Assessing |
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How can my Taxable Value go up when my Assessed Value went down?
With the passage of Proposal A of 1994, taxable value (the value you pay your property taxes on) was separated from your assessed value. Assessed value, also known as your State Equalized Value, must represent 50% of the property's True Cash Value. This number also represents a maximum limit of the taxable value. In the year following a transfer of ownership, the two must be equal. In any other year, your taxable value will be the lesser of the SEV or your capped value calculation. If you have owned your property through periods of rapid growth, it is possible for there to be a substantial gap between your SEV and your capped value calculation. In this instance, you will still see an increase in your Taxable Value, up to the point it reaches the limit of the SEV.
I just bought my home. Why isn't my SEV 1/2 my purchase price?
The SEV represents 50% of the property's True Cash Value. True Cash Value is a term defined by law, and is specifically NOT purchase price. Your sale may be affected by numerous variables that may influence the individual transaction, that have no bearing on the property itself. To minimize the effect of these variables, all sales within a neighborhood (similar characteristics) are reviewed together to determine a usual selling price based on standardized units of comparison.
I don't agree with my assessment. What can I do?
When dealing with a current assessment year (following calendar year after April) please come talk to us. We will be happy to review your property with you. When dealing with a roll that has been finalized by the assessing department (after you receive your change notice in February) your first step is to appeal to the March Board of Review. Our office will provide the forms, but it is up to you to present your case, even if you appeal in writing, so please support your claim. The Board of Review will notify you in writing with their decision. If you find their decision unsatisfactory, you may further appeal to the Michigan Tax Tribunal. Contact information for the MTT will be provided along with the Board of Review decision. IMPORTANT: For residential and agricultural properties, you may NOT appeal to the MTT on a valuation dispute unless you appeal to the March Board of Review. Click here for more info on How to Appeal your Property Assessment
What if I'm assessed for things I don't have?
For tax years 2006-2009, P.A. 13 of 2006 allows the July and December Boards of Review to correct errors of "incorrectly reported and omitted property". The ability of the July and December Boards of Review to make these changes will end with the 2009 year, absent of an amendment to the law; however the Michigan State Tax Commission always has the ability to make these changes under MCL 211.154. Please review your valuation statement, and if such an error has occurred we would be happy to assist you with the 154 petition process. IMPORTANT: Applies only to real property or to a personal property assessment based on a timely filed statement. The STC refuses to amend personal property assessments where a statement was not filed as required by law.
How do you calculate personal property assessments?
All businesses with tangible assets within a local jurisdiction are required by law to file a Personal Property Statement with that jurisdiction by February 20 of that year. This statement is the basis for your personal property assessment. Garfield Township will accept these statements through the close of the March Board of Review, and petition the Board of Review on your behalf to accept these statements as filed. In the absence of a timely filed statement, we are required by law to place an assessment on the property based on our reasonable estimate of the value of the business assets. In most cases, these will begin with reported values of similar businesses. Statements received after the close of the March Board of Review will not be accepted for that year, but will be entered as a starting base for the following year should we not receive one in that year requiring another estimate.
IMPORTANT: If you do not timely file a statement, the assessed value can not be changed for that year, even if you subsequently file.
Click here for more info on Operating a Business in Garfield Township
Building |
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How much does a building permit cost?
Fees vary from project to project, so please give us a call and we'll help you determine what any applicable building permit fees for your project will be.
Do I need a permit for constructing a shed?
In residential areas a building permit is not required for a detached accessory structure under 200 square feet. In commercial areas, anything under 120 square feet does not require a building permit. However, as always contact the zoning department regarding their requirements.
Do I need a permit for a swimming pool?
Yes, unless the pool is prefabricated and less than 24 inches deep. We have a swimming pool requirement booklet in our office to aid you in your project.
Do I need a permit to reroof my house?
No, unless there are structural repairs such as replacing sheathing or the repair of trusses or rafters. Please note that only a maximum of two layers of shingles are allowed.
Do I need a permit to replace or build a deck?
Any deck over 30 inches above grade will require a building permit regardless of overall square footage. You will also need to contact the zoning office regarding their requirements. We have an extremely helpful deck booklet that covers all the requirements you will need to aid you in your project.
Where can I find information on the new energy code?
This information is available at RESCHECK.GOV. Please note that you will be required to complete a one-time user registration at this website.
How deep do my footings need to be?
