Brighton officials begin push to replace expiring urban renewal authority with Downtown Development Authority

Brighton leaders heard a presentation on Jan. 14 laying out a multi-step plan to form a Downtown Development Authority, a local taxing and management district that officials say could provide long-term, dedicated funding and services for downtown.

Consultants from Progressive Urban Management Associates and legal counsel from Spencer Fane told the Brighton City Council and the Brighton Urban Renewal Authority that the Urban Renewal Authority’s downtown plan area will sunset in 2027 and, unless an alternative is adopted, dedicated downtown funding will end. Aaron Herrera, executive director of the Brighton Urban Renewal Authority, said the authority “cannot do this without your support” and introduced the consultant team.

A DDA is created under Colorado state law and is intended to support economic vitality and physical improvements in a central business district, consultants said. Unlike urban renewal, a DDA does not require finding “blight” and does not have eminent domain authority. Instead, a DDA implements a “plan of development” and can use tax-increment financing and (with voter approval) a mill levy to capture future increases in property and sales tax within its boundary.

Brad Siegel of Progressive Urban Management Associates (PUMA) and Amanda Kennard (PUMA) described a three-phase schedule: a feasibility phase completed now, a plan-of-development phase through spring and early summer, and — if enough stakeholder support is found — an ordinance to trigger a vote within the proposed DDA boundary on the November ballot. Siegel said 2025 would be the base year for capturing future tax increment if voters approve. Consultant Tom George of Spencer Fane told council that a DDA board would be appointed by council and typically include downtown property and business stakeholders and possibly a council seat.

Council members pressed consultants on the likelihood of winning a vote, who would lead a campaign and how much initial funding might be required. Siegel said organizers are seeing “momentum” among property and business owners and that, in a town the size of Brighton, a committed group of “a dozen stakeholders” could be sufficient to drive a successful election. He said the consultants will be frank in June if there is not enough support to proceed. On seed funding, BURRA representatives said the authority could “seed” the DDA with reserves and estimated roughly $500,000 to $1 million may be needed up front to stand up operations until incremental revenue appears.

Consultants and council discussed governance, voting rules and potential geographic scope. The statute permits a 5-to-11-member board appointed by council; board members must have a stake within the district (property owner, business owner or resident). Voting in a DDA election is limited to people and entities inside the DDA boundaries: registered resident voters who live within the boundary, property owners and lessees; ownership structures affect the number of votes (entities designate a person to vote on their behalf). Consultants said the size and composition of the boundary will affect how many voters are eligible — they estimate “hundreds” in the current borough boundary and emphasized the need to balance scale and benefits.

Council members and Urban Renewal Authority commissioners asked for clarity on likely boundary options, potential impacts to downtown assets (including the Armory), and what happens if voters reject the measure. Consultants said the city has been modeling a plan for the Armory should BURRA sunset and reiterated that if a DDA is not formed, downtown funding would have to compete with other city priorities. Several council members and BURRA commissioners said they support the planning work so far and urged continued outreach to business owners and residents.

The consultants said they will continue stakeholder outreach, refine boundary mapping and bring a draft plan of development and supporting materials back to council in early summer. If sufficient support exists, council would consider an ordinance to call a DDA election later in 2025. No formal action or ordinance was taken at the Jan. 14 session; the presentation was informational and the council directed staff and consultants to continue the feasibility and outreach work.

Votes and formal actions: none. The council did not take a motion or vote on DDA formation at the Jan. 14 study session; consultants will return with a recommended plan and possible ordinance later this year if stakeholder support develops.