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William S. Marlow
Richard A. Broders
Dave Garing
1820 Jefferson Street
P.O. Box 1220
Port Townsend, WA 98368
William S. Marlow
MINUTES
February 17,2009
Richard A. Broders
Dave Garing
Chairman
Vice - Chairman
Member
Chairman William S. Marlow called the meeting to order at 9:30 a.m. in the presence of Vice - Chairman
Richard A. Broders and Member Dave Garing.
HEARINGS
Alton C. & Bev Swanson BOE: 08 -35 -LO PN: 997 000 301
3057-7 th Street 08 -36 -LO 997 000 401
Port Townsend, WA 98368 08 -37 -LO 997 000 501
08 -38 -LO 997 000 601
Alton C. Swanson was present. Appraiser Dennis Pownall represented the Assessor's office. Chairman
Marlow explained the hearing process and swore in both parties. Under appeal is the value of four bare
land parcels located off of S. Jacob Miller Road, Port Townsend.
Following is the current assessment and the appellant's estimate of value for the parcels under appeal:
Parcel No.
Current Assessed Value
Appellant's Estimate of Value
997 000 301
$58,800 (land only)
$15,000
997 000 401
$71,000 (land only)
$20,100
997 000 501
$41,000 (land only)
$10,050
997 000 601
$31,700 (land only)
$4,020
Mr. Swanson stated there is no road, water or power to the property. He's been told it would cost over
$100,000 to put in a road and utilities. There will be restrictions on wells which may prevent the property
from being developed. Then perhaps all you could do with the property is raise cattle on it. There are
properties in the area for sale, but, none have sold. He added that much of his property is a wetland.
Phone (360)385 -9100 Fax (360)385 -9382 jeftbocc@co.jefferson.wa.us
Board of Equalization Minutes - February 17, 2009 Page: 2
Mr. Pownall noted that Mr. Swanson had initially appealed five (5) parcels, but, withdrew one appeal
(parcel #001093 004) prior to this hearing after coming to an agreement with the Assessor's office on a
lower valuation. The parcel that was withdrawn was a major consideration in the valuation of all of Mr.
Swanson's properties. Therefore, he has to address how that parcel was valued in order to address how
the other parcels which are presently under appeal were valued. The property is assessed at 100% of its
fair market value with reductions being made for wetlands and development issues. He presented maps
outlining the appellants' property and showing the zoning of properties in the area. The withdrawn parcel
4001093 004 and parcels 9997 000 301 and #997 000 401 are zoned rural residential 1:20. Parcels 4997
000 501 and 4997 000 601 are zoned rural residential 1:10. He doesn't know the exact development
potential of these parcels. The parcels under appeal are divided into very small lots. However, it is his
understanding that there are a number of lot lines that can be adjusted, because the plat existed before the
zoning. He presented worksheets that show the adjustments in value made to the individual parcels as
follows:
Withdrawn parcel 4001093 004 (included for comparison purposes)
Description:
30.94 acres
Wetlands:
-15%
Site Dev.:
-75%
Total Value:
$183,945
Parcel 4997 000 301
Description:
3 acres
Wetlands:
-20%
Site Dev.:
-75%
Total Value:
$58,800
Parcel #997 000 401
Description: 3.07 acres
No wetlands
Site Dev.: -75%
Total Value: $71,000
Parcel #997 000 501
Description: 1.54 acres
No wetlands
Site Dev.: -75%
Total Value: $41,000
Parcel #997 000 601
Description:
1.51 acres
Wetlands:
-30%
Site Dev.:
-75%
Total Value:
$31,700
Board of Equalization Minutes - February 17, 2009 Page: 3
He added that this is the most conservative valuation he has for bare land anywhere in the County for this
amount of property.
Mr. Swanson stated that the reason he withdrew the one appeal was because the Assessor's office had
initially assessed it at $304,000 and then lowered it to $183,000. He feels the other four parcels are also
overvalued.
Mr. Pownall noted that larger parcels are only assessed as one building site each and the remaining lots
are valued as residual lots.
Discussion ensued regarding the wetland areas on the property.
Member Gating asked if there were any comparable sales? Mr. Pownall replied there were none. There
were no sales of comparable parcels consisting of 30 acres of pasture land which are zoned residential.
Most parcels of this size and type are in the agriculture program and are assessed at a much lower rate as
agricultural land. All the parcels in the plat are valued equitably.
Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a
determination at a later date.
Bob Maland & Kate Fox BOE: 08 -131 -R PN: 001 071035
3837 Hastings Avenue W.
Port Townsend, WA 98368
Bob Maland and Kate Fox were not present. Appraiser Dennis Pownall represented the Assessor's office
and was sworn in by Chairman Marlow. Under appeal is the value of an improved parcel located at 3837
Hastings Avenue W., Port Townsend.
Currently, the property is assessed at $123,400 ($95,740 for the land and $27,660 for the improvements).
The appellant estimates the value is $90,000. A breakdown between land and improvements was not
provided.
The appellants' reason for appealing the assessed value is written on their petition form as follows: "No
running water, no septic, rough access. Not a realistic assessment or tax per services delivered."
Mr. Pownall presented a map outlining the appellants' property and the comparable property sales that
were used as a basis for the valuation. The appellants' property is valued as a below average quality cabin
on approximately 3 1/4 acres with a site value that is being reduced by 25% for access and topography
issues.
Board of Equalization Minutes - February 17, 2009 Page: 4
The following comparable property sales were presented
Parcel No.:
001 071 021 (improved land)
Location:
140 Jolie Way
Sale Date:
February 2007
Sale Price:
$189,000
Assessment:
$183,505 ($118,360land/$65,145 improvements)
Parcel No.:
001 072 006 (improved land)
Location:
3820 Hastings Avenue W.
Sale Date:
September 2006
Sale Price:
$260,000
Assessment:
$187,080 ($174,960land/$12,120 improvements)
Parcel No.: 001 071 006 (improved land) - Double Sale (sold twice within the last four years)
Location: 4037 Hastings Avenue W.
Sale Date: October 2006
Sale Price:
$400,000
2 'd Sale Date:
July 2007
2 °a Sale Price:
$430,000
Assessment:
$393,510 ($201,440 land/$192,070 improvements)
Parcel No.:
001 074 003 (improved land)
Location:
143 Lindsey Lane
Sale Date:
June 2004
Sale Price:
$170,000
Assessment:
$283,175 ($177,720land/$105,455 improvements)
Parcel No.:
001 074 029 (improved land)
Location:
155 Lindsey Lane
Sale Date:
September 2007
Sale Price:
$299,000
Assessment:
$289,910 ($183,360land/$106,550 improvements)
Parcel No.: 001 074 024 (improved land)
Location: 190 Lindsey Lane
Sale Date: July 2007
Sale Price: $329,000
Assessment: $320,595 ($183,2401and/$137,355 improvements)
Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a
determination at a later date.
Board of Equalization Minutes - February 17, 2009 Page: 5
James DuVall
10520 NE 97" Street
Bothell, WA 98011
BOE: 08- 136 -LO PN: 002131019
James DuVall was not present. Appraiser Dennis Pownall represented the Assessor's office and was
sworn in by Chairman Marlow. Under appeal is the value of a bare land parcel located in the Cape
George area off of Bay Ridge Court, Port Townsend.
Currently, the property is assessed at $123,145 (land only). The appellant estimates the value is $79,330.
In a letter (Attachment A) attached to the Mr. DuVall's petition, he explained his reason for appealing the
assessed value of his property as follows: "... I am making this missive as brief as I can as I am sure you
are all quite busy with appeals, etc. due to the recession we are experiencing in all phases of the economy
and in all locations of the country (see Attachments B' and `C').
The increase as noted on the valuation change notice is reflected below:
Current valuation:
2009 valuation:
Increase of:
$88,145
$123,145
$35,000 or 38%
I do not have a detailed list of comparable properties /sales data to exhibit or other specific and directly
related data. However, I submit, looking at Attachments `B' & `C' and noting the obvious recession we
are experiencing, including real estate and real estate values, etc. I believe this increase is unwarranted
and excessive! It is my belief and after examining market status from last year through to date, property
values should all be re- evaluated for decrease! I also request that the current 2008 valuation be reduced
for 2009 by 10% which would reflect anew valuation of $79,330 for 2009. I think this would be a fair
and equitable amount considering all factors...."
Attachment `B' is an article from the Seattle Times dated 08/27/08 and titled "Area House Values
Plummeted 7.1 % in June". Attachment 'C' is an article from the Seattle Times web page dated March 22,
2008 and titled "Mortgage Industry Leery of Lending ".
