HomeMy WebLinkAbout05-13-2002 Board of Appeal and Equalization Reconvened Packett
ORONO BOARD OF APPEAL & EQUALIZATION
RECONVENED MONDAY, MAY 13, 2002
ROLL
The Orono Board of Appeal and Equalization met on the above-mentioned date with the
following members present: Acting Mayor Bob SantvVerc, Council Members Jim White
and Jay Nygard. Representing staff were Acting City Administrator Mike Gaffron, City
Attorney Tom Barrett, Hennepin County Appraiser Kim ’ensen, Hennepin County
Appraiser Kevin Wynn, and Recorder Alissa Wintemheimer.
Acting Mayor Sanscverc called the meeting to order at 6:35 p.m.
2. APPROVAL OF MINUTES
White moved, and Sansevere seconded, to approve the Minutes of the Orono Board
of Review Meeting on April 24,2002.
Vote: Ayes 5, Nays 0.
3. COUNCIL ACTION ON ASSESSOR'S RECOMMENDATION
1. Stephen Fames of 4400 Deering Island, #18-117-23-31-0001
Jensen stated that Mr. Fames disagreed with the revised 2002 Estimated Market Value
(EMV). She stated that they had made a reduction from $820,000 to $637,000 based on a
surv'cy Mr. Fames had provided them. Since an on-island inspection, they have
recommended reducing the value from $637,000 to $507,000.
Mr. Fames stated that the EMV is still too high. The value was detennined to be worth
$125,000 in 1094 and the current assessment quadrupled its value in eight years. He
stated that nothing in the Assessor ’s data supported the increased EMV. Each increase
has been the maximum that the law would allow, and to him, indicated an abuse of
power. T .le property was not as valuable as people might assume because of limited
access and the condition of the house.
Sanscverc asked about the comparables. Jensen stated that they used other sales located
on islands to determine the valuation, but that Deering is an island with sole ownership.
Jensen stated that previous valuations were based on an island size of 3.08 acres based on
information from the Surveyor’s Office. Mr. Fames gave them a surv ey completed from
aerial photos completed in 1985 that did not show the high water mark, but they adjusted
the valuation to one based on 2.65 acres.
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ORONO BOARD OF APPEAL Sc EQUALIZATION
RECONVENED MONDAY, MAY 13,2002
/. Stephen Fames of4400 Peering Island, 018-117~23-3I‘000I—Continued
Sanscvcrc asked if Mr. Fames was aware of other appeal options available to him.
Jensen stated that the next step would be the County Board of Equalization with no fee,
then would come Tax Court, which would have a small fee.
Sanscvcrc told Mr. Fumes that his decision would have to be based on the information
provided by their experts.
Nygard stated he felt the assessment was too high, and mentioned the boat traffic past the
island. Mr. Fames stated that he gets up to 2S0 boats passing the island an hour. The
island was 6.5 acres at the early part of the century, but has been eroded away. He stated
he would have to invest $80,000 - $100,000 or more to rip rap the island.
White stated that other island properties have more privacy.
Mr. Fames stated that he has no land access to the island and the house is substandard.
Sanscverc asked Jensen what the EMV would come to if the island had eroded to 2.25
acres. Jensen stated that using $5 per s.f. the EMV would come down to $510,000
White asked Fames if he lives there year round. He stated that he only spends two or
three months there a year, but it is the only property he owns and is his voting residence.
He also stated that the property probably should not be homestead, but should be seasonal
recreational. He stated he would like to sec the EMV at $174,584, which would be the
1994 EMV plus 4% each year. Mr. Fames stated that the Council had the power to
decide whatever was fair, and reminded them that last year ’s assessment w'as based on
erroneous information concerning the actual size of the island. Sanscveie .stated he could
not support such a decreased EMV. Nygard stated they could not go backwards from last
year ’s appraisal.
Sansevere was wondering if there was enough time for Mr. Fames to get a sur\ ey and a
appraisal done before the board made a decision. Jensen stated the board had to be
closed that night because the board needs to close within 2U days of the first meeting and
that was the twentieth day.
Gaffron stated it was feasible that half an acre had eroded in 17 years, but he doubted it.
Sansevere suggested Mr. Fames take a sur\ ey and an appraisal to the next level of
appeal.
ORONO BOARD OF APPEAL & EQUALIZATION
RECONVENED MONDAY, MAY 13,2002
/. Stephen Fames of 4400 Deering Island, 018-117-23-3 1-0001—Continued
White moved, and Nygard seconded, that the Fames property ’s (#18-117-23*31-
0001) market valne be further reduced by the sum of $87,000 to $510,000 based on
considerations of erosion, boat traffic, and the applicant’s future expense of rip
rapping.
Vote: Ayes 2, Nays 1 (Sansevere).
Nygard moved, and White seconded, to accept the Assessor ’s recommendations for
Estimated Market Value on the remaining properties in Orono:
Johnson
Rascher
Robinson
Kirchner
Edwards
Rogosheske
Hendrickson
Mahaffy
Stielow
#03-117-23-32-0020
#07-117-23-32-0058
#04-117-23-41-0001
#17-117-23-31-0001
#20-117-23-12-0027
#04-117-23-42-0023
#08-117-23-41-0001
#25-118-23-43-0011
#15-117-23-21-0007
Vote: Ayes: 3, Nays 0.
The Board of Review was adjourned at 7:00 p.m.
ATTEST:
0^jjL^C i L
Linda S. Vee, City Clerk
. feu.- - f fl ■!>
AGENDA
RECONVENED 2002 BOARD OF REVIEW
MONDAY, MAY 13,2002,6:30 P.M.
ORONO COUNCIL CHAMBERS
2780 KELLEY PARKWAY
ORONO, MINNESOTA
1.Roll Call
2. Approval of Minutes - April 24,2002
3.Council Action on Assessor's Recommendations
4. Adjournment
-----------------------------------------................................................................................................................................................................................................................................... .T.vVJ I J
MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, AprU 24,2002
7:00 o’clock p.m.
ROLL
The Orono Board of Review met on the above date with the following members present:
Mayor Barbara Peterson, Council Members Richard Flint. Jim White, and Jay Nygard. Council Member
Bob Sansevere was absent. The following represented City Staff: City Administrator Ron Moorse,
Hennepin County Appraiser Kim Jensen, Hennepin County Appraiser Kevin Wynn, and Recorder
Jackie Young.
Mayor Peterson called the Board of Review hearing to order at 7:03 p.m.
APPEALS
Jensen stated the valuations are arrived at by studying the market and by doing market ratio studies of
sates through the City of Orono. Those assessments are turned into the Hennepin County Review Board,
which reviews the assessments to insure that certain standards arc being met. Jensen indicated the
Metropolitan Council has moved their affordable housing figure from $135,000 to $170,000, with market
values across the metro area increasing on average 12 to IS percent. Commercial properties have
experienced an average increase of S.2 percent, apartment buildings 16.7 percent, off-lake residential
properties experienced an average increase of 10.8 percent, and lakeshorc properties experienced a 13.9
percent increase.
Jensen stated each year the Hennepin County Assessors Office conducts a sales analysis to determine
what type of valuation changes need to occur. Jensen stated the values are based on sales from
October 1,2000 to September 30, 2001, with the overall valuation of properties in the City needing to be
between 90 percent and 105 percent of the valuation determined through the sales analysis. Jensen
indicated following a comparison of the estimated market value to the sale price of the properties, they
found that the market values were low and needed to be adjusted.
Jensen stated each year the Hennepin County Assessors Office looks at one-fourth of the City, with this
year being slightly different since the Assessor's Office was in the process of a quality conversion that
has updated its building quality grade system to expand. Jensen stated approximately 50 percent of the
properties were reviewed prior to the valuation notices being mailed. Jensen slated the County Assessor’s
Office will be looking at the remaining 50 percent to see that they have been converted correctly.
Jensen stated in total they received calls from 140 people; with 64 total reviews being conducted, changes
to valuations being 53 and no changes being 1 1 .
Jensen stated if after reviewing the valuation the property owner was not satisfied with the valuation, they
were informed they could bring their concerns up at the Board of Review hearing. Jensen slated by
appealing to the Board, the assessor will review the information on file regarding the property. The
property owner may request that the assessor visit the property and provide information on how that
valuation is obtained. After reviewing the property, the assessor brings his findings back to the local
Board for their approval, and the property owner may appear at the reconvened Board of Re\iew if he is
still dissatisfied with the valuation assigned to the property. The property owner may also choose to
appeal the local Board's decision by appearing before the County Board of Equalization and Minnesota
Tax Court is always available.
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MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o’clock p.ni.
Jensen indicated the amount of the increase is not important but what the property is worth and whether it
can be sold at the valuation it is listed at. Jensen pointed out that if someone’s property value increases
by 20 percent, that does not necessarily mean the person’s property ta.\es will be increased by 20 percent.
Jensen requested that the Board close the meeting to any requests that the Assessor’s Office may receive
after tonight’s meeting.
