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Home My WebLink About740446.tiff Appraisal of OLD WELD COUNTY HOSPITAL PROPERTY At the Northeast Corner of Sixteenth Street and Eleventh Avenue Greeley, Colorado For The County of Weld Greeley, Colorado Date of Value: August 14, 1974 By Robert J. Mitchell, M.A.I. 8th and 8th Building - Suite 202 724 Eighth Street Greeley, Colorado 740446 RoDERT J. MrrcRELL, M.A.I., S.R.A- H SUITE 202 - 724 EIGHTH STREET AbRIPICAN 1NNTETOM or TELEPHONE Ram. Saran An.aznn GREELEY, COLORADO 80631 heal 852.1114 August 16, 1974 Mr. Barton Buss County Comptroller County of Weld Ninth Avenue and Ninth Street Greeley, Colorado 80631 Dear Mr. Buss: Pursuant to your request, I have appraised the property located at the northeast corner of 16th Street and 11th Avenue owned by the County of Weld and known as the Old Weld County Hospital. This property is legally described at a later page of this report. This appraisal is an estimate of the Market Value as of August 16, 1974, and is of the unencumbered fee simple title. It considers the total site including land and existing improvements which include the old hospital building and minor site improvements. I have inspected the property and have attempted to consider all of the factors affecting the value thereof and submit, herewith, three copies of my report which describes the methods used and which shows an analysis of the data and the reasoning involved in arriving at my conclusions. Mr. Earl C . Peattie, appraiser associated with my office, has assisted materially in the gathering and analysis of data for this ap- praisal and in the preparation of this report. As a result of all of these considerations, the value of the subject property, as of August 16 , 1974, is estimated to be: ONE HUNDRED NINETY THREE THOUSAND FIVE HUNDRED AND NO/100 DOLLARS ($193,500 .00) Respectfully submitted , /e�f )7in Robert J. Mitchell, M.A.I. TABLE OF CONTENTS Title Page Letter of Transmittal Table of Contents Page Summary of Salient Facts 1 Purpose of the Appraisal 2 Legal Description 2 Area Data 2 Neighborhood Data 4 Site Description 5 Zoning 6 Description of Improvements 8 Site Improvements 8 Highest and Best Use 9 Assessed Valuation and Taxes 10 Evaluation 10 Contingent and Limiting Conditions 14 Certification 15 Qualifications of the Appraiser 16 Addenda Exhibit Excerpt from Zoning Regulations A Tabulation of Comparable Land Sales (3 pgs.) B Comparable Sales Map C & C-1 Photographs II SUMMARY OF SALIENT FACTS Property Location: In the east central portion of the City of Greeley or at the northeast corner of 16th Street and 11th Avenue, known as 1027-16th St. , Greeley, Colorado. Improvements; Large old but substantial brick two and three story hospital building . Part has been converted slightly for office use. Approximately 34,000 S.F. of finished "office" or room area. Old heating, plumbing and electrical systems . Vacant and some interior deterioration. Zoning: B-3 Business District. Lot Size: 191 feet along 16th Street by 250 feet along 11th Avenue, 20 foot alley along the east boundary. Total of 47 ,750 S.F. Date of Value: August 16, 1974. Unit Value (Land) : $4.50 p.s.f. (less demolition costs) . Final Value Estimate: $215 ,000 less costs of demolition, or $193,500.00. III - 1 - PURPOSE OF THE APPRAISAL The purpose of this appraisal is to estimate Market Value, as of August 16 , 1974, of the subject property. Market Value is defined as: "The highest price estimated in terms of money which a property will bring if exposed for sale in the open market, allowing a reasonable time to find a purchaser who buys with knowledge of all the uses to which it is adapted and for which it is capable of being used , and neither the buyer nor seller acting under compulsion. " Property Rights Appraised - the unencumbered fee simple title. LEGAL DESCRIPTION Lots 1 , 2 , 3 , 4, and 5 Cranford Subdivision, Block 162 , City of Greeley, Weld County, Colorado. AREA DATA The property is situated in Greeley, Colorado, the county seat of Weld County. It is therefore 52 miles north of Denver, the capital city of Colorado, and 51 miles south of Cheyenne, the capital city of Wyoming. The elevation is 4,637 feet above sea level. The county ranks among the top ten in the United States for most all types of agricultural production, and for cattle and other types of livestock feeding enterprises. Census figures show Greeley had a population of 20 ,354 in 1950, 26, 314 in 1960, and 38 ,902 in 1970 . The current estimate is 53, 000 . Electricity, natural gas, coal and domestic water are in abundant supply and available from good, well-established utility companies. Greeley is situated within a good network of transportation facilities. A four-lane limited access highway (U.S. 485) connects Greeley with Denver and Cheyenne. A four-lane bypass of east-west U. S. Highway #34 passes by Greeley providing easy access to the Loveland-Fort Collins-Rocky Mountain National Park area westward and to Fort Morgan and eastern Colorado. The main line of the Union