D. Bd of Review & EqualizationMEMORANDUM
CITYOF
CHAN SEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952,227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www, ci.chanhassenmn.us
TO: Todd Gerhardt, City Manager
FROM: Justin Miller, Assistant to the City Manager .-:T/~
.12.
DATE: April 21, 2004
RE: Board of Review and Equalization - Continued
BACKGROUND
At the April 12th meeting, the City Council, sitting as the Board of Review and
Equalization, received comments regarding 2004 property valuations. Due to the
number and complexity of the appeals, the hearing was continued to the April 26th
meeting.
Attached are appeals and recommendations from the County Assessor. They are
summarized as below (supporting documentation for each property is attached to
this report):
Name Address Original Recommended
Assessment Assessment
Gerald and Janet 7305 Laredo Dr. $220,600 $211,400
Paulsen
Paul Lidstone 3991 Country $304,800 $295,600
Oaks Dr.
Bruce and Jennifer 4001 County Oaks $285,200 $272,100
Linn Dr.
Stephen and 7603 Huron "$205,700 $205,700
Melinda Giordano
Thomas and 801 Pleasantview $353,500 $353,500
Jeanne Kraker Rd.
Terry and Gwen 161 South Shore $339,200 $339,200
Nelson Court
Michael Jonikas 6368 Oxbow Bend $501,400 $501,400
David and Maren 6501 Troendle $393,100 $375,700
Reeder Circle
Nancy Mancino 6620 Galpin Blvd. $1,265,200 $1,265,200
RECOMMENDATION
Staff recommends that the Board of Review approve the appealed assessments as
presented by the Carver County Assessor.
1
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL #
PID # 258200100
DATE 4/10/2004
NAME PAULSEN, GERALD & JANET
ADDRESS 7305 LAREDODR
CHANHASSEN
DISTRICT
PHONE
MN 55317
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Valuation increase in one year seems excessive.
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$72,400 2004 NEW IMPRV. VALUE $0
$148,200 2004 GA LAND VALUE $0
$220,600 CLASS 201 1
ACTION TAKEN BY ASSESSOR: STEVE C DATE: 4/20/2004
Mr. Paulsen contacted our office with questions on this estimated value for Pay 05. I inspected his home and reviewed market
data for recent sales in his area of similar homes.
After making some adjustments to the building data for his home which were noted during the interior inspection, I
recommended a reduction in his estimated market value of $9,200.
Mr. Paulsen is in agreement with this change.
Attached is an e-mail response from Mr. Paulsen confirrning that this change is acceptable.
ASSESSOR'S RECOMMENDATION:
LAND VALUE $72,400
BUILDING VALUE $139,000
NEW EMV $211,400
iAMOUNT OF ADJ (DIF+-)i ($9,200)
NEW IMPRV. VALUE CHANGE
NEW GA LAND VALUE
NEW CLASS CODE 201 1
$0
ACTION TAKEN BY BOARD:
Approved as Recommended
Adjusted as noted:
Page 1 of 2
Steve Clay
From: gerald w paulsen [paulseng@juno.com]
Sent: Thursday, April 15, 2004 3:03 PM
To: Steve Clay
Subject: Re: Confirmation for Councilman Ayotte
Mr. Clay:
My wife and I accept the reduction in our 2005 property evaluation to $211,400 for estimated and
taxable market value as a result of our appeal to the Board of Review and Equalization on April 12,
2004.
This results in an increase of 8.5% over our 2004 evaluation. We had hoped for a greater reduction, and
will continue to lobby the city and county for reduced spending.
As you commented, part of the reason for increased purchase prices of homes is because of lower
interest rates that encourages people to believe they can afford a higher priced house because of a lower
mortgage payment. This is an artificial impetus for higher priced homes.
To the Board: we regret we could not attend the meeting in person, and thank you for approving Mr.
Clay's recommendation.
Thank you for you timely response,
Jerry & Jan Paulsen
7305 Laredo Dr.
Chanhassen
934-7032
On Wed, 14 Apr 2004 16:33:53 -0500 "Steve Clay" <sclay(~co.carver.mn.us> writes:
Councilman Ayotte would like confirmation that we are in agreement on the change in
the estimated market value for you property. The following is a synopsis of events:
An e-mail appeal from Mr. Gerald Paulsen was forwarded to me Monday, April 12, 2004.
I met with Mr. Paulsen later that day, inspected the interior and exterior of the property,
and reviewed market data of recent sales of similar properties in his general neighborhood area.
Upon making changes to our computerized appraisal estimating program to reflect items noted
during the inspection, I was able to recommend a reduction in the estimated market value for taxes
payable in 2005 of $9,200.
Mr. Paulsen agreed that this change was acceptable.
Please confirm that this is also your understanding by replying to this e-mail and I will include it
with our other information and responses to the council.
Thanks.
4/20/2004
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL#
PID#
DATE
NAME
ADDRESS
252510150
04/12/04
LIDSTONE, PAUL
3991 COUNTRY OAKS DR
EXCELSIOR
DISTRICT
PHONE
MN 55331
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Miscellaneous
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$91,400 2004 NEW IMPRV. VALUE $0
$213,400 2004 GA LAND VALUE $0
$304,800 CLASS 201 I
ACTION TAKEN BY ASSESSOR: STEVE C DATE: 4/19/2004
Mr. Lidstone appeared before the Board of Review on April 12th with an appeal based on storm water problems in his
neighborhood. I spoke with the city's Water Recourses Coordinator, Laurie Haak, regarding this issue and was told that the
city is working on ways to resolve the problem.