Mayor Peterson stated the purpose of tonight’s meeting is to listen to the comments of the residents
regarding their valuation. The Local Board or property owner may request that the assessor visit the
property and review their valuation, followed by a reconvened Board of Review meeting.
1. Harold Fames, appearing on behalf of Stephen Fames, Number One, Deering I.sland. PID
18>117>23>3 1-0001. Fames stated the value on the notice was $820,000, and in his view an appropriate
valuation would be $I74,S84.
Fames indicated this property was in ta.x court in 1993, setting the value for 1994. The adjudication in the
tax court, that although the property was sold to him for $99,000, it had a true value of $125,000. Fames
indicated the property was listed on the market for a long time, with the highest offer received being
$107,000, with a $3,000 fee for the realtor.
Fames distributed some comparables to the Board. Fames indicated the valuation of Deering Island has
been increased 422 percent in three years, which is $663,000 more than the adjudication was eight years
ago. Fames stated Big Island has also experienced huge increases. Fames noted there have been no
recent sales on Deering Island.
Fames stated he did contact the Assessor’s Office, and the value has been decreased to $637,000.
Jensen indicated the Assessor’s Office did receive a call from Stephen Fames and they lowered the value
from $820,000 to $637,000 based on the survey supplied by Stephen Fames. Jensen stated Fames’
survey indicated the property was smaller in size that what their survey depicted.
Fames stated the property consists of 2.65 acres, with the amount of land being reduced by 57,923 square
feet. Fames stated the value of the land was then increased by $26,571 per acre. Fames stated in his view
the normal four percent increase should apply, and that the high valuation of this land has made this
property very difficult to sell.
White inquired why this property would be difficult to sell.
Fames stated he is not aware of anyone that would pay half of what this property is valued at.
Mayor Peterson inquired whether Mr. Fames would like the valuation to be $566,000.
Fames stated he would like the valuation lowered to $175,000.
Mayor Peterson questioned item number seven in the information supplied by Mr. Fames regarding the
phantom land.
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MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o’clock p.m.
Fames indicated in his view the property should be \-aIued at SI75.000.
White inquired whether the County Assessor’s Otlice is in possession of the information that Mr. Fames
distributed tonight.
Jensen indicated they do not have a copy of the information Mr. Fames distributed tonight. Jensen stated
the Board of Review will reconvene in 20 days, and in order for a further reduction in valuation to be
considered, the Assessor's Office will need to visit the property and will also need to be provided access
to the property since their office does not have a boat.
Fames indicated providing transportation to the island is a problem since his son is not here, but that he is
willing to provide a key to the residence so they may inspect the property.
Mayor Peterson stated it is the property owner’s responsibility to provide some transportation to the
property.
Jensen stated if they are unable to arrange for transportation out to the island, the nc.xt level of appeal
would be the County Board of Equalization.
Fames inquired whether there is state law requiring that they provide transportation for the Assessor’s
Office.
Mayor Peterson stated it is the property owner’s responsibility to provide transportation to the island.
Fames indicated he does not have a boat but he perhaps could rent a boat.
2. Jim Johnson. 2240 Fo.x Street. PID 03-117-23-32-0009, stated his proposed valuation for 2002 is
S488.000. Johnson stated in his view the property should be valued at S386.000.
Johnson indicated the property has been divided into three parcels, with the residence now being on three
acres of land and the other two lots being vacant at the present time. Johnson stated the propert>' has been
reduced from eight acres to three acres, but yet their taxable market value has increased from $315,500 to
S488.000, which amounts to a 55 percent increase. Johnson noted the limited market value increased
from $223,800 to $488,000, which is an increase of 118 percent. Johnson stated the intent of the
subdivision was to help lower the valuation on their land.
Johnson stated the land value is apparently based on a recent sale of a lot for $330,000, which consists of
five acres. Johnson stated in his opinion his land valuation based on the comparable should be $198,000,
with the house being valued at $188,000, for a total valuation of $386,000.
Johnson indicated they have had an independent appraisal done in 2000, whic’n suggested that the market
value of 2240 Fox was $350,000. Johnson stated based on some comparable properties in the area, an
appropriate 2002 valuation for 2240 Fox Street should be $223,800.
Jensen stated they have not physically reviewed this property, noting the last time this property was
visited was in 1998. Jensen stated they are using some land sales that occurred on Willow Drive and a
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MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o'clock p.m.
tear down on Fox and Brown as comparables. Jensen stated the back lot has been sold to a developer,
noting they have not received that sale.
Johnson stated he has sold the two lots for S330,000.
Jensen stated they did not have the sale for $330,000, but had the understanding it was to be sold for
around $500,000. Jensen stated the developer has been promoting the sale as a package for $2.7 million.
Johnson stated the size of his property has been reduced by 63 percent, but yet his value has increased by
118 percent.
Jensen indicated they would like to visit the property.
Mayor Peterson noted the Board of Review would reconvene on May 13* at 6:30 p.m.
Johnson commented in his view what may be built on this property or adjoining properties in the future
should not be taken into consideration.
Mayor Peterson stated .hat is not taken into account in determining valuation.
Jensen stated she was attempting to show that there have been some vacant land sales in the area recently.
3. Andrew Rasher, 4705 North Shore Drive, 07-117-23 32 0058. Rasher stated the estimated value is
$643,000. Rasher stated a recent appraisal of his property showed a valuation of $425,000. Rasher
indicated the County Assessor’s Office did review the property, and noted that the only access to the
house at the present time is via a rather steep stairway, which may make the property difficult to sell.
Mayor Peterson inquired whether this was lakeshore.
Rasher stated it is.
Jensen stated the value has been reduced to $622,000.
Wynn stated he did view the property recently, with the square footage of the house being reduced
somewhat, but an increase to the value of the house was made due to some improvements that have been
made. Wynn indicated they did make an adjustment for the lot due to the access issue, which reduced the
land value.
Wynn stated a sale a few doors to the north that happened in approximately February of this year sold
for $298,000, which is much smaller, 50 feet of frontage , and with a similar type access. Wynn stated in
his opinion Rasher’s property is worth twice as much as that property which recently sold, noting they did
take into consideration the fact that they have reached the maximum on their hardcover for this lot.
White inquired whether the County Assessor’s Office has seen the appraisal.
Wynn stated he has, noting that the lakeshore valuation was $145,000, and in his opinion lakeshore in this
area sells for much more than that. Wynn stated in his opinion the appraiser may not know what
lakeshore is worth in this area.
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MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o’clock p.m.
Rasher stated the total value on the appraisal is S42S,000, which is around $200,000 less than the
valuation placed on his property. Rasher distributed a photograph of his residence showing the stairway-
access to the house.
Jensen stated there is $147,000 difference between the building value on the fee appraisal and their
building valuation, noting there have been some improvements made to the landscaping and retaining
walls by the lakeshore.
White inquired how old the house is and how big the lot is.
Rasher stated the house was built in 1968.
Jensen stated the lot is approximately 24,000 square feet, with a lakeshore frontage of around 160 feet.
.•
The Local Board requested the County Assessor’s Office revisit this property.
4. William Robinson, 505 Willow Drive, PID 04-117-23 41 0001, stated he has lived cn »his property-
for the last 14 years. Robinson stated last year his value was $792,000, with this year’s valuation t^ing
$1.04 million. Robinson stated they have not made any improvements to the property, with the residence
being approximately 24 years old.
Robinson questioned the huge increase, noting that it increased over $300,000, which in his view is not
warranted.
White inquired how many acres the property consists of.
Robinson stated the lot is 12 acres.
White inquired whether Robinson has talked to the County Assessor’s Office prior to tonight.
Robinson stated he has not.
The Local Board requested the County Assessor’s Office visit this property.
Robinson stated in the past he has experienced fairly steady increases, which is understandable, but
expressed a concern with the 38 percent increase in valuation he experienced this year.
5. Roger Kirchner, 2000 Shadywood Road, PID 17-117-23-31 0001. Kirchner stated the proposed
valuation on his property for 2003 is $446,000, which is slightly over a 40 percent increase from the year
before. Kirchner stated his land is unique in shape, with only 45 feet of shoreline, and a small residence
on the lot.
Kirchner stated he experienced a 14 percent increase last year, with this year’s increase being over 40
percent, which is concerning to him. Kirchner noted the County Assessor’s Office has reduced his value
to $428,000, which in his view is still too high for this property. Kirchner stated in his view- the property
should be increased by only 15 percent, which would increase his valuation to $365,000.
PAGES
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MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o’clock p.m.
Jensen indicated they have not visited this property this year, noting the last time they visited the property
was in 1999. Jensen stated there have been a couple of sales to the south of this property where the
houses have been tom down, 50-foot lots, and have sold for approximately S450.000. Jensen stated an
adjustment to the frontage was made, which resulted in a decrease in the valuation. Jensen stated the
property owner has between 20 and 25 feet of actual lakeshore frontage, which results in a lower land
valuation than the other properties in the area.
Jensen stated they do not view this property as being an immediate tear down, and they would need to
look at the structure.
The Local Board requested the County Assessor’s Office visit this property.