Pacific Railroad passes through the eastern part of Greeley which is a stop on the Amtrak passenger train system , as well as being a major freight terminal. Daily bus service is provided to Denver, Cheyenne, and other neighboring towns. The well-established Greeley Municipal Airport lies two miles east of the city and is primarily used for private planes . Stapleton International Airport at Denver is a one-hour drive from Greeley and provides service by eight major airlines. Educational facilities are exceptional and significant to both the commu- nity and the area. The University of Northern Colorado, with approximately 10 , 500 students , is a major factor in the local economy. Aims College, es- tablished in 1967, is designed and oriented to education in occupational and vocational fields. The enrollment is approximately 3 , 100 students . Colorado State University, located at Fort Collins 30 miles northwesterly from Greeley has an enrollment of approximately 17 ,000 students. The University of Colo- rado located at Boulder, 50 miles southwesterly from Greeley, has an enroll- ment of approximately 19 ,000 students. There are three high schools, three junior high schools and nine elementary schools in Greeley. Health facilities are abundant. Weld County General Hospital, pro- viding a 351 bed capacity, is one of the most modern hospitals in the area. In addition, there is an Osteopathic Hospital facility with 35 beds and several nursing homes and medical clinics. Population expanded in Greeley at an average annual growth rate of 4.1% between 1950 and 1970 . An anticipated rate of 3 .8% is projected for the years 1970 to 1990 in the Greeley Comprehensive Plan Phase I. The 1970 to 1975 rate of 4 .1% is used to continue present trends based on current industrial activity. This results in the doubling of the 1970 popu- lation in the ensuing 20 years. From the standpoint of real estate investment, the Greeley area is one of the most desirable in the State of Colorado. It is stable, with a healthy rate of growth. The economy is well diversified between industry, agriculture, education and governmental offices. The Colorado State Planning Office fore- casts that population growth in the future will be at least as much as the 1 ,700 people per annum who migrated to the county between 1960 and 1970. The growth has been primarily in westerly and southerly directions. Until the past two years the annexations have been mostly for residential L � - 3 - use with some commercial strip development along West Tenth Street, and about 205 acres for industrial subdivisions on the eastern edge of the city. In the past few years there has been a significant amount of acreage annexed for mobile home parks and shopping center development. It is significant to note that the present city area covers around 6,876 acres, with approximately 18% of this occurring in the last two years, or 9% per year, an average of nearly 600 acres per year. Although Greeley is basically an economic center for agricultural enter- prises, it is enjoying considerable growth due to industries other than those related to agriculture. Growth of industrial, commercial, and residential areas of Greeley has generally been constant and of good quality. NEIGHBORHOOD DATA The subject is located approximately five blocks south of the central business district of the City of Greeley. The neighborhood may be described as a 15 block area bounded on the north by 11th Street, the east by 8th Avenue, the south by 16th Street, and the west by 11th Avenue. Of the 15 block area, approximately 11 blocks are zoned B-1 Business District, one block B-3 Local Business District and the remaining three blocks, R-4 Transitional District. This is an old residential district which was improved mainly with single family frame residences built between 1900 and 1925 . During the past ten years , this I area has seen many changes from single family residential use to higher uses such as apartments, office-professional, and commercial uses. The older commerH cial or business uses are located along the 8th Avenue and the 16th Street front- ages. This neighborhood is situated between the main central or downtown business area to the north and the University of Northern Colorado campus to the south. The continued population expansion in the Greeley area during the past several years plus the higher cost of land in the central business district has created a demand for the older adjacent residential areas to establish new sites for business and residential income type developments. Some of the older, more I substantial residences on small sites are being remodeled for higher use such as apartments or office use. In several instances larger sites are required for business development and in order to accumulate plottage , the developer or pur- chaser has to assemble from two to five single family residences which are subsequently demolished to make way for new construction of larger business type improvements . This situation occurred at the southwest corner of 13th