Record Finder / 25-002906-TT
Michigan
Aak 6 LLC, Petitioner V City Of Oak Park, Respondent
- Petitioner
- Aak 6 LLC
- Respondent
- City Of Oak Park
Case overview
- Docket number
- 25-002906-TT
- Status
- Disposed
- CaseType
- SC Property
- Division
- Small Claims Division
- County
- Oakland
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 5 | Order of Dismissal | Not recorded | Not recorded | 09/15/2025 | Not recorded | Download |
| 4 | Petition has been verified | PET | 1 | 09/15/2025 | Not recorded | Download |
| 3 | Notice of Docket Number SC | Not recorded | Not recorded | 09/15/2025 | Not recorded | Download |
| 2 | Attachments to the Petition were filed | Not recorded | Not recorded | 07/29/2025 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 07/29/2025 | $125.00 | Download |
Documents
Order_of_Dismissal.2025-09-15_15-27-50.0000.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 AAK 6 LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 25-002906 City Of Oak Park, Respondent. ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that: The issue in this case is already pending in another case and, as such, this appeal is duplicative and shall be dismissed. Therefore, IT IS ORDERED that the case is DISMISSED. This order resolves all pending issues and closes the case. APPEAL RIGHTS If you disagree with the final decision in this case, you may file a motion for reconsideration with the Tribunal or a claim of appeal with the Michigan Court of Appeals. A motion for reconsideration must be filed with the Tribunal with the required filing fee within 21 days from the date of entry of the final decision. Because the final decision closes the case, the motion cannot be filed through the Tribunal’s web-based e-filing system; it must be filed by mail or personal service. The fee for the filing of such motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless the Small Claims decision relates to the valuation of property and the property had a principal residence exemption of at least 50% at the time the petition was filed or the decision relates to the grant or denial of a poverty or disabled veterans exemption and, if so, there is no filing fee. You are required to serve a copy of the motion on the opposing party by mail or personal service or by email if the opposing party agrees to electronic service, and proof demonstrating that service must be submitted with the motion. Responses to motions for reconsideration are prohibited and there are no oral arguments unless otherwise ordered by the Tribunal. Alternatively, you may file a claim of appeal with the Michigan Court of Appeals. If the claim is filed within 21 days of the entry of the final decision, it is an “appeal of right.” If
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MTT Docket No. 25-002906 Page 2 of 6 the claim is filed more than 21 days after the entry of the final decision, it is an “appeal by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the record on appeal. There is no certification fee. By:___________________________________ Patricia L. Halm, Tribunal Chair Entered: September 15, 2025 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 AAK 6 LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 25-002906 City Of Oak Park, Respondent. ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that: The issue in this case is already pending in another case and, as such, this appeal is duplicative and shall be dismissed. Therefore, IT IS ORDERED that the case is DISMISSED. This order resolves all pending issues and closes the case. APPEAL RIGHTS If you disagree with the final decision in this case, you may file a motion for reconsideration with the Tribunal or a claim of appeal with the Michigan Court of Appeals. A motion for reconsideration must be filed with the Tribunal with the required filing fee within 21 days from the date of entry of the final decision. Because the final decision closes the case, the motion cannot be filed through the Tribunal’s web-based e-filing system; it must be filed by mail or personal service. The fee for the filing of such motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless the Small Claims decision relates to the valuation of property and the property had a principal residence exemption of at least 50% at the time the petition was filed or the decision relates to the grant or denial of a poverty or disabled veterans exemption and, if so, there is no filing fee. You are required to serve a copy of the motion on the opposing party by mail or personal service or by email if the opposing party agrees to electronic service, and proof demonstrating that service must be submitted with the motion. Responses to motions for reconsideration are prohibited and there are no oral arguments unless otherwise ordered by the Tribunal. Alternatively, you may file a claim of appeal with the Michigan Court of Appeals. If the claim is filed within 21 days of the entry of the final decision, it is an “appeal of right.” If
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MTT Docket No. 25-002906 Page 4 of 6 the claim is filed more than 21 days after the entry of the final decision, it is an “appeal by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the record on appeal. There is no certification fee. By:___________________________________ Patricia L. Halm, Tribunal Chair Entered: September 15, 2025 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN,
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MTT Docket
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01._Property_Tax_Appeal_Petition_Form_Valuation_Poverty_Classification.279132d1-15f4-4dd7-8f27-53f69b4d5be4.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR PROPERTY TAX APPEAL PETITION FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MOAHR DOCKET NO. Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax disputes. Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information Filer Type: Individual First Name Andrea / AAK 6 LLC M.I. Last Name/Company Name Della-Torre Mailing Address (No., Street, P.O. Box or Rural Route) 1119 Hillside Dr City or Town Birmingham State Michigan ZIP Code 48009 Telephone Number 2482256824 Fax Number E-mail Address aedellatorre@gmail.com Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name Andrea M.I. Last Name Della-Torre Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) 1119 Hillside Dr City or Town Birmingham State Michigan ZIP Code 48009 Telephone Number 248-225-6824 Fax Number E-mail Address aedellatorre@gmail.com Section 3: Subject Property Information How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each non-contiguous or non-adjoining parcel. Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] 23051 Manistee Ave
