“SHALL GOLDEN TRIANGLE GID TAXES BE INCREASED $1.69M–$3.04M ANNUALLY · PERMANENTLY”
8TWO8 on Broadway (828 Broadway) · Survey Closes Nov 20

Your Rent & HOA Already Pay to Clean Your Block. Don’t Pay Twice for a $3M/Yr Tax.

In Denver’s urban commercial GIDs, commercial property pays 61%–85% of the tax. Here, 6,746 apartments and condos carry over half the bill while 9+ blocks of courts and museums pay $0.

2026 DENVER ASSESSOR RECEIPT · 828 BROADWAY · 200 APARTMENTS

8TWO8 on Broadway: +$40,528/Yr GID Tax (+$176/Apt · +$14.65/Mo)

Assessor Owner: HSR 828 LP · Appraised: $60.2M ($4,523,170 taxable) (+$35,158/yr residential + +$5,369/yr ground-floor retail NNN). Your monthly rent already pays to clean and patrol 828 Broadway, and residents hold 200 tenant votes vs. 1 corporate tower LLC vote under C.R.S. § 31-25-602(2).

SURVEY RULE 1) Check Renter/Owner → 2) Mark “No / Low” on EVERY row → 3) Click “Done” on Page 3 (incomplete ballots get thrown out!)
Check Your Building’s Tax Hit ↓ 1. Email City Council (5 Sec) ↓ 2. Survey: Vote “No” All 3 Pages ↗
SURVEY CLOSES NOV 20 0 mailers went to 6,746 Golden Triangle homes (in Cherry Creek, Phase 1 cost postcards drew 65.25% “Not Interested,” and 1,780+ neighbor signatures halted it when backers pushed ahead anyway).
01 · PAYING TWICE · NEVER EXPIRES

Your Rent & HOA Already Fund Cleanup and Security.

Monthly apartment rent and $450–$800/mo condo HOAs already pay private crews for trash, snow, sidewalks, and security, while a GID adds a permanent property tax with zero 10-year sunset and zero police power.

02 · WRONG NEIGHBORHOOD MATH

Urban Commercial GIDs Bill 61%–85% Commercial. Here, Homes Pay Over Half.

Ballpark and Broadway GIDs are 60.5% and 85.2% commercial, whereas Golden Triangle is 80% residential by market value, leaving homes with over half the bill when a commercial BID charges homes $0.

03 · RENTERS PAY · AND OUTVOTE LLCS ~20-TO-1

Tax Hikes Hit Renewals. And Tenants Outvote Tower LLCs ~20-to-1.

Landlords fold $80.6K–$113.5K/yr tower tax bills into renewal Base Rent, and on any GID ballot every 30-day renter gets 1 equal vote while a $173M corporate tower LLC gets at most 1 vote.

Annotated Receipt #01

How a “Property Tax” Lands on Your Next Lease Renewal

Tap your building below, then screenshot your building’s receipt ↓

1. Tap Your Apartment or Condo Building:
RECEIPT #01 · LEASE RENEWAL & TAX HIT 200 APTS
8TWO8 ON BROADWAY
828 Broadway · Appraised: $60.2M · 8.96 Mills
+$40,528/YR TAX
Current All-In 1BR Base Rent Includes building trash, snow removal, sidewalk & security ops ← YOU ALREADY PAY EVERY MONTH FOR THIS!
$2,355.00
Sub-Metered / Allocated Utilities Water, sewer, gas & electric (+ statutory $10 admin cap)
$98.40
Optional Garage Parking / Pet Add-On Resident-selected monthly portal add-ons
$175.00
+ NEXT LEASE RENEWAL HIKE (GID TAX)
8TWO8 on Broadway’s +$40,528/yr GID bill: +$35,158 residential ÷ 200 apts (+ $5,369 retail NNN)
+$14.65/mo
+$176/yr forever
Denver Property Tax Spike
+11.3% Tax Rate Jump
Jumps your building’s Denver property tax rate 11.3%, nearly doubling (+93%) the 9.628-mill City General Fund rate
Hidden Housing & Shop Tax
+0.6% Tax on Rent
Colorado doesn’t tax rent. This sneaks one into your lease (while NNN cafes & shops pay ~4× rates).
TABOR Ballot Sticker Shock
$3.04M/YR TAX HIKE
Mandatory ALL-CAPS TABOR ballot total. 1.5M+ museum and hotel visitors pay $0.
STOPTHEGID.COM DON’T PAY TWICE FOR YOUR BLOCK
SURVEY RULE 1) Check Renter/Owner → 2) Mark “No / Low” on EVERY row → 3) Click “Done” on Page 3 (incomplete ballots get thrown out!)
1. Email District 10 (5 Sec) ↓ 2. Survey: Vote “No” All 3 Pgs ↗
How Is This Calculated? (“What Is a Mill?” + HB25-1090 Lease Renewal Math)

