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HomeMy WebLinkAboutMay 20, 1985OFFICIAL PROCEEDINGS BOARD OF REVIEW (CONTINUED) MAY 20, 1985 The Board of Review was reconvened by Mayor Nawrocki at 7:30 P.M.. 1. Roll call: Hovland, Petkoff, Carlson, Peterson, Nawrocki - present 2. Purpose: To review the valuations as of January 2, 1985 if anyone is aggrieved of their valuations and to receive the City Assessor's recommendations on those valuations discussed at the May 6th Board of Review. 3. Assessor's Recommendations R~ard.ing, Valuations and Reviews a. 4415 Central Avenue, Midas Muffler: The City Assessor checked out two sales of similar type operations and recommends a $11,400 decrease in the valuation. She also based her recommendation on depreciation and size of the building, lack of visibility to Central and the placement of the drive thru. The valuations for the last four years were discussed and it was noted that the recommended valuation is lower than those preceeding it for the last four years. b. ll41 44½ Avenue: The City Assessor .is recon~ending no change in the valuation on this property. The p.roperty owner requested that the purchase price of the land be the value placed on it. She stated it had been a cash deal and considerably less than the appraised value. Councilmember Hovland advised the Council the retaining wall on the rear of the property is not completed and because of its construction will need continual maintenance. The Assessor had been unaware of the condition of the wall md could be considered a depreciating factor. She will refer this matter to the Building ~ector and upon his findings may consider an adjustment. Councilmembers Peterson and Hovland felt the lack of much backyard should be a consideration in placing a value on the land as it would be a factor in the resale Yalue of the property. c. Grief Brothers, 3700 University Avenue: The Assessor recommends no change for this property. She had reviewed the appraisal submitted to her by the company and noted discrepancies in the properties appraised. d. 3732 Pierce Street: The Assessor recommends no change in this property's valuation. The property owner had sought advice from two real estate agents and they stated they could not sell the property for more than $68,000. The valuation had been set at $74,200. The Mayor felt this property has a less than desirable lot. e. Central Valu Mall, 43rd and Central Avenues: At the time of the valuation the City Assessor had not received the requested rental and lease figure from the developer of the Central Valu Mall. These figures are a consideration if figuring the valuation. Recently, these figures were brought to the City Assessor and she recommended a de- crease of $469,600. f. 1600 Innsbruck Parkway: The City Assessor recommended no change in the valuation placed on this land and structure. She noted that the value of the land decreased and the increase in the structure value was due to the normal inflation applied to ali properties. She stated that the comparable the owner had used had recently been sold for $102,000 in January of 1985. The property owner said this asking price was received after the owner, who had purchased in October of 1984, had spent considerable money ITproving the house. In previous years this property had received a $2,000 allowance f the value for area traffics. The Mayor inquired why this allowance is not longer given and was advised it had been removed by Anoka County. g. 51OO Rainier Pass: The City Assessor had reviewed this home after the Board of Review 'Board of Review (continued) May 20, 1985 page 2 y 6th. She recommends this home be considered a rambler and she discounted a bath- room by 50~ because of its condition. She recommends no change in the classification. During her physical inspection she had noted some property had been omitted by previous inspections and this affected the present valuation and its classification. The owner distributed material which addressed comparables, condition of the home, and construction materials. He addressed the material and analysis therein with adjacent homes. He felt., the classification should be a five (5), not a three (31. The City Assessor recommended a $9,600 decrease. h. LaBelle Ill Condominium Association: The City Assessor recon~ended no change on these condominiums. 5he is presently working with the County Assessor on an equalizer for this type of property that wi11 apply to this specific development i. University Heights: The City Assessor recommends no change in this property's valuation. j. 1439 42nd Avenue: The City Assessor reviewed this property and recommended a reduction of $1,300. k. 1523 McLeod: At the May 6th Board of Review the City Assessor had stated that this vacant lot should receive an additional reduction considering the road and street ease- ments on it. After working with the Engineering Department and the Building Inspection Department she recommends the value of this lot be changed from $18,500 to $10,900 based on the hardships caused by the easements. !. 