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Home My WebLink AboutM033015ok Dave Garing Henry Krist Michael Smith 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave Garing Henry Krist Michael Smith MINUTES March 30, 2015 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. DISCUSSION re: Port Ludlow North Bay Property Values: Assessor Jeff Chapman stated that the 2014 assessed values for Port Ludlow were established by using a statistical update. The Board of Equalization received 12 appeals for the valuation of bare land properties located in the North Bay area of Port Ludlow. This caused the Assessor's office to take another look at the assessed values in that area. Assessor Chapman stated that the North Bay area is divided into six sections for the purpose of establishing land values depending on site quality (i.e. waterfront, view, non -view). Each section has the same base land value. Based on comparable property sales, improved property values are correct. Assessor Chapman stated that in 2015 there will be a reduction in land values and an increase in improvement values for all properties in North Bay. However, that does not address the 2014 assessed value for bare land parcels located in North Bay. Chairman Garing asked if properties located in South Bay are valued correctly? Appraiser Charley Hough replied that South Bay property values are correct. Assessor Chapman recommended that the Board equalize the assessed values of 146 bare land parcels located in the North Bay area. The Board concurred to continue discussion of this issue at a later date. ASSESSMENT CORRECTIONS Vice -Chairman Krist moved to accept the following assessment corrections. Member Smith seconded the motion which carried by a unanimous vote. NAME Sharpe Rev. Living Trust Nick Cecotti Castle Blessing, LLC APPEAL NO. BOE 14-37-R BOE 14-40-R BOE 14 -41 -LO BOE 14 -42 -LO PARCEL NO. - 990 300 202 712 333 002 712 334 001 998 802 104 RQF 1,4-,4'1-T Q 99R 5201 7n7 Phone (360)385-9100 Fax (360)385-9382 jeffbocc@co.jefferson,wa.us Board of Equalization Minutes — March 30, 2015 Elizabeth & Larry Lee BOE 14 -47 -LO 932 200 718 Richard Riddle BOE 14-50-R 940 800 071 Brian Infalt BOE 14 -51 -LO 951 901 202 Jo Ellen & John Dwyer BOE 14-57-R 938 701 026 Roger & Jane Redifer BOE 14 -84 -LO 821 262 008 Robert & Bonnie Alexander BOE 14 -92 -LO 702 111 031 " BOE 14 -93 -LO 702111032 " " BOE 14-94-R 702 113 007 Northwind Arts Center BOE 14-95-R 996 700 101 "64BOE 14-96-R 996 700 102 Alfred & Alicia Bowman BOE 14 -98 -LO 951 902 606 Jack West BOE 14-101-R 802 363 026 " BOE 14 -102 -LO 802 363 027 Richard & Ann Preston BOE 14 -103 -LO 001 034 029 Gary & Cynthia Levell BOE 14 -104 -LO 948 001 005 Gerald & Kathryn Brady BOE 14-105-R 821 355 059 DETERMINATIONS Page: 2 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 10:45 a.m. and the following actions were taken. Karl & Marilyn Boettcher BOE: 14-79-R PN: 001 175 006 P.O. Box 95 Port Townsend, WA 98368 The appellants are appealing the value of property located at 184 Cougar Ridge Road, Port Townsend. The appellants assert the true and fair market value of the property to be $493,314 ($83,314 for the land and $410,000 for the improvements) without the 110% market adjustment used by the Assessor, and $542,645 ($91,645 for the land and $451,000 for the improvements) with the 110% market adjustment. The Assessor valued the property as of January 1, 2014 at $599,535 ($126,331 for the land and $473,204 for the improvements). The appellants provided a cardboard diagram showing the topography of their property. They stated that their property consists of 5.13 acres. Their home is located on approximately two acres of relatively flat land. The remaining acreage slopes downward and they feel it is unusable. A sewer line has been installed through the middle of the sloping portion of the land. In February, the appellants met with the Assessor's representative and they agreed on a recommendation to reduce the improvement value from $473,204 to $468,033. In addition to the reduction in the improvement value, they feel the land value is warranted a