Tax Appeal Supplemental letter.pdf

Paul Chirco, Petitioner V City Of St. Clair Shores, Respondent · 24-003404-TT

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September 19, 2025 

Michigan Tax Tribunal 

P.O. Box 30232 

Lansing, MI 48909 

Re: Docket #24-003404 Appeal Vacant Ten Mile Lot 2024 Assessment Year 

Dear Members, 

This letter is in response to the September 17, 2025 updated submission to the tribunal by 

the St. Clair Shores assessor in the above referenced petition. 

First of all, the conjecture of the property value based on actions after the tax day are 

misleading, blatantly false and is not within the purview of this board for many reasons. 

One being that the assessor is not aware of the over $75,000 that went into the property 

since the initial purchase( Exhibit A & B, plus surveys, leveling and fill dirt). In addition, the 

sale to the neighbor to the West was in exchange for a 15 year access agreement for dock 

storage worth far less than $50,000. Most importantly, the property is virtually unbuildable 

due to flood plain issues and setback requirements. After spending months on building 

plans and discussions with State and Federal authorities the building site did not work. The 

site would have to be raised 6 feet above the neighbors property with large retaining walls 

on each side. It would have been a monstrosity to the neighbors and drainage would have 

been a huge problem. The conclusion of the builder, as well as, the architect was that this 

was in all practicality, an unbuildable site. The only value to the lot was as greenspace for 

the two adjacent properties. 

As to the comparables provided by the Assessor, they are cherry picked exclusive lakefront 

sites much larger and with potential 

for multimillion dollar homes.

In conclusion, the purchase price and appraisals submitted by the petitioner speak for 

themselves and one cannot look past the tax date for value. Far too many factors can come 

into play, as clearly demonstrated by the petitioner. If the value was there, the petitioner 

would have built a nice home benefiting the community rather than selling the lot as 

greenspace. 

Respectfully, 

Paul 

T. Chirco 

Petitioner

EXHIBIT 

A 

Proposal/Contract 

aritime 

Corporation. 

Pile driving and Marine Contracting. 

8800 Springer Ln. 

Shelby Twp, Mi. 48316 

Office 586-949-4500 - Mobile 586-747-5750 

david@shorelinedeveloper.com 

 www.shorelinedeveloper.com 

PROPOSAL SUBMITTED TO: 

(BOAT SLIP PROPOSAL) 

Proposal No. 

24-3916 

Name: 

Mr. Paul Chirco 

Date: 4/14/24 

Phone: 

586-419-0078 

Fax: 

Mobile: 

Street: 

Vacant lot 10 Mile rd 

City: 

St Clair Shores 

State: Mi. 

Zip 48081 

Email: pchirco@chircotitle.com 

Maritime Corp. proposes to furnish all materials, equipment and labor necessary to 

complete the following. 

A) Remove approximately 50 

I. ft. of existing seawall, excavate and haul approx. 

200 c. yds, remove and haul away existing boat house, Installation of 

approximately 65 I.ft.. of steel interlocking sheeting for a 12’ setback boat slip, 

supply and install one 10,000# golden elevator lift. 

B) 

Materials to be used: 16’ x 8-gauge steel interlocking sheeting, 7’ x 8-gauge tie 

back sheets, %" x 20’ tie rods, 6” x 4” x 3/8” steel angle capping. 10K “Golden” 

elevator lift with all aluminum and stainless-steel beams and hardware, direct 

drive gearboxes and remote control with auto stop. 

C) 

Maritime Corporation responsible for state, federal and local MINOR permits 

if 

required. 

D) 

Maritime Corporation not responsible for any underground electrical, plumbing or 

landscaping. 

E) Any additional work to be performed will be based at unit prices. 

All the work is to be completed in a substantial and workmanlike manner for the sum of 

seventy thousand five hundred dollars ($67,000.00). 

Payments to be made: 10% upon signing of contract; ($6,700.00) 

50% upon arrival with materials; ($33,500.00) 

40% upon completion; ($26,800.00) 

Any alterations or deviation from the above specifications involving extra cost of material or labor will be 

executed upon written order for same and will become an extra charge over the sum mentioned in this 

contract. 

All agreements must be made in writing. Maritime Corp. is not responsible for any above or 

belowground utilities or landscaping. There are no warranties in reference to any weather-related damages 

to this project. Sheeting to be driven to customers grade or to failure whichever occurs first. 

Authorized Signature 

ACCEPTANCE 

You are hereby authorized to furnish all materials and labor required to complete the work mentioned in the 

above proposal for which Mr. Chirco agrees to pay the amount mentioned in said proposal and according to

EXHILLT 

[5 

McDOWELL & ASSOCIATES 

Geotechnical, Environmental & Hydrogeological Services, Materials Testing & Inspection 

21355 Hatcher Avenue 

Ferndale Michigan 48220 

Phone: 248-399-2066 Fax: 248-399-2157 

To: 

Paul Chirco 

Invoice No.: 

131981 

3045 Harrow Way 

Job No.: 

24-496 

Shelby Township, Michigan 48316 

Date: 

31-Dec-24 

Soils Investigation 

Proposed House 

Parcel ID: 09-14-26-153-018 

Vacant Parcel West of 10 Mile Road 

St. Clair Shores, Michigan 

Mobilization, Drilling, Laboratory Testing, Analysis & Report per Proposal 

$ 

2,600.00 

$ 

2,600.00

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