HomeMy WebLinkAboutM111513•
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Dave Garing
Henry Krist
Michael Smith
1820 Jefferson Street
P.O. Box 1220
Port Townsend, WA 98368
Dave Garing Henry Krist
MINUTES
November 15, 2013
Michael Smith
Chairman
Vice - Chairman
Member
Chairman Dave Garing called the meeting to order at 10:30 a.m. in the presence of Vice - Chairman
Henry Krist. Member Michael Smith was absent.
DETERMINATIONS
Per WAC 458 -14- 095(4) post hearing deliberations of the Board of Equalization are not recorded. The
Board began post hearing deliberations at 10:30 a.m. At the conclusion of the deliberations the Board
resumed the regular meeting at 12:05 p.m. and the following actions were taken.
Norma Fried, J. Dorn Campbell BOE: 13 -21 -LO PN: 931700 103
& Jennifer Rietzke 13 -22 -LO 931 700107
100922 nd Street 13 -23 -LO 931 700108
Port Townsend, WA 98368 13 -24 -LO 936 900 701
Under appeal are three unimproved parcels located on Sheridan Street, Port Townsend and one
unimproved parcel located on Jackman Street, Port Townsend.
BOE 13 -21 -LO (931 700 103)
The appellants' property is an unimproved, single lot located off of Sheridan Street, Port Townsend.
The Assessor valued the property as of January 1, 2013 at $60,000. The appellants assert the true and
fair market value of their property to be $30,000.
The appellants presented nine (9) comparable sales of single, double and triple lots that primarily
occurred in 2012. They identified single lots ranging in price from $23,000 to $30,000, with double lots
ranging in price from $30,000 to $43,000 and a triple lot sale for $40,000. They also provided a series of
communications with the City of Port Townsend regarding wetlands adjacent to the appellants' property
and a Findings Map completed by Olympic Wetland Resources delineating the specific boundaries of
the wetland as well as necessary buffers and set - backs.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet for the appellants' property, sales affidavits for the property from 1995, a reference sheet for
the appellants' comparable property sales, and a wetland map from the City of Port Townsend without
warranty of accuracy. He also provided a compilation of all property sales that occurred in the City of
Phone (360)385 -9100 Fax (360)385 -9382 jeffhocc@co.jefferson.wa.us
Board of Equalization Minutes — November 15, 2013
Page: 2
Port Townsend from July 1, 2012 to June 30, 2013 with vacant land reported separately from improved
property, and a copy of the Assessor's Report Card listing sales from July 1, 2013 to September 15,
2013.
Based on comparable property sales and required set -backs due to the existence of wetlands, the Board
finds the true and fair market value to be less than the value established by the Assessor.
Vice - Chairman Krist moved to overrule the Assessor's valuation of $60,000 and reduce it to $36,000.
Chairman Garing seconded the motion. The motion carried. (See also minutes of October 29, 2013)
BOE 13 -22 -LO (931 700 107)
The appellants' property is an unimproved, double lot located off of Sheridan Street, Port Townsend.
The Assessor valued the property as of January 1, 2013 at $60,000. The appellants assert the true and
fair market value of their property to be $36,000.
The appellants' testified that their property has been overvalued by the Assessor primarily because a
wetland significantly encumbers the full use of the property. The appellants provided a series of
communications with the City of Port Townsend regarding the wetlands and a Findings Map completed
by Olympic Wetland Resources delineating the specific boundaries of the wetland as well as necessary
buffers and set - backs. They also presented nine (9) comparable property sales of single, double and triple
lots that primarily occurred in 2012. They identified single lots ranging in price from $23,000 to
$30,000, with double lots ranging in price from $30,000 to $43,000 and a triple lot sale for $40,000.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet for the appellants' property, sales affidavits for the property from 1995, a reference sheet for
the appellants' comparable property sales, and a wetland map from the City of Port Townsend without
warranty of accuracy. He also provided a compilation of all property sales that occurred in the City of
Port Townsend from July 1, 2012 to June 30, 2013 with vacant land reported separately from improved
property, and a copy of the Assessor's Report Card listing sales from July 1, 2013 to September 15,
2013.
