HomeMy WebLinkAbout20152420.tiff \3/4
tj CLERK TO THE BOARD
Afse PHONE ( 970 ) 336-7215 , EXT 4226
FAX ( 970 ) 352 -0242
WEBSITE : www . co . weld . co . us
1150 O STREET
P . O . BOX 758
GREELEY CO 80632
cduNLI-LIfl,
August 4 , 2015
NEAL BEVERLY J
5112 RIMROCK AVE
FIRESTONE , CO 80504-5946
RE : THE BOARD OF EQUALIZATION 2015 , WELD COUNTY , COLORADO
DENIAL OF PETITIONER ' S APPEAL AND AFFIRMATION OF ASSESSOR ' S VALUE
ACCOUNT NO . : R4893007
Dear Petitioner:
On July 30 , 2015 , the Board of County Commissioners of Weld County Colorado
convened and acting as the Board of Equalization , pursuant to C . R . S . Section 39-8- 101 et seq . ,
considered your petition for appeal of the Weld County Assessor' s valuation of your property
described above , for the year 2015 .
The Board of Equalization found that the evidence presented at the hearing supported the value
placed upon the above-described property as set forth below . Such evidence indicated the
value was reasonable , equitable , and derived according to the methodologies , percentages ,
figures and formulas dictated by law . This decision is based upon the Board ' s analysis of the
written and oral testimony presented by both parties . Further that it is the Board ' s decision that
the taxpayer/did not present sufficient evidence to show that the value of the property was not
reasonably valued by the Assessor .
The Assessment and valuation of the Weld County Assessor was affirmed as follows :
ACTUAL VALUE AS ACTUAL VALUE AS
DETERMINED BY ASSESSOR SET BY BOARD
$312, 773 . 00 $ 295 , 994. 00
2015-2420
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A denial of a petition , in whole or in part , by the Board of Equalization must be appealed within
thirty ( 30 ) days of the date the denial is mailed to you . You must select only one of the
following three ( 3 ) options for appeal :
1 . Appeal to Board of Assessment Appeals : You have the right to appeal the County
Board of Equalization ' s decision to the Colorado Board of Assessment Appeals . A hearing
before that Board will be the last time you may present testimony or exhibits or other evidence ,
or call witnesses in support of your valuation . If the decision of the Board of Assessment
Appeals is further appealed to the Court of Appeals pursuant to C . R . S . Section 39-8- 108 ( 2 ) ,
only the record of proceedings from your hearing before the Board of Assessment Appeals and
your legal brief are filed with the appellate court .
All appeals to the Board of Assessment Appeals filed after August 10 , 2015, MUST
comply with the following provisions of C . R. S . Section 39 -8 -107 ( 5 ) :
( 5 ) ( a ) ( I ) On and after August 10 , 2015 , in addition to any other requirements under law , any petitioner
appealing either a valuation of rent-producing commercial real property to the board of assessment
appeals pursuant to section 39-8- 108( 1 ) or a denial of an abatement of taxes pursuant to section 39- 10-
114 shall provide to the county board of equalization or to the board of county commissioners of the
county in the case of an abatement , and not to the board of assessment appeals , the following
information , if applicable :
(A) Actual annual rental income for two full years including the base year for the relevant property tax
year;
( B ) Tenant reimbursements for two full years including the base year for the relevant property tax year;
( C ) Itemized expenses for two full years including the base year for the relevant property tax year; and
( D ) Rent roll data , including the name of any tenants , the address , unit, or suite number of the subject
property , lease start and end dates , option terms , base rent, square footage leased , and vacant space for
two full years including the base year for the relevant property tax year.
( II ) The petitioner shall provide the information required by subparagraph ( I ) of this paragraph ( a ) within
ninety days after the appeal has been filed with the board of assessment appeals
( b ) ( I ) The assessor, the county board of equalization , or the board of county commissioners of the county ,
as applicable , shall , upon request made by the petitioner , provide to a petitioner who has filed an appeal
with the board of assessment appeals not more than ninety days after receipt of the petitioner' s request,
the following information :
(A) All of the underlying data used by the county in calculating the value of the subject property that is
being appealed , including the capitalization rate for such property ; and
( B ) The names of any commercially available and copyrighted publications used in calculating the value
of the subject property .
