06-01-1987 Board of ReviewCITY OF RICHFIELD, MINNESOTA
1987 BOARD OF REVIEW MEETING
June 1, 1987
BOARD OF REVIEW
MEMBERS PRESENT: John Hamilton, Mayor; Ivan Ludeman; Michael
Sandahl; Martin Kirsch; Edwina Garcia;
Lawrence Emond; and John Janski.
STAFF PRESENT: James Prosser, City Manager; Steven Devich,
Administrative Services Director; Thomas P.
Ferber, City Clerk; Larry Miller, Hennepin
County Principal Appraiser; Tom Holmes,
Hennepin County Senior Appraiser; and John
Dean, Assistant City Attorney.
The meeting was called to order by Mayor Hamilton at 7:02 p.m.
City Manager Prosser reviewed Council Letter No. 168
regarding the duties and responsibilities of the Board of Review.
Item#1 APPEAL BY THOMAS CUNDY, 6204 IIPTON AVENUE SOUTH.
P.I.D. 29-028-24-12-0035.
Thomas Cundy, 6204 Upton Avenue, stated that the location of
his home adjacent to the 62 Crosstown Freeway subjected the
property to excessive traffic noise which would support a lower
Estimated Market Value {EMV). He cited a letter from Edina
Realty which stated this property has a value 10% less than a
similar property which is not located adjacent to the Crosstown.
Larry Miller,-Hennepin County Principal Appraiser, compared
the value of the subject property to comparable properties and
recommended that the Board sustain the assessor's. determination
of an Estimated Market Value of $78,100 for this property. Mr.
Miller stated that the location~of the property had been taken
into account and the EMV was 5% - 10% less than what it would be
if it was located elsewhere in Richfield.
Mr. Cundy stated that the comparable properties cited by Mr.
Miller were not as severely impacted by the freeway noise because
of the grade depression of the freeway and distance from the
freeway. Mr. Cundy stated that the EMV for his property had been
reduced in 1984 and asked that no increase be given for 1987.
Board Member Emond stated that Mr. Cundy had sold the
property, for $84,900 in 1982 and that the 1987 EMV of $78,100 is
at least 10% below what the property could be sold for on the
market. He reviewed the sales of similar properties in the area.
Board of Review Meeting Minutes 2 June 1, 1.987
Board Member Janski stated Mr. Miller had used the proper
techniques in determining the EMV of the property and had
presented evidence to support his conclusion.
Barbara Cundy, 6204 Upton Avenue, stated that home has not
changed and she could not understand why the EMV had been reduced
in 1984 and was being raised in 1987.
Board Member
physically inspec
value increase or
Larry Miller
1984 based on the
available in 1987
time.
Ludeman stated that 25~ of the homes are
ted each year and that the percentage of market
decrease is applied to all homes in Richfield.
stated that he had reduced the market value in
inspection at that time and that the data
supports an increased market value at this
Lawrence Wozniczka, 6744 Wentworth Avenue, suggested that
comparable property data should also include market and assessed
value information in addition to sales data.
M/Sandahl, S/Ludeman
of $78,100 as the Estimat
at 6204 Upton Avenue. (P.I.D. 29-028-24-
Motion carried 7-0.
12-0035
Item #2 APPEAL BY SIDNEY SANFORD, 7000 PORTLAND AVENUE SOUTH.
P.I.D. 34-028-24-11-0071.
Sid Sanford, 7000 Portland Avenue, stated that his property
is adversely affected by traffic noise of 92-96 dba. He stated
that several homes in his area had sold below assessed value. He
stated that overinflation of values has caused problems for
financial institutions and that values should be decreased. He
stated that because his home had never been sold, any value
placed on it is pure speculation.
Larry Miller, Hennepin County Principal Appraiser, noted
that Mr. Sanford had declined to let him review the property and
compared the value of .the subject property to comparable
properties and recommended that the Board sustain the assessor's
determination of an Estimated Market Value of $83,000 for this
property.
