2024 Sec 7 Incomplete Info w POS.pdf

Wayne W Gagnon Trust, Petitioner V Township Of Alpine, Respondent · 24-003832-TT

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2023 SMALL CLAIMS 

PROPERTY TAX APPEAL PETITION FORM 

Wayne W. Gagnon, Petitioner 

MTT Docket #23-003074-TT 

Vs. 

MTT Docket #24-003832-TT 

Alpine Township, Respondent 

MTT Docket #25-000741-TT 

EXHIBIT RE: 

SECTION 7 ASSESSMENT “CONFUSION” 

On November 13, 2023, the township assessor came to 1740 7 Mile to do a walk-through of 

the property. Petitioner assumed that the walk-through was related to the Year 2023 protest 

pending in the Michigan Tax Tribunal. 

The assessor never reported her “Year 2023” findings to the Petitioner — but did reduce the 

9% Good on the Year 2024 assessment. Petitioner has struggled with how to compare 

“apples to apples” since the Year 2023 % Good has not yet been adjusted in any way. 

e 

See copy of % Good for Year 2023 assessment. 

e 

See copy of % Good for Year 2024 assessment 

e 

See copy of attached of the assessor’s notes and comments from the 11/13/2023 

site visit. 

Given the lack of detail and the confusion with how these year 2024 changes impact the 

pending Year 2023 case, and given the issues presented by Petitioner with the Township’s 

erroneous** 2024 Ag vacant land study, Petitioner recommends that the Year 2024 TCV 

simply be “rolled forward” based on the Tribunals Year 2023 TCV conclusion, and that the 

tribunal not spend time trying to make sense of Year 2024. 

** Details on the errors in the Township’s erroneous 2024 Ag vacant land study are found at 

the attachment for Section 6: Jurisdictional Issue (Appearance at December 2024 Board of 

Review)

03/02/2023 

2 14 Z 2 

Valuation Report 

03:03 

PM 

41-09-22-200-049 

2023 

Est. 

T.C.V. 

GAGNON WAYNE 

W 

Property Class: 

401 

1740 

7 MILE 

RD 

NW 

Map 

#: 

48.15 

A 

ALPINE TOWNSHIP 

COMSTOCK 

PARK, 

MI 

49321 

Land Value Estimates 

for Land Table R-80.R-80 

PRIVATE DR'S RES 

* 

Factors 

* 

IRREGULAR 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

320.001283.00 1.0000 0.0000 

0 

100% 

0 

RATE TABLE 

CH 

HOME 

SITE 

1.00 Acres 

52000 

100 

52,000 

RATE TABLE 

CH 

REM ACRES 

46.73 Acres 

5200 

100 

242,996 

RATE TABLE 

RD 

ROW 

0.42 Acres 

0 

100 

0 

* denotes lines that do not contribute 

to the total acreage calculation. 

320 Actual 

Front 

Feet, 

48.15 Total Acres 

Total Est. 

Land Value 

= 

294,996 

Land Improvement 

Cost Estimates 

Description 

Rate 

Size 

% Good 

Cash Value 

Landscaping: 

Sprinklers, 

Conv. 

1.35 

4000 

96 

5,184 

D/W/P: 

4in Concrete 

8.71 

200 

63 

1,097 

D/W/P: 

4in Concrete 

8.71 

48 

63 

263 

D/W/P: 

Asphalt Paving 

3.86 

25995 

63 

63,215 

Residential Local 

Cost Land Improvements 

Description 

Rate 

Size 

% Good 

Cash Value 

W 

DO NOT ADD THESE 

0.00 

1 

96 

0 

S 

UNDER LAND 

IMP 

0.00 

1 

96 

0 

Total Estimated Land Improvements True 

Cash Value 

= 

69,759 

Cost Est. 

for Res. 

Bldg: 

1 

Single Family 

1 STORY 

Cls 

A-10 

Blt 2004 

(11) 

Heating System: 

Forced Heat 

& 

Cool 

Ground Area 

= 3519 

SF 

Floor A 

= 

3539 

SF. 

Phy/Ab.Phy/Func/Econ/Comb. 

ao°/ L]

02/26/2024 

2° 24 

Valuation Report 

11:02 

AM 

Di 

41-09-22-200-049 

2024 

Est. 

T.C.V. 