White indicated there are two programs Kirchner can apply for since he is retired if his property ta.\es
increase by more than $100. White provided the information to Kirchner for his review.
6. Ward Edwards, 2474 Carman Street, PID 20-117-23 12 0027, Edwards stated the value of his
property this year is $539,000, with the value last year being $490,700.
White inquired whether this was lakeshore property.
Edwards stated it is. Edwards stated he has a concern regarding the high increase this year. Edwards
inquired why there is a difference between the estimated market value and the limited market value.
Jensen stated their office has not spoken with Mr. Edwards. Jensen stated the estimated market value this
year is $781,000, w ith the estimated market value last year being $750,000.
White inquired how much lakeshore this property has.
Edwards stated it is 125 '';et.
Flint stated the reason why the limited market value increased was because of the 10 percent increase.
Moorse commented the limited market value was at 8.5 and is now at 10 percent.
Jensen stated the limited market value is $539,800, which means that the estimated market value
increased by more than 10 percent in one year, with the new estimated market value being $785,000
versus the limited market value from last year of $490,700. Jensen stated the calculation to determine
that would be the greater of the two numbers. Jensen explained the difference between the limited market
value and the estimated market value over the next few years will eventually equal each other.
Edwards inquired w ho determines the estimated market value.
Jensen stated the County Assessor’s Office determines that number, which is based on the sales activity in
the area. Jensen indicated the building characteristics are determined on the structure and the
improvements that have been made to the property. Jensen stated the County Assessor’s Office has
determined based on what they have in their files that this property should be able to be sold at $785,000.
PAGE 6
MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o'clock p.m.
Edwards inquired whether an independent appraisal would be beneficial, noting he did have an appraisal
done a few years ago.
Jensen stated an independent appraisal costs approximately $350 and would be the decision of the
property owner. Jensen stated the County Assessor’s Office would review an independent appraisal if
one is supplied.
White noted an independent appraisal would need to be completed prior to May 13"'.
Flint noted they are in the process of phasing out this limited market value.
White stated there is an opportunity to get some tax relief for people who are retired or semi-retired, and
provided the information to Mr. Edwards.
The Local Board directed the County Assessor’s Office to visit this property.
7. Judy Rogosheske indicated her husband is George Funk, 540 Old Crystal Bay Road South, PID
04-117-2 42 0023. Rogosheske stated her property' valuation has increased by over $200,000 this year,
noting their house is over 100 years old and has not undergone any major improvements in recent years.
Rogosheske stated there is no basement under the residence, has a tuck-under garage, and is in need of a
new roof. Rogosheske indicated they live on a fairly busy road, which in her opinion decreases the value
of their property.
Rogosheske requested the County Assessor’s Office visit her office.
White inquired what the valuation was last year.
Rogosheske stated last year her valuation was around $500,000, and is now over $700,000. The property
consists of approximately seven acres.
Jensen stated the County Attorney’s Office has not visited this property this year, noting the valuation for
this year is $733,000, with last year’s valuation being $518,000. Jensen stated the land is currently
valued at $418,000, with their records showing 6.8 acres. Jensen stated that averages to approximately
$73,000 an acre, which is average for this area.
The Local Board requested the County Assessor’s Office visit this property.
Mayor Peterson noted the City received the following written appeals:
John Stielow, Outlot A, Hartwood, PID 15-117-23 21 0007
Dale K. Mahaffy, 290 Hollander Road
Rick Windenburg and Shirley Hendrickson, 3200 North Shore Drive, Wayzata
PAGE 7
MINUTES OF THE
ORONO BOARD OF REVIEW HEARING
Wednesday, April 24,2002
7:00 o’clock p.m.
Peterson moved, Flint seconded, to continue the Board of Review hearing to
May 13,2002, at 6:30 p.m. VOTE: Ayes 4, Nays 0.
ADJOURNMENT
There being no further business to discuss, the hearing was adjourned at 8:38 p.m.
ATTEST:
Linda S. Vee, City Clerk Barbara Peterson, Mayor
PAGES
Hennepin
H«nntpin County Assessor Department
A-2103 Government Center
Minneapolis, Minnesota 55487-0231
www.co.hennepin.mn.us
May 13.2002
Local Board of Appeal andEqualization
City of Orono
Dear Board Members:
As you requested, we have reviewed the 2002 Estimated Market Value on several properties in Orono.
Those properties are listed below with their original 2002 EMV and a recommendation based on the review
appraisal.
Original
2002 EMV Recommendation
?)Stephen Fames
4400 Deering Island
18-117-23-31-0001 $637,000 $597,000
James & Helen Johnson
2240 Fox Street
03-117-23-32-0020 $488,000 No Change
Andrew & Tracy Rascher
4705 North Shore Drive
07-117-23-32-0058 $622,100 $595,000
William Robinson
505 Willow Drive S
04-117-23-41-0001 $1,094.1 No Change
5 Roger Kirchner
2000 Shadywood Road
17-117-23-31-0001 $428,1 No Change
6 Ward Edwards
2474 Carman Street
20-117-23-12-0027 $785.1 No Change
An £qual Oppoitunity Employtt
Local Board
Action
ftetyckd Paper
I 4
t
Local Board of Appeal and Equalization
May 13,2002
Pages
Judy Rogosheske
George Funk
540 Old Crystal Bay Rd S
04-117-23^2-0023
8?^ Shirley Hendrickson
' Rick Windenburg
3200 North Shore Drive
08-117-23-41-0001
9 Dale & Susan Mahaffy
290 Hollander Road
25-118-23-43-0011
10 John Stielow
Address Unassigned
15-117-23-21-0007
Sincerely,
Kim Jensen,
Appr
,CAE
Kevin Wynn, CMA
Appraiser
$733,000 $667,000
$361,400 $358,000
$929,000 $843,000
$25,000 No Change
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SUBJECT INFORMATION SlltE I
NAME Stephen Fames______________
ADDRESS 4400 Peering Island
PID# 18-117.23-31-0001 PROPERTY l YPE RE
SALE PRICE $104,000 SALE DATE May 1991 YEAR BUILT 1940
S rORY lie r. Rambler BSMT. FINISHING 0 LOT SIZE 115,434 (2.65 ac)
GROSS BLDG. AREA 1,044 BATH - DELUXE
GROUND FLR. AREA 1,044
GARAGE - ATT. _________
DET._________
TUCKUNDER
FULL J
3/4 _
1/2 _
# OF BEDROOMS _2
WALKOUT No
PORCH - GLAZED
SCREENED
OPEN
DECK 108 sf.
M OF FIREPLACES I
LAKESHORE IslandCENTRAL AIR No
MISC. COMMENTS: The house is a >ear-round house with electric heat and a well and septic
system. The septic is suppose to be non-conforming at this lime. The owner has recently changed
out the gray water system. The house it self is still serviceable, but there is a lot of deferred
maintenance.
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND $400,($577,000 $577,
BUILDING $ 50,($ 60,($ 20,
101AL $450,000 $637,($597.
ASSESSOR: Kim Jensen DATE: 5-9-02
4400 DEERING ISLAND - PID# 18-117-23-31-0001
Owner - Stephen Fames
'I he house needs a new roof. The roof leaks and some sheeirock has been replaced in the kitchen.
There are numerous foundation problems. The siding needs to be repainted and some of the siding is
rotting. The fireplace chimney needs some repairs and tuckpointing. The basement is damp and
walls show molding in some areas. The kitchen has been remodeled, but with minimal cabinets or
counter space. The rest of the interior is original to the year built with the exception of some
painting on the interior and some aluminum clad windows. At this time we feel the house is adding
minimal value to the site and we are planning on depreciating it to $20,000 in value.
We visited the island on May 7 with the owner. The Hennepin County Sheriffs Ofllce gave us a
ride to the island. The island is well treed and has a nice elevation. It is gently rolling with a nice
slope to the shoreline on the south side and a bluff like shoreline on the north. 'I'here is a huge on
the east of the island going out to its point and the western portion the island is dry mixed with a
little bit of wetland grass. There is no rip rap on the shoreline, so it is susceptible to erosion.
Hie Hennepin County web site indicates Deering Island is 3.98 acres. This is what we based the
original valuation on. The original value for 2002 was $820,000. Land = $760,000, Building =
$60,000. The owner and his father met with me at city hall prior to the Board meeting and they
presented me with a survey that had been completed in 198S. I found this same survey in the city ’s
street file. I'he survey was determined from an arial photo flown 4/10/85. This survey does not
indicate what the high water mark line is. The survey indicated that the size of the island is 2.65
acres. We reviewed this and determined that it is a reasonable size based on what the water levels
were at that time. We adjusted our records to reflect the area of the island is 2.65 acres and we
reduced the value of the island accordingly. The 2002 valuation was reduced to $637,000, Land =
$577,000, Building = $60,000.
The spreadsheet presented to you at the first Board meeting was something that we crea'<‘d to show a
correlation to owner that as the size of the site gets smaller the dollar per square foot becomes larger.