Street and 10th Avenue where a new high rise senior citizen's apartment building is just being completed . The northwest corner of 13th Street and 10th Avenue is presently under contract as a site for a new savings and loan facility. There is also an assemblage of several old houses at the northeast corner of 13th Street and 9th Avenue for anticipated future development. Another recent accumulation of plottage for business use , is located on the west side of 9th Avenue north of 12th Street. There are many recent real estate transfers in this neighborhood with most purchases for the location of the site only and attribu- ting very little or no value to the existing improvements. Approximately 70% of this block area is currently in the process of developing to a higher use. This neighborhood has good accessibility. 8th Avenue and 11th Avenue are main north - south traffic arteries and 13th Street and 16th Street are main east - west streets. 13th Street and 16th Street provide direct access to the U . S. Highway #85 ByPass located six blocks to the east of 8th Avenue; 9th and 10th Streets just one and two blocks further north carry Business U . S. Highway #34 traffic through the city. 8th and 11th Avenues join U. S. High- way #85 ByPass at the north edge of the city limits of Greeley and join with U. S. Highway #34 ByPass at the south city limits. Ninth and Tenth Streets, just north of the district, from 7th Avenue west to 23rd Avenue, have recently been converted to one way traffic. Ninth Street carries traffic west and 10th Street - east. It is presently proposed to make 11th Avenue and 10th Avenue into one way streets, north and south bound . Therefore, if this change should become reality, the subject location with frontage on 11th Avenue will have an increase in traffic flow. SITE DESCRIPTION The site has 250 feet of frontage along the east side of 11th Avenue and 191 feet of frontage along the north side of 16th Street. It is six blocks south and two blocks west of the central business core, and one-half block northwest of the northwest corner of the "old" University of Northern Colorado campus. It is four blocks north of the new campus. The site contains 47 ,750 square feet. The topography is nearly flat with a slight slope from south to north and it is generally one to two feet above surrounding alley and street grades. Surface and sub-surface drainage are apparently adequate for normal building improvements. Soils are apparently adequate and proper for normal construction. - 5 - Accessibility is excellent via 11th Avenue north and south - a principal traffic thoroughfare for the center portion of the city, and 16th Street, another principal east-west thoroughfare. Eighth, Ninth and Tenth Avenues are also relatively heavy north-south traffic routes and are situated only one-half to two blocks to the east. All normal public utilities are available, connected and have been in use at the site. Zoning The subject site is zoned B-3, Local Business District. Permitted use groups are shown by Exhibit A in the Addenda of this report which is an excerpt from the Zoning Ordinance for the City of Greeley. This zoning permits most common and ordinary retail and commercial type developments including hospi- tals, nursing homes, rest homes, medical and dental clinics, laboratories, barber shops, beauty parlors, numerous other shops and laundry and dry clean- ing outlets, general offices , banks, savings and loans , professional adminis- trative and business offices, and retail establishments for the purpose of selling convenience and hard goods in retail outlets, indoors such as supermarkets, restaurants, drugstores, wearing apparel shops, hardware stores, variety stores , furniture stores, gasoline service stations, kennels and animal hospitals which are enclosed. Multi-family and group residences are not permitted under this zoning which would be somewhat contrary to surrounding developments and probably a change could be acquired for multi-family use. Several uses normally con- sidered permitted within a business zoning which are restricted in this particu- lar district are commercial amusements establishments, such as bowling alleys, dance halls, pool halls, night clubs, and theaters. Also not permitted are motels, hotels and rest homes, as well as business uses which require large outdoor areas of display of merchandise such as farm implement sales, green- houses, automobile and truck sales, drive-in restaurants, mobile home sales, and so forth. Repair shops consisting of buildings used for the repair or servicing of appliances and equipment such as plumbing shops, electrical shops, sheet metal shops, and automobile garages are not permitted. By a rather unique insert in the zoning code , off-street parking is not required in the area bounded by the Union Pacific Railroad tracks on the east, by 16th Street on the south, by 11th Avenue on the west, and by 5th Street on the north. Subj ect is within this area. However, it would seem practical that most commercial developments would