Are Gloucester County’s Real Estate Tax Assessments Corrupt? You Decide

During a recent Gloucester Board of Supervisor and School Board candidate forum, York District Candidate Kevin Farmer expressed concerns about real estate tax rates and real estate tax assessments. § 58.1-3201 of the Code of Virginia requires all property to be assessed at 100% of fair market value. If that is the case, why does Gloucester County seem to adjust the values of property based on the amount of money needed to run our local government? I have been asking that question ever since Gloucester County Assistant Administrator Garrey Curry explained such to me about three years ago. When Mr. Curry rendered his explanation to me and another citizen, I told him under the method he described, one key element is left out of the equation; fair market value of the property.

During the candidate forum, current board members mocked at Mr. Farmer’s assertion that increases in certain real estate assessment values is how they have avoided increasing real estate tax rates each year. In Mr. Farmer’s defense, the County, through certain assessment value increases, increased revenue from real estate property taxes by $3 million since 2012.

I became even more skeptical of Gloucester’s assessments in 2016 when the Board of Supervisors approved a land swap deal with Gloucester resident Charles Kerns, Jr.; in which the County traded two pieces of property for one of Mr. Kerns’ properties. When the deal was first presented to the Board of Supervisors, then Chairperson John Meyer publicly asked, “Is the concept of swapping properties the way the County wants to do business?” He then said, “Sounds like it has the potential for a win win.” As it turns out, Supervisor Meyer had a stake in the land swap deal, in that the entrance to his personal estate shares a property line with the piece of land Mr. Kerns traded to the County.

During that time, I was an appointed At-Large member of the Gloucester Public Utilities Advisory Committee. Once I reviewed the seven properties contained in the land swap proposal, I discovered serious flaws in the assessment values of the three key properties contained in the deal. I pointed the flaws out to the Board and an independent appraiser was hired by the County to determine the value of the properties.

When the Board approved the land swap deal, their decision was based on the independent appraisal values. The combined value of the County’s two properties at that time was $35,000 and Mr. Kerns’ property was valued at $45,000. The combined assessment values of the County’s two former properties after the deal changed to $70,180 and the value of Mr. Kerns' former property changed to $41,780. At the time the deal was approved, Mr. Kerns’ property was determined to be worth $10,000 more than the property he received from the County. Within days of the deal being made, the property Mr. Kerns received from the County was assessed by the County to be worth $28,400 more than the property he unloaded on the County. Not wanting to be associated with corruption, I resigned from the Utilities Advisory Committee immediately after the Board approved the corrupt land swap deal.

The land swap deal story did not end there. Three months after the Board approved the deal, the Gloucester Mathews Gazette Journal listed one of Mr. Kerns new properties as being sold for $55,000. According to online property records; Mr. Kerns sold it to the property owner who has lived right next door to the property since 1998. Why didn’t the Board offer the property to the adjacent landowners before trading it to Mr. Kerns? Even Mr. Kerns’ offered to sell his property to Supervisor Meyer before offering it to the County. Something tells me the new owner would have preferred to buy the property for the $30,000 independent appraisal value; saving $25,000.

One can’t help but wonder if the whole corrupt land swap deal was perpetrated to keep anything from being built at the entrance to Supervisors Meyer’s and Mr. Kerns’ estates. One can easily assume the recent paving of the entrance of Summerville Road to the end of Mr. Meyer’s property line was funded with money from the land sold by Mr. Kerns. One could also easily assume this was done to move the entrance to Mr. Meyer’s estate so it is easier to find by his Airbnb customers. Despite whether or not these assumptions are correct, one fact remains; manipulation of the assessment values is clearly evident and is nothing short of government corruption. This deal needs to be investigated and those found guilty of corruption and conspiracy to commit corruption need to be held accountable.

Below we have provided a listing of randomly selected waterfront properties in four different areas of Gloucester County. Notice how the smaller the property is, the higher the assessed value per acre is. We have also provided a Slideshare presentation of Frequently Asked Questions about real estate tax assessments. 

