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Dave Garing
Sally Shumaker
Henry Krist
1820 Jefferson Street
P.O. Box 1220
Port Townsend, WA 98368
Dave Gering Sally Shumaker
MINUTES
November 29, 2010
Henry Mat
Chairman
Vice- Chairman
Member
Chairman Dave Gating called the meeting to order at 9:30 a.m. in the presence of Vice -
Chairman Sally Shumaker and Member Henry Krist. Per WAC 458 -14- 095(4) post
hearing deliberations of the Board of Equalization are not recorded. At the conclusion of
the deliberations the Board resumed the regular meeting at Noon and the following action
was taken.
DETERMINATIONS
Susan Maresco, Trustee BOE: 10 -28 -R PN: 951 904 009
S. Maresco Living Trust
204 Stanford Avenue
Santa Cruz, CA 95062
The Appellant did not attend the hearing but provided four comparable property sales all
of which occurred after the assessment date of January 1, 2009.
The Assessor's representative concurs that property values have significantly declined
during the last few years but he states a property value of $371,980 was not high at the
time of assessment (1- 1 -09). He presented four comparable property sales. All of which
were located in the same neighborhood as the subject property and sold prior to January 1,
2009. Washington State law mandates that properties be valued to reflect local market
activity according to an approved revaluation cycle as of January 1 of the assessment year.
The Board finds that the Appellant did not present clear, cogent, and convincing evidence
that is necessary to overcome the presumptive correctness of the value established by the
Assessor.
Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $371,980
Phone (360)385 -9100 Fax (360)385 -9382 jeffbocc(a,)co.jefferson.wa.us
Board of Equalization Minutes - November 29, 2010 Page: 2
($100,000 for the land and $271,980 for the improvements). Member Krist seconded the
motion which carried by a unanimous vote. (See also minutes of September 29, 2010)
Robert & Dianna Denny BOE: 10 -22 -R PN: 940 200 011
200 Dennis Blvd.
Port Townsend, WA 98368
The Board considered the information presented by the Appellants and the Assessor's
Representative.
The Appellants did not attend the hearing but provided nine comparable property sales all
of which occurred after the assessment date of January 1, 2008.
The Assessor's representative concurs that property values have significantly declined
during the last few years but he states a property value of $318,815 was not high at the
time of assessment (1- 1 -08). Washington State law mandates that properties be valued to
reflect local market activity according to an approved revaluation cycle as of January 1 of
the assessment year.
The Board finds that the Appellants did not present clear, cogent, and convincing
evidence that is necessary to overcome the presumptive correctness of the value
established by the Assessor.
Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $318,815
($110,000 for the land and $208,815 for the improvements). Member Krist seconded the
motion which carried by a unanimous vote. (See also minutes of September 29, 2010)
Aleksandra Wareham & Piotr Okonski BOE: 10 -21 -R PN: 995 500 031
6457 193" Place NE
Redmond, WA 98052
The Appellants purchased the subject property in November 2009 for $330,000 and they
feel that amount represents the current value.
The Assessor's Representative agrees that the market has declined but feels the
Appellants' property was assessed fairly as of January 1, 2007. Washington State law
mandates that properties be valued to reflect local market activity according to an
approved revaluation cycle as of January 1 of the assessment year.
Board of Equalization Minutes - November 29, 2010 Page: 3
Based on the information presented the Board of Equalization finds that the Assessor's
value represents fair market value.
Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $348.965
($110,000 for the land and $238,965 for the improvements). Member Krist seconded the
motion which carried by a unanimous vote. (See also minutes of September 29, 2010)
Frederic & Janice Helm BOE: 10 -31 -R PN: 601 074 003
Helm Living Trust
9202 NW 27 ' Avenue
Vancouver, WA 98665
The Appellants assert the true and fair market value of the subject property to be
$345,635 rather than the Assessor's valuation of $357,495. They do not contest the
Assessor's valuation of the land but petition for a reduction in the assessed value of
improvements; specifically a new 650 sq. ft. addition to a metal storage garage. The
Appellants provide a supplemental statement attached to their petition (8 -8 -10) as well as
a second supplemental statement (received 9- 16 -10) with photographs of recycled
building materials and cancelled check in the amount of $3,250 as proof of cost incurred.
