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HomeMy WebLinkAboutM091602 1820 Jeff'el'llon Street P.O. Box 1220 Port Townsend, WA 98368 James A. DeLeo William S. Marlow Richard A. Broden MINUTES SEPTEMBER 16, 2002 William S. Marlow Richard A. Broders James A. DeLeo Chairman Vice-Chairman Member Chairman William S. Marlow called the meeting to order at 9:30 a.m. in the presence of Vice-Chairman Richard A. Broders and Member James A. DeLeo. HEARINGS James L. Olson 6645 - 57th Avenue NE Seattle, W A 98115 BOE: 02-62-LO PN: 601102013 Mr. Olson was not present. Appraiser Peter Schuck represented the Assessor's office and was sworn in by Chairman Marlow. The property under appeal consists of approximately 2 12 acres with a storage shed located at 907 Kens Way, Quilcene. Mr. Olson's reasons for appealing the property value were stated on his petition as follows: "The DNR has informed us that we no longer have legal access to our property. This greatly lowers the value of the land". A copy of the notification letter from the Washington State Department of Natural Resources (DNR) was also submitted with the petition. Mr. Olson further states in a letter that "...I would happily pay the higher assessed value if the DNR would grant us permanent access". The property is currently assessed at $154,440 ($149,440 for the land and $5,000 for the improvements). Mr. Olson estimates the total value to be anywhere between $75,000 to $100,000 (Separate estimates of value for the land and improvements were not provided). Mr. Schuck stated this property is 190 feet of medium-bank waterfront located on the Coyle Peninsula. A road leads to an area of no-bank waterfront where a small cabin is situated. The first 100 feet of waterfront is valued at $750 per front foot. As with all waterfront property, any additional front footage over 100 feet is considered "excess front footage" and is given a reduction in value. In this case the additional 90 feet is valued at $750 with a reduction of 34%. He noted that an increase of 25% was given for having beach access. Comparable property sales were presented which support the current assessed value and show that other properties in the area which are also accessed through DNR land have sold even after the date of the letter sent from the DNR to the property owners notifYing them of the lack of legal access. This proves there is an active market regardless of the position taken by the DNR on the issue of access. Discussion ensued regarding access to private property through State owned land. Phone (360)385-9100 FlU< (360)385-9382 jellbocC@Co.jefferaon.wa.ua Board of Equalization Minutes - September 16, 2002 Pal!:e: 2 After reviewing all the information submitted and hearing the testimony of the Assessor's representative, Chairman Marlow closed the hearing. The Board will conduct a physical inspection of the property and make a determination at a later date. Jerrold & Barbara Walton 14023 SE 47'" Street Bellevue, W A 98006 BOE: 02-18-LO PN: 601213 006 Mr. Walton was present. Appraiser Peter Schuck represented the Assessor's office. After explaining the hearing process Chairman Marlow swore them in. The property under appeal is a 1 acre lot with a garage/shed and a deck located on the Coyle Peninsula. Mr. Walton stated that his land valuation increased from $55,800 to $90,900. His family has owned the property since 1957 and since that time it has been used only for recreational purposes during the summer months. It is difficult to get to the property during the winter months because the area becomes a wetland as the rain water collects in the valley. This also prevents the property from being developed. Mr. Walton presented a map highlighting where his property is located. The majority of the lot is in the valley with a small portion consisting of a narrow ridge/knoll. The ridge parallels the waterfront and is the only usable portion of the property. That is where they pitch their tents in the summer and where they have constructed a deck. They have looked into the possibility of building a house on this lot, however, it will not perk and there is not enough area for a building site due to the wetlands, high water table and building setback requirements. He added that the properties to the north and south are similar in nature to his property and yet have tax rates which are half of his tax rate. Currently the property is assessed at $96,650 ($90,900 for the land and $5,750 for the improvements). He estimates the value to be $63,000 ($60,000 for the land and $3,000 for the improvements). Mr. Schuck explained that the reason the neighboring properties have different tax rates is because they are in the Open Space/Open Space program which provides for a 50% reduction in property taxes. rfthe appellant's property is unbuildable, then they may want to consider enrolling in this program as well. The property is very unique and the valuation is subjective. Mr. Schuck explained his valuation and stated that there have been no sales of comparable properties. After reviewing all the information submitted and hearing the testimony of both parties, Chairman Marlow closed the hearing. The Board will conduct a property inspection and make a determination at a later date. Lockwood & Hiroko Dennis 1908 - 35th Street Port Townsend, W A 98368 BOE: 02-04-LO PN: 965400501 Mr. and Mrs. Dennis were not present. Appraiser Peter Schuck represented the Assessor's office and was sworn in by Chairman Marlow. The property under appeal is a bare lot located at 3529 Logan Street, Port Townsend. The appellant's reason for appealing their property valuation was listed on their petition form as "water service was disconnected by the city beginning March 2002." Currently the property is assessed at $39,000. The appellants estimate the value to be $20,000. Mr. Schuck explained that the property is only assessed as bare land. The appellants are contesting the valuation based on the water being disconnected. At one time there was a house located on the property, Board of Equalization Minutes - September 16, 2002 Pa2e: 3 however, it was demolished/removed in 2001. Currently no value is attributed to improvements, as no improvements exist. He noted that there have been sales of property in the area