HomeMy WebLinkAbout20192000RESOLUTION
RE: APPROVE, IN -PART, PETITION FOR ABATEMENT OR REFUND OF TAXES FOR
ACCOUNT NUMBER R8950275 - LINCOLN PARK HOTEL, LLC
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners of Weld County, State of Colorado, at a
duly and lawfully called regular meeting held on the 29th day of May, 2019, at which meeting
there were present the following members: Chair Barbara Kirkmeyer, and Commissioners
Mike Freeman, Sean P. Conway, Scott K. James, and Steve Moreno, and
WHEREAS, notice of such meeting and an opportunity to be present has been given to
the taxpayer and the Assessor of said County, with said Assessor, Brenda Dones, being present,
and taxpayer, Lincoln Park Hotel, LLC, being present, and
WHEREAS, the Board of County Commissioners has carefully considered the attached
petition, and is fully advised in relation thereto.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the Board concurs with the recommendation of the Assessor and the
petition be, and hereby is, approved, in -part, and an abatement or refund be allowed as follows:
CORRECTION
TO ASSESSED
VALUATION
ABATEMENT
OR REFUND
TAX
YEAR
$3,175,500.00
$406,661.76
2018
oS/3O/ ►9
GC.:aSR(e.oru 1IOK«L),
GG C K(n), Q,PPL
OCof(-7/19
2019-2000
AS0102
TAX ABATEMENT PETITION — LINCOLN PARK HOTEL, LLC
PAGE 2
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 29th day of May, A.D., 2019.
BOARD OF COUNTY COMMISSIONERS
WD COUNTY, COLO'ADO
ATTEST:
Weld Coun y -h o--444.
bara Kirkmeyer, Ch: it
Mike Freeman, Pro-Tem
Date of signature: 5!3(c) tG
2019-2000
AS0102
CY0 Ouy
PETITION FOR ABATEMENT OR REFUND OF TAXES
County: WELD COUNTY Date Received
Section I: Petitioner, please complete Section I only.
Date: MARCH 07 2019
Month Day Year
Petitioner's Name: Lincoln Park Hotel, LLC.
Petitioner's Mailing Address: 420 S'xth Avenue
Greeley
City or Town
SCHEDULE OR PARCEL NUMBER(S)
R8950275 / 096105309001
CO
State
(Use Assessor's or Commissions ED
80631
Zip Code
MAR 072019
WELD COUNTY ASSESSOR
GREELEY, COLORADO
PROPERTY ADDRESS OR LEGAL DESCRIPTION OF PROPERTY
919 7th Street, Greeley. CO 80631
RECEIVED
MAY 0 2 2019
WELD COUNTY
MISSI0NERS
Petitioner requests an abatement or refund of the appropriate taxes and states that the taxes assessed against the
above property for the property tax year $494,628.70 are incorrect for the following reasons: (Briefly describe why
the taxes have been levied erroneously or illegally, whether due to erroneous valuation, irregularity in levying,
clerical error, or overvaluation. Attach additional sheets if necessary.) r- I1E3
Ems'`` c:.i
LICE/5
Petitioner's estimate of value: $ $7,496,088 ( 2018)
Value Year
I declare, under penalty of perjury in the second degree, that this petition, together with any accompanying exhibits
or statements, has been preparexamined by me, and to the best of my knowledge;.information, and belief, is
true, correct, and e.
Petitioner's Signature
Daytime Phone Number (
Email
By Daytime Phone Number (
Agent's Signature*
Printed Name:
Email
*Letter of agency must be attached when petition is submitted by an agent.
If the Board of County Commissioners, pursuant to § 39-10-114(1), C.R.S., or :he Property Tax Administrator, pursuant to § 39-2-116, C.R.S.,
denies the petition for refund or abatement of taxes in whole or in part, the Petitioner may appeal to the Board of Assessment Appeals pursuant
to the provisions of § 39-2-125, C.R.S., within thirty days of the entry of any such decision, § 39-10-114.5(1), C.R.S.