1 Mill = $1 of annual tax per $1,000 of Colorado “assessed” value (not market value). Colorado assesses homes at ~6.1%–6.8% of market value (7.0%–7.5% blended on mixed-use towers) and shops at 25% (nearly 4× higher; 26% on vacant land in 2026, 25% in 2027). Tacking 8.96 mills ($8.96 per $1,000 assessed) onto Denver’s 79.6-mill baseline jumps the property tax rate +11.3%:

~$520K Condo (Prado Avg)
+$286/yr tax
$31,957 assessed (6.15%) added to county tax / escrow
$122.4M Tower (AMLI · 372)
+$80,570/yr (+$194/apt)
$8.07M apts (+$72.3K) + $926K retail NNN (+$8.3K)
$1.0M Local Cafe (NNN)
+$2,240/yr shop bill
$250,000 assessed (25% rate) billed 100% to tenant
Why property taxes hit renters at renewal: Colorado bans rent control, and since HB25-1090 barred landlords from itemizing property taxes as separate monthly portal junk fees, corporate landlords fold property tax hikes directly into Base Rent at renewal (Philly Fed WP 25-41: $0.50–$0.89 per $1 paid by tenants). Ground-floor cafes and shops (assessed at 25% on 100% NNN leases) get billed directly on top of Denver’s 8.00% food/drink and 9.15% retail sales taxes.
Compare All 23 Named Apartment & Condo Buildings (2026 Assessor Tax Table)
2026 Denver Assessor GID Tax Impact Across 23 Golden Triangle Buildings at 8.96 Mills (Per-Unit Column Uses Pure Residential Tax After Carving Out Ground-Floor Retail)
Building Address Homes Appraised Bldg GID Tax Per Unit
AMLI Golden Triangle855 N. Broadway372 Apts$122.4M+$80,570/yr+$194/yr (+$16.19/mo)
Modera Golden Triangle1025 Bannock323 Apts$132.5M+$84,175/yr+$246/yr (+$20.49/mo)
Dryden1140 Bannock420 Apts$173.0M+$113,549/yr+$244/yr (+$20.30/mo)
Kindred180 W. 10th Ave224 Apts$79.6M+$52,020/yr+$210/yr (+$17.54/mo)
Akin Golden Triangle955 Bannock97 Apts$37.6M+$22,847/yr+$236/yr (+$19.63/mo)
Citizen West 10140 W. 10th Ave393 Apts$151.2M+$94,966/yr+$232/yr (+$19.29/mo)
Parq on Speer909 Bannock301 Apts$160.7M+$107,580/yr+$313/yr (+$26.09/mo)
The Finch650 W. Colfax370 Apts$151.5M+$92,250/yr+$249/yr (+$20.78/mo)
The Parson990 Cherokee311 Apts$125.3M+$79,503/yr+$242/yr (+$20.13/mo)
Eviva on Cherokee1250 Cherokee274 Apts$100.4M+$61,155/yr+$223/yr (+$18.60/mo)
1000 Speer by Windsor1000 Speer224 Apts$93.4M+$56,855/yr+$254/yr (+$21.15/mo)
Acoma Apartments816 Acoma223 Apts$95.9M+$58,408/yr+$262/yr (+$21.83/mo)
8TWO8 on Broadway828 Broadway200 Apts$60.2M+$40,528/yr+$176/yr (+$14.65/mo)
Ten50 Broadway1050 Broadway284 Apts$112.6M+$70,828/yr+$238/yr (+$19.86/mo)
TriVista on Speer1350 Speer322 Apts$129.3M+$78,766/yr+$245/yr (+$20.38/mo)
Patten Gray370 W. 12th Ave250 Apts$89.2M+$56,502/yr+$214/yr (+$17.82/mo)
The Boulevard150 W. 9th Ave290 Apts$101.5M+$61,799/yr+$213/yr (+$17.76/mo)
Beauvallon Condos (North)975 Lincoln99 Condos$55.1M+$30,451/yr+$308/yr (+$25.63/mo)
Beauvallon Condos (South)925 Lincoln101 Condos$53.9M+$29,746/yr+$295/yr (+$24.54/mo)
Prado Condos300 W. 11th Ave108 Condos$56.2M+$30,924/yr+$286/yr (+$23.86/mo)
Belvedere Tower Condos475 W. 12th Ave74 Condos$47.5M+$26,461/yr+$358/yr (+$29.80/mo)
930 Acoma Condos930 Acoma58 Condos$33.7M+$18,507/yr+$319/yr (+$26.59/mo)
Museum Residences1200 Acoma31 Condos$24.6M+$13,839/yr+$446/yr (+$37.20/mo)
Live in a Boutique Condo or Run a Local Shop? Search All 419 Study-Area Properties (383 Parcels · 1,137 Schedules)
Citywide Audit · Council Budget Votes Mon Nov 9 & Mon Nov 16

