HomeMy WebLinkAboutApril 7, 1997 Board of ReviewCITY OF COLUMBIA HEIGHTS
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.~90 40TH AVENUE N.E., COLUMBIA HEIGHTS, MN 55A21-3878 (612) 782-2800 TDD 782-2806
April2,1997
The following is the agenda for the BOARD OF REVIEW of the City Council to be held at 7 P.M. on
Monday, April 7, 1997, in the Gouncil Chambers~ City Hall, 590 40th Avenue N.E., Columbia Heights,
Minnesota.
1. Roll Call
2. Statement of Purpose .of the Board of Review
To review property valuations as of January 2, 1997, for tax payable 1998, and to hear appeals
from citizens who feel agSrieved or have questions regarding property valuations.
3. Introductions
The City Manager will introduce Ed Thurston - County Assessor, Mary Boyle - Residential
Appraiser, and Diana Stellmach, Commercial Appraiser
4. .Questions and Answers Re~ardin~ Property. Valuatio. ns
Citizens in attendance will be given an opportunity to raise questions regarding their property
valuations.
Council. Actions Re~ardin,~ Specific Cases; Or, Cases on Which Additional Information is
Desired
The Council may, at this time, take action regarding any of the properties that were discussed,
or instruct the County Assessor's Office to provide more information at a continued meeting.
1)
2)
RECOMMEND~E1L~OTION: Move to adopt the 1997 Assessment Rolls as presented
~~ MOTION~. '. Move to continue the Board of Review meeting to (date and
r~me~ Tor the purpose bf hearing additional information regarding only those property
values appealed and discussed on April 7, 1997, and to consider adoption of the 1997
Property Assessment Rolls.
6. Adjournment.
Walter R. Fehst, Ci. ty Manager
The City of Colurnbia Heights does not discriminate on the basis of disability in the admission or access to, or treatment
or employment in, it, ~ervices, prosrarns, or activities. Upon request, accommodation will he provided to allow
individuals with dizabilities to participate in all City of Columbia Heights' services, programs, and activities. Auxiliary
aids for handic~pped persons are available upon request when the request is made at least 96 hours in advance. Pleaze
call the City Council Secretary at 782-2800, Extension 209, to make arrangements, iTDD / 782-2806 for deaf only)
THE: CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISAB]LITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
To: Columbia Heights Local Board of Review
Subject: Appeal of our property valuation at the April 7, 1997 meeting
From: William C. Marshall
SUMMARY
With regard to an acceptable Market Value ~br our property it is reasonable in my opinion to reset it
to the 1995 valuation of $121,700. This represents a less than 10% reduction from the Assessors
estimate which in my opinion is flawed. This reduction would represent my estimate of the
discount we would need to a prospective buyer given that we must fully inform him of the defects
in the property rising out of deficiencies in the city water supply. We have previously conferred
with Realtors who advised us of certain repairs/replacements needed to readily sell our property
and have over past years since retirement expended over $7,000 to do that. These efforts were
also known to the Assessor in 1995 by telephone conversation.
COUNTY ASSESSOR DISCUSSION
On or about Mar 12,1997 1 contacted the County Assessor after receiving the Anoka County
statement of taxes payable in 1997 and the new estimated market value for taxes payable in 1998.
Our property is one of the about 30 homes in a 3 block area subjected to the water main acid
cleaning project of 1996 performed by the Here, Inc. contractor hired by the city. The main in
front of our house had less than a diameter of two inches before being cleaned and a 90% reduction
in water volume capacity.
My claim is that the market values are too high, they have been adversely affected by the known
failure of the six inch city water main over the past several years, and there is no "comparable"
property for "sales ratio data" to my knowledge within this area. To my surprise the Assessor
seemed ignorant of the water main problem (which on several occasions supplies "dirty" water) so
I suggested she contact the City Engineer Mark Winston and confirm. She did and called back to
suggest that people all over the Mpls/St. Paul area were accustomed to buying and drinking only
"bottled water" so that this was no inconvenience.
When I told her that a local Realtor had advised me that I must "disclose" the water main problem
when the property was offered for sale and that I needed a statement from the city that a
prospective buyer would not be liable for assessments to install any new water main, she referred
me to the City Engineer. I have asked for such statement and in part it says "...it is unlikely that
the city would assess...". This is not a definitive statement! A disclosure of the water main
problems in itself would turn away most prospective buyers excepting those seeking a discount in
a "distress" sale.
Note that "Estimated Market Value" is defined (on the Assessor's notice) as the following:
"The most probable price thot a well informed buyer would pay a well informed seller for
a property without either party being unduly forced to buy or sell".
MARKET VALUE HISTORY
Figure 1 shows the market value history 1988-98. Note that the $7,100 increase for payable 1996
together with the $4,900 for year payable 1997 and $500 estimated for 1998 add up to a $12.500
increase over the $121.700 market value for taxes payable 1995, A $12,000 increase in the two
years since 1995!
Please note that in 1995 it was well known that the City Council and Staff had several meetings to
discuss the local Herc, Inc. water main project to determine the best method of repairing the main
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cast-iron 6 inch pipe. I feel that the impact on property values must have been discussed as well as
some 2-3 million dollars of private property was at risk. Yet the Assessor seems to be unaware of
this until I intbrmed her.
SPECTRUM LABORATORY ANALYSIS REPORT
On 1-8-97 my next-door neighbor (Dr. Scott Foster) had this laboratory conduct a "Slime" test on
a water sample from his house. The City Engineer and the Assessor have copies of his letter, a
color photo of the dirty water, and the lab report.
