HomeMy WebLinkAbout991926.tiff RESOLUTION
RE: THE BOARD OF EQUALIZATION, 1999, WELD COUNTY, COLORADO - ADJUST
VALUE IN PART
PETITION OF: WELD CO FARM LABOR SPONSORING ASSN
2448 1 AVE
GREELEY, CO 80631
DESCRIPTION OF PROPERTY: ACCOUNT #: R4397986 PARCEL #: 105714000006 -
17088 PT SE4SW4 14 4 66 BEG 913.65W OF S4 COR SEC N494.8' TO E LN RR R/W
S41 D14'W 658.5' TO S LN SEC E436.55' TO BEG (2.44A M/L) %16323 WCR 44%
WHEREAS, the Board of County Commissioners of Weld County, Colorado, convened
as the Board of Equalization for the purpose of adjusting, equalizing, raising or lowering the
assessment and valuation of real and personal property within Weld County, fixed and made by
the County Assessor for the year 1999, and
WHEREAS, said petition has been heard before the County Assessor and due Notice of
Determination thereon has been given to the taxpayer(s), and
WHEREAS, the taxpayer(s) presented a petition of appeal of the County Assessor's
valuation for the year 1999, claiming that the property described in such petition was assessed
too high, as more specifically stated in said petition, and
WHEREAS, said petitioner being represented by Tom Teixeira, and
WHEREAS, the Board has made its findings on the evidence, testimony and
remonstrances and is now fully informed.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of
Weld County, acting as the Board of Equalization, that the evidence presented at the hearing
supported, in part, the value placed upon the property by the petitioner. The assessment and
valuation of the Weld County Assessor shall be, and hereby is, adjusted as follows:
ACTUAL VALUE
AS DETERMINED ADJUSTED
BY ASSESSOR ACTUAL VALUE
Land $ 44,652 $ 44,652
Improvements OR
Personal Property 279 484 244,835
TOTAL ACTUAL VALUE $ 324 136 $ 289,487
991926
AS0043
eC •
RE: BOE - WELD CO FARM LABOR SPONSORING ASSN
Page 2
BE IT FURTHER RESOLVED that a denial of a petition, in whole or in part, by the Board
of Equalization may be appealed by selecting one of the following three options; however, said
appeal must be filed within thirty (30) days of this resolution:
1. Board of Assessment Appeals: You have the right to appeal the County
Board of Equalization's (CBOE's) decision to the Board of Assessment
Appeals (BAA). Such hearing is the final hearing at which testimony,
exhibits, or any other evidence may be introduced. If the decision of the BAA
is further appealed to the Court of Appeals, only the record created at the
BAA hearing shall be the basis for the Courts decision. No new evidence
can be introduced at the Court of Appeals. (Section 39-8-108(10), CRS)
Appeals to the BAA must be made on forms furnished by the BAA, and
should be mailed or delivered within thirty (30) days of denial by the
CBOE to:
Board of Assessment Appeals
1313 Sherman Street, Room 523
Denver, CO 80203
Phone: 866-5880
OR
2. District Court: You have the right to appeal the CBOE's decision to the
District Court of the county wherein your property is located. New testimony,
exhibits or any other evidence may be introduced at the District Court
hearing. For filing requirements, please contact your attorney or the Clerk of
the Disl:rict Court. Further appeal of the District Court's decision is made to
the Court of Appeals for a review of the record. (Section 39-8-108(1), CRS)
OR
3. Binding Arbitration: You have the right to submit your case to arbitration.
If you choose this option the arbitrator's decision is final and your right to
appeal your current valuation ends. (Section 39-8-108.5, CRS)
Selecting the Arbitrator: In order to pursue arbitration, you must notify the
CBOE of your intent. You and the CBOE select an arbitrator from the official
list of qualified people. If you cannot agree on an arbitrator, the District Court
of the county in which the property is located will make the selection.
991926
AS0043
RE: BOE - WELD CO FARM LABOR SPONSORING ASSN
Page 3
Arbitration Hearing Procedure: Arbitration hearings are held within sixty
days from the date the arbitrator is selected. Both you and the CBOE are
entitled to participate. The hearings are informal. The arbitrator has the
authority to issue subpoenas for witnesses, books, records, documents and
other evidence. He also has the power to administer oaths, and all questions
of law and fact shall be determined by him.
