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Home My WebLink About2012-05-15 Board of Assessors Minutes feoF Re4A TOWN OF READING E "c' 16 LOWELL STREET yi READING, MA 01867-2693 �`s3 txcoRe �P BOARD OF ASSESSORS - TEL.: 781-942-9027 FAX: 781-942-9037 MINUTES MAY 15, 2012 MEETING WAS CALLED TO ORDER AT 7:00 P.M IN ATTENDANCE: BOA PRESENT: MR. FRED A. MCGRANE, MR. RALPH A. COLORUSSO AND MR. ROBERT J. QUINN,JR. BOB NORDSTRAND,ASSISTANT ASSESSOR, PAT SULLIVAN, INTERIM APPRAISER 1. APPOINTMENTS: - 7:30PM-BRIAN AND MARIA O'CONNOR 8:15PM-MATTHEW KUTRYB AND ELIZABETH SCHWARTZ 2. MINUTES OF THE PREVIOUS MEETING/S: BQ READ ALOUD THE MINUTES FOR 5/9/12 MEETING. SOME MINOR CORRECTIONS WERE PROPOSED. FM MOVED THAT THE MINUTES BE APPROVED AS AMENDED, RC SECONDED. MOTION WAS APPROVED BY A 3-0-0 VOTE. MINUTES CONTINUED 3. INTERIM TOWN APPRAISER'S REPORT: • PS HAS BEEN IN TOUCH WITH BRENDA CAMERON, MADOR. SHE CONFIRMS THAT A FULL FIELD REVIEW WILL BE REQUIRED. SEE ITEM 5a. • PS SPOKE TO SETH WULSIN, RE: TH MCCOY RESTAURANT GROUP LEASES. NOTHING DEFINITIVE. • TOWN COUNSUL, GARY S. BRACKETT, HAS ASKED THAT THE ATB HEARING REGARDING 20-48 WALKERS BROOK DRIVE, SCHEDULED FOR 5/29/12, BE POSTPONED. 4. SIGNINGS: - THE BOARD APPROVED SOME ROUTINE MOTOR VEHICLE EXCISE TAX ABATEMENTS AND CERTIFIED ABUTTERS LISTS. THE BOARD ALSO APPROVED FOUR (4) TAX DEFERRAL CERTIFICATES RELATIVE TO THE FOLLOWING PROPERTIES: 75 SPRUCE ROAD 74 STURGES ROAD 51 TENNYSON ROAD 57 VILLAGE STREET 5. NEW BUSINESS: - 5a. CAMA Conversion. Fred A. McGrane summarized the May 9th meeting between the Board, Patriot Properties and Town management and staff. Fred A. McGrane announced that the Board of Selectmen would like to meet with this Board and FINCOM on Tuesday,June 5th in order to review the financial aspects of the conversion and to formulate a strategy for addressing . any unbudgeted costs that may be incurred. The Board's membership voiced no objections to such a meeting. MINUTES CONTINUED The Board then took up the question of whether MADOR will require a Full Data Quality Field Review in connection with the CAMA conversion. Brenda Cameron of the BLA has now advised Pat Sullivan that a Full Field Review will in fact be required. This means that every property must undergo a so-called "windshield review". The Board had hoped that a sample (of not less than 50% of the parcels) would satisfy MADOR, in order to reduce costs. Fred A. McGrane observed that MADOR distinguishes between an upgrade to an existing valuation system and the implementation of a new system. A Full Field Review is required for the latter, but not the former. Ralph A. Colorusso asked whether Reading's unimproved land and exempt properties would also have to be included in a Full Field Review; Pat Sullivan replied that they would. Robert J. Quinn,Jr. asked if a Full Field Review would also be required for personal property. Ralph A. Colorusso thought not because personal property is assessed using a different system, RRC. 5b. Regionalization Update. Fred A. McGrane announced that the meeting with Wakefield's Board of Assessors has been confirmed for Tuesday, May 22"d at 7 PM. This meeting will take place at the Wakefield Town Hall, room TBA. Ralph A. Colorusso informed the Board that he will not be able to participate in this meeting and suggested some topics for discussion. Note: Regionalization will be the only item on the Board's agenda for next week. The Board will not reconvene in Reading after the conclusion of its meeting with the Wakefield Board of Assessors. 5c. 103 Rustic Lane: EMARC, a non profit organization, purchased the subject property in December 2011 for use as a group home. EMARC included this property in its Form 3ABC for FY2013 but not for FY2012. EMARC claims that it relied on some erroneous verbal advice attributed to the former Appraiser. The Board then reviewed a Chapter 58, Section 8 request in the form of a letter dated May 14, 2012 which Pat Sullivan had drafted on behalf of the property owner. MINUTES CONTINUED Ralph A. Colorusso moved that the Board approve the subject request as drafted, seconded by Fred A. McGrane. Motion was approved by a vote of 3-0-0. 