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Oak Park Michigan 48237 Taxing Authority (City or Township) City Of Oak Park (OAKLAND) County Oakland Section 4: Issues Being Appealed (check all that apply) Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal We as a married couple owned the property on 23051 Manistee Ave. In July of 2021 we formed an LLC as a disregarded entity and deeded the property into the LLC in 2024. The LLC was owned by both myself and my husband (Nigel Kim Woolley). I kept my maiden name when we married. We filed Form 2766 – Property Transfer Affidavit and checked two boxes. -Transfer between entities under common control or among members of an affiliated group. -Other, as described in MCL 211.27a, specify: Transfer from Nigel Woolley & Andrea Della-Torre a married couple to AAK 3 LLC an LLC owned by Nigel Woolley & Andrea Della-Torre Upon request by the City of Oak Park, we provided a copy of the Operating Agreement for AAK 3, LLC The Agreement listed Nigel Woolley as the member in error. This was just an error and we never intended to cause this mess, for that I apologize! The Agreement was corrected listing Nigel Woolley and Andrea Della-Torre as members and owners. Regardless of this error in the operating agreement we feel the property transfer should be treated as exempt due to the fact that the LLC is owned by the parties that owned the property. Even if we filled out Form 2766 Property Transfer Affidavit incorrectly, which was due to human error, the following exemptions would surely apply? 1. Transfer from one spouse to the other spouse 2. Change in ownership solely to exclude or include a spouse 3. Transfer creating or ending a joint tenancy if at least one person is an original owner of the property (or his/her spouse) I want to emphasize that this was all caused by a simple human error in the LLC and it was never our intention to transfer the property to only one of us. We would have explained all this to the BOR, but there was no requirement to attend. Section 6: Jurisdictional Issues Year(s) you are appealing: 2025 Did you protest the assessment at a Board of Review (BOR)? Yes If Yes, check which BOR you attended AND upload the BOR decision: March If No, check the applicable reason(s): Did you request a Poverty Exemption at the BOR? If Yes, check which BOR considered your application AND upload the BOR decision: March July December If No, explain why:
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: 52-25-29-476-034 Classification of Property: Real Residential Current Assessed Value (also known as State Equalized Value) as established by the BOR: 94300 Current Taxable Value as established by the BOR: 94300 What do you believe is the fair market value (also known as True Cash Value)? 180000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value (also known as State Equalized Value). 90000 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 31526 Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal* Parcel Identification Number: Current Classification of Property as established by Board of Review: What do you believe is the property’s classification? If improved property, how is the property currently being used? If improved property, for what use was the property designed? Fee Information Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? No Are you appealing ONLY the denial of a Poverty Exemption? No If you answered yes to either or both of these questions, you are not required to pay any filing fees. The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your
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STATE
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SC_Notice_of_Docket_Number.2025-09-15_15-08-00.0000.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 AAK 6 LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 25-002906 City Of Oak Park, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: September 15, 2025 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906 AAK 6 LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 25-002906 City Of Oak Park, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: September 15, 2025 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk
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2025 BOARD OF REVIEW DECISION 23051 Manistee.pdfRead complete document text →
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2025 BOARD OF REVIEW D! WENT R] PERE NER ene SERRE NC re ——" =m — a CISION - FROM CITY OF OAK PARK ASSESSOR'S OFFICE 14000 OAK PARK BLVD OAK PARK, MI 48237 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT R Ol I AAK 6 LLC 1119 HILLSIDE DR BIRMINGHAM MI 48009 - : - - — - PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.) 