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HomeMy WebLinkAboutM022718.� f ok Dave Garing Henry Krist Michael Smith 1820 Jefferson Street P.O. Box 1220 Port Townsend, WA 98368 Dave Garing Henry Krist MINUTES February 27, 2018 Michael Smith Chairman Vice -Chairman Member Vice -Chairman Henry Krist called the meeting to order at 10:15 a.m. in the presence of Member Michael Smith. Chairman Dave Garing was absent. REQUEST TO RECONVENE REVIEW REQUEST TO RECONVENE THE 2017 BOARD OF EQUALIZATION: Jefferson County Assessor — Parcel Nos. 978 900 056 and 978 900 057 (Cody & Jennifer Patterson) (Reconvening Code 02 - outlined in WAC 458-14-127 RECONVENED BOARDS -AUTHORITY (1) which states the Assessor submits an affidavit to the board stating that he was unaware of facts which were discoverable at the time of appraisal and that such lack of facts caused the valuation of the property to be materially affected. Member Smith moved to reconvene the 2017 Board of Equalization for the following: APPELLANT TAXPAYER PARCEL NO. Jefferson County Assessor Cody & Jennifer Patterson 978 000 056 Jefferson County Assessor Cody & Jennifer Patterson 978 000 057 Vice -Chairman Krist seconded the motion. The motion carried. REVIEW REQUEST TO RECONVENE THE 2017 BOARD OF EQUALIZATION: Jefferson County Assessor — Parcel Nos. 998 200 208 and 998 200 209 (Timothy Bangle) (Reconvening Code 03 - outlined in WAC 458-14-127 RECONVENED BOARDS -AUTHORITY which states in an arm's length transaction, a bonafide purchaser or contract buyer acquired interest in the property after July 1, but on or before December 31, of the assessment year and the sale price was less than 90% of the assessed value.) Member Smith moved to reconvene the 2017 Board of Equalization for the following: APPELLANT TAXPAYER PARCEL NO. Jefferson County Assessor Timothy Bangle 998 200 208 Jefferson County Assessor Timothy Bangle 998 200 209 Vice -Chairman Krist seconded the motion. The motion carried. Phone (360)385-9100 Fax (360)385-9382 jeffbocc@co.jefferson.wa.us Board of Equalization Minutes — February 27, 2018 Page: 2 ASSESSMENT CORRECTION AND PETITION WITHDRAW Member Smith moved to accept the following assessment correction and petition withdraw. Vice -Chairman Krist seconded the motion. The motion carried. NAME Lexington Investments John & Judith Ebner APPEAL NO. BOE 17-02-R BOE 17-16-R DETERMINATIONS PARCEL NO. 989 704 206 948 200 004 Per WAC 458-14-095(4) post hearing deliberations of the Board of Equalization are not recorded. The Board began post hearing deliberations at 10:18 a.m. At the conclusion of the deliberations the Board resumed the regular meeting at 10:48 a.m. and the following actions were taken. Craig Durgan Living Trust BOE 17-13-R PN: 901 114 008 1101 Chimacum Road Port Hadlock, WA 98339 Under appeal is an improved 5 acre commercial parcel located at 1101 Chimacum Road in Port Hadlock. The appellant asserts the true and fair market value of the property to be $475,401 ($175,440 for the land and $290,000 for the improvements as listed on the appellant's appeal form). The Assessor's valuation of the property as of January 1, 2017 is $620,419 ($175,440 for the land and $444,979 for improvements). The appellant appeared at the hearing and testified that while he agrees with the current land value and the valuation of some of the structures on the property, he is specifically appealing the improved value of the two metal mini -storage buildings he constructed. The appellant provided documents indicating the cost to build storage building "A" in 2013 was $114,963 and the cost to build storage building "E" in 2014 was $132,999. He believes that the Assessor did not properly take these costs into account when valuing these improvements for the 2017 assessment roll. The appellant did not provide any comparable sales but feels the comparable sale provided by the Assessor's office is not similar because different construction materials were used, the units are heated, is located within the Urban Growth Area, and is on a more heavily traveled road. The Assessor's representative testified that this property was assessed using the same methods as all other commercial properties in the area. He stated that the Assessor's office uses the appropriate Marshall & Swift tables for this geographical area in valuing all commercial properties. He supplied the Marshall & Swift worksheets used for the two buildings under appeal as well as other information regarding how he had valued the improvements. The Assessor's representative offered a nearby sale of comparable property that sold in August of 2016 for $730,000. Board of Equalization Minutes — February 27, 2018 Page: 3 As with most comparable property sales there are similarities and differences that require adjustments. The appellant's two steel buildings total 14,925 square feet while comparable property sale #1 comprises 11,100 square feet in four buildings. Neither of the appellant's buildings are heated nor have electricity, while some of the storage units in comparable property sale #1 