Boulder City Council · Document
Attachment H - Additional DDA Information
Special Meeting, July 23, 2026 · item 2D: 1. Introduction, first reading, and consideration of a motion to order published by title only Ordinance 8758 submitting to the electors of … · 26 pages
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Boulder Downtown Development Authority (DDA) Updated Tax Increment Financing Projections July 9, 2026
Property TIF Projections
No DDA: Downtown Property Tax Revenue 30-Year Estimate Baseline Scenario: 1.5% YoY Decrease in Revenue 45,000,000
RE2
County
City
Library
Year
RE2
County
City
Library
DDA TIF**
1
23,320,00
10,820,000
5,640,000
1,695,000
0
5
21,950,000
10,185,000
5,310,000
1,595,000
0
10
20,355,000
9,445,000
4,920,000
1,480,000
0
15
18,870,000
8,760,000
4,565,000
1,370,000
0
20
17,500,000
8,120,000
4,230,000
1,270,000
0
15,000,000
25
16,225,000
7,530,000
3,925,000
1,180,000
0
10,000,000
30
15,045,000
6,980,000
3,640,000
1,095,000
0
5,000,000
Total
566,740,000 227,980,000 118,790,000 41,175,000
0
40,000,000 35,000,000
Estimated Property Tax Revenue
Estimated Property Tax Revenue*
30,000,000 25,000,000 20,000,000
*Includes revenue from all taxing entity mill levies (general fund + special funds) **DDA TIF only includes revenue from general funds
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30
Year
With DDA: Downtown Property Tax Revenue 30-Year Estimate Estimated Property Tax Revenue*
DDA Scenario: 1% YoY Increase in Revenue 60,000,000
RE2
County
City
Library
DDA TIF
Estimated Property Tax Revenue
50,000,000
40,000,000
30,000,000
20,000,000
10,000,000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30
Year
Year
RE2
County
City
Library
DDA TIF**
1
23,795,000
11,040,000
5,755,000
1,730,000
145,000
5
24,280,000
11,265,000
5,870,000
1,765,000
735,000
10
24,915,000
11,560,000
6,025,000
1,810,000
1,500,000
15
25,580,000
11,870,000
6,185,000
1,860,000
2,315,000
20
26,280,000
12,195,000
6,355,000
1,910,000
3,165,000
25
27,020,000
12,535,000
6,535,000
1,965,000
4,060,000
30
27,795,000
12,895,000
6,720,000
2,020,000
5,000,000
Total
771,010,000 357,760,000 186,420,000 56,015,000
73,750,000
*Includes revenue from all taxing entity mill levies (general fund + special funds) **DDA TIF only includes revenue from general funds
Sales TIF Projections
Downtown Sales Tax Revenue 30-Year Estimate Downtown Sales Tax YoY Revenue Growth Scenarios (Including Inflation at 2.5%) 40,000,000 35,000,000
Best Case (4%)
Estimated Sales Tax Revenue
30,000,000 25,000,000 20,000,000
Baseline (1%)
15,000,000
Worst Case (0%)
10,000,000 5,000,000
Sales tax rate changes in years 10 and 11 (2036 and 2037)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
Year
17
18
19
20
21
22
23
24
25
26
27
28
29
30
No DDA: Downtown Sales TIF Revenue 30-Year Estimate
Existing Scenario: 1% YoY Increase in City Sales Tax Revenue Above 2026 Base (2.5% inflation minus 1.5% erosion)
Estimated Sales Tax Revenue Above 2026 Base
4,000,000 3,500,000 3,000,000 2,500,000 2,000,000 1,500,000 1,000,000 500,000 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Year
Estimated Sales TIF Revenue Beyond 2026 Base Year
City
DDA
1
120,000
0
5
615,000
0
10
1,180,000
0
15
1,660,000
0
20
2,275,000
0
25
2,915,000
0
30
3,590,000
0
Total
53,875,000
0
With DDA: Downtown Sales TIF Revenue 30-Year Estimate DDA Scenario: 4% YoY Increase in Sales TIF Revenue (2.5% inflation plus 1.5% real growth) 26,000,000
Estimated Sales TIF Revenue Beyond 2026 Base
24,000,000
Year
City
DDA
20,000,000
1
0
480,000
18,000,000
5
0
2,610,000
10
1,350,000
4,055,000
15
2,065,000
6,200,000
20
3,075,000
9,220,000
25
4,300,000
12,900,000
30
5,790,000
17,370,000
Total
72,175,000
225,000,000
Estimated Sales TIF Revenue
22,000,000
16,000,000
DDA Sales TIF
City Sales TIF
14,000,000 12,000,000 10,000,000 75% / 25% split with City begins in year 6
8,000,000 6,000,000 4,000,000 2,000,000 1
2
3
4
5
6
7
8
9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Year
Downtown & University Hill Economic Analysis: Impact on Boulder General Fund
CAGID
Sales Tax Revenue
CAGID 2019-2025
$12,000,000
$10,000,000
$8,000,000
$6,000,000
$4,000,000
$2,000,000
$0
2019
2020 REVENUE
2021
2022
2023
2024
INFLATION ADJUSTMENT (2019 DOLLARS)
2025
Year
Inflation-Adjusted Revenue
% Change
2019
$8,800,961
2020
$5,189,693
-41%
2021
$6,757,144
-23%
2022
$7,499,180
-15%
2023
$7,409,836
-16%
2024
$7,959,592
-10%
2025
$7,917,327
-10%
Property Valuation
CAGID 2019-2025
$450,000,000
Year