I met with Mr. Lidstone and inspected the home and the lot, noting an area of the back yard that is being affected by the
storm water. There was no sign of a water infiltration problem in the basement of the home.
I am recommending a 10% reduction in the land value portion of the estimated market value. This is a reduction that has been
historically used for problems such as this.
I have discussed this reduction with Mr. Lidstone and he feels that this is a reasonable adjustment. He also understands that
this reduction will be removed when the problem with the storm water runoff is corrected.
ASSESSOR'S RECOMMENDATION:
LAND VALUE
BUILDING VALUE
NEW EMV
iAMOUNTOFADJ (DIF+-)i i
ACTION TAKEN BY BOARD:
$82,200
$213,400
$295,600
($9,200) I
Approved as Recommended
NEW IMPRV. VALUE CHANGE $0
NEW GA LAND VALUE $0
NEW CLASS CODE 201 1
Adjusted as noted:
Local Board of
and Equalization
Appeal
Paul Lidstone
3991 Country Oaks Drive
,Excelsior, MN
55331:7706
Apdlt2,2004
Dear Board Members:
We .are ,requesting :that our property taxes be ,reduced due to water runoff issue,
involving the CitY of Chanhassen, caUsing soil erosion and water saturating soil in our
backyard and 4 other adjacent properties.
We .have .been working with the ,City ,of Chanhassen (Led Haak- Water Resoures
Coordinator and Kate Aanenson -Community Development Director) for over3 years
on the problem. The City has 'admitted that water from-Hallgren Court Properties is
not flowing correctly into a existing storm water pond and flooding the backyards of 4
properties'in Country Oaks Drive. 'ln addition 'it appears that there is'leaking from the
storm water pond causing backyard soils in Country Oaks Drive to be constantly
saturated with water.
The .city :is ,developing a plan to attempt ,to fix :the .problem. One of our neighbors
downstream (having less erosion and soil saturation than we are) has been getting
properby tax reductions for the past 2'years. This is'6741 Country Oaks Road owned
by Steve and Lisa Ehlers.
If we would attempt to sell .our house today our selling price would be diminished
because of 'this water runoff problem. We have 'had landscaping eroded, gardens
washed out, and even lost a couple of trees due to water/soil saturation.
Please consider our request.
Paul Lidstone
3991 Country Oaks Drive
Parcel ID No. R25.2510150 Tax Bill 20336
:Phone ,Number-952-470-6346
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL #
PID # 252510160
DATE 04/12/04
NAME LINN, BRUCE & JENNIFER
ADDRESS 4001 COUNTRY OAKS DR
EXCELSIOR
I WANT MY PROPERTY REVIEWED BECAUSE:
MN 55331
DISTRICT
PHONE
CHANHASSEN CITY
Miscellaneous
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$9t,400
$193,800
$285,200
2004 NEW IMPRV. VALUE
2004 GA LAND VALUE
CLASS 201 1
$0
ACTION TAKEN BY ASSESSOR: STEVE C
DATE: 4/19/2004
While investigating the storm water runoff issue for the neighboring property (Lidstone) with city staff, Mr. Linn's property
was mentioned as the other property that was being affected. While inspecting the neighboring (Lidstone) property, I also
inspected Mr. Linns home and lot.
Mr. Linn has the same water runoff problems with the rear yard area of his property. Also, there was noted signs of water
infiltration problems in an area of the basement at the rear of the home.
I am recomtnending a 10% reduction in the land value portion and a 2% reduction in the building portion of the estimated
market value.
Mr. Linn finds these reductions acceptable, and also understands that they will be removed once the storm water problem is
corrected.
ASSESSOR'S RECOMMENDATION:
LAND VALUE $82,200 NEW IMPRV. VALUE CHANGE $0
BUILDING VALUE $189,900 NEW GA LAND VALUE $0
NEW EMV $272,100 NEW CLASS CODE 201 1
iAMOUNT OFADJ (DIF+-)[ i
($13,100) i
ACTION TAKEN BY BOARD:
Approved as Recommended
Adjusted as noted:
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL #
PID # 253500190 DISTRICT
DATE 4/12/2004 PHONE
NAME GIORDANO, STEPHEN & MELINDA
ADDRESS 7603 HURON
CHANHASSEN MN 55317
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Valuation increase in one year seems excessive.
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$67,000
$138,000
$205,70O
2004 NEW IMPRV. VALUE
2004 GA LAND VALUE
CLASS 201 1
$0
ACTION TAKEN BY ASSESSOR: STEVE C
DATE: 4/12/2004
Ms. Giordano has filed a appeal, feeling that her estimated market value is excessive. The home was built in 1966 with an
attached garage. At some point the attached garage was remodeled into a family room and a detached garage was built.
I have attached a sales comparison study with 3 sales of similar homes in the immediate neighborhood which indicates a
market value for the home in the range of $228,000. Our current estimated value is $205,700.