reduction for topography. Board of Equalization Minutes — March 30, 2015 Page: 3 The Assessor's representative projected a picture of an aerial map, taken in 2013, showing the elevation of the appellants' property. The garage is located at 307 feet above sea level, and at the lowest slope of the property, the elevation is 271 feet above sea level (36 foot slope for the 5.13 acre parcel). The appellants purchased the property in May 2004 for $440,000 and have since constructed a large garage/shop. The Assessor's representative provided a statistical update of properties that sold including properties located in the appellants' neighborhood #5340. Prior to the hearing, the appellants and the Assessor's representative met and agreed on a lower improvement value which was included in the Board's packet as a recommendation to reduce the improvement value from $473,204 to $468,033. Member Smith moved to overrule the Assessor's valuation and reduce the value from $599,535 ($126,331 for the land and $473,204 for the improvements) to $594,364 ($126,331 for the land and $468,033 for the improvements). Vice -Chairman Krist seconded the motion which carried by a unanimous vote. (See also minutes of March 5, 2015) Sidney & Karla Stecker BOE: 14 -46 -LO PN: 989 600 010 3645 Cassie Drive SW Tumwater, WA 98512 - The appellants are appealing the value of a bare land parcel located off of Prospect Avenue, Port Townsend. The property was assessed as of January 1, 2014 and is currently valued at $273,000. The appellants estimate the value to be $70,000. The appellants purchased the .42 acre view lot on Prospect Avenue just outside of Kala Point for $70,000 in March 2012 through a bank foreclosure sale. The appellants provided sales of four comparable properties that sold between December 2011 and May 2012 ranging in price from $28,000 to $138,000. The comparable properties are located in Port Ludlow, Gardiner, Kala Point, and south of the Hood Canal Bridge in the Bridgehaven area. The Assessor's representative presented maps of the appellants' parcel and the appellants' comparable property sales with field worksheets for each, as well as sales affidavits. He acknowledged the Assessor's determination of value at $270,000 was well above fair and true market value. He recommended a reduction of negative 30% for size and access. A negative 30% adjustment of the neighborhood base rate ($160,000) results in a recommended value of $112,000. After consideration of all the evidence and testimony, Member Smith moved to overrule the assessed value and reduce it from $273,000 to $112,000. Vice -Chairman Krist seconded the motion which carried by a unanimous vote. (See also minutes of March 5, 2015) Board of Equalization Minutes — March 30, 2015 Page: 4 Max Watson BOE: 14-99-R PN: 801 034 016 P.O. Box 171 801036 401 McCloud, CA 96057 The appellant is appealing the value of property located at 4675 Center Road, Chimacum. The property was assessed as of January 1, 2014 and is currently valued at $111,761 ($73,821 for the land and $37,940 for the improvements). The appellant estimates the value to be $75,000 ($65,000 for the land and $10,000 for the improvements). The appellant was not available to testify at the hearing. He stated on his petition that he purchased the property so his extended family would have a place to live. He provided no comparable property sales or any documentary evidence. The Assessor's representative provided a field sheet, two Excise Tax affidavits of comparable property sales, and a 1996 building permit application showing the value of the mobile home to be $38,900. 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 $111,761 ($73,821 for the land and $37,940 for the improvements). Member Smith seconded the motion which carried by a unanimous vote. (See also minutes of March 5, 2015) NOTICE OF ADJOURNMENT Vice -Chairman Krist moved to adjourn the meeting at 10:50 a.m. Member Smith seconded the motion which carried by a unanimous vote. ZTTT: . Locke, Clerk of he Board JEFFERSON COUNTY BOARD OF EQUALIZATION Dave arin, Henry Krist, Vice --Chairman Oichael Smith, Member