Inflation-Adjusted Value
2019
$384,680,015
$350,000,000
2020
$378,017,899
-2%
$300,000,000
2021
$363,232,832
-6%
2022
$335,761,926
-13%
2023
$345,380,393
-10%
2024
$334,051,982
-13%
2025
$310,789,727
-19%
$400,000,000
$250,000,000 $200,000,000 $150,000,000 $100,000,000 $50,000,000 $0
2019
2020 VALUE
2021
2022
2023
INFLATION ADJUSTMENT (2019 DOLLARS)
2024
2025
% Change
UHGID
Sales Tax Revenue
UHGID 2019-2025
$2,500,000
$2,000,000
$1,500,000
$1,000,000
$500,000
$0
2019
2020 REVENUE
2021
2022
2023
2024
INFLATION ADJUSTMENT (2019 DOLLARS)
2025
Year
Inflation-Adjusted Revenue
% Change
2019
$1,560,362
2020
$1,127,941
-28%
2021
$1,277,654
-18%
2022
$1,152,042
-26%
2023
$1,158,044
-26%
2024
$1,267,395
-19%
2025
$1,642,160
5%
Property Valuation
UHGID 2019-2025
$35,000,000
$30,000,000
$25,000,000
$20,000,000
$15,000,000
$10,000,000
$5,000,000
$0
2019
2020 VALUE
2021
2022
2023
INFLATION ADJUSTMENT (2019 DOLLARS)
2024
2025
Year
Inflation-Adjusted Value
% Change
2019
$19,478,837
2020
$19,126,661
-2%
2021
$18,324,665
-6%
2022
$17,684,681
-9%
2023
$16,509,469
-15%
2024
$18,394,533
-6%
2025
$22,691,240
16%
DDA/General Fund Budget Considerations As City Council considers ballot measures for DDA formation, one key opportunity is for the DDA to share financial responsibility for a category of services that may be described as community enrichment services — programs and projects that meaningfully contribute to the quality of life, vibrancy, and character of the community. DDAs in other communities have served as funding partners for enrichment services provided within a district’s boundaries. This model would allow the City to direct limited General Fund dollars toward essential services, while the DDA sustains programs that strengthen the district and the broader community. In addition to sharing costs for services the City funds today, the DDA could also serve as a resource for addressing some of the City’s currently unfunded needs within the district — projects and programs that have been identified through master plans, facility assessments, or community priorities but that lack a dedicated funding source. The table below organizes potential DDA investments by category, consistent with the investment categories anticipated in the Plan of Development. The examples listed under each category are illustrative rather than exhaustive; they are intended to convey the kinds of programs and projects that could fall within each category, including both services the General Fund supports today and needs that are currently unfunded.
Investment Categories for DDA Funding Consideration Investment Category
Illustrative Examples
Notes
Public Space Maintenance & Operations
• Pearl Street Mall landscaping operations —
Currently funded by the General Fund through Parks & Recreation and Facilities; these are candidates for cost-sharing with the DDA. Long-term plans call for incorporating a permanent public restroom into the Civic Area plan.
Redevelopment & Development Partnerships
• Civic Area East Bookend development
Tax increment financing is the primary DDA tool for this category. Individual projects would be subject to negotiated agreements, the Plan of Development, and Council/DDA Board approval.
trees, flowers, snow removal, and general maintenance • Pearl Street Mall public restroom operations — security and cleaning • Temporary public restrooms supporting the Farmers Market on 13th St. • Enhanced cleaning, trash/recycling, and graffiti abatement within the district
partnership — public participation in delivering the vision for the site, including public plaza and open space outcomes • Redevelopment of the 14th Street lot and other City-owned properties within the district
Investment Category
Illustrative Examples
Notes
• Public-private partnerships for mixed-use
infill that delivers community benefits (e.g., workforce housing, structured parking, ground-floor activation)
Placemaking & Public Realm Improvements
• Arboretum Path improvements • Pearl Street Mall capital refresh — lighting, furnishings, wayfinding, and public art
• Streetscape and gateway enhancements
Scope and timing would be established through the Plan of Development and coordinated with City capital planning.
on University Hill
Economic Vitality & District Reinvestment
• Hill Reinvestment Strategy — a City-led
Hill Improvements have historically been funded by the General Fund through the Office of Culture and Economic Development.
