HomeMy WebLinkAboutM012814ok
Dave Garing
Henry Krist
Michael Smith
1820 Jefferson Street
P.O. Box 1220
Port Townsend, WA 98368
Dave Gari11INUTES Henry Hriat
January 28, 2014
Michael Smith
Chairman
Vice - Chairman
Member
Chairman Dave Garing called the meeting to order at 9:30 a.m. in the presence of Vice - Chairman Henry
Krist and Member Michael Smith.
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 9:30 a.m. At the conclusion of the deliberations the Board
resumed the regular meeting at 11:15 a.m. and the following actions were taken.
Kathy J. Hill Living Trust BOE: 13 -36 -R PN: 001 021 015
P.O. Box 733 13 -37 -R 001 021 016
Port Townsend, WA 98368
Under appeal are two improved parcels located at 1409 Monroe Street, Port Townsend. The appellant
completed a mortgage refinance during the summer of 2012 and provided a fee appraisal that combined
the value of the properties. These two parcels had been combined in 1994 and more recently separated.
The fee appraiser and appellant assert the combined fair market value of land and improvements on
these two properties to be $525,000 ($341,000 for the land and $184,000 for the improvements).
The fee appraiser identified five comparable homes ranging in price from $350,000 to $895,000. Lot
size ranged from 10,019 square feet to 15,621 square feet with gross living areas ranging in size from
1,766 square feet to 3,456 square feet. The appellant's property includes a 1,000 square foot ADU /shop
that was valued in upward adjustments on each of the fee appraiser's comparables as a $25,000
improvement. The stated opinion of site value in his cost approach to value was $110,000 for the
combined properties totaling 27,007 square feet.
Gross adjustments to comparable property sales number one through five are 33 %, 30 %, 41 %, 24 %, and
28% respectively. It was also noted in an excerpt from the Review Appraisal Handbook that, "the
reviewer should pay special attention to across the board adjustments, inconsistency in adjustments, and
lack of narrative support for adjustments exceeding guidelines (15% net, 25% gross, and 10% line item).
The appellant's gross adjustments significantly exceed these guidelines with minimal narrative support."
Phone (3601385 -9100 Fax (360385 -9382 jefibocc @co.jefferson.wa.us
Board of Equalization Minutes — January 28, 2014 Page: 2
The Assessor's representative presented a tax parcel map of the immediate area, a copy of the appraisal
worksheet for both parcels and four comparable property sales. Comparable property sale #1 consists of
an unimproved parcel located on Oak Street that sold for $405,000 in November, 2012. Comparable
property sale 42 consists of a vacant, single lot near the appellant's property that sold for $184,000 in
February, 2013. Comparable property sale #3 is an improved property approximately four blocks from
the appellant's property that sold for $560,000 in September, 2013. Comparable property sale #4 is also
an improved property two blocks from the appellant's property and sold for $650,000 in October, 2012.
BOE 13 -36 -R (001 021 015)
The appellant's property is an improved lot located at 1409 Monroe Street, Port Townsend. The
appellant's property consists of a 2,775 square foot home on 3.39 lots in Port Townsend's uptown
neighborhood.
The Assessor's representative valued the property as of January 1, 2013 at $471,255 ($253,700 for the
land and $217,555 for the improvements). He set the base value at $120,000 with additional lots
receiving a 50% reduction as residual land. The appellant's base lot also received a 10% increase for
view.
The Board noted that the appellant's property was given a $10,000 site improvement value twice when
only one site exists. The Assessors representative acknowledged this as an error.
Chairman Garing moved to overrule the Assessor's initial determination and reduce the land value by
$10,000 for a total value of $461,255 ($243,700 for the land and $217,555 for the improvements). Vice -
Chairman Krist seconded the motion. Member Smith abstained from voting due to his absence at the
hearing. The motion carried. (See also minutes of November 19, 2013)
BOE 13 -37 -R (001 021016)
The appellant's property is an improved lot located at 1409 Monroe Street, Port Townsend. The
appellant's property consists of a 1,000 square foot ADU /shop on two lots in Port Townsend's uptown
neighborhood.
The Assessor's representative valued the property as of January 1, 2013 at $259,015 ($190,000 for the
land and $69,015 for the improvements). He set the base value at $120,000 with each additional lot
receiving a 50% reduction as residual land.
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.
Chairman Gating moved to sustain the Assessor's valuation of $259,015 ($190,000 for the land and
$69,015 for the improvements). Vice - Chairman Krist seconded the motion. Member Smith abstained
from voting due to his absence at the hearing. The motion carried. (See also minutes of November 19,
2013)
Board of Equalization Minutes — January 28 2014 Page: 3
B.C. David Testamentary Trust BOE: 13 -17 -R PN: 931600 111
Kathryn Gifford, Trustee
1633 Water Street, #11
Port Townsend, WA 98368
The appellant attended the hearing and was represented by Ralph Ericksen, a certified residential
appraiser, who presented a 20 page appraisal report, dated January 1, 2013, valuing Bay Vista II
condominium, Unit 11 located at 1633 Water Street, Port Townsend. The appellant's unit consists of
approximately 1,371 square feet and is a third floor penthouse overlooking the bay.
Mr. Ericksen estimated the value of the appellant's condominium unit at $291,132 ($100,000 for the
land and $191,132 for the improvements). The Assessor's Office lists the square footage to be 1,371
square feet, however, he calculated the square footage as 1,311. He presented comparable property
sales, two of which are located in Kala Point, two in Port Ludlow, and one consists of a recent
conversion of a "modest apartment complex." He also disputed the Assessor's methodology of valuing
the land of the condominium.
