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1984-06-19 . . Town of Wappinger Board of Review Time: Place: 9:03 A.M. 13 East Main Street, Wappingers Falls, NY Assessor's Office June 19, 1984 Date: Purpose: Grievance Hours: D~ 9:00 - 2:00 - 7:00 - 12:00 4:45 9:15 Present: Noel Thomas Slocum Joseph E. Ludewig Donald Close Joseph Braccone Stella Dlhosh At 9:03 A.M. Mr. Slocum motioned to open the meeting. Mr. Ludewig seconded the motion. All Ayes. Motion carried. 9:04 1. Leopold 13 Plaza Road Wappingers Falls, NY Sworn in by Stella Dlhosh. Residential Property Assessed Valuation:$ 2,500 - 16,500 - Grid: 19-6257-01-332976-00 land total property Grounds for complaint: inequality The Leopolds listed the full market value of their property at $130,000. They believe the property should be as.sessed at 9.4 full market value. The Leopolds hold that the assessed value of their land should be reduced to $12,200. - Property purchased June 1983 for $125,000. - Mortgage $100,000 - Constructed 1981 Mr. Leopold stated that his $16,500 assessment seemed too high since neighborhood property is more valuable and assessed at lower value. He claimed he spoke with local realtors regarding the value of property in his area. Mr. Leopold submitted a report to the Board describing neighborhood homes including estimates of value for each. Mr. Slocum thanked the Leopolds for their well-prepared presentation and told them they would be notified of the decision of the Board within the next two or three weeks. 9:15 2. Dennis, John P. Grid: 6259-03-225301-15 Mid-Hudson Aircraft Repair, Inc. Dutchess County Airport Sworn in by Stella Dlhosh Grounds for complaint: inequality Mr. Dennis stated he contracted with Dutchess County in 1978 to lease a corner area of the airport terminal building. Mr. Dennis claimed the assessed value of Town of Wappinger Board of Review -2- Dennis (cont'd) $15,000 for the 3,000 square foot property he leases is "not fair". Mr. Dennis also stated the county also unfairly assessed the same property. He pointed out the building is fifty years old and has not had much attention. Mr. Dennis stated he doesn't believe the building would meet fire codes. Mr. Dennis also claimed that Richmore, a neighboring tenant, is assessed at a lower rate for a 60'x 125' area. - Rent $8,400 yr. - Revenue $320,000 yr. - No other tenants Mr. Slocum informed Mr. Dennis he would receive a written decision from the Board in two or three weeks. 10:00 3. Zacher, Nancy (for brother John Thompson) Grid: 19-6158-17-240071-00 40 Clapp Ave, (corner Elm St.) Wappingers Falls, NY Residential Property Sworn in by Stella Dlhosh Grounds for complaint: inequality The assessed value of the property is $9,500 up from $7,000. Mrs. Zacher stated she believes the property should be assessed at $7,000. Mrs. Zacher stated "we made a bad move" in buying the property in question. The property was purchased in October 1983 for $75,000. Mortgage payments are $854.00 a month. In September 1983 a bank appraiser assessed the value of the property at $76,000. An apartment and trailer on the property are both presently being rented. Mrs. Zacher stated that information on cost of heating was not made available at time of purchase and actually cost double her estimated amount. Mrs. Zacher also stated that the chimney is inoperable and may pose a threat to the health of her child if used. The oil burner is old and working at 60% efficiency. Mrs. Zacher claimed she had to call a plumber six times in eight months and a pool liner needs replacing at an estimated cost of $1,255. Mr. Slocum expressed sympathy for Mrs. Zacher's situation and explained to her the role of tax assessor and responsibility of the Board. He also explained to her that her petition could be better analyzed if based on comparable property. Mr. Ludewig pointed out that there is no comparable home in the immediate vacinity of the Thompson property but other homes of comparable value may be found within a broader area of the Town. - Main house, 2 bedrooms in basement, upstairs 1 bedroom, den, down- stairs kitchen living room - Trailer, 1 bedroom, $300.00 rent per month (includes water) - Apartment, $375.00 rent per month (includes all utilities) - Size of Property- 100' x 107' lot 11:00 4. White, Mary 274 Old Hopewell Road Wappingers Falls, NY Sworn in by Stella Dlhosh Grid: 19-6257-03-030434-00 Cpmplaint: Assesed value raised from $7,000 to $7,200 since addition of a car- port. Mrs. White stated that none of the reasons listed on the petition seemed applicable to her case so she enclosed a note on the petition form stating her Town of Wappinger Board of Review -3- Whi te (cont' d) reasons