42 inches, unless sandy well draining soils are present, where the requirement then becomes 24 inches. Pole barns typically require 48 inch deep footings.
What is the snow load in this area?
Sixty pounds per square foot.
How detailed do my plans have to be?
The plans should show enough detail to ensure code compliance. We have a plan submittal requirement handout in our office for your convenience. Commercial projects typically require an engineer or architect's stamp.
Can you recommend a builder, engineer, or architect?
Unfortunately no, due to possible conflict of interest concerns. However, we would recommend talking with the home builders association or asking friends, co-workers, or neighbors for any recommendations they may have.
Clerk |
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When is the next election?
We have two elections scheduled for 2012. The Primary Election is August 7, 2012 and the general election is November 6, 2012.
Please see the Precinct Map to identify your voting location.
Garfield Township has six precincts. Your precinct location is determined by your address. You vote at the same place for all elections. Refer to voting precinct maps on our website, follow this link to the Secretary of State information center, or you may call the clerk's office for a new voter registration card which gives name and location of your voting precinct.
Am I registered to vote in Garfield Township?
Please follow this link to the Secretary of State information center, where you will be asked to input your information. If you are registered to vote, it will tell you your voting location. You may also call the Township Clerk to determine if you are registered to vote in the Township.
General |
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Does the township issue burn permits?
Due to the size of our population, the Michigan DEQ prohibits open burning in the Township. According to the DEQ, "Open Burning" is the burning of unwanted materials such as paper, trees, brush, leaves, grass, and other debris where smoke and other emissions are released directly into the air. During open burning air pollutants do not pass through a chimney or stack. Accordingly, burning of yard waste, even in burn barrels, is prohibited.
The law does provide that Townships may enact ordinances authorizing open burning if the ordinance is approved by the Michigan DEQ. However, such an ordinance is not currently in place in Garfield Township. If sufficient interest is shown in this issue, the Township Board may look into enacting an open burning ordinance. Please contact us and express your support or non-support of an open burning ordinance.
Alternatives to burning do exist! Composting yard waste and using leaves and grass clippings for mulch is an excellent way to get rid of the material and create natural fertilizer. Compost piles are simple to begin and maintain, and take up relatively little space.
Brush, leaves, stumps, Christmas trees, etc. can be dropped off at the G.T. County Composting facility located on Keystone Rd. The Brush Drop-off site is scheduled to open for the season on Sat., April 4, 2009. Hours are: Tuesday noon - 7 pm, and Thursday and Saturday 9 am-3 pm.
Additional information: Michigan DEQ Open Burning Webpage Michigan DEQ Open Burning Brochure
What are the township's office hours?
7:30 am to 6:00 pm, Monday through Thursday. Closed Fridays.
Planning |
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What are the Planning Commission Submittal Deadlines?
I would like to rezone my property. Where do I get started?
Please come in and speak with us. A successful request for rezoning depends upon a number of factors, including the Future Land Use Plan, the land uses presently surrounding your property, and the existing zoning in the vicinity. Although nothing is certain, we can try to give you an idea on if the Planning Commission will be agreeable to your request.
Can I put a wind turbine up on my property?
Yes, but currently all wind turbines require a Special Use Permit, which can be an expensive and time consuming process. We are aware of the gaining popularity of the small-wind or personal wind energy systems and are working to simplify the approval process for those smaller systems.
How long will it take to rezone my property?
Because of state law, all rezoning requests require multiple steps and a number of months to process. Your request will first be considered by the Township Planning Commission, and then by the County Planning Commission; each commission recommends to the Township Board whether the request should be approved. The Township Board is the ultimate authority in granting a rezoning request.
What zoning district could I potentially rezone my property to?
It depends on what type of future land use is identified in the Comprehensive Plan. The Comprehensive Plan identifies varying intensities of future residential and commercial areas, on which rezoning decisions are based. For example, if the Comprehensive Plan calls for medium-density residential in your area, it's unlikely that a request for rezoning to commercial will be granted.
How much does a re-zoning request cost?
Requests for a zoning map amendment are $750.00 and are nonrefundable if your request is denied.
How can I request a change to a zoning ordinance standard?
All persons are eligible to request a zoning ordinance text amendment. Following a formal application and deposit of a $1,000.00 nonrefundable fee, the Township and County Planning Commissions will consider the proposed amendment, and recommend approval or denial of the text (including any changes) to the Township Board. The Township Board is the ultimate authority in granting a zoning ordinance text amendment request.
