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HomeMy WebLinkAboutM072889 c<.' fI{1lll~I'6~ ~ -. 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 8, 1 9 8 9 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 Dierdrei Keegan-Whiteford present. The Board dispensed with the reading of the Minutes of previous meetings at this time. BOE-89-035-LO PETITIONER: David L. Green PARCEL NUMBER: 948-326-604 Petitioner David L, Green was not represented at the hearing, Barry represented the Assessor's Office. A Board Member read contents of the petition into the records of the hearing, Bob the This parcel consists of those portions of Lots 7 and 8, Block 266 in Eisenbeis Addition, which are north of Sims Way (approximately ,35 of a lot). This parcel is a small portion of a compound surrounding a victorian house, which was built in 1890. Further discussion of other portions of this compound are covered in the following three petitions BOE-89-036 through 038 which follow. The petitioner protested that this parcel, purchased in 1976 for an undisclosed price, should be consolidated with other parcels in the compound because it is not a buildable site and it doesn't have water or sewer service avajlable. Bob Barry reported that this parcel is valued under Neighborhood Code 6214 and Land Use Code 1114 which bases valuation of this lot BOE Minutes of July 28, 1989 Page: 2 at $11,000 x .35 Lot equalling $3,850.00 Further justification of this valuation is to be supported by comparable information in Petitions BOE-89-036 through 038 below, The Board will conduct an on-site inspection before making a determination. BOE-89-036-R PETITIONER: David L. Green PARCEL NUMBER: 948-324-701 Petitioner David Green was not represented at the hearing, Bob Barry represented the Assessor's Office. A Board Member read the contents of the petition into the records of the hearing. This parcel consists of Lots 1-8 of Block 247, Eisenbeis, Tax 16, all of vacated 6th Street between Blocks 241 and 247, and 1/2 of vacated Wilson Street. Lots in these blocks have a standard size of 5,000 square feet. There are three buildings on this parcel, a two story victorian with an attic, a 1 1/2 story building, and a single story building. Current revaluation of this parcel is $122,000 in land and $267,265 in home improvements for a total of $389,265. Dr. GreRn does not proTRst the valuation set on thR home improvements; however, he is requesting a breakdown of approximately 13.94 lots of land assignments within the parcel to each of the three homes with values based on $9,000 per lot size equivalents. He acknowledges that he receives an income of $1,350 per month from the homes. The petition requests that land valuation be adjusted from $122,000 to $121,230. It also calls attention to the 1988 appraisals made by Mark McCready in support of his valuation. Bob Barry prepared a series of exhibits to point out factors considered in land revaluation of this and other parcels petitioned by Dr. Green: 1~ A composite of the five parcels in the compound owned by Dr. Green, showing areas of land assigned to each parcel in (1) the 1985 revaluation, (2) the 1989 revaluation, and (3) the actual land areas based on legal description of each parcel, In the case of this parcel, land areas used were (1) 60,000 square feet, (2) 70,000 square feet, and (3) 72,970 square feet. Note: Parcel Number 948-234-801 is not included in Dr. Green's petitions. 2. A chart which shows parcels in blocks 240, 241, and 242 to the north of the compound: a) Block 240 sold in April 1985 for $32,000 at $12,030 per Jot. ROE Minutes of JulY-]8, 1989 Page: 3 b) Block 241 sold in ,July 1987 for $28,500 at $10,710 per lot. e} Block 242 sold jn July 1985 for $31,500 at $9,800 per lot. d) Block 274 (across Sims Way) sold in September 1986 for $35,000 at $13,160 per lot. 3. A chart showing current valuation of 5,000 square foot lots in all blocks north, west, and south of the compound for comparisons with per-lot values within the compound. 4. The land values in the parcel were based on Neighborhood Code 6214 and Land Use Code 1114. A breakdown of this parcel is, a) Seven lots rated at $11,000 per lot with an 85% adjustment for excess lots totalling $65,450, b) Seven lots rated at $9,000 per lot with an 85% adjustment for excess lots totalling $53,550. c) Code 9802 for three land improvements (one for each building) rated at $1,000 each for a total of $3,000, d) Total land valuation equals $122,000, Since Dr, Green didn't appeal the values set on the three houses, there was not a major discussion of methods used in determining these values; however, the Assessor did provide copies of work sheets for each home. The Board will conduct an on-site inspection before making a determination. BOE-89-037-LO PETITIONER: David L. Green PARCEL NUMBER: 001-104-003 Petitioner David Green was not represented at the hearing. Bob Barry represented the Assessor's Office, A Board Member read the contents of the petition into the records of the hearing, This parcel consists of Tax 4, Sec. 10, Twp. 30, R 1 W, which is a triangular shaped area of 32,670 square feet or approximately ,75 acres or 6.5 lots. The petitioner acreage