The arbitration hearing may be confidential and closed to the public, upon
mutual agreement. The arbitrator's written decision must be delivered to
both parties personally or by registered mail within ten (10) days of the
hearing. Such decision is final and not subject to review.
Fees and Expenses: The arbitrator's fees and expenses are agreed upon
by you and the OBOE. In the case of residential real property, such fees and
expenses cannot exceed $150.00 per case. The arbitrator's fees and
expenses, not including counsel fees, are to be paid as provided in the
decision.
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 3rd day of August, A.D., 1999.
BOARD OF COUNTY COMMISSIONERS
V\IF,LD COUNTY, CO ORA O
•
ATT is•IEll
•
• Dale K. Hall, Chair
_C�cWnty Cleric, t Board
EXCUSED
�7 ( r, Barbara J. Kirkme , Pro-Tem
BY. " 2
Ut Cif@r, e Board •
Geo a E. xter
APPROVED AS TO FORM: �� ✓�
" M. J. beile
qtcw .
y Attorney UU a/4,69\).
aa Glenn Vo
991926
AS0043
NOTICE OF DENIAL OFFICE OF COUNTY ASSESSOR
kty 6 1400 NORTH CO
AVE.
b. 1708E PT SE4SW4 14 4 66 BEG RR913.65'W GREELEY,CO80631
OF S4 COR SEC N494.8' TO E LN RR
S41D]4'W 658.5' TO S LN SEC E436.55' PHONE(970)353-3845,EXT.3650
WIOcTO BEG (2.44A M/L) %16323 WCR 44%
COLORADO OWNER: WELD CO FARM LABOR SPONSORING ASSN
WELD CO FARM LABOR SPONSORING ASSN LOG 2673 ..
2448 1 AVE PARCEL 105714000006
ACCOUNT R4397986
GREELEY, CO 80631 YEAR 1999
06/16/1999
The appraised value of property is based on the appropriate consideration of the approaches to value required by law. The Assessor has determined that
your property should be included in the following category(ies):
RESIDENTIAL PROPERTY IS VALUED BY CONSIDERING THE MARKET APPROACH.
If your concern is the amount of your property tax,local taxing authorities(county,city,fire protection,and other special districts)hold budget
hearings in the fall. Please refer to your tax bill or ask your Assessor for a listing of these districts,and plan to attend these budget hearings.
The Assessor has carefully studied all available information,giving particular attention to the specifics included on your protest,and has determined the
valuation(s)assigned to your property. The reasons for this determination of value are:
YOUR PROPERTY HAS BEEN UNIFORMLY VALUED FOLLOWING COLORADO LAW AND INSTRUCTIONS
PUBLISHED BY THE STATE DIVISION OF PROPERTY TAXATION. YOUR PROTEST OF VALUE HAS
BEEN DENIED DUE TO COMPARISON OF OTHER SIMILAR PROPERTIES WHICH SOLD DURING THE
1997/1998 TIME PERIOD. THIS COMPARISON SHOWS YOUR ACTUAL PROPERTY VALUE TO BE
CORRECT FOR THAT PERIOD.
PETITIONER'S ASSESSOR'S VALUATION
PROPERTY CLASSIFICATION ESTIMATE
OF VALUE ACTUAL VALUE ACTUAL VALUE
PRIOR TO REVIEW AFTER REVIEW
LAND 44652 44652
IMPS 279484 279484
TOTALS $ $ 324136 $ 324136
•
If you disagree with the Assessor's decision,you have the right to appeal to the County Board of Equalization for further consideration,39-8-
106(1)(a),C.R.S. Please see the back of this form for detailed information on filing your appeal.
O6/16/1999
By: Stanley F. Sessions
WELD COUNTY ASSESSOR DATE
I5-DPT-AR
Form PR-207-87/99 ADDITIONAL INFORMATION ON REVERSE SIDE - r
YOU HAVE THE RIGHT TO APPEAL THE ASSESSOR'S DECISION
The County Board of Equalization will sit to hear appeals beginning July 1 and continuing through August 5 for real
property (land and buildings) and personal property (furnishings, machinery, and equipment) 39-8-104 and 39-8-
107(2), C.R.S.