I'he reverse is also true as the size of the site gets larger the dollar per square foot becomes smaller.
This is a common phenomenon for both on lake or off lake and on an island or on the main land. We
typically value lakeshore on a per front foot basis, but an island isn't that easy with all of its
shoreline. Therefore we are look at it more on a per site basis and the dollars per square foot is
simply another indicator of equalization. By reducing the size of the island the site is still a single
site and that is how it is currently being valued. Originally when the islands land was estimated at
$760,000 it was being assessed for $4.38 per square foot. This figure was based on 3.98 acres.
When the size was reduced to 2.65 acres the natural change would be a higher dollar per square foot
because the site is smaller. The islands land value was changed to $577,000 or $5.00 a square foot.
I'he attached spread sheet will show this relationship. The spreadsheet also shows the most recent
sales of island properties and the fact that further adjustments will be necessary for the 2003
estimated market value. We did not use any specific lakeshore sales on the mainland to help us
determine the estimated market value.
In 1992 Stephen Fames filed tax court petitions for the 1991 pay 1992 estimated market value and
the 1992 pay 1993 estimated market value. The petitions were settled before they went to court and
they were stipulated to $125,000 for each year. A tax court petition is only good for the year
petitioned and subsequent years are subject to change to whatever value is a considered to be a fair
market value for the property. From 1991 to 1999 the market value only changed 25% from
$125,000 to $157,000. This may have been due to a tack of sales of islands or properties located on
an island. We are now seeing sales on both Crane and Big Island, but to date the most recent transfer
of an entire island was from Hiuold Fames to his son Stephen Fames in 1991 .
We believe that the land value should remain at $577,000 and the building should be reduced to
$20,000 for a total value of $597,000. We also believe that the sales on Big Island and Crane
Island support this type of valuation because of their locations as island properties and the size of
their sites.
J
« . ,
LAKE MINNETONKA ISLANDS OR LOTS ON ISLANDS
JNIC ISLAND PID OWNER LOT SIZE PT 1W ?902 S w/LAB S w/L DATE PRICE
38 Big Island 23 117 23 32 0039 Crasweil .19ac RL 68.800 70.000 93.000 108.000 1305 1075 Jul-00 $150,000
38 Big Island 23117 23 32 0027 Rothstain .33 ac RL 100.000 110.000 143.000 205.000 1426 786 Sep^l $270,000
36 Crana 36 117 24 23 0009 McCarthy .49 ac S 92.500 103.500 116.200 216.000 10.12 8.43 Oct-0l $350,000
38 Big Island 22 117 23 310033 Lapping .53 ac S 108.000 123000 155,000 200.700 8 69 650 Mar-01 $189,735
26 Gales 22 117 23 44 0001 Mass 2 26ac RL 254.600 412.500 900.000 1,650.000 1676 15 24 Aug-73 $135,000
38 Daedng 18 1172331 0001 Fames 2 6Sac RL 157.000 257.000 450.000 637.000 552 500
36 Eagle 36 11724 31 0001 Lang 519ac S 248.000 273.000 325.000 751.000 3 32 3 32
36 Spray 30117 23 14 0001 Smith 21 65ac RL 369.000 480.000 1.050.000 1.350 000 1 43 1 27
RATIO Si ailii*. ill
72 0% Lot on an Aland
75 9% Lot on an island
61.7% Lot on an Aland
105 8% 02 $7,800 tmprovamant amt & Lot o
' i n -
North side of fiouse:4n
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South side of Deerine Island from east point
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North side of Deering Island Deering Island landing
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17 April 2002
crfi
(J.i f Ur USO.VQ
Kim Jensen
City Assessor
City of Orono
2750 KeUey Parkway
Orono, Mn. 55447
Dear Ms. Jensen:
Please find enclosed tke agreed on Final Judgement in Tax Court file
# 14783 ketweei* myself, tke City of Orono, and Hennepin County,
of Marck 1993, adjud^in^ tke value of Deerin^ Island to ke
$125,000.00.
I also enclose tke supporting documents, in tkat you said you kad no
file re^ardin^ tkis Judgement, wken makinj^ your decision.
Tkis Judgement of Marck 1993, kindin^ tke City and myself, skould
enakle tke error on current value to ke corrected ky your office.
If tkis cannot ke corrected ky tlie City meeting on 24 April, ke advised
I wiU ke out of town, and designate Harold E. Fames as my
representative at tke meeting sckeduled for tke 24*^ of April 2002.
1
STATE OF MINNESOTA
COUNTY OF HENNEPIN
TAX COURT
FOURTH JUDICIAL DISTRICT
Stephan W. Fames,
Petitioner,
vs.
County of Hennepin,
)
)
)
)
)
)
)
)
)
)
)
STIPULATION. OFFER
AND ACCEPTANCE.
JUDGMENT AND
DECREE
T.C. U783 (92)
Respondent.
OFFER AND ACCEPTANCE
ma.,.; ,b= ba.U of
ihc attached value!s) and classificalion(s).
.AitoraCy for-Pctitioner
Harold E. Fames (28381)
MICII.AEL O. rREEM.-XN
Hennepin County .Attorney
r1 1.Uv lii' ■ ///f^vA g-i
Date;
^Ma RK K.APTER .M.AHLK io650»
Assistant County Attorney
Minneapolis. MN 554S7
judgment and decree
I bcobv cerfify that Ihc foregoibg OITUR anJ ACCEPTANCE cons.Uulcs the Judg-
mont and Decree.
BY THE COURT
Tax Court .Administrator
Bv;
Deputy
\
PETITION INFORMATION TRACKING SYSTEM
SUBRECORD INFORMATION
02/16/93
TAX CT #: 14783 TRJ 92
PETITIONER NAME: FARNES
STATUS: ST ‘STIPULATED)
HMST-NON: H MID TEAR HMST.
PID: 18-117-23"31"00O1> HUNIC: 38
STEPHEN W.
FROM PROP type: S
FMV LAND: 133088
FMV BLDG:
FMV MACH:
FMV TOT:
FASSD Bl:
FASSD B2:
FASSD NHB:
FASSD NH:
FASSD TOT:
CTY APPR:
PETITIONER’S APPR:
PETITIONER’S VALUE:
PF13 " VIEW SAME PID
PFia - VIEW NEXT PID
TO PROP TYPE:
TMV LAND:
TMV BLDG:
TMV MACH;
TMV TOT:
TASSD Bl:
TASSD B2:
TASSD NHB:
TASSD NH:
TASSD TOT:
43seee
176SQ0ee
0
3883
3883
reduced ASSD VALUE:
AG NON-AG
Seeeee 4seeee
12S000
0
0
0
2758
2750
UPDATE:
SUBRECORD: 1
CLOSE IND:
0 EX CODE:
PERCENT OWNERSHIP: .00
•■t««B««««******* TRIAL ISSUES
70.8 % OF FMV
(FMV REDUCED
29.2 %)
VALUE:
APPR VALUE:
0
0
0
PF15
PF24
MENU PF16
CHANGE T.C
next subrecord PF17 - PID SEL
NO.
m m •PROCESSING COMPLETE t S •
: * --
Commissioner of ^
For Taxes Levied in 19 ^
and Payable in 19^21
Please print or type.
Appiic»nt*i Milling AdOfiU
hcni(Hofnt) (612 )
1 Deering Island
Box 593
:eT.ONO>PXO>6«rr | Property ..O or P.>c«.
Mdrau (if di««f pot tn«n ebove)
18-Schoo) Oiitf'ct No
gal Description of Property;
Metes & Bounds, Deering Island
aas oR'S esTiM^.P Total S.Class
rv^reTorTas^e«m"nt occurtad for the following reason W:lieve an error in ---------------------------
Owner agreed to stipulation of value to believed^the”assessor'^had taken care
burdid^oc file a 92 pay 93 tax Pf stipulated in nonr.al
of everything. Local assessor ^^nt lette oo ..... oa ^
earner bv Hennepin County Attorney but di.! n^r ^e. r.on tn^- -
SS^stimate ^ i J V,et Value
, -mr. Structures $
^^Jt o'o you oase tr;.s value esTilT,ate on? Explain
Stipulation
Total $
Date Property Acquired IS November 19.21
rype of instrument used to convey title;
Purchase Price S .included persona
"property
(relative sale)
yO' In>wrui•*V • ^^
:cst of additions and improvements since purchase S
Ditt
f). or Doth "
r
Trial Date: Dec_J4^_i921
For City Uso Only
cc: County Attorney's Ollice:
Petitioner/Attorney:
Petitioner: Stgohen Farness
Municipality: Orono ^8
Tax Court*: 92-14783
Tax Court*: tiled
P.I.O. *: 18-117-23-31-0001
Property Address: Peering Island
Property Type:
Assessment Year: 1991
1992Assessment Year:_____
For Tax Year: 1992
1993For Tax Year: _____
Tax Court *:
Assessment Year:
Assessment Year:
For Tax Year:
For Tax Year:
mjM
P.I.P. *___________|R-]^7-21-31-0001
91 Pay 92
Land Rn.ooo
Building 45.000
Total 125.000
Prior Value
$176,500
RO.OOO
45,000
125.000
$176,500
Pay Pay Pay Pay
C-not be diyljl-l or ...vo .nor, than ,...o principal structure
HRROR IN SIZE OF DEERING ISLAND ?