The Appellants describe the cost of the initial 1,500 sq. ft structure to be $26,000 or
$17.33 per square foot. They state the cost of the recent addition to be $4,000 or $6.16
per square foot and maintain this cost should be the measure of its current fair market
value. They also believe the Assessor erred by not depreciating the storage building that
was built in 2001.
The Assessor's representative supported the determined value with a copy of the appraisal
field sheet, calculation printout, 2001 building permit application, drawing and field
notes, photographs of the subject property, comparable appraisal field sheet, comparable
calculation printout, photographs of comparable, and a map of the vicinity with parcel
notations. He indicated the subject property's "additional improvement 41" was a 576 sq.
ft. metal garage, was built in 1986, and was depreciated by 30% for a valuation of $5,040
or $8.75 per sq. ft. "Additional improvement #2" is a 2,200 sq. ft. metal storage building
with cement floor. 1500 sq. ft of this improvement was built in 2001, and he calculates
the recent addition to be 700 sq. ft. "Additional improvement #2" was depreciated by
20% for a valuation of $26,400 or $12.00 per sq. ft. and included the new construction.
The Assessor's representative also presented a neighboring 1080 sq. ft metal storage
garage for purposes of comparing consistency in assessed value. The comparable was
built in 1987 and was depreciated by 25% for a valuation of $12,150 or $11.25 per square
foot.
Board of Equalization Minutes - November 29, 2010 Page: 4
The replication or replacement cost approach can be used to determine value but does not
necessarily equal market value. The Jefferson County Board of Equalization has
determined that the Appellants' economical use of reclaimed building materials and
efficient management of cost does not reflect 100% of the subject property's true and fair
market value.
Member Krist moved to sustain the Assessor's valuation of $357,495 ($195,635 for the
land and $161,860 for the improvements). Vice - Chairman Shumaker seconded the
motion which carried by a unanimous vote. (See also minutes of September 29, 2010)
Robert & Diane Threlkeld BOE: 10 -29 -R PN: 936 904 103
5706 Kuhn Street
Port Townsend, WA 98368
The Board considered the information presented by the Appellants and the Assessor's
Representative.
The Appellants did not attend the hearing but petitioned for a reduction in the assessed
valuation of the land from $280,000 to $185,000 and a reduction in the value of the
improvements from $191,150 to $185,000 resulting in a requested total decrease of
$101,150 from $471,150 to $370,000. The Appellants' request was based on the fact that
they purchased the property on May 20, 2010 for $360,000 after having the property
valued by an appraiser on April 13, 2010 for $370,000.
The assessment date for the subject property was January 1, 2009. The Assessor's
representative presented three comparable sales all of which were in the neighborhood of
the subject property. The Appellants bought the subject property approximately 16
months after the assessment date. While it is acknowledged that values have declined
during that time, the Appellants used current values and not those of January 1, 2009.
Based on the Appellant's using current valuations and not those on the assessment date
coupled with the comparable sales presented by the Assessor's representative. Member
Krist moved to sustain the Assessor's valuation of $417,150 ($280,000 for the land and
$191,150 for the improvements). Vice - Chairman Shumaker seconded the motion which
carried by a unanimous vote. (See also minutes of October 27, 2010)
Board of Equalization Minutes - November 29, 2010 Page: 5
Wesley Falor & Toby Clauson BOE: 10 -34 -R PN: 602 242 010
211 WaWa Point Road
Brinnon, WA 98320
The Jefferson County Board of Equalization has carefully considered the testimony and
evidence offered by the Appellants and the Assessor's Office. The Appellants assert the
true and fair market value of the subject property to be $515,000 rather than the
Assessor's valuation of $582,725.
The Appellant's petition indicates the basis of their appeal to be an appraisal completed
by Paramount Appraisals in Bremerton but they were not present to offer oral testimony.
This appraisal listed six comparable properties; two sales in Port Ludlow for $608,000
and $650,000, one in Shelton for $490,000, a pending sale in Hoodsport for $499,000,
and an active sale in Brinnon listed for $525,000. The subject property includes
approximately four and one -half acres as does one of the Port Ludlow comparables while
the other comparables range in size from approximately one and one -half acres to less
than half an acre.
