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HomeMy WebLinkAboutM072689 (ell) 1I1~€1J " . 3EFFERSON COUNTY BOARD OF EQUALIZATION A. C. DALGLEISH DAVID G. DOUGLAS ARCHIE BARBER, JR. 3AMES A. DE LEO CHAIRMAN VICE-CHAIRMAN MEMBER ALTERNATE M I NUT E S 3 U L Y 2 6, 1 989 The Board of Equalization convened at 9:00 a.m. with Chairman A.C. Dalgleish, Vice-Chairman David G. Douglas, Member Archie Barber, 3r. and Clerk D. Keegan-Whiteford present. The Board dispensed with the reading of the Minutes of previous meetings at this time, BOE-89-028-LO PETITIONER, Pamela Rondeau PARCEL NUMBER: 948-305-102 Petitioner Pamela Rondeau was not present at Kingsley represented the Assessor's Office. the contents of the petition into the record the hearing. Robert A Board member read of the hearing. This parcel consists of Lots 8, 9, 10 and 11 of Block 51, Eisenbeis Addition. They are located in the middle of the block on Jackson Street, on a hillside overlooking the Safeway store and the Port of Port Townsend, The lots are 29 feet wide by 100 deep and the parcel is 116 feet x 100 feet with an alley at the back. Currently the property isn't improved, The area is zoned residential with a valuation of $26,000. It was stipulated in the petition, that the parcel was given to Pam Rondeau by her family and that she intends to build a home on this land in the future, There aren't any utility services to the parcel. She would like the valuation lowered to $19,000,00, Robert Kingsley presented sales evidence and a map showing locations of the following comparable parcels: BOE MINUTES OF JULY 26, 1989 Page: 2 1. Parcel 948-305-101, Block 51, Lots 4 (S 1/2) through 7 sold on 6/19/89 for $35,000 at $10,000 per lot. 2, Parcel 948-303-607, Block 36, Lots 21 through 24 sold on 3/14/88 for $37,000 at $9,250 per lot, 3, Parcel 948-305-015, Block 51, Lots 20 through 25 sold on 6/20/89 for $30,000 at $5,000 a lot. Robert Kingsley stated that the subject parcel valuation is based on Neighborhood Code 6215 with Land Use Code 1124 at $6,500,00 per lot. This is considered a residential lot without a view, topographic access, or neighborhood factors effecting valuation. The Board will conduct an on-site inspection before making a determination. BOE-89-021-R PETITIONER: Edna M. Graff PARCEL NUMBER: 981-600-901 Petitioner Edna M. Graff was not represented at the hearing, Bob Shold represented the Assessor's Office. A Board member read the contents of the petition into the record in the petitioner's absence. This parcel is lot 24, Block 9, Olympic Canal Addition #6, and it is located at 291 Salmon Road in Brinnon. The cabin on this parcel is in need of major repairs. The petition was filed on behalf of Edna Graff by her daughter, Shirley M. Elkins, as her Attorney-in- Fact. The petition states that the parcel was appraised in June 1989 by Johnson Realty for purposes of listing it for sale. It was appraised at $6,000 to $6,500. The last inspection and appraisal by the Assessor was in 1985. There has been much depreciation in the past four years. The petitioner is not seeking an adjustment in the valuation of land ($4,000), but a reduction of $1,500 to $2,000 is sought on the building for a total valuation of $5,500 to $6,000. Bob Shold reported that the land valuation is commensurate with other lots in the immediate area, and that this area will have its annual revaluation next year. The improvements analysis indicates a 428 square foot building with a replacement value of $8,665. In 1986 it was depreciated by 30 percent for a total of $6,065, plus $200 for additional improvements. Shold noted that the building has significantly depreciated in the last few years. The Board will conduct an on-site inspection before making a determination. BOE MINUTES OF JULY 26, 1989 Page: 3 BOE-89-010-LO PETITIONER: Alyce A. Mekalsen PARCEL NUMBER: 601-271-011 Mr. and Mrs. Mekalsen were present at the hearing. Bob Shold represented the Assessor's Office. This parcel is a recorded 11.91 acre piece of forest land located on the Hood Canal on the Toandos Peninsula. It is in Sec. 27, Twp. 26, R1W and is designated as Tax 32 with tide land frontage. It is subject to an access easement, and is currently valued at $73,500. The petitioners listed the parcel for sale at $55,000 for the past two years without its being sold, Because of the lack of sale, they seek a reduction in valuation to $45,000. Mrs. Mekalsen stated that the permanent easement road runs across the waterfront side of the land and