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Home My WebLink AboutBOR April 26, 2001 CITY of ANDOVER '\ City of Andover Board of Review April 26, 2001 Call to Order - 7:00 pm 1. Board of Review, 2. Adjournment / CITY of ANDOVER 1685 CROSSTOWN BOULEVARD NW.. ANDOVER, MINNESOTA 55304. (763) 755-5100 FAX (763) 755,8923 CITY OF ANDOVER COUNTY OF ANOKA STATE OF MINNESOTA ASSESSMENT NOTICE NOTICE IS HEREBY GIVEN, That the Board of Review of the City of Andover, Anoka County, Minnesota, will meet in the Council Chambers in said city at 7:00 pm, Thursday the 26th day of April 2001 for the purpose of reviewing and correcting the assessment of said City of Andover for the year 2001. All persons considering themselves aggrieved by said assessment, or who wish to complain that the property of another is assessed too low, are hereby notified to appear at said meeting, and show cause of having such assessment corrected. No complaint that another person is assessed too low will be acted upon until the person so assessed, or his agent, shall have been notified of such complaint. Given under my hand this 13th day of April 2001. (ii'~ d.d/ Clerk of the City of Andover I \ City of Andover ~) j , rl " I 1/ " r-f" - - . . ;l rc .. - ~. ,., .. r' l 1It- ' . ..:-;~U -L U '. - --I\- 1 179TH LN',-, ~ L H CJ=i: ... r ' ~'Ull I L H _ I , , " In I -~. r--, 1. h~~' 6 ~ ", J ft U l ~ l ~I- IL .. " 7= t- ....., 1-1- I, Y~J I-c;;; a ~",----::t: ml TI,lrn.u v ~' Ir-V f'.-. {. 1 r-It- -.JJ .' I--i H: ~ll 'bh \ .Y1 -=- t--' '~~ ~ v ~ I~ ;:: ~" ~ - .;+ ~ ~ ~ ~ .~ 7 R" ',.. I ~~h ell ~ l~ rr' ~ 1l3~ n L ~ ~ ~,rr-- - &:'T" \\.> 1I1a r1-~ lul h 1:=<:;; '" f-c n r-- 'm9 i-f- L, U A '( l:b! -:::,-." "" I-- JUI -1;,11 II I!f- I :".. "I- I- f..L . r T ~ III II I 1/ h II ~ rn- r'-] 13_\~- i C) ;ti u ,Ow IV \. i:. -.,t JI'+ I ti 11 == IUV 1Jli'I!i F --j "'..J --j '= ~" - L - ~ oj 17 '\..! UlJ! <"( rrr i";- ~ 11~ i-""""': / ), l r=t -, T M"" 1I11;;;;;it t---: '- JL Ib?). r 'f'-ll D " "\"!:2- A 'J.+ ~!o.(~ ..., ~ T I", I/-%.~ 24 J,.;M-HIT i. 'I rlli L,U r ~ ill 11/1 l IT ( ~,-<" - I ,.6' '~~ II ( '\ .,..,. b ~ f::' ' \ l ' -, J / LJ I ! ( ~ L ~. , " Ii - ~ b'/h., ..L:11 !. , .<111T!n-,...<fT ,'r111- .1 II ' 2'~ '.=3. ~ "f'~ I" ~ i Il!l!!!IlII ", ) I r::==r=-- i . i r~\,r . i 36 ~")) 31-~ . ~"~ T....1.l '>0 ~i f ' ll1Ill!B 11 ,- ~ '\ I ,~ ' , ~ ~d ,~""_, a IL IJ \ ~~. 'CD ! l~ / ) ~ . 2000 ASSESSMENT AREA '- ~ 2001 ASSESSMENT AREA N W+E April 11 ,2001 s '. CITY OF ANDOVER 2001 ASSESSMENTIPAYABLE 2002 / Total Number of Taxable Parcels: 9,488 Total Number of Parcels including Exempt and Forfeit: 9,942 Total Taxable Market Value, 2001 Assessment: $1,535,947,500 New Construction, 2000 Assessment: $65,023,954 Parcels with New Construction: 852 = 8.98% ofTotal Total Taxable Market Value, 2000 Assessment: $1,344,933,400 Net Growth '00 to '01 Including New Construction: +14.2% Net Growth '00 to '01 Excluding New Construction: +9.37% Total Market Value Including Exempt and Forfeit, 2001 Assessment: $1,602,100,400 Total Market Value Including Exempt and Forfeit, 2000 Assessment: $1,408,864,400 2001 ASSESSMENT - SALES RATIOS ~ # Sales Median Ratio Coefficient Residential Single Family 565 94.3% 7.1 Multiples (Duplex, etc.) 5 97,2% 9.7 Patio Townhome 0 .0% ,0 . Quad Homes 0 .0% .0 , J Apartments 0 .0% .0 Condominiums 0 ,0% ,0 Commercial/Industrial 1 90,2% ,0 2001 ASSESSMENT - COMPARABLE SALES RATIOS (Residential Single Family) Municipality # Sales Median Ratio Coefficient County of Anoka 5,196 94.4% 5.4 Anoka 218 94.5% 7.5 Blaine 859 94.4% 4,7 Columbia Heights 232 94,5% 6,8 Coon Rapids 947 94.4% 6.0 Fridley 278 94.4% 7,8 Andover 565 94,3% 7,1 Burns 48 94.4% 4,6 East Bethel 174 94.4% 5,9 Oak Grove 111 94.5% 4,8 Ramsey 407 94,5% 4.1 17bor'Ol / " DEFINTI10N OF MARKET VALUE . . J!2:"2~~Yie;{~t:~E732~f~I~~~:::If:'2~:=:[:;I3;!:~07'r:''"::';,:':j~1_;"ti~~t:~~~22z12!Ef:t:~~~.~ g;~rMarket value" ~e:ms the usual selling prie::: at the plae::: where the property to whic!:i the term is applied ~t{:~ Ic~;fhan be at the time of assessment; being the prie::: which could be obtained at a private sale or an auction....) }:,;'sale, if it is detemtined by the assessor Wt the pric: from the auction sale represe:ltS an a.!lJl'S lengr.h .... ~~'i:r:msaction. Tne Drice obtained at a forced s;;ie sh:ill not be considered. (M,S. 2i:.03)~': ~;{rB.~ifiEit,,~~;::;~:~f,~fi~):;)i2iQ'~';f;::f:'--!':.