Section II:
Actual
Assessor's Recommendation
(For Assessor's Use Only)
Tax Year 201
Assessed
Tax
Original Ij f\ 17.11--6.dh r 1 S-03C110Db DJ,3143. I0 CJ)
Corrected 10 qS:60 n t `-t5.5oo -co a-riccic 1 Gy —.4
Abate/Refund
r
I I .1 , 4c,6D 4(-2-!` 410 (1)\ L_irl. "nil CO m
0
Assessor recommends approval as outlined above.
pp Cr)
O
If the request for abatement is based upon the grounds of overvaluation, no abatement or refund of taxes shall be made if an objection or prfgst
to such valuation has been filed and a Notice of Determination has been mailed to the taxpayer, § 39-10-114(1)(a)(l)(D), C.R.S.
Tax year: Protest? El No O Yes (If a protest was filed, please attach a copy of the NOD.)
C7
0
Assessor recommends denial for the following reason(s):
15-DPT-AR No. 920-66/17
7,
0
FOR ASSESSORS AND COUNTY COMMISSIONERS USE ONLY
(Section III or Section IV must be completed)
Every petition for abatement or refund filed pursuant to § 39-10-114. CRS shall be acted upon pursuant to the provisions of this section by the
Board of County Commissioners or the Assessor, as appropriate, within six months of the date of filing such petition, § 39-1-113(1.7), C.R.S.
Section III: Written Mutual Agreement of Assessor and Petitioner
(Only for abatements up to $10,000)
The Commissioners of County authorize the Assessor by Resolution No.
to review petitions for abatement or refund and to settle by written mutual agreement any such petition for
abatement or refund in an amount of $10,000 or less per tract, parcel, or lot of land or per schedule of personal
property, in accordance with § 39-1-113(1.5), C.R.S.
The Assessor and Petitioner mutually agree to the values and tax abatement/refund of:
Tax Year
Original
Corrected
Abate/Refund
Actual
Assessed Tax
Note: The total tax amount does not include accrued interest, penalties, and fees associated with late and/or delinquent tax payments, if
applicable Please contact the County Treasurer for full payment information
Petitioner's Signature Date
Assessor's or Deputy Assessor's Signature Date
Section IV:
Decision of the County Commissioners
(Must be completed if Section III does not apply)
WHEREAS. the County Commissioners of County, State of Colorado, at a duly and lawfully
called regular meeting held on / / , at which meeting there were present the following members:
Month Day Year
with notice of such meeting and an opportunity to be present having been given to the Petitioner and the Assessor
of said County and Assessor (being present --not present) and
Name
Petitioner I being present --not present), and WHEREAS, the said
Name
County Commissioners have carefully considered the within petition, and are fully advised in relation thereto,
NOW BE IT RESOLVED that the Board (agrees --does not agree) with the recommendation of the Assessor,
and that the petition be (approved --approved in part -;denied) with an abatement/refund as follows:
Year
Assessed Value Taxes ' bate/Refund
Chairperson of the Board of County Commissioners' Signature
County Clerk and Ex -Officio Clerk of the Board of County Commissioners
in and for the aforementioned county, do hereby certify that the above and foregoing order is truly copied from the
record of the proceedings of the Board of County Commissioners.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County
this day of
Month Year
County Clerk's or Deputy County Clerk's Signature
Note: Abatements greate' than $10.000 per schedule, per year, must be submitted in duplicate to the Property Tax Administrator for review
Section V:
Action of the Property Tax Administrator
(For all abatements greater than $10,000)
ction of the Board of County C
Approved ■ Approved in part $
Secretary's Si. attire
SIO
ela iv- to this petiti..�, is hereb
De -d or the fo
g reaso 1 s
Propej ax Administrator's Signature ate
15-DPT-AR No. 920-66/
4/18/2019
Attn: Brenda Dones
RE: 2018 Abatement received 3/7/2019
R8950275
Lincoln Park Hotel LLC
919 7th St
Greeley, CO
2018 Assessors Value $26,917,145 - $184,364 per room ($210.20 per square feet)
SUBJECT:
The subject property is a 146 -room full -service hotel with conference facility located at 919 7th St,
Greeley Co.