APPEAL PROCEDURES:
If you choose to appeal the Assessor's decision, you must appeal to the County Board of Equalization. To preserve
your right to appeal, your appeal must be POSTMARKED OR DELIVERED ON OR BEFORE JULY 15 FOR
REAL PROPERTY, AND JULY 20 FOR PERSONAL PROPERTY.
WELD COUNTY BOARD OF EQUALIZATION
915 10th Street, P.O. Box 758
Greeley, Colorado 80632
Telephone (970)356-4000 Ext. 4225
NOTIFICATION OF HEARING:
You will be notified of the time and place set for the hearing of your appeal.
COUNTY BOARD OF EQUALIZATION'S DETERMINATION:
The County Board of Equalization must make a decision on your appeal and mail you a determination within five
business days of that decision. The County Board must conclude their hearings by August 5.
TAXPAYER RIGHTS FOR FURTHER APPEALS;
If you are not satisfied with the County Board of Equalization's decision you must file within thirty days of the
County Board of Equalization's written decision with ONE of the following:
Board of Assessment Appeals (BAA):
Contact the BAA at 1313 Sherman, Room 315, Denver, Colorado 80203, (303)866-5880.
District Court:
9th Avenue and 9th Street, P.O. Box C
Greeley, Colorado 80632
Telephone (970) 356-4000, Ext. 4520
Arbitration:
WELD COUNTY BOARD OF EQUALIZATION
915 10th Street, P.O. Box 758
Greeley, Colorado 80632
Telephone (970) 356-4000, Ext. 4225
If you do not receive a determ'.:nation from the County Board of Equalization, you must file an appeal with the Board
of Assessment Appeals by September 10.
TO PRESERVE YOUR APPEAL RIGHTS, YOU MUST PROVE YOU HAVE FILED A TIMELY
APPEAL; THEREFORE, WE RECOMMEND ALL CORRESPONDENCE BE MAILED WITH PROOF
OF MAILING.
PETITION TO THE COUNTY BOARD OF EQUALIZATION
In the space below, please explain why you disagree with the Assessor's valuation. IN ACCORDANCE WITH 39-
8-106, C.R.S., YOU MUST STATE YOUR OPINION OF VALUE IN TERMS OF A SPECIFIC DOLLAR
AMOUNT. Attach additional documents as necessary.
SNA I UKE OF PEI I I II0NLgt `�j'¢' /��f'y�,G-ts / '
K.
0
52118
c� NOTICE OF VALUATION
REAL PROPERTY
This Is Not a Tax Bill
LEGAL DESCRIPTION: Stanley F.
Sessions
eSsty on sWeld sor
1400 N. 17th Avenue
17088 PT SE4SW4 14 4 66 BEG 913.65'W OF S4 COR SEC Greeley, CO 80631
N494.8' TO E LN RR R/W S41D14'W 658.5' TO S LN SEC
E436.55'TO BEG(2.44A M/L) Date:
May 1 1999
HEARING DATES: ,
LOCATION: 5/3/99-6/1/99
OFFICE HOURS: 1400 N 17th Avenue
*********************************5_DIGIT 80631 TELEPHONE NO: 4i4'r-3845 x-3650
WELD CO FARM LABOR SPONSORING ASSN 51 FAX NO: 9703 351-0978
2448 I AVE
GREELEY CO 80631
TAX YEAR:
TAX AREA: 1999
PARCEL NO: 0138
ACCOUNT NO: 105714000006
R4397986
PROPERTY PRIOR YEAR CURRENT YEAR INCREASE/
CLASSIFICATION ACTUAL VALUE ACTUAL VALUE DECREASE
RESIDENTIAL 285591 323586 37995
AGRICULTURAL BUI 550 550 0
TOTAL
286111 321136 37995
Parcel#
Account # 105714000006
To appeal by mail. list your name, address, and phone # belo4d$dh the lower portion of this notice
and mail in accordance with instructions on the reverse side to: I ,
Name: Wl/ci ro Un F) Aran 44 40 SpotilarrM/ k .✓
Weld County Assessor Address: /e 2. Tarp r
1400 N. 17th Avenue bete (es C o PO e.3 -2-
Greeley. CO80631 Phone: ter. sia _ _ hfe 6s-44n
An assessment percentage will be applied to the actual value of your property before taxes are
calculated. The assessment percentage for residences is projected to be %. Generally, all
other property, including vacant land, is assessed at 29% of actual value (39-1-$64(1) and (1.5), C.R.S.). A
change in the projected residential assessment percentage is not grounds for an appeal of value or abatement
of taxes. (39-5-121(1). C.R.S.) For oil and gas leaseholds, the value shown above is the taxable value of
your property.