for filing. After some discussion with Board menbers, Mrs. White submitted her petition on the fOllowing: Grounds for complaints: non-permanent structure, property exempt. Questions from the Board: Mr. Ludewig - Is the carport attached? Mrs. White - No, free standing. Mr. Ludewig - Estimated value of labor? Mrs. White - Cannot begin to tell you (son constructed the carport) Mr. Close - Construction material? Mrs. White - wooden posts set in concrete. Fiberglass roof. Mr. Close - Is it enclosed? Mrs. White - only the top. Closed half-way down in back one side partially closed. Mr. Close - Some material as roof? Mrs. White - Yes. Mrs. White stated the Building Assessor notified her that her assessment would not be raised when she applied for a building permit. She also stated she had "no idea" of the market value of her house. Mr. Slocum informed Mrs. White that the Board would notify her of a decision within two or three weeks. 5. Waldbaums Inc. (tenant) Grid: 19-6157-02-653974 Wappingers Shopping Plaza Commercial Property *Wappingers Falls Plaza Associates Alan Wniick 41 E. 60th Street NY,NY 10022 Grounds for complaint: Unequal assessment - Nos. 1,2,6. Claim valuation should be reduced to $190,000 (whole parcel shopping center) based on 4 million market value. Write In 6. Channel Wappingers Plaza Grid:19-6157-02-653874 Grounds for complaint: Nos. 1,2,6 - copy of lease on file - 25,560 sq. ft. floor area (interior) - 6,200 sq. ft. (exterior) - Assessed value $760,000 (whole parcel shopping plaza) - Requests assessment at - no amount given - Full market value $1,199,368 - requests reduction of $228,000. Town of Wappinger Board of Review -4- 7. Gilbride, Charles Tanglewood Apts. Rte. 376 Wappingers Falls, NY (61 Cottam Hill Rd.) Sworn in by Stella Dlhosh Grid: 19-6259-03-494306-00 Grounds for complaint: inequality The property in question was purchased in June 1982 for $455,000. The property contains two parcels: one parcel of land contains 28 apartment units, the other parcel is rented to two tenants. Parcell - 28 apartment units past assessment - $58,610 present" $80,000 Mr. Gilbride stated that an excrow account, taxes and points do not add to the value of a property and should not be included when assessing baluation. He claims property should be assessed on $415,000 current market value. Mr. Gilbride also stated that Tanglewood is assessed at higher value than comparable property in Chelsea Ridge, Fleetwood Manor, J&R Kelin (2,400 a unit)'. Tanglewood's assessment stands at 2,520 a unit. Tax Assessor, Tom Logan pointed out to Mr. Gilbride that Chelsea Ridge is assessed at 3,400 a unit. Tanglewood contains: 2-efficiency apartments (210 sq. ft) 14 - 1 bedroom apartments $330.00 rent per month. 12 - 2 bedroom apartments $405.00 rent per month. Mr. Gilbride stated all units are occupied at the present time. Parcel 2: One story frame building rented to two tenants. Market value $59,000. Past assessment $6,000 Present" $10,000. Total rent collected from both tenants is $625.00 per month. All utilities are provided to tenants without additional charge. Mr. Gilbride believes the property should be assessed at 12% of value. He asked for a reduction of $7,080. At 12:05 P.M. Joseph Braccone motioned to close the meeting. Joe Ludewig seconded the motion. Unanimously carried. At 2:00 PM Mr. Close made the motion to re-open the meeting. Seconded by Mr. Ludewig. All ayes, motion carried. 8. Baback, Roman 8 Harbor Hill Road Sworn in by Stella Dlhosh Grid: 19-6259-04-749293 Grounds for complaint: inequality Full value of property $72,500. Assessed value $9,400 up from $8,200. Purchased price of property $72,500 on July 18, 1983. The property in question is a one family raised ranch home built in 1963. Mr. Baback believes the assessed value of the property should remain at $8,200. Town of Wappinger Board of Review -5- Mr. Baback claimed that "other properties in the area are assessed for less". Also "cards on file (in Assessor's Office) are inc'orrect". Mr. Baback Submitted a list of comparable properties to the Board Claiming his land value ue assessed ar $2,000 while his neighbors' lands are assessed for $1,500 (for larger lots). When Mr. Baback was asked if any rennovations had been done to his property he responded "no". He also responded that he had been flooded out four times in the past few months. When asked if any comparable properties had recently been sold, Mr. Baback replied "yes". Mr. Slocum informed Mr. Baback that he would receive a reply from the Board within two to three weeks. 