Email comments to: Kennysr61@gmail.com

To read a detailed account of the corrupt land swap deal click on this link: http://www.gloucestercounty-va.com/2017/03/gloucester-county-va-real-estate-tax_50.html 

Waterfront Property Heywood Creek Area

RPC                Acres             Assessed                  Per Acre

34244             1.39               $209,110                  $150,439

13952            1.46               $260,770                  $178,609

30791            1.48               $208,560                  $140,919

43160            1.51               $145,940                  $96,649

26229            2.53               $222,950                  $88,123

10669            2.67               $243,790                  $91,307

30679            3.43               $280,310                  $81,723

13369            9.33               $364,960                  $39,117

33757            12.6               $404,020                  $32,065

31355            170.476        $636,730                  $3,735

Bena Area

RPC                Acres             Assessed                  Per Acre

28739            1                     $225,000                  $225,000

21922            1.25               $233,200                  $186,560

19725            2.88               $201,090                  $78,955

27404            5.25               $296,720                  $56,254

40850            6.39               $342,070                  $53,532

27619            6.46               $817,360                  $126,526

21425            9.3                  $365,060                  $39,254

21951            13.11             $402,110                  $30,672

41567            13.54             $346,810                  $25,540

14341            58.35             $1,190,730              $20,406

Ware Neck Area

RPC                Acres             Assessed                  Per Acre

16800            0.75               $211,490                  $281,987

21047            0.96               $222,850                  $232,135

22199            1.44               $256,780                  $178,319

16984            1.88               $239,750                  $127,527

10396            2.01               $233,520                  $116,179

23437            2.36               $236,480                  $117,652

22617            5.02               $340,480                  $67,825

43034            6.9                  $417,910                  $60,567

18864            7.39               $209,550                  $28,356

31023            342.57          $1,510,140              $4,408

Gloucester Point Area

RPC                Acres             Assessed                  Per Acre

34254            0.296             $131,440                  $444,054

29005            0.361             $145,470                  $402,963

30469            0.52               $178,910                  $344,058

18220            0.6                  $189,900                  $316,500

12063            0.93               $221,220                  $237,871

30104            1.23               $258,690                  $210,317

29202            1.49               $263,000                  $176,510

33908            2.49               $482,670                  $193,843

15105            3.58               $246,770                  $68,930

22581            17.49             $534,910                  $30,584

Slideshare presentation of frequently asked question about real estate tax assessments. (Compiled by Albemarle County, Virginia)

2017 real estate assessments faq albemarle county from Kenneth Hogge Sr

Gloucester County At-Large School Board Candidate Brenda Mack's Campaign Flyer

This post does not signify our support for any candidate at this time. Just providing what is out there to our community.

Gloucester County, Virginia's School Board and Board of Supervisors October 2, 2017 Election Forum

Gloucester County Boards Check Another Box In The Page Middle School Property Deception

The Gloucester County, Virginia Board of Supervisors and School Board are moving forward with "their" value engineered consolidated transportation facility. I say “their” because “their” facility is certainly not what is in the best interest of the community. Tens of thousands of dollars was wasted on a study to determine the best, out of three locations, to construct a new county garage, school bus garage and utility yard. When the results of the study were presented to the boards, they completely disregarded all recommendations and had the person doing the study make the final results reflect what “they” wanted them to reflect.

There has been an ongoing effort to vacate the old Page Middle School property that started several years before the tornado “damaged” the school in 2010. We will provide a more comprehensive story on those efforts very soon. Gloucester needs these facilities and more, but we don’t need them piecemealed, value engineered and scattered throughout the county. They need to last and need to be able to be expanded when growth dictates. The land they intend to build the transportation facility on was supposed to be a place for a future elementary school. When Harry Corr and Breckenridge Ingles develop all the land they own in that area, a new elementary school will be needed there. But then isn’t that why the school board bought the property to begin with. So certain developers could obtain the Old Page properties avoid development proffers? That theory will be explored in a future story.