Ms. Giordano has expressed a concern that the family room conversion area is only heated with the fireplace and does not
have central air.
With the high demand for homes in this price range and the relatively low number available on the market, it is my
observation that buyers will often overlook shortcomings such as this. Also, the $20,000+ difference between our estimated
value and the indicated value in the sales comparison study should more than cover the cost to cure this deficiency.
ASSESSOR'S RECOMMENDATION:
LAND VALUE $67,000 NEW IMPRV. VALUE CHANGE $0
BUILDING VALUE $138,000 NEW GA LAND VALUE $0
NEW EMV $205,700 NEW CLASS CODE 201 1
iAMOUNT OFADJ (DIF+-)! [ $0 ~1
ACTION TAKEN BY BOARD:
Approved as Recommended
Adjusted as noted:
Comparable Grid for 25.3500190
Item Subject Comparable t/1 Comparable #2 Comparable #3
Address 7603 Huron 7607 Huron 512 76 St W 509 Chun View
IProp ID# 25.3500190 25.3500170 25.7900010 25.7900230
Chanhassen Orig. Town
Location area Same Same Same
Sale Price $227,000 $215,000 $213,500
Pdce/SF $171.71 $144.30 $204.11
Data Source Inspection Record Inspection Record Inspection Record Inspection Record
AdjuStments Description Description 4-(-) Adj. Description .... +(-) Adj. . Description +(-) Adj.
Date of Sale Jul-03 $9,000 Sep-03 $4,300 Aug-03 $5,500
Scholers 2nd Scholers 2nd
Sub-Div. Highland Park Highland Park Addition Addition
Site/View .30 Ac lot- good .31 Ac Lot-gd $0 .27 Ac Lot-good $0 .27 Ac Iot-gd $0
Design/Appeal One Story One Story $0 One Story $0 One Story $0
Quality of
Construstion Avg-30 Avg-30 $0 Avg-30 $0 Avg-30 $0
Year Built 1966 1967 1970 ($2,000) 1975 ($4,500)
Condition Avg for Age Avg for Age $0 Avg for Age $0 Avg for Age $0
Above Grade BR's Bth's Total BR Bth Tot BR Bth Tot BR Bth Tot
Room Count 3 2 3 2 $0 4 2 $0 3 I $2,000
Living. ,&rea ..... 1,522 1,322 $6,000 1,490 $1,000 1,046 $14,300
Basement Area 1,102 1,322 ($2,200) 1,154 ($500) 1,008 $900
% Bsmt Area Fin. 54% 90% ($11,900) 52% ($100) 0% $11,900
Functional Utility Average Average $0 Average $0 Average $0
Heat/Cooling ForcedAir/CentralAir ForcedAir/Cen $0 ForcedAir/Cen $0 ForcedAir/Cen $0
Pool None None None None
Garage 2 car detached 2 car attached ($2,500) I car attached $2,000 2 car attached ($2,500)
Porches None Screened porch ($3,500) None $0 None $0
Decks/other None Deck ($1,000) Deck ($1,000) Deck ($1,000)
Fireplaces One Frplc None $2,500 Woodstove $1,000 WoodstOve $1,000
~ F00~ ~dj~Si~ , GroSs Adjustment % 12% ........ 5% 15%
~ ~rade
Net Adjustment% 2% 2% 13%
Bsmt ~:~'~
Net Adjustment ($3,600) $4,700 $27,600
Indicated Value ,,, $223,400 $219,700 $241,100
Final Value EstimateI $228,067 I
CIMARRON CIR
DRIVE
DRIVI:
SANTA FE TRAIL
STREET
CHAN
Comp 1
77TH
Comp
WEST
78TH
STREET
WEST Sl
CHAN ~,
WEST
Subject
25.3500190
Comp 1
Comp 2
Comp 3
11
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL#
PID#
DATE
NAME
ADDRESS
252700330
4/13/2004
KRAKER, THOMAS & JEANNE
801 PLEASANT VIEW RD
CHANHASSEN
DISTRICT
PHONE
MN 55317
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Valuation increase in one year seems excessive.
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$86,200 2004 NEW IMPRV. VALUE $0
$267,300 2004 GA LAND VALUE $0
$353,500 CLASS 201 I
ACTION TAKEN BY ASSESSOR: STEVE C DATE: 4/19/2004
Mr. Kraker submitted a letter to appeal his estimated market value.
Attached is a sales comparison study using 3 sales of walkout ramblers similar in size and quality. The indicated value for
Mr. Kraker's property is $388,000. As our estimated market value is only $353,500, I am recommending that no changes be
made to the value.
ASSESSOR'S RECOMMENDATION:
LAND VALUE $86,200
BUILDING VALUE $267,300
NEW EMV $353,500
IAMOUNT OF ADJ (DIF+-)'~ i $0
NEW IMPRV. VALUE CHANGE
NEW GA LAND VALUE
NEW CLASS CODE 201 1
$0
ACTION TAKEN BY BOARD:
Approved as Recommended
Adjusted as noted:
12
April 12, 2004
Thomas J Kraker
80l Pleasant View Road
Chanhassen, MN 55317
R25.2700330
To: Local Board of Appeal and Equalization
I believe my market value is too high in comparison to other homes in the Pleasant View
area I am not on a lake or .pond, the house is not that large and is only a one story with
the lower level finished.
it appears at least the building value is too high in comparison to other properties such as
6500 Peaceful Lane, 335 Pleasant View Road, 855 Pleasant View Road, and 6320 Fox
Path.