9. Village Crest Apartments Grid: 6259-02-575863,593861,635855 Rte. 376 &Maloney Road Mail to: I. Roffe A. R. Fuels Inc. 2125 Mill Avenue Brooklyn, NY 11234 Sworn in by Stella Dlhosh- Mrs. Hugo Ascenzi, Mr. Ron Shields Grounds for complaint: Inequality The property in question is a 246 apartment complex. The current assessed valuation is $850,000. Mr. Ascenzi claimed the assessed value should be lowered to $712,000. He asked why his assessment had been increased 36% when all apart- ment complexes (in the Town) had not been reassessed. Mr. Ascenzi submitted an expense statement ending September 1983, to the Board. He claimed the profit on the property stands at $473,000 before taxes. He claimed the complex has an "above normal expense ratio". Mr. Ascenzi stated that new wells have been drilled, sewerage problems required attention, maintenance on the property is expensive, and that awning windows need replacement. He claims high taxes on the property prohibit necessary improvements on the property. Mr. Ascenzi stated that the management is "community minded" and "trying to help the community". He would like consideration as such rather than as a "cold corporation" He asked that the valuation on the property not be increased. Mr. Ascenzi then stated "ten percent might be fair but thirty six percent is too much". Mr. Slocum asked Mr. Ascenzi if he had asked Mr. Logan why his assessment had been raised. Mr. Logan pointed out to the Board and Mr. Ascenzi that rents for apartments had "tripled in the past five years", and that rents are currently being increased at the rate of ten percent a year. Also Mr. Logan stated that the assessment for Village Crest had been cut twenty percent as a result of court action. Mr Ascenzi replied "We did not take you to court". Mr. Ascenzi later stated that a settlement had been reached outside of court. Mr. Logan concluded the argument by stating "you (Village Crest) refuse to pay your fair share of taxes". Mr. Slocum commented to the representatives that "Village Crest does have a good reputation for being community oriented". He went on to say that market vlaue does have a bearing on the assessed value of the property and said "You want high market value but low assessment for tax purposes". Mr. Ascenzi did not refute this statement. 10. Sabinsky, Sheldon Rt. 9 & Osborne Hill Rd. (7 Darlene Dr.) Poughkeepsie, NY 12603 Sworn in by Stella Dlhosh Grid: 19-6157-04-599136 Town of Wappinger Board of Review -6- Sabinsky (cont'd) Grounds for complaint: unequal assessment The property in question was purchased in "approximately 1978 for approximately $46,000." This five acre vacarLt lot is currently assessed at $40,000 (2.6 acres commercial, 2.4 acres residential). Total frontage 381 ft. with 120 ft. bordering on Osborne Hill Road. Mr. Sabinsky believes the property should be assessed at $10,000. Mr. Sabinsky stated that adjacent property (1+ acres) is assessed at $4,000. L&M Realty is assessed at $20,000, and the property of Don & Geraldine Smith is assessed at $19,330. He believes based on these comparable porperties his val- uation is "excessively high". Mr. Sabinsky stated "paying four times the taxes is outrageous". He also claimed paying the gigher rates "would present a hardship". The property has been on the market for sale since 1978 - asking price $200,000. Mr. Close motioned to close the meeting (2:50 P.M.)to enter Executive Session. Mr. Ludewig seconded. All ayes, motion carried. At 3:05 P.M. meeting was resumed. 11. Rider, Mazzacone Rte. 376 RD 3 2mi. so. of airport Sworn in by Stella Dlhosh Grid: 19-6358-01-254824 Grounds for complaint: Inequality Mr. Rider and Mr. Mazzacone stated that the property in question was purchased on February 10, 1984 for the price of $58,500. The property is mortgaged for $55,000. The one family dwelling was constructed in 1930 on 1.9 acres of land. The upstairs level of the house is unfinished. The downstairs portion of the home includes 1 bedroom, bath, den, garage and patio. According to Rider- Mazzacone, the house needs extensive renovation, the basement is unusable, foundation problems exist and the framing of the house is rotted. Mr. Ludewig: "Would it be possible to build another house on the property? Mr. Rider: Possibly. Mr. Slocum: What do you feel is the market value? What would you ask for it if you sold it? Mr. Rider: We would have to ask what we put into it. Mr. Slocum: Are any houses in the area comparable? Rider-Mazzacone: no response. Mr. Slocum explained to the couple the role of the tax assessor and responsibilities of the Board. He stated "give us data to work with and we will be in a better position to judge". Mt. Slocum suggested to Mr. Rider and Ms. Mazzacone that they might consult the tax rolls for comparable properties. He also let it be known that the Board would be willing to accept any additional information filed on the case. Mr. Rider & Ms. Mazzacone returned at 7:10 P.M. the same day. All Board members present. Mr. Slocum: Please fill in the market value on the petition. The full market value was listed at $50,000. Mr. Rider & Ms. Mazzacone agreed that the assessed value should be reduced to Town of Wappinger Board of Review -~ $6,300. from $7,000. They also submitted a list of comparable properties to the Board at this time. They stated the property in question was unsured for $60,000. Mr. Slocum notified the couple that they would be notified within two weeks of the Board's decision. 