The Assessor valued the property as of January 1, 2013 at $383,965 ($168,000 for the land and $215,965
for the improvements). The appellant's parcel received a 20% increase for view. The Assessor's
representative presented a report of condominium sales that occurred in Port Townsend, as well as field
sheets and sales flyers of all of the appellant's comparable property sales. He also presented a
comparable property sale that occurred in the Bay Vista II complex (Unit 1) which was located on the
ground floor facing the restaurant next to the complex and was therefore inferior in location to the
appellants' unit. The property was valued at $329,945 and sold for $320,000 on December 30,2013.
Mr. Ericksen objected to the sale stating that it occurred a year after the assessment date (January 1,
2013). The Assessor's representative stated that the Bay Vista condominiums are "one of a kind" and
that all of the Bay Vista II units received a 30% reduction from the previous 2009 valuation.
The Board determined 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 $383,965 ($168,000 for the land and
$215,965 for the improvements). Member Smith seconded the motion which carried by a unanimous
vote. (See also minutes of January 9, 2014)
Michael & Valerie Phimister BOE: 13 -18 -R PN: 931600104
1710 Cleveland Street
Port Townsend, WA 98368
The appellants attended the hearing and were represented by Ralph Ericksen, a certified residential
appraiser, who presented a 20 page appraisal report, dated January 1, 2013, valuing Bay Vista I1
Board of Equalization Minutes — January 28, 2014 Page: 4
condominium, Unit 4 located at 1633 Water Street, Port Townsend. The appellants' unit consists of
1,206 square feet and is located on the first floor overlooking the bay.
Mr. Ericksen estimated the value of the appellants' condominium unit at $272,067 ($100,000 for the
land and $172,067 for the improvements). He presented comparable property sales, two of which are
located in Kala Point, two in Port Ludlow, and one consists of a recent conversion of a "modest
apartment complex." He also disputed the Assessor's methodology of valuing the land of the
condominium.
The Assessor valued the property as of January 1, 2013 at $329,945 ($140,000 for the land and $189,945
for the improvements). The Assessors representative presented a report of condominium sales that
occurred in Port Townsend, as well as field sheets and sales flyers of all of the appellants' comparable
property sales. He also presented a comparable property sale that occurred in the Bay Vista II complex
(Unit 1) which was located on the ground floor facing the restaurant next to the complex and was
therefore inferior in location to the appellants' unit. The property was valued at $329,945 and sold for
$320,000 on December 30, 2013. Mr. Ericksen objected to the sale stating that it occurred a year after
the assessment date (January 1, 2013). The Assessor's representative stated that the Bay Vista
condominiums are "one of a kind" and that all of the Bay Vista II units received a 30% reduction from
the previous 2009 valuation.
The Board determined that the appellants 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 $329,945 ($140,000 for the land and
$189,945 for the improvements). Member Smith seconded the motion which carried by a unanimous
vote. (See also minutes of January 9, 2014)
Laura Medlicott BOE: 13 -19 -R PN: 931 600 107
1633 Water Street, #K7
Port Townsend, WA 98368
The appellant attended the hearing and was represented by Ralph Ericksen, a certified residential
appraiser, who presented a 20 page appraisal report, dated November 8, 2013, valuing Bay Vista II
condominium, Unit 7 located at 1633 Water Street, Port Townsend. The appellant's unit consists of
1,150 square feet and is located on the second floor overlooking the bay.
Mr. Ericksen estimated the value of the appellant's condominium unit at $265,000 ($100,000 for the
land and $165,000 for the improvements). He presented comparable property sales, two of which were
located in Kala Point, two in Port Ludlow, and one consists of a recent conversion of a "modest
apartment complex." He also disputed the Assessor's methodology of valuing the land of the
condominium.
The Assessor valued the property as of January 1, 2013 at $341,250 ($140,000 for the land and $201,250
for the improvements). The Assessor's representative presented a report of condominium sales that
Board of Equalization Minutes — January 28, 2014 Page: 5
occurred in Port Townsend, as well as field sheets and sales flyers of all of the appellant's comparable
property sales. He also presented a comparable property sale that occurred in the Bay Vista II complex
(Unit 1) which was located on the ground floor facing the restaurant next to the complex and was
therefore inferior in location to the appellant's unit. The property was valued at $329,945 and sold for
$320,000 on December 30, 2013. Mr. Ericksen objected to the sale stating that it occurred a year after
the assessment date (January 1, 2013). The Assessor's representative stated that the Bay Vista
condominiums are "one of a kind" and that all of the Bay Vista II units received a 30% reduction from
the previous 2009 valuation.
The Board determined 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 Smith moved to sustain the Assessor's valuation of $341,250 ($140,000 for the land and
$201,250 for the improvements). Vice - Chairman Krist seconded the motion which carried by a
unanimous vote. (See also minutes of January 9, 2014)
Member Smith moved to adjourn the meeting at 11:20 a.m. Vice - Chairman Krist seconded the motion
which carried by a unanimous vote.
ATTEST: _
t? lie R. Locke, C rk ofthe Board
JEFFERSON COUNTY
BOARD OF EQUALIZATION
DVeG4Ch
Henry Krist, Vice - Chairman
ichael Smit . tuber