A phone message to the taxpayer claimecl the assessed value of
the Island had heen reduced to $ 637,000.00 hecause the 1985
Survey does in fact disclose an island size 30 % less than the taxpayer
has heen assessed for previously.
if this did in fact happen, and assuming the assessed value of
the cahin value, as previously disclosed, remained the same, the
followingf resulted:
1) It eliminated the phantom land, reducing the assessors claim of
the Island size from 3.98 acres to 2.65 acres, a reduction of
1.33 acres, or 30%.
2) The ^ross assessment was reduced to $637,000.00.
3) The cahin value presumably hadn't changed, and only the land
value was changed hy eliminating the “phantom land ’ of 1.33
acres or 57,935 sq feet.
4) Assuming the cahin retained its $61,000.00 value, the assessor
then reduced the assessed value of the Island land hy
$183,000.00 to $ 576,000.00
5) The assessor then Increased the land value from
$ 4.38 per square foot to $4.99 per foot, an increase of $ .61
per square foot, or $26,571.60 per acre.
6) The corrected land value, hased on the 2002 assessment should
have heen 2.65 acres times $4.38 per square foot or
$505,600.00.
7) Adding the cahin and correct land area value, and usin^ the
assessors original 2002 assessment figures, the reduction caused
hy the “phantom land” should restdt in an assessed value of
$566,600 in place of the original $820,000.00, and not
$637,000.00
Without any property improvements, this figfure still demonstrates an
alleged increase in value in three years of $480,000.00, or 306%; an
average of 102% per year, and an increase of $512,000.00 over the
Tasis^~ffcTSfitn nrriTs u rtla- i ^stiiurrrs irrirt asrritwiarfH 11 rWi ■ nt *nr k WtM bite i i . ^-i 111 <, ^ mm, ——• . -■ 'iriiisanrsawa II ilriifHM I fli ■ 1 II ve.«/A-.rf«wim w teikTJ-ln—-wrte>r ‘
-J-T ~fWl- .T* ,
1993 AJfuiliaitecI value, m 57% average increaee eack of die 9 yeare
eince tke affreed upon and Adjudicated value of $125,<I I III I
Tke increaae fkould not exceed tke common eenee property value
incrreaee of tke area for tke timee in queetion, of akout 4% per year.
Tke value* claimed ky tke aeeeeeor are totally unreaketic, and make tke
property unaffordakle and unmlakle ky tki* or any otker taxpajrer.
DEERIN6 ISLAND ASSESSED VALUATION DATA 4-24-2002
(based on data supplied by Orono assessor 4-11-2002)
Property and
Proparty ID #
Aasaased Value
1999 2002
% increase
1999-2002
recent sale
price (m/y)
Big Island
2311723320039 $ 68,000 108,000 + 56%$150,000 7/00
Big Island
2311723320027 100,000 205,000 + 105%$270,000 9/01
Big Island
2211723310033 108,000 200,700 + 85%$185,735 3/01
Deering Island
1811723310001 157,000 820,000
+ 422%N/A **
RESULTS:
1) BIG ISLAND PROPERTIES 3 YEAR INCREASE (AV6) 82%
2) DEERIN6 ISLAND 3 YEAR INCREASE 422%
COMMENTS:
1) **The 1993 estimated marlcet value of Deering Island was
adjudicated (T.C. 14783) at $125,000. Last sale was 11/91
for $99,000.
2) With no improvements to the property, the assessed value
of Deering Island was increased $32,000 over the 6 years
from 1994, or 4% per year. The last three years have seen
an increase of $663,000, a yearly increase of 140%.
3) Ttie historic rate of 4% yearly value increase
coincides with inflation and common sense, and
should be used to determine an assessed value of
no more than $174,584 for the property.
i>.k. ■ r— ,
LJ
m 'm.
SUBJECT INFORMATION SHEET
NAME Jim & Helen Johnson ____
ADDRESS 2240 Fox Street
PID# 03-117-23-23-0020 PROPERTY TYPE R
SALE PRICE SALE DAI E YEAR BUILT 1988
SIORY HOT. 2 Story
GROSS BLDG. AREA 2078
GROUND FLR. AREA 1312
GARAGE - ATT. 864 sf
DET.______
rUCKUNDER
BSMT. FINISHING
BATH - DELUXE
FULL
3/4
1/2
n OF BEDROOMS
10%LOT SIZE 136,881 (3.14 ac)
PORCH - GLAZED
SCREENED
OPEN 32 sf
DECK 434 sf
CENTRAL AIR Yes WALKOUT Yes (average)
# OF FIREPLACES
LAKESHORE N/A
I
MISC. COMMENTS: The subject is located on heavily wooded and private 3.1 liCre site. The house
IS a modest two storv wiin a wood lounuaiion it nas some exienor oeierreu rT.^micnancc appareni,
The homesite is verv secluded with a wooded view to the rear and wetland bevond the trees. ,
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND $200,000 $300,000
BUILDING $166,000 $188,000
TOTAL $366,000 $488,000 No Change
ASSESSOR:Kevin Wynn DATE: May 7,2002
1
2240 Fox Street, PID#03-117-23-23-0020
Owner - Janies & Helen Johnson
Supporting sales-
■J
2S30 Fox St. (04-117-23-41-0010)- Pending sale (Off Market Dale of 4/10/02). Luted for S4S0.000.
4.14 heavily wooded acres, private but with several easements running through it. Also sold in 5/1999 for
$287,500.
2120 Fox St. (03-117-23-31-0004) Sold (house detno ’d) $520,000 had been listed at $550,000. 9.7 acres
with a creek across eastern edge. Mostly low and wet. About the same amount of buildable area as the
subject but not as densely wooded.
2260 Fox St. (03-117-23-32-0019 building site, 03-117-23-32-0021, driveway) $330,000 in Feb 2002
with 5 acres toul, minimal trees, one building site. This is the site that was divided from the subject’s
original 8 acre parcel.
3015 Watertown Road (04-117-23-22-0030) Sold- November 2000 for $245,000 and resold in 12/2001 for
$315,000 Wooded and very private 3.9 acre site.
I
2995 Watertown Road (04-117-23-21-0010). Sold- May 2001 for $250,000. Nearly treele». but well back
from the road. 3.5 acre site.
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-------------
Hennepin County Assessor's Office
Area/Regional Map
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Parcel Information
Parcel ID 03-117*23 32 0020
2240 FOX ST
ORONO
Land Area (SQ FT) 136881
Jhi^ !S 'if *t ti hHjii ‘, ! ■ ■ > * '^htr- * i •( ,i I ■ ifupil.trrtfi iif infor:t\itn^n
iind ^^^^■^ tfom C'4 . ( ii^?«/ .'■»/,»;»■ fi-.id ,iufhontH;$ and ottwf Si>ufCf\^
;•
2-24-02
James R. & Helen L. Johnson
2240 Fox Street
Long Lake. MN 55356
To: Board of Appeal and Equalization
Re: Valuation of Property at 2240 Fox Street
Backaround
Subject property was divided into three parcels:
Old 2240 Fox. PID 03-117-23-32-0009. House on 8 acres
New 2240 Fox. PID 03-117-23-32-0020. House on 3 acres
2260 Fox. PID 03-117-23-32-0019. Vacant Lot
2240 Fox. PID 03-117-23-32-0021. Outlet A. vacant lot
6
Reason for Appeal:
Property reduced from 8 to 3 acres (63% reduction)
But taxable market value increased from $315,500 (2001) to $488,000
(2002), a 55% increase . Limited market value increased from $223,800 to
$488,000, an increase of 118%.
Valuation Analysis:
Three methods were used to estimate market value:
1) 2002 proposed valuation is based on
300.000 Land Value (61%)
188.000 House Value (39%)
488.000 Total
Land valuation is based on sale of 2260 Fox Street for $330,000. Since 2240
Fox is 3 acres, compared to 5 acres for 2260 Fox. a more accurate estimate of
the land value would be:
60% X 230,000 = $198,000
This suggests that a better estimate of the value of 2240 Fox Street would be:
198.000 Land Value (51%)
188.000 House Value (49%)
386.000 Total
2) An Independent appraieel conducted in 2000 suggested that the market
value of 2240 Fox (house ♦ 8 acres) was $350,000. An appraisal conducted in
2001 to secure a partial release of mortgage suggested "no negative impaef on
value due to the division of property. This appraisal did not suggest an increase
in value due to subdivision. Assuming a 6% increase for two years, an estimate
of the 2002 valuation would be:
350.000 Year 2000
21.000 6% increase
371.000 Year 2001
22.260 6% increase
303,260 Year 2002
3) Analysis of comparable properties
These properties are deemed to be comparable with exceptions noted. All
valuations are per Hennepin County for taxes payable in 2002
Property Lot Size
2185 Webber Hills Rd
2355 Abingdon Way
80 Wear Lane
50 Wear Lane
20 Wear Lane
1.325 acres
2.01 acres
5 acres
Market Value
300.000
17,000 Land
163.000 House
236.600 Limited
Notes
Brick house
Smaller lot
397.000
150.500 Land
246.500 House
372,400 Limited
374.000
197.000 Land
177.000 Building
! 286,200 Limited
2.02 acres
680 Willow Drive S
2180 Fox Street
2.031 acres
3.285 acres
9.70 acres
338.000
172.500 Land
165.500 House
257,900 Limited
Much larger
house
Comparable
house on much
larger lot
Nicer house
359.000
165.000 Land
194.000 House
292.500 Limited
353.000
200.000 Land
153.000 House
253.000 Limited
376.000
350.000 Land
26,000 House
199,400 Limited
Same house
exactly. Same
model
Very similar
house and lot
size
More land,
older house.