Events, Activation & Cultural Programming
• Operational support for signature events
Complements existing Special Events support; scalable to district revenue.
initiative to strengthen the economic vitality and public environment of the Hill commercial district • Storefront/façade improvement and tenant-readiness programs • Business retention, recruitment, and district marketing and markets (e.g., Farmers Market)
• Seasonal activations, performances, and
community programming in public spaces
Access, Mobility & Parking
• Pedestrian and bicycle access
Aligns with the role of parking revenue in the proposed DDA funding structure.
Safety & Hospitality
• Downtown/district ambassador services • Supplemental safety and hospitality
Commonly DDA-funded in peer communities; would coordinate with existing City services.
improvements within the district • Parking facility maintenance and modernization • Transit connections and shared mobility amenities
presence during peak periods and events
Note: This table is intended as a working draft for Council context. Amounts, program eligibility, and DDA authority to fund specific items are subject to staff analysis, legal review and DDA Board approval.
Boulder DDA Formation - Peer DDA Investment Results
Longmont
Downtown Hotel Development After years of efforts to build a hotel in downtown, a public private partnership between the city, the Longmont DDA, the Longmont General Improvement District, and the developer led to the creation of an 84-room boutique hotel on what was previously a surface parking lot in the center of downtown. Completed in early 2026, the hotel is expected to draw more visitors to downtown who had previously been choosing to stay at hotels in other communities.
Fort Collins
Old Town Square Old Town Square has been the heart of downtown Fort Collins since the DDA partnered with a local developer in 1985 to turn one block of Linden Street into a pedestrian plaza surrounded by new infill development. This visionary public private partnership helped spur the revitalization of downtown. In 2015, the DDA and the city partnered to refurbish and reimagine the square so it would continue to be a vibrant place for both visitors and residents for decades to come. The DDA owns and maintains the square’s public spaces.
Glenwood Springs
6th Street Improvements Once a 5-lane highway, in 2025 the Glenwood Springs DDA partnered with the city to turn 6th Street into a pedestrian-oriented main street that anchors north downtown. The implementation of this longtime vision not only created a more inviting pedestrian experience with wider sidewalks and new patios but also connected the north and south downtowns with a new roundabout and the creation of a public park at the entrance to the footbridge across I-70.
Fort Collins
Alley Activation The Fort Collins DDA is responsible for design and construction efforts to reimagine and transform Fort Collins’ alleys into vibrant, active public spaces that contribute to a more walkable and dynamic urban core experience. Since 2006, 15 alleys have been completed.
Colorado Springs
Tenant Ownership Loans The Loan Program for Tenant Ownership (LPTO) is designed to help existing Downtown storefront business owners purchase their existing location or another property within DDA boundaries. This program seeks to bolster retail stability, enhance economic vitality, and increase the number of owner-occupied buildings Downtown by helping businesses access additional capital. Through this program, businesses can access loans up to $250,000 that are associated with the purchase of real estate within the DDA boundaries.
Colorado Springs
Affordable Live/Work The Colorado Springs Downtown Development Authority and Downtown Ventures, a charitable nonprofit, are working with Minneapolis-based Artspace, the nation’s leading developer of artist housing, to bring affordable housing for creatives to the city center. The mixed-use property will provide 51 one- and two-bedroom live-work units to serve artists and creatives making 60 percent or lower of Area Median Income. The building also will have about 20 artist studios. This project is designated through the Pikes Peak Enterprise Zone, making donations handled through Downtown Ventures eligible for a tax credit.
Colorado Springs
TIF Reimbursement Agreements The Colorado Springs DDA offers TIF reimbursement agreements for residential projects that demonstrate alignment with the priorities of the Plan of Development. Projects are eligible for up to 65 percent TIF reimbursement, minus fees and obligations, and not to exceed eligible expenses. Projects deemed extraordinarily catalytic in nature, particularly those offering affordable housing, may be eligible for higher TIF reimbursement.
Casa Mundi Lofts, a woman-led redevelopment of a parking lot into 27 loft-style units, partially-funded through TIF reimbursements
Ann Arbor
People-Friendly Streets Ann Arbor’s DDA started a capital improvement program focused on making the streets in downtown safe and comfortable for people of all ages and abilities using all modes of transportation. These projects prioritize people, place making, and resiliency. An example is the Miller-Catherine protected bikeway, completed in 2022, which created a protected two-way bike lane. The project also upgraded infrastructure that enabled the construction of a 68-unit affordable housing development.
Miller-Catherine Protected Bikeway