( II ) The party providing the information to the petitioner pursuant to subparagraph ( I ) of this paragraph ( b )
shall redact all confidential information contained therein .
(c) If a petitioner fails to provide the information required by subparagraph ( I ) of paragraph ( a ) of this
subsection ( 5 ) by the deadline specified in subparagraph ( II ) of said paragraph ( a ) , the county may move
the board of assessment appeals to compel disclosure and to issue appropriate sanctions for
noncompliance with such order. The motion may be made directly by the county attorney and shall be
accompanied by a certification that the county assessor or the county board of equalization has in good
2015-2420
AS0091
faith conferred or attempted to confer with such petitioner in an effort to obtain the information without
action by the board of assessment appeals . If an order compelling disclosure is issued under this
paragraph (c) and the petitioner fails to comply with such order, the board of assessment appeals may
make such orders in regard to the noncompliance as are just and reasonable under the circumstances ,
including an order dismissing the action or the entry of a judgment by default against the petitioner.
Interest due the taxpayer shall cease to accrue as of the date the order compelling disclosure is issued ,
and the accrual of interest shall resume as of the date the contested information has been provided by
the taxpayer.
Appeals to the Board of Assessment Appeals must be made on forms furnished by that Board ,
and must be mailed or delivered within thirty ( 30 ) days of the date the denial by the Board of
Equalization is mailed to you .
The address and telephone number of the Board of Assessment Appeals are :
Board of Assessment Appeals
1313 Sherman Street , Room 315
Denver, Colorado 80203
Telephone Number: 303-866-5880
Fees for Appeal to the Board of Assessment Appeals : A taxpayer representing himself is not
charged for the first two ( 2 ) appeals to the Board of Assessment Appeals . A taxpayer
represented by an attorney or agent must pay a fee of $ 101 . 25 per appeal .
OR
2 . Appeal to District Court : You have the right to appeal the decision of the Board of
Equalization to the District Court of the /county wherein your property is located : in this case that
is Weld County District Court . A hearing before The District Court will be the last time you may
present testimony or exhibits or other evidence , or call witnesses in support of your valuation . If
the decision of the District Court is further appealed to the Court of Appeals pursuant to C . R . S .
Section 39-8- 108 ( 1 ) , the rules of Colorado appellate review and C . R . S . Section 24-4- 106 (9) ,
govern the process .
OR
3 . Binding Arbitration : You have the right to submit your case to binding arbitration . If you
choose this option , the arbitrator' s decision is final and you have no further right to appeal
your current valuation . C . R . S . Section 39-8- 108 . 5 governs this process . The arbitration process
involves the following :
a . Select an Arbitrator : You must notify the Board of Equalization that you will
pursue arbitration . You and the Board of Equalization will 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 ( i . e . , Weld ) will select
the arbitrator.
b . Arbitration Hearing Procedure : Arbitration hearings are held within sixty (60)
days from the date the arbitrator is selected , and are set by the arbitrator. Both
you and the Board of Equalization are entitled to participate in the hearing . The
hearing is informal . The arbitrator has the authority to issue subpoenas for
witnesses , books , records documents and other evidence pertaining to the value
of the property . The arbitrator also has the authority to administer oaths , and
2015-2420
AS0091
determine all questions of law and fact presented to him . The arbitration hearing
may be confidential and closed to the public if you and the Board of Equalization
agree . The arbitrator' s decision must be delivered personally or by registered
mail within ten ( 10 ) days of the arbitration hearing .
c . Fees and Expenses : The arbitrator' s fees and expenses are agreed upon by
you and the Board of Equalization . In the case of residential real property , the
fess may not exceed $ 150 . 00 per case . For cases other than residential real
property , the arbitrator' s total fees and expenses are agreed to by you and
Board of Equalization , but are paid by the parties as ordered by the
arbitrator.
If you have questions concerning the above information , please contact me at ( 970 ) 336-7215 ,
Ext 4226 .
