HomeMy WebLinkAbout20151384.tiff RESOLUTION
RE: ACTION OF THE BOARD CONCERNING PETITION FOR ABATEMENT OR REFUND
OF TAXES - RUBADUE WIRE COMPANY, INC.
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 18th day of May, 2015, at which meeting there
were present the following members: Chair Barbara Kirkmeyer, and Commissioners Mike
Freeman, Sean P. Conway, Julie A. Cozad, 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, Christopher Woodruff, being
present, and taxpayer, Rubadue Wire Company, Inc., being represented by their tax agent, David
Johnson 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, denied, and an abatement or refund be allowed as follows:
CORRECTION
TO ASSESSED ABATEMENT TAX
VALUATION OR REFUND YEAR
$0.00 $0.00 2012
cC: ASSR, 7/I
2015-1384
AS0090
TAX ABATEMENT PETITION - RUBADUE WIRE COMPANY, INC.
PAGE 2
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 18th day of May, A.D., 2015.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, C9LORADO
Cam(ATTEST: didivo � Chaiarbara Kirkmey r, Chair
Weld County Clerk to the Board L --(
• Mike Freeman, Pro-Tern
BY: • / _1
�e ty Clerk to the B ar. ��*•�� � tsTh
w Sean P. Conway
(40
APPROVED TO FO �: � �% a
16� ;+ Z = Ju . Cozad
County Attorney j '.
®u Ncl Steve Moreno
Date of signature: C0/9
2015-1384
AS0090
PETITION FOR ABATEMENT OR REFUND OF TAXES
. County:WELD Date Received
(Use Assessors Rear,;At
Section I: Petitioner, please complete Section I only. 'fir W a
Date: 12/12/2014 DEC 2 9 2014
Month Day Year
Petitioner's Name: Joseph C. Sansone Co.,Attn: David Johnson WffLQ COUNTY AS"f9SSOR
Petitioner's Mailing Address: 18040 Edison Ave. GREELrY, C OL€_RADO
Chesterfield MO 63005
City or Town State Zip Code
SCHEDULE OR PARCEL NUMBER(S) PROPERTY ADDRESS OR LEGAL DESCRIPTION OF PROPERTY
R0356394/080331000042 1301 N 17 Av
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 2012 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.)
The Assessor's calculation of the property's fair market value exceeds the property's actual fair market value.
RECEIVED
APR 2 9 2015
Petitioner's estimate of value: $259,720 (2012 ) WELD COUNTY
Value Year COMMISSIONERS
I declare, under penalty of perjury in the second degree, that this petition, together with any accompanying exhibits
or statements, has been prepared or examined by me, and to the best of my knowledge, information, and belief, is
true, correct, and complete.
Daytime Phone Number j
r�"$e ioner'aaSign turd ✓\
�� MMMMMM l A, ll�'' ¢�.Yx�l'd n•�
By `� "'—`--"-J ( --� Daytime Phone Number j 636 ) 733-5455
Agent's Signature* LI
`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 the 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 Il: Assessor's Recommendation
(For Assessor's Use Only)
Tax Year -r J 1
Actual Assessed Tax
Original _> t ( . ( ,
Corrected
SIR 1-135 /yo/ *tic /I, '6,y. fig
Abate/Refund
❑Assessor recommends approval as outlined above.
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 protest
to such valuation has been filed and a Notice of Determination has been mailed to the taxpayer,§39-10-114(1)(a)(I)(D),C.R.S.
Tax year: Protest? O No ❑Yes (If a protest was filed,please attach a copy of the NOD.)
Assessor recommends denial for the following reason(s): ?i CaIC /✓1441,J
2015-1384 •ssessor's or 1'puty Assessor's Sig jr re
15-DPT-AR No.920-66/11
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,O.R.S.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
Actual Assessed Tax
Original
Corrected
Abate/Refund _..