include some off-street parking on the site. The lack of this requirement does permit some latitude in the type of development.') • - F - There are no minimum side yard , front yard, or rear yard restrictions apparently applicable to this zoning district. It is interesting to note that this particular B-3 , Local Business District zoning occupies the smallest combined area within the city limits. There are only four very small areas of this type zoning scattered throughout the entire city. One is a small commercial development occupying this type zoning on the west side of 14th Avenue at its intersection with 5th Street. Another is at the northeast corner of 23rd Avenue and the U. S. Highway #34 ByPass , or 28th Street. A third is from about 31st Street Road to 33rd Street along the west side of 17th Avenue and the fourth is the subject location being about one half block deep - north from 16th Street and stretching from the alley be- tween 12th Avenue east to 9th Avenue. • L DESCRIPTION OF IMPROVEMENTS The improvements consist of an older brick building approximately 60 years of age . The south wing consists of two stories and a basement; the north wing is three stories and no basement. The structure is exceptionally well built compared to today's standards . The foundation and exterior walls are brick and concrete approximately 18 inches thick, windows are heavy wood frame with plate glass, roof is raised and constructed of heavy wood decking covered with heavy asbestos tile shingles. The rear or east side of each wing has iron exterior stairways or fire escapes from the ground to the top floor level. Windows on the south and west have metal awnings. There are gutters and downspouts completely around the perimeter of the building. A separate boiler room and two garage type buildings are located on the ground level between the south and north wings . A large covered patio is located at the entry along the 11th Avenue frontage . The 16th Street entrance consists of a raised horizontal wood siding enclosed hall. The interior construction consists of concrete floors with asphalt tile covering, painted plaster walls and ceilings. The interior floor plan or room partitioning is mostly the same as originally designed for hospital use and more recently in the north wing, for a nursing home use. The south wing's most recent use has been for the County Welfare Department with some minor alterations made for office use. Each floor level has two main restroom areas with numerous bathroom fixtures. The majority of the rooms on each level have separate plumbing fixtures which would include toilets and sinks. The building is heated by circulating hot water piped to old style radiators in each room. The water is heated by gas fired boilers centrally located in the boiler room and then circulated throughout the building. There are two interior ele- vators and stairwell areas located in the north and south wings. The basement is under the south wing and is almost completely finished with partitioned rooms similar to the upper floors. Site Improvements The exterior site improvements consist of well landscaped lawn area at the south and west sides of the building including underground sprinklers, well trimmed hedges along the west sidewalk and numerous small shrubs next to the building and the interior walk areas plus five large shade trees approximately 50 to 60 feet in height. The property along its easterly boundary fronts on a paved alley with some minor paved parking spaces. On the north side of the building is an entrance from 11th Avenue which is partly paved with concrete and some gravel area to the alley and the east edge of the property. This also includes some unpaved parking on the north boundary. - R - HIGHEST AND BEST USE Highest and Best Use is defined as the most profitable likely use, within the realm of reasonable probability, to which a property can be put or adapted , and for which there is a current market. The Highest and Best Use of the subject site is considered to be its potential for commercial or business development. There is considerable discussion concerning the zoning and permitted uses under that heading in a previous portion of this report. The site has excellent accessibility and exposure to fairly heavy concentrations of traffic. The University of Northern Colorado is one of the principal economic bases of the city, and the campus is the center of activity for over 10, 000 students, plus staff, during the normal school year. Although recent shopping center developments have been south of the University, and west of the central business district, the central busi- ness core will continue to attract a great deal of the retail and business activities, and the subject location is convenient to much of this movement. The existing improvements are considered of little or no value other than for salvage materials. The building is basically very sound. The foundation, walls and roof - as well as most of the basic floors and interior partitions are well constructed and