GAGNON WAYNE 

W 

Property Class: 

401 

1740 

7 MILE 

RD NW 

Map 

#: 

48.15 

A 

ALPINE TOWNSHIP 

COMSTOCK PARK, 

MI 

49321 

Land Value 

Estimates 

for 

Land 

Table R-80.R-80 

PRIVATE 

DR'S 

RES 

* 

Factors 

* 

IRREGULAR 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

320,001283.00 

1.0000 

0.00060 

0 

100% 

[4] 

RATE TABLE 

CH 

HOME 

SITE 

1.00 Acres 

52000 

100 

52,000 

RATE TABLE 

CH 

REM 

ACRES 

46.73 Acres 

5200 

100 

242,996 

RATE TABLE 

RD ROW 

0.42 Acres 

0 

100 

o 

» 

denotes 

lines 

that 

do 

not 

contribute 

to 

the 

total acreage caleulation. 

320 Actual 

Front 

Feet, 

48.15 Total 

Acres 

Total 

Est. 

Land Value 

= 

294,996 

Land Improvement 

Cost 

Estimates 

tnescriptien 

Rate 

Size 

% 

Good 

Cash Value 

iandscaping: 

Sprinklers, 

Conv. 

1.4% 

4000 

L/W/P: 

4in Concrete 

9.55 

200 

1/W/P: 

4in Concrete 

9.55 

48 

z 

D/W/P: 

Asphalt 

Paving 

£23 

25995 

62 

Residential 

Local Cost 

Land 

Improvements 

pescription 

Rate 

Size 

% 

Good 

Cash Value 

Ww 

DO 

NOT ADD THESE 

0.00 

1 

95 

0 

3 

UNDER LAND 

IMP 

0.00 

1 

0 

Total 

Estimated 

Land 

Improvements 

True 

15,267 

cost 

Est. 

for 

Res, 

Bldg: 

1 

Single 

Family 

1 

STORY 

Cis 

(11) 

Heating System: 

Forced 

Heat 

& 

Cool 

Ground Area 

= 

3519 

SF 

Floor 

A 

= 

SE 

Phy /Ab. Phy/Func/Econ/Comd

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Parcel #: '41-09-22-200-049 

| 

Fag: faDD 2 PC EA(MAN CAVE) FOR 2025 

Owner: 

GAGNON WAYNE W 

Address: 

1740 7 MILE RD NW 

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STATE OF MICHIGAN 

DEPARTMENT OF LICENSING & REGULATORY AFFAIRS 

MICHIGAN OFFICE OF ADMINISTRATIVE HEARING AND RULES 

MICHIGAN TAX TRIBUNAL 

 

 

WAYNE W. GAGNON TRUST, 

MTT Docket No. 23-003074 

 

MTT Docket No. 24-003832 

MTT Docket No. 25-000741 

Petitioner, 

Parcel No. 41-09-22-200-049 

V 

 

TOWNSHIP OF ALPINE, 

 

Respondent. 

 

 

/ 

Wayne W. Gagnon Trust 

Toby Koenig (P72367) 

Petitioner’s Representative 

 

PO Box 565 

BLOOM SLUGGETT, PC 

Belmont, MI 49306 

Attorney for Respondent 

(616) 446-8061 

161 Ottawa Ave NW, Suite 400 

gilroc@charter.net 

Grand Rapids, MI 49503 

 

(616) 965-9343 

 

toby@bloomsluggett.com 

 

 / 

 

PROOF OF SERVICE 

Margo Gagnon, representative of Petitioner, says that on April 25, 2025, she served a copy 

of the Petitioner, Wayne W. Gagnon Trust’s Year 2024 Amended Property Tax Appeal Petition 

Form Valuation Appeal, and supporting exhibits including: 

o Attachment for Section 1 & 2: LARA e-filing submission problems on April 21, 2025 

o Attachment for Section 5: Chronology of Years 2023, 2024, & 2025 

o Attachment for Section 6: Jurisdictional Issue regarding combination of 2023, 2024 

and 2025 tax protests 

o Attachment for Section 6: Appearance at December 2024 Board of Review 

o Attachment for Section 7: Valuation Information 

o Attachment for Section 7: Confusion over Township data including 

 %Good on 2024 Assessment and 

 Math footing error on 2024 Ag Vacant Land Study 

upon 

Toby 

Koenig, 

attorney 

for 

Respondent, 

by 

electronic 

mail 

to: 

toby@bloomsluggett.com. 

/s/ Margo Gagnon 

 

Margo Gagnon

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