALUE $ 328,300 $ 323,300
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value $ 235,400 304,100 328,300
Limited Market Value $ 228,000 255,300 293,500
Iin rovement 0 0 0
SUBJECT PROPERTY
LOCATION:
The property is located in Walnut Grove Pond neighborhood, It is located approximately
4 mile west of Co. Rd. 101 and one block north of Medina Road.
SITE:
The site has a level grade with trees in the backyard and the side yard. It is located on
39°i Avenue at the end of a cul-de-sac.
IMPROVEMENTS:
The home was built in 1996. The homes in this neighborhood are zero lot line residential
homes, meaning they have one ajoining wall with another property. It has 1,869 square
feet finished above grade and no finish in the basement.
SKETCH
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable #1 Comparable #2
ADDRESS: 18135 39" Ave 18165 39" Ave 18145 39'x' Ave
PID# 18-118-22-42-0064 18-118-22-42-0061 18-118-22-42-0063
SALE DATE: 12/20/02 11/02/01
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
390,000 330,000
6% 23,400 12% 39,600
413,400 369,600
TYPE OF BLDG: 1 Story I Story I Story
ABOVE GRADE
FINISH
1869 1920 4,080 1673 15,680
QUALITY; Ab. Avg Ab.Av Ab.Av
AGE: 1996 2000 7,800 1996
CONDITION: Ab.Avg Ab.Av 3 Ab.Av
OF BATHS 2 2 2
FIN. BSMT. AREA: No Yes 35,000 Yes I5,600
WALKOUT: No No No
FIREPLACES: Yes - 1 2 4,000 2 4,000
GARAGE: TYPE
AREA SQ FT:
2 Car Attached 2 Car
Attached
2 Car
Attached
LOCATION: Walnut Grove
Ponds
Walunt
Grove
Ponds
Walnut
Grove
Ponds
NET ADJUSTMENT: 50,880 3,920
ADJ SALE PRICE: 362,520 365,680
INDICATED VALUE AS OF JANUARY 2,2004-
1L$ 362,520
COMPARABLE SALES
k
3Akk
pl, t
s 1 RRI,r E N
COMPARABLE #1 COMPARABLE 92
165 39'x' Ave. N. 18145 39"' Ave.
Comp arable Sales Map
N
y
W+E
Ci ty ®1
This represents a compilation of information and 5
data from city, county, state and other sources that has
Plymouth, M N
not been field verified. Information should be field
verified and compared with origianl source documents.
OWNERS CONCERNS:
Mr. Swenson submitted his appeal by letter. He feels the 2004 estimated market value on
1 -tis property should be reduced based on the water problem in his basement that has not
been fixed.
HISTORY:
The 2002 estimated market value on the subject property was adjusted due to water
problems in the basement. The water problem was partially fixed during 2002 and the
value on the property was adjusted accordingly for the 2003 assessment. At that time
Mr. Swenson said the problem would be fixed by the summer of 2003 and we agreed the
value of the property would be frill market value for the 2004 assessment.
Mr. Swenson called our office on April 12, 2004 and let us know that the water problem
is still in existence.
RECONCILATION OF VALUE:
On April 15, 2004 I visited the property. During my visit Mr. Swenson questioned the
2004 estimated market value. I explained that his value is based on sales. I agreed to
work tip a sales comparison grid. I mailed Mr. Swenson a copy of the sales comparison
grid per Mr. Swenson's request. I feel his value should not be reduced based on sales
activity.
Mr. Swenson has fixed the water problem in the back and partial side of his basement.
He now has water coming in the front and the side of his basement where it has not been
fixed. We agreed to a $5,000 reduction in his 2004 estimated market value. I feel the
adjusted 2004 estimated market value should be
323,300
Cindy Bowman, CMA
Appraiser
763) 509-5353 ebowman a,ci.)llytilouth.mn.us
April 12, 2004
City of PIymouth
Assessors Office
3400 Plymouth Blvd.
Plymouth, MN 55447
re. 18-118-22 42 0064
18135 39' Ave. N.