Also, the driveway is directly on Pleasant View Road, and not on a cul de sac or less busy
roack
Please take another look at my valuation assessment. I hope you agree that it deserves to
be lowered.
Sincerely,
Thomas Kraker
13
Comparable Grid for 25.8090140
Item Subject Comparable #1 COmparable #2 Comparable #3
Address 801 Pleasant View Rd 800 Woodhill Driive 890 Fox Court 1376 Ithilien
Property ID# 25.2700330 25.1601940 25.2700450 25.3640080
Proximity 7/10 mile south 1/10 mile south 7/10 mile west
Sale Price $295,000 $375,000 $345,000
Pdce/SF $146.33 $146.03 $216.44
Data Source Inspection Record Inspection Record Inspection Record Inspection Record
Adjustments Description Description +(-) Adj. Description +(') Adj. Description +(-) Adj.
Date of Sale May-03 $13,700 May-03 $17,500 Mar-03 $20,000
Ithiliem
Fox Chase Subdiv/traffic Carver Beach/Iow Fox Chase/Iow Subdiv/Low
Location influ, traffic $10,000 Traffic ($15,000) traffic ($15,000)
SiteNiew .63Ac, Wooded Lot .46Ac, Wooded $0 .42Ac/Avg lot $5,000 .34Ac/Avg lot $5,000
Design/Appeal OneStory/Good OneStory/Gd OneStory/Gd $0 OneStory/Gd $0
Quality of
Construstion Avg-35 Similar Quality $0 Similar Quality $0 Similar Quality $0
Yr. Built/Effective
Age 1988/1988 1966/1975 $13,000 1989/1989 ($1,000) 1993/1993 ($5,000)
Condition Avg for Age Avg for Age $0 Avg for Age $0 Avg for Age $0
Above Grade BR's Bth's Total BR Bth Tot BR Bth Tot BR Bth Tot
Room Count 4 2.75 3 2 $1,500 3 1.75 $2,000 2 2.5 $500
Living Area 1,628 2,016 ($15,500) 2,568 ($37,600) 1,594 $1,400
Basement Area 1,628 2,016 ($3,900) 2,498 ($8,700) 1,582 $500
% Bsmt Area Fin. 90% 30% $21,500 0% $36,600 50% $16,900
Walkout Walkout Bsmt Walkout bsmt $0 Walkout bsmt $0 Walkout bsmt $0
Functional Utility Average Average $0 Average $0 Average $0
Heat/Cooling ForcedAir/CentralAir ForcedAir/Cen $0 ForcedAir/Cen $0 ForcedAidCen $0
Energy Efficient
Items None None $0 None $0 None $0
2-Car
Garage 3-CarAttached (773sf) Tuckunder $24,000 2Car Att(560sf) $5,000 2car Att(528sf) $6,000
Porches 3seasPor(252sf) None $18,000 None $18,000 None $18,000
Deck(280sf)
Decks/other Deck(258sf) Deck(336sf) ($500) Deck(240sf) $0 Patio(168sf) ($1,000)
Fireplaces One Fireplace Two Frplcs ($2,500) One Frplcs $0 One Frplc $0
GrOss Adjustment % 35% 29% 21%
Net Adjustment% 27% 6% 14%
Net Adjustment $79,300 $21,800 $47,300
Indicated Value $374,300 $396,800 $392,300
Final Value EstimateI $387,800 I
Comp 2
Subject
Comp 1
Comp 2
Comp 3
16
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL#
PID#
DATE
NAME
ADDRESS
258010060
4/12/04
NELSON, TERRY & GWEN
161 SOUTH SHORE CT
CHANHASSEN
DISTRICT
PHONE
MN 55317
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Valuation increase in one year seems excessive.
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$90,100 2004 NEW IMPRV. VALUE $0
$249,100 2004 GA LAND VALUE $0
$339,200 CLASS 201 1
ACTION TAKEN BY ASSESSOR: STEVE C DATE: 4/19/2004
Mr. Nelson has appealed his estimated value. I inspected the property with the owner. At that time he pointed out a paved
bike/walking trail that was recently added to the park that his home backs up to. He feels this detracts from the value of his
home. In my opinion, this does not have a negative effect on his value.
I have attached a sales comparison study for your review which indicates a market value in excess of our current estimated
value.
No changes are recommended.