The Assessor's representative supported the determined value with data from 5
comparable sales all located in the Brinnon area, copies of the appraisal worksheets, a
map of the immediate vicinity with parcel notations, sales affidavits for all sales
comparables, and sales affidavit for the subject property indicating its purchase price in
1999 to be $425,000. It was also noted that the Assessor valued the subject property at a
waterfront rate of $1500 per front foot while the comparables were valued from $1500 to
$2500 per waterfront foot.
The Jefferson County Board of Equalization finds that the Appellant did not present clear,
cogent, and convincing evidence necessary to overcome the presumptive correctness of
the value established by the Assessor.
Member Krist moved to sustain the Assessor's valuation of $582,725 ($305,385 for the
land and $277,340 for the improvements). Vice - Chairman Shumaker seconded the
motion which carried by a unanimous vote. (See also minutes of October 27, 2010)
Board of Equalization Minutes - November 29, 2010 Page: 6
William Snyder BOE: 10 -32 -LO PN: 601222 009
P.O. Box 372
Chimacum, WA 98325
The Board considered the information presented by the Appellant and the Assessor's
representative.
The Appellant asserts the true and fair market value of the subject property to be $54,795
rather than the Assessor's valuation of $77,915. The Appellant testified that he could not
find any recent comparable sales in the Coyle area. He did present a list of 14 parcels
ranging in size from 19.8 to 80 acres that had been offered for sale in 2007. Five of these
parcels were identified as having been sold. As of August 2010 the prices on the
remaining parcels were reduced. The appellant states that the revised asking prices on
these remaining parcels indicate land values have declined by 50% to 70 %. He also stated
that the county had imposed a mandatory 6 year development moratorium on the subject
property rendering it useless.
The Assessor's representative presented a copy of the appraisal worksheet, a map of the
immediate vicinity with parcel notations, a sales affidavit indicating the appellant had
purchased the subject property for $125,000 in October 2006, and a letter from the
Jefferson County office of Community Development. The Associate Planner wrote that
when an owner of forest land indicates they will not covert their property to "uses other
than forestry ", a 6 year moratorium tag is placed on the parcel. She also explained that
this parcel tag can be released when the property is sold to a new owner.
It does not seem reasonable to conclude that there is a direct correlation between the
county's assessed valuation of a property and the price a seller hopes to obtain. A
reduction in the asking price of a property does not necessarily reflect a corresponding
decrease in market value. It is possible the eight parcels that did not sell were originally
overvalued by the seller. It was also noted that the Assessor's most recent valuation of the
subject property is 38% lower than its 2006 purchase price.
The Board finds that the Appellant did not present clear, cogent, and convincing evidence
that is necessary to overcome the presumptive correctness of the value established by the
Assessor.
Member Krist moved to sustain the Assessor's valuation of $77,915 (Land Only). Vice -
Chairman Shumaker seconded the motion which carried by a unanimous vote. (See also
minutes of October 27, 20 10)
Board of Equalization Minutes - November 29, 2010 Page: 7
Karl & Cheryl Meents BOE: 10 -33 -LO PN: 601 061 017
Meents Trust
5201 N. Argonne Lane, Apt. 8
Spokane, WA 99212
The Board considered the information presented by the Appellants and the Assessor's
representative.
The Appellants maintain the fair market value of the subject property to be $100,000
rather than the Assessor's valuation of $150,000. They expressed concern regarding the
50% increase in the value of this unimproved high bank waterfront adjoining Gustaysen
Road at the end of the Bolton Peninsula. They presented information on two partially
cleared low bank waterfront view properties with tidelands located on the paved South
Point Road. These parcels sold in May and July of 2010 for $86,500 and $140,000. They
explained the subject property is high bank so it does not have beach access, and the view
potential has been impaired by setback requirements and governmental restrictions on
cutting vegetation.
The Assessor's representative supported the determined value with data from two
comparable sales in the immediate area, a copy of the appraisal worksheet, and a map of
the immediate vicinity with parcel notations. Comparable #I is a neighboring 100'
waterfront parcel, 1.21 acres in size, sold in August 2007 for $235,000 or $2,350 per front
ft., and has an assessed value of $150,000. Comparable #2 also adjoins Gustaysen Road,
includes 125' of waterfront, is 1.4 acres in size, sold in July 2008 for $170,000 or $1,360
per front ft., and has an assessed value of $118,000.