The subject was built in 2016 and has a total of 128,054 square feet. The property contains 102,856
square feet of hotel space on six floors and 25,198 sf of conference space. The subject sits on land
leased from the City of Greeley therefore this valuation is for the improvement only.
Cost Approach:
The subject is a 128,054 square foot, Class B construction, Good quality full -service hotel built in 2016.
It contains 102,856 square feet of hotel space and 25,198 square feet of conference space. Using the
Marshall Swift cost manual, the cost value calculates to $209.73 square foot or $26,856,190, plus
$39,890 in add-on's (the swimming pool). No depreciation is deducted from this value due to the age of
the improvement. This creates a total cost value of $26,917,145 or $184,364 per room ($210.20 per
square foot.)
Since the subject is located on land that is owned by the City of Greeley, there is no land value or
additional site improvements such as concrete or asphalt.
Market Approach:
A search for comparable sales was conducted along the front -range of Colorado. The subject is a hybrid
of a full -service hotel and convention center hotel. It does not have the room count of most convention
center hotels but has a larger conference center space than the typical full -service hotel.
Four sales were identified in the data collection period to provide a range of value:
A conference center hotel sold in downtown Colorado Springs on 10/27/2015 for $23,509,000. This
hotel consisted of 290 rooms and 27,500 square feet of conference space. This was a REO sale and sold
for $81,065.00 per room ($102.85 per square foot.)
A conference center hotel sold off 1-225 in Aurora on 3/23/2016 for $14,800,000.00. This hotel has 248
rooms and 13,500 square feet of conference space and had above typical deferred maintenance. It sold
for $59,677.00 per room ($78.92 per square foot.)
A full -service hotel sold in the Denver Tech Center on 5/26/2013 for $27,900,000.00. This hotel consists
of 180 rooms and only 4,040 sf of meeting space. This sold for $155,000.00 per room ($263.79 per
square foot.)
A full -service hotel sold in Littleton on 2/10/2015 for $16,200,000.00. This hotel consists of 118 rooms
and only 1,300 square feet of meeting space. This sold for $137,288.00 per room ($250.00 per square
foot.)
It should be noted that hotels with more rooms and conference space sell for a lower price per room
than full service hotels. Therefore, after considering adjustments for price per room, location in Denver
metro and Colorado Springs area, access to arterial roads, visibility, the type of hotel, and the value of
the land, the adjusted range of value per room is between $60,000 and $87,000.
Income Approach:
This hotel opened in 2017 so actual income data was not available during the 2015-2016 data collection
period. Therefore, the Assessor's office reviewed market income data regarding occupancy rates in the
City of Greeley for the 2015-2016 base period and a typical daily room rate for this hotel. It was
determined that the typical occupancy rate was 72% and the typical average daily room rate was
$117.00. Including additional market revenues from the restaurant and conference center results in a
total market income of $6,413,071. Market expenses total $5,157,032 which creates a net operating
income of $1,263,375. A loaded effective cap rate of 11.55% was used to determine a total value of
$10,941,300 or approximately $75,000 per room.
Reconciliation and Summary:
The subject sits on land owned by the City of Greeley. All the comparables used in this report include
land value that must be considered when determining the final value of the subject. The cost approach
was developed but does not represent what the property would sell for on an open market. Hotels are
purchased based on the income they generate and the cost has little bearing on an investment decision.
The market approach was developed but significant adjustments were made to the comparables to
reflect differences in location and size. The income approach carries the most weight because the data
used was based on local data. Therefore, the value of $75,000 per room ($85.51 per square foot) or
$10,950,000 is the recommended value for the subject.