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 (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 Abate/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 greater 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$10,000)
The action of the Board of County Commissioners, relative to this petition, is hereby
❑Approved ❑Approved in part$ E Denied for the following reason(s):
Secretary's Signature Property Tax Administrator's Signature Date
15-DPT-AR No.920-66/11
AGENT AUTHORIZATION
TO: Weld
Assessor's Office and the
Assessment Review Agency
Rubadue Wire Co, Inc. hereby authorizes
and appoints Joseph C. Sansone Company to act as agent with full authority to handle all
matters relating to ad valorem tax matters. This includes but is not limited to filing of
property tax declarations or other documents with you or the Assessment Appeals Board,
examining any records in your office which 1 have a right to examine, appearing before
any assessment officer or board and discussing assessments and resolving disputes with
you concerning the assessment on property for which I am responsible for the property
taxes. This agency shall terminate when all matters relating to the 2012 through 20 16
assessments are resolved.
Rubadue Wire Co, Inc.
EXACT NAME OF PROPERTY OWNER(FROM NOTICE OF VALUATION)
1301 N 17th Ave 080331000042
STREET ADDRESS SCHEDULE/PARCEL NUMBER
EAT_ lcLb.actuci_
AUTHORIZED SIGNATURE PRINT NAME OF SIGNER
1'cs
DATE TITLE
l7 C (- f( C
PHONE NUMBER
State of Colorado
City of , -.. - .i
On this __S7 ict day o!C:k&r,?0tt' before me,the undersigned officer,personally appeared
Gtr itubcr'Jc ,known to me(or satisfactorily proven)to be the person whose name is subscribed to
within the instrument and acknowledged that he executed the same for the purposes therein contained.
In witness hereof I hereunto set my hand and official seal.
Notary Public
SHANE JUSTIN ZIMMERMANN
NOTARY PUBLIC
STATE OF COLORADO
NOTARY ID 2O134019264
MY COMMISSION EXPIRES MAY 1,2017
04/09/2015
Attn: Chris Woodruff
RE: 2012 Abatement received 12/29/2014
Rubadue Wire Co Inc
1304 N 17th Ave
Greeley, CO
2012 Assessors Value$519,435 ($35/sf)
SUBJECT:
The subject property is a Light Industrial Manufacturing facility with office area located in north east
Greeley just west of Highway 85. The subject was built in 1994 and is considered to be in average
condition for its age and use. The building is owner occupied. The owner is represented by Joseph C
Sansone Co and has requested a reduction in value from $519,435 to $259,720 for tax year 2012. The
petitioner provided no documentation or basis for a value reduction.
Cost Approach:
Based on the age of the subject (built 1994) the Cost Approach was considered but not developed.
Market Approach:
The subject is valued at $35/sf for the 2012 assessment period. Light Industrial sales during the data
collection period of Jan. 1, 2010—June 30, 2011 ranged from $40.00-$59.40/sf. The subject property
has a 14,841 sf of above grade office/warehouse area. An upward adjustment was made to Comps 1
and 3 for age. A negative adjustment was given to Comp 2 for site area. A negative adjustment was
given to Comps 1 and 4 for Wall Height (Utility). Comps 1, 3 and 4 received negative adjustments for
Class and Comp 4 received a negative location adjustment. The adjusted sales ranged from $35.66-
$47.52/SF. The average sale was$40.00 and the median was$42.50. Selecting a value of$35.00/sf
yields a Market Approach value of$519,320.
Income Approach:
The subject property was owner occupied in 2012. The market lease rates were between $2.50 to
$4.60/sf. Using$4.00/sf, rent was determined to be $68,268. A vacancy rate of 10%was used. After
deducting 8%for management and reserve expenses, the resulting NOI is $49,153. Applying a
capitalization rate of 9.5% produces a value on the subject property of$517,400. Because the subject is
not leased, little weight is placed on the resulting valuation.
Summary:
With a heavy emphasis on the Market Approach, the Assessor's value of$519,435 is strongly supported.
Therefore, I would recommend a denial of the petitioner's request for abatement.