52-25-29-476-034 ~ LJ 051 MANISTEE AVE TIN, RIE, SEC 29 OAK PARK SUBN 61.84 FTOF S 121.84 FT OF LOT 429 THIS PROPERTY IS CLASSIFIED AS: 401 (RESIDENTIAL-IMPROVED) Thank you for attending the 2025 March Board of Review. The Board has reviewed all testimony or information you supplied and any necessary data in computing your assessed and taxable value. The Board has completed their review of parcel number 52-25-29-476-034 They have made the following determination based on the compilation of information: Board of Review Comments ASSESSMENT WAS DEEMED TO BE ACCURATE, TAXABLE VALUE UNCAPPING DEEMED TO BE ACCURATE 2025 ORIGINAL ASSESSED VALUE 94,300 2025 "BOARD OF REVIEW" ASSESSED VALUE 94,300 (If the above amounts are the same, no revisions have occured) 2025 ORIGINAL TAXABLE VALUE 94,300 2025 "BOARD OF REVIEW" TAXABLE VALUE 94,300 0.0000 2025 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG Please feel free to contact the assessor at the address listed above or call (248) 691-7552 if you have any questions. If you disagree with the decision of the Board of Review, a further appeal may be made to the Michigan Tax Tribunal by completing a petition form that can be obtained at: www.michigan.gov/taxtrib [f you have questions regarding the filing of the petition form, please contact the Michigan Tax Tribunal at: (517) 335-9760. The final date for filing a petition form for appeal to the Michigan Tax Tribunal is: May 31, 2025 for - Industrial, Developmental, Commercial or Utility Personal July 31, 2025 for - Residential, Timber-Cutover or Agricultural June 30, 2025 for - Classification Appeals - Classification appeals are made by sending Form 2167 to the State Tax Commission More information on Classification appeals can be obtained at: www.michigan.gov/statetaxcommission Petition #
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01._Property_Tax_Appeal_Petition_Form_Valuation_Poverty_Classification.279132d1-15f4-4dd7-8f27-53f69b4d5be4.pdfRead complete document text →
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Page 1
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR PROPERTY TAX APPEAL PETITION FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MOAHR DOCKET NO. Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax disputes. Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information Filer Type: Individual First Name Andrea / AAK 6 LLC M.I. Last Name/Company Name Della-Torre Mailing Address (No., Street, P.O. Box or Rural Route) 1119 Hillside Dr City or Town Birmingham State Michigan ZIP Code 48009 Telephone Number 2482256824 Fax Number E-mail Address aedellatorre@gmail.com Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name Andrea M.I. Last Name Della-Torre Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) 1119 Hillside Dr City or Town Birmingham State Michigan ZIP Code 48009 Telephone Number 248-225-6824 Fax Number E-mail Address aedellatorre@gmail.com Section 3: Subject Property Information How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each non-contiguous or non-adjoining parcel. Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] 23051 Manistee Ave
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Oak Park Michigan 48237 Taxing Authority (City or Township) City Of Oak Park (OAKLAND) County Oakland Section 4: Issues Being Appealed (check all that apply) Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal We as a married couple owned the property on 23051 Manistee Ave. In July of 2021 we formed an LLC as a disregarded entity and deeded the property into the LLC in 2024. The LLC was owned by both myself and my husband (Nigel Kim Woolley). I kept my maiden name when we married. We filed Form 2766 – Property Transfer Affidavit and checked two boxes. -Transfer between entities under common control or among members of an affiliated group. -Other, as described in MCL 211.27a, specify: Transfer from Nigel Woolley & Andrea Della-Torre a married couple to AAK 3 LLC an LLC owned by Nigel Woolley & Andrea Della-Torre Upon request by the City of Oak Park, we provided a copy of the Operating Agreement for AAK 3, LLC The Agreement listed Nigel Woolley as the member in error. This was just an error and we never intended to cause this mess, for that I apologize! The Agreement was corrected listing Nigel Woolley and Andrea Della-Torre as members and owners. Regardless of this error in the operating agreement we feel the property transfer should be treated as exempt due to the fact that the LLC is owned by the parties that owned the property. Even if we filled out Form 2766 Property Transfer Affidavit incorrectly, which was due to human error, the following exemptions would surely apply? 1. Transfer from one spouse to the other spouse 2. Change in ownership solely to exclude or include a spouse 3. Transfer creating or ending a joint tenancy if at least one person is an original owner of the property (or his/her spouse) I want to emphasize that this was all caused by a simple human error in the LLC and it was never our intention to transfer the property to only one of us. We would have explained all this to the BOR, but there was no requirement to attend. Section 6: Jurisdictional Issues Year(s) you are appealing: 2025 Did you protest the assessment at a Board of Review (BOR)? Yes If Yes, check which BOR you attended AND upload the BOR decision: March If No, check the applicable reason(s): Did you request a Poverty Exemption at the BOR? If Yes, check which BOR considered your application AND upload the BOR decision: March July December If No, explain why:
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Section 7: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: 52-25-29-476-034 Classification of Property: Real Residential Current Assessed Value (also known as State Equalized Value) as established by the BOR: 94300 Current Taxable Value as established by the BOR: 94300 What do you believe is the fair market value (also known as True Cash Value)? 180000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value (also known as State Equalized Value). 90000 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 31526 Section 8: Classification Information *Only the MI Dep’t of Treasury may appeal this issue to the Tribunal* Parcel Identification Number: Current Classification of Property as established by Board of Review: What do you believe is the property’s classification? If improved property, how is the property currently being used? If improved property, for what use was the property designed? Fee Information Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? No Are you appealing ONLY the denial of a Poverty Exemption? No If you answered yes to either or both of these questions, you are not required to pay any filing fees. The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your
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STATE
These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.