In addition, Mr. DuVall submitted an e -mail stating the following: "...The current market for Real
Estate /Homes is a shambles and values for these are plummeting everywhere. In addition, the ability to
pay property taxes is not only a dilemma but a National /State problem considering unemployment/job loss
trends, business failures and foreclosures on home loans, etc. This is appalling and rampant!
Additionally, there does not appear to be any relief in the immediate and possibly long term future.
Property /homes represent an investment in this country and its future along with a general and logical
belief that when their values decline taxes should also be reduced to support and assist in assuring the well
being of the citizens and the economy. Government structures /administrators must also reduce /adjust
their functions and burden as well.
Board of Equalization Minutes - February 17, 2009 Page: 6
This country's economy is based on a capitalistic system which survives on the basis of the creation and
sale of goods and services, this, in conjunction with gainful and or full employment. If that portion or
amount of taxes which are levied, or are allowed to continue, exceed a reasonable balance, considering all
factors effecting the ability to earn and to pay and to buy, then reductions in the tax burden should be
implemented! This must be done in spite of laws on the books and can and should be implemented
through the Court/Judicial /Board systems (such as the Board of Equalization) set up to assure equity! An
old, but meaningful adage states, our `Courts, Boards, Judicial Systems say /interpret what the laws really
mean and how they should be applied!' Of course, this requires the use of common sense, equity, ethics
and realistic humanitarian concepts and if not, our system of government and the economy will fail!
This country /nation cannot continue to exist within its present system without an ethical and reasonable
balance between taxes and the ability to pay these taxes. Adjustments to the size, efficiency and the
applications of government are also required. A true measure of this balance is the health of the economy,
and right now the economy is very seriously ill!..."
Mr. Pownall stated that the appellant's case is based on the market declining. While he doesn't disagree
with the appellant, he is charged with determining the value as of the assessment date of January 1, 2008.
He presented the following three comparable property sales that were used as a basis for value:
Parcel No.: 002 124 010 (improved land)
Location: 2403 Cape George Road
Sale Date: April 2007
Sale Price: $191,000
Assessment: $186,675 ($145,255 land/$41,420 improvements)
Parcel No.: 002 131 013 (bare land)
Location: No assigned address (Tax 4, S13 T30 R2W, Cape George area off of Bay Ridge Court)
Sale Date: January 2004
Sale Price: $67,000
Assessment: $99,180
Parcel No.: 002 131 017 (improved land) - Double Sale (sold twice within the last four years
Location: 330 Protection Ridge Road
Sale Date: August 2005
Sale Price: $339,000
2 ' Sale Date: March 2006
2" Sale Price: $379,000
Assessment: $366,380 ($182,055 land/$184,325 improvements)
He explained how the appellant's property is valued in comparison to the comparable properties. The
appellant's property is receiving a reduction in value of 50% for development issues.
Board of Equalization Minutes - February 17, 2009 Page: 7
Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a
determination at a later date.
Anthony Francis & Kristin Axtman BOE: 08 -142 -R PN: 001 071 019
503 Jolie Way
Port Townsend, WA 98368
Kristin Axtman was present. Appraiser Dennis Pownall represented the Assessor's office. Chairman
Marlow explained the hearing process and swore in both parties. Under appeal is the land value only of
an improved parcel located at 503 Jolie Way, Port Townsend.
Currently, the property is assessed at $364,265 ($183,360 for the land and $180,905 for the
improvements). The appellant estimates the value is $280,905 ($100,000 for the land and $180,905 for
the improvements).
Ms. Axtman stated that in looking at the new taxable value of her land, it looks as though the
improvements are fair and they do not dispute that value. However, the land value seems a little bit high
based on recent sales in the area and listing prices for property currently on the market. There are two five
acre parcels adjacent to her property that have been listed on the market at $150,000 to $180,000 for the
past two years and they have not sold. She noted that Jolie Way is not a County road. It is a private dirt
road that is maintained at the expense of the property owners. The land assessments of properties along
Jolie Way are not equitable with other similar five acre parcels located along other private dirt roads such
as Hidden Trails, Arabian Lane and Thunder Road. Instead the properties along Jolie Way are valued at a
higher rate that is similar to the amount used for properties along paved roads such as McMinn Road and
Jacob Miller Road. She asked if this was simply an oversight or a mistake in the valuation, since it seems
that Jolie Way would be valued similarly to other private dirt roads which do not get mail service or
school bus service? She just wants to understand how the value is calculated. She is willing to pay her
share of taxes, but, the valuation is confusing when compared to other similar properties.
