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Q & A with Dan Larson, candidate for Wheat Ridge City Council

Dan Larson is running for Wheat Ridge City Council to represent the residents and businesses in District 4. Dan is a former journalist and business communications pro. He now serves as president of his community HOA and as a member of the Wheat Ridge Planning Commission.

In this interview, Larson discusses some of the important issues facing Wheat Ridge and how these issues can be addressed through a positive approach and the highest concern for protecting public value.

ColoradoBiz: Why are you running for Wheat Ridge City Council?

Dan Larson: The city of Wheat Ridge is a remarkable city and a great place to live. Since announcing my candidacy in early September, I have been meeting with neighbors and the owners of local businesses. Neighborhoods are the backbone of our civic environment. They are made up of houses and apartments, but they are also made up of businesses and the businesspeople who work hard at providing the goods and services we all need while creating jobs and paying taxes. Protecting neighborhoods while upholding a vibrant business environment is one of the most important obligations a city government holds. I will work to protect our neighborhoods, foster a business climate beneficial to all, promote a responsible city government, and balance the pressing need for housing with the very real impact development can have on a neighborhood.

CB: Housing availability is an issue across Colorado. What would you do to address this issue in Wheat Ridge?

DL: The housing market in Wheat Ridge remains strong. To protect the character of our neighborhoods, the city revised its standards for building height, setbacks and appearance to prevent overshadows and slot homes that are just out-of-place. As a member of City Council, I will protect our established neighborhoods while identifying appropriate areas for new development, including multifamily homes.

CB: Is crime and criminal activity an issue in Wheat Ridge?

DL: Crime and criminal activity in any part of our community affects us all. That’s why I support vigorous enforcement of our laws by the police department. The City of Wheat Ridge, like many along the Front Range, has seen an increase in property crime over the past three years. However, serious criminal activity in our city is not rampant. Theft remains the leading type of crime reported while other types of serious crime remain flat. The rate of serious crime in Wheat Ridge is actually lower than in cities of similar size. An area of concern is retail theft, much of which is organized and lucrative. I will work with store management and our police to identify solutions. Retailers must have confidence in law enforcement’s ability to deter theft at their stores. I support providing our police department with sufficient funding to uphold its excellent performance and high standards.

CB: Do you support Initiative 2-J, an extension of a half-cent sales tax in Wheat Ridge?

DL: This initiative asks voters to extend the half-cent sales tax to fund additional capital improvement projects. A survey of residents showed strong support for extending the tax. Initially approved by voters six years ago, the half-cent sales tax provided capital improvements at Anderson Park, Clear Creek Crossing, the commuter rail station and roadwork on Wadsworth Blvd. If approved, the half-cent sales tax would end in 14 years and is capped at $75 million. Initiative 2-J also allocates funding to identify stormwater control and floodplain mitigation efforts. It is for this purpose, I support extension of the sales tax in Wheat Ridge.

CB: Are you concerned about permitting in Wheat Ridge?
DL: Over the past two years, we have seen published examples of the city’s handling of permit filings that have taken too long or made unreasonable requests. I support a review of the city’s permitting process with an eye on reducing delays. I want Wheat Ridge to be a place where new businesses can take root and existing businesses can thrive.

CB: How much longer will Wadsworth Blvd. be under construction?
DL: A major headache for anyone driving on this major arterial street, motorists can expect road work on Wadsworth to continue through Spring 2026.

 

More info: Dan Larson is a business communications consultant and writer with early career experience as a journalist, editor and publisher. He joined an oil major in Chicago as a communications professional working in the downstream and midstream segments, after which he relocated to Colorado as a company public affairs specialist. He later joined an energy company in Denver in a similar role before establishing Dan Larson Communications. Learn more at dan4districtiv.com.

Heidi Ganahl Calls in Battle-Tested Pick for Her Lieutenant

It probably wouldn’t be breaking news if I informed our readers that the mainstream media missed something big.  But you can’t always fault the press. Colorado’s daily news outlets, with shrinking staff and resources, competing in a 24/7 news cycle is nearly impossible. They can’t be everywhere all the time.

But when the media becomes hyper-focused, arguably obsessed, with one thing – and one thing only – and overlooks everything else, some deserve the blame they’ve received.

That may be the case with Danny Moore, Heidi Ganahl’s pick for Lieutenant Governor.  Ganahl, a self-described “mom on a mission” and successful entrepreneur and businesswoman, has selected Moore, a veteran with more than 34 years of operational and business experience in defense, intelligence, surveillance and reconnaissance.  The formal announcement took place on Friday, July 22 at a packed campaign event at JJ’s Place in Aurora. The veteran-owned restaurant and bar was fitting given Moore’s military service.

Ganahl and Moore will be challenging Gov. Jared Polis and his lieutenant, Dianne Primavera, in this year’s fall election on Nov. 8, 2022.