affects the salability of the property. Bob Shold reported that this parcel was revalued in 1986 on the basis of 350 front feet at $200 plus 350 front feet of tide lands at $10.00, Most land sales in this area were made in the 1970's, This parcel was sold in 1979 for $89,000. It was repossessed. Bob Shold pointed out that the Board of Equalization had reviewed the valuation of two parcels immediately south in recent years (BOE-87-23 through 25-LO and BOE-88-91 and 92-LO), The closest sale in this area was Parcel Number 601-274-012 with 200 front feet backed by 5 acres of land which sold for $79,000 in May 1987. The Board will conduct an on-site inspection before making a determination. BOE-89-005-LO PETITIONERS: Alan and Liska Cook PARCEL NUMBER: 921-183-018 Alan and Liska Cook were not represented at the hearing. represented the Assessor's Office. A member of the Board contents of the petition into the records of the hearing. Bob Shold read the This 2.41 acre parcel is identified as Tax 20, Sec. 18, Twp. 29, R 1 E, and is located between Oak Bay Road and Admiralty Inlet, It is at the south end of Old Oak Bay Road. On October 1, 1988 this property was purchased for $32,000. It is subject to an easement, The Cooks contended that the current value of $52,500 exceeds market values, and that a Jefferson County Health Department letter dated September 18, 1986 denied an on-site sewage disposal system. The contents of the letter stated that denial was due to a high water table (standing water, swampy areas, and surface drainage from culvert under Oak Bay Road), and that the soil logs used in BOE MINUTES OF JULY 26, 1989 Page: 4 the inspection by the Health Department were less than 100 feet from a neighbor's well (to the south), Reference was made in the letter to an adjustment to the boundary line between Tax 20 and Tax 19. It was noted that the wording of the "denial" implied that the relocation of the proposed septic drain field and adjustments to surface drainage might make construction of a home possible, The Cooks requested a reduction of the assessed valuation from $52,500 to $32,000. They submitted a message through the Clerk that stated the the two most important factors are that he paid $32,000 for the land in October of 1988 and that there is a drainage problem which he believes is caused by a County culvert that empties into the top of his property and drains into the middle of it. Bob Shold introduced the following factors involved in the assessment of the parcel: 1. The current valuation is based on the 150 foot frontage on Admiralty Inlet at a rate of $350 per front foot equalling $52,500. 2, Sales of comparable parcels are: a) Hogland Short Plat Parcel 921-191-030, 1.94 Acres, 100 front feet sold 9/87 for $42,000, b) Hogland Short Plat Parcel 921-191-030, 1.90 Acres, 100 front feet, sold 1/88 for $42,000, c) Hogland Short Plat Parcel 921-191-032, 1.87 Acres, 100 front feet, sold 7/87 for $44,500, d) Donovan Short Plat Parcel 921-183-022, 2.03 Acres, 118 front feet, sold 10/87 for $50,000. 3. It appears that an alternate septic drain system may qualify the parcel for home improvements. The Board will conduct an on-site inspection before making a determination. BOE-89-016-LO BOE-89-017-LO PETITIONER: Geraldine Hankey PARCEL NUMBER: 954-900-010 PARCEL NUMBER: 954-900-012 The Petitioners, Mr. and Mrs. Hankey, were present at the hearing. Bob Shold represented the Assessor's Office, Member Archie Barber, Jr, chaired the remaining hearings as Chairman Dalgleish had an appointment. The subject parcels consist of Lots 10 and 12 located on East Go-Onna Drive which is located on the Dabob Peninsula BOE MINUTES OF JULY 26, 1989 Page: 5 overlooking the Hood Canal. Water isn't available. There is power and the road is maintained by the County. The plat of building lots was approved in 1967, Each lot is about 1/2 acre, The petitioners contended that without water these lots are only good for recreational vehicles or camp sites. It was noted that others have attempted to develop wells in the area, without success, and that both lots have been for sale for 2 1/2 years for the assessed valuation, with no sales. Two years ago they reduced the sales price from $8,000 to the current price of $6,500,00, The Realtor's advised them that there aren't any sales in the area because of the dry wells. Their petition included 23 documents on real estate sales and ownerships in the vicinity (over the past 10 years). They request that the valuation be reduced