are heated. The Assessor's representative used a Marshall & Swift condition ranking of "fair" (#I) for both of the appellant's structures and a ranking of "good" (#2.5) for all of the structures in comparable property sale #1. The cost per square foot for the appellant's buildings was calculated by the Assessor's representative to be $25.19 (#A) and $25.23 (#E). The cost per square foot for the four buildings in comparable property sale #1 was listed by the Assessor's representative to be $42.88, $41.81, $38.63, and $44.40. Documents supplied by the appellant show the cost to construct essentially the same building with a slightly smaller footprint increased by $18,036.54 or 15.7% in one year. As the economy has dramatically improved since 2013, it is reasonable to believe the increase in the cost of construction has continued through years following 2014. Using the appellant's documents suggesting construction costs increased at a rate of 15.7% in a single year it is plausible to conclude the value of the buildings are more closely reflected in the Assessor's determination than the appellant's estimate of fair market value. The Board also noted that county permit fees totaling $4,060 were not included in the cost of construction. 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 Assessor. Member Smith moved to sustain the Assessor's valuation of $671,372 ($175,440 for the land and $495,932 for improvements). Vice -Chairman Krist seconded the motion. The motion carried. (See also minutes of February 13, 2018) M & J Investments (Joyce Murphy) BOE 17 -19 -LO PN: 994 200 029 P.O. Box 1605 Port Hadlock, WA. 98339 Under appeal is an unimproved 2.58 acre parcel with commercial zoning located on Rhody Drive (SRI 9) in Port Hadlock. The appellant asserts the true and fair market value of the property to be $50,000. The Assessor's valuation of the property as of January 1, 2017 is $63,000. The appellant testified at the hearing that while the property is zoned commercial there is a moratorium placed on any commercial construction on the property as well as many others in the vicinity until a County -wide sewer system is installed. This moratorium was put in place several years after the appellant purchased the property on August 1, 2005. Under the terms of the moratorium, only a single family home with two bedrooms and one bath could be built on the site. Board of Equalization Minutes — February 27, 2018 Page: 4 Considering the moratorium and the location on a busy commercial highway, that is not economically feasible. Both the Assessor's representative and the appellant presented a number of sales of comparable properties. After the hearing, but prior to determinations, the Assessor's representative and the appellant agreed to a lower value and provided a recommendation to the Board of Equalization for consideration. After consideration of all the evidence and testimony, Member Smith moved to overrule the Assessor's original determination of value of $63,000 and reduce the true and fair market value to $44,794. Vice Chairman Krist seconded the motion. The motion carried. (See also minutes of February 13, 2018) M & J Investments (Joyce Murphy) BOE 17 -20 -LO PN: 994 200 031 P.O. Box 1605 Port Hadlock, WA 98339 Under appeal is an unimproved 1.50 acre parcel with commercial zoning located on Rhody Drive (SRI 9) in Port Hadlock. The appellant asserts the true and fair market value of the property to be $50,000. The Assessor's valuation of the property as of January 1, 2017 is $63,000. The appellant testified at the hearing that while the property is zoned commercial there is a moratorium placed on any commercial construction on the property as well as many others in the vicinity until a County -wide sewer system is installed. This moratorium was put in place several years after the appellant purchased the property on August 1, 2005. Under the terms of the moratorium, only a single family home with two bedrooms and one bath could be built on the site. Considering the moratorium and the location on a busy commercial highway, that is not economically feasible. Both the Assessor's representative and the appellant presented a number of sales of comparable properties. After the hearing, but prior to determinations, the Assessor's representative and the appellant agreed to a lower value and provided a recommendation to the Board of Equalization for consideration. After Consideration of all evidence and testimony, Member Smith moved to overrule the Assessor's original determination of $63,000 and reduce the true and fair market value to $49,112. Vice Chairman Krist seconded the motion. The motion carried. (See also minutes of February 13, 2018) Board of Equalization Minutes — February 27, 2018 Page: 5 NOTICE OF ADJOURNMENT Member Smith moved to adjourn the meeting at 10:52 a.m. Vice -Chairman Krist seconded the motion. The motion carried. ATT ST: - Julie Shannon, Clerk of the Board JEFFERSON COUNTY BOARD OF EQUALIZATION xcA s nce use Dave GaTins. hairman Henry Krist, Vice -Chairman ichael Smith, Member