The Board finds that protective buffers and required set -backs due to the existence of wetlands on the
appellants' property adversely impact its value to a greater extent than the 25% negative adjustment
ascribed by the Assessor.
Vice - Chairman Krist moved to overrule the value and reduce it from $60,000 to $40,000. Chairman
Gating seconded the motion. The motion carried. (See also minutes of October 29, 2013)
BOE 13 -23 -LO (931 700 108)
The appellants' property is an unimproved, double lot located off of Sheridan Street, Port Townsend.
The Assessor valued the property as of January 1, 2013 at $72,000. The appellants assert the true and
fair market value of their property to be $36,000.
The appellants testified that their property has been overvalued by the Assessor primarily because a
wetland significantly encumbers the full use of the property. The appellants provided a series of
Board of Equalization Minutes — November 15, 2013 Page: 3
communications with the City of Port Townsend regarding the wetlands and a Findings Map completed
by Olympic Wetland Resources delineating the specific boundaries of the wetland as well as necessary
buffers and set - backs. They also presented nine (9) comparable property sales of single, double and triple
lots that primarily occurred in 2012. They identified single lots ranging in price from $23,000 to
$30,000, with double lots ranging in price from $30,000 to $43,000 and a triple lot sale for $40,000.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet for the appellants' property, sales affidavits for the property from 1995, a reference sheet for
the appellants' comparable property sales, and a wetland map from the City of Port Townsend without
warranty of accuracy. He also provided a compilation of all property sales that occurred in the City of
Port Townsend from July 1, 2012 to June 30, 2013 with vacant land reported separately from improved
property, and a copy of the Assessor's Report Card listing sales from July 1, 2013 to September 15,
2013.
The Board finds that protective buffers and required set -backs due to the existence of wetlands on the
subject property adversely impact its value to a greater extent than the 10% negative adjustment ascribed
by the Assessor.
Vice - Chairman Krist moved to overrule the value and reduce it from $72,000 to $40,000. Chairman
Garing seconded the motion. The motion carried. (See also minutes of October 29, 2013)
BOE 13 -24 -LO (936 900 701)
The appellants' property consists of a group of four contiguous lots fronting Jackman Street in the Port
Townsend subdivision referred to as the California addition. The total area of the combined lots is
approximately 20,000 square feet. The Assessor established the value this property as of January 1,
2013 at $152,000. The appellants assert the true and fair market value to be $55,000.
The appellants believe these lots have been overvalued by the Assessor because only one of the lots has
access to a developed street with utilities. The appellants noted three double lot sales that occurred
between November 2011 and November 2012 ranging in price from $57,000 to $63,000. They also feel
that the sale of three contiguous lots for $40,000 is more representative of their property's value than the
sale of double lots at a higher price.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet for the appellants' property, two sales of comparable properties, as well as parcel maps, sales
affidavits, and the appraiser's field worksheets for all comparable property sales presented by the
Assessor's representative and the appellants. He also provided a compilation of all property sales that
occurred in the City of Port Townsend from July 1, 2012 to June 30, 2013 with vacant land reported
separately from improved property, and copy of the Assessor's Report Card listing sales from July 1,
2013 to September 15, 2013.
After reviewing all the information submitted, the Board concurred that the appellants did not present
clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value
established by the Assessor.
Board of Equalization Minutes — November 15, 2013 Page: 4
Vice - Chairman Krist moved to sustain the Assessors valuation of $152,000. Chairman Gating
seconded the motion. The motion carried. (See also minutes of October 29, 2013)
Griffin Myers & Laura Prendergast BOE: 13 -29 -LO PN: 968 100 312
P.O. Box 1634
Port Townsend, WA 98368
The appellants' property is an unimproved parcel located off of Umatilla Avenue in Port Townsend.
The Assessor valued the property as of January 1, 2013 at $48,000. The appellants assert the true and
fair market value of the property to be $33,000.
The appellants testified that they purchased their property in July 2013. The property was listed for sale
at $32,000 and the appellant's offered $33,000 to avoid being out bid by another buyer. They feel the
purchase price is the fair market value.