Very truly yours ,
afag
Esther E . Gesick , Clerk to the Board
Weld County Board of County Commissioners
Cc : Christopher Woodruff, Weld County Assessor
2015-2420
AS0091
Christopher M . Woodruff, Weld CountyAssessor
Valuation Report
Of
Residential Improved Property
For
County Board of Equalization
NEAL BEVERLY J
Petitioner
vs.
Weld County Assessor' s Office
Respondent
Parcel Number: 131313207322
Schedule Number: R4893007
Appeal Number: 2008210076
Date: 30-JUL- 15
Time: 9 : 10 AM
Board : 1
Prepared By
Marta Arndt
Assessor's Office Staff Appraiser
Assessor's Indicated Value
RESIDENTIAL $312, 773
TOTAL: $312, 773
1 020%S' at/02-o
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General Description and Market Summary
Subject Site and Improvements
The subject property is located at 5112 Rimrock Ave. in Firestone. The legal description of the property is
FIR 4S L322 STONERIDGE FG # 4.
The subject is a Frame Stucco house constructed in 2007 . It has 1, 753 square feet of finished living area
above grade . There are 2 bedrooms and 2 bathrooms . The basement is 1, 730 square feet which is
unfinished. There is a garage 702 square feet. The Assessor has classified the structure as a Ranch 1 Story
home of Good quality construction.
The assessor completed an exterior and interior physical inspection on July 24th 2015 .
2
Market Approach Summary
The subject property has been classified as Residential for assessment purposes. Residential property
value shall be determined solely by consideration of the Market Approach to Value {39 - 1 - 103 ( 5 ) (a) ,
CRS}.
As required by 39 - 1 - 104 ( 10 . 2 ) , CRS, the market value is determined by utilizing data from the period of
one and one- half years immediately prior to June 30th, 2014. If sufficient comparable valuation data is
not available within the eighteen - month time period, the assessor shall use market data from the five
year period immediately prior to June 30th, 2014. When appropriate, all sales are to be time adjusted to
the appraisal date of June 30th, 2014.
Although the appraisal date is June 30, 2014, the physical characteristics are reflective of the property as
of January 1, 2015 .
The comparable sales in this report were selected using county records and the Multiple Listing Services.
The Weld County Assessor's Office has verified that the comparable sales are arms- length transactions
based on review of the Real Property Transfer Declaration, telephone or personal confirmation
interviews and physical inspections to confirm property characteristics at the time of sale.
DEFINITION OF MARKET VALUE : The most probable price, as of a specified date, in cash, or in terms
equivalent to cash, or in other precisely revealed terms, for which the specified property rights should
sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with
the buyer and seller each acting prudently, knowledgeably, and for self interest, and assuming that
neither is under undue duress . {The Appraisal Institute}
The market value of the property as of June 30th, 2014 is :
Assessor's Indicated Value
RESIDENTIAL $312, 773
TOTAL: $312, 773
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By law, sales prices are time adjusted to the appraisal date of June 30, 2014 . An
adjustment for time is made if during the sales collection period of January 2013 to June
30, 2014 the sale prices of properties have appreciated or depreciated due to inflation or
deflation . We refer to the adjustment as a `time ' adjustment, although it is market
conditions that are changing over time that creates the need for the adjustment . If
market conditions have not changed , no adjustment is required even though considerable
time may have elapsed . {C . R . S . 39 - 1 - 104 . . .said level of value shall be adjusted to the final
day of the data-gathering period. }
Sales and resales of the same or similar properties are a good indication of the changes in
market conditions over time . In addition , we run simple linear regression where we graph
the sales and the month the sale occurred to indicate the trend of the market . This trend
is tracked as a monthly rate of change . Since we consider one of the most important
aspects of market value to be location , we determine our time trends by location , also
known as economic area or neighborhood , and by the use of the property ( vacant land ,
residential , commercial ) .
This neighborhood had 350 sales and indicates a time adjustment of . 86 % per month .
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yam•
Weld County Assessor
1400 N . 17th Avenue
Greeley,CO 80631 -9563
2015 Real Property Valuation Protest
Account number: R4893007
Property Owner: Beverly J. Neal
Address : 5112 Rimrock Ave . , Firestone, CO . 80504
Phone : 303 772 1466
Email : jfntopgunWaol.com
The valuation on our house increased by $58,606 over the last valuation which is a
23 .06% increase. It is estimated based on the prior mill levy that our property tax will
increase by $702 which is also a 23% increase over last year.
