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Whose valuations were increased in 1998?
Who had sewers in 1998?
Comparison with Discount Drug Mart parcel
Different land uses require different valuations
Valuation data from the Lorain County Treasurer, submitted To The Board of Revision, 10-6-99
Land values used are those shown on the tax bills: 35% of market (appraised) value.
1):: GENERAL RE-EVALUATION OF COMMERCIAL LAND EAST OF SR-83 IN AVON, OHIO
1-A):: At the Board of Revision hearing on 9-15-99, a representative of the Auditor's office said that Smith parcel 04-00-015-103-002 and other Smith parcels were re-evaluated as part of a general re-evaluation of commercial property in Avon based on sales of commercial property on the west side of SR-83.
The value established by the County is inappropriate for Smith parcel 04-00-015-103-002 and other Smith parcels because sanitary sewers serve commercial property on Detroit Rd. west of SR-83.
In 1998 NO sanitary sewers served Smith parcels on the east side of SR-83 in 1998. The Auditor's office was comparing apples with oranges.
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1-B):: The value established by the County is discriminatory and premature for Smith parcel 04-00-015-103-002, Smith parcel 04-00-015-103-030, and other Smith parcels.
Despite the statement on 9-15-99 about the general re-evaluation of commercial property in Avon, in particular on the east side of SR-83, apparently ONLY SMITH AND BENNETT PARCELS, in 1998 the proposed site of the Avon Commons shopping center, HAD THEIR VALUATIONS INCREASED from 1997 to 1998:
Parcel 0400015102032
Commercially zoned near NE corner of Detroit & SR83
Owner BENNETT CONTRACTORS, 26404 CENTER RIDGE, WESTLAKE OH 44145
Acres 9.510
1998 Mkt Land Value $317,500 x 0.35 = $111,125 ** ($11,685.07/ACRE)
1997 Mkt Land Value $167,000 x 0.35 = $58,450 *** ($ 6,146.16/acre)
Smith parcel 04-00-015-102-028 6.66 acres
1998 Mkt Land Value x 0.35 = $43,510 ***** ($6,533.03/ACRE)
1997 Mkt Land Value x 0.35 = $5,600 ****** ($ 840.84/acre)
Smith parcel 04-00-015-102-030 31.54 acres
1998 Mkt Land Value x 0.35 = $308,950 ***** ($9,795.81/ACRE)
1997 Mkt Land Value x 0.35 = $31,960 ****** ($1,013.32/acre)
Smith parcel 04-00-015-103-001 2.41 acres
1998 Mkt Land Value x 0.35 = $15,750 ***** ($6,535.27/ACRE)
1997 Mkt Land Value x 0.35 = $2,030 ****** ($ 842.32/acre)
Smith parcel 04-00-015-103-002 43.62 acres
1998 Mkt Land Value x 0.35 = $413,110 ***** ($9,470.66/ACRE)
1997 Mkt Land Value x 0.35 = $28,350 ****** ($ 649.93/acre)
Smith parcel 04-00-016-104-039 2.71 acres
1998 Mkt Land Value x 0.35 = $17,710 ***** ($6,535.06/ACRE)
1997 Mkt Land Value x 0.35 = $2,420 ****** ($ 892.99/acre)
Parcel 0400027101046
Commercially zoned at NE corner of Detroit & Nagle
Reportedly under option in 1998 to a Jacobs Entity for Vista
Owner DISCOUNT DRUG MART, 211 COMMERCE DR, MEDINA OH 44256
Acres 36.530
1998 Mkt Land Value $206,500 x 0.35 = $72,280 ** ($1,978.65/ACRE)
1997 Mkt Land Value $206,500 x 0.35 = $72,280 ** ($1,978.65/acre)
Parcel 0400027101047
Part commercially zoned on Detroit East of Nagle
Owner DAVID KIRSCHENBAUM, 614 SUPERIOR AV W, #1425, CLEVELAND OH 44113
Acres 98.330
1998 Mkt Land Value $235,700 x 0.35 = $82,495 ** ($838.96/ACRE)
1997 Mkt Land Value $248,900 x 0.35 = $87,115 ** ($885.95/acre)
Parcel 0400028101082
Industrially zoned at NE corner of Chester & Nagle
Proposed site of Jacobs shopping center
Owner JS AVON NORTH LLC, 25425 CENTER RIDGE, WESTLAKE OH 44145
Acres 209.78
10-2-99 Mkt Land Value $4,530,500 x 0.35 = $1,585,675
1998 Mkt Land Value $1,235,600 x 0.35 = $432,460 ($2,061.49/ACRE)
1997 Mkt Land Value $1,235,600 x 0.35 = $432,460 ($2,061.49/acre)
Parcel 0400015103037
Adjacent to Piazza's Floral Greenhouse on Detroit Rd.
Adjacent to Smith parcel 04-00-015-103-002 with same
residential zoning, part under option in 1998 to First Interstate.
Owner JAMES C PIAZZA, 35676 DETROIT RD, AVON OH 44011
Acres 6.732
1998 Mkt Land Value $16,100 x 0.35 = $5635 **** ($837.05/ACRE)
1997 Mkt Land Value $16,100 x 0.35 = $5635 **** ($837.05/acre)
Parcel 0400015110023
Site of Pickering Hill Farm store on Detroit Rd.
