City of Grand Forks, North Dakota

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	MINUTES/FINANCE COMMITTEE Thursday, May 11, 1995 - 4:30 p.m. Members present: Carpenter, Babinchak. 1. Protest of assessor's 1995 valuation of property: a) Lloyd Blazer, 2509 9th Avenue North Mr. Blazer did not appear. Mel Carsen, city assessor, reported that the valuation on the house was increased by 10% neighborhood factor, to $63,900; that since protest filed they have re-inspected the property and made new appraisal using cost approach which indicates value of $64,900 and market approach which indicates value range from $67,500 to $68,900; and recommended that the Board uphold the assessor's valuation. He also reported they reviewed comparable sales for 1994 in that area and adjusted for differences between properties. Moved by Babinchak and Carpenter to uphold the assessor's valuation on the property. Motion carried. b) Sandra Morrison, 2517 9th Avenue North Ms. Morrison did not appear. Mr. Carsen reported that the valuation increased for 1995 by a 10% neighborhood factor, to $66,500; that they have made new inspection and re-appraised property using cost approach which indicates a value of $57,400 and market approach which indicates a value range from $59,100 to $59,900; and recommended a reduction in value to $57,400. Moved by Babinchak and Carpenter to accept the assessor's recommendation and to reduce the market value of the property from $66,500 to $57,400. Motion carried. c) Neil Fischer, 2514 9th Avenue North Mr. Fischer did not appear. Mr. Carsen reported that this property received an increase in value through a 10% neighborhood factor, to $71,700; that they inspected property and made a new appraisal using cost approach which indicates a value of $73,500 and market approach which indicates a value range from $77,500 to $80,000; and recommended upholding the assessor's value. Moved by Babinchak and Carpenter to uphold the assessor's valuation of $71,700. Motion carried. d) Donald Gunderson, 2106 10th Avenue North Mr. Gunderson did not appear. Mr. Carsen reported this property received increase of 10% through neighborhood factor and 1995 valuation increased to $50,700; that since the protest filed they have inspected the property and made a new appraisal using cost approach which indicates a value of $53,400 and market approach which indicates a value range from $51,100 to $55,600; and recommended upholding the assessor's value of $50,700. He reviewed comparable sales with the committee, and noted that the house is well maintained. MINUTES/FINANCE COMMITTEE May 11, 1995 - Page 2 Moved by Babinchak and Carpenter to uphold the assessor's valuation of $50,700. Motion carried. j) Bill Couchigan, 814 25th Avenue South Bill and Mavis Couchigan were present. Mr. Carsen reported this is single family home which received 7% increase by neighborhood factor, to $79,100. He reported that since the protest they have inspected the property and made a new appraisal, using cost approach which indicates a value of $81,800 and market approach which indicates a value range from $84,200 to $87,900; and recommended upholding of the assessor's value. Mr. Couchigan stated that in 1993 valued at $68,600 and now $79,100, over $10,000 increase, same house as purchased 25 years ago; that property increased over $5,000 2 years ago and now another $5,000 just because of the market. He stated he is retired, won't be able to stay in Grand Forks. It was noted that the mill rate has also increased in the last several years; that mill levy determined by governing bodies, City, County, School, and Park Districts. The committee also noted that property values could go down depending on economic situation, however, mill levy could go up, or may off-set so no increase but perhaps no decrease. The committee stated they cannot arbitrarily reduce market value, has to be at fair market value; however, those comments made will be considered when working on budget for 1996. Moved by Babinchak and Carpenter to uphold the assessor's valuation of $79,100. Motion carried. e) Elroy Kvasager, 2110 10th Avenue North Mr. Kvasager did not appear. Mr. Carsen reported this property received 10% increase in value for 1995 by neighborhood factor, increased to $50,000. He reported that they have inspected the property since protest filed and made a new appraisal; that cost approach indicates a value of $50,400 and market approach indicates a value range from $51,100 to $54,500; and recommended upholding the assessor's value of $50,000. Moved by Carpenter and Babinchak to uphold the assessor's 1995 value of $50,000. Motion