How can I develop/use my property?
Uses permitted within your particular zoning district are identified in the Zoning Ordinance. Uses that are permitted "By Right" (including signage) are reviewed and approved through the Zoning Department, while uses that are permitted by "Special Use Permit" undergo a more thorough review by the Planning Department and Planning Commission.
Land divisions – can I divide and sell my property?
Land division requests are processed by the Zoning and Assessing Departments. Please contact the Zoning Administrator.
Why do I need a Special Use Permit (SUP) for “X” use?
Because of potential adverse impacts upon nearby properties, some uses are listed as Special Uses. The Special Use review criteria gives the Planning Commission additional authority on ensuring that the use will not be a nuisance to neighboring properties, including the ability to require significant site plan modifications such as additional landscaping or lowered lighting levels. Unlike a use that is permitted By Right, the Planning Commission is not obligated to approve a request for a Special Use Permit.
How long will it take to get my Special Use Permit?
An application for Special Use Permit requires introduction to the Planning Commission, followed by a public hearing before the Planning Commission, followed by review and approval or refusal of the application by the Planning Commission. At a minimum, this process will take two meetings of the Planning Commission - one to introduce the application and schedule it for public hearing, and one to hold the public hearing and deliberate on the application. More meetings may be required if the Planning Commission is not satisfied with the information presented or if they require additional time to review the application and render a decision. Because of the number of meetings and public notifications required by law, the application will take at least one month to process, and often more. As noted above, approval of an SUP application is not guaranteed.
I don’t like this particular element of the Comprehensive Plan, and would like to have it changed. What can I do?
All persons are eligible to request a comprehensive plan amendment. Following a formal application, the Township and County Planning Commissions will consider the proposed amendment, and recommend approval or denial of the text (including any changes) to the Township Board. The Township Board is the ultimate authority in granting a Comprehensive Plan amendment request. Any request for such an amendment should be expected to take a number of months to review and approve.
Treasurer |
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Where do I pay my taxes and what types of payments are accepted?
You can pay your taxes by these methods: (Click here to view our payment method options brochure.)
- by cash, check or credit card in person at the Township offices located at 3848 Veterans Drive, Traverse City, MI 49684. Regular office hours are Monday through Thursday 7:30am to 6:00pm (open during lunch) CLOSED FRIDAYS.
- mail your check to the Township office at the above address
- leave your check after business hours in the secure gray night drop box located by the Township office main door
- pay online with a credit card (Visa, Mastercard, or Discover) by clicking here - pay by credit card (a 2.5% convenience fee will be added)
- pay over the phone with a credit card (Visa, Mastercard, or Discover) by calling (616)784-5774. You will need the Garfield Township access code: 9099 3042 (a 2.5% convenience fee will be added)
- pay online or over the phone by electronic check (a $1 per transaction flat fee will be added)
- pay by ACH (or Automatic Bill Payment) You can sign up in advance to have your tax payments automatically deducted out of your checking account on a predetermined date that is slightly prior to the tax due date. Your signed authorization form sets all future tax payments to be deducted this way until you revoke the authorization in writing. Click here to print an ACH Authorization Form.
Can I pay my taxes with a credit card?
Yes. Garfield Township is able to provide our taxpayers with the ability to pay taxes with a VISA, MasterCard or Discover Card. There is a 2.5% convenience fee charged for this service. Pay online now by clicking here or call (616) 784-5774 and follow the automatic prompts. The Garfield Twp access code is: 9099 3042.
Can I look up my property tax information online?
Yes. Go to our computer processor website BS&A Software by clicking the highlighted words. You will need to go to "Sign Up" to create a user name and password that will identify you as the owner of the property. One parcel # can be assigned free look ups with each user id. If you are looking at more than one parcel #, there is a $2 per parcel look up fee.
Can I get help to pay my taxes?
If you are in need of financial assistance, there are some things that we can check to see if you might qualify for some help: - Summer deferment - If you qualify, this option extends the due date for summer taxes from September 14th to February 14th of the next year. Using this option makes both summer and winter taxes due at the same time (Feb.14) with no penalty or interest if paid by that date. Contact the Treasurer's office to see if you qualify.
- Hardship exemption - if your income is below a certain level, you may qualify to have a portion of your taxes exempt. You must contact the assessing office to see if you qualify.
