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About LURA
Urban Renewal Authorities (URAs) are public-private partnerships that help to accomplish urban development – they can consist of plans designed to expand the reach of infrastructure, restore or redevelop specific areas as well as attract new businesses and investments.
The Loveland Urban Renewal Authority (LURA) was established by City Council in July 2002 (Resolution #R-44-2002) to act as the governing body for urban revitalization. The primary focus at that time was to revitalize Downtown Loveland, but as needs arise, state law allows the LURA to focus urban renewal activities on other qualifying areas of the community, too.
Today, the LURA is responsible for conducting urban revitalization activities in designated project areas and is charged with rehabilitating blighted areas as defined by Colorado State Statute (CRS § 31-25-101 et seq.). Successfully eliminating blight can result in job creation, economic development and increased tax revenue.
The City of Loveland has an administrative agreement with LURA that includes managing LURA meetings and related information.
More information on the approved urban renewal areas in Loveland, answers to frequently asked questions and additional resources are below.
Stay informed, view meeting agendas, and find additional information about LURA Board meetings on CivicWeb
Subscribe to receive notifications when LURA Board or City Council meeting agendas are published, or find a tentative list of items that will likely be brought forward to City Council in the Rolling Calendar.
The City encourages citizens to participate in Loveland Urban Renewal Authority (LURA) meetings. Public Comment is intended to provide citizens with an opportunity to address the LURA board directly. Generally, the LURA board will not respond to public comment other than to seek clarification of the matter raised and defer such matter to the Executive Director for review and resolution. The Chair presides over the meeting using an agenda.
How can the public watch a Loveland Urban Renewal Authority (LURA) Meeting?
- In person: Meetings are held in the Loveland City Council Chambers located at 500 E. 3rd Street. Chairs are available for the public.
- Watch the meetings on Loveland TV, the City of Loveland's public information channel.
- PulseTV channel 16
- Comcast channels 16 and 880 (high-definition television)
- Watch Loveland TV online at lovgov.org/tv
- Find archived LURA meetings on Loveland TV under the LURA section.
When can a citizen make Public Comment at a Loveland Urban Renewal Authority Meeting?
Public comment may be made in-person, by phone or through the online LURA Public Comment Form, during the following portions of the LURA meeting:
1. During the Public Comment agenda item at the beginning of the LURA Agenda.
- Citizens can address the LURA board during the General Public Comment portion of the agenda allows the public to comment on any matter not set for a public hearing (see below for commenting on a public hearing item).
- The total time for general public comment shall be 60 minutes unless a longer time is approved by a majority vote of LURA.
- Each commenter is allotted 3 minutes except that the Chair may reduce such time to 2 minutes per speaker when the number of commenters wishing to speak is greater than 10.
- Commenters may pool time provided that pooling shall not result in more than 10 minutes per designated speaker and the persons who agree to cede their time to another shall be present at the meeting and state their name and city of residence. A person who cedes speaking time may not provide public comment during the general public comment period.
2. During the Public Comment portion of Public Hearing items.
- Public comment for general business items shall only be permitted for public hearings. The public comment period related to public hearings allows the public to comment on the specific item to which the public hearing applies.
- The total time for for public comment for each public hearing shall be 60 minutes unless a longer time is approved by a majority vote of LURA.
- Each commenter is allotted 3 minutes except that the Chair may reduce such time to 2 minutes per speaker when the number of commenters wishing to speak is greater than 10.
- Commenters may pool time provided that pooling shall not result in more than 10 minutes per designated speaker and the persons who agree to cede their time to another shall be present at the meeting and state their name and city of residence. A person who cedes speaking time may not provide public comment on the item for which time was ceded.
Prior to February 7, 2023, the LURA board was comprised of Loveland City Council’s nine members. Colorado legislation passed in 2015 requires municipalities, under certain conditions, to expand URA board membership to include representation from any tax districts that are within the boundaries.
In early 2023, the proposal of a significant change to an existing URA plan necessitated a restructuring of the LURA board.
During the Feb. 7, 2023 LURA Board meeting, the new LURA Board appointments were seated as required by state statute and the members conducted their first board meeting as the new board of commissioners for the LURA. Commissioners received an orientation of the LURA, a presentation on the benefits and challenges of URAs and a briefing on the Centerra South Urban Renewal Project and Process by the developer, the McWhinney Group.
Who makes up the board?
- Loveland’s currently seated City Council
- Local Representatives: One appointee each from affected county, school district and special district.
- Please note that as of May 23, 2024, a resignation created a vacancy of the special district appointed seat. Information about this vacancy has been sent to all special districts.
- One Additional Person: One representative appointed by the Mayor to avoid an even number of commissioners.
- More information about LURA board members is available on CivicWeb.
Urban Renewal Areas
While there can only be one urban renewal authority in Loveland, there are currently three urban renewal areas or plans in Loveland. An urban renewal area is a portion of land that meets the definition of "blight" as determined by Colorado State Statute (CRS § 31-25-103) (2).
Current Urban Renewal Project Areas in Loveland:
Approved: Oct. 1, 2002 (#R-74-2002)
Read the plan and see the map.
Dissolved: April 18, 2023 (#R-44-2023)
Approved: Jan. 20, 2004 (#R-8-2004)
Last modified: Sept. 2, 2008 (#R-98-2008)
Read the modified plan and see the map.
Centerra LURA Agreements
MFA Amendments
- Resolution #R-114-2006 adopted November 21, 2006, approving the first MFA amendment entered into by the parties on December 5, 2006 (“First MFA Amendment”). The First MFA Amendment added a sixth Regional Improvement to the MFA. The Regional Improvement added was the extension of the then existing Centerra Parkway (formerly County Road 5) from the Union Pacific Railroad tracks north to Crossroads Boulevard. However, for this extension to be counted as a Regional Improvement, the Service District was also required to construct the “Crossroads Interchange Roundabouts” as defined in MFA Section 1.29.1.
- Resolution #R-75-2007 adopted October 23, 2007, approving the second MFA amendment entered into by the parties on November 20, 2007 (“the Second MFA Amendment”). The Second MFA Amendment modified the MFA in two major respects. First, it allows certain parking improvements to be constructed by the Service District for the then proposed Grand Station development to be considered public improvements eligible for funding under the MFA, subject to several pre-conditions. Second, the Service District agreed, contingent on the Service District obtaining certain bond financing for its construction of the Grand Station public improvements, to make accelerated payments to LURA above those previously required in the MFA under the formula for the “Regional Allocation,” to be deposited in the Regional Fund and