Next Door
: •3 .."I 'IV
1
The averages of the seven comparables listed above are;
Market Value
Land Value
House Value
Limited Value
Lot Size
$356,714
$196,000
$160,714
$271,271
3.62 Acres
Land value per acre $54,144
An analysis of the above data suggests that an appropriate 2002 valuation for
2240 Fox street should be:
Market Value
Land
Building
Limited Value
•TiT?2
166
$223,8
Ml
1^1
These valuations, not coincidentally, are the same as the 2001 valuations for
taxes payable in 2002.
In Conclusion:
Three methods were used to estimate valuation of the property at 2240 Fox
Street. No approach justified the proposed 2002 valuation of $488,000 /
$488,000 Ltd. While properties of this value certainly exist in the area, none are
viewed as comparable.
Helen and I respectfully request that the Board of Appeal and Equalization
reconsider the proposed 2002 valuation of 2240 Fox Street.
Sincerely,
Jim & Helen Johnson
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4705 NORTH SHORE DRIVE - PID#07-117-23-32-0058
Owner - Andrew & Trac> Rascher
There is a two-car garage with storage below. There is no stairway inside the garage to the storage
area. There are approximately 37 steps from the garage to the house and there are additional 11
steps on the side of the house to the ya^. There are an additional 16 steps to a landing area and then
ten steps to the dock. Our recommended value includes a 15% deduction from the land value for the
stairs and a 5% addition for the landscaping, for a total deduction from the land value of 10%.
The site has approximately 11S ffon the street and 190 ITon the shoreline. We are using an effective
frontage of 160 ff. The site has a ravine running to the shore on the northwest side and it has a bluff
like shoreline that flattens out as you head southeast on the shore.
Potential comparables include:
4753 North Shore Drive (07-1 l7-23-32-(X)58) - Sold in December 2001 for $258,000. This site has
50 ff and a 1.75 story house, built in 1920 with approximately 820 sf. The site is high and bluff like
shoreline. It has a steep staircase in poor condition to the dock. The house is close to the road. There
are approximately 12 stairs from the garage to the house and it is difficult to park a car in front of the
garage because of the garage proximity to the street.
4685 North Shore Drive (07-117-23-32-0056) - Sold in December 2000 for $699,000. This site has
68 ff and 95 eff frontage and a two-story house, built in 1920 with approximately 3,528 sf. The
house is located below street level with a very steep driveway to the garage. There is a slope to the
shoreline and it has some boulder retainer walls mid yard. There is a sand beach.
4195 Highwood Lane (07-117-23-44-0022) - Sold in December 2001 for $825,000. This site has
150 ff and 145 eff frontage and a two-story house, built in 1925 with approximately 3,180 sf. The
site is bluff like with a steep staircase. The house is located at street level and they are currently
putting an addition the house.
The fee appraisal. Mr. Rascher had done for re-flnancing, included three comparables. The appraiser
estimated Mr. Raschers lot at $145,000. The Trst comparable is located on West Arm bay in Spring
Park and the site has 50 ff. It sold in October 2001 for 5430,000 (4490 West Arm Rd). The second
Ciarable was located on North Arm bay and the site has 40 ff. It sold in February 2001 for
$410,000 (880 Windjammer La). 1'his property was bought with the intent of tearing it down, but
the owner ran into setback problems and they decided to do a major addition and then gutted the
house. The third comparable is located on North Arm bay and the site has 55 ff. It sold in July 2001
for $395,000 (605 Park La). The appraisers estimated value as of November 2001 was $425,000.
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Parcel Information
Parcel ID 07-117-23 32 0058
4705 NORTH SHORE DR
ORONO
Land Area (SO FT) 30978
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ASSESSOP
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NAMii William Robinson____________
ADDRIiSS 50S Willow Drive __________
IMD# 04-117-23-41-(H)01 PROPliR l Y TYPH R
SALB PRICB $470,000 SALB DA I B Nov. 1988 YBAR BUILT 1978
STORY IIGT. Rambler BSMT FINISHING 70%LOTSIZB 549.446 (12.6 ac)
(JROSS BLIXj. ARBA 2593 BA I II - DBLUXB 1 PORCH - GLAZBD 311 sf
GROUND BLR. ARBA 2593 FULL SCRBENBD
GARAGB - ATI. 936 sf 3/4 OPEN 138 sf
DBI.1/2 1 DECK 985 si
TUCKUNDBR # OF BBDROOMS 1 # OF FIREPLACES 3
Cr.NTRAL AIR Yes WALKOUT Yes (cxccllenl) LAKBSHORL N/A
MISC. C'OMMI-NTS: I'he subject is located on 12.6 acre site on the comer of Willow and l-'ox
Mrccl. Ihc nortnem .'U'/o oi me sue is low. weuanu area. Arounu me nuuse in Nemi-\^iHHJcu
nasture area and a Dond view. I'he south 30% is hieher elevation and more densely wooded, with a
eounie of clearimis. fhe house is archiieeturallv designed with multiple aneles and extensive
dccicinu. a solarium for the hoi tub and a larue walkout familv room. The interior is in mo.stly
original condition. I'here is a modest, semi-onen stable to the north ofthe house.
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COLINCTL ACTION
LAND $362,000 $760,000
BUILDING $430,000 $334,000
TOTAL $792,000 $1,094,000 No change
ASSESSOR: Kevin Wynn DATE: May 7,2002
505 Willow Drive, FiD#04-l 17-23-41-0001
Owner - William Robinson
Supporting sales-
2530 Fox Si. (04-117-23-41-0010)- Pending sale (OfT Market Date of 4/10/02). Listed for $450,000.
4.14 heavily wooded acres, private but with several easements running through it. Also sold in 5/1999 for
$287,500.
I
2120 Fo;; St. (03-117-23-31-0004) Sold (house demo'd) $520,000 had been listed at $550,000. 9.7 acres
with a creek across eastern edge. Mostly low and wet. About the same amount of buildable area as the
subject but not as densely wooded.
2260 Fox St. (03-117-23-32-0019 building site, 03-117-23-22-0021, driveway) $330,000 in Feb 2002
with 5 acres total, minimal trees, one building site. This is the site tat was divided from the subject’s
original 8 acre parcel.
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Parcel Information
Parcel ID 04-117-23 41 0001
SOS WILLOW DR S
ORONO
Land Area (80 FT) S49446
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SUBJECr INFORMATION SHEET
NAME Roi*cr Kirchncr_______________
ADDRi:SS 2000 Shadvwood Rd_____________
PID# 17-117-23-31-0001 PROPER l Y IYPE Rl
SATE PRIC E SALE DATE YEAR BUILT 1930
STORYIIGT. Rambler
GROSS BI.IXi. ARI-A 1634
GROUND I LR. ARI:A 1634
GARAGE - A IT. 400 sf
DE L. _____
TUC’KUNDER
CliN I RAL AIR Yes
BSMT. FINISHING bsn«
BATH - DELUXE _ _ _
FULL J_ _
3/4 J_ _
1/2_ _ _
#OFBEDR(X7MS _2____
WALKOUT N'A
LOrSIZI- 13.000 (.30 ac)
PORC H - GLAZED
SCREENED
OPEN 45 sf
DECK 250 sf
# OF FIREPLACES I
LAKESHORE 45fT(55 elT)
MISC'. C'OMMENTS: The subject is located on C’rvstal Bay with a view of the Areola briduc and
l.afaveUe Club. The north property line is shared with the fire lane recently closed to snowmobile
tlnorini!. There is screen Dorch at the water's edee with storage below.
VALUAflON 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND S207.000 $320,000
BUILDING $111,000 $108,000
lOTAL $318,000 $428,000 No change
ASSESSOR: Kevin Wynn DA I'E: May 9,2002
...r, -
2000 Shadywood Road, PID#17-117-23-31-0001
Owner - Roger Kirchner
While the subject site is narrow at the shoreline, the building pad area is large enough to support a
somewhat larger house. It borders the firelane (now closed to snowmobile traffic), so it appears a little
larger yet.