•
Comparative Sales Grid
PROPERTY Subject Comp 1 Comp 2 Comp 3
Comments Rubadue Wire Co Inc Light Industrial Light Industrial Light Distribution
Parcel# 80331000042 80332000040&066 80319200055 96108130001
Address 1301 N 17th Ave 1324 N 7th Ave 18302 Hwy 392 1403 1st Ave
City Greeley Greeley Greeley Greeley
Grantor DCP Midstream LLC Michael B Willits Northland Processing
Grantee TRP3 LLC Saylor Properties FSY Partnership
Sale Price $650,000 $675,000 $750,000
Sale Price PSF $49.30 $44.58 540.00
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION Adjustment DESCRIPTION Adjustment DESCRIPTION Adjustment
Sale Date 12/15/2010 2/22/2011 5/2/2011
Location NE Greeley NE Greeley N Greeley Greeley
Site Area 141,570 136,343 469,140 Superior 177.685
L/B Ratio 9.53 23.69 30.98 10.22
Bldg SF 14,841 13,182 15,140 13,660
Wall Height 16' 20' Superior 16' 16'
Class S C Superior S B Superior
Age 1994 1974 Inferior 1995 1964 Inferior
Condition Average Average Average Average
NET ADJUSTMENTS
Adjusted Sale Price $650,000 $540,000 $750,000
Adjusted Price PSF $46.84 $35.66 $40.00
Comparables Price/SF Range $35.66-$47.52
Comparables Price/SF Median $40.00
Comparables Price/SF Average $42.50
$351 sf selected $519,435.00
Comparative Sales Grid
PROPERTY Subject Comp 4 Comp 5 Comp 6
Comments Rubadue Wire Co Inc Light Industrial
Parcel# 80331000042 131326205009 8 012
Address 1301 N 17th Ave 4289 Commerce Dr
City Greeley Frederick
Grantor B&L Leasing LLC
Grantee Colorado Biolabs Inc
Sale Price $950,000
Sale Price PSF $59.40
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION Adjustment DESCRIPTION Adjustment
Sale Date 11/12/2010
Location NE Greeley Frederick Superior
Site Area 141,570 163,394
L/B Ratio 9.53 10.22
Bldg SF 14,841 15,993
Wall Height 16' 24' Superior
Class S C Superior
Age 1994 2001
Condition Average Average
NET ADJUSTMENTS
Adjusted Sale Price $760,000.00
Adjusted Price PSF $47.52
Comparables Price/SF Range $35.66-$47.52
Comparables Price/SF Median $40.00
Comparables Price/SF Average $42.50
4/9/2015 MARKET INCOME WORKSHEET
Parcel : 80331000042
Name: Rubadue Wire Co
Address: 1304 N 17th Ave
Bldg Sq Ft Use
14,841 Light Industrial
Subject Rents Annual Rent per Annual Gross
Area Rent PSF Month Income
Main Fir PSF 14,841 $4.00 $4 947:11, € $59364
LessVacancy & Expenses
Vacancy 10% $5,936
EGI $53,428
Expenses
mgmt 3% $1,603
R/R 5% $2,671
Net Income $3.31 $49,153
Net Income/Overall Cap Rate = Property Value
Property
Value
Cap Rate + Eff Tax Rate 0.095 0.095 $517,404
Estimated Property Value M2,.. ' $517,400
Value psf $34.86
page 1
CLERK TO THE BOARD
PHONE: (970) 336-7215, EXT. 5226
1861 FAX: (970) 352-0242
1150 0 STREET
P.O. BOX 758
GREELEY, COLORADO 80632
U��o � NrY
April 30, 2015
Rubadue Wire Company, Inc.
1301 N. 17th Avenue
Greeley, CO 80632
RE: SCHEDULE NUMBER: R0356394
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: 1301 N 17th Ave, Greeley. The
meeting is scheduled for Monday, May 18, 2015, 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 deny 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) 336-7215, Extension 5226.
erely,
�nn
/`�" (.11lJ>�
Ra �l'a A. Martin z�
Deputy Clerk to the Board
cc: Assessor
Joseph C. Sansone Co.
Attn: David Johnson
18040 Edison Avenue
Chesterfield, MO 63005
REAL PROPERTY SUMMARY ANALYSIS
OF
Rubadue Wire Co Inc
1301 North 17th Ave
Greeley, CO 80631
Parcel ID(s) Appeal Number
080331000042
As of
1/1/2012
Prepared By:
JOSEPH C. SANSONE COMPANY
18040 Edison Avenue
Chesterfield, Missouri 63005
<This is not an appraisal>
This information is provided by the Joseph C.Sansone Company as an authorized advocate and representative of the property owner or taxpayer,
Therefore,the information is not and should not be considered an objective analysis of the value of the subject property interest. The information is
not intended to constitute an"appraisal"or"appraisal report"pursuant to the Uniform Standards of Professional Appraisal Practice("USPAP")or
Missouri law. No one from the Joseph C.Sansone Company is acting as a licensed or certified real estate appraiser In this matter.Whether any person
involved In the preparation or presentation of the information is a licensed or certified appraiser is of no importance and the information and
presentation are not Intended to comply with the USPAP requirements of appraisal practice.