Since word broke that Moore was being tapped, nearly all mainstream media coverage has opined about his role (and departure) from the congressional redistricting commission and remarks made about election integrity.

The portrait drawn of Moore thus far has been woefully incomplete.

By not diving into Moore’s military and business credentials they’re doing Coloradans and the business community a serious disservice. It’s imperative that voters arm themselves with an abundance of diverse information about all candidates and issues before heading to the polls every election cycle – this one especially.

Since the announcement, Ganahl and Moore have continually highlighted the social and business crises Colorado is facing. They pointed to sky-high gasoline prices, a lack of affordable housing, out-of-control inflation and teen suicide as some of the struggles Colorado businesses and families are facing.

According to the Common Sense Institute (CSI), the cost of crime in Colorado in 2021 totaled $31 billion.

  • Average monthly crime rate in 2021 is 28% higher than it was in 2011, and 15% higher than it was only two years ago in 2019.
  • Colorado had the highest increase in its property crime rate between 2011 and 2020, among all states.
  • Colorado’s violent crime rate in 2020 was 35% higher than 2011; nationally the rate grew only 3%.
  • The 2020 murder rate was 106% higher than in 2011. The rape rate was 9% higher, with assault up 40%.

Overall, this was an increase of $3.5 billion, or 12.9%, from the cost in 2020, primarily driven by the increase in violent crimes. That cost, CSI points out, will burden all Coloradans to a tune of $5,320 per person. That’s a big expense for businesses and families to shoulder given the price of just about everything is costing more.

And the main culprit, Ganahl and Moore argue, is a lack of leadership.

If you believe Colorado is in a crisis, then it should be all hands-on deck. No wonder Ganahl called in the Navy.

Moore earned the rank of Master Chief, the highest rank an enlisted sailor can achieve. “They didn’t follow me because of my rank, they followed me because of my leadership,” Moore has stated on the campaign trail. “Family is a central pillar to success. Success in business means nothing if the people around you are not successful, too.” Moore says he has been humbled by the families of his employees who entrusted their livelihood to him.

That’s how you achieve prosperity while demonstrating what servant-leadership means. Something we need more of in our elected leaders.

Moore is a fighter; so is Ganahl. And both seem to carry one clear trait together: fearlessness.

Ganahl founded Camp Bow Wow in 2000, one of the first day and overnight dog-care centers in Colorado. With a nose for business, and well ahead of the pet craze here in this state, Ganahl franchised this red-hot concept and helped spread the operation to 100+ locations. Camp Bow Wow was later acquired by the animal health-care company VCA Inc. (NASDAQ: WOOF). According to a report in the Wall Street Journal from August 2014, the month Ganahl sold the company, Camp Bow Wow had generated $71 million in sales the previous year and employed around 3,500 people across 122 camps and seven house-call operations. Today, there are more than 200 camps making it North America’s largest pet care franchise. (Camp Bow Bow was a ColoradoBiz “Best of Colorado” winner in 2022.)

They say all politics are local, but if you are a business owner (or executive) who isn’t concerned about the real existential threats constantly coming in from outside our nation, just like some of Colorado’s mainstream media, you’re missing something, too.

Many in Colorado believe we are in a state of crisis. If that’s true, Ganahl calling in a fearless, battle-tested pick as her lieutenant says it all.

 

Editorial note: This article is not an endorsement of any candidate. It is meant to encourage readers to conduct their own research and due diligence before they vote.

How the election impacted Colorado real estate taxes

It has been quite the election cycle with lots of ups and down. One thing is certain, Colorado voters were in a spending mood which will result in Colorado property owners paying a lot more in taxes on everything, especially in Denver County.

Taxes in Denver will increase by $2400/year minimum for the median home. The biggest change is the repeal of the Gallagher amendment along with numerous bond and sales tax initiatives.

What does this mean for Colorado real estate?

How do Colorado Property taxes work now?

Under Colorado law there are amendments that govern how taxes are calculated. One of the major drivers of taxes is the Gallagher amendment. The Gallagher Amendment is like a balancing scale with two arms.

On one side are residential property values. On the other, non-residential values, such as commercial properties including minerals, like oil and gas. Residential property values can’t exceed roughly 45% of the statewide tax base whereas commercial properties account for the additional 55%.

When home values rise, or non-residential values fall, it tips the scales out of balance, and residential taxes are cut. The inverse can also occur with commercial property values dropping causing the scale to once again tip out of balance.

The Passage of Amendment B changes the game and your property taxes

I was very surprised this passed and that voters in our current economy voted for such a large property tax increase. I don’t think many voters fully understood the implications and the wording was a bit “optimistic”. The Gallagher amendment drastically slowed the growth of residential property taxes.

According to Colorado Public Radio, taxable property values in Denver have doubled in the last 20 years. Without Gallagher, that taxable base might have risen by a factor of five.

Under Gallagher, commercial properties “held back” residential property taxes as commercial values have risen at a much more measured pace than residential values.