Where Does Denver GID Tax Money Actually Go?

Certified 2026–2027 City budgets show new GIDs pitched at “~10% Admin” taking 21%–25% (and 78% at RiNo BID), backed by a 1949 200-signature loophole.

Follow the Money ($48.7M Audit) →
Annotated Receipt #02

The $0 Map & Central Denver GID Assessor Check

Nearly one-third of our map ($1.44B) pays $0, and unlike every active urban Denver GID, residents carry over half the bill ↓

RECEIPT #02 · DENVER ASSESSOR GIS ROLL $4.67B STUDY AREA
Who Pays $0 vs. Who Pays Most of the Bill: Golden Triangle GID Block Map Parcel map of all 1,137 certified 2026 Denver Assessor study-area schedules (383 parcel footprints; $4.67B appraised value) in the proposed Golden Triangle GID showing 9+ square blocks of U.S. Mint, State Courts, City Buildings, Post Office, and Museums paying $0 exempt ($1.44B · 30.7% of map), Urban Villages' $82.3M Populus Hotel sitting across W. Colfax (50 ft north of the Colfax centerline, 100 ft from Golden Triangle parcels, inside Downtown's commercial BID) paying this GID $0, 5 sponsor-owned Bannock/Acoma parcels ($15.99M), and 5,847 apartments, 687 residential condos, and 90 rowhomes ($2.59B · 55.4% of map; 79.9% of non-exempt market value) carrying over half of the certified GID tax base (53.3% by parcel; 50.3% pure residential class split). W COLFAX AVEW 14TH AVEW 13TH AVEW 12TH AVEW 11TH AVEW 10TH AVEW 9TH AVEW 8TH AVEW 7TH AVEW 6TH AVEFOXELATIDELAWARECHEROKEEBANNOCKACOMABROADWAYLINCOLN SPEER BLVD POPULUS HOTEL ($82.3M) → $0 TO THIS GID Across Colfax (in Downtown BID) · $0 here $0 EXEMPT · 9+ CIVIC & MUSEUM BLOCKS Courts, Mint, Library, DAM ($1.44B · 31% = $0) SPONSOR’S BANNOCK LOTS (5 PARCELS) 3 vacant fenced lots · $16.0M Assessor value BLUE = 6,746 HOMES (80% NON-EXEMPT VALUE) Over half of GID tax · AMLI bldg = +$80.6K/yr Proposed GID Tax Line (45+ Blocks) Apartments & Condos ($2.59B · 80% Non-Exempt) $0 Exempt Gov't, Mint & Museums ($1.44B · 31%) Sponsor Bannock/Acoma Lots (+ Populus Yellow)
Tap any block or callout on the map ↑ 9+ blocks of City Courts/Detention ($273.6M), State Supreme Court ($242.5M), Denver Art Museum ($178.4M), City & County Bldg ($147.8M), Library ($121.7M) & U.S. Mint ($43.5M) = $1.44B (30.7% of map) paying $0.00, and the $82.3M Populus Hotel across W. Colfax (inside Downtown’s commercial BID) pays this GID $0.00.
Certified 2026 Assessor Check: Share of GID Tax Base (HB24B-1001) All Urban Denver GIDs
Denver GID Commercial Share Residential Share 2027 Levy & Precedent
South Broadway 85.2% 14.8% 8.960 mills · Petition flyers to all residents + 3 bldg events
14th Street 83.9% 16.1% 0.000 mills ($550K/yr special charges) · Convention/hotel corridor
RiNo 77.2% 22.8% 4.000 mills (+ Brighton charges) · Industrial/entertainment
Ballpark 60.5% 39.5% 5.000 mills · Coors Field entertainment district
Sun Valley Redev / Utility 0 Homes Taxed 6.000 mills + $125/unit DHA PILOTs · 0 private homeowners taxed
Cherry Creek (Prop.) N/A Res. Mix Halted Before Petition · Pushed past 65.25% “No” survey until 1,780+ sigs & press stopped it
Golden Triangle (Prop.) 49.7%
(46.7% parcel · 20.1% mkt)		 50.3% TAX
(53.3% parcel · 79.9% mkt)		 Outlier: Only urban GID >50% homes · 6,746 homes · 0 mailers
+ Verify Assessor Methodology (HB24B-1001) & Why Homes Pay $0 in a Commercial BID
Percentages above use exact certified 2026 Denver Assessor HB24B-1001 statutory class splits (separating 25%-assessed ground-floor retail from 6.80%-assessed apartments inside mixed-use towers across all condo and parcel layers); by whole parcel, Golden Triangle apartments and condos carry 53.3% ($180.5M vs. $158.3M), and in Jan 2028 (when 26% vacant land drops to 25% on the 2027 roll), homes’ pure-residential share rises even higher to 50.31%. Under Colorado’s BID Act (C.R.S. § 31-25-1203(2)), apartments and condos pay $0 in a commercial BID (just like the commercial-only Santa Fe BID on our western edge), and because a GID cannot charge a visitor sales tax (C.R.S. § 31-25-612), 1.5M+ museum, court, and hotel visitors pay $0. (Denver’s only other active GID is 1994 Gateway Village, Ord. 551-1994, 84.1% residential, a far-northeast raw-land subdivision near DIA built before homes existed.)
STOPTHEGID.COM DOWNLOAD RAW SVG MAP ↗
Annotated Receipt #03