I believe that the valuation you have given to my home at the above address is too high because
of a water problem that is still in existence. I thought the problem was solved by the summer of
2002. I was wrong. Further work is needed to correct the problem. Therefor, I am making a
formal appeal of my value.
Sincerely,
David D. Swenson
Report #Z9
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Christiana Otubushin
PROPERTY ADDRESS: 5620 Trenton Lane North
PLD 9: 01-118-22-34-0045
LEGAL DESCRIPTION: The Ponds at Bass Creek
PROPERTY TYPE: Single Family Residential
I
2004
I MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 105,000 105,000
STRUCTURE MARKET VALUE 364,300 348,500
TOTAL MARKET VALUE 469,300 453,500
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 80,000 423,400 $469,300
Limited Market Value 71,500 413,400 ---------
Lill rovement 333,400----------
SUBJECT PROPERTY
5620 Trenton Lane North/The Ponds at Bass Creek
01-34-45)
ADDRESS:
PID#
SALE DATE:
SALE PRICE:
TIME ADJUSTMENT:
ADJ.SALE PRICE:
ADJ.SALE/SQ FT:
TYPE OF BLDG:
ABOVE GRADE
Y41NISH
QUALITY;
AGE:
CONDITION:
BEDROOMS:
OF BATHS
FIN. BSl'IT. AREA:
WALKOUT:
FIREPLACES:
GARAGE: TYPE
AREA SQ FT:
DECK:
PORCHES:
LOT SIZE SQ FT:
LOT DESCRIPTION:
LOCATION:
POOL:
NET ADJUSTMENT:
ADJ SALE PRICE:
ADJ SALE /SQ FT:
INDICATED VALUE A
SALES COMPARISON ADJUSTMENT GRID
Subject Comparable 91 Comparable #2 Comparable 113
5620 Trenton 5680 Trenton 10695 56"' 4275 Evergreen
1-34-45 1-31-69 1-34-05 14-13-104
912/03 6/17/03 5/27/03
502,500 559,900 490,000
5000 x-11200 9800
507,500 571,100 499,800
163 191 173
Two Story Two
Story
Two
Story
Two Story
2372 3117 74500 2992 62000 2888 51600
AAvg AAvg AAvg AAV
2002 1999 1996 1710
0
2000
Avg Avg AvgAv
4 4 4 4
23/4 23/4 3 1/4 2000 23/4
0 0 1600 28800 0
Yes Yes Yes Yes
2 1 4000 2 2
3 car att 3 car att 3 car att 3 car att
Yes Yes Yes Yes
No No No No
Backs up to
To\vi-Aiones
Backs up
to pond
10000 Larger
lot
10000 Avg
Ponds at Bass
Creek
Ponds at
Bass
Creek
Ponds at
Bass
Creek
Forster
Preservc
No INTo No No
80,500 85,700 51,600
427,000 485,400 448,200
3 OF JANUARY 2, 2004:
453,500
COMPARABLE #1
5680 Trenton Lane N/The Ponds at Bass Creek
01-31-0069)
COMPARABLE #2
10695 56"' Avenue N/The Ponds at Bass Creek
01-34-0005
COMPARABLE #3
4275 Evergreen Lane N/Forster Preserve
14-13-0104)
VALUE CONCLUSION
LOCATION: The property is in The Ponds of Bass Creek, fronting
Trenton Lane and backing up to Hickory Hills Townhomes.
SITE: The site is rectangular, of average shape and size for the
neighborhood.
IMPROVEMENTS and FEATURES: The home is a two story,
single family residence built in 2002.
OWNERS CONCERNS: The owner did not understand how
the property's value could increase at such a high rate, based on his
knowledge of the market activity in the area.
RECONCILATION OF VALUE: I inspected the property, studied
the comparables and went over all the information with the owner.
