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HomeMy WebLinkAboutM072489 '('c'lIS, ~o~ JEFFERSON COUNTY BOARD OF EQUALIZATION A. C. DALGLEISH DAVID G. DOUGLAS ARCHIE BARBER, JR. JAMES A. DE LEO CHAIRMAN VICE-CHAIRMAN MEMBER ALTERNATE M I NUT E S J U L Y 2 4, 1 9 8 9 The Board of Equalization convened at 9:00 a.m. with Vice-Chairman David G. Douglas, Member Archie Barber, Jr. and Clerk Dierdrei L. Whiteford present. Chairman Dalgleish was absent and Member Archie Barber, Jr. acted as Chairman in his absence, The Board dispensed with the reading of the Minutes of previous meetings at this time. BOE-89-018-LO Petitioner: LEE J. GROBE PARCEL NUMBER: 990-500-035 The petitioner Lee J. Grobe was present at the hearing. Bob Shold represented the Assessor's office. The parcel is Lot 35 in Division IV of the Port Ludlow development. There is paved, street access and buried utilities at the property line of this undeveloped lot. The current valuation is $16,500. It was purchased by the petitioner for $17,800 in March of 1983. Mr. Grobe expressed concern about the valuation of the lots within Division IV which have not been developed with home improvements. His concern is that the cost of making a connection to the sewer line, available in the street, was $400 at the time of his purchase. The connection has now increased to $2,000 and it will be increased to $4,000 after January 1, 1990, The developer, Pope Resources, has released a letter dated June 9, 1989, in which it identifies and justifies the increase of the sewer hook-up charge to recover up to 25% of the nearly 2.5 million dollar construction cost of the expansion of a secondary treatment plant, It is Mr, Grobe's contention that the resale value of this parcel should be considered as depreciated by at least $4,000 due to the extremely high cost of development. BOE Minutes of July 24, 1989 Page: 2 Mr, Grobe also prepared and presented evidence to substantiate the decline in lot values since his purchase of this parcel: 1. Sales of lots within one block of his parcel: a) Lot 25, Division IV sold in March 1989 at $9,000. b) Lot 29, Division IV sold in May 1988 at $8,400. c) Lot 23, Division IV sold in June 1988 at $9,000. 2. Multiple Pope Resources listings within Division IV indicate a willingness to sell lots with a current assessed valuation of $15,500 for between $10,900 (for individual lots) and $6,475 per lot (if purchased in packages of two to four adjacent lots). Bob Shold acknowledges that there are recent sales of lots in Division IV for $9,000. He noted that there are as many as 80 lots in the division which may have the same situation and require attention. The Board will conduct an on-site inspection before making a determination. BOE-89-027-LO Petitioners: ROBERT << JUDITH BLAIR PARCEL NUMBER: 990-600-102 The petitioners, Robert and Judith Blair, were not present at the hearing. Bob Shold represented the Assessor's office, A member of the Board read the contents of the petition into the record of the hearing in the absence of the petitioners. This parcel, designated as undeveloped, is Lot 2, Area 1, Division II of the Port Ludlow development plats. It is located on Montgomery Lane within approximately 175 feet of the bluff overlooking Admiralty Inlet, Lot 2 does have a partial view of Admiralty Inlet. The assessed valuation of this property is $37,500. Mr, Blair submitted the following factors for consideration in reducing the valuation to $27,500 (a reduction of $10,000): 1. Documentation that the lot was purchased for $27,500 on November 15, 1988. 2. He noted that the traffic noise from Oak Bay Road, approximately 100 feet from the building site on this parcel, is a detriment to the value of the parcel for building purposes. He stated that the costs of property are rising all the time and that it will be $30 a month for water and sewer as well as the initial cost of the sewer system. He also said that if he were to BOE Minutes of July 24, 1989 Page: 3 sell his lot now, that he $2,000 wasn't necessary. $9,000. could get $9,000.00 if the sewer rate of Now he'd probably be offered less than Bob Shold presented comparable lot sales information on four lots that currently have assessed valuations of $37,500. These lots held assessed valuation of $42,500 from 1983 until the last revaluation. The comparables are as follow: a) Lot 33, Area 1 , Division II, sold in March 1987 for $38,250. b) Lot 39, Area 1, Division II, sold in Apr il 1989 for $55,850. c) Lot 16, Area 2, Division I, sold in ,July 1987 for $42,500, d) Lot 15, Area 2, Division I, sold in June 1989 for $42,500. The Board will conduct an on-site inspection before making a determination. BOE-89-009-LO Petitioner: BRUCE L. McGHIE PARCEL NUMBER: 021-282-017 The petitioner, Bruce McGhie was not present at the hearing. Bob Shold represented the Assessor's office. A member of the Board read the contents of the submitted petition into the record of the hearing. This 0.77 acre parcel is designated Government Lot 2, Section 28, Township 30N, Range 1 East, and is located at 160 Plute Road on Marrowstone Island. The assessed valuation is $28,000. This lot is part of a subdivision on a high bluff overlooking Admiralty Inlet. It is approximately 75 feet wide, 460 feet deep to the top of the bluff, and it is 35 feet wide at the western end of the lot (the back). The sub-division plat record was filed in October of 1986. There aren't any home improvements on the parcel although the petitioner noted that this is the site of a future residence. Mr. McGhie's petition stated the following facts: 1. The parcel was purchased for $24,000 on November 16, 1988. 