Appraisal data used to establish value were gathered from the 18 month period ending June 30 1998.
If data from that period were insufficient, data from the five year period ending June 30 1998 were used.
Your property was valued as of January 1 of the current year. The "current year actual value' represents the
actual or market value of your property. The tax notice you receive next January from the treasurer will be
based on that value.
DOCUMENTATION - REASON FOR REQUESTING A REVIEW:
7 h. pert,:, f r 2onc a/ 41 n,o.re/eon yer .) .P .run/�4 r 1�i .l ecu 6. •
w.e he of /..e rn /y .P e'nnfir Mr,Ana
*i _t✓. Sec . J-i Aar a. J' o eo Pen/
/• .!fret/ten Fran. C tit 4 a an do J'A,/4 f✓ 7' //o YSe nl
Cc-n t J Ae.+ .
e. f en. /11/ /2 . / /z. $n ° 70.7....,4 A nice a-I Wo/pa✓ c.-c le-fie
Ore ✓fra-./ .�/nyen- ' '< /.I . ' 4- i.r.•1« Gotf r<. Cc.+fnc /n'.. s (lee/ L./ l `fore C'oners
t/oors. /off aCccyoa C) e.J trier reed.., ern 7'4 h( fo �/r L/ ociedd/
Weld County Farm Labor Sponsoring Association
315 N. 11th Avenue, Bldg... B
P.O. Box 8
Greeley, CO 80632-0008
July 15, 1999
Weld County Board of Equalization
P.O. Box 758
Greeley, CO 80632
RE Tax Valuation Peckham Migrant Housing
•
Weld County Farm Labor Sponsoring Association owns and operates the subject property which
consist of a 2 bed room house and two six two bedroom apartment units. Built with steel
construction and bare concrete floors. This property has a zoning variance from Weld County to
be used as a migrant labor camp for 8 months of the year. They have further restricted the use to
single migrants. In addition the property has a contract with the State Division of Housing with
restricts the rents charged and the income of tenants for Twenty years. The single family house
on the property is the on site managers residence and we are required by the variance 1:o have an
on site manager.
Due to the demand for migrant workers the units do not start to fill until April with full]
utilization taking place in June thru Sept. Workers start to leave in October and the facility is
closed November 1st. Workers pay $30.00 per week not to exceed $530.00 per month for a two
bed room unit.
No similar properties have been sold in Weld County.
The Auditor will complete the 1998 audit and tax reports to the IRS in July. Based on previous
years experience the property has a net income prior to debt service of 10,000 per year.
Based on the cash flow and the type of apartments we feel a valuation of$170,000 would be in
line.
Sincerely;
Thomas Teixeira
Executive Director
STANLEY F. SESSIONS
WELD COUNTY ASSESSOR
APPRAISAL REPORT
OF
MULTI-FAMILY PROPERTY
FOR
County Board of Equilization
WELD COUNTY FARM LABOR SPONSORING ASSN..
PETITIONER
vs.
WELD COUNTY ASSESSOR'S OFFICE
RESPONDENT
Parcel Number: 1057-14-0-00-006
Schedule Number: R4397986
Log Number: 2673
Date: August 3,1999
Time: 3:30 p.m.
PREPARED BY
APPRAISERS NAME
/4O/316, 7 g 3 / z
trry Rodrigu License No. date
ASSESSOR'S OFFICE STAFF APPRAISER
APPRAISAL DATE
JUNE 30, 1998
ASSESSOR VALUE
$324,136
CRO E_Res_Multi_D71599
Page 1
�K.
