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HomeMy WebLinkAbout04-20-2005 Board of Appeal and Equalization Minutes• r 1 LJ • ORONO BOARD OF APP: Wednesday, 7:00 o'( ROLL The Orono Board of Review met on the above date A Mayor Barbara Peterson, Council Members Jim Whit represented City Staff: Hennepin County Appraisers Recorder Jackie Young. Council Member Bob Sansevere was absent. Mayor Peterson called the Board of Appeal and Equa APPEALS Davy explained tonight's meeting is intended to give property valuations and present any evidence they fei incorrect for 2005. Davy stated the valuations are arrived at by studying through the City of Orono. Those assessments are to which reviews the assessments to insure that certain Hennepin County Assessors Office conducts a sales; need to occur. Davy stated the values are based on with the overall valuation of properties in the City ne the valuation determined through the sales analysis. estimated market value to the sale price of the propel needed to be adjusted. OF THE L AND EQUALIZATION ri120, 2005 k p.m. i the following members present: Lili McMillan, and Jim Murphy. The following 'illiam Davy, Kevin Wynn, Tom Kunik; and to order at 7:00 p.m. Orono residents the opportunity to discuss their would help show why their market valuation is market and by doing market ratio studies of sales i into the Hennepin County Review Board, dards are being met. Davy stated each year the ysis to determine what type of valuation changes o from October 1, 2003 to September 30, 2004, ig to be between 90 percent and 105 percent of vy indicated following a comparison of the , if they find that the market values are low, they Davy noted 135 sales out of 2,915 residential properties occurred in Orono within the last year, with 47 of those sales being located along the lake. Davy state&each year the Hennepin County Assessors Office looks at one -fourth of the City to insure that the median used by the Assessors Office is at the 95 or 96 percent median of the market value. Davy stated if, after reviewing the valuation, the prol have the right to appeal their valuation at the County a property owner to the local Board, the assessor woi property. The property owner may request that the a how that valuation is obtained. After reviewing the I local Board for their approval, and the property own( he is still dissatisfied with the valuation assigned to t appeal the local Board's decision by appearing befor Minnesota Tax Court. xty owner is not satisfied with the valuation, they 3oard of Review. Davy stated following appeal by d review the information on file regarding the ;essor visit the property and provide information on operty, the assessor brings his findings back to the may appear at the reconvened Board of Review if property. The property owner may also choose to the County Board of Equalization, followed by the 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. Mayor Peterson noted the reconvened Board of Appeal and Equalization has been scheduled for May 9, 2005. PAGE 1 MINUTES OF THE ORONO BOARD OF APPEAL AND EQUALIZATION Wednesday, April 20, 2005 7:00 o'clock p.m. • Davy noted that the reconvened hearing should be held within 20 days of the first Board of Appeal and Equalization. Peterson stated all residents in attendance would be notified of the new date. 1. John Ericson, 1620 Shadywood Road, PID 17- 117 -23 210012. Ericson stated his estimated market for 2005 is $989,000, which is an increase of $147,000 in one year or 17.6 percent. Ericson stated his house was built in 1902 and was remodeled approximately 15 years ago and has had no further improvements. Ericson commented his residence is not like a new house. Ericson stated he would be agreeable to paying the $147,000 if the public landing near his property is removed, noting that the amount of boat traffic on the lake has dramatically increased over the years. Murphy inquired whether Ericson owns any lakeshore. Ericson stated he has 125 feet of lakeshore property. Erickson stated he has two lots listed on one tax statement and that the City would not allow him to construct a new residence on the 65 -foot lot. Murphy stated if the average residential lakeshore went up 11.8 percent, what the rationale is for going up 17 percent on this parcel. Davy indicated the Assessor's Office looks at the median price of other homes along the lake within the city and that 125 feet of lakeshore would raise the median price. Davy noted any lakeshore over 50 feet is • appraised at a reduced value. Ericson reiterated since the City would not allow him to build on the one lot, he is paying taxes on land that would always remain grassland. Ericson stated he owns Lots 3 and 4 on Shadywood Road, with both lots comprising 125 feet of lakeshore. Ericson stated the amount of taxes he is being assessed is high compared to a lot that is buildable. Peterson inquired whether the public landing has been taken into account when assessing this property. Davy stated that has been taken into account. The Board requested the Assessor visit the Ericson property. 