What Your Existing Denver Taxes Already Fund

Colorado law bars a GID from duplicating City projects or services. Here is what Golden Triangle taxpayers already pay for ↓

RECEIPT #03 · ALREADY FUNDED BY DENVER TAXPAYERS $0 GID NEEDED
1 · $11.38M Contract Approved

5280 Trail Is Already Funded

SEMA Construction’s $11.38M Acoma trail contract (File #26-1310, Oct 2026 groundbreaking) is already paid for by voter GO Bonds. $0 GID tax needed.

2 · $51,792/Yr Active District

Acoma Upkeep Already Has a Tax District

Both trail blocks on Acoma (10th–12th Ave) already sit inside their own maintenance district (CB26-1527). $0 needed from homes blocks away.

3 · $84M Sidewalk Program

Sidewalks Are Billed on Utility Bills

Since Jan 2025, DOTI’s Ord. 307 Sidewalk Enterprise bills every tower $1,445–$3,900+/yr to rebuild sidewalks. 0 active Denver GIDs rebuild sidewalks.

4 · 0 Police · 0 STAR Vans

GIDs Only Hire Unarmed Contractors

STAR and sworn police are City-funded. 0 of 6 Denver GIDs get a STAR van or police; they hire unarmed ambassadors who dial the same free 911 / 913-STAR line.