The Appellants object to the Assessor's comparables in that comparable 42 includes more
waterfront footage than the subject property, is a larger parcel, and sold a year after
comparable #I for a lower price. The Appellants believe that the Assessor's sales are
indicative of speculative waterfront values at the peak of the real estate market rather than
fair market value as of 1 -1 -10. Evidence of this is supported by a decline of almost
$1,000 per front foot between the Assessor's 2007 sale of comparable # 1 and the 2008
sale of comparable 42.
The Assessor's Representative was asked to explain why a positive site - quality
adjustment of 50% had been assigned to the subject property when it had not been present
in previous assessments. He said the site - quality adjustment was intended to reflect
waterfront value implied in his two sales comparables. He explained that waterfront in
this particular area is valued at a rate of $1,000 per front foot and he did not want to
change this rate when he conducted his assessment. He questioned the accuracy of this
waterfront rate and decided to add a positive site - quality adjustment of 50% to the subject
Board of Equalization Minutes - November 29, 2010 Page: 8
property but acknowledged that he had neglected to identify this change on his worksheet.
He also testified that he only applied this adjustment to some of the Gustaysen Road
waterfront properties suggesting some inconsistency in the waterfront values along this
beach.
Vice - Chairman Shumaker moved to overrule the Assessor's valuation of $150,000 (Land
Only) and reduce it to $100,000. Member Krist seconded the motion which carried by a
unanimous vote. (See also minutes of October 27, 2010)
John Scott & Ann Perrotta BOE: 10 -42 -R PN: 959 500 021
101 -5 Highland Green
Port Ludlow, WA 98368
The Board considered the information presented by the Appellant and the Assessor's
representative.
The Appellants assert the true and fair market value of the subject property to be
$139,990 rather than the Assessor's valuation of $236,750. The Appellants state the
assessment does not represent true and fair market value as they purchased it July 9, 2010
for $140,000. They do not know if the property has been valued by an appraiser other
than the County Assessor. They did not provide any additional evidence of comparable
sales during the assessment time frame.
The Assessor's representative concurs that property values have significantly declined
during the last few years but he states a property value of $236,750 was not high at the
time of assessment (1- 1 -07). He outlined a number of comparable sales that occurred
during the assessment time frame that all sold over assessed value. Washington State law
mandates that properties be valued to reflect local market activity according to an
approved revaluation cycle as of January 1 of the assessment year.
The Board finds that the Appellant did not present clear, cogent, and convincing evidence
that is necessary to overcome the presumptive correctness of the value established by the
Assessor.
Vice - Chairman Shumaker moved to sustain the Assessor's valuation of $236,750
($50,000 for the land and $186,750 for the improvements). Member Krist seconded the
motion which carried by a unanimous vote. (See also minutes of November 22, 2010)
Board of Equalization Minutes - November 29, 2010 Page: 9
Paul Berkshire BOE: 10 -41 -R PN: 931 401 001
21122 " Street
Port Townsend, WA 98368
The Board has reviewed the testimony and documentary evidence provided by the
Appellant and the Assessor's Representative.
The Appellant requested a reduction in the total assessed valuation of the subject property
from $304,770 to $215,000 based on his purchase price of that amount on July 6, 2010.
The assessment date for the subject property was January 1, 2009. On that date, the
improvements were valued at $204,770 and the land at $100,000. The house on the
subject property was built in 1974.
The Assessor's representative presented three comparable sales, but one was for land
only. It was stated that the houses of the two other comparables have been renovated
while the house on the subject property was not and needs a remodel. The Assessor's
representative agreed that the improvements were overvalued.
After much discussion, Member Krist moved to overrule the Assessor's valuation of
$304,770 ($100;000 for the land and $204,770 for the improvements) and reduce it to
$259,720 ($100,000 for the land and $159,720 for the improvements). Vice - Chairman
Shumaker seconded the motion which carried by a unanimous vote. (See also minutes of
November 22, 20 10)
Member Krist moved to adjourn the meeting. Vice - Chairman Shumaker seconded the
motion which carried by a unanimous vote.
ATTEST: ��
ALocke, Clerk of the Board
JEFFERSON COUNTY
BOARD OF EQUA`L�IZATION
Dave Garin Chairman
(Resigned Prior to Approval)
Sally Shumaker, Vice - Chairman
Henry Krist, Member