2. Allen Schmidt, 1415 Cherry Place, PID 08- 117 -23 33 0022. Schmidt stated this is a unique property because it is nonsaleable and nonbuildable lot. Schmidt indicates he uses this lot to store his utility trailer and fishhouse and that the only people that would be able to own this lot would be the abutting properties. Schmidt indicated the value on this lot over the past Eve years has increased from $1,000 to $28,000 and that in his opinion the lot is only worth $5,000. McMillan inquired what size the lot is. Schmidt stated the lot is approximately 50 feet wide and 150 feet long. The property was purchased in the 1980's for storage. • PAGE 2 4 MINUTES OF THE ORONO BOARD OF APPEAL AND EQUALIZATION Wednesday, A H120,2005 7:00 o'ctock p.m. McMillan inquired whether this is a separate tax Schmidt stated it is. Murphy inquired whether it is worth $100 a year to the property owner to be able to store his items. Schmidt stated he would not recoup that money if owned this lot for approximately 18 to 19 years. White inquired what the current taxes are on this pro lot would ever be sold. Schmidt stated he has Schmidt stated it is approximately $98 a year. Schmidt indicated five years ago the taxes were approximately $7 and the lot was valued at $1,000. 11 Davy indicated the property is currently valued at contributing to the primary property. Schmidt noted the properties have not been from the primary adjoining lot. ,000. Davy stated this property is viewed as and that it is his intention to sell the lot separately Murphy indicated he also owns two parcels of property and that in his opinion the value of the second adjoining parcel for storage is fairly valuable and that he is having a difficult time understanding how $98 • is excessive. The Board requested the Assessor visit the Schmidt property. �I 3. Gregg Perl, 309 Westlake Street, PID 05- 117 -23 garage, which increased it from three stalls to five s the process of completing it. Perl stated from 2003 $294,200 to $604,400. Perl indicated he has reside( increased by 47 percent in two years. McMillan inquired how much additional living Perl stated the living space above the garage is not finished at this time: White inquired whether this is Lakeshore !3 0040. Perl indicated he has put an addition on the ills, with living space above it, and that he still is in 2006, the property valuation has increased from on this property since 1987 and that his taxes have was added. the same size as the garage addition but is Perl stated it is not lakeshore and is approximately a'two -acre lot. Perl indicated he obtained the permit in 2003 but has not yet resided in the new living space.! Murphy inquired how building permits fit into the Davy stated every year copies of all building pei arrived at based upon the value the property has • anyone from the Assessor's office has contacted process. are received by the Assessor's Office and a value is :d by the improvements. Davy inquired whether Perl. PAGE 3 4 MINUTES OF THE: ORONO BOARD OF APPEAL AND EQUALIZATION Wednesday, April 20, 2005 7:00 o'clock p.m. • Perl stated he has not had any contact with the Assessor's Office and that his taxes have more than doubled in two years. Perl indicated the roads near his residence are also in very poor shape and that he would be willing to pay more in taxes if the roads were improved. Perl noted the amount of traffic on Watertown Road has greatly increased, which has led to the deterioration of the road. White noted that some of the roads in this area are county or state roads. White indicated the City of Orono is probably the third lowest taxing city in Hennepin County and that the City attempts to improve some of the roads every year. White noted the roads were unable to be repaired earlier in the year due to the cold weather but that repairs are now being done to some of the roads. Perl stated Watertown Road is also being used considerably more since the Old Crystal Bay Road bridge was removed and that the road has deteriorated considerably. McMillan indicated the City of Orono currently does not have a road fund and noted that the City does not collect all the taxes assessed against a property. The Board requested the Assessor visit the Perl property 4. Steve Poley, 2605 Thoroughbred, PID 04- 117 -23 110022. Poley indicated in his opinion his taxes are too high and that according to the Hennepin County web site, his neighbors are assessed lower than his. Poley stated he has a completely unfinished basement and a smaller house than some of the other • residences in the immediate neighborhood. Peterson inquired how big of an increase from last year Poley has experienced. Poley stated his taxes have increased approximately 15 percent from last year. Poley noted he has not spoken with the assessor. Poley stated he would be agreeable to paying more taxes if his basement were finished. The Board requested the Assessor visit the Poley property. 