5d. Johnson Woods: The Board directed Pat Sullivan to inform Attorney Latham that it will stand by its previous denial of all seven abatement applications submitted by or on behalf of his client. These applications pertain to six condominium units located at 112 and 122 Johnson Woods Drive and a certain tract of developable land located off of West Street. The Board expects that the property owner will appeal its decision to the ATB. 6. General Business: 6e. 643 Haverhill Street: The Board asked Pat Sullivan to follow up with the property owner regarding the latter's letter dated April 19, 2012. 6f. 389 Summer Avenue: The owners of 389 Summer Avenue appeared before the Board at 7:30 PM. The assessed value of their single family residence had been previously reduced by the Board on 2/21/12. Nevertheless, the owners continue to believe that their property is overvalued, even at the reduced amount. The owners proceeded to make a compelling argument supported by aerial photographs, sales data and an independent appraisal dated 12/11/11. They also pointed out that an abutter's driveway cuts diagonally across their front lawn and that the lower portion of this same driveway is used to service both properties. The owners described their kitchen and baths as "pretty basic", all being about 15 years old. They noted that their house has "low" ceilings and made note of the traffic issues associated with a nearby elementary school. The owners then left the meeting. MINUTES CONTINUED The Board and Pat Sullivan then reviewed the information provided, giving particular weight to recent sales of comparable properties, especially 29 Perkins Avenue. All agreed that the assessed value of the subject property for FY 2012 should be adjusted to $812,000. The Board then directed Pat Sullivan to contact the owners and offer them an additional or "final" abatement, subject to the following conditions: • Owners to provide the Board with a copy of their deed and/or plot plan to document the existence of the driveway easement; • Owners to provide the Board with a complete copy of the appraisal referred to above; and • Owners to agree in writing that they will not file an appeal (with the ATB) with respect to this matter. 6g. 118 Bancroft Avenue: The owners of 118 Bancroft Avenue appeared before the Board at 8:15 PM. Their application for Abatement had been previously denied by this Board on 4/3/12. The owners confirmed that they purchased their home last June for $451,350. The assessed value for FY 2012 is $433,800. The owners told the Board that they had been advised that there were multiple offers for this property; so they decided to offer an amount close to the sellers' asking price. The fmal purchase price was negotiated following the current owners' home inspection. The owners are contending that their property is "disproportionately assessed" when compared to nine other Bancroft Avenue properties of various ages and styles which they had previously identified. Robert J. Quinn, Jr. noted that the owners are not contending that their property is overvalued. The owners were particularly concerned that the assessed value of their property had increased 13.7% from FY 2011 to FY 2012 while the assessed values of the other nine properties all remained substantially unchanged. Several possible explanations of the 13.7% increase were advanced and discussed, but no definitive explanation could be found. A discussion then ensued as to the relative merits of the comparable sales data relied upon by the owners and by the Appraiser. MINUTES CONTINUED Robert J. Quinn,Jr. noted that there are about 8,500 taxable parcels in Reading. Robert J. Quinn,Jr. said that, in his opinion, it would be extremely difficult for any applicant to successfully argue that his/her property was disproportionately assessed. He then explained why he believes that the bar is set so high and deliberately so. The owners then left the meeting. The Board decided to stand by its previous action (denial) after a brief discussion. All present agreed that the property was fairly assessed. Fred A. McGrane directed Pat Sullivan to inform the owners accordingly. 7. CORRESPONDENCE: - 5/10/12 EMAILS BETWEEN PAT SULLIVAN AND BRENDA CAMERON, MADOR. 5/14/12 LETTER FROM THE BOARD ADDRESSED TO MADOR RE: 103 RUSTIC LANE, READING, MA. 8. NEXT MEETING(S): TUESDAY, MAY 22, 2012 @ 7:00 P.M. WAKEFIELD TOWN HALL 8a: Anticipated Topics: REGIONALIZATION — /AO ADJOURNED: 10:00 P.M. ATTEST: A L ■ � RO f RT J. QU•ACN, JR.-SECRET• •Y