In the meantime; take a look at the documents contained in the Slideshare presentation below, especially the pictures and construction cost estimates. Pay close attention to the utility department photos, these are the places our employees who take care of our water and sewer systems work every day. A couple of things the study left out: If utility employees are working in the storage yard behind Southern States and need to use the restroom, they must travel all the way to the employee trailer on Carriage Street near the court circle on Main Street. That certainly isn’t within reasonable walking distance. The study also does not mention anything about the black mold issues in the basement of Utilities’ main office, which is also located on Carriage Street.

Tell the Board of Supervisors and School Board “their” transportation facility is not what “We The People” of Gloucester County need or want.

Gloucester transportation facility request for proposals from Kenneth Hogge Sr

Gloucester County At-Large School Board Damien Kelly's Campaign Flyer

This post does not signify our support for any candidate at this time. Just providing what is out there to our community.

At-Large Supervisor Meyer's Campaign Page

This post does not signify our support for any candidate at this time. Just providing what is out there to our community.

Link to Supervisor Meyer's campaign page: https://meyer4gloucester.nationbuilder.com/

Gloucester County Abingdon District BOS Candidate Kevin S. Farmer's Campaign Flyer

This post does not signify our support for any candidate at this time. Just providing what is out there to our community.

Abingdon District Supervisor Bazzani's Campaign Flyer

This post does not signify our support for any candidate at this time. Just providing what is out there to our community.

Friends of phil bazzani campaign letter from Kenneth Hogge Sr

Kenny Hogge, Sr. Will Not Talk or Meet with Candidates Before Election

After hearing various comments from multiple people and receiving multiple phone calls and text messages pertaining to my and others’ opinion about the mismanagement of the old Page and bus garage properties; I am letting everyone know, I will not be talking with or meeting with any Gloucester County School Board or Board of Supervisors candidates or board members until after the election. I will accept and publish unedited written statements from any and all candidates and board members.

I do not believe the People’s business should be done behind closed doors.

Kenny Hogge, Sr.

Gloucester Point, Va.

Click This Link To View Our Old Page and Bus Garage Properties Opinion: http://www.gloucestercounty-va.com/2017/09/its-not-just-terrible-drinking-water.html

Click This Link to View Our Latest News and Opinions: http:http://www.gloucestercounty-va.com/

It’s Not Just the Terrible Drinking Water That Needs Fixing in Gloucester County

Most Gloucester residents know how bad of a job our local government has done providing Gloucester with safe and quality public drinking water, but few realize just how many other areas our local government has mismanaged for years and continue to mismanage today.

One of those areas is utilization of the old Page Middle School and bus garage properties, associated construction and use of taxpayer dollars to fund Crony maneuvers and deceptions to vacate the properties. Kiser and the two boards back then began the mismanagement several years before they built new Page Middle School on T.C. Walker Road against the will of a majority of the community. Most people in Gloucester know that story, so we will focus on what is taking place right now. The following is our brief analysis and opinion about what is going on in this area of our local infrastructure.

The current boards, paid for a study to determine where the best place would be, out of three school board owned properties, to build a new bus garage, county garage and utilities department complex. The initial results deemed the old Page and bus garage properties to be the best and most economical option; that is until school board member Charles Records and supervisors John Meyer, Phillip Bazzani and Ashley Chriscoe got done manipulating the results of the study. Just like when Kiser and his corrupt crew were violating the community's trust, this location study was done for no other reason than to check a box in the process of deceiving the people of Gloucester. From here on we will refer to the current group of deceivers collectively as the Crony Four, because they “are”, the definition of Crony Capitalists with Socialist tendencies and have steered this latest ploy against the taxpayers.

The old Page property still has a VDOT approved entrance/exit and was so depicted in the initial study findings. The Crony Four had that changed. They added the made up, so called requirement of obtaining a right of way from adjacent property owner Harry Corr and reconstructing the Route 17, T.C. Walker intersection to the mix. Part of the so-called reconstruction entails leveling the north and southbound lanes of Route 17 in the vicinity of the intersection. This one made up item alone drove the estimated costs up by several million dollars, making it "appear" cost prohibitive to build on the old Page and bus garage properties. That was the goal, but the real picture is likely quite different than it appears. The very expensive Route 17 leveling is most likely a VDOT requirement to build a thoroughfare road for a large business park or residential development, but it is certainly not a requirement for the construction and uses contained in the initial study findings. We strongly believe the old Page property is wanted by an adjacent landowner and the Crony Four and their predecessors (the Kiser Crew) have and are doing everything possible to make sure they get it; no matter how much it costs the taxpayers in the long run. 