The Assessor's representative provided a comparable property sale of a larger parcel that sold in
September 2013 for $90,000. He testified that the appellants' property is a 100 x 50 foot lot which,
including setback regulations would leave a very small building site. He recommended a reduction of
30 %.
After consideration of all the evidence and testimony, Vice - Chairman Krist moved to overrule the
assessed value and reduce it from $48,000 to $33,600. Chairman Gating seconded the motion. The
motion carried. (See also minutes of November 7, 2013)
Motorline, LLC
Mark Zenger
705 Rainier Lane
Port Ludlow, WA 98365
BOE: 13 -31 -R
13 -32 -R
13 -33 -R
13 -34 -LO
13 -35 -LO
PN: 948 323 011
948 323 012
948 323 013
948 323 016
948 323 017
BOE 13 -31 -R (948 323 011)
The appellant's property is an improved parcel located at 601 Thomas Street in Port Townsend. The
Assessor valued the property as of January 1, 2013 at $220,510 ($54,200 for the land and $166,310 for
the improvements). The appellant asserts the true and fair market value of the property to be $186,310
($20,000 for the land and $166,310 for the improvements).
The appellant was not available to present oral testimony but indicated on the petition form that current
market conditions suggest that the land value is less than the assessed value. The appellant indicated
that additional documentary evidence would be submitted, however, none was received by the Board.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet, a list of all property sales that occurred in the City of Port Townsend from July 2012 to June
2013, and the Assessor's Report Card for the City of Port Townsend sales that occurred after the closing
Board of Equalization Minutes — November 15, 2013
Page: 5
of the roles from July 2013 to mid - September 2013. He also discussed three comparable property sales
that sold for more than the assessed value: 1) Valued at $176,815, sold on September 3, 2013 for
$215,000; 2) Valued at $134,105, sold on September 24, 2013 for $137,750; and 3) Valued at $164,825,
sold on October 9, 2013 for $192,000. Although, those sales occurred after the assessment date, he
provided that information to show properties are selling for more than the assessed value.
After reviewing all the information submitted, the Board concurred that the appellant did not present
clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value
established by the Assessor.
Vice - Chairman Krist moved to sustain the Assessor's valuation of $220,510 ($54,200 for the land and
$166,310 for the improvements). Chairman Gazing seconded the motion. The motion carried. (See also
minutes of November 7, 2013)
BOE 13 -32 -R (948 323 012)
The appellant's property is an improved parcel located at 623 Thomas Street in Port Townsend. The
Assessor valued the property as of January 1, 2013 at $217,630 ($51,600 for the land and $166,030 for
the improvements). The appellant asserts the true and fair market value of the property to be $186,030
($20,000 for the land and $166,030 for the improvements).
The appellant was not available to present oral testimony but indicated on the petition form that current
market conditions suggest that the land value is less than the assessed value. The appellant indicated
that additional documentary evidence would be submitted, however, none was received by the Board.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet, a list of all property sales that occurred in the City of Port Townsend from July 2012 to June
2013, and the Assessors Report Card for the City of Port Townsend sales that occurred after the closing
of the roles from July 2013 to mid - September 2013. He also discussed three comparable property sales
that sold for more than the assessed value: 1) Valued at $176,815, sold on September 3, 2013 for
$215,000; 2) Valued at $134,105, sold on September 24, 2013 for $137,750; and 3) Valued at $164,825,
sold on October 9, 2013 for $192,000. Although, those sales occurred after the assessment date, he
provided that information to show properties are selling for more than the assessed value.
After reviewing all the information submitted, the Board concurred that the appellant did not present
clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value
established by the Assessor.
Vice - Chairman Krist moved to sustain the Assessor's valuation of $217,630 ($51,600 for the land and
$166,030 for the improvements). Chairman Garing seconded the motion. The motion carried. (See also
minutes of November 7, 2013)
BOE 13 -33 -R (948 323 013)
The appellant's property is an improved parcel located at 635 Thomas Street in Port Townsend. The
Assessor valued the property as of January 1, 2013 at $217,105 ($51,600 for the land and $165,505 for
Board of Equalization Minutes — November 15, 2013 Page: 6
the improvements). The appellant asserts the true and fair market value of the property to be $185,505
($20,000 for the land and $165,505 for the improvements).