rather suggests that the parcel value should be based on than equivalent lots. Bob Barry indicated that the area of 32,670 square feet has been used for past and present valuations. This parcel is currently valued as a single building site with outstanding marine view. BOE Minutes of July 28, 1989 Page: 4 Under Neighborhood Code 6214 with Land Use Code 1138, one site rated at $30,000 with an adjustment of +25% due to a fine view, and -20% due to access limits and the shape of the property for a value of $31,500. The Board will conduct an on-site inspection before making a determination. BOE-89-038-LO PETITIONER: David L. Green PARCEL NUMBER: 948-324-803 Petitioner David Green was not represented at the hearing, Bob Barry represented the Assessor's Office. A Board Member read the contents of the petition into the records of the hearing. This parcel consists of Lots 7 and 8 of Block 248, Eisenbeis plus all of vacated 6th Street between Blocks 240 and 248 in the northwest corner of the compound. There are no building improvements on the parcel. Dr. Green purchased the parcel in 1976 for an undisclosed price, It is currently valued at $34,800, The petitioner is seeking a reduction of the valuation on the parcel from $34,800 to $25,500 on the basis that there will be no view from the area due to possible development between this site and the water, He suggests that the north half of vacated 6th Street may have to be dedicated as an access easement to Tax 4 and it should be valued as two lots plus 6,900 square feet of vacated 1/2 of 6th Street, or 3.4 lots at $7,500 equalling $25,500. Bob Barry pointed out that this parcel was considered (1) 12,500 square feet in 1985 valuation, (2) 23,200 square feet in 1989 assessment, and (3) 25,380 square feet based on legal documents. The assessment was based on Neighborhood Code 6214 and Land Use Code 1116 wherein the quantity is 4.64 lots rated at $7,500 per lot for a value of $34,800. The Board will conduct an on-site inspection before making a determination. BOE-89-015-R PETITIONER: Farhang K. Kordestani PARCEL NUMBER: 948-003-501 Petitioner Farhang Kordestani, representing K & P Investments, was not present at the hearing. Bob Barry represented the Assessor's Office, A member of the Board read the facts presented in the petition into the records of the hearing. This parcel consists of Lots 1-5, Block 35 of the Dundee Place BOE Minute~ of July 28, 1989 Page: 5 Addition, located at the corner of Umatilla and 31st Streets. The parcel area is approximately 28,000 square feet of bare land purchased on September 11, 1986 for $11,836,63 (sold as a down payment for a condominium in Concord, California). It has been on the market since July 3, 1989 for $18,000, Petitioner Kordestani claims to authorize the sale at $11,836.63 and justifies this action as setting market value. A copy of the Jefferson County Notice of Revaluation and the Deed and Purchaser's Assignment of Real Estate Contract (dated 9/8/86) were attached to the petition. Bob Barry reported the following facts concerning this petition: 1, The data submitted by the petition indicates that the acquisition of this parcel does not meet the criteria for an arms-length transaction. 2. It has been confirmed that Olympic Real Estate has a listing of this parcel for $18,000. 3. The valuation data sheet indicates that this parcel was valued under Neighborhood Code 6075 and Land Use Code 1119 for 4,5 lots rated at $3,500 with an adjustment of 90% due to the lack of utility services to the parcel for a revaluation of $14,175. The Board will conduct an on-site inspection before making a determination. BOE-89-024-C PETITIONER: William H. Thompson PARCEL NUMBER: 957-602-902 Petitioner William Thompson appeared at the hearing. Bob Shold represented the Assessor's Office, This parcel (known as the Port Townsend Center) consists of all of Block 29 (Hastings 2nd Addition) lying south of Sims Way, Tax 7 plus the Tidelands Districts 106 and 108. It is a commercial area bounded by Sims Way, Gaines Street, and Water Street with a 16 1/2 year old commercial/retail space. The parcel was brought to the Board of Equalization and the State Board in 1987 for adjustments in valuation to $716,220; $253,500 for land and $462,720 for improvements, Mr, Thompson bases this appeal on the Castle Hill Mall sale, this shopping center being approximately the same size in both building improvements and land, World Savings and Loan sold the parcel to Victorian Properties for $599,000 within the last year, Mr. Thompson believes that this comparable makes the market value, and that the valuation of his parcel should be reduced from $700,000 to BOE Minutes of 3uly 28, 1989 Page: 6 $580,000, This breaks down to a land reduction from $200,000 to $180,000 and a reduction in building improvements from $500,000 to $400,000. Exhibits presented with the petition were: 1, A copy of Internal Revenue Service Form 1065 for the tax year 1988. This form is for Partnership Return of Income, complete with supporting exhibits which define the Income as being $98,071.00, Expenses as $42,985.00, Depreciation as $11,282.00, and net income as $43,804.00, These documents were prepared by a Certified Public Accountant in Bremerton. 