to $3,500, a lot, Bob Shold submitted two maps on the sales history for lots in both Go-Onna West and Go-Onna East, as well as current valuations of comparable lots in the immediate area. Lots 31-32 were sold in July 1986 for $15,000 each, and lot 7 was sold for $15,000 in January 1989. Four lots (11, 14, 22, and 20) are currently valued at $11,500. Lot 13 is valued at $9,000 due to topographic limitations for access to the road. Sales of lots in early 1980 were in the $10,000 range. The Board will conduct an on-site inspection before making a determination. BOE-89-019-R PETITIONER: Ivan Crutcher PARCEL NUMBER: 948-305-501 Petitioner Ivan Crutcher was present at the hearing. Robert Kingsley represented the Assessor's Office. This parcel at 819 - 14th Street, consists of lots 1-6, Block 55, Eisenbeis, plus a portion of the vacated 13th Street. It is on a hillside with a partial view of upper Port Townsend and the Cascade Range, The area of the parcel is close to 35,000 square feet, and there is a main house consisting of 1,435 square feet and a guest house of 672 square feet. The revaluation increased the land valuation from $33,500 to $34,500 and the improvements from $73,795 to $77,915 for a total revaluation of $112,415. The petitioner disclosed that the main house has three bedrooms, one full and one half bath, and that the guest house has one bedroom and one full bath. The petitioner is not contesting the land revaluation, but is seeking a $2,415 reduction of improvement revaluation. Robert Kingsley submitted the following facts deemed to influence the revaluation: BOE MINUTES OF JULY 26, 1989 Page: 6 1. Land revaluation: a) This parcel was valued based on Neighborhood Code 6212 and Land Use Code 1117 for 6,5 lots at $5,000 for a total of $32,500. Land Improvement code 9802 was used for two house sites at $1,000 each for a total of $34,500, 2, Improvement revaluation factors: a) The main house is a single story, 1,453 square foot structure of Fair + construction quality, currently in average condition. There are three bedrooms, 1 1/2 baths, a 560 square foot basement garage, a 60 square foot porch, 342 square foot deck, a 696 square foot patio, and a 660 square foot carport. The estimated replacement value of the house is $64,325 with 13 percent reduction for age for a figure of $55,963 plus $4,089 for additional improvements for a total of $60,052. b) The guest house is a single story, 672 square foot structure of low + construction quality, currently in average condition. This guest house has 1 bedroom, 1 bath, and a 96 square foot deck. The estimated replacement value of this building is $22,053 which is depreciated 19 percent for a revaluation figure of $17,863. 3. Total Valuation of this parcel: Land: $34,500 Main House Improvements 60,052 Guest House Improvements 17,863 TOTAL $112,415 The Board will conduct an on-site inspection before making a determination. BOE-89-020-LO PETITIONER: Ivan Crutcher PARCEL NUMBER: 948-305-001 The petitioner, Ivan Crutcher, was present at the hearing. Robert Kingsley represented the Assessor's Office, This parcel consists of 14 lots (Lots 1-7 and 26-32), plus the vacated alley between them in Block 50 of the Eisenbeis Addition which is located on 14th Street between Jackman and Holcomb Streets, This parcel is 203' x 200' equalling 40,600 square feet. The revaluation increased the valuation from $56,000 to $77,000 ($21,000 total increase), The petitioner protested that this valuation is too high for uncleared land without a view. He requested that the valuation be . BOE MINUTES OF JULY 26, 1989 Page: 7 reduced to $4,000 per lot, Robert Kingsley cited the following factors as justification for the revaluation: 1. The parcel comes under Neighborhood Code 6215 and Land Use Code 1117 for 14 lots at $5,500 per lot for a total of $77,000. 2. Three comparable sales were presented: a) Parcel 948-305-101, Block 51, Lots 4 (S 1/2), and 5-7 sold on 6/19/89 for $35,000 at $10,000 per lot. b) Parcel 948-305-101, Block 51, Lots 1-3, and 4 (N 1/2) sold on 6/14/89 for $35,000 at $10,000 per lot. c) Parcel 948-305-104, Block 51, Lots 29 (N 1/2), and 30-32 sold 7/14/89 for $25,000 at $7,143 per lot. 3, A map of the area presenting sales data from the blocks on three sides of Block 50, for 1989, 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 28, 1989. APPROVED BY: DATE APPROVED: ~/1!tk[.J}O 1'l8g - J2J~J ATTESTED BY:&~/M~P~ D. Ke an-White ord DAVID G. DOU o ^ l '-( f ,(}J..-- ARCHIE L. BARBER, JR., MEMBER