Three recent and very nearby sales support the current valuation-
1972 Shadywood Road (17-117-23-24-0025) Sold in January 2002 for $340,000 with 50 feet of frontage.
The house is of similar quality, no basement, 1032 square feet on the mail floor and has a only a single car
garage.
1978 Shadywood Road (17-117-23-24-0026) Sold in Febru^ 2002 for $612,500 with 100 feet of frontage.
The house is in poor condition, considered either a substantial remodel or, more likely, a tear down. It was
marketed as such.
2200 Shadywood Road (17-117-23-42-0006) Sold in August of2000 for $400,000 and RESOLD in
October of 2001 for $459,488. The house was immediately demolished and a new house is nearly
complete now. The site has 50 feet of frontage.
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SUBJECT INI-ORMATION SHEET
NAME Ward Edwards
ADDRESS 2474 C arman Sired______________
PID# 20-117-23-12-0027 PROPERTY l YPE Rl-
20-117-23-12-0050 LR
SALE PRICE SALE DATE YEAR BUILT 1990
STORY HOT. Split Entry BSMT. I INISHING 10% LOT SIZE 90.338 (2.07ac)
GROSS BLDG. AREA 1.725 BATH - DELUXE 1
GROUND FLR. AREA 1.725
GARAGE - AIT. 998 sf.
DET. ______
TUCKUNDER
IT LL _0
3/4 I
PORCH - GLAZED
SCREENED
CLN I RAL AIR Yes
1/2 J
# OF BEDROOMS _2
WALKOUT No
OPEN 84 sf.
DECK 421 sf.
# OF FIREPLACES I
LAKESHORE 1250'
MISC. COMMENTS: The owners main concerns were about the placement of the windows in the
basement and the shoreline on Carman bay tends to hav- a lot of weeds drift in. The owner thinks the
back of the loi *s mainly wetland and the only access to the house is across the neighbor's lot.
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND $570,000 $612,000
BUILDING $180,000 $173,000
TOTAL $750,000 $785,000 No change
ASSESSOR: Kim Jensen DATE: 5-6-02
2474 CARMAN ST- PID#20-1 17-23-12-0027 & 20-117-23-12-0050
Owner - Ward Edwards
Access to the site is via the small parcel (20-1 17-23-I2-0050) and an easement over the back of the
neighbor’s property. The back of the lot is not wetland, but it is also not buildable as a single site. It
would have to be combined with the other vacant site next door. The division probably would not be
allowed do to the size requirement of the subject site. The owner agrees that the lagoon is an asset
because it provides a safe harbor and the owner can put in a permanent dock. This property has the
benefit of a good view of Carman bay and the lagoon. There is also the added privacy from the bock
lot. The foliage is so dense that it is difficult to tell that Shoreline Drive is right behind it. The
shoreline is south facing so it has the typical southern wind pushing the weeds into the shore.
The basement windows were set high in the wall and the builder built up the floor to try to correct
the problem. The owner feels the windows are still to high and when sitting in a chair Iw would be
unable to look outside. The basement is unfinished except for a bedroom. The windows may be
high if someone would like to look outside while sitting, but the house does not have a walkout at
this level and the window height is not unusual.
There are some recent sales that have occurred in the neighborhood and in the Kelly Ave area. All
of the lots are located on a lagoon and the sites do not offer direct views of Carman bay.
Sale #1 2440 Carman St sold September 2001 for S48S, 000.
^ale #2 2695 Kelly Ave sold August 2001 for $739,000. This house is a split level, built in I9S6
and approximately 1.910 sf.
Sale #3 3245 Carman Rd so! * May 2000 for S629,(
approximately 2,546.
This is a rambler, built in 1957 and i
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SUBJliCT INFORMATION SI IF.FT
NAMF Judv Rogoshcskc______________
ADDRFSS 540 Old C rystal Bav Road________
FID# 04-117-23-42-0023 PROPFRTY TYPF R
SALFPRICF $290,000 « SAl.EDATF Sept. 1983 YEAR BUILT 1898
STORY lICiT. l '/4 Story BSMT. FINISHING Untln.LOI SIZE 294,481 (6.76 ac)
GROSS BLlXi. AREA 3397 BAIll- DELUXE PORCH - GLAZED
GROUND 1 LR. AREA 2479 FULL 2 sc 'RE f:nf :d 240 sf
GARAGE - ATI.3/4 OPEN 35 sf
Din.1/2 I DICK 603 sf
rUCKUNDER 484 sf « OF BEDROOMS 3 # OF FIREPLAC ES 2
( ENIRAL AIR Yes WAI.KOUI No lakeshore n a
MISC. COMMEN I S: I he subject is a one and threc-uuarter storv located on a 6.76 acre site. The
but the center 80% is hiiih and wooded. I hc old structure has been expanded to make a main
familv nH>m'dininu room solarium space. I he kitchen is hi^h quality but smallish. I he master
bathroom has been remodeled with a separate shower and tub, wood flooritm, and double sinks, and
steps out to the rooftop deck abt)ve the .»,reen porch.
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND $260,000 $498,000 $425,000
BUILDING $258,000 $235,000 $222,000
TOTAL $518,000 $733,000 $667,000
ASSESSOR: Kevin Wynn DATE: May 7.2002
I------
540 Old Crystal Bay Road, PID#04-117-23-42-0023
Owner -- Judy Rogoshcskc and George Funk
Supporting sales-
301 S Watertown Road (04-1 17-23-22-0030) Sold- Noventber 2000 for $245,000 and resold in 12/2001 lor
$315,000 Wooded and very private 3.9 acre site.
2995 Watertown Road (04-117-23-21-0010). Sold- May 2001 for $250,000. Nearly treeless, but well back
from the road. 3.5 acre site.
2530 Fox St. (04-117-23-41-0010)- Pending sale (Off Market Date of 4/10/02). Listed for $450,000.
4.14 heavily wooded acres, private but with several easeriKnts rurming through it. Also sold in 5/1999 for
$287,500.
2120 Fox St. (03-117-23-31-0004) Sold (house demo'd) $520,000 had been listed at $550,000. 9.7 acres
with a creek across eastern edge. Mostly low and wet.
2260 Fox St. (03-117-23-32-0019 building site. 03-117-23-32-0021. driveway) $330,000 in Feb 2002
with 5 acres total, including driveway parcel and wet areas, minimal trees, one building site.
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SUBJECI ir^FORMATION SHEET
NAME Shirley Hendrickson & Rick Windenburg
ADDRESS 3200 Nonh Shore Drive__________
PID# 08-lt7»23-4l-000l PROPERTY TYPE _RE
SALE PRICE $324,500 SALE DA 11: Feb. 2000 YEAR BUILT 1910
STORY HOT. 1.75
GROSS BLDG. AREA 1.630
GROUND FLR. AREA 1.026
GARAGE - ATT. 680 sf.
DET. _ _ _
TUCKUNDER
CENTRAL AIR Yes
BSMT. FINISHING _0
BATH- DELUXE __
FULL J_
3/4 J_
1/2
# OF BEDROOMS
WALKOUT No
LOT SIZE 32.884 (.76ac)
PORCH - GLAZED
SCREENED
OPEN 24 sF.
DECK 402 sf.
2 # OF FIREPLACES I
LAKESHORE 60 IT
MISC. COMMENTS: There is only a partial basement and small portions are dirt floor. The ceiling
in the stairwell from the basement to the main floor is painted ceiling tile. That was the only portion
found to have ceiling tile. The exposed pipe is in the kitchen area, next to the dishwasher. Several
window's have been replaced and the bath on the same level as the sunroom has recently been
remodeled with marble tile and a pedestal sink.
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND $208,000 $230,000 $230,000
BUILDING $ 99.000 $131,400 $128,000
TOTAL $307,000 $361,400 $358,000
ASSESSOR:Kim Jensen DATE: 5-9-02
-ft
I3200 NORTH SHORE DR - PID#08-117-23-41-(X
Owner - Shirley Hendrickson & Rick Windenburg
The only perpetual easement is for sanitary sewer purposes. It is located approximately 445 feet
south of the shoreline and across the full width of the lot. The owner is concerned that she will not
be able to build a detached garage on the site because of the easement. The owner's in 2001 added
an attached garage with unfinished storage space above. The storage space has a patio door and 2
windows on the backside of the addition. Access to the storage area is via a stairway from the
dinette. The owner indicated that the space would be finished at sometime into a craft or hobby
room. With the addition of the garage the property is very close to the maximum hardcover
allowance and therefore the detached garage would probably not be approved.
The owner thinks the lot should be valued similarly to the property next door, 3210 North Shore Dr.
The owner feels that the additional lot area closest to the street is worthless, because she can’t do
anything with it accept mow it. The additional land does oft’er a buffer from having a neighbor
behind them and currently the subjects land value Is only $12,000 higher than the lot located at 3210
North Shore Dr. The land values will be reviewed for the 2003 estimated market value and there
probably will be a greater difference between the two lots.