I gave him a copy of the recent sales in The Ponds at Bass Creek for
him to review. After reviewing the recent comparables and viewing the
property, we came to an agreement that the 2004 estimated market
value should be reduced to:
453,500.
rl l
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Mike Henderson, CMA
Appraiser, City of Plymouth
2004 LOCAL BOARD OF APPEAL &EQUALIZATION} -" .'°
CITY OF PLYMOUTH
April 12, 2004
Address: 1.6 Z
Property Identification:
Owner Name: G#'R [ cr 1- ( s-trchase Price:
Address: - 20 hT Purchase Date: u S1; 2m2,
City/Zip: Oc.S f`j ;4) f69.30pfX004Estimated-`;,
Market Value A 7A L
DaytunePhone; U47 R
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r Sr iAnealshouldbebasedonevidencethatthe2004EstimatedMarketValueexceedsthetrue'` f 4, market value of the property Please,ltsf t e'reasons'why you believe the property could not
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Please check if you wish to summarize your appeal to the Board at the podium.
F-
Report # 20
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Kevin Kretseh
PROPERTY ADDRESS: 18215 34(" Avenue North
PID 9: 19-118-22-12-0023
LEGAL DESCRIPTION: Lot 9, Blk 3 Boulder Crest
PROPERTY TYPE: Residential
2004
MARKET VALUE
VALUE PRIOR TO
LOCAL BOARD
ASSESSOR'S
RECOMMENDATION
LAND MARKET VALUE 97,000 97,000
STRUCTURE MARKET VALUE 435,600 237,600
TOTAL MARKET VALUE 532,600 334,600
ASSESSMENT HISTORY 2002 2003 2004
Total Market Value 481,100 $499,000 $532,600
Limited Market Value 456,300 0 0
Improvement 0 0 0
SUBJECT PROPERTY
OWNERS CONCERNS:
Mr. Kretch stated in his written appeal to the Board he had a moisture
intrusion inspection completed on his property and it indicated a mold
problem. Estimates indicate that the cost to repair is over $190,000.
Until the necessary repairs are completed, he feels the value should not be
increased.
RECONCILATION OF VALUE:
An inspection of the property was conducted on April 15`
h. Mrs. Kretsch
shared with me the finding of the inspection report completed by Advanced
Consulting and Inspection Company. The report summary states that the
home exhibits evidence of moisture intrusion and structural damage to both
the interior and exterior of the hone. The Kretschs have had bids from
different construction companies to determine the cost to repair the damage.
The bids range from $198,400 to $214,196.
Based on the current condition of the home and the pending costs to repair
the damage. It is my reconunendations the property valuation be reduced to
334,600 for the January 2, 2004 assessment. After the repairs are
completed or before the next assessment our office will reinspect the
property and the valuation for the next assessment will be determined,
Mr. Kretsch concurs with the adjusted valuation of $334,600 for the
January 2, 2004 assessment,
Nancy Bye, SAMA, CAB
City Assessor
2004 LOCAL BOARD OF APPEAL & EQUALIZATION
CITY OF PLYMOUTH
April 12, 2004
Address:,/
Property Identification: cl 001
Owner Name: /yin
cif
r Purchase Price:—/ -7,70,
Address: /S"/T- Purchase Date: -7/I/
City/Zip: yr.,J 2004 Estimated
Market Value: s -i og 6 7
Daytime Phone:
Any appeal should be based on evidence that the 2004 Estimated Market Value exceeds the true
market value of the property. Please list th reasons wh you believe the prope could not sell
for the aiue under apj )eal. e
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ILE-- ,
Please check if you wish to summarize your appeal to the Board at the podium.