ASSESSOR'S RECOMMENDATION:
LAND VALUE
BUILDING VALUE
NEW EMV
IAMOuNT OF ADJ (DIF+-)~ i
ACTION TAKEN BY BOARD:
$90,100
$249,100
$339,200
$0
NEW IMPRV. VALUE CHANGE
NEW GA LAND VALUE
NEW CLASS CODE 201 1
Approved as Recommended
$0
Adjusted as noted:
17
Comparable Grid for 25.8010060
Item Subject Comparable #1 Comparable #2 Comparable #3
Address 161 South Shore Ct. 171 South Shore Ct. 6633 Alisa Ct 8755 Valley View Place
Property ID# 25.8010060 25.8010050 25.7990130 25.1280080
Proximity - Next door 2 miles SW 2.5 miles SW
Sale Price - $292,300 $344,900 $341,000
Price/SF $138.93 $159.90 $141.73
Data Source Inspection Record Inspection Record Inspection Record Inspection Record
Adjustments Description Description +(-) Adj. Description +(-) Adj. Description I +(-) Adj.
Date of Sale Jul-02 $35,100 May-03 $16,100 May-03 $15,900
Shenandoah Bluff Creek
Location South Lotus Lake Subdv Same $0 Ridge $0 Estates
.28Ac/backs to .33Ac/backs to .43Ac/Corner lot
SiteNiew park/culdesac Park $0 well landspc'd $0 .54Ac/Culdesac $0
1 and 2
Design/Appeal 1 and 2 Story/Gd Story/Gd $0 1 & 2 Story/Gd $0 I & 2 Story/Gd $0
Quality of
Construstion Abv. Average Abv.Avg. $0 Abv. Avg $0 Abv.Avg. $0
Yr. Built/Effective
Age 1993/1993 1992/1992 $1,000 1995/1995 ($2,000) 1996/1996 ($3,000)
Condition Avg for Age Avg for Age $0 Avg for Age $0 Avg for Age $0
Above Grade BR's Bth's Total BR Bth Tot BR Bth Tot BR Bth Tot
Room Count 4 3.75 4 2.75 $2,000 3 2 $3,500 4 2.5 $2,500
Living Area 2,120 2,104 $600 2,157 ($1,500) 2,406 ($11,400)
Basement Area 1,266 1,308 ($400) 1,345 ($800) 1,324 ($600)
% Bsmt Area Fin. 84% 0% $26,600 0% $26,600 30% $16,700
Walkout Walkout Bsmt Walkout bsmt $0 Walkout bsmt $0 No Walkout $5,000
Functional Utility Average Average $0 Average $0 Average $0
Heat/Cooling ForcedAir/CentralAir ForcedAidCen $0 ForcedAir/Cen $0 ForcedAir/Cen $0
Energy Efficient
Items None None $0 None $0 None $0
Garage 3-CarAttached (698sf) 3-Car Att(700sf) $0 3Car Att(780sf) ($1,000) 3car Att(640sf) $1,000
Porches None None $0 None $0 None
Deck&Patio
Decks/other Deck(246sf) (240sf) $0 Deck(330sf) ($500) Deck(336sf) ($500)
Fireplaces Two Fireplaces One Frplc $2,500 One Frplcs $2,500 One Frplc $2,500
Square Foot Adjustments Gross Adjustment % 14% 8% 12%
&bov~'Grade $40 . Net Adjustment% 23% 12% 8%
Bsmt area $~0 Net Adjustment $67,400 $42,900 $28,100
Fin. Bsmt Area ~ $25= Indicated Value $359,700 $387,800 $369,100
Final Value EstimateI $372,200 I
18
iSubject
Comp 1
Comp 2
Comp 3
19
Subject
25.8010060
Comp 1
Comp 2
Comp 3
20
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL #
PID # 258090140 DISTRICT
DATE 4/12/2004 PHONE
NAME JONIKAS, MICHAEL
ADDRESS 6368 OXBOW BND
CHANHASSEN MN 55317
I WANT MY PROPERTY REVIEWED BECAUSE:
Valuation increase in one year seems excessive.
CHANHASSEN CITY
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$159,800 2004 NEW IMPRV. VALUE $0
$341,600 2004 GA LAND VALUE $0
$501,400 CLASS 201 1
ACTION TAKEN BY ASSESSOR: STEVE C DATE: 4/19/2004
Mr. Jonikas is appealing his value based on his belief that property values in his area are not increasing at the same rate as
our estimated values.
Attached is a sales comparison study using three sales in the immediate area which indicates a market value of $566,000. As
this is more than our current estimated value, no changes are recommended.
ASSESSOR'S RECOMMENDATION:
LAND VALUE
BUILDING VALUE
NEW EMV
iAMOUNT OF ADJ (DIF+-)i
$159,800
$341,600
$501,400
$0
NEW IMPRV. VALUE CHANGE
NEW GA LAND VALUE
NEW CLASS CODE 201 1
$0
ACTION TAKEN BY BOARD:
Approved as Recommended
Adjusted as noted:
21
Comparable Grid for 25.8090140
Item Subject Comparable #1 Comparable #2 Comparable #3
Address 6368 Oxbow Bend 6321 Trapline Cir. 6320 Trapline Cir 460 Trapline Lane
Property ID# 25.8090140 25.8570130 25.8570170 25.8580140
Proximity 2 blocks east 2 blocks east 2 blocks east
Sale Pdce $505,000 $613,000 $645,000
Pdce/SF $164.39 $177.89 $194.98
Data Source Inspection Record Inspection Record Inspection Record Inspection Record
Adjustments Description Description +(-) Adj. Description +(-) Adj. Description +(-) Adj.