12. Kan, William 30 South AVe. & Academy St. Sworn in by Stella Dlhosh Grid: 6158-18-340120 Grounds for complaint: Unequal Assessment The property in question is zoned commercial: described as deli-connected to two family house. Assessed value $20,000 up from $8,000. Full market value of property $135,000 (which includes $35,000 for equipment on premises). The two apartments in the house are currently both occupied. Tenants pay their own utility bills and rent collected total $950.00 a month for both apartments. Mr Kan believes the assessment on the property should be reduced to $12,500. Mr. Slocum advised Mr. Kan that he will receive the decision of the Board within two or three weeks. 13. Loeb, Barnard 24 Foxhill Rd. Sworn in by Stella Dlhosh Grid: 19-6257-01-453810 Grounds for complaint: Overevaluation The property in question was purchased in 1976 for the price of $48,000. A 280 sq. ft. addition was constructed at (1983) a cost of $5,500. The guessed market value is $90,000. The current assessed valuation is $11,500 up from $10,670. Mr. Loeb believes the property has been overevaluated by $430.00 and seeks a reduction in evaluation to $11,070. Mr. Slocum informed Mr. Loeb that he would receive the decision of the Board in writing within two or three weeks. 3:40 PM 14. Marino, Edward RD 3 318 Myers Corners Rd. Sworn in by Stella Dlhosh Grid: 19-6358-01-225553 Grounds for complaint: overevaluation The property in question was constructed in 1929 and purchased on April 26,1974 for $74,900. Three closing points totaled $2,100. ($6,100) The full market value is estimated to be $74,500. Mr. Marino believes the assessed balue of the property should be reduced 11% to $7,568 from $8,200.Taking into consideration reduction for points and personal property. Mr. Close moved that the meeting be closed at 3:50 P.M. Mr. Braccone seconded. All ayes, motion carried. Mr. Ludewig motioned to open the meeting at 7:00 P.M. the same day. Mr. Slocum seconded it, all ayes, motion carried. All board members present. Town of Wappinger Board of Review -8- 7:00 PM 15. Pinto, Eugene & Dolores 141 Myers Corners Rd. Wappingers Falls, NY Sworn in by Stella Dlhosh Grid: 19-6258-03-262217 Grounds for complaint: Inequitable Assessment The property in question was purchased in 1983 at a price of $103,250. A private appraisor assessed the property's value at $95,000 in 1983. The Pinto's claim assessment based on market value is "unfair". They stated the valuation increased 20% when they moved in. The assessed valuation is currently $13,000 and the Pinto's believe it should be reduced to $11,000. The Pinto's asked the Board what their options would be if their petition was denied. Mr. Slocum explained the case might then be taken to small court or judiciary action might be taken. 7:15 PM 16. Chen, Ting 2 Vordran Drive Sworn in by Stella Dlhosh Grid: 19-6257-02-994973 Grounds for complaint: Overevaluation Mr. Chan' s home was built in 1971 for an "unknown" price. The property is insured for "about $60,000". Mr. Chen replaced a 12 year old deck with a new one claiming the only addition was a new screen placed for safety. The current assessed value is $9,200 and Mr. Chen requests a $500.00 reduction in evaluation to 8,700. Mr. Slocum: Have you put this house on the market for sale? Mr. Chen: No. He further stated he intended to keep the house for his children. 