4
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Floor 6
14,565 sf
28 Rooms
53'
6r
5/2/2019
Property Report
Weld County
PROPERTY PORTAL
Property Information (970) 400-3650
Technical Support (970) 400-4357
Account: R8950275
May 2, 2019
r
Account
Parcel
Space
Type
Account
Tax
Year
!
i
Buildings
Actual
Value
Assessed
Value
R8950275
096105309001
Commercial
2019
1
1
9,173,236
2.660.240
-
Legal
IMP ONLY (ALL BLOCK 36 / CITY HALL)
Subdivision
Block
r
Lot
Land
Economic Area
GREELEY
CITY
36
--I
Property
Address
Property
City
Zip
Section
Township
Range
g
919
7TH
ST
GREELEY
05
05
a-
65
Account
Owner
Name
Address
R8950275
LINCOLN
HOTEL
LLC
PARK
C/O
GREELEY,
CO
REAGAN
806312332
420
6TH
AVE
TYLER
No documents found.
Building 1
https://propertyreport.co.weld.co.us/?account=R8950275 1 4
5/2/2019 Property Report
AccountNo
Building ID
Occupancy
R8950275
1
Hospitality
ID
Type
NBHD
Occupancy
Complete
Bedrooms
Baths
Rooms
1
Commercial
6907
Hospitality
100
0
147
ID
ExteriorRoof
Cover
Interior
HVAC
Perimeter
Units
Unit
Make
1
Flat
Warm
and
Cool
Air
Zone
4515
0 -
ID
Square
Ft
Condo
SF
Total
Basement
SF
Finished
Basement
SF
Garage
SF
Carport
SF
Balcony
SF
Porch
SF
1
128,054
0
0
0
0
0
0
0
Built As Details for Building 1
ID
Built As
Square
Ft
Year
Built
Stories
Length
Width
1 00
Hotel - Full
Service
102,856
2016
6
0
0
100
Convention
Center
25,198
2016
1
0
0
Additional Details for Building 1
ID
Detail Type
Description
Units
1
Add On
Asphalt Average
1
1
Add On
Concrete Slab Average
1
1
Add On
Swimming Pool
530
https //propertyreport co weld co usPaccount=R8950275 2/4
5/2/2019 Property Report
Type
Code
Description
Actual
Value
Assessed
Value
Acres
Land
SqFt
Imp-ovement
2215
IMPROVEMENTS
LODGING-
9.173,236
2,660,240
0.000
0
Totals
-
-
9,173,236
2,660,240
0.000
0
Comparable sales for your Residential property
may be found using our SALES SEARCH TOOL
Tax
Area
District
ID
District
Name
Current
Levy
Mill
2689
0700
AIMS
JUNIOR
COLLEGE
6.305
2689
0802
DOWNTOWN
AUTHORITY
DEVELOPMENT
1
5.000
2689
•
0411
GREELEY
CITY
11.274
2689
1050
HIGH
PLAINS
LIBRARY
3.252
2689
0301
NORTHERN
(NCW)
COLORADO
WATER
$
1.000
H
2689
0206
SCHOOL
DIST
#6-GREELEY
I
45.954
2689
0100
WELD
COUNTY
15.038
Total
-
-
87.823
https://propertyreport.co.weld.co.us/?account=R8950275 3/4
5/2/2019 Property Report
Building 1
Page 1
Building 1
Page 5
Building 1
Page 2
Building 1
Page 6
Building 1
Page 3
Building 1
Page 4
Copyright o 2019 Weld County, Colorado. All rights reserved.