Date of Sale Adj
@6.25% Jun-02 $47,300 Jun-03 $19,200 Jan-03 $40,300
Location Near Mountain Subdivs. same $0 same $0 same $0
SiteNiew .44 Ac - Good .53 Ac - Good $0 .52Ac - Good .47Ac - Good $0
Design/Appeal 2 Story - Good 2 Story - Gd $0 2 Story - Gd $0 2 Story - Gd $0
Quality of
Construstion 50- Good Similar Quality Similar Quality SimilarQuality $0
Year Built 1994 1990 $4,000 1989 $5,000 1989 $5,000
Condition Avg for Age Avg for Age $0 Avg for Age $0 Avg for Age $0
Above Grade BR's Bth's Total BR Bth Tot BR Bth Tot BR Bth Tot
Room Count 4 2.75 5 3.5 ($1,500) 5 3.5 ($1,500) 4 3.25 ($1,000)
Living Area 3,066 3,072 ($300) 3,446 ($19,000) 3,308 ($12,100)
Basement Area 1,604 1,397 $2,500 1,700 ($1,200) 1,706 ($1,200)
% Bsmt Area Fin. 0% 57% ($23,900) 82% ($41,800) 88% ($45,000)
Walkout No Walkout Walkout bsmt ($5,000) Walkout bsmt ($5,000) Walkout bsmt $5,000
Functional Utility Average Average $0 Average $0 Average $0
Heat/Cooling ForcedAir/CentralAir FomedAir/Cen $0 ForcedAir/Cen $0 FomedAir/Cen $0
Energy Efficient
Items None None $0 None $0 None $0
Garage 3-Car (680sf) 3-car (680) 3car (756sf) ($1,800) 3car (748sf) ($1,600)
Screen 3SeasPr(325)
Porches Screen Porch (154) Por.(168) $0 None ($7,500) ScrnPr(197) ($20,000)
Decks/other Avg. (252) 2Decks (435) ($2,400) Avg. (390sf) ($1,700) Avg. (438) ($2,200)
Fireplaces Two Fireplaces Two Frplcs $0 Two Frplcs $0 One Frplc $2,500
'? ~"' ~qu~reFo°~AdjuStmen~ . Gross Adjustment % 12% 10%
1
4%
Ab0¥bG~aa;.~~'- ~. ~, '~;~ $50.~: Net Adjustment% 4% 9% 5%
Bsmtare~,. '~. ~ ~, ~i$~2.,:~,~ :i~ Net Adjustment $20,700 ($55,300) ($30,300)
FJ~'Bs~tAma',.' ": ;"; $30 '~' Indicated Value $525,700 $557,700 $614,700
Final Value EstimateI $566,033 I
22
Comp 3
Comp
Comp 2
Subject
Subject
25.8090140
Comp 1
Comp 2
Comp 3
24
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL #
PID # 258690020
DATE 4/19/2004
NAME REEDER, DAVID & MAREN
ADDRESS 6501 TROENDLE CIR
CHANHASSEN
DISTRICT
PHONE
MN 55317
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Property has minor structural problems.
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$108,600 2004 NEW IMPRV. VALUE $0
$284,500 2004 GA LAND VALUE $0
$393,100 CLASS 201 1
ACTION TAKEN BY ASSESSOR: STEVE C
DATE: 4/20/2004
Mr. Reeder contacted our office last year to inform us that he had discovered a water and mold problem with his home. The
problem is currently being corrected.
For other properties in the county with similar water/mold problems we have used an adjustment of 16% to the total market
value (land and building) of these affected properties. This 16% factor has also been used in tax court for an adjustment to
value.
Attached is a sales comparison study indicating a value (if there were no water/mold problem) of $482,500. This value
reduced by 16% would be $405,300, which is less than the estimated value we are recommending.
When Mr. Reeder contacted us last year, we reduced the land and building values for pay 2005 by 16%. Unfortunately, the
reduction factor on the land xvas mistakenly removed while adjusted land values in the area. Accordingly we are
recommending that the 1Board reduce the land value as indicated.
ASSESSOR'S RECOMMENDATION:
LAND VALUE $91,200 NEW IMPRV. VALUE CHANGE $0
BUILDING VALUE $284,500 NEW GA LAND VALUE $0
NEW EMV $375,700 NEW CLASS CODE 201 1
IAMOUNT OF ADJ (DIF+-)i I ($17,400) ]
ACTION TAKEN BY BOARD:
Approved as Recommended
Adjusted as noted:
25
Comparable Grid for 25.8690020
Item Subject Comparable #1 Comparable #2 Comparable #3
Address 6501 Troendle Cir 5771 Fox Path 6560 Shadow Lane 6670 Mulberry Circle
Property ID# 25.8690020 25.2700520 25.7890020 25.8830250
Proximity 1/10 mile east 6/10 mile west 5/10 mile west
Sate Pdce $553,600 $461,000 $490,000
Price/SF $182.65 $190.26 $170.55
Data Source Inspection Record Inspection Record Inspection Record Inspection Record
Adjustments Description Description +(-) Adj. Description +(-) Adj. Description +(-) Adj.