8:00 PM 17. Ritter, Leo, Esq. (Rep.) White's Corner Co., Inc. Old Hopewell Rd. (P.O. Box 2122) (Rancho, Sante Fe, Cal.92067) Grid: 19-6257-03-430260-00 Grounds for complaint: Overevaluation The full market value of the property is estimated to be $150,000 based on the October 1971 purchase price. The property is currently subject to sale at a price of $500,000 contingent on sub-division approval. The 89.5 acre parcel is assessed at $100,000 up from 38,500. Mr. Ritter stated it is "premature to raise the assessment". He added that the assessed value of $38,500 should remain the same for the next year and that the developer would be under a"strain" with an additional tax increase. Mr. Close: Who are the pricipals? Mr. Ritter: Who, White's Corners are, I don't really know. Mr. Slocum: Any questions from the board? No response. Mr. Slocum informed Mr. Ritter that he would receive a decision from the Board within two or three weeks. Town of Wappinger Board of Review -9- 8:45 PM 18. Palmatier, Mr. & Mrs. Old Rt. 9 Albany Post Rd. Sworn in by Stella Dlhosh Grid: 19-6157-04-648475-00 Grounds for complaint: Inequality based on comparable property. The 3.7 acre vacant lot was purchased in 1953 at the price of $1,800. The assessed value of the land is currently $6,000 up from $3,000. The Palmatiers believe the assessment of their property should remain at $3,000. Mrs. Palmatier pointed out that their property has limited frontage, "very small opening", on Rt. 9 wheras neighboring property has broader frontage on Rt. 9. Mr. Slocum informed the Palmatiers that they would receive a written decision from the Board within two or three weeks. 8: 55 PM 19. Gregory, Michael K. Rte. 376 (formerly Gunn's Sworn in by Stella Dlhosh Grid: 19-6359-03-040242 Farm) Grounds for complaint: Overevaluation Mr. Gregory: The property 9.3 acres was purchased in February 1983 at a cost of $9,500. The full market value is estimated to be $9,500. No renovation have been made to the porperty. Mr. Gregory claimed that one half of the property is wet land with no road frontage. He presented to the Board maps from the Department of Environmental Protection to support his claim. He further stated that possibly l~ acres of his property are "usable" The assessed valuation of the property is $4,000. Mr. Gregory believes it should be reduced to $1,500. Mr. Ludewig: Are you landlocked? Mr. Gregory: Yeah. I could build a bridge to their specifications. (EPA) Mr. Slocum advised Mr. Gregory to make copies of the environmental reports to be filed with petition. 20. King, Andrew J. Rt. 376 (formerly Gunn's Farm) (117 South Ave. Pok) Sworn in by Stella Dlhosh Grid: 6359-03-008237 Grounds for complaint: Overevaluation The 9.3 acre parcel was purchased in February 1983 at a State auction for $9,500. The property contains two drainage easements and Mr. King has a right of way on one side of the property. Mr. King estimates that 2 acres are "usable". The current assessed value is $4,000 and Mr. King requests that it be reduced to $1,500. 9:10 PM 21. Mitchell, Terrance and Judy 11 Sabia Drive Sworn in by Stella Dlhosh Grid: 19-6359-02-545628-00 Grounds for complaint: Inequality . . . , Town of Wappinger Board of Review -10- The property in question was purchased in December 1983 at a cost of $35,500. The assessed value stands at $9,600 and the Mitchells request the amount be reduced to $9,000. They submitted as evidence a statement listing four comparables on the same street. Mr. Slocum informed the Mitchells that they would receive a written decision from the Board within two or three weeks. Mr. Braccone made a motion to close the meeting at 9:15 PM. Mr. Ludewig seconded the motion. All ayes, motion carried. Mr. Slocum declared "Grievance Day" officially closed. Respectfully submitted, Anna Angel-Young AAY/fh -;. Town of Wappinger Board of Review Executive Session - June 19, 1984 Mr. Close made the motion to open the meeting at 2:51 PM. The motion was seconded by Mr. Slocum. All Ayes, motion carried. 1. Mr. & Mrs. Martin Leopold 13 Plaza Road Grid: 19-6257-01-332976-00 Mr. Close made the motion, taking into consideration facts submitted such as purchase price, market value and assessing unit rate, the Board recommends the assessment be lowered to $14,300. Seconded by Mr. Ludewig. Vote: All ayes. Motion carried. 2. Mid-Hudson Aircraft Repair, Inc. Dutchess County Airport Grid: 6259-03-225301-15 Mr. Braccone made the motion, based on facts submitted move evaluation be reduced to $5,200. Seconded by Mr. Close. Vote: All ayes. Motion carried. 3. John Thompson (Mrs. Zacher - tenant) 40 Clapp Ave. Grid: 19-6158-17-240071-00 Mr. Close made the motion, based on the submitted information, the Board of Review reduce the assessment to $8,500. Seconded by Mr. Ludewig. Vote: All ayes. Motion carried 4. Mary Whi te 274 Old Hopewell Rd. Grid: 19-6257-03-030434-00 Mr. Slocum made the motion, based on section 102 of Real Property Tax Law, the Board denies the petition for reduction of assessment. Seconded by Mr. Braccone. Vote: All ayes. Motion carried. Town of Wappinger Board of Review Executive Session Mr. Slocum made the motion to close the meeting. Mr. Braccone seconded. Vote: All ayes. Motion carried. Respectfully submitted, Anna Angel-Young AAY/fh June 19, 1984