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https://propertyreport.co.weld.co.us/?account=R8950275 4/4
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Tax Abatement Petition R8950275
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CLERK TO THE BOARD
May 3, 2019
PHONE: (970) 400-4225
FAX: (970) 336-7233
1150 O STREET
P.O. BOX 758
GREELEY, COLORADO 80632
www.weldgov.com
ATTN: TYLER REAGAN
LINCOLN PARK HOTEL, LLC
420 6TH AVENUE
GREELEY, CO 80631
RE: SCHEDULE NUMBER R8950275
Dear Property Owner:
This is to advise you that the Weld County Board of Commissioners will hear your petition for
abatement or refund of taxes on the property described as: 919 7th Street, Greeley, Colorado
80631. The meeting is scheduled for Wednesday, May 29, 2019, at 9:00 a.m., in the Chambers
of the Board of County Commissioners of Weld County, Colorado, Weld County Administration
Building, 1150 O Street, Assembly Room, Greeley, Colorado 80631.
The Assessor is recommending that the Board approve, in -part, your petition. You are not
required to be present at this hearing; however, this is your opportunity to have your position
heard, particularly if your position is opposed to the Assessor's recommendation. If you intend to
submit any documentation in support of your position for this hearing, all such documentation
must be submitted to the Office of the Clerk to the Board and to the Weld County Assessor's
Office at least seven calendar days prior to the meeting date in order for it to be considered at the
scheduled hearing.
If you have any questions concerning this matter, please do not hesitate to contact me at
(970) 400-4213.
Sincerely,
O_Q.,-,e., a r -
Chloe A. Rempel
Deputy Clerk to the Board
crempel@weldgov.com
cc: Weld County Assessor
WELD COUNTY PETITION FOR ABATEMENT OR REFUND OF
TAXES
CERTIFICATE OF MAILING
LAST
NAME
COMPANY
STATE
POSTAL
CODE
ADDRESS
1
CITY
FIRST
NAME
TYLER
REAGAN
LINCOLN
HOTEL,
LLC
PARK
GREELEY
CO
80631
420
6TH
AVENUE
I hereby certify that I have sent a noWication of hearing date letter in accordance with the notification requirements
of Weld County in the United States Mail, postage prepaid First Class Mail by letter as addressed on the attached list
this 3rd day of May, 2019.
deJnint
Bethany Ford
Deputy Clerk to the Board
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U.S. Postal Service"
CERTIFIED MAIL° RECEIPT
Domestic Mail Only
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Certified Mail Fee
Extra Services & Fees (check box, add fee as appropriate)
❑ Return Receipt (hardcopy) $
❑ Return Receipt (electronic)
❑ Certified Mail Restricted Delivery
❑ Adult Signature Required $
• Adult Signature Restricted Delivery $
Postage
$
Total Postage and Fees
Sent To
Street and Apt. No., or PO biOX No.
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May 30, 2019
CLERK TO THE BOARD
PHONE: (970) 400-4225
FAX: (970) 336-7233
1150 O STREET
P.O. BOX 758
GREELEY, COLORADO 80632
www.weldgov.com
LINCOLN PARK HOTEL, LLC
C/O TYLER REAGAN
420 6TH AVENUE
GREELEY, CO 80631
RE: SCHEDULE NUMBER R8950275
Dear Property Owner:
On May 29, 2019, the Board of Weld County Commissioners considered your petition for
abatement or refund of taxes and approved, in -part, same.
Pursuant to C.R.S. §39-2-125(f), you have the right to appeal this decision to the State Board of
Assessment Appeals within thirty days. You may obtain the appropriate forms and instructions
from:
Board of Assessment Appeals — Department of Local Affairs
1313 Sherman Street, Room 315
Denver, CO 80203
Phone: (303) 864-7710
Email: dola_baa@state.co.us.
In preparation for appealing to the State Board of Assessment Appeals you may also go to the
following state link to obtain any further information you may need to proceed,
http://www.dola. state. co. us/baa/index. htm
Very truly yours,
a?-9--G-L, a.
