Greeley City Council Work Session – December 9, 2025

The Greeley City Council held a work session on Tuesday, December 9, 2025, from 6:00 to 6:59 p.m. in City Council Chambers at City Center South, 1001 11th Avenue, Greeley, Colorado, with hybrid participation available via Zoom. Six councilmembers were present; Councilmember Johnny Olson was excused. The agenda focused on the Civic Campus project and plan of finance, a postponed Greeley Urban Renewal Authority update, and the 2025 third quarter financial review. No formal action was taken, but Council reached consensus on the recommended Civic Campus financing structure.

Reports from Mayor and Councilmembers

• Mayor Pro Tem Melissa McDonald announced the Community Christmas Party at the Rodarte Center on Saturday, December 13, from 1 to 3 p.m., and the Annual Holiday Employee Luncheon on Thursday, December 11, from 11 a.m. to 1:30 p.m.
• Mayor Dale Hall reported attending a United Way of Weld County event where former Mayor Tom Norton and Kay Norton were honored as “Humanitarians of the Year.”
• Councilmember Ryan Roth reported attending a District 6 School Board meeting to finalize the turkey drive contest; the city and District 6 raised approximately 135 turkeys together, and District 6 won the trophy.

Discussion Items

Civic Campus Project Update and Plan of Finance

• Assistant City Manager Kelli Johnson, CFO Allena Portis, and Richmark Vertikal representatives Walker Thrash and Adam Frazier presented the update beginning at 6:04 p.m. Johnson described the project as a “once in a generational opportunity” to shape downtown Greeley and align the city, Weld County, and School District 6 around a centralized campus with private investment and walkable connections to Lincoln Park.
• Project milestones: an MOU with Richmark Vertikal was executed in October 2024; master plan concepts were presented in March 2025; initial funding options were reviewed in May 2025; and Council approved the predevelopment agreement and $10.7 million predevelopment budget in August 2025. The city has invested over $4 million, Weld County has invested over $5 million, and School District 6 has issued $43 million in COPs. The city has executed a letter of intent for a land swap with the school district.
• The proposed City Hall is estimated at approximately 104,000 square feet with a projected cost of $80 million. Economic impact estimates prepared by Anderson Analytics showed $423 million in total new investment, about 3,480 construction jobs over five years, and $12.8 million in retail demand during construction; at full operation, the campus would support about 1,500 jobs and $12.3 million in annual retail demand.
• Portis presented four financing options: certificates of participation (COPs), a bank loan with COP refinancing, a rent-to-own model, and a special district structure. The recommended structure was COPs with capitalized interest, requiring no payments in years 1–2, interest-only payments in years 3–5, and an estimated total cost of ownership of $130 million. The average annual payment under the recommended COP option is about $5.1 million. Other modeled total ownership costs were $137–$148 million for a bank loan with COP refinancing, $139–$157 million for rent-to-own with refinancing, and $125–$147 million for a special district. COP issuance would likely occur in fall 2026.
• Funding would come from the general fund and food tax, with a possible new city administrative facilities impact fee on new development. The impact fee study is expected to be completed in January, with council consideration in spring 2026. The food tax generates approximately $12 million annually; under the recommended schedule, food tax would not be used until 2029.
• Councilmember Deb DeBoutez noted that starting in 2029, approximately $7 million of the food tax — roughly half of the annual food tax revenue — would be directed to the Civic Campus and MERGE projects, calling it something to consider. Councilmember Brian Rudy expressed concern about the proposed new administrative facilities impact fee, calling a fee “just another name for tax” and saying it needs further discussion. Councilmember Tommy Butler suggested exploring shared council chambers to avoid duplicating chambers across the city, county, and school district. Mayor Pro Tem McDonald praised the project team for delivering clear and efficient information, and Councilmember Roth thanked the team, noting he and Rudy had received a project briefing on Friday.

Greeley Urban Renewal Authority Overview and Informational Update

• This agenda item was postponed to a later meeting because the scheduled presenter was unavailable.

2025 Third Quarter Financial Review

• Division Treasurer Robert Miller presented the review beginning at 6:49 p.m. He reported slower economic growth in 2025, inflation continuing at 3.1%, stable unemployment in Weld County, and the potential for further interest rate declines.
• As of October 31, the city held $418 million in cash and investments. The city recognized $11.8 million in interest earnings for 2025 and expected to exceed the interest earnings budget by over $6 million.
• Sales and use tax growth was approximately 1% compared with the budgeted 5%, with online sales tax driving most of the growth while other categories, including dining out, were not meeting previous-year levels. Sales and use taxes were projected to end the year $3.8 million below the 2025 budget.
• New construction revenue improved after permits for an additional 298 units, mostly multifamily, reducing the projected 2025 budget shortfall to $4.2 million. Oil and gas revenues were projected to slightly exceed the 2025 budget despite a decline in severance taxes.
• Overall, the city projected a $2.1 million increase from the 2025 budget across all funds, and the general fund was expected to end the year with a fund balance about $2 million greater than adopted in the 2025 budget and projected in the 2026 budget.
• Councilmember DeBoutez asked about slowing sales tax growth; Miller said operational savings and other revenues would offset major declines. Councilmember Roth asked about the sustainability of interest earnings; Miller said maintaining higher cash and investment balances was designed to maximize earnings despite potential rate changes.

Key Outcomes

• Council reached consensus to proceed with the recommended COP financing structure with capitalized interest for the Civic Campus project. Staff will provide a comprehensive plan of finance document in the coming weeks; COP issuance is expected in fall 2026; and an impact fee study is due in January, with possible council presentation in spring 2026.
• The Greeley Urban Renewal Authority overview was postponed to a later meeting.
• The 2025 third quarter financial review was received by Council; no formal action was taken because it was a work session.
• Mayor Hall reminded councilmembers that council photos will be taken at 5:15 p.m. the following week. With no further business, the meeting adjourned at 6:59 p.m.