Once the Crony Four added enough fake requirements and costs to rule out the old Page and bus garage properties, they proceeded with cutting the size of the recommended complex. The first thing they did was remove a new yard and facilities for our public utilities department; further demonstrating both boards lack of concern about our crumbling water and sewer infrastructure, our utilities department employees who are trying to hold it all together while significantly understaffed and ultimately demonstrating their lack of concern about the people of Gloucester.

The Crony Four’s plan is to allow utilities to temporally use the old bus garage and its property until it is needed for “economic development reasons”. They seem to believe, or know, a developer will come along who is willing to pay to relocate Utilities’ operation in return for the old Page and bus garage properties, but if they know this, why don’t they let us know what the ultimate plan for the properties is. We believe it is because the Crony Four are doing all of this to take care of one or more of their friends or associates and Charles Records seems to be at the forefront of the current effort?

Over two years ago, we began to believe Charles Records ran for the school board for the sole purpose of trying to remove ownership of the old Page and Bus Garage properties from the school board. At the end of his four year term on the board, it appears this member of the Crony Four has been successful in doing just that and ironically, he is not seeking re-election this November.

During a joint meeting of the school board and board of supervisors on Sept 19^th, County Administrator, Brent Fedors presented a timeline of future actions that includes a completion date for turning the old Page and bus garage properties over to the county. They claim their intent is to turn the old Page property over to Gloucester’s Economic Development Authority, but no information has been provided outlining what the GEDA intends to do with the property. This is troubling; especially since the GEDA already has comparable properties in the Gloucester Business Park that have gone unsold and undeveloped for years. What is so special about the old Page property that justifies the amount of tax dollars and time that have been waisted to obtain it from the school board? Wouldn’t you like to know?

It is not too late to put a stop to what they are doing, but "all" of us must let them know we will not accept what they are doing. Be sure to pass this on to other people in the community.

Look for more from us on how our local government is continuing to waste our tax dollars and allow our infrastructure to crumble in order to satisfy the greed and desires of a few. We will also be providing info on the Gloucester High School master plan in the very near future. If you care about the future of our County and Country; get involved, become informed and speak out. Demand transparency, make the ones we elect answer the hard questions and hold them accountable for their actions.

The following are presentations and meeting video segments pertaining to the latest transportation complex location study:

Transportation facility update.pdf 1 from Kenneth Hogge Sr

Updated combined transportation_facility_report.pdf 2 from Kenneth Hogge Sr

Update trans supporting_documents.pdf 3 from Kenneth Hogge Sr


XZ

Trans facility timeline and other bs from Kenneth Hogge Sr

Gloucester County Supervisor’s Trees Destroyed By Tree Trimmers

I never cease to be amazed at the things that happen in this county. The following entry is contained in the Gloucester County, Virginia Utilities Department June report:

“Resolved the complaint from adjacent property owner that tree removal for replacement of Pump Station #12 with Smith & Loveless package station  encroached on their property by requiring the contractor plant replacement trees to satisfy property owner;”

I’ll be damned!! After obtaining way more land than needed, in what I and others consider nothing short of a public corruption property deal, they encroach upon the adjacent property owner’s land to make room to install a new sewer pump system.

As many of you may know; I served on the Gloucester County Public Utilities Advisory Committee for a couple of years or so. I resigned from the committee in 2016 after the committee and the Board of Supervisors approved what I and others strongly believe was a public corruption land deal between Gloucester resident Charles Kerns, Jr. and the Utilities Department. We consider the deal to be public corruption primarly because it appears evident the Gloucester County tax assessor or another person or persons with access, lowered the assessed value of Utilities Department properties and increased the assessed value of Mr. Kern’s property. Click here to read the Gloucester County public corruption land deal story: http://www.gloucestercounty-va.com/2017/03/gloucester-county-va-real-estate-tax_50.html

At-Large Supervisor John Meyer, who is also the owner of the destroyed trees, had this to say in response to an email I sent to the Board of Supervisors about the tree debacle.