RA4y,r&
Chloe A. Rempel
Deputy Clerk to the Board
crempel@weldgov.com
Enclosures: Resolution 2019-2000, Copy of Petition for Abatement of Refund of Taxes
cc: Weld County Assessor
WELD COUNTY PETITION FOR ABATEMENT OR REFUND OF
TAXES
CERTIFICATE OF MAILING
LAST
NAME
COMPANY
CITY
STATE
POSTAL
CODE
ADDRESS
1
FIRST
NAME
REAGAN
LINCOLN
HOTEL,
LLC
PARK
GREELEY
CO
80631
TYLER
420
6TH
AVENUE
I hereby certify that I have sent a Tax Abatement Petition decision letter in accordance with the notification
requirements of Weld County in the United States Mail, postage prepaid First Class Mail by letter as addressed on
the attached list this 30th day of May, 2019.
ru
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cc
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Chloe A. Rempel
Deputy Clerk to the Board
U.S. p'o`stal Service'
CERTIFIED MAIL° RECEIPT
Domestic Mail Only
For delivery information, visit our website at www.usps.com `.
Certified Mail Fee
$
Extra Services & Fees (check box, add fee as appropriate)
❑ Return Receipt (hardcopy) $
❑ Return Receipt (electronic)
❑ Certified Mail Restricted Delivery
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PS Form 3800, April 2015 PSN 7530-02-000.9047
See Reverse for Instructions
COMPLETE THIS SECTION ON DELIVERY
SENDER: COMPLETE THIS SECTION
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Domestic Return Receipt
PS Form 3811, July 2015 PSN 7530-02-000-9053
CLERK TO THE BOARD
May 30, 2019
PHONE: (970) 400-4225
FAX: (970) 336-7233
1150 O STREET
P.O. BOX 758
GREELEY, COLORADO 80632
www.weldgov.com
STATE OF COLORADO
DIVISION OF PROPERTY TAXATION
1313 SHERMAN STREET, ROOM 419
DENVER, CO 80203
RE: PETITION FOR ABATEMENT OR REFUND OF TAXES — LINCOLN PARK HOTEL, LLC
To Whom It May Concern:
Please review the attached documents, which include the original petition, a copy of the petition,
two (2) copies of the resolution approved by the Weld County Board of Commissioners, and a
copy of the back-up documentation supporting the petition.
Tax Year(s): 2018
Parcel Number: 096105309001
Account Number: R8950275
If you have any questions concerning this matter, please do not hesitate to contact me at
(970) 400-4213.
Sincerely,
ea(i..e,
Chloe A. Rempel
Deputy Clerk to the Board
crempel@weldgov.com
5/30/2019 FedEx Ship Manager - Print Your Label(s)
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5/30/2019
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Fed
Shipment Receipt
Address Information
Ship to:
DIVISION OF PROPERTY
TAXATION
STATE OF COLORADO
1313 SHERMAN STREET
ROOM 419
DENVER, CO
80203
US
3038647777
Ship from:
CHLOE REMPEL
WELD COUNTY
1150 O STREET RM 166
GREELEY, CO
80631
US
9704004225
Shipment Information:
Tracking no.: 775347405371
Ship date: 05/30/2019
Estimated shipping charges: 6.48 USD
Package Information
Pricing option: FedEx Standard Rate
Service type: FedEx 2Day AM
Package type: FedEx Envelope
Number of packages: 1
Total weight: 0.40 LBS
Declared Value: 0.00 USD
Special Services:
Pickup/Drop-off: Drop off package at FedEx location
Billing Information:
Bill transportation to: COUNTYOFWELD-483
DEPARTMENT NAME: CLERK TO THE BOARD
SENDER NAME: CHLOE A. REMPEL
ADDITIONAL INFO: CTB
DEPARTMENT ORGANIZATION CODE: 10400
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FedEx will not be responsible for any claim In excess of $100 per package, whether the result of loss, damage, delay, non -delivery, misdelivery, or misinformation, unless you declare a higher value,
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intrinsic value of the package, loss of sales, Income interest, profit, attorneys fees, costs, and other forms of damage whether direct, incidental, consequential, or special is limited to the greater of
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