The owner purchased this property in February 2000 for $324,500 and since then has added the
garage, repainted and recarpeted several rooms, sheet rocked the fireplace surround, remodeled the
V4 bath, replaced some windows, and replaced the front deck. There was a $26,500 improvement
amount added to the valuation this year. The owner says they were unaware of the lift station
easement and manhole when they purchased the property because the snow was covering it. Also,
they had to purchase this property because there weren’t very many lakeshore properties for sale at
that time.
The property next door, 3210 North Shore Dr. just recently sold In February 2002 for $339,900. The
site is similar in frontage. Both have 60 ff. This property serves as a buffer for the subject from the
marina. The site is only approximately 390 feet deep. The subject is approximately 560 feet deep.
The house is a rambler of approximately 879 sf. and there Is no basement space. The subject is
approximately 1,630 sf. The comparable is currently being remodeled with an addition off the back
of the house.
Other sales to consider are:
Sale #2 1412 Baldnr Park Rd - October 2001, $555,000. 50 ff and 200 feet deep. North Arm bay
Sale #3 1440 Baldur Park Rd - June 2000. $310,000. 40 ft and 1 50 feet deep. North Arm bay
Sale #4 1456 Baldur Park Rd - June 2000. $249,900. 50 ff and 150 feet deep. North Arm bay
Sale #5 3619 North Shore Dr-July 2001, $275,000. 50 ff and 120 feet deep. Crystal bay
Sale #6 3645 North Shore Dr - June 2000. $266,000. 60 ff and 130 feet deep. Crystal bay, gutted
after purcha.se. This property is for sale again at this time for $415,000.
Sale #7 3685 North Shore Dr - July 2001. $350,000. 90 ff and 90 feet deep. Crystal bay
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April 24,2002 (hand<
Local Board of Appeal 4
%Orono City Hall
Appeal of EsUfl
Propeil>*ID
Property Addre
Greetings,
We are questioning both
the Assosor’s olTice jusi
The property right next I
similar to ours - t«t> bee
little smaller 'hen ours b
ten fool easemem down
propeity in half and a sc
addition, there are o\erh
location. Our useable la
Wc therefore feel our Es
Limited Market Value tc
the law. Fuitha, wo h:
made of adding the ganij
The increase in our Estir
actual SuiC of similar pro
garage, din floor in pan
Some areas of the home
similar conditions. We
sold.
Wc arc concerned that o
thru our retiremem. Wc
to try to improso it and I
policy nvqr well peiolizt
We appreciate your com
Rick'^
Shirley Headi''4(son
Property Owners and Re
♦ • • • •
April 24.2002 (hand delivered)I Of:-'
cv! V c.' o.=;cvo
Local Board of Appeal & Equali/uilion
%OronoGty Hall
Appeal of Estimated Market Value and Market Value for Taxation for 2002 (2003 Taxes)
Property n> 08-117-23 410001
Property Address 3200 North Shore Drive, Way7aia. Mn SS39I
Greetings,
We arc questioning both of the above items. We have had little opportunity to pull together infotmation as
the Assessor's office just returned our call yesterday.
The property right nc.xt to us recently sold for over $20,000 less then our 2002 Est Market Value. It is ^te
simOar to ours - two bedroom older home, a Ultle smaller, with a two car garage- Their total land area is a
little smaller then oure but our property has three major easements that significantly reduce the usability - a
ten foot casement down the length (only S7 feet wide to begin with); a sewer pumping lift station cuts the
property in half and a sewer line cutting accrossed nearly the full width for a neighboring home. In
addition, tlicre arc overhead power lines to an adjacent properly cutting accrossed our land in another
location. Our useable land is less then the property that sold and is not on one continuous piece.
We therefore feel our Estimated Market Value is at least $20,000 to high- We are unable to relate the
Limited Market Value to the Statue’s requirements and question its calculation as being in compliance with
the law. Further, we have continually requested a ‘This Old House* exception for the improvement we
made of adding the garage. That is not reflected in this statement.
The inerrase in our Estimated Market Value was 20%. Ihis is totally unrealistic and not supported by an
actual SdJc of similar property tight nc.xt to us. We have a small, ol^r two bedroom home with a two car
garage, dirt floor in of the basement, exposed piping in the kitchen, painted ceiling tiles in the halL
Some areas of the home arc better then others. We have seen the inside of the other home and found
similar conditions. We knew and socialized with the gentleman that lived in the other home before it was
sold.
We arc concerned that overvaluing the property will negatively impact our ability to maintain this home
thru our retiremenL We arc not wealthy people. We saved to purchase the property and work long hours
to try to improve it and be good neighbors and responsible tax payers but we are also concerned that tax
policy may well penalize us for our efforts.
We appreciate your consii'rraticn of our appeal.
Rick'WiAdenburg
Shirley Hendr^'*kson
Property Owners and Residents
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1
SUBJEC'I INFORMATION SHEEl
NAME Dale $ Susan MahalTV __________
ADDRESS 2W Hollander Road _____________
PID# 2S-ll8-23-43-(K)ll PROPER IY IYPE _R
SALE PRICE $585,000 SALE DATE May 1996 YEAR BUILT 1990
STORY lICiT. 2 Story BSMT. FINISHING 70% LOT SIZE 95,530 (2.19 ac)
GROSS BLDG. AREA 4209 BATH - DELUXE 1
GROUND FLR. AREA 1186 FULL 1
PORCH - GLAZED
SCREENED
GARAGE - ATT. 914 sf
DET. ______
TUCKUNDER
3/4 _2_
1/2 J_
(/OFBEDROOMS _4
WALKOUT No
OPEN 224 sf
DECK 539 sf
# OF FIREPLACES _3
LAKESHORE N/ACENTRAL AIR Yes
MISC. COMMENTS: The subject is a mostly brick two storv house, uood condition. The lower
Road 6 but due to a larce earthen berm across the back of the vard. has no view of the road. .
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACl ION
LAND $143,000 $183,000 $183,000
BUILDING $632,000 $746,000 $660,000
TOTAL $775,000 $929,000 $843,000
ASSESSOR:Kevin Wynn DATE: May 2,2002
li
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OroDO Local Bond of Review and Equalization
2750 Kdley Parkway
Oronc,MN 55356 1 . 1, f. ’
wii t wi
April 24,2002
To Whom It Mqr C m:
I have reoeotly reviewed the Hennepin County Real Estate Valuation Notice fiw our
property at 290 Hollander Road (ID# 25-118-23 43 0011), in which our estimated markrt
value increased from $775,000 for 2001 to $929,000 for 2002. This represents a 19.9%
increase in value over a one year period. Idonotagree with this valuation, paiticulariy as
it rdates to recent sale prices in my nei^boihood As a result, I am requesting you to
have the value of my propoty reviewed.
Thunk you for your consideration of this request
VI ‘i 8DU88!||0iui-9 8(121:21 2002 *t2 ‘J<V
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SUBJECT INFORMATION SI IFF.T
NAME John Siiclow_________________
ADDRESS Address Unassiiincd______________
PID# 15-117-23-21-0007 PROPERTY TYPE LR
SALE PRICE
STORY HOT.
SALE DATE YEAR BUILT
GROSS BLDG. AREA
GROUND I LR. AREA
GARAGE - ATI. ___
DEI.___
TUCKUNDER ___
CENTRAL AIR
BSMT. FINISHING
BATH- DELUXE
FULL
3/4
1/2
# OF BEDROOMS
WALKOUT
LOrSlZE 97.081 (2.23ac)
PORCH - GLAZED
SCREENED
opi :n
DECK
U OF FIREPLACES
LAKESHORE
MISC. COMMENTS: This is a vacant site that we thought was buildabic with over 51,000 sf. of dry
land. AHer further review we found that it would be very dilllcult to build a house on this parcel. It
does olTer privacy to the adjoining parcels and could potentially be sold to one of them, where they
could create their own little nature preserve. There is a pond that abuts the adjoining properties, but
there is a ridge that is traversable to the high and dry land.
VALUATION 2001 PAY 2002 2002 PAY 2003 RECOMMEND COUNCIL ACTION
LAND $25,000 $25,000
BUILDING
TOfAL $25,000 $25.(No change
ASSESSOR: Kim Jensen DATE: 4-24-02
04/29/02 TUB 11:20 FAX 6129945078 STIELOW PROPERTIES
To Whom It May Concern;
Re: Ptopeity ID i5-l 17-23-21-0007
Attn; Kim Jonsoa
Fax 951-249^616
Orono County Amcssot
I have boitght the ‘Pink Palace Propcity’ app. 30 yean ago and developed, sold
all oru but lUs lot The city of Orono has collected my real estate taxes all these
yem and 1 fhel l have paid a Mr tn, based on a eunmaud market value of
$ 25,000 and a limited market value S10,000. As you know the properQr b
el this time not biiildable. A change in valuation tiom S 23,000 to S 200,000
end from S 10,000 to $ 30,000 seems out of conitoL
. i
JohnSticlow
612-333-3300 April 23,2002
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Parcel Information
Parcel ID 15-117-23 21 0007
38 ADDRESS UNASSIGNED
ORONO
Land Area (SQ FT) 97062
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