ADVANCED CONSULTING & INSPECTION
P.O. Box 1493
Burnsville, MN 55337
952-435-1068
gI TSPECTION SUMMARY REPORT
DATE.: January. 13, 2003 ADDRESS: 1821534'h Avenue North
CLIENT: Kcvin R. Kretsch Plymouth, MN 55447
I': PE: Consalting — Moisture Intnasion ' ,' CATEGORY: Single Family
n jutiro (rifctiori•and Backgrpund
On-]anuary. 11; 2004; an all -party inspection was performed at 18215 34h Avenue North in Plymouth,
MN,'TbiA lioriic Was constructed by- Rudy Wicklander Homes in 1993. The Kretsch family has
occupied the home since 1996. The client experienced moisture related problems and became
concerned when neighbors were having moisture testing performed on their homes. The purpose of'
this inspection is to revjew the home for evidence of moisture intrusion for all parties to witness.
0 Overview of Residence
The home is clad int stucco at an rout uicvaLLuxw whit ULW& accCnis at the front elevation. Photos 111
84 show.the exterior elevations of the home. Scherer Brothers fixed and casement windows are uscd
I hroughpui the home. Drip caps t sere present on all of the windows observed. No caulking was
applied to'any of the windows observed. No caulk was observed on the edge of the wood trim/stucco
interface at the front elevation. The stucco terminates below'grade on all foto elevations and no wee;
creed was installed at -the base. Asphalt composition shingles were used on the hip roof. Gutters Nvrre
present at all four. elevations. The grade was sloped toward the street at the front elevation and slop,,
at the right -ztncf'teft elevations to allow a walk out level at the rear. The grade at the rear elevation v a,:
relatively flat.._,
D3 lnvestigation
I'he 1611ok"ing series ofphotographs document the inspection process.
ldvanced Consulting & Inspection Report # 40113A Page 2 of 42
Apply Siding and Brick to front elevation.
Apply Fiber Cement Siding on rear and side elevation.
2. TIME FOR PERFORMANCE
he Work shall commence on or about , 2004 and shall require approximately
200 hours for structural. replacement and to'olherwise fulfill the recommendations of the
lZcport. Any additionaf hours incurred due to changes in the Scope of Work shall be billed w
a rate of Sixty -Five Dollars ($65.00) per hour. It is anticipated that the Work shall be
completed in approximately twelve (12) weeks from its commencement, subject to changes
in Scope of Work, force majeure or circumstances beyond the reasonable control of
Con(ractor. Contractor shall regularly advise Owner of the progress of the Work.
3. PAYMENTS
In full consideration of the full and complete performance of the Work by the Contractor,
Owner shall pay to Contractor a total of One Hundred Ninty Eight Thousand Four Hundred
M1400) in accordance with the following payment schedule:
Twenty Percent (20%) At The Time of Commencement of Work.
Ten Percent (10%) Upon The Removal of A-11 Stucco and Brick.
Ten Percent (10%) Upon Completion of structual repair.
Ten I?ercent (10%) Upon ordering of new windows.
Twenty Percent (20%) Upon Completion of Flashings and Setting Windows
Teti Percent (10%) Upon Completion of Siding.
Ten Percent (10%) Upon Completion of Brick exterior.
Ten Percent (10%) Upon Successful Completion of the Work and the delivery of a] I
written warranties evidencing that the Work meets all code requirements and building codes
as;peciiically referenced herein.
4.1 ' ALLOWNACES
eontrzctor hereby provides the following allowances, (with items charged against the
allowlinces to include sales tax, labor and delivery costs) to Owner for the Scope of Work.
Post over or under allowance total will include the Cotractor's normal 15% overhead charge
and will' be bd!ed ac;noiirrfd
Allowance of $400 per window unit that does not require removal/flashing.
Allowance of $3000 for painting of sheet rock and wood work finishing around
windows and doors.
Allowance of $2500 for rehab material.
Allowance of $500 for Professional Cleaning.
Allowance of $35,000 for the Replacement of Windows.
Allowance of $2500 for Landscaping, Repair, and Replacements.
Allowance of $500 for new decking.
Allowance of $28,000 for Brick and Stucco work.
r (,-e; R.A. Ungerman Construction'Co., Inc.