even though they are not comparable to the appellant's property. After reviewing all the information submitted and hearing the testimony of the Assessor's representative, Chairman Marlow closed the hearing. The Board will conduct a physical inspection of the property and make a determination at a later date. Jeffrey Delia 1321 Dabob Post Office Road Quilcene, W A 98376 BOE: 02-63-R PN: 701044014 Mr. Delia was present. Appraiser Peter Schuck represented the Assessor's office. After explaining the hearing process Chairman Marlow swore them in. The property under appeal consists of approximately 5 acres with a two-story residence located at 1321 Dabob Post Office Road, Qui1cene. Mr. Delia presented additional information which contained photographs and sales research of comparable properties. The Board asked if Mr. Schuck objected to the additional information being submitted? Mr. Schuck stated he does not object to any additional information being submitted by the appellant as long as he is allowed additional time to review and comment on it if necessary. The Board agreed. Mr. Delia read the following letter into the record which explains his reasons for appealing the property value. "I would like to show that the assessed value of my home and property, located at 1321 Dabob Post Office Road, Quilcene, W A is not correct, and the assessed value should be lowered to a total of$133,959. My reasons are: Part of the five acres is a wetland area adjacent to a salt water estuary located on Tarboo Bay. Most of the acreage is undeveloped and wooded with a small year round stream that enters into Tarboo Bay. I have no plans to develop the acreage and I am going to keep the wooded areas intact and the wetland areas protected. I believe in certain cases, some property owners who are willing to keep some of their acreage undeveloped, especially adjacent wetlands and wooded areas, should be given tax breaks in the way of a more stabilized assessed value. I have included some current 5 acre parcels that have sold in the $30-$35,000 range. The closest parcel to my residence sold for $34,000. This was located on Carl Johnson Road on Tarboo Bay, approximately one half mile from my residence. The residence is not fmished and has had very little upkeep and is in need of complete deck, stairway, and entry way replacement. Most of the current decking is rotting and getting dangerous to walk on. I have included a few photos to show problems. I contacted Port Townsend builder Steve Greenwood to get estimates on decking and entry way replacement costs. His estimate came in at $6,850 plus 8.2% tax. The cedar shake roof was recently cleaned and the architect for the original residents had a chance to look at the roof and we both determined that it would have to be replaced soon. The shingles are crumbling and the ridge caps are failing as well. The exposure to the salt water elements can cause a more rapid deterioration of building materials and apparently that is what has happened. I have included a close-up photo of the roofto show the failing shingles. I asked Port Townsend builder Steve Greenwood to help me figure replacement costs of the roof and this came in at $8,790 plus 8.2% tax. I have separate work sheets that show how estimates were arrived at for the roof and the decking and entry ways. The final cost that I would like to see factored into the reassessment of my home and property is the cost of a new well. I have been relying on a very shallow (8 foot) spring fed, hand built well since 1983 when I purchased the land. This well has a very limited amount of water it produces and the water itself has a large amount of mineral deposits in it. It is potable, but, not a very high quality water source. The costs of a new well vary in price from $4,000 to $14,000, depending on how far the well has to be dug, to the type of pump and filter system installed, the distance of the water line from well to house, etc. I arrived at a half way estimate cost of $7,000. Ifit wasn't for the fact that I am slowly being squeezed out of the oyster business because of upland Board of Equalization Minutes - September 16,2002 Pa2e:4 development, road building, and logging practices that have caused major damage to my oyster farm located at Broad Spit on Dabob Bay, I would not feel the need for a new well. I am slowly making the change from oyster farmer to photographer and the current volume and quality of water is below the standards I need to work at my photography at my residence. There is no doubt that I will have to have a new well dug in order to pursue a photo career. The costs ofa new roof ($8,790), replace decks and entry ways ($6,850), and a new well ($7,000) plus 8.2% tax would be a total of $24,496.48. If you subtract those costs of $24,496.48 from the new appraised value of $158,455 the value comes out to be $133,959. That is the figure 1 would like to see as the assessed value for the year 2003. This does not take into consideration that 5 acre parcels in my area have sold for $30- $35,000 recently. I would like to make one last point: Many of us are reaching what is called the Senior Citizen Age and retirement may be on the horizon. I would like to see Jefferson County establish a stabilized Real Property Program for residents that have one home as their only place of residence, and are not in the business of real estate for profit, but just want to be able to afford to live and retire in their homes on what many call a fixed income." Mr. Schuck explained how he valued the property and presented sales of comparable properties in the area which indicate dramatic increases in property values. Discussion ensued regarding the repair costs, the current property tax system and various programs available to individuals on fixed incomes. After reviewing all the information submitted and hearing the testimony of both parties, Chairman Marlow closed the hearing. The Board will conduct a physical inspection of the property and make a determination at a later date. Meeting adjourned. At~: . ~Ilkofili' J JEFFERSON COUNTY BOARD OF EQUALIZATION A---- --- ----- Willia,m Si MJrl01' Seai~an ( ...--n I r (,1 \ <:: e::::-:."--~I... '7 ,>,;ce \. __, '--._ Richard A. Broders, Vice-Chairman S1 h_//, !k~, rmes A. DeLeo, Member