although 50 or 60 years or age, they are solid. Never- theless, the plumbing, electrical and mechanical features are obsolete. In- terior decoration and finish is largely in poor condition. It is difficult to conceive of uses to which the building could be put which would justify the renovating and remodeling necessary. Therefore the existing building is not considered to be an improvement which will develop the Highest and Best Use of the site and is considered to be a detriment to the land value. - Q - ASSESSED VALUATION AND TAXES The property has been in the ownership of the county for a number of years and therefore is exempt from the tax rolls. A cursory assessed value has been established as follows: Land - $ 4, 550 Improvements - $96, 000 Total - $100, 550 These figures are not considered to, in any way, suggest current values for either the land or improvements . EVALUATION In the valuation of real estate, there are three commonly accepted approaches to value. These include the Cost Approach, the Income Approach and the Market Data Approach. The Income Approach to value converts net income, imputable to the real estate, into an indication of property value by the use of a capitalization rate or factor. After establishing economic gross income, allowance for va- cancy and all operating expenses are deducted , resulting in the estimate of net income . This is then capitalized to a value conclusion, based on net earnings. The Cost Approach establishes current fair market value of the land , as if unimproved , plus current reproduction cost new of all building improvements, less accrued depreciation. For appraisal purposes, accrued depreciation is defined as the difference between current cost and present value . The Market Data Approach compares and relates the property under study to other similar properties which have sold in the general area, in re- cent years. This approach is considered to be the most reliable when ample market data is available . It has been the primary basis for valuation in this appraisal, since there are an abundance of comparable land sales available for analysis. The Cost Approach has not been applied because of the absence of build- ing improvements that have contributory value. The old structure is considered _ 1 !� - completely obsolete although physically many components are sound . The Income Approach has not been utilized because the existing building does not represent the eventual Highest and Best Use of the land and because there is virtually no relationship between land value and net income from the present improvement. In the application of the Market Data Approach over 30 land sales and listings were originally taken into consideration. The 26 described to be the most helpful in this analysis are listed on a three page tabulation included as Exhibit C in the Addenda of this report. Their relative location, size, and shape is shown on Exhibit D which is identified as a Comparable Sales Map. The sales were selected because of their comparability of value factors such as location, size, date of sale, and potential use. Copies of recorded instru- ments were obtained and the sale properties were physically inspected . So far as possible terms and conditions of sale were verified with buyer, seller, agent, or others having first hand knowledge of the transactions. In analyzing the land values for this general neighborhood , there are some generalizations which can be noted . Location: The location most similar is considered that neighborhood between the central business district and the University of Northern Colorado campus and including business zoning. Frontages on 16th Street or 11th Ave- nue were considered an important locational factor. However, there was a notable shortage of land transactions along these thoroughfares, especially 16th Street. Locations in the other small, outlying areas zoned as B-3 dis- tricts were also noted . Size of Tract: In estimating land values the size of a tract being appraised, as compared to sales in the market place, is an important consideration. Gen- erally, the smaller the parcel of land , the higher the unit price, and conversely - the larger the tract, the lower the unit price or price per square foot. This is usually due to the fact that smaller tracts are in greater demand and within the means of more prospective purchasers, while the larger tracts have a wholesale aspect and require greater financing capacity, equity investment, expense, and time to develop. However, the market study suggests premiums or at least higher bracket unit values have been paid for assemblages or a plottage which usually involves one purchaser for several adjoining smaller tracts. Subject is one of the larger tracts of good size and shape similar to the assemblages that have been taking place in the market, and therefore those transactions in- volving plottages and large areas will be given the most consideration. - 11 _ Accessibility and Traffic Exposure: Considerable has been said previ- ously about the good location on