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Home My WebLink About2026-07-27 Special Study Session NotesPage 1 of 6 NOTES CITY OF WHEAT RIDGE, COLORADO SPECIAL STUDY SESSION Monday, July 27, 2026 The Special Study Session was held in a hybrid format, with Councilmembers, City staff, and members of the public participating either in person at the Municipal Building (7500 West 29th Avenue, Wheat Ridge, Colorado) in Council Chambers, or virtually. CALL TO ORDER Mayor Stites called the Special Study Session to order at 8:10 p.m. ATTENDANCE Councilmembers Present: Rachel Hultin; Dan Larson; Kathleen Martell; Scott Ohm; Mike Okada; Patrick Quinn; Jenny Snell; and Susan Wood. STAFF IN ATTENDANCE City Manager Patrick Goff; Deputy City Manager Marianne Schilling; City Attorney Gerald Dahl; Director of Parks and Recreation Karen O’Donnell; Director of Public Works Kent Kisselman; Senior Deputy City Clerk Onorina Maloney; and other staff members, interested citizens, and guests. Public Comment on Agenda Items No members of the public signed up to speak. Agenda Item 1 - Round Two 2026 Polling Results City Manager Goff introduced the item, providing background on the City's planning efforts, including the City Plan, Facilities Master Plan, capital planning workshops, and community surveys. He stated that the discussion focused on whether the community should be given the opportunity to consider funding options for identiﬁed priorities. Polling Results Presentation – Ryan Winger, Magellan Strategies Ryan Winger of Magellan Strategies presented the results of the second statistically valid survey of Wheat Ridge voters, conducted July 13–21, 2026, with 672 participants. The survey tested actual ballot language, including the standard Taxpayer’s Bill of Rights (TABOR) “shall taxes be increased” language. Page 2 of 6 Key findings included: •After receiving additional information regarding project needs and funding challenges, support increased to 71 percent, with opposition decreasing to 23 percent. • The most persuasive messages focused on streets, sidewalks, and the lack of a dedicated funding source for infrastructure maintenance. • Maintaining access to community spaces, parks, and properties associated with former elementary schools also received strong support. • Respondents generally preferred a sales tax over a property tax, citing broader distribution among those who shop and dine in Wheat Ridge. • Opposition was primarily associated with general resistance to tax increases, concerns regarding City financial management, and concerns about including multiple projects within a single measure. • Winger noted that additional testing indicated opponents generally remained opposed to a tax increase regardless of the proposed rate. Winger also reviewed results from alternative project groupings and stated that removing certain projects reduced overall support, with the strongest support occurring when the full list of proposed investments was presented. He noted that the results provided ﬂexibility regarding potential project groupings because no single project appeared to signiﬁcantly affect overall support. Bond Capacity Presentation – Andrew Ma, Piper Sandler City Manager Goff introduced Andrew Ma, Assistant Vice President at Piper Sandler, who presented the City's debt capacity under different sales tax scenarios and financing instruments. Ma reviewed Certificates of Participation (COPs) and sales tax revenue bonds as potential financing mechanisms. He explained that COPs generally provide greater borrowing capacity but require pledged collateral, while revenue bonds require voter authorization and are secured by pledged revenues. Under current market assumptions, estimated borrowing capacity under a 1 percent sales tax scenario was approximately $151 million through COPs and approximately $121 million through sales tax revenue bonds. Estimated capacity under lower sales tax scenarios would be reduced accordingly. Ma discussed the potential use of phased financing approaches, noting that municipalities often issue debt in stages as revenues become available. He also recommended using conservative interest rate assumptions when evaluating future financing due to current market uncertainty. He noted that Wheat Ridge’s AA-minus bond rating positions the City favorably in the municipal bond market. Discussion Council discussion included financing options, bond market conditions, potential impacts of competing ballot measures, project groupings, and possible sales tax scenarios. Councilmembers expressed interest in additional information regarding phased financing models, total project costs, alternative funding sources, and the potential tax rate needed to address all identified projects. Page 3 of 6 Staff confirmed that additional scenarios and updated information would be presented at the August 3, 2026, study session prior to Council consideration of potential ballot language. Council also discussed the potential impact of other sales tax measures appearing on the November ballot. Winger stated that while competing measures could affect voter decisions, polling results indicated sufficient support to provide flexibility in considering the proposed measure. Councilmember Okada requested additional analysis of a higher sales tax scenario to determine the potential funding capacity. Staff agreed to include this information in future discussions. Council reached consensus to continue the discussion at the August 3, 2026, study session and requested additional information regarding project costs, financing options, and potential funding sources. Agenda Item 2 – Wilmore Davis Draft Purchase Agreement City Manager Goff presented the proposed acquisition and reuse of the former Wilmore Davis Elementary School property. He clariﬁed that the discussion was not a request for approval, but rather an opportunity for Council to provide direction to continue negotiations and return with ﬁnal agreements at a future meeting. Transaction Structure Following the closure of Wilmore Davis Elementary School, the City conducted a Request for Interest process and evaluated nine proposals. In June, Council expressed consensus to move forward with Spectra Centers as the preferred partner. The proposed transaction would occur in two steps. The City would first acquire the approximately 7-acre property from Jefferson County Public Schools (Jeffco Schools) through the district’s municipal interest process. The City would then retain approximately 2.5 acres for future neighborhood park use and convey approximately 4.5 acres, including the existing school building, to Spectra Centers. Financial Terms The proposed financial terms include: • Purchase price