I believe that the valuation is too high and my estimate of the property' s value as of June
30, 2014 is $260,000. My estimate is based upon comparing our house to houses that sold
in this same subdivision, Stoneridge, during 2014. I have attached a list of the houses that
were sold and it shows the date of sale, the square footage, price per square foot total and
finished and the selling price .
Please note that our house is a 2 bedroom/2 bath house with no upgrades or updating
since it was built in 2007 . It is also on a small lot that is pie shaped and has virtually no
front yard. The front yard is literally about 10 feet wide by 20 feet deep . This is to say
that the value of the property is not enhanced by the curb appeal .
The attached sheet showing houses sold are all at least 3 bedrooms and 2 baths. I have
been told by several realtors that more bedrooms adds value . Also , most all of these
houses are newer than our house . Our house is 1730 square feet finished with nothing
finished in the basement. Many of the houses sold last year have more square footage but
even the ones that have a little less square feet still have one more bedroom than our
house .
My estimated value of $260,000 is about $ 150 per finished square foot. You can see on
the attached that the average for all 16 properties sold last year was $ 149 per finished
square foot. The house that is closest in size, 1823sq feet which is 93 sq.ft. larger, and on
the adjacent street to us is on 5380 Remington. It sold on June 6 ,2014 and it sold for a
price that was $ 150 per square foot. Notice that this house has one more bedroom and
one more bathroom than our house.
Thank you for your consideration of this protest. I would like to come to your office and
discuss this in person if you need any additional information or if you disagree with my
estimated value . I would like to discuss it before your final decision is made .
Sincerely
`se/ , 7), t. et/2 (..Le.,k.
filer+
Beverly J . Nea
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From : Lindsay Neal < lindsayaneal@comcast. net>
To : Neal 's <jfntopgun@aol .com>
Subject: comps
Date : Tue , Jul 14 , 2015 10 :48 am
Attachments : 2015 sold Ranch homes . pdf (58K) , Neals cma . pdf (61 K)
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Hi ,
I have attached two PDF' s . The first is ranch homes in your neighborhood that sold in 2015 . You will notice
that the home at 5046 Rangeview Ave sold again this year that she has on the 2013 list .
The second PDF has the 2015 sold homes and those that sold in 2013 -2014 also , with lower sq ft - looks like
she just pulled homes that were over 450 sq ft bigger except for one , the home at 5078 Rangeview .
Let me know if this helps or if I can pull up anything else .
Lindsay Neal
Realtor , Broker Associate
• Cherry Creek Properties
303 . 916 . 8551
lindsayaneal@comcast . net
https : //mail . aol .com/webmail -std/en-us/PrintMessage 7/14/2015
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NOTICE OF DETERMINATION
RECEIVED
Christopher M . Woodruff JUL 0 8 2015 Date of Notice : 6/30/2015
Weld County Assessor Telephone : (970) 353-3845
1400 N 17th Ave WELD COUNTY Fax : (970 ) 304-6433
Greeley , CO 80631 COMMISSIONERS Office Hours : 8 : 00AM — 5 : 00PM
ACCOUNT NO. TAX YEAR TAX AREA LEGAL DESCRIPTION/ PHYSICAL LOCATION
R4893007 2015 3738 FIR 4S L322 STONERIDGE FG #4
w NEAL BEVERLY J 5112 RIMROCK AV
5112 RIMROCK AVE
FIRESTONE , CO 000000000
ID FIRESTONE, CO 80504-5946
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ASSESSOR'S VALUATION
PROPERTY CLASSIFICATION ACTUAL VALUE PRIOR TO ACTUAL VALUE AFTER
REVIEW REVIEW
RESIDENTIAL 312 , 773 312, 773
TOTAL $312,773 $312,773
The Assessor has carefully studied all available information , giving particular attention to the
specifics included on your protest . The Assessor' s determination of value after review is based on
the following :
AL01 - Your property has been uniformly valued following Colorado law. Your protest of value has
been denied due to comparison of other similar properties which sold during the 2013/2014 time
period.