1301 North 17th Ave
---- PTR Number:15321320001CO
Location I Ds:080331000042
Tax Year 2012 / Pay Year 2013
Area Type WAREHOUSE Location Totals
Gross Building Area 14,500] 14,5001
Net Leaseable Area 14,500 I I 14,500
Potential Gross Income 3.50 50,750 I, 3.50 50,750
Vacancy and Credit Loss 10.0% 5 075 10.0% 5 075
Effective Gross Income 45,675 45,675
Overall Expense 10.0% 4 568 10.0% 4 568
Net Operating Income 41,108 41,108
Base Cap Rate 10.000
Adj Tax Rate 0.222
Adj Cap Rate 10.222
Value Sum 402,147
Indicated Value 402,000
Total Indicated Value per SF(NLA) 27.73
,.'1 ru C c'�i-n r
Prepared for Presented by Zeke Sansone
5/15/2015 Joseph C.Sansone Co.
(636)537-2307
mmcdonald@jcsco.com
License:jkhvhgchc
Sold Property Comparison Report for Industrial Properties
- 1-- �1' - "rte ..; ` v .
``FF
Address 700 27th St Rd 401 17th St 2515 7 Av 2111 2nd Ave 3026 1st Ave 1537 4th Ave
Greeley,CO 80631 Greeley,CO 80631 Garden City,CO Greeley,CO 80631 Greeley,00 80631 Greeley,CO 80631
80631
Property Type Industrial Industrial Industrial Industrial Industrial industrial
Property Subtype Manufacturing Manufacturing Warehouse Manufacturing Manufacturing Manufacturing
Zoning INv1
Year Built 1979 1973 1967 1999 1960
Building Size 10,868 SF 26,775 SF 6,536 SF 20,000 SF 6,000 SF 4,500 SF
No,Units
No.Stories 1 1 1 1
Lot Size 0.78 Acres 5.50 Acres 0.68 Acres 0.58 Acres 0.38 Acres
APNI Parcel lD 096117323026 R3312886 096117102028 096121217002 096108126016
Sale Date 12/29/2010 09/27/2010 04/30/2010 03/10/2010 01/27/2010 09/08/2009
Sale Price $350,000 $650,250 $225,000 $690,000 $215,000 $117,900
Sale Price Per $32.20/SF $24.29/SF $34.42/SF $34.50/SF $35.83/SF $26.20/SF
Cap Rate
Estimated Days on 241 183 147
Loop Net
Marketplace
Notes
1301 North 17th Ave
POINTS OF DISCUSSION
Property Issues
Other This property Is a 14,500 SF manufacturing Building and is Owner Occupied.
Other There is an Issue with the land and the drainage for future expansion of the
building.In order to expand beyond the 2012-2013 expansion they owners
would need to put a retention Pond on the property so the drainage could be
directed towards 11th Avenue.This would entail the cost of raising the back
of the lot so the bottom of the retention pond would still be above the county
rd that borders it on the back side of the lot.They had a rough estimate of the
cost of just the dirt for raising the ground level and that was over$250,000
then you would still have the cost of the pond and Drainage(plus cost of
proposed building expansion).I have not added anything back for the excess
land to my proforma workup.
Other Notes
in(u i n: � ���
CLERK TO THE BOARD
PHONE: (970) 336-7215, Ext. 5226
1861 / FAX: (970) 352-0242
1150 O STREET
P.O. BOX 758
1 'momGREELEY, COLORADO 80632
1,r/ N
coyTY
June 16, 2015
Rubadue Wire Company, Inc.
1301 N. 17th Avenue
Greeley, CO 80632
RE: SCHEDULE NUMBER R0356394
Dear Property Owner:
On May 18, 2015, the Board of Weld County Commissioners considered your petition for
abatement or refund of taxes and denied same.
Pursuant to Section 39-2-125(f), C.R.S., 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: 303-866-5880
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,
_UQ
Ra aela A. Martinez
Deputy Clerk to the Board
cc: Assessor
Joseph C. Sansone
Attn: David Johnson
18040 Edison Avenue
Chesterfield, MO 63005
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