from Jeffco Schools: approximately$2,840,000, at the lower end of the district’s appraised value range. • Sale price from the City to Spectra Centers: approximately $2,750,000. • Estimated net City cost for the 2.5 acres of future parkland, including brokerage commissions and closing costs: approximately $172,000. City Manager Goff noted that the estimated cost is within the $2 million allocated in the Open Space Fund for the Wilmore Davis and Kullerstrand properties. Staff is also exploring potential Jefferson County Open Space grant funding that could further reduce the City’s cost. Agreement Terms and Protections Page 4 of 6 The draft purchase and sale agreement with Jeffco Schools addresses acquisition, due diligence, subdivision, and customary closing requirements. The agreement with Spectra Centers includes contingencies related to financing, licensing, execution of a development agreement, and a right of first refusal in favor of the City should Spectra Centers sell the property in the future. City Attorney Dahl explained that the two transactions are structured to close simultaneously, meaning both transactions must proceed or neither transaction would occur. He also noted that the agreements rely on the same due diligence materials. Discussion included the importance of the right of first refusal provision as a safeguard to ensure future uses remain consistent with community expectations. Community Engagement Staff intends to hold a neighborhood information meeting with Spectra Centers later in the summer following Jeffco Schools’ approval. Parks and Recreation will conduct separate public engagement regarding future design and programming for the park portion of the property once acquired. Discussion Council discussion included general support for the proposed transaction and appreciation for the structure of the agreement. Discussion also included whether the anticipated acquisition of the Wilmore Davis property should remain identified as a separate item in proposed ballot language. City Manager Goff noted that the ballot language discussion would continue at the upcoming study session and that any reference to the former school properties could potentially be redirected toward future park development costs, as current Open Space funds address acquisition but not development. Council also discussed community feedback received through Engage Wheat Ridge meetings and the importance of continued public engagement regarding the future use of the property. Council expressed support for continuing negotiations with Jeffco Schools and Spectra Centers, finalizing the purchase and sale agreements, and returning to Council with final agreements for consideration. 3. Staff Report – Mid-Year Budget City Manager Goff provided the 2026 mid-year budget update as required by the City Charter and noted that a hard copy of the report would be distributed following the meeting. He reported that the City's overall financial position remains stable. Highlights of the report included: • General Fund revenues are tracking at approximately 99 percent of budget, with sales tax revenues approximately 3.3 percent higher than the same period in 2025. Page 5 of 6 • Use tax revenues are below projections due to the timing of development permits issued in 2025; however, staff anticipates the Aura project at the former American Motel site may generate additional revenue before year-end. • Grant revenues are exceeding projections. • Speed safety camera revenues are below projections due to unpaid citations, the absence of a collections program, and cameras not yet being fully activated. • Expenditures are approximately $4.5 million below projections, primarily due to reduced winter weather-related costs. • The General Fund balance is projected to end the year at approximately 23 percent, below the City's 25 percent policy target but above the minimum threshold established by City policy. 4. Elected Officials Reports Councilmember Okada thanked the Mayor, Mayor Pro Tem Hultin, Councilmembers, and staff for their participation in the Engage Wheat Ridge initiative and reflected on the community conversations held throughout July. Councilmember Larson reported on a police ride-along and a tour of the new mobile police incident command center. He shared that the Police Department is evaluating potential adjustments to patrol beats based on changes in service demands following recent community changes. He also reported attending the Peach and Honey Fest at The Green on 38th Avenue and requested that staff explore opportunities for signage recognizing service organizations located in Wheat Ridge. Councilmember Wood reflected on participation in district meetings, Clear Creek trail walks, a City Hall tour, and Denver Regional Council of Governments (DRCOG). She expressed appreciation for residents who participated in Engage Wheat Ridge activities. Councilmember Quinn expressed appreciation for Engage Wheat Ridge events and reported attending The Ives II groundbreaking, a Parks and Recreation Commission tour, and an Optimist Club meeting. He also shared information regarding the Smart 911 program offered through Jeffco Dispatch, which allows residents to provide information to assist first responders. Councilmember Martell shared appreciation for community participation in Engage Wheat Ridge events and provided an update regarding District 1 engagement activities. She announced her upcoming absence and shared information regarding the final presentation of the Math and Make program at Clear Creek Makerspace. Councilmember Snell expressed appreciation for staff and community participation in Engage Wheat Ridge and announced upcoming Council office hours. She also reminded the community about National Night Out. Page 6 of 6 Mayor Pro Tem Hultin provided updates from the DRCOG board meeting, including discussions regarding a voluntary building policy collaborative roadmap and a regional housing strategy. She also reminded Councilmembers to submit nominations for the Council partner award for upcoming business awards and encouraged participation in upcoming community events. Mayor Stites thanked staff and Councilmembers for their participation in the first annual Engage Wheat Ridge initiative and expressed appreciation for the community engagement generated through the events. He recognized recent community activities and encouraged participation in upcoming events, including National Night Out. ADJOURNMENT Mayor Stites adjourned the July 27, 2026 Special Study Session at 9:44 p.m. _________________________________________________ Rachel Hultin, Mayor Pro Tem __________________________________________________ Onorina Z. Maloney, Senior Deputy City Clerk