.

“No less amazed than I.  The professional tree service 1) did not know where the property line was and 2) allowed the large trees they were cutting to fall across the property line, wiping out a half-dozen smaller trees in the process.

The County did hold the tree-service responsible and they did replace the trees (six-footers) at no additional cost to the County.

Next time you head down Belroi, take a look at the way Dominion Power mangled the trees between the 1st entrance to Courthouse Square and the Summerville Apartments.  Somebody on their payroll doesn’t like trees!

John”

Proper communication with the tree company and supervision of the trimming by the Utilities Department would have likely prevented the destruction of Mr. Meyer’s trees. As for Mr. Meyer’s complaint about the appearance of trees on Belroi Rd; well I guess now that it has happened on the road to his estate he can see something that has been the norm for decades. First, it is far cheaper to trim trees than to completely remove them. Second, if Dominion hated trees as Mr. Meyer suggests, they would find a way to cut all of them down instead of just trimming them. Maybe the Board of Supervisors can drum up another corrupt crony capitalism deal to get the power lines buried down Belroi Rd. Then the trees Dominion Power chopped up can grow out again, so VDOT can come along and chop them up again. Isn’t it just awful living in an aesthetically imperfect world? But then again; in a free society no individual or class of individuals has the right to determine what should or should not be considered visually appealing to other people; not even the elected class.   

Kenny Hogge, Sr.

Gloucester Point

Kennysr61@gmail.com

Crony Capitalism

BusinessDictionary.com defines crony capitalism as; an economy that is nominally free-market, but allows for preferential regulation and other favorable government intervention based on personal relationships. In such a system, the false appearance of "pure" capitalism is publicly maintained to preserve the exclusive influence of well-connected individuals.

Sound familiar??

Gloucester County Employee Resigns After Exposure To Carbon Monoxide

When I served on the Gloucester County Public Utilities Advisory Committee, one of the areas I found to be unacceptable was our Utilities Department’s workplace safety program, or literal lack thereof. Insuring that our employees are properly trained on workplace safety and making sure they religiously follow applicable rules, regulations and procedures established to protect their health and life should always be at the top of operational priorities. This is especially true for operations involving confined spaces in sewer pump stations and manholes due to the extremely high probability that they contain at least one of numerous deadly gases.

The Gloucester Department of Public Utilities' May report contains the following entry:

“filed incident report for Mr. Jackson’s exposure to elevated CO levels in the wet well of PS #11 on May 5th;”

After reading the entry I sent an email containing my concerns to the Board of Supervisors, the County Administrator and the Director of Utilities which resulted in an email conversation with the director. After that conversation I continue to believe there is still need for improvement and believe you will too after reading the email conversation that can be found below. Mr. Jackson resigned from the Utilities Department a few weeks after the incident.

Kenny Hogge, Sr.

Gloucester Point

Kennysr61@gmail.com

Email Conversation   

From: Kenny  
Sent: Wednesday, July 05, 2017 12:49 PM
To: Board of Supervisors <BOS@gloucesterva.info>; Fedors, Brent <bfedors@gloucesterva.info>; Dawson, James C. <jdawson@gloucesterva.info>
Subject: Carbon Monoxide Exposure Incident

 

Greetings,

 

The May 2017 Utility Department monthly report contains the following comment: filed incident report for Mr. Jackson’s exposure to elevated CO levels in the wet well of PS #11 on May 5th;

 

This is a very concerning, dangerous and preventable incident. Was air quality testing performed before and during Mr. Jackson’s entry into the wet well? Was ventilation performed before and during his entry? Was Mr. Jackson connected to an appropriate retrieval system? What was the source of the carbon monoxide?

 

Respectfully,

Kenneth E. Hogge, Sr.

From: "Dawson, James C." <jdawson@gloucesterva.info>
To: Kenny; Board of Supervisors <BOS@gloucesterva.info>; "Fedors, Brent" <bfedors@gloucesterva.info> 
Cc: "Curry, Garrey, Jr." <GCurry@gloucesterva.info>
Sent: Wednesday, July 5, 2017 1:26 PM
Subject: RE: Carbon Monoxide Exposure Incident

Mr. Hogge,

 

Thank you for your inquiry.

