Zoning is exactly the right tool to protect Greeley taxpayers

(Guest opinion) Brandon Wark and Rhonda Solis: Zoning is exactly the right tool to protect Greeley taxpayers

GREELEY, CO (February 6, 2026)

Councilmember Johnny Olson asks voters to trust that Greeley’s zoning process was working as intended when they approved the Cascadia project. But when that process leads to mortgaging our police department, fire stations and city hall for a billion-dollar gamble, it’s time for voters to have their say.

Councilmember Olson claims 1A “will not stop the West Greeley Catalyst Project” but will only create delays and costs. He can’t have it both ways. Either the zoning matters — in which case repealing it absolutely affects the project — or it doesn’t matter, which makes his urgent warnings ring hollow.

The truth? The contract between the city and developer is contingent on the zoning. No zoning, no contract. No contract, no mortgaged arena for the taxpayers to pay off. Repealing the zoning stops this particular deal and gives the city time to negotiate better terms that don’t mortgage our public buildings and Greeley’s future.

Independent experts at Newmark Valuation & Advisory found serious problems with the city’s projections. The arena will lose $250,000 to $1.2 million annually. When corrected for actual debt service, the project shows negative cash flow of over $313 million by bond term’s end. Maintenance is severely underfunded — industry standards require 9% of revenue, but studies assume only 3% to 5%. What happens when the Zamboni breaks down?

Most damning, there are no documented examples nationwide of municipalities fully financing both arena and waterpark developments while bearing all risk. Typical public incentives range from 10% to 50%. Greeley’s deal? One hundred percent public financing. The developer provides no financial guarantees and walks away with $25 to $30 million in guaranteed fees regardless of whether the project succeeds or fails.

Councilmember Olson warns of “uncertainty” and “litigation risk.” In making this admission, Councilmember Olsen acknowledges he is more worried about developer pressure than he is his own constituents. But taxpayers already face enormous uncertainty: Will the project generate enough revenue? Will 82.5% occupancy be achieved when comparable hotels average less than 70%? What happens when Blue Arena’s expansion in Loveland directly competes for bookings? How will we fund police and fire for this development when the city is already discussing ballot measures for existing public safety needs?

Those same working families Councilmember Olson claims to protect had even less voice when City Council voted 5-2 to approve this deal despite citizens requesting a public vote. At least 1A gives every registered voter an equal say. That’s more democratic than a council decision that structured financing specifically to avoid voter approval.

If 1A won’t stop Cascadia, why are developers fighting so hard against it? The truth is that 1A stops this bad deal and forces everyone back to the negotiating table.

Greeley watched Broomfield’s 1stBank Center — a similar venue — fail after only 19 years. We’ve seen the cautionary tales. We’ve read the independent analysis. We know the budget is strained and that Blue Arena’s expansion in Larimer makes projections even shakier.

Developers who stand to profit should invest their own money and provide financial guarantees. They shouldn’t have a blank check when the project is not “paying for itself” –– it’s public financing/bond money that is paid off by taxpayers. That’s not radical. That’s common sense.

Councilmember Olson had the opportunity to vote for a better deal. He chose not to. Now voters get their turn.

Protect our police stations, fire departments, and City Hall. Protect your pocketbook. Freeze Cascadia. Vote Yes on 1A.

Greeley demands better than a billion-dollar gamble with no safety net.

Brandon Wark and Rhonda Solis are co-chairs of Greeley Demands Better.