carried. f) William Lembke, 1023 North 20th Street Mr. Lembke did not appear. Mr. Carsen reported that this property received an increase in value for 1995 by a 10% neighborhood factor, from $55,900 last year to $61,400; that they inspected property and made a new appraisal, that cost approach indicates a value of $57,700 and market approach indicates a value range from $57,800 to $60,700, and recommended a reduction in value for 1995 from $61,400 to $57,700. MINUTES/FINANCE COMMITTEE May 11, 1995 - Page 3 Moved by Carpenter and Babinchak that we reduce the value for 1995 from $61,400 to $57,700. Motion carried. g) John Zenz, 615 North 6th Street Mr. Zenz did not appear. Mr. Carsen distributed copies of letter from Mr. Zenz, Max, ND stating they feel the 1995 value is excessive and wish to appeal, and asking if there was any way to appeal without being present. Mr. Carsen reported this property received an increase in value for 1995 by a 10% neighborhood factor, to $48,800; that they inspected property and made a new appraisal using cost approach which indicates a value of $52,300 and market approach which indicates a value range from $47,900 to $56,600; and recommended upholding the assessor's value. Moved by Carpenter and Babinchak to uphold the assessor's value of $48,800 for 1995. Motion carried. h) Kenneth Davidson, 530 Terrace Drive Mr. Davidson did not appear. Mr. Carsen reported that this protest involves a single family house which received an increase for 1995 by a 9% neighborhood factor, to $112,500, and that this is third increase back to back. He reported that since protest they have inspected the property and made a new appraisal, that cost approach indicates a value of $116,300 and market approach indicates a value range from $115,400 to $122,100; and recommended the Board uphold the assessor's value. He stated there has been lot of updating, except garage roof and have adjusted for the garage roof, but even with adjustment supports that value. Moved by Babinchak and Carpenter to uphold the assessor's value of $112,500. Motion carried. i) Bill Phalen, 3016 Legend Lane Mr. Phalen was present. Mr. Carsen reported that this protest involves a single family house, that value increased for 1995 by a 7% neighborhood factor, to $103,600. He reported that they have repriced property on their current cost manual and market approach appraisal; that cost approach indicates a value of $109,700 and market approach indicates a value range from $104,700 to $108,100. Mr. Phalen stated his property value increased again $6800; now currently valued at $103,600 and feels value unrealistic figure, even with comparable sales. He stated there has not been house selling on Legend Lane for anywhere near that price; have an open field behind property, and that gives lot of problems when have lot of rain - seepage and as a result lost lot of things stored in the basement, had to replace carpet and should have some bearing on valuation of the property; have installed sump pump. MINUTES/FINANCE COMMITTEE May 11, 1995 - Page 4 He stated that if he were to sell, anyone who got history of problems with field would have some reservations; they would have to make known to any prospective buyer, and that is basis of his protest; not realistic that property is worth that amount. Mr. Carsen reviewed comparable sales. The committee stated that value has to reflect market conditions, required by State law to place fair market value on the property; that evidence they see justifies value and assessor has made adjustments for his objections. The committee also stated that the City is looking at ways to reduce mill rate. Mr. Carsen stated he has received no pressure from city council to get values up or down, follows market. Moved by Babinchak and Carpenter to uphold the assessor's valuation on the property. Motion carried. Protests withdrawn: 1) Vance Alm, 3198 Desert Star Lane 2) Gary Bergman, 1881 27th Avenue South 3) Bernice Blaisdell, 3965 Dacotah View Court 4) Ludwig Egstad, 1021 14th Avenue South 5) Jeanne Gerard, 3926 Dacotah View Court 6) Theresa Olson, 3411 Cherry Lynn Drive 7) Ron Skalicky, 3973 Dacotah View Court 8) Virginia Sobolik, 2516 11th Avenue South 9) Jackie Trytten, 617 15th Avenue South Moved by Carpenter and Babinchak to uphold assessor's values as relates to 1995 valuations for these properties. Motion carried. Mr. Carsen asked the committee to establish meeting dates to consider the remaining protests. Dates were set as follows: Thursday, May 25, 4:00 to 6:00 p.m. Tuesday, May 30, 4:00 to 6:00 p.m. Meeting adjourned at 5:50 p.m. Alice Fontaine City Clerk Dated: 5/23/95