- There may be other types of exemptions available. You must contact the assessing office to determine your eligibility.
What are the current and prior year millage rates?
2013 Annual Millage Rates: Summer rates will be set on or about June 15, 2013
2012 Annual Millage Rates:
100% Homestead = 27.4657 (summer = 18.8305 & winter = 8.6352)
Non-Homestead = 45.4657 (summer = 36.8305 & winter = 8.6352)
2011 Annual Millage Rates:
100% Homestead = 27.4633 (summer = 18.8305 & winter = 8.6328)
Non-Homestead = 45.4633 (summer = 36.8305 & winter = 8.6328)
2010 Annual Millage Rates:
100% Homestead = 27.724 mills (summer = 18.7955 & winter = 8.9285)
Non-Homestead = 45.724 mills (summer = 36.7955 & winter = 8.9285)
Taxes are based upon Taxable Value. 1 mill equals $1. per $1,000. of taxable value.
What period are summer and winter taxes for?
All taxes billed are for the period of January 1 through December 31. The taxes are collected in two portions (summer and winter) to make it easier on the taxpayer. Different taxing authorities collect at different times. For instance, the Traverse City Area Public Schools collect their portion of tax dollars on the summer tax bill, but are not listed on the winter tax bill. The Fire Department collects its portion of tax dollars on the winter tax bill, but are not listed on the summer tax bill.
How do I appeal my Taxable Value?
It is the right of every property owner to appeal the assessed value of your property. There is one time each year during the March Board of Review in which you can make your appeal, either in person or by letter. Click here for helpful info on how to make your appeal. How to Appeal my Property Assessment
What are personal property taxes?
There are two types of personal property taxes. - Business personal property taxes are assessed to business owners on the assets they use to operate their business. A business needs to report assets to the Township once a year on the annual Personal Property Statement. These statement forms are mailed to all businesses in the township once a year in December. They must be returned to the assessing office no later than February 20th each year. Personal property taxable value is determined from the statement. If you need help to complete your statement, one of our assessors would be happy to assist you.
Here is a helpful brochure for business owners about personal property taxes. Operating a business in Garfield Township Brochure - Mobile Home personal property taxes - If you own a mobile home that is located in Garfield Township, you may be assessed personal property taxes on any shed, porches or other outbuildings located near your mobile home.
Here is a helpful flyer for mobile home owners regarding personal property taxes. Personal property taxes for mobile home owners flyer
For the purpose of personal property taxes, "tax day" is December 31st of each year. If your business is operational on this day, then you will be assessed personal property taxes for the whole next year. As a business owner, if you are planning to go out of business, it is best to do so before Dec. 31st.
Do I need to notify the township if my business is closing or moving out of Garfield Twp?
Yes. If your business will be closing or relocating outside of Garfield Township, you must notify the township so that we can record a closing or moving date for your business. This will allow us to remove your business from future tax rolls.
Do I need a permit to hold an auction in Garfield Township?
Zoning |
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What is the purpose of zoning?
To protect the public health, safety, morals, and general welfare of the inhabitants of the Township, to provide for adequate light, air and convenience of access to secure safety from fire and other dangers; to avoid undo concentration of population by regulating and limiting types and locations of buildings and regulating the location of trades, industries and buildings designated for specific uses; to provide for the orderly development of the Township; to encourage the use of lands and resources of the Township in accordance with their character and adaptability; to provide for safety in traffic, adequate parking and to reduce hazards to life and property; to facilitate the development of adequate systems of fire protection, education, recreation, water supplies and sanitary facilities; and to conserve life, property, natural resources and the use of public funds for public services and improvements to conform with the most advantageous use of lands, resources and properties.
A setback is the minimum distance a structure is required to be located from the property line, road right of way, lake, river, stream, etc.
Where is the setback measured from?
A setback is measured from the furthest extruding point of the structure (typically the roof overhang).
When do I need a Land Use Permit?
A land use permit is needed for any addition to an existing structure, a new structure of 100 square feet in size or more (including sheds and decks), or the disturbance of 100 square feet or more of earth.
How long does it take to review a permit application?
It depends on the application but usually 24-48 hours.
Does my shed have to be outside of the setback?
Yes, any structure is required to be located outside of the setback.
What is the setback from Silver Lake?
The waterfront setback is 50 feet from the Ordinary High Water mark.
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