+ Verify City Contracts, Non-Duplication Statute (C.R.S. § 31-25-602(1)) & Ordinances
Non-Duplication Mandate · C.R.S. § 31-25-602(1) & Finding (e) (CB24-0766 / CB25-0917)
Colorado statute bars GIDs from duplicating existing or planned municipal improvements, and Denver’s GID ordinances extend that bar to municipal services, leaving residents taxed strictly for supplemental private cleaning/ambassador contractors (where certified City filings show new GIDs spend 21%–25% on Admin overhead; see citywide audit).
1. 5280 Trail Construction · Council File #26-1310 & Acoma LMD (Ord. 652-1996 / CB26-1527)
Funded by the 2021 RISE Denver GO Bond (6.500 Bond P&I mills; NTP + 540 days), 0.25% Parks Legacy tax ($3.2M 10th & Acoma park site), and Nov 2025’s $950M Vibrant Denver GO Bond (Issue 2A, $441M transportation; optional elements installed “with adjacent development” per DDAB Slide 4). Ongoing upkeep on N. Acoma St (10th–12th Ave) is already assessed via CB26-1527 ($51,792.30 in 2027), whereas Ballpark (CB24-1731–1734) and Broadway (CB25-1974–1976) dissolved all 7 Pedestrian Mall LMDs onto neighbors.
2. Sidewalks (Ord. 307 / CB24-1076) & Crisis Response (STAR / DPD Dist. 6)
DOTI’s Sidewalk Enterprise (~34 miles started in 2025–2026; $84M / 76 miles in 2027–2028 incl. Santa Fe Dr on Slide 26; Golden Triangle interior scheduled 2029–2032 on Slide 30) already charges $150/yr + $3.50/linear ft over 230 ft. STAR ($6.9M General Fund + 0.25% Caring for Denver tax) launched its June 2020 pilot inside DPD District 6 (1 block north of Denver Health, 777 Bannock St).
+ In P.U.M.A.’s Own Words: Global Trends Reports (2020 · 2023 · 2026)
Office BID Erosion vs. Apartment Resilience (2023 p. 8; 2026 pp. 8, 14) P.U.M.A. notes “business improvement district (BID) formation and renewal are specialties of the firm,” then warns downtown office values fell ~60% (citing Denver office losses in fn. 49), “leaving BIDs and assessment-based districts more vulnerable,” while rental apartments kept “strong demand, relatively low vacancy, and consistent rental premiums.”
Rent Hikes Worsen Homelessness (2020 p. 8; 2026 p. 13) P.U.M.A.’s own research warns: “Half of American renters are cost-burdened, and a quarter spend over 50 percent of their income on housing... Research shows that homelessness rises faster where rent exceeds a third of income” (reiterating in 2026 that homelessness “correlates strongly with housing costs”).
1 Tax District Cannot Solve It (2020 p. 4; 2023 pp. 3–4) P.U.M.A. writes that “the homelessness crisis is a societal challenge that exceeds the capacity of any one organization to address” and “will require regional approaches” (reiterating in 2023 that longer-term solutions “should be advanced by regional coalitions” rather than one neighborhood’s rent bills).
Crime Reality vs. Sales Pitch (2026 pp. 11, 19, 26) P.U.M.A.’s 2026 report notes violent and property crime rates “fell in 2024 to their lowest recorded levels since the 1960s. Yet public perception has consistently lagged reality,” while independent restaurants “declined by 2.3% in 2025” under inflation (53%), right where a GID adds a 25%-assessed NNN tax.
Verify P.U.M.A. Global Trends (2020–2026) ↗ File #26-1310 ($11.38M 5280 Trail Contract) ↗ DOTI Acoma 5280 Plans ↗ DOTI Sidewalks (Ord. 307) ↗ Denver STAR Program ↗
STOPTHEGID.COM DON’T PAY TWICE FOR CITY SERVICES
Annotated Receipt #04

Who Funded the Study, and How Nov 20 Closes the File

Zero City ordinances require a GID, and P.U.M.A.’s own Fact Sheet says it advances only with community support ↓

RECEIPT #04 · STUDY FUNDING & PUBLIC RECORD IRS EIN 87-3195005
P.U.M.A. “GID 101” Fact Sheet PDF (Pages 1 & 2)

“Golden Triangle Civic Experience (GTCE), a nonprofit 501(c)(3), will serve as the neutral sponsor... The process is designed to move from exploration to action only if there is sufficient community support.”