Without Gallagher now and the passage of amendment B, your taxes will go up, up, and away! With the passage of amendment B, in 2021 (a revaluation year as Colorado values properties every odd year) there is going to be quite the sticker shock on tax bills as residential values have gone up close to 40% in the last two years in Denver and throughout most of the mountain communities.

Without Gallagher tax bills will rise in lockstep with property appreciation from now to eternity. The higher property tax rates will continue to contribute to the unaffordability of Denver and many cities throughout the front range and the resort communities.

What about TABOR

TABOR stands for the Taxpayer bill of rights and it seeks to limit the growth of Government based on population increases and inflation. Theoretically this would keep property taxes in check, but All but four of Colorado’s 178 school districts have already “de-Bruced.” (meaning they are not bound by TABOR and can continue to collect unlimited property taxes). Eighty-five percent of Colorado’s municipalities and 51 of 64 counties have also convinced their voters to let them opt out.

Other large taxes on the horizon

Denver County had a slew of taxes on the ballot. From mill levy increases, bond initiatives, and sales taxes. Here are some of the new initiatives that Denver County residents will now be paying.

  1. 2A: Climate tax: authorizing the city and county of Denver to levy an additional 0.25% sales tax generating an estimated $40 million per year to fund climate-related programs and programs designed to reduce greenhouse gas emissions and air pollution, thereby increasing the total sales tax rate in Denver from 8.31% to 8.56%.
  2. 2B: Homeless funding authorizing the city and county of Denver to levy an additional 0.25% sales tax generating an estimated $40 million per year to fund housing and homeless services, thereby increasing the total sales tax rate in Denver from 8.31% to 8.56%.
  3. 4A: Raises for school employees authorizing the district to levy an additional property tax of $150 per $100,000 in assessed value (1.5 mills) in 2021 and to increase that levy by up to $100 per $100,000 in assessed value (1 mill) every year to a maximum rate of $400 per $100,000 in assessed value (4 mills). Going into 2020, residential property was assessed at a rate of 7.15% of market value and non-residential property was assessed at 29% of market value. Under a 7.15% residential property tax assessment rate, a home with the median market value of about $470,000 would be assessed for taxes at $33,605, which means a 1 mill tax would be $33.6.
  4. 4B: School infrastructure authorizing the district to increase its debt by up to $795 million in bonds with a maximum repayment cost of $1.5 billion and to continue the district’s existing property tax rate to repay the bonds.

In a nutshell in Denver, sales tax rates increased by .5% and the mill levy increase by 4 mills, so assuming the median home price of 606,000, the tax bill would increase by about 2400/year minimum, if Denver continues to appreciate, which it likely will that number will be closer to 3000/year into perpetuity!

Property Taxes are rising, hang on tight to your real estate!

I’m amazed at the appetite for large tax increases in the economic cycle we are in. It is a bit ironic, that Denver passed massive tax hikes including one to fund housing. The higher tax rates are pushing out many of the constituents that they are trying to assist with housing! When property taxes rise, rental payments and mortgage payments also have to rise as the occupants must pay for the increased taxes. Let’s do a quick calculation of what 2021 will bring to everyone’s tax bill.

Recall properties are reassessed every odd year so 2021 and 2023 are reassessment years, there has been huge appreciation the last several years in most areas of the state and this appreciation looks to continue in Denver and the mountain resort communities. I did two scenarios, one for a median home in the front range (not Denver county) and then one for Denver county factoring in the new property tax initiatives:

Screen Shot 2020 11 17 At 5.39.38 Pm

Will tax increases impact property values?

At some point, the large property taxes will begin to impact property values as borrowers will need even more income to qualify for a loan (taxes and insurance are included in the mortgage payment calculation).

Income is not rising nearly as fast as real estate appreciation and taxes so less will be able to afford the house. 

Furthermore, many commercial properties will also see a rise in taxes and these tax increases will have to be passed on to the tenants. 

Note, the tax increases will not only impact property owners, anyone who pays rent will also see higher rents as the tax increases flow through to residential as well.

One of the largest drivers of appreciation in Colorado is the number of relocators from higher cost coastal areas like California or New York. Many times, they are leaving these areas due to large property and income tax bills. 

As Colorado continues its upward trajectory of taxation, it will soon join the coastal club of expensive cities and at some point, see more migration out than in as people move to the next up and coming city with lower taxes.

When this will happen is anybody’s guess, but with the repeal of the Gallagher amendment and rapid increase in taxes it will happen sooner rather than later.

Glen Weinberg is the COO/ VP Fairview Commercial Lending. Glen has been published as an expert in hard money lending, real estate valuation, financing, and various other real estate topics in Bloomberg, Businessweek, the Colorado Real Estate Journal, National Association of Realtors Magazine, The Real Deal real estate news, ColoradoBiz, The Denver Post, The Scotsman mortgage broker guide, Mortgage Professional America and various other national publications.