Date of Sale Adj
@8%/yr May-03 $25,800 Mar-04 ($9,200) May-03 $22,800
Fox Chase Shadow Ridge Willowridge
Location Troendle Addn-Good Subdiv. $0 Addn. $0 Addn $0
.60Ac-Good/Elev
SiteNiew .35 Ac-Good .View ($15,000) .42Ac-Good .73Ac-good ($5,000)
Design/Appeal 2 Stow - Good 2 Stow - Gd $0 2 Stow - Gd $0 2 Stow - Gd $0
Quality of
Construstion 50- Good Similar Quality $0 Similar Quality $0 SimilarQuality $0
Year Built 1994 1989 $5,000 1995 ($1,000) 1993 $1,000
Condition Avg for Age Avg for Age $0 Avg for Age $0 Avg for Age $0
Above Grade BR's Bth's Total BR Bth Tot BR Bth Tot BRi Bth Tot
Room Count 4 2.75 4 3.25 ($1,000) 4 2.5 $500 4 3.5 ($1,500)
Living Area 2,482 3,031 ($27,500) 2,423 $3,000 2,873 ($19,600)
Basement Area 1,451 1,624 ($1,700) 1,252 $2,000 1,196 $2,600
% Bsmt Area Fin. 18% 70% ($21,900) 0% $6,500 88% ($19,800)
Walkout No Walkout Walkout bsmt ($5,000) No Walkout $0 No Walkout $0
Functional Utility Average Average $0 Average $0 Average $0
Heat/Cooling ForcedAir/CentralAir ForcedAir/Cen $0 ForcedAir/Cen $0 ForcedAir/Cen $0
Energy Efficient
Items None None $0 None $0 None $0
Garage 3-Car (788sf) 3-car (740) ($500) 3car (664sf) $1,500 3car (680sf) $1,400
Porches None None $0 None $0 None $0
Decks/other Deck (144) Deck (281) ($1,400) Deck (272) ($1,300) Deck (432) ($2,800)
Fireplaces Two Fireplaces Two Frplcs $0 One Frplc $2,500 One Frplc $2,500
· ?: :Square Foot Adj~Jstments : , Gross Adjustment % 15% 5% 12%
A~ Grade: ,$50 i Net Adjustment% 8% 1% 4%
Bsmtare~ .~,, : ' $~0 ~'" Net Adjustment ($43,200) $4,500 ($18,400)
Fini Bsmt Area :, $25 Indicated Value $510,400 $465,500 $471,600
Final Value EstimateI $482,500 I
26
Christmas
Subject
25.8690020
Comp 1
Comp 2
Comp 3
28
BOARD OF APPEAL AND EQUALIZATION-2004
(Assessed in 2004/Payable in 2005)
APPEAL #
PID # 255590020 DISTRICT
DATE 4/12/2004 PHONE
NAME MANCINO, NANCY
ADDRESS 6620 GALP1N BLVD
EXCELSIOR MN 55331
CHANHASSEN CITY
I WANT MY PROPERTY REVIEWED BECAUSE:
Miscellaneous
2004 ASSMT. LAND VALUE
2004 ASSMT. BLDG. VALUE
2004 ASSMT. TOTAL VALUE
$1,040,800 2004 NEW IMPRV. VALUE $0
$224,400 2004 GA LAND VALUE $0
$1,265,200 CLASS 201 1
ACTION TAKEN BY ASSESSOR: STEVE C DATE: 4/12/2004
Ms. Mancino appeared before the Board at its first meeting on April 12th.
At the Boards request, we are attaching a list estimated land value changes for several other larger acreage parcels in the area.
Also attached, a sale comparison study using four sales of homes on acreage lots with similar value as development land
ASSESSOR'S RECOMMENDATION:
LAND VALUE
BUILDING VALUE
NEW EMV
!AMOUNT OF ADJ (D F+-)i
ACTION TAKEN BY BOARD:
$1,040,800
$224,400
$1,265,200
$0
NEW IMPRV. VALUE CHANGE
NEW GA LAND VALUE
NEW CLASS CODE 201 1
Approved as Recommended
$0
Adjusted as noted:
29
CARVER
COUNTY
Office of County Assessor
Angie Johnson
Carver County Government Center
Administration Building
600 East Fourth Street
Chaska, Minnesota 55318-2102
Phone: (952) 361-1960
Fax: (952) 361~1959
April 11, 2004
RE: Mancino Appeal #25.5590020
For the 2004 assessment, taxes payable 2005, the County Assessor's office reviewed and
re-valued all parcels within the cities that had development potential. We analyzed 18
plus sales within Chanhassen along with the cities comp plan, zoning map and the MUSA
expansion map. Similar sales in Chaska and Victoria were also reviewed which helped
support the valuation schedule.
Significant changes in value were made to these parcels which now better reflect the
actual market trends of the area. The Mancino property which is comprised of 23.48 acres
had a land value increase from $537,100 to $1,040,800. The attached three land sales
which are deemed highly comparable support the new land valuation. All three sales are
1.5 to 3 years old and indicate a lower per acre value than today since market
appreciation on land has been measured at approximately 12% to 15% per year. It should
also be noted that the wooded area of the subject property is considered superior for
residential development as opposed to bare land which is what the three comparables
were made up of.