GENERAL DESCRIPTION OF SUBJECT SITE
This property is located at 16323 County Road 44 in Weld County about 10
miles south of Greeley off State Highway 85. The legal description of the property is
17088 PT SE4SW4 11 4 66 BEG 913.65W OF S4 COR SEC N494.8' TO E LN RR
R/W S41 D14W 658.5' TO S LN SEC E436.55' TO BEG (2.44A M/L) %16323 WCR
44%
• Utilities available to the site are typical for the area.
IMPROVEMENTS
The subject property improvements are identified as a 1,040 square foot one story
single family residence and 2 one story 6-unit farm labor buildings which are each
3,456 square feet.. These house being of frame/wood-siding construction and the labor
houses being frame/metal-siding. The improvements sit on 106,286 square feet of
land. The Assessor has classified the property as multi/family residential of low quality.
The subject has peen zoned for multi-family housing.
SUBJECT PHOTOGRAPH
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7 �]♦ "2
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CEOE_Res_Multi 071599
Page 2
•
- w 4 I ,• A
Comparable Number 1
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�` f Ave',„
r .,{, 1414.111.
ry J Comparable Number 2
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�• ,fry
t>41404
ii ft
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+ ate i .14111111 I .v
i, Comparable Number 3
a. - t'1 lilt;s . W.ice asiiiiiitt_•
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aid
V' 140' I U �s it, iti
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I — ' GBOE_Res_Mulli_0]tfi99
Page 3
WELD COUNTY ASSESSOR'S
Comparables Report with Adjustment Grid
Subject Comp #1 Comp #2 Comp #3
•
SDate/Price 03/08/96 $475,000 08/04/97 $305,000 C2/13/98 $278,000 04/09/98 $268,000
Parcel# 105714000006 li 096107102008 096108309004 096108309005
Account# R4397986 R3038086 R3291386 R3291486
Address 16323 WCR 44 1213 12 STREET 'I 1716 7 AVENUE 1718 7 AVENUE
WELD GREELEY GREELEY GREELEY
Neighborhood 140 126 7.5% 126 7.5% 126 7.5%
Land-SF 10(3,286 19,000 $0.40 9,500 $0.40 9,500 $0.40
Occupancy Multiple Occupancy Multiple Occupanc $0.00 Multiple Occupanc $0.00 Multiple Occupanc $0.00
Builtt As <3 Stories <3 Stories $0.00 <3 Stories $0.00 <3 Stories $0.00
Effective Year 1977 1910 12.5% 1974 $0.00 1972 $0.00
Quality Low Low $0.00 Fair 10% ! Fair 10%
Exterior Frame Metal Hardbrd Frame Hardboard 2.5% Frame Hardboard 2.5% ! Frame Hardboard 2.5%
Building SF 7,952 9,582 $20.00 2,232 $20.00 2,320 $20.00
Sub-basement 0 3,361 $7.00 2,232 $7.00 2,320 $7.00
Bsmt Finished 0 1,296 $8.50 1,616 $8.50 1,666 $8.50
Garage 0 0 $0.00 0 $0.00 0 $0.00
Units 13 � 21 $0.00 B $0.00 8 $0.00
Time 3.3% 1.3% 0.6%
Amenities 0 0 $0.00 $3,304 $0.00 $3,304 $0.00
Adjustments
Location ! ($22,875) ($20,850) ($20,100)
Land $34,914 $37,714 $37,714
Occupancy $0 $0 $0
Built As $0 $0 $0
Age $38,125 $0 $0
Quality j $0 ($27,800) ($26,800)
Exterior ($7,625) ($6,950) ($6,700)
Building Size ($32,600) $114,400 $112,640
Basement ($34,543) ($29,360) ($30,401)
Garage $0 $0 $0
Rooms $0 $0 $0
Bathrooms $0 $0 $0
Bedrooms $0 $0 $0
Time $10,065 $3,614 $2,208
Amenities $0 ($3,304) ($3,304)
Total Adjustments ($14,539) $67,464 ! $65,257
Adusted Sale Price $290,461 I $345,464 $333,257
Adjusted Sale$/SF $36.53 $43.44 $41.91
/SF Market for Subject $41.27
Final Market Value $328,179
C 3OE_Res Multi_071599
Page 4
IMPARTIALLY VALUATION
Constitution of Colorado, Article X - Revenue, section 20.1 General Consideration. This section
and ss 3 of this article reconciled. In order to reconcile the requirement of subsection (8)(c) of
this section that residential property be valued "solely by the market approach to appraisal" with
the equalization requirement of article X ss 3, the actual value of residential property must be
determined using means and methods applied impartially to all the members of each class .