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.
The deadiine for Wing real property appeals is July 15 .
The Assessor establishes property values . The local taxing authorities (county , school district , city ,
fire protection , and other special districts) set mill levies . The mill levy requested by each taxing
authority is based on a projected budget and the property tax revenue required to adequately fund
the services it provides to its taxpayers . The local taxing authorities hold budget hearings in the fall .
If you are concerned about mill levies , we recommend that you attend these budget hearings .
Please refer to last year's tax bill or ask your Assessor for a listing of the local taxing authorities .
Please refer to the reverse side of this notice for additional information .
Agent ( If Applicable) :
cA
eoc'f
2015-2420
Ascoq /
APPEAL PROCEDURES
County Board of Equalization Hearings will be held from
July 29 through August 5 at 1150 O Street.
To appeal the Assessor's decision, complete the Petition to the County Board of Equalization shown
below, and mail or deliver a copy of both sides of this form to:
Weld County Board of Equalization
1150 O Street, P.O. Box 758
Greeley, CO 80631
Telephone: (970) 356-4000 ext, 4225
To preserve your appeal rights, your Petition to the County Board of Equalization must be
postmarked or delivered on or before July 15 for real property — after such date, your right to
appeal is lost. You may be required to prove that you filed a timely appeal; therefore, we
recommend that all correspondence be mailed with proof of mailing.
You will be notified of the date and time scheduled for your hearing. The County Board of
Equalization must mail a written decision to you within five business days following the date of the
decision. The County Board of Equalization must conclude hearings and render decisions by August
5, § 39-8-107(2), C.R.S. If you do not receive a decision from the County Board of Equalization and
you wish to continue your appeal, you must file an appeal with the Board of Assessment Appeals by
September 10, § 39-2-125(1)(e), C.R.S.
If you are dissatisfied with the County Board of Equalization's decision and you wish to continue your
appeal, you must appeal within 30 days of the date of the County Board's written decision to ONE of
the following:
Board of Assessment Appeals District Court
1313 Sherman Street, Room 315 Contact the District Court in the County
Denver, CO 80203 where the property is located. See your
(303) 866-5880 local telephone book for the address and
www.dola.colorado.gov/baa telephone number.
Binding Arbitration
For a list of arbitrators, contact the County Commissioners at the address listed for the County Board
of Equalization.
If the date for filing any report, schedule, claim, tax return, statement, remittance, or other document
falls upon a Saturday, Sunday, or legal holiday, it shall be deemed to have been timely filed if filed
on the next business day, § 39-1-120(3), C.R.S.
PETITION TO COUNTY BOARD OF EQUALIZATION
What is your estimate of the property's value as of June 30, 2014? (Your opinion of value in terms of a
specific dollar amount is required for real property pursuant to § 39-8-106(1.5), C.R.S.)
$ ,? 40 Doc)
What is the basis for your estimate of value or your reason for requesting a review? (Please attach
additional sheets as necessary and any supporting documentation, i.e., comparable sales, rent roll, original
installedpst, appraisl, etc
c- < e7T 4 c -rag'
ATTESTATION
I, the undersigned owner or agent' of the property identified above, affirm that the statements contained herein
and on- ny attachments hereto re true and complete.
x-3O 3 77 4
S. nature 9Z2QTelePhone Number Date
`- h f e IO W) (� cc o / C
Em t'Address
' Attach letter of authorization signed by property owner.
15-DPT-AR
PR 207-08/13
R4893007 8429003
. .
Weld County Assessor ss ssor
1400 N. 17th Avenue
Greeley,CO 80631-9563
2015 Real Property Valuation Protest
Account number: R4893007
Property Owner: Beverly J. Neal
Address: 5112 Rimrock Ave., Firestone, CO. 80504
Phone:303 772 1466
Email: jfntopgun(&aol.com
The valuation on our house increased by $58,606 over the last valuation which is a
23.06% increase. It is estimated based on the prior mill levy that our property tax will
increase by $702 which is also a 23% increase over last year.