 

Air quality in the wet well was sampled before entry in compliance with OSHA regulations and the results are documented on the Confined Space Entry Permit for that space entry. The wet well vent fan was operating and Mr. Jackson was wearing a properly calibrated “sniffer” while he was working in the wet well. Mr. Jackson was connected to a retrieval system.

 

Mr. Jackson was pulling rags off the bar screen when the “sniffer” he was wearing alarmed for carbon monoxide (CO). He immediately began to exit the wet well. The alarm cleared before he could exit the wet well but he waited a few minutes to see if the alarm returned before resuming his pulling rags.

 

There were no known sources of CO in operation while Mr. Jackson was working in the wet well so we believe the CO came from the accumulation of rags on the bar screen which were last pulled on May 1^st.

 

Mr. Jackson reported some discomfort shortly after completing the work at PS #11 on May 5^th so we filed the incident report and offered to send him to a doctor on our Workers Compensation Panel of Physicians.

 

James C. Dawson, P.E.

Director, Dept. of Public Utilities

On Jul 7, 2017, at 9:02 PM, Kenny wrote:

Chris,

 

Thank you for the timely and detailed response. It is refreshing to hear that at least some OSHA confined space entry procedures are being practiced. However, your response seems to suggest Mr. Jackson may not have fully exited the wet well once the alarm sounded and that other OSHA requirements for an atmospheric alarm during an entry may not have been followed.  

 

According to OSHA regulations; if a hazardous atmosphere is detected during a confined space entry, all employees are supposed to leave the space immediately, the space is supposed to be evaluated to determine how the hazardous atmosphere developed and measures are supposed to be implemented to protect employees from the hazardous atmosphere before anyone is permitted to reenter the space.

 

Nothing in OSHA confined space requirements or guidance provides any latitude at all for any employee to unilaterally disregard an atmospheric alarm and to ignore prescribed and proven safety measures.

 

Utilization of only an exhaust fan to clear the air in wet wells and manholes is problematic to say the least. When air is drawn out of a confined space, much of the area within the space lacks circulation. Inadequate air circulation severely limits the effective removal of contaminated atmospheres within the space. When using only an exhaust fan, clean air is typically only drawn in at the hatch opening and the lethal pockets and layers of bad air outside of the confined flow path between the hatch and the exhaust fan will be left in the confined space.

 

Forced air blowers providing the proper CFM of clean air through a properly configured duct system are far safer than utilizing only exhaust fans because clean air is being forced into the space. When clean air is forced into the space it creates adequate circulation and dilutes the atmospheres, resulting in harmful gases being expelled more completely and efficiently. Utilizing a blower or combination blower and exhaust fan, instead of just an exhaust fan, will also allow the flow of clean air to be directed to best cover the area in the space where the employee will be working; therefore better protecting the employee.    

 

In your response you made it a point of stating a properly calibrated detector was used. I can’t help but wonder, by its exclusion from your response, if the detector used by Mr. Jackson was bump tested prior to being used that day. As I am sure you know, daily bump testing is not addressed in OSHA confined space entry requirements, but is highly recommended by most if not all reputable detector manufacturers. Taking a few minutes to verify a detector is working the way it is supposed to before beginning to use it each day is a small price to pay to prevent injury or death.  

 

Depending on the model, body worn detectors can certainly have their benefits in certain confined spaces, but based on personal experiences, I recommend against relying solely on body worn detectors to keep employees safe when working in active wet wells and manholes. I also recommend increased training for at least those employees designated to enter, supervise and attend confined spaces.

 

Respectfully,

Kenny Hogge, Sr.

• Dawson, James C. <jdawson@gloucesterva.info>
 
• Jul 7 at 11:29 PM

To

• Kenny

CC

• Board of Supervisors
 
• Fedors, Brent
 
• Curry, Garrey, Jr.

Message body

Mr. Jackson did exit the wet well.

Sent from my iPhone