~~f:'rEn'~ .;(i(ti:i3;;:'::.';iyi;';,.;;t<~.:;.:;~.:3J'X':'"':~::.;:).L",::~:r;:2f':~ "It is up to the assessor to form an opinion of the ;nar:{et value even when'there is nomarke: or sales to ' aid in fixing values. ***Where there have been no acmaI sales for a long period of time, there is no way of determining values e:;c...--pt by the judgment and opinion of people acquainted with the lands, their adaptability for use, and the 6C".lIIIStances of the surrounding co=unity. "..** (State v, Fritch, 175 Minn. 478, 221 N.W. 725). The above definition of market value is MinnesOta's Stanltory definition. However, many of the professional appraiser/assessor organiz:llions have developed their own definitions of market value which may be more detailed th2n the statUtOry definition. The Imemational Association of Assessing Offic...-rs defines market value in the following manner: Market value is the most probable prie::: expressed in terms of money Wt a property would bring if exposed for sale in the open market in an am' s length transaction between a willing seller and a willing buyer, both of whom are knowledgeable co=rning all the uses to which it is adapted and for which it is capable of being used. The Society of Real Estate Appraisers defines market value as: The highest price in terms of money which a property will bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently. I knowledgeably and assuming that the price is not affected by undue stimulus. Othe1; professional org:mizations have defined market value in approximately the same terms. The definitions generally imply the consummation of a sale as of a specific date under the following conditions: l. The buyer and seller are typically motivated; 2. Both parties are well informed or well advised and each is acting in what is considered to be their own best inIerest; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in cash or its equivalent; 5. Financing, if any, is on terms generally available in the co=unity at the specified date and typical for the property type in its locale; 6. The price represents a normal consideration for the property sold )JIIaffec!ed by special financing amounts and/or terms, services, fees, costs or credits incurred in the transaction. In other words, market value is the price Wt would tend to prevail under typical, normal competitive open market conditions. Minneso\a Statutes 1999,273,20 http://www,revisor.leg.state,mn.us/stars/:?'73/20,hnnl i Minnesota Statutes 1999. Table of Chanters . . Table of contents for Chanter 273 / 273.20 Assessor may enter dwellings. buildings. or structures. Any officer aut~ori=ed by law to assess property for taxation may, when necessa=y to the p~cpe= performance of duties, en~er any dwelling-house, building, or st::::-ucture, and view the same and the proper~y therein. ,~y officer authorized by law to assess property for ad valorem tax purposes shall have reasonable access to land and structures as necessary for the proper performance of their duties, A property owner may refuse to allow an assessor to inspect their property, This refusal by the property owner must be either verbal or expressly stated in a letter to the county assessor. If the assessor is denied access to view a property, the assessor is authorized to estimate the property's' estimated market value by making assumptions believed appropriate concerning the property's finish and condition. HIST: (1997) RL s 814; 1986 c 444; 1999 c 243 art 5 s 24 Copyright 1999 by the Office of Revisor of Statutes, State of Minnesota. I of I 03/07/20008:31 AM ,vlinnesota Statutes 2000. 274,01 http://www,revisor.leg,state,mn,uSlstatsl274/01 ,hnn . Minnesota Statutes 2000. Table of Chaoters Table of contents for Chanter 274 I 274.01 Board of review. Subc.:v:..sion 1. Ordina=:-" bca::-d; meetings, deadlines, grievances~ (a) The town board of a town, or the councilor ocher governing body of a city, is the board of review exce-:lt ( 1) in cities whose charters provide for a board of equalizacion or (2) in any city or town that has transre:!:"::-ed its local board of review power and duties to the county board as provided in subdivision 3. The county assessor shall fix a day and time when the board or the board of equalization shall meet in the assessment districts of the county. On or before February 15 of each year the assessor shall give written notice of the time to the city or town clerk. Notwithstanding the provisions of any charter to the contrary, the meetings must be held between April 1 and May 31 each