I believe that the valuation is too high and my estimate of the property's value as of June
30, 2014 is $260,000. My estimate is based upon comparing our house to houses that sold
in this same subdivision, Stoneridge, during 2014. I have attached a list of the houses that
were sold and it shows the date of sale, the square footage, price per square foot total and
finished and the selling price.
Please note that our house is a 2 bedroom/2 bath house with no upgrades or updating
since it was built in 2007. It is also on a small lot that is pie shaped and has virtually no
front yard. The front yard is literally about 10 feet wide by 20 feet deep. This is to say
that the value of the property is not enhanced by the curb appeal.
The attached sheet showing houses sold are all at least 3 bedrooms and 2 baths. I have
been told by several realtors that more bedrooms adds value. Also, most all of these
houses are newer than our house. Our house is 1730 square feet finished with nothing
finished in the basement. Many of the houses sold last year have more square footage but
even the ones that have a little less square feet still have one more bedroom than our
house.
My estimated value of$260,000 is about $150 per finished square foot. You can see on
the attached that the average for all 16 properties sold last year was $149 per finished
square foot. The house that is closest in size,1823sq feet which is 93 sq.ft. larger, and on
the adjacent street to us is on 5380 Remington. It sold on June 6,2014 and it sold for a
price that was $150 per square foot. Notice that this house has one more bedroom and
one more bathroom than our house.
Thank you for your consideration of this protest. I would like to come to your office and
discuss this in person if you need any additional information or if you disagree with my
estimated value. I would like to discuss it before your final decision is made.
Sincerely
l
•
Beverly J. Neal
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CLERK TO THE BOARD
tatt ' � 1861 , aatf � � PHONE ( 970 ) 336-7215 , EXT 4226
FAX ( 970 ) 352 -0242
WEBSITE : www . co . weld . co . us
� 1150 O STREET
1 P . O . BOX 758
�C� ✓ GREELEY CO 80632
COUNTY,J
July 22 , 2015
NEAL BEVERLY J
5112 RIMROCK AVE
FIRESTONE , CO 805045946
Account No . : R4893007
Dear Petitioner( s) :
The Weld County Board of Equalization has set a date of July 30 , 2015 , at or about the hour of
9 : 10 AM , to hold a hearing on your valuation for assessment . This hearing will be held at the
Weld County Administration Building , Assembly Room , 1150 O Street, Greeley, Colorado.
You have a right to attend this hearing and present evidence in support of your petition . The
Weld County Assessor or his designee will be present . The Board will make its decision on the
basis of the record made at the aforementioned hearing , as well as your petition , so it would be in
your interest to have a representative present . If you plan to be represented by an agent or an
attorney at your hearing , prior to the hearing you shall provide , in writing to the Clerk to the
Board ' s Office , an authorization for the agent or attorney to represent you . If you do not choose
to attend this hearing , a decision will still be made by the Board by the close of business on
August 5 , 2015 , and mailed to you on or before August 12 , 2015 .
Because of the volume of cases before the Board of Equalization , most cases shall be limited to
10 minutes . Also due to volume , cases cannot be rescheduled . It is imperative that you
provide evidence to support your position . This may include evidence that similar homes in your
area are valued less than yours or you are being assessed on improvements you do not have .
Please note : The fact that your valuation has increased cannot be your sole basis of
appeal. Without documented evidence as indicated above , the Board will have no choice but to
deny your appeal .
If you wish to obtain the data supporting the Assessor' s valuation of your property , please submit
a written request directly to the Assessor' s Office by fax (970) 304-6433 , or if you have questions ,
call ( 970 ) 353-3845 . Upon receipt of your written request , the Assessor will notify you of the
estimated cost of providing such information . Payment must be made prior to the Assessor
providing such information , at which time the Assessor will make the data available within three
( 3 ) working days , subject to any confidentiality requirements .
AS0091
N EAL BEVERLY J - R4893007
P age 2
P lease advise me if you decide not to keep your appointment as scheduled . If you need any
additional information , please call me at your convenience .
Very truly yours ,
BOARD OF EQUALIZATION
'yam/ ) GP le i ey f wr
Esther E . Gesick
Clerk to the Board
Weld County Board of County Commissioners
cc : Christopher Woodruff, Assessor
AS0091
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