The appellant was not available to present oral testimony but indicated on the petition form that current
market conditions suggest that the land value is less than the assessed value. The appellant indicated
that additional documentary evidence would be submitted, however, none was received by the Board.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet, a list of all property sales that occurred in the City of Port Townsend from July 2012 to June
2013, and the Assessor's Report Card for the City of Port Townsend sales that occurred after the closing
of the roles from July 2013 to mid - September 2013. He also discussed three comparable property sales
that sold for more than the assessed value: 1) Valued at $176,815, sold on September 3, 2013 for
$215,000; 2) Valued at $134,105, sold on September 24, 2013 for $137,750; and 3) Valued at $164,825,
sold on October 9, 2013 for $192,000. Although, those sales occurred after the assessment date, he
provided that information to show properties are selling for more than the assessed value.
After reviewing all the information submitted, the Board concurred that the appellant did not present
clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value
established by the Assessor.
Vice - Chairman Krist moved to sustain the Assessor's valuation of $217,105 ($51,600 for the land and
$165,505 for the improvements). Chairman Garing seconded the motion. The motion carried. (See also
minutes of November 7, 2013)
13 -34 -LO (948 323 016)
The appellant's property is an unimproved parcel located at 671 Thomas Street in Port Townsend. The
Assessor valued the property as of January 1, 2013 at $29,120. The appellant asserts the true and fair
market value of the property to be $20,000.
The appellant was not available to present oral testimony but indicated on the petition form that current
market conditions suggest that the land value is less than the assessed value. The appellant indicated
that additional documentary evidence would be submitted, however, none was received by the Board.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet, a list of all property sales that occurred in the City of Port Townsend from July 2012 to June
2013, and the Assessor's Report Card for the City of Port Townsend sales that occurred after the closing
of the roles from July 2013 to mid - September 2013. The appellant's property is valued at a base rate of
$52,000 and was given a 30% reduction for the cost to develop and an additional 20% reduction for size.
After reviewing all the information submitted, the Board concurred that the appellant did not present
clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value
established by the Assessor.
Board of Equalization Minutes —November 15, 2013
Page: 7
Vice - Chairman Krist moved to sustain the Assessor's valuation of $29,120. Chairman Garing seconded
the motion. The motion carried. (See also minutes of November 7, 2013)
13 -35 -LO (948 323 017)
The appellant's property is an unimproved parcel located at 683 Thomas Street in Port Townsend. The
Assessor valued the property as of January 1, 2013 at $29,120. The appellant asserts the true and fair
market value of the property to be $20,000.
The appellant was not available to present oral testimony but indicated on the petition form that current
market conditions suggest that the land value is less than the assessed value. The appellant indicated
that additional documentary evidence would be submitted, however, none was received by the Board.
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet, a list of all property sales that occurred in the City of Port Townsend from July 2012 to June
2013, and the Assessor's Report Card for the City of Port Townsend sales that occurred after the closing
of the roles from July 2013 to mid - September 2013. The appellant's property is valued at a base rate of
$52,000 and was given a 30% reduction for the cost to develop and an additional 20% reduction for size.
After reviewing all the information submitted, the Board concurred that the appellant did not present
clear, cogent, and convincing evidence necessary to overcome the presumptive correctness of the value
established by the Assessor.
Vice - Chairman Krist moved to sustain the Assessor's valuation of $29,120. Chairman Garing seconded
the motion. The motion carried. (See also minutes of November 7, 2013)
NOTICE OF ADJOURNMENT
Vice - Chairman Krist moved to adjourn the meeting at 12:15 p.m. Chairman Garing seconded the
motion. The motion carried.
4ATTEScke, Clerk of the Board
JEFFERSON COUNTY
BOARD OF EQUALIZATION
Dave G ing, Chai
Henry Krist, Vice - Chairman
(Excused Absence)
Michael Smith, Member