year. The clerk shall give published and posted notice of the meeting at least ten days before the date of the meeting, If in any county, at least 25 percent of the total net tax capacity of a city or town is noncommercial seasonal residential recreational property classified under section 273,13, subdivision 25, the county must hold two countywide informational meetings on Saturdays. The meetings will allow noncommercial seasonal residential recreational taxpayers to discuss their property valuation with the appropriate as~essment staff. These Saturday informational meetings must be scheduled to allow the owner of the noncommercial seasonal residential recreational property the opportunity to attend one of the / meetings prior to the scheduled board of review for their city or town. The Saturday meeting dates must be contained on the notice of valuation of real property under section 273,121. The board shall meet at the office of the clerk to review the assessment and classification of property in the town or city. No changes in valuation or classification which are intended to correct errors in judgment by the county assessor may be made by the county assessor after the board of review has adjourned in those cities or towns that, hold a local board of review; however, corrections of errors that are merely clerical in nature or changes that extend homestead treatment to property are permitted after adjournment until the tax extension date for that assessment year, The changes must be fully documented and maintained in the assessor's office and must be available for review by any person. A copy of the changes made during this period in those cities or towns that hold a local board of review must be sent to the county board no later than Oecember 31 of the assessment year, (b) The board shall determine whether the taxable property in the town or city has been properly placed on the list and properly valued by the assessor, If real or personal property has been omitted, the board shall place it on the list with its market value, and correct the assessment so that each tract or lot of real property, and each article, parcel, or class of personal property, is entered on the assessment list at its market value, No assessment of the property of any person may be raised unless the person has been duly notified of the intent of the board to do so, On application of any person feeling aggrieved, the board shall review the assessment or , of3 04/0:Y.!00 I 2: 14 PM Minn'esota Statutes 2000, 274,0 I hrrp:iiwww.reVlsor.leg.slate.mn.uSlstatS/274/0!.htm "N"-:-"~":'~ )::~,a",,,i "i '~' n ~~ h~"h "-0 I'OT~ac" i Ie ,3S a,.m~rs.~'ust..~$'U~~S:.lSj;~J;1 ~,.-,."'............. ,.,-,~"'''''''~'' ,<" ',' -.r;.... """". ',. , -"-'~""-,,. _'~~.J ~ ~.................. '-":-__~.............. ..,! _............... '_~......J(~''''~.....''''''_''_.................,..~.-_ ..~~.~...".., ,~~~.~... cy, Board may noc maKe an lnolvloual market Va~ue aaJuscment or ~~ .",,~'~.'~, classification change that would benefit the property in cases ~,j,c:,~,' ~,where the owner or other person havinq control over the orooertv :~~a , l~ will not permit the assessor to inspe~t the property and'the '$t~ '. incerior of an buil~ctures. it'X' ~~~~~;~fLJ~~~~;~~~;:~~1Ja"~r;~6':!~t:2;~~,::Jii:L.J{L;~1~~~;y~IT~51TT;~'~ojE:F~};;rY'?iX: "',' ." tt~J (~) ..... 18Ca..... ......OCl..l.. ,-,L _,-/~:::::^ ;nay .;..e.......uc__ a,;:,sessme.........s upon ~eti~ion of the taxpaye~ but ~he t~~~l =ed~c~ions mus~ ~ct reduce the aggregate assessment made by the county assessor by more than one percent. If the total reductions would lower the aggregate assessments made by the county assessor by more than one percent, none of the adjustments may be made. The assessor shall correct any cle~ical errors or double assessments discovered by the board of review without regard to the one percenc limitation, (d) A majority of the members may act at the meeting, and adjourn from day to day until they finish hearing the cases presented. The assessor shall attend, with the assessment books and papers, and take part in the proceedings, but mus~ not vote. The county assessor, or an assistant delegated by the county assessor shall attend the meetings, The board shall list separately, on a form appended to the assessment book, all omitted property added to the list by the board and all items of property increased or decreased, with the market value of each item of property, added