The report indicates the absence of chlorine (iron bacteria and fungi were found). A lab technician
explained that basically he had, in effect, untreated water! I have had my chlorine levels tested last
week and at this time the levels were OK. However, we had the same filthy water in January and
last year as Dr. Foster. We now have installed a carbon under-the-counter water tilter in the
kitchen for drinking water. For bathing purposes we intend to also install a smaller shower
mounted filter. On rarer occasions the water looks like "tomato juice"!
The 1972 Federal Sate Drinking Water Act (SDWA) law requires cities to monitor the sat'ety of
water and to make reports on this monitoring to residents. So far these periodic reports are
apparently not available. The secondary (aesthetic) standards in the SDWA when exceeded may
cause non-health related effects to the water such as taste, odor, appearance, and can also affect
products such as glassware, dishes, fixtures, and appliances
1400O0
$134,200
$128,800
$121,700
135OOO
1300O0
125O00
120000
115000
110000
105000
1O0OOO
1986 1988 1990 1996 1998
1992 1994 ZOO0
Year
Sincerely,
Figure 1. Market Value Versus Tax Payable Year
William C. Marshall
1600 Iunsbruck Parkway
Columbia Heights, MN 55421
(612)574-0484
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1997 Columbia Heights Board of Review
County AssessOr's Recommendations
Bill Marshall
1600 Innsbruck Parkway NE
PIN 25-30-24-13-0038
Inspection of property made on April 10, 1997. Appraiser found
property to be in good overall condition. At this time, we find no
market data to support a reduction in value due to the water main
problems being experienced in the area.
Assessor's Recommendation: No Chanqe .--,~ ~-r/~'_~,_~ ~'-
Lee Stauch
1155 Khyber Lane NE
PIN 25-30-24-32-0029
Mr. Stauch signed up for the meeting but chose not to appear before
~ require~
~.No action
· David Wright
999 41 st Ave. NE
PIN 36-30-24-23-0357 & 0432
Mr. Wright had registered by phone to appear but did not show up at
No~____~ting~---'~--~
action required
Jane Halek
4602 Fillmore St. NE
PIN 25-30-24-33-0135
No inspection made. Ed Thurston reviewed with Ms. Halek all of the
information compiled regarding the double bungalows and duplexes
for the surrounding area of her property. He also reviewed with her,
over the phone, the property characteristics on which her va~ue is
based and she seem~atisfied that~it is corre~,t~
Assessor's Recomme ' .' .qe
Bruce Nawrocki
1255 Polk Place NE
PIN 25-30-24-21-0097
Mr. Nawrocki will be making arrangements prior to the County Board
of Equalization for a review of his property.
No action required
· Kevin McGinnity
4432 2nd St. NE
PIN 35-30-24-22-0078
Mr. McGinnity was unable to arrange for an inspection of the property
at this time. He will make arrangements prior to the County Board of
Equalization for a review.
Assessor's Recommendation: No Chanae
· Joyce Meier
4931 Jackson St. NE
PIN 26- 30-24-14-0132
No inspection made. Many attempts were made to contact Ms. Meier.
3 separate voice mail messages were left for Ms. Meier to please call
to arrange an appointment for an inspection. There was no response.
Assessor's Recommendation: No Change
Harold Hoium
4321 5th St. NE
PIN 35-30-24-21-0165
No review requested.
No action required
Jill Voelker
4549 Taylor St. NE
PIN 25-30-24-33-0124
Inspected on April 10, 1997. Found there to be some deficiencies in
the quality of workmanship due to the home being constructed in part
by inexperienced volunteer laborers.
Assessor's Recommendation: Reduction in value from $103,400
2
· Mary Maxton
2125 Argonne Dr. NE
PIN 25-30-24-11-0004
No review requested.
No action required
· Stephanie Small
1091/1093 Polk Circle NE
PIN 25-30-24-22-0055
Inspected property on April 16, 1997. Found there to be deferred
maintenance to the extent that it will affect market value.~ '
~.ssessor's 'Recommendation: Reduction in value from $104,700
to $100,700
· Jay Melton
4535 Taylor St. NE
PIN 25-30-24-33-0122
Inspected property on April 10, 1997. Found water problem in
basement.
Assessor's Recommendation: Reduction in value from $105,700
to $100,000
Dr. Scott Foster
1620 Innsbruck Parkway NE
P IN 25-30-24-13-0037
Submitted letter of appeal to keep option open for County Board of
Equalization.
No action required
Vernon Moore
2235 Chalet Drive NE
PIN 25-30-24-14-0090
Submitted letter of appeal to keep option open for County Board of
Equalization.
No action required
3
Robert Ruettiman
211,5 43rd Ave. NE
PIN 36-30-24-11-0046
Reviewed records and found nothing out of line.
Assessor's Recommendation: No Chan.qe
· Gary Peterson
3712 Lincoln St. NE
PiN 36-30-24-34-0034
Reviewed records and found nothing out of line.
Assessor's Recommendation: No Chan,qe
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ION 10.5: A~ KFA~[G F^~ ~0. S3~ 0652
Mary Boyle
Office o£the AssesSor
Anoka, County, Mn
VEKNON L. MOORE
2235 CHALET DRIVE
COLUMBIA HEIGHTS, MN 55421
Re: Property valuation of
Vernon L. and L. Shirley Moore
2235 Chalet Drive
Columbia Heights, MN 55421
PIN: R25 30 24-14-0090
I hope to be able to attend the Columbia Heights Board of R.eview on April 7, 1997, but
may not be able to do so.
I wish to appeal the valuation of our residence and would like to keep thc option ofappeal
open for the County Board of Equalization meeting-Apr~Tl6, 1997.
Vernon L Moore