Podoll v. Arapahoe County Board of Equalization, 920 P.2d 525 (Colo 1995)
MARKET APPROACH SUMMARY
Real property for the tax year 1999 must be valued utilizing the level of value for the
period of one and one-half years immediately prior to July 1, 1998. A period of five
years immediately propr to July 1, 1998 shall be utilized to determine the level of value
if adequate data is not available from such one and one-half year period to adequately
determine the level of value for a class of property. Said level of value shall be
adjusted to the final day of the data-gathering period. Changes occurring between
base years are not to be accounted for until the fallowing level of value is implemented,
other than additicns, change in use, detrimental acts of nature, damage due to fire, etc.,
creation of a condominium, new regulations restricting the use of the land, or a
combination thereof (39-1-104(11)(b)(1),CRS).
The Weld County Assessor has an established ongoing Confirmation and Validation
Program for property transactions used in developing values.
The subject property has been classified as Residential for assessment purposes,
Residential property value shall be determined by appropriate consideration of the of
the Marker Approach to Value (39-1-103(5)(a),CRS)
INDICATED MARKET VALUE
$324,136
CBOB_Res_Multi_071599
Page 5
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WARRANTY DEED
THIS DEED, Made this 8th day of March , 19 96 ,
between Zabka Farms, Inc . A Colorado Corporation
UO2O542A •
of the County of Weld and State of Colorado
grantor,and Weld County Farm Labor Sponsoring
Association, a Non-Profit Corporation
whose legal address is 2448 1st Avenue, Greeley, CO 80631
of the County of Weld :and State of Colorado grantee:
WITNESSETH,That the grantor,for and in consideration of the sum of FOUR HUNDRED SEVENTY FIVE
THOUSAND ONE HUNDRED SEVENTY TWO AND NO/100
DF 47.5 ---•- .- _..".. ._. DOLLARS,($475, 172.00 ),
the receipt and sufficiency of which is hereby acknowledged,has granted,bargained,sold and conveyed,and by these presents
does grant, bargain,sell, convey and confirm, unto the grantee,his Lein and assigns forever, all the real property together with
improvements,if any, situate, lying and being in the County of Weld , and State of Colorado,
described as'follows:
Part of the Southeast Quarter of the Southwest Quarter of Section 14,
Township 4 North, Range 66 West of the 6th P.M. , lying East of the
Right-of-Way of the Union Pacific Railroad, more particularly described as
follows: -
Beginning at a point 913 .65 feet West of the South Quarter Corner of said
Section 14, running thence North 494.8 feet to the East line of the Railroad
Right-of-Way, thence South 41'14' West 65E .5 feet to the South line of Section
14, thence .East 436.55 feet to the point of beginning,
County of Weld, State of Colorado
SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN 13Y REFERENCE FOR
FURTHER DEED RESTRICTIONS.
also known by street and number as 16305-16311-16323 WCR 44, LaSalle, Colorado 80645
TOGETHER with all and singular the hereditaments-and appurtenances thereunto belonging,min anywise appertaining, and
the reversion and reversions, remainder and remainders,rents, issues and profits thereof, and all the estate,right, title,interest,
claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises, with the
hereditamentsand appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described,-with the appurtenances, unto the grantee, his
heirs and assignsforever. And the grantor.for himself,Jus heirs and personal representatives,does covenant,grant, bargain and
agree to and with the grantee, his heirs and assigns, that at the time of the enseahng and delivery of these presents, he-is well
seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in
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