1713 Innsbruck Parkway: The City Assessor has not as yet been able to gain access to s property to make an on-site appraisal or review. The owner has prevlously stated he ans on having a private appraisal done. m.4300 Fourth Street: The City Assessor reduced the classification of this home which resulted in the value decreasing from $55,200 to $51,900. This change of classification was due to the condition of the structure. n. 1213 42nd Avenue: The City Assessor is recommending no change on the valuation placed on this property. It was noted that the condition of the house had resulted in a decrease in its value. The Assessor had valued the land as one parcel, one lot is vacant property and the other lot has the property owner's house on it. How this parcel co-ld be used for buildable lots was discussed as was a lot owned by the same person. The Mayor felt this property should be viewed and valued by what could be built on it. o. 1255 Polk Place: There was no discussion on this property. The owner had prevlously stated he will be attending the County's Board of Equalization regarding his concern. Recommendations Regarding Letter Received from Property Owners and Valuations: a. 1309 Lincoln Terrace: The City Assessor recommended no change and reviewed a list of comparables with the Council. This home had been purchased in 1980 for $83,000, the valuation for 1984 had been $87,300 and the valuation in 1985 was $87,400. The owner had stated he had been trying to sell the home and had no offers near the valuation. b. 4120 Fourth Street plus ten other apartment buildings owned by same investment company: ee city Assessor is recommending no change of value of the land. The structure value is aced by Anoka County and the investment company will be attending the Board of Equa- lization. Board of Review (continued) May 20, 1985 page 3 5100 Sixth Street: The City Assessor recommends no change in value. She intends on doing another valuation next year when all of the construction is completed. d. 3709 and 3855 Jackson Street: These properties have apartment buildings on them. The City Assessor places the values on the land and the County places the value on the structures. She is recommending no change in the valuation and felt the values of the structures should be reviewed at the County's Board of Equalization. e. 3712 Lincoln Street: The owner of this property wished to be placed on record as questioning the 13% increase of his property value as he may wish to attend the County's Board of Equalization. 4. City Council Action Regar~.in~ Valuations and Recommendations a. Midas Muffler, 4415 Central Avenue Motion by Petkoff, second by Hovland to place the 1985 valuation for the property at 4415 Central Avenue at $124,500. Roll call: Ail ayes b. 1141 44½ Avenue Motion by Hovland, second by Petkoff to reduce land value by $6,000 with a resulting total of $10,900 for the land and a total of $82,500 for the land and the house. Roll call: All ayes c. Grief Brothers, 3700 University Avenue The City Assessor's recommendation was accepted. 3732 Pierce Street Motion by Peterson, second by Hovland to place a value on the property at $68,000 which was a price stated by a real estate appraiser. Roll call: All ayes The owner showed the Council copies of his appraisal. e. Central Valu Mall, 43rd and Central Avenues Motion by Petkoff, second by Carlson to leave this property at the original assessed value of $5,368,600. Roll call: All ayes f. 1600 Innsbruck Parkway Motion by Nawrocki, second by Hovland to leave the assessed value of this property at $95,600. Roll call: All ayes g. 5100 Rainier Pass Motion by Peterson, second by Carlson to revert the classification to a four (4) and place the value at $124,000. It was Peterson's opinion that this property had been valued too low for a number of years. Roll call: All ayes h/i LaBelle III Condominiums & University Heights The City Assessor is requested to continue working with the County regarding the LaBelle condominiums and to leave the valuation on University Heights as stated. j. 1439 42nd Avenue The recom~endation of the City Assessor is acceptable and the value will now be $57t600. k. 1523 McLeod The recommendation of the City Assessor is acceptable and the value of this vacant lot will be reduced from $18~500 to $10,900 due to the hardships of the easements. Board of Revuew (continued) May 20, 1985 page 4 · 1713 Innsbruck Parkway The Mayor noted that this property owner is unwilling to allow the City Assessor view the property so no action can be taken. He noted that the property owner had previously stated he would allow the property to be viewed by the County Assesson The property owner discussed the policy of an arbitrary value being placed on property. m. 4300 Fourth Street The Council accepted the recommendation of the City Assessor for this property. n. 1213 42nd Avenue The Mayor stated that the rationale for determing the value of this property made it difficult for him to follow. He felt it is either three building sites and must be valued as such. Since it was considered as one parcel with three possible lots the opinion of the Mayor was that it was overvalued. The City Assessor noted that the property owner of this particular property had gone to the County and to the State last year and neither of them made any change. The City Assessor had de- creased the value last year. o. 1309 Lincoln Terrace No change made p. 4120 Fourth Street and ten additional buildings No action taken 5100 Sixth Street No change made r. 1255 Polk Place No action taken s. 3709 and 3855 Jackson Street No action taken t. 3712 Lincoln Street No action taken Adoption of the Assessment Rolls Motion by Peterson, second by Carlson to adopt the 1985 Assessment Rolls as presented by the City Assessor and amended by the Board of Review. Roll call: All ayes Adjourment Motion by Hovland, second by Petkoff to adjourn call: All ayes Jo~/~ne ~;tudent, Counci l'-Secretary Roll