ALL General Contractor/ Minnesota License 1239
4,150 Nicollet Avemte South
Minneapolis, Minnesota 55409
A •licnt: K't1vin &'P.tty•Krdtsch Home: 763) 473-8079
Work: 952) 435-1770
11onle: 18215 34th Ave., No. Office: 763) 428-9777
Plymoulh, MN 55447
Fstimator: Ron•Ungermari Jr: Business: 612) 825-2800
Fax: 612)825-2901
Pype of Estimate: Stucco Replacement
Dates:
Date Entered: 03/25/.04 Date Assigned: 03/25/04
I ,ite Est. Completed: 03/2904
Price List: METR02004Q1
RestorationlSeryice/Re model with Service Charges
Fac#o d'Iri •
Estimi e: , ftETSCH ,
Summary for Stucco Replacement
Line Item Total 175.76 1. --),S
Pcrmit 1,450.00
Material Sales Tax @ 6,500% x 19,746.77 1,8:. 1
Subtotal 178,496 8'
Overhead @ 10.0% x 178,496.82 17.844.68
Profit a) 10.0% x 178,496,82 17,8,11>.68
Grand Total 214,196.18
V
Report # 21
2004 BOARD OF APPEAL & EQUALIZATION
STAFF REPORT AND RECOMMENDATION
PROPERTY OWNERS NAME: Jeffrey Schipull
PROPERTY ADDRESS: 5553 Vinewood Lane N
PTD ##: #03-118-22-43-0037
LEGAL DESCRIPTION: Lot 4 Block 4 Bass Lake Terrace
PROPERTY TYPE: Single Family Residential
7-2004
I MARKET VALUE
VALUE PRIOR TO ASSESSOR'S
LOCAL BOARD RECOMMENDATION
LAND MARKET VALUE 63,000
STRUCTURE MARKET VALUE 160,400
TOTAL MARKET VALUE 223,400 NoChange
ASSESSMENT IIISTORY 2002 2003 2004
Total Market Value 190,900 201,300 223,400
Limited Market Value 183,500 201,300 223,400
In-ipro V ement 0 0 0
SUBJECT PROPERTY
OWNERS CONCERNS:
Mr. Schipull believes his estimated market value for his property is incorrect based on an
appraisal he had done on his property in August of 2003 for re -financing purposes.
HISTORY:
Mr. Schipull purchased his property on April 5, 2002 for $ 226,000 and attended local
Board of Appeal of Equalization last year. His 2003 estimated market value was
201,300. Based on his recent sale I recommended the value on his property remain
unchanged.
CONCLUSION:
Mr. Schipull attended the local Board of Appeal and Equalization again this year. Bases
on a re -finance appraisal dated August 2003 Mr. Schipull felt the 2004 estimated market
value of $ 223,400 was incorrect
I spoke with Mr. Schipull on April 13, 2004 to request a copy of his re -financing
appraisal. At time I shared with him some of the sales of comparable properties in his
neighborhood. I faxed hire a copy of the comparison adjustment grid that I prepared.
Mr. Schipull requests to drop his appeal.
Cindy Bowman, CMA
Appraiser
763) 509-5353 ebownlall@ci.plyrnouth.nui.us
2004 LOCAL BOARD OF APPEAL & EQUALIZATION
CITY OF PLYMOUTH
April 12, 2004
Address:
Property Identification:
Owner Name: Purchase Price; 000
Address: VrnrE-61100LAIN Purchase Date:_ l-S ZopZ
City/Zip:_1cT/ nI 2004 Estimated
Daytime Phone:
Market Value; 2 fob
Any appeal should be based on evidence that the 2004 Estimated Market Value exceeds the true
market value of the property. Please list the reasons.wh you believe the proper soul not sellforhevalueunderappeal. %/, ,, 1'YAW
y Please check if you wish to summarizeour appeal to theYpp Board at the podium.