1
Mayor Hamilton noted that he had observed the noise problem
at the subject property and asked Mr. Sanford why he did not
permit the assessor to inspect the property.
to sustain the assessor's determination
d Market Value of the property located.
Board of Review Meeting Minutes 3 June 1, 1987
Mr. Sanford stated that the property had been inspected
before and there had been no changes so he felt it would be a
waste of time.
Board Member Ludeman asked how the difference between
assessed ground floor area and assessed gross floor area is
weighed in the overall assessment.
Larry Miller reviewed the gross building area and ground
floor area concepts as used in comparing properties.
Board Member Janski asked if the EMV reflected the Portland
Avenue location.
Larry Miller responded that the value did reflect the
adverse impact of the location.
Board Member Sandahl asked Mr. Sandford what he felt the EMV
should be.
Mr. Sanford stated that it was his opinion it should be
$72,500.
Thomas Cundy, 6204 Upton Avenue, asked that the Board be
aware that when he sold his home in 1982, he gave a very
favorable 12°s interest rate which is why he was able to get
$84,900 at the time.
Council Member Ludeman asked what the EMV for 7000 Portland
Avenue was in 1986 and how much an average home went up in
Richfield.
Larry Miller responded that the EMV was $79,000 last year
and that the average increase was 3.6~s.
M/Ludeman, S/Sandahl to reduce the Estimated Market Value of
the pro erty located at-7000 Portland Avenue (P.I.D. 34-0__2_8-24-
11-0071) from $83,000 to $81,500.
Motion carried 6-1. (Garcia opposed)
Item #3 APPEAL BY CAROL INGERSOLL 7327 THOMAS AVENUE SOUTH
P.I.D. 32-028-24-14-0121
Carol Ingersoll, 7327 Thomas Avenue, stated that she wished
to appeal the EMV for this property because she had been advised
that the condition of the property would warrant a lower value.
The Board directed Mr. Miller to physically review this
property and decided to defer action on the appeal.
Board of Review Meeting Minutes 4 June 1, 1987
M/Ludeman, S/Sandahl to defer consideration of the appeal of -
Carol Ingersoll of the Estimated Market Value of the property
located at 7327 Thomas Avenue (P.I.D. 32-028-24-14-0121) to the
date the Board reconvenes.
Motion carried 7-0.
Item #4 APPEAL BY REVIN RILIAN, 7009 5TH AVENUE, P.I.D. 34-028-
24-11-0085.
Kevin Kilian, 7009 5th Avenue, appealed the EMV for his
property on the basis that the purchase price was less the EMV.
The Board directed Mr. Miller to physically review this
property and decided to defer action on the appeal.
M/Ludeman, S/Sandahl to defer consideration of the appeal of
Kevin Kilian of the Estimated Market Value of the property
located at 7009 5th Avenue (P.I.D. 34-028-24-11-0085) to the date
the Board reconvenes.
Motion carried 7-0.
Item #5 APPEAL BY DAVID HANSON, 6436 OLIVER AVENUE SOIITH
(APARTMENTS) P.I.D. 28-028-24-23-0005.
Larry Miller, Hennepin County Principal Appraiser, stated
that Mr. Hanson had filed a written appeal, and submitted data to
the Board but was :not in attendance tonight.
M/Ludeman, S/Sandahl to sustain the assessor's determination
of $468,000 as the Estimated Market Value of the property located
at 6436 Oliver Avenue.. (P.I.D. 28-028-24-23-0005)'
Motion carried 7-0.
Board of Review Meeting Minutes
~z~ ~~I11;~; I :I ~; M 4'
5
M/Sandahl, S/Ludeman to adjourn the meet
the 1987 Board of Review on Monday, June 8, 1
the Citv Council Chambers to consider the pen
Motion carried 7-0.
1
The meeting was adjourned at 8:00
Date Approved: 6/22/87
~~,~~~ ~~
Thomas P. Ferber
City Clerk
~~
~ i
Ja a Prosser
Ci Manager
June 1, 1987
and to reconvene
at 6:30 p.m. in
appeals.
Mayor