Across the street from Smith parcel 04-00-015-103-002.
Owner JOHN L & KAREL S PICKERING, 35735 DETROIT RD, AVON OH 44011
Acres 11.000
1998 Mkt Land Value $23,000 x 0.35 = $8,050 **** ($731.82/ACRE)
1997 Mkt Land Value $23,000 x 0.35 = $8,050 **** ($731.82/acre)
Parcel 0400022102051
Located at the NE corner of Detroit & Jaycox
Reportedly under option in 1998 to a Jacobs Entity for Vista.
Owner WASILKO LIVING TRUST, 3682 NAGEL ROAD, AVON OH 44011
Acres 33.780
1998 Mkt Land Value $80,700 x 0.35 = $28,245 **** ($836.15/ACRE)
1997 Mkt Land Value $80,700 x 0.35 = $28,245 **** ($836.15/acre)
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2):: COMPARISON OF SMITH PARCELS WITH THE PROPOSED VISTA SHOPPING CENTER SITE, JACOBS/NORFOLK AND SOUTHERN PARCEL 04-00-028-101-082
2-A):: The value established by the County is inappropriate for Smith parcel -015-103-002, Smith parcel -015-103-030, and other Smith parcels because the Jacobs/Norfolk and Southern parcel 04-00-028-101-082, SERVED BY SANITARY SEWERS, was given the much lower valuation in 1998 of $2061.49/acre, and until March of 1999 when a Jacobs Entity exercised its option.
Smith parcel -015-103-002, with NO SANITARY SEWERS, was given a valuation of $9470.66/acre in 1998 and 1999; and Smith parcel -015-103-030, with NO SANITARY SEWERS, was given a valuation of $9795.81/acre in 1998 and 1999.
The Jacobs/Norfolk and Southern parcel, -028-101-082, is the widely-known proposed site of a shopping center of at least 1,000,000 square feet of retail floor space.
2-B):: The value established by the County is discriminatory and premature for Smith parcel -015-103-002, Smith parcel -015-103-030, and other Smith parcels because the valuation of Jacobs/Norfolk and Southern parcel, -028-101-082, $2061.49/acre, WAS NOT INCREASED from 1997 to 1998.
Smith parcel -015-103-002 was increased from $649.93/acre in 1997 to $9470.66/acre in 1998, an increase of 1,369%.
Smith parcel -015-103-030 was increased from $1,013/acre in 1997 to $9795.81/acre in 1998, an increase of 867%.
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3):: COMPARISON OF SMITH PARCELS WITH JACOBS PROPOSED VISTA SITE PARCELS 04-00-027-101-046 AND 04-00-022-102-051
3-A):: The value established by the County is not appropriate for Smith parcel -015-103-002, Smith parcel -015-103-030, and other Smith parcels because Discount Drug Mart parcel 04-00-027-101-046, part of which is commercial property on the east side of SR-83, had a much lower valuation in 1998 than the Smith parcels.
Discount Drug Mart parcel 04-00-027-101-046, reportedly under option in 1998 by a Jacobs Entity for the Vista project, is given the much lower valuation of $1978.65/acre while Smith parcel -015-103-002 is given a valuation of $9470.66/acre.
The Discount Drug Mart parcel has an active tavern on it while Smith parcel -015-103-002 was vacant land in 1998.
The Discount Drug Mart parcel valuation did not increase from 1997 to 1998.
3-B):: The value established by the County is not appropriate for Smith parcel -015-103-002, Smith parcel -015-103-030, and other Smith parcels because Wasilko Living Trust parcel 04-00-022-102-051 is given the much lower valuation of $836.15/acre while Smith parcel -015-103-002 is given a valuation of $9470.66/acre.
Wasilko Living Trust parcel 04-00-022-102-051 was also reportedly under option by a Jacobs Entity for the Vista project in 1998.
The Wasilko parcel valuation did not increase from 1997 to 1998.
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4):: DIFFERENT LAND USES AND ZONING ON SMITH PARCELS REQUIRE DIFFERENT VALUATIONS
4-A):: The value established by the County is not appropriate for Smith parcel -015-103-002, all of Smith parcel -015-103-002 having been given a valuation of $9470.66/acre for 1998 and 1999, when part of Smith parcel -015-103-002 is zoned residential and was never under option to First Interstate.
4-B):: The value established by the County is not appropriate for Smith parcel -015-103-030, all of Smith parcel -015-103-030 having been given a valuation of $9795.81/acre for 1998 and 1999, when part of Smith parcel -015-103-030 is zoned C2, and was never under option to First Interstate.
4-C):: The values established by the County are not appropriate for Smith parcel -015-103-002 ($9470.66/acre for 1998 and 1999) and Smith parcel -015-103-030 ($9795.81/acre for 1998 and 1999), because those commercial parts of Smith parcel -015-103-002 and Smith parcel -015-103-030, which are deed-restricted greenspace and were never under option to First Interstate, were sold to First Interstate for $500/acre in October, 1999.
More Documents Relating to the June 8, 1998, Decision Against Avon
Newspaper Record of XXXXX/Jacobs in Avon
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