We also reviewed the soil makeup of the Mancino property which indicated the majority
of the land is considered loam and very suitable for development. A ravine area in the
woods is listed as clay loam and erodable. This area was recognized in the re-valuation
process and received a much lower per acre value.
Based on the submitted information, the Assessor's office feels that the current land value
of $1,040,800 or $44,328 per acre is reasonable and also equitable with similar properties
in the area.
Sincerely,
"Keith R Kern, SAMA
Deputy Assessor
Equal Ot;l~;({uttit.v
Pritlted on 30 ,% Po,q-Cott.s'.mer Recycled Prt/)er
Map
Letter
M
A
B
C
D
E
F
G
PID #
25-5590020
25-0035200
25-0034820
25-8040010
25-0100200
25-6900010
25-6900020
25-0091500
Mancino BOR Land Only Comparison
Owner Acres 2004 Val 2005 Val
Mancino 22.48 $537,100
Carlson 39.46 $719,000
Carlson 20.36 $317,200
Song 9.38 $202,900
Prince 5.49 $213,500
Prince 19.80 $511,800
Prince 160.07 $3,728,500
Youngquist 25 O0 $536,300
$1,040~800
$1,643,700
$632,5OO
$328,OOO
$285,5OO
$864,000
$6,204,700
$1,300,O00
% # AC Value Per
.Increase Wetlands Useable Ac
94% $46,299
129% 12.50 $53,539
99% 10.36 $53,300
62% 4.80 $61,600
34% $52,003
69% 3.22 $52,000
66% 42.00 $52,000
142% $52,ooo
Item Subject Comparable #t Comparable #2 Comparable #3 Comparable #4
Address 6620 Galpin Blvd. 1801 Lake Lucy Road 1375 Lilac Lane 7325 Rolling Acres Road 3315 Bavaria Road
Property ID~ 25.5590020 25.0035100 25.0022421 65.0072300 30.0190200
Proximity See Map See Map See Map See Map
Sale Pdce $485,458 $1,145,000 $1,176,000 $1,165,000
Price/SF $246.93 $315.25 $758.22 $421.49
Data Source County Records County Records County Records County Records County Records
Adjustments Description Description +(-) Adi. Description +(-) Adi. Description +(-) Adj. Description +(-t Adi'
Date of Sale Aug-02 $51,700 May-02 $144,900 Oct-03 $15,500 Jan-04 $0
Location North-Central Chanhassen North-/Cent. Chan. North*Central Chan. Eastern Victoria Northwestern Chaska
SiteNiew 23.48Ac/wooded 11.66AcNeiws of lake $666,000 7.61Ac/wooded $730,000 12.22Ac, NVooded $520,000 11.25Ac/Avg $560,000
Design/Appeal 1Sto~/good 1Stoq//Good $0 2Story/Good $0 1 3/4Story/Gd $0 1 &2Story/Gd $0
Quality of
Construstion Abv. Average- 40 Fair - 20 $20,000 Abv.Avg - 40 $0 Fair- 20 $20,000 Avg - 30 $1 O,000
Yr. Built/ EffectNe
Age 1955/1960 1955/1955 $5,000 1970/1970 -10000 1900/1940 $20,000 1900/1960 $0
Condition Avg for Age Avg for Age Avg for Age Avg for Age Avg for Age
Bedrooms and # of
Bath fixtures BR's Baths BR Ba BR Ba BR Ba BR Ba
Room Count 3 2.5 5 2 $1,000 3 2.5 $0 4 1 $1,500 5 2.25 $500
Living Area AbvGrd
s.f. 2,174 1,966 $8,320 3,632 ($58,320) 1,551 $24,920 2,764 ($23,600)
Basement Area sf 2,888 1,776 $11,120 1,712 $11,760 0 $28,800 1,824 $10,600
Basement Finish sf 1925 1370 $11,100 0 $38,500 0 $38,500 0 $38,500
Functional Utility Average Average $0 Average $0 Average $0 Average $0
Heat/Cooling ForcedAir/Centre~ FA/Central $0 FNCentral $0 HotWatJNo AC $4,000 FA/Central $0
Walkout Bsmt. Walkout Walkout $0 No Walkout $5,000 N/A $5,000 No Walkout $5,000
1800sf PoleBm-Fair
Garage 2car Att. 540sf 1788sf PoleBm-Avg ($23,000) 3carAtt 816sf ($6,600) None $13,000 None $13,000
OpenPorches 1200sf
PorcflesJDecks/Etc. Open Frt Porch 220sf None $2,000 ScreenPor 192sf ($14,000) OpenPorch 72sf $1,000 OpenPorch 304sf ($1,000)
Deck/Patio Deck 750sf None $2,000 None $2,000 None $2,000 None $2,000
Fireplaces Two Fireplaces Woodstove $3,500 None $6,000 None $6,000 One Fireplace $3,000
166% 90% 60% 57%
Net Adlustment% 156% 75% 60% 53%
Net Adjustment $758,740 $859,240 $700,220 $618,000
Indicated Value $1,244,198 $2,004,240 $1,876,220 $1,783,000
Final Value Estimate I $1,726,915 ]
abv grade 40
basment fin 20
Basement area 10
Subject
Comp 2
Comp 1
Comp 3
Comp 4