busy thoroughfares and exposure to traffic with the potential of a one-way street increasing traffic past this site in the future . The Market Analysis suggests higher values for corner influence - especially along such thoroughfares as 13th Street, 8th Avenue, and 11th Avenue. This is also true of 9th and 10th Avenues as the properties are situ- ated nearer the central business district. Potential Use: This factor is again influenced by the zoning and intended or potential use of the assemblages and purchases of older residential proper- ties within the business zoned areas . Most of the sales have been for intended development of business uses and the subject site could generally be substitu- ted for the uses intended on many of the transactions and assemblages. Terms and Conditions of Sale: This factor has not been a predominant influence to most of the transactions . Cash or a large down payment has been involved in most instances. Date of Sale: The date of the comparable sale is important in estimating present or current land values. This is not only because of cycles in land prices being paid within the local economy, but also because of the inflation- ary trend affecting the value of the dollar in recent years. This is also a particularly important factor because of the transition in land use within the immediate neighborhood , primarily from residential to business and commercial. The tabulation of comparable land sales includes transactions which have taken place within the period January, 1971 to almost a current date. In fact, one of the principal and most comparable Sales (Sale No. 1) will actually close subsequent to this appraisal. The sales involved land areas ranging from 4, 675 square feet to 38,000 square feet, and the unit prices ranged from $1 .59 per square foot to $13 .16 per square foot. The arithmetic mean or simply the familiar average, sales price per square foot of land , including a slight contri- bution by buildings in two of the sales, is $3 .80 . The median is $3 .45 . The sales have been arranged in a reversed chronological order except for one or two instances, and it is interesting to note that the majority of the sales in the 1971 and 1972 period are in the $2 .00 to $3.00 bracket, while the more re- cent sales in late 1973 and 1974 are predominately in the $4.00 to $5 .00 bracket. The sales considered most comparable are No. 1 , No. 7 , the assemblage of No. 's 9 through 12, No. 15 , and the assemblage of No. 's 22 through 25 . Sale No. 15 is also a large site . The price of $3 .07 per square foot requires an upward adjustment for date - the sale took place nearly 14 years ago, and for shape . Part of the sale site is relatively narrow and corner in- fluence is diminished . Although the location is nearer the central business district, the traffic exposure is less. The assemblage of Sales No. 's 22 through 25 at $4. 60 per square foot includes the relatively high figure paid for Sale No. 22 . That sale is obviously considerably higher than the general average or median price being paid for that type property. Nevertheless, the assemblage cost suggests the value of a well located corner site of adequate size for numerous types of use and development. Adjusting down for the one unusual sale and up for the busier side street intersection, again suggests a value between $4.00 and $4.50 per square foot. As a result of all of these considerations, value of the subject land is estimated to be $4.50 per square foot. 47 , 750 sq. ft. @ $4.50 per sq. ft. = $214,875 Demolition Costs It has previously been explained that the existing buildings are considered completely obsolete and a detriment to the site. Mr. Richard Prouty, owner of the Weld County Demolition Services , was contacted and asked to give a bid on the cost of demolition of the improvements from the site . His estimate and response to this request provided the following figures: Without salvage -- that is, the owner of the property would have the rights to any salvagable material from the existing improve- ments. Mr. Prouty would demolish and remove the improvements at a cost of $24,500 With salvage -- with Mr. Prouty having the right to any salvagable materials on the property, he would remove all materials and leave a "dirt" hole - no fill material in the current basement excavation at a cost of $21 ,400 The latter figure is considered applicable to this evaluation. Therefore, current value of the property, as is, is estimated to be: Land Value - $214, 875 Less Demolition Costs - $ 21 ,400 Current Value - $193 ,475 Rounded to - $193,500 - 13 - CONTINGENT AND LIMITING CONDITIONS This appraisal is subject to the following assumptions and limiting conditions: 1 . The maps and pictures are included with this report to assist the reader in visualizing the property. The legal description contained herein is approximate for identification purposes, no survey has been made by this appraiser. 2 . I assume no responsibility for matters of a legal character nor do I render any opinion as to the title. 