2. A copy of the Thompsons' 1988 Individual Income Tax Return Form 1040 and the supporting exhibits. These documents are not valid for the Assessor's or the Board of Equalization's use in reviewing the valuation. Bob Shold presented the following facts in support of the current valuation: 1. Land Value is based on Neighborhood Code 6240 and Land Use Code 6027 as 32,000 square feet rated at $5,00 a square foot and adjusted +25% because of good frontage on three streets. It was noted that 32,000 square feet x $5.00 x 125% = $200,000. This was used instead of the frontage on Sims Way which was used in the previous valuation. 2. Bob Shold submitted an Income Analysis which estimates the capitalized value of property at $677,000, which is land at $200,000 and improvements at $477,181. 3, A Construction Cost Analysis submitted set the replacement cost at $678,530 less 11% depreciation of $74,638 totalling $603,892. The Board will conduct an on-site inspection before making a determination. BOE-89-025-LO PETITIONER: John J. Kircher PARCEL NUMBER: 969-911-601 The petitioner, John Kircher, was represented by Mrs, John Kircher and Robert Benjamin, Attorney-at-Law, who was given power of attorney in this petition. Bob Barry represented the Assessor's Office. This parcel consists of Lots 1 - 8, Block 116 of the Mabel Addition, which is located on the west side of upper Port Townsend Hill. Gaines and Franklin Streets have never been completed by the City; therefore, direct access is provided to lots 1,2,4,6 and 8, BOE Minutes of 3uly 28, 1989 Page: 7 Lots 3, 5, and 7 do not have access. Lot sizes are 55 feet x 110 feet in this area, The petitioner presented the following factors affecting property values: 1, Three comparable parcel sales. a) Parcel 957-311-501, Lots 1 & 3, Block 115 (S. E. corner) sold 3/11/89 for 64,000 at $32,000 per lot, The appraised valuation is $22,000, b) Parcel 957-307-804, Lot 4 (N 70 feet), Block 78 sold 2/6/89 for $58,000. The appraised valuation is $7,680. c) Parcel 195-311-405, Lots 5 & 7, Block 114 sold December 1987 for $60,000. The appraised valuation is $12,000, 2. Utility services, except for main sewage lines, are not available to any of the 8 lots (Exhibit B), Commercial zoning and use just south of the block contributes hazards and harassment (Exhibit B) , 3. The topography of these lots is steep and surface run-off from the streets is a problem on this parcel. Bob Barry presented the following facts: 1. Map of subject property, access and utilities location. 2, Map of zoning in the area. 3. Map showing 1989 bare land valuation of subject parcel. 4. Land value analysis based on improved property sales. 5, Land value analysis based on bare land sales, 6. Lots 1 - 4 are currently valued at $14,000 ; lots 6 & 8 are valued at $9,375; lots 5 & 7 are valued at $8,125. Mr, Benjamin (al questioned the potential of city approval for multiple dwelling on parts of block 116, (b) pointed out that the cost of extension of utility services to all lots in the block would have a severe impact on lot values, and (c) stated that the minimal lot sizes provide only minimum space for building improvements. The Board will conduct an on-site inspection before making a determination. BOE Minutes of 3uly 28, 1989 Page: 8 BOE-89-026-R PETITIONER; Mr. John J. Kircher PARCEL NUMBER: 969-907-701 The petitioner, John Kircher, was represented by Mrs. 30hn Kircher and Robert Benjamin, Attorney-at-Law, who was given power of attorney in this petition. Bob Barry represented the Assessor's Office, This parcel consists of Lots 1 through 8 of Block 77, Mabel Addition. The improvements consist of a wooden, victorian home built in 1890, It has 3,196 square feet on two floors. It is on piers (no continuous cement or brick foundation). The source of water is on 3efferson Street, between Scott and Walker Streets. The petitioner is not challenging the valuation of the improvements. Mr. Kircher's concerns are: 1. Topographical impact on building on the lower, west side of the block. 2. Access to Lots 3, 5, 7, 8, 6, and 4 because streets have not been provided and there is a lack of utility service to these lots. 3. The surface run-off, from the existing streets, drains across the block. The petition states that the 12% increase of land values is not justified, and that land values should be $68,096. Robert Barry presented Exhibit 1 through 4 to support the new assessed valuation of the lots in Block 77. He listed three comparable parcels: 1. Parcel 957-311-501, improved property which sold on 3/2/88 for $64,000. 2. Parcel 957-307-804, improved property which sold on 2/6/89 for $58,000. 3. Parcel 957-311-405, improved property which sold on 12/2/89 for $60,000. The Board will conduct an on-site inspection before making a determination. BOE Minutes of July 28, 1989 Page: 9 OTHER BUSINESS OF THE BOARD There being no further business before the Board, the board adjourned until July 31, 1989. APPROVED BY, DATE APPROVED: It-/lJfJ41/J.a 110 jqe 9 - ( A-- '1 ,1 , I ~' {)-/; < ' i,~ A.C.DALGLEIS , CHAIRMAN , DAV~i1ou~9?~IRMAN ATTESTED BY'~~V~~ D. K GAN-WHI FORD (Ll'~ g_~ ARCHIE L. BARBER, JR., MEMBER