5. Scott Winton, 2140 Carriage Lane, PID 10- 117 -23 24 0035. Winton indicated he also has visited the Hennepin County web site and has compared the taxes of his neighbors with his residence. Winton stated he constructed his house approximately four years ago and that his basement is not finished and has less square footage than that of his neighbors. Winton stated according to the web site, his taxes are the highest in his neighborhood. Winton noted his taxes were decreased slightly last year after speaking with someone from the Assessor's Office, but that he is currently paying $11,850 and the other houses with more square footage and a pool are paying between approximately $8,900 and $10,000. McMillan indicated what is important to this Board is the valuation of the property. C] PAGE 4 t • C: C] ORONO BOARD OF APP: Wednesday, 7:00 o'c OF THE & AND EQUALIZATION Aril 20, 2005 ck p.m. Davy stated what is not always included in the valuations are any improvements that have been made to properties. Davy stated the Assessor's Office looks at estimated market value, which does not always include improvements to homes. Winton noted the homes in his neighborhood are fairly new. Peterson noted the Assessor did visit this quadrant The Board requested the Assessor visit the Winton 6. Scott Morrison, 1525 Sixth Avenue North, PID 21 for penalizing something that has not yet been sold a Morrison stated he would like to know what that just market. Davy stated a study of the sales throughout the City and more for properties, which is the reason for the is required to assess properties based on current mai the City where this property is located. 118 -23 33 0033, inquired what the justification is I the owner has not realized any capital gain on it. ication is for penalizing that theoretical gain in the been conducted and that people are paying more ier valuations. Davy noted the Assessor's Office value. Morrison inquired whether the state gives the property owner a rebate if the house is valued at a much higher amount than what it actually sells for in the future. Davy indicated the property owner would get an Morrison stated in his opinion a one year abatement i taxes on a higher valuation for a number of years. Davy stated the state rarely needs to issue an below what the home sells for. Morrison indicated he built this home in 1998 and the gone up $40,000 to $50,000. Morrison stated the taxi $736,000 to $827,000. Morrison stated at this rate ne $932,000. , Morrison indicated he has the same complaints regar( told by the City of Orono that Spring Hill Road is Loi Long Lake informed him that Spring Hill Road is Or( problem paying taxes when he is not receiving any be Morrison stated there should be a reasonable cap put Murphy commented he understands the frustration that the tax forms received by the property owners stated the Orono portion of the tax statement is the maintained a consistent levy over the years. from the state for one year. not fair if the property owner has been paying since the Assessor's Office is generally slightly every year since his valuation has consistently ale marketable value for this year has gone from t year's taxable marketable value would be g the roads as expressed earlier and that he was Lake's responsibility. Morrison stated the City of )'s responsibility. Morrison stated he has a tit from the City or the County. properties as far as valuations. )erty owners feel with the valuation process but .ide state, county, school and city taxes. Murphy llest portion of the taxes and that the City has PAGE 5 MINUTES OF THE : ORONO BOARD OF APPEAL AND EQUALIZATION Wednesday, April 20, 2005 7:00 o'clock p.m. Morrison inquired what Orono's percentage is on the roads. McMillan stated she would prefer to discuss the individual property valuations at this hearing, noting that the City's truth -in- taxation meeting is held in December. McMillan stated the percentage of the increase in valuation on a particular home typically changes every , year based on market values and is regulated by the State Legislature. Morrison stated he would have liked to have a representative from the county or state present at tonight's meeting. Morrison stated each year since owning the property he has experienced double digit increases. McMillan stated the City is taking whatever steps possible to keep the city's taxes as low as possible but that typically all the properties in the City experience an increase given the demand for land in this area. Morrison noted the assessor has already visited his site and that he attended tonight's meeting to voice his complaints about the rising valuations. 