▼ PUBLIC RECORDS: IRS FORM 990-PF & DENVER CITY CHECK ▼
Form 990-PF Dept. of Treasury · IRS
Return of Private Foundation
GOLDEN TRIANGLE CIVIC EXPERIENCE INC · EIN 87-3195005
OMB 1545-0047
FILED 04/27/26
Registered Office & Sole Officers (CO SOS #20211949948) 1555 BLAKE ST STE 450, DENVER, CO 80202
Officers: Nicholas Murray (GTCE Pres./Treas.; Urban Villages CFO) & Jon Buerge (GTCE Sec.; Urban Villages Pres.)
← PRIVATE DEVELOPER FOUNDATION · 0 NEIGHBORHOOD RESIDENTS ON BOARD
Schedule B & Part I · Origin of Study Funds (FY2021–FY2025 XML Filings)
Seeded Oct 2021 with $200,000 FROM 1150 BANNOCK LLC during the $6.0M purchase of 1150 N. Bannock St ($68,441 remaining entering 2026; COMMUNITY DONATIONS 2022–25: $0.00).
Denver Clerk, Ordinance & Council Mandate Check 0 CITY ORDINANCES OR PUBLIC AGREEMENTS REQUIRING A GID
← 100% OPTIONAL STUDY · ZERO CITY OR VOTER REQUIREMENT TO FORM A GID
Citywide Audit: Same Consultant Pitching Downtown GID → 2-Page “GID 101: True Facts” Sheet → Verify IRS 990-PF on ProPublica ↗ P.U.M.A. Oct 1 PDF (v1) ↗ Nov 4 PDF (v2) ↗ Nov 6 PDF (v3) ↗
STOPTHEGID.COM MARK “NOT INTERESTED” BY NOV 20
2026–2028 Process & Printable Fact Sheet

The 3 Checkpoints That Stop It

See how a GID advances and download our 2-page “True Facts” sheet ↓

PROCESS TIMELINE · 2026–2028 3 RESIDENT CHECKPOINTS
00 · Apr – Nov 2026
Outreach Gap 0 Mailers Sent
Launched with 0 postcards mailed to 6,746 Golden Triangle homes, and on Nov 4 & Nov 6 P.U.M.A. quietly edited its “Sept 2026” Fact Sheet PDF twice after StopTheGID.com flagged its voter-eligibility errors (confirming NNN shops pay with 0 votes).
01 · By Nov 20, 2026
Feasibility Survey Checkpoint #1 · Nov 20
Mark “Not Interested” by Nov 20 and email District 10 (in Cherry Creek, backers called a 65.25% “No” survey “not a clear no” until 1,780+ neighbor signatures and Council pushback stopped it).
02 · Spring – Summer 27
200-Signature Cap Checkpoint #2 · Council
A 1949 statute (C.R.S. § 31-25-604(1)) lets just 200 signatures (under 3% of homes, irreversible once filed) ask District 10 (Chris Hinds) and City Council for a ballot ordinance.
03 · November 2027
TABOR Mail Ballot Checkpoint #3 · ~20-to-1
Every 30-day renter and condo owner gets 1 equal vote while a $173M corporate tower LLC gets at most 1 vote (420 apartments vs. 1 tower LLC vote in Dryden).
04 · Jan 2028 – Forever
Permanent Tax Zero Sunset
0 of Denver’s 6 GIDs ever sunset and taxpayers have zero petition right to repeal (§ 31-25-625), locking $1.69M–$3.04M/yr onto renewal rents, condos, and local cafes forever.
STOPTHEGID.COM/FACT-SHEET SHARE WITH NEIGHBORS & HOA BOARDS
Your Landlord Gets 1 Vote · Your Building’s Tenants Get Hundreds

Renters Pay at Renewal, and Outvote Tower LLCs ~20-to-1.

Just 200 signatures (under 3% of homes) can advance a permanent GID to City Council, yet on a ballot every 30-day apartment renter and condo owner gets 1 equal vote while a $173M corporate tower LLC gets at most 1 vote (420 apartments vs. 1 LLC vote inside Dryden). Do both 60-second steps below before Nov 20:

STEP 01 · 5 SECONDS · OFFICIAL CORA RECORD (CAN’T BE THROWN OUT)

1-Tap Email to City Council District 10

P.U.M.A. privately owns SurveyMonkey (in Cherry Creek, consultants tossed 210+ responses and still called 65.25% opposition “not a clear no”). Every email to district10@denvergov.org creates a legally permanent CORA government record with Council gatekeeper Chris Hinds:

STEP 02 · BY NOV 20 · P.U.M.A.’S 3-PAGE SURVEY (60 SECONDS)

Take Survey → Vote “No” All the Way Down

SurveyMonkey hides page numbers across 3 pages: in Cherry Creek, 17% quit before “Done” and were excluded, while middle-page service ratings were spun across 7 slides as support. Copy your comment first, then follow the 3-step rule right above the button:

My monthly rent/HOA already pays private crews for trash, snow removal, sidewalk upkeep, and security. Unlike Denver's active urban commercial GIDs (where commercial real estate pays 60.5%-85.2% of the tax base), certified Assessor records show Golden Triangle homes make up 80% of non-exempt market value and carry over half of the GID tax bill (53.3% by parcel; 50.3% pure residential) while $1.44B in courts and museums pay $0. Please close this study without taxing apartments and condos. Commercial owners who want extra services already have a commercial-only BID option under CRS 31-25-1203(2) where homes pay $0.
SURVEY RULE 1) Check Renter/Owner on Q1 → 2) Mark “No / Low / Not Interested” on EVERY row (don’t skip or rate services high) → 3) Click “Done” on Page 3.
Open Survey → Vote “No” All 3 Pages to “Done” ↗
STEP 03 · SHARE WITH YOUR BUILDING OR HOA

Drop Your Building’s Link or 2-Page PDF

Zero mailers went to Golden Triangle homes, so neighbors only find out when someone shares their building’s tax link or the 2-page fact sheet:

6,746
Assessor Residential Homes
420 Apts : 1
Dryden Homes vs. Tower LLC Vote
Download 2-Page Fact Sheet PDF ⬇
4 Key Questions for the Study Team & City Council
Certified 2026 Denver Assessor rolls (exact HB24B-1001 class splits) show commercial real estate pays 60.5%-85.2% of Denver's active urban commercial GIDs (South Broadway 85.2%, 14th St 83.9% at 0 mills/$550K special charges, RiNo 77.2%, Ballpark 60.5%, plus Sun Valley taxing 0 private homeowners), whereas Golden Triangle homes carry over half of the tax base under every method (53.3% by parcel; 50.3% pure residential; 79.9% of non-exempt market value) with $1.44B (30.7%) tax-exempt. Why pitch a residential GID here when commercial owners already have a commercial-only BID option under CRS 31-25-1203(2) where homes pay $0?
Apartment rents and condo HOAs already pay private crews for trash, snow removal, sidewalk maintenance, and security, and Colorado's HB25-1090 folds $80,570-$113,549 annual GID tax bills on large apartment towers into Base Rent at renewal. Why ask renters and condo owners to pay twice while 9+ civic/museum blocks and the $82.3M Populus Hotel across Colfax pay this GID $0?
Zero City ordinances or public agreements require a Golden Triangle GID, and P.U.M.A.'s Fact Sheet states the effort advances "only if there is sufficient community support." In Cherry Creek's 2025 GID study, 65.25% of 354 survey responses marked "Not Interested," yet consultants called it "not a clear no" and tried to push ahead anyway until 1,780+ resident signatures and press scrutiny halted it. If Golden Triangle's Nov 20 survey shows residents are "Not Interested," will GTCE and P.U.M.A. commit in writing to closing the study rather than advancing a 200-signature (<3%) petition?
Cherry Creek's 2025 GID study mailed Phase 1 postcards disclosing estimated $230-$990/yr taxes (resulting in 65.25% "Not Interested" across 354 responses), and South Broadway mailed flyers to every resident during petitioning, whereas 6,746 Golden Triangle homes received 0 mailers or postcards ahead of the Nov 20 survey cutoff. Furthermore, unlike commercial BIDs, 0 of Denver's 6 GID ordinances have a 10-year sunset under CRS 31-25-611(1)(a). How can this study claim consensus without direct mail notice to residents?
FAQ: What Is a “Mill”? 10-Yr Sunset? 5280 Trail, Sidewalks & STAR?