Mr. Pownall asked about the road maintenance agreement among the property owners and how it works?
Ms. Axtman stated that there is no formal neighborhood association or any C. C. & R.'s, so several
property owners got together and agreed to pay for maintenance of the road based on a percentage of
usage. Participation is voluntary. Some property owners pay nothing and some pay more than their share.
Mr. Pownall stated that the appellant noted on her petition form that they had an appraisal done in August
2008 for loan purposes which indicated a property value of $379,500. He wasn't even aware of this
appraisal at the time he valued the property. His valuation of $364,265 does not seem out of line with the
value determined by the bank.
Ms. Axtman stated that one could say she shot herself in the foot by disclosing the bank appraisal, but, she
would rather be honest and have a fair conversation. Her concern is more about parity with other property
owners to insure they are all paying their fair share of taxes.
Board of Equalization Minutes - February 17, 2009 Page: 8
Mr. Pownall added that the valuation method he used to assess the property is consistent based on sales of
property in the area. He presented the following comparable property sales in support of his assessed
value:
Parcel No.:
001 072 006 (improved land)
Location:
3820 Hastings Avenue W.
Sale Date:
September 2006
Sale Price:
$260,000
Assessment:
$187,080 ($174,960land/$12,120 improvements)
Parcel No.: 001 071 006 (improved land) - Double Sale (sold twice within the last four years)
Location: 4037 Hastings Avenue W.
Sale Date: October 2006
Sale Price: $400,000
2nd Sale Date: July 2007
2"' Sale Price: $430,000
Assessment: $393,510 ($201,440 land/$192,070 improvements)
Parcel No.:
001 074 029 (improved land)
Location:
155 Lindsey Lane
Sale Date:
September 2007
Sale Price:
$299,000
Assessment:
$289,910 ($183,360 land/$106,550 improvements)
Parcel No.: 001 074 024 (improved land)
Location: 190 Lindsey Lane
Sale Date: July 2007
Sale Price: $329,000
Assessment: $320,595 ($183,240 land/$137,355 improvements)
With no objection from the Assessor's representative, Ms. Axtman presented and discussed the following
additional information on comparable property sales that she had researched:
Parcel No.: 001 071 016 (bare land) & 001 071 017 (improved land)
Location: 443 Jolie Way
Sale Year: 2008
Sale Price: $495,000
Assessment: $130,020 - parcel 4001071016
Assessment: $368,975 - parcel #001071 017 ($140,1101and/$228,865 improvements)
Description: 10 acres (2 - 5 acre parcels)
Parcel No.: 001 071 015 (bare land)
Location: 505 Jolie Way
Sale Year: 2005
Sale Price: $58,500
Description: 5 acres
Board of Equalization Minutes - February 17, 2009 Page: 9
Parcel No.:
001 074 033 (bare land)
Location:
632 Jolie Way
Sale Year:
2008
Sale Price:
$250,000
Description:
7.5 acres
Mr. Pownall noted that parcel #001074 033 was auctioned and not sold on the open market.
Parcel No.:
002 125 003 (bare land)
Location:
495 Thunder Road
Sale Year:
2005
Sale Price:
$95,000
Description:
5 acres
Parcel No.:
Unknown (bare land)
Location:
175 Blue Sky Drive
Sale Year:
2006
Sale Price:
$146,000
Description:
5 acres
Parcel No.:
002 242 007 (bare land)
Location:
Pocket Lane
Sale Year:
2004
Sale Price:
$47,500
Description:
5 acres
Hearing no further testimony, Chairman Marlow closed the hearing. The Board will make a determination
at a later date.
Vice - Chairman Broders moved to adjourn the meeting until 9:30 a.m., Wednesday, February 18, 2009.
Member Garing seconded the motion which carried by a unanimous vote.
ATTEST:
Er ifi Lundgren, Clerk ojthe�ard
JEFFERSON COUNTY
BOARD OF EQUALIZATION
William S. Marlow, Charm
�A
Richard A. Broders, Vrce- Chairman
Dave Garing, em er