6. Scott Prochnow, 4075 Highwood Road, PID 07-117-23 44 0009. Prochnow stated for the first time in the approximately 15 years he has lived on his property a house was sold in his neighborhood which has given him some basis for comparing his valuation. The neighboring lot is approximately twice as large, with larger structures, and sold for approximately the 2003 valuation of $778,000. Prochnow stated the valuation for 2004 was $894,000. Wynn stated the sale in August would have affected the 2005 value. Prochnow stated the neighboring house sold for $775,000. Prochnow indicated his valuation in 2004 was $620,000, in 2005 it was $727,000, and for 2006 is $828,000. Prochnow stated in his opinion his valuation is not in sync with the house that was sold. Prochnow noted he was told by the Assessor's Office the house was sold under duress and that he differs with that characterization. The listing agent did a market analysis and suggested the $900,000 range for it to be sold, with the owner listing the property originally at over a million dollars. The house sold 60 days later in a very hot market for $775,000. Wynn stated he did speak with one of the sellers of that property and was informed that they were desirous of selling the property quickly and that it was recommended to sell the property at around $950,000. Wynn indicated a number of people did express interest in the house but that the house was sold to the next person who made an offer due to the rapidly failing health of one of the owners of the property. Prochnow stated if the house had been priced fairly in a hot market, the house would have sold for what it was listed on the market for. Prochnow stated the seller did not get the million dollars they originally listed the property for and that the house could have sat on the market for a much longer period of time had the price not been lowered. Murphy pointed out the average selling period for a million dollar house on the lake is approximately six months. PAGE 6 • • C] s • • • MINUTES OF THE ORONO BOARD OF APPEAL AND EQUALIZATION Wednesday-, April 20, 2005 7:00 o'clock p.m. Yrochnow stated at the present rate of increase, his valuation would probably approach a million dollars next year and that in his opinion his house is not worth that much. Wynn stated there are other comparables around the lake that this valuation is compared to and that it is not based solely on one transaction. Wynn pointed out in an area where there is a very low turnover, the values may not be adjusted upwards as high as necessary to reflect the current market rates and that they may experience a higher than usual adjustment one year to catch up to the market rate. Wynn inquired whether this house has been Prochnow stated two real estate agents have $650,000. recently by anyone, i his house is worth approximately $600,000 to Murphy noted Prochnow has the option of having the'Assessor's Office review his property and then proceeding forward to the County if he is still dissatisfied with the valuation. The Board requested the Assessor visit the Prochnow ipropertyy. Mayor Peterson noted the City received the following - written appeals: I John R. Burns, 2080 Shoreline Drive, PID 15- 117 -23 21 0006 'I Jack and Bobbi Henrich, 4125 Highwood Road, PID 07- 117 -23 44 0084 Tim and Natalie Vaughan, 205 Tonka Avenue, PID 05- 117 -23 13 0053 John Busacker and Carol Busacker, 2380 Abingdon Way, PID 03- 117 -23 23 0016 Il Karen and David Tayeh, 1370 French Creek Drive, PID 10- 117 -23 32 0010 Davy noted he received the following written appeal this afternoon: Green Valley & Associates, 2190 Wayzata Boulevard, 34-118-23-21-0033 Peterson requested the Assessor contact the above property owners. Davy requested the Board close the meeting to any requests that the Assessor's Office may receive after tonight's meeting. Murphy moved, White seconded, to close the meeting to any further requests for reviews before the Orono Board of Appeal and Equalization. VOTE: Ayes 4, Nays 0. ADJOURNMENT White moved, Murphy seconded, to recess and to reconvene the Orono Board of Appeal and Equalization no later than 20 days from tonight's meeting. VOTE: Ayes 4, Nays 0. PAGE+ 7 MINUTES OF THE ORONO BOARD OF APPEAL AND EQUALIZATION Wednesday, April 20, 2005 7:00 o'clock p.m. The Orono Board of Appeal and Equalization was adjourned at 8:28 p.m. ATTEST: Lin Ylee, City Clerk Barbara Peterson, Mayor PAGE 8 • • •