1. What is a “mill”? One mill is $1 of annual tax per $1,000 of Colorado “assessed” value (not market value). Colorado assesses homes at ~6.1%–6.8% of market value (7.0%–7.5% blended on mixed-use towers) and shops at 25% (nearly 4× higher; 26% on vacant land in 2026, dropping to 25% in 2027). At 8.96 mills (+11.3% on Denver’s 79.6-mill baseline), an average ~$520K Prado condo ($31,957 assessed) pays +$286/yr, AMLI ($122.4M market, $8.99M assessed) owes +$80,570/yr (+$72,273 residential = +$194/apt across 372 units, plus +$8,297 ground-floor retail NNN), and a $1M NNN cafe ($250K assessed) owes +$2,240/yr.

2. Commercial vs. residential share: Unlike Ballpark (60.5% commercial share) and South Broadway (85.2% commercial share), certified 2026 Denver Assessor data across all 1,137 study-area schedules shows Golden Triangle residential properties make up $2.59B (79.9%) of non-exempt market value vs. $649.2M (20.1%) commercial. Even after commercial’s higher 25% assessment rate (26% on vacant land in 2026), apartments, condos, and rowhomes still carry 53.3% ($180.5M) of the certified $338.8M taxable base by parcel, and 50.3% ($170.3M) even after carving out every dollar of ground-floor retail inside apartment towers (rising to 50.31% on the 2027 roll collected Jan 2028 when vacant land drops to 25%).

3. Do renters pay? Yes. Colorado bans local rent control, and HB25-1090 (Jan 2026) prohibits landlords from itemizing property taxes as separate monthly junk fees, so landlords recover $80.6K–$113.5K GID tax bills on large apartment towers through Base Rent at lease renewal (Philly Fed WP 25-41 documents $0.50–$0.89 per $1 of market-wide property tax hikes shifting onto tenants).

4. Does a GID expire after 10 years? No. Commercial-only BIDs include a 10-year City Council renewal clause (e.g., RiNo BID CB25-0640 § 16, Downtown BID CB21-0657) and let taxpayers petition for dissolution under C.R.S. § 31-25-1225, whereas 0 of Denver’s 6 enacted GIDs (CB25-0917 Broadway § 19, CB24-0766 Ballpark § 19, CB22-0980 Sun Valley § 19, Ord. 551-1994 / CB16-1041 Gateway Village § 2, CB15-0309 RiNo § 22, and Ord. 464-2009 / CB17-0809 14th St) have a 10-year sunset or reaffirmation vote. Under C.R.S. § 31-25-611(1)(a), a GID has “perpetual existence” with zero taxpayer dissolution petition right under C.R.S. § 31-25-625.

5. Does a GID build the 5280 Trail, rebuild sidewalks, or provide a STAR van or police? No (and C.R.S. § 31-25-602(1) plus Denver’s GID Finding (e) bar GIDs from duplicating or interfering with existing or planned City services). Council File #26-1310 already approved SEMA Construction’s $11.38M contract to build the Acoma 5280 Trail (10th–12th Ave) with 2021 RISE GO Bond funds (extending north/south “with adjacent development” per DDAB Slide 4), and the Golden Triangle Pedestrian Mall LMD (CB26-1527) already assesses $51,792.30/yr on those two blocks for ongoing maintenance and replacement. Voter-passed Ord. 307 (CB24-1076 / Ord. 1076-24) already bills half- and full-block Golden Triangle towers $1,445–$3,900+/yr on stormwater bills for DOTI’s Sidewalk Enterprise (~34 miles started in 2025–2026; $84M / 76 miles in 2027–2028 incl. Santa Fe Dr on Slide 26, plus interior Golden Triangle blocks in 2029–2032 on Slide 30; 0 of 6 Denver GIDs run ongoing sidewalk-repair programs, and 0 post-Ord. 307 GIDs rebuild sidewalks). And STAR ($6.9M FY25 General Fund + 0.25% Caring for Denver tax, piloted June 2020 in DPD Dist. 6) and sworn police are City-funded; 0 of 6 GIDs get a dedicated STAR van or sworn police, hiring unarmed private contractors ($354K–$750K/yr in Broadway & Ballpark) who call the same free (720) 913-STAR / 911 line.

SURVEY RULE: 1) Renter/Owner → 2) “No / Low” EVERY row → 3) “Done” Pg 3
1. Email D10 (5s) ↓ 2. Survey: “No” All 3 Pgs ↗