2. The title company policy, survey, and legal description were enclosed with the petition. 3. The value of the purchase price of $24,000, was a reduction of $4,000 on the assessed valuation, therefore he requested that an adjustment be made, BOE Minutes of July 24, 1989 Page: 4 Bob Shold presented the following facts concerning the parcel's valuation: 1. The assessed valuation was computed on the basis of 80 front feet at a rate of $350 per front foot for a total of $28,000. 2. Comparable parcel sales information was presented: a) Parcel 021-212-015 with 100 front feet and 2.12 acres sold for $57,000 in December 1987. b) Parcel 021-282-004 with 220 front feet and 6 acres sold for $105,000 in May 1989. 3. He recommended that an acceptable adjustment might be considered, It was noted that to reduce the front footage to 75 feet, and to make allowances for excess depth (in order to reduce valuation to $26,250.00), would not be consistent with the valuations of comparable parcels, The Board will conduct an on-site inspection before making a determination. BOE-89-012-R Petitioners: JACK AND DOLORES WAKELY PARCEL NUMBER: 964-900-016 Mr. and Mrs. Wakely were not present at the hearing. Bob Shold represented the Assessor's office. A member of the Board read the petition into the record of the hearing in the absence of the petitioners. This parcel consists of a condominium unit, Number 1028, in Building 2, of Kala Point Condominium #1, 50-2 Harborview, Kala Point, It overlooks the bay between Kala Point, Indian Island, Port Townsend, and the Cascade Range to the east, This unit, of 1,525 square feet, was constructed in 1978. It has three bedrooms, a den, and two and a quarter baths. The current valuation is $115, 000 . Mr. Wakely submitted the following documented facts with the petition: 1, The condominium was purchased on November 1, 1988 for $105,000. It had been on the market from April 1988 for $112,500. 2, The petitioners are not contesting the land valuation of $12,000. They are requesting a reduction of the home improvements valuation for $103,000 to $93,000 for a total parcel valuation of $105,000. . . BOE Minutes of July 24, 1989 Page: 5 3. The petition enclosed a property description, a Kala Square Realty listing of the property, a Buyer Settlement Statement, and a 1989 Jefferson County Real Property Tax Statement. Bob Shold reported the following facts concerning the parcel: 1. There is only one other recent sale of a townhouse of this size and arrangement, The sale was in 1987 for $108,000. The other previous sale was in 1985 for $117,000. 2. There are six units of the same size and content as this parcel. The Board may have to consider an equalization adjustment to all these units if a change is made on the parcel in question. The Board will conduct an on-site inspection before making a determination. BOE-89-008-LO PARCEL NUMBER: 801-153-004 Petitioners: MR. AND MRS. WILLIAM E. KIBLINGER Mr. and Mrs, Kiblinger appeared at the hearing. Bob Shold represented the Assessor's office. This parcel is an eight acre tract of land in Section 15, Township 28, Range 1 West, and is second growth timber land. It is located approximately 2,800 feet southwest of Highway 104. This parcel is a part of a larger acreage owned by members of the Kiblinger family. It's currently assessed at $20,000, The Kiblingers presented the following facts: 1. The parcel was purchased from the family members for $750 cash in 1972 and has been listed for sale at $8,000 for two years. 2, The parcel does not have a current source of water or power, and the road from the highway into this parcel is not County maintained. 3. The petitioners are requesting that the assessed valuation be reduced from $20,000 to $8,000. Bob Shold presented the following factors for consideration of the current valuation: 1. Land Value factors: a) The latest sale of a parcel within the Kiblinger family area was in 1988 at the price of $8,000 for eight acres. This was not a fair market transaction. . . . BOE Minutes of July 24, 1989 Page: 6 b) Other property that sold was near Sandy Shores Lake, one mile off Highway 104. This sale of eight acres for $8,000 did not meet the arms-length criteria for consideration as market value. c) Timber land, which currently assessed acre. is adjacent to this parcel, is at the rate of approximately $68 per d) Mr. Shold noted that the Kiblingers may have a valid point in that their acreage may not be as valuable as other acreage in the vicinity. This is due to lack of proximity to services, and an easement on the property. 2. Other considerations are that there are five parcels of land of similar size within this area. They are valued at $2,500 per acre. Equalization of all the parcels may be mandated if an adjustment is granted on the property in question. The Board will conduct an on-site inspection before making a determination. OTHER BUSINESS OF THE BOARD There being no further business before the Board, the Board adjourned until July 26, 1989. APPROVED BY: DATE APPROVED:~~~ 30 /989 . /Y / ~' L:Jtt ,( . :;d~l A.C.DALGLE~ ,CHAIRMAN ATTESTED BY, .Jk,h~>>7;;./:tru/; DIERDREI WHIT ORD rL.1. ..-( f3~ ARCHIE L. BARBER, JR., MEMBER