3 . It is assumed that the title is merchantable, the property free and clear of liens and encumbrances, under responsible ownership and competent management. 4. The information furnished me by others is believed to be reliable, but I assume no responsibility for its accuracy. 5 . This report is to be considered in its entirety, the distribution of value between the land and improvements applies only under the existing program of utilization, it should not be used in conjunction with any other appraisal and is invalid if so used . 6. Neither all nor any part of the contents of this report shall be con- veyed to the public through advertising, public relations, news, sales, or other media, without the written consent and approval of the author, particularly as to valuation conclusions, the identity of the appraiser or firm with which he is connected, or any reference to the American Institute of Real Estate Appraisers, or to the M.A.I . designation. - 14 - CERTIFICATION OF VALUE I, the undersigned, hereby certify that I have carefully inspected the property which is the subject of this appraisal and have carefully considered all elements affecting the value thereof. I further certify that I have no present or contemplated future interest in the property appraised and that my compensation for making this appraisal is not in any manner contingent upon the amount of value reported. After consideration of all of the foregoing, I have arrived at an esti- mated Market Value of the subject property, as of August 16, 1974, to be: ONE HUNDRED NINETY-THREE THOUSAND FIVE HUNDRED AND NO/100 DOLLARS • ($193,500.00) ,e(fre-s',/ J,i Robert J. Mitchell, M.A. I. - 15 - QUALIFICATIONS OF ROBERT J. MITCHELL Education B.S. Degree in Civil Engineering, Colorado State University, 1949. Several Real Estate Certificate Courses, University of Colorado Extension Div. Numerous Appraisal Seminars. Instructor - American Institute of Real Estate Appraisers Rural Properties Appraisal Course III and Grazing Lands and Ranches, Course V; Introduction to Real Estate Appraisal & Advanced Appraisal, Univ. of Colo. Extension Division. Memberships American Institute of Real Estate Appraisers (M.A.I.) , Past President of Colorado Chapter; Member, National Rural Property Examination and Technical Committees. Senior Real Property Appraiser in Society of Real Estate Appraisers (S.R.P.A.) . American Right of Way Association. Greeley Board of Realtors (past president) , Colorado and National Association of Real Estate Boards. American Society of Farm Managers and Rural Appraisers - Colorado and National. _Professional Experience Licensed Real Estate Appraiser, State of Nebraska. Licensed Real Estate Broker, States of Colorado and Nebraska. Nine and one-half years as an Engineer Appraiser for Federal Land Bank of Wichita. Since 1958 - Independent Appraiser in general real estate appraisal practice, making appraisals throughout Colorado, as well as portions of Nebraska, New Mexico and Wyoming. Typical Clients Individuals , Attorneys, Banks: First National of Greeley, Greeley Institutions & Corporations National, First National of Denver, Churches, School Districts Colorado National of Denver, United Real Estate Developers Bank of Denver, Bank of Tulsa University of Northern Colorado State Agencies: Colo. , Wyo. , & Nebraska Mortgage Guaranty Insurance Corp. Dept's. of Hwys. , Colo. Game & Fish Public Service Company Federal Agencies: Veterans Administration, Great Western United Company General Services Administration, Mountain States Telephone Company National Bureau of Standards, Forest Eastman Kodak Company Service, Army Corps of Engineers, Panhandle Eastern Pipe Line Company Department of Justice, National Park Oil Companies (Texaco, Humble, Service, Bureau of Land Management, Conoco) Bureau of Sport Fisheries & Wildlife, Municipalities: Greeley, Loveland, Internal Revenue Service Brush, Fort Collins, and others Qualified as an expert witness in several Federal, State and District Courts. - 16 - • Sec. 23-21. -3, ioca: business district. (a) Permitted use groups:* (10) Community facilities, noncommercial (12) Community facilities, semi-public (15) Treatment of humans, unrestrained • (19) Personal service establishments (20) Office and financial uses (23) Service establishments, public (25) Retail establishments, intensive (33), (34), (35), (37), and (41) accessory buildings and uses. • • • • • • • • • • Exhibit A W LO CO Ln N. O CO N. O COO N r-I o O) CO In N CO In C7) O O Ln Lc) d• • •• 'O M n d•▪ d L • ' c N M M M a. )• O• C• C•] I-1 < v) {h- <O V} v} v} v} v> 0} v} v) U 0 L'• G+.. O Ln O Ln O co d• C) in Ln In Ln < • O N in L\ O Ol CO to N. N N. N 'a O) O CO LO CO O CO N N LO LO O r-I 21• C. CO O) Ln (7) 4 Ln o r Or 'Cr CO Co N. ,..] co .-t .ti CO rr w to O o 0 0 o O O O O O O o O. m o O O O o o o O O O 0 0 .(I) ti O O O o o O O O in N Ln CO op Ch (C h. O O O O co O O co CJ O O N- N O LO cr to (1. Ln Ln N V• Q' CO 'cT to N CO CO N co .-I r i <0- {/D v} v> co- v) .r./). 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