or changed by the board, placed opposite the item. The county assessor shall enter all changes made by the board in the assessment book. (e) Except as provided in subdivision 3, if a person fails to appear in person, by counsel, or by written communication before the board after being duly notified of the board's intent to raise the assessment of the property, or if a person feeling aggrieved by an assessment or classification fails to apply for a review of the assessment or classification, the person may not appear before the county board of equalization for a review of the assessment or classification. This paragraph does not apply if an assessment was made after the board meeting, as provided in section 273,01, or if the person can establish not having received notice of market value at least five days before the local board of review meeting, (f) The board of review or the board of equalization must complete its work and adjourn within 20 days from the time of convening stated in the notice .of the clerk, unless a longer period is approved by the commissioner of revenue, No action taken after that date is valid. All complaints about an assessment or classification made after the meeting of the board must be heard and determined by the county board of equalization, A nonresident may, at any time, before the meeting of the board of review file written objections to an assessment or classification with the county asseSSor. The objections must be presented to the board of review at its meeting by the county assessor for its consideration, Subd, 2, Special board; duties delegated. The governing body of a city, including a city whose charter provides for a board of equalization, may appoint a special board of review, The city may delegate to the special board of review all of the powers and duties in subdivision 1, The special board of review shall serve at the direction and discretion of the appointing body, subject to the restrictions / imposed by law, The appointing body shall determine the number of members of the board, the compensation and expenses to be C of 3 04/021200 I 2: 14 PM ,\.1innesota Statutes 2000, 274,0 I hll]l:/Iwww, revisor. Jeg,state, mn, usistats/274/0 l,httni . paid, and the term of office of each member. At least one member of the special board of review must be an appraiser, real tor, or other person familiar with property valuations in the assessment district. , Subd, 3. Local board duties transferred to county. The town board of any town or the governing body of any home ::-ule char~er cr 5tatuto~f si~y ~~y t~2nsfer its powe~s a~d ducies under subdivision 1 ~- the county board, ~nd ~8 1CLser perform the function of a local board. Before the town board or the governing body of a city transfers the powers and duties to the county board, the :own board or city's governing body shall give public notice of the meeting at which the proposal f'or ~=ansfer is to be considered. The public notice shall f-:::l 1 0-.-1 the procedure contained in section 13D.04, subdivision 2. .7J" transrer or duties as permitted under this subdivision must be comm~~icated to the county assessor, in writing, before December 1 of any year to be erfective ror the following year's assessmenc. This transrer or duties to the county may either be permanent or for a specified number or years, provided that the transfer cannot be for less than three years. Its length must be stated in writing. A town or city may renew its option to transfer. The option to transfer duties under this subdivision is only available to a town or city whose assessment is done by the county, HIST: (2034) RLs 847; 1941 c 402 s 1; 1945 c 402 s 1; 1949 c 543 s 1; Ex1967 c 32 art 8 s 3; 1971 c 434 s 3; 1971 C 564 s 6' , 1973 c 123 art 5 s 7j 1973 c 150 s 1; 1973 c 582 s 3 ; 1975 c 339 s 5; 1977 c 434 s 11; 1986 c 444; 1987 c 229 art 4 s 1; 1987 c 268 art 7 s 37; 1988 c 719 art 7 s 8' 1990 c 480 art 7 s 14; , 1995 C 264 art 3 s 13; 1997 c 231 art 2 s 23; 1998 c 254 art 1 s 77; 1999 c 243 art 5 s 25 I Copyright 2000 by the Office of Revisor of Statutes, State of Minnesota. ; of3 04/021200 I 2:] 4 PM .' ."~....~i;'.....~;:".."...~."..'5".""...11::n:'::i...'~i~'~~W~~.~":.._"'.."._. . 0....::::-'5":"'" a._ en-, ~_ 0 cu._ 0 ca ~> '" 0 '" ,".-' b ....,. . -........0 _ _..0 tJ - -\W.~, ',"'--"C"_.. - -" " c ''',.' ":::'''-'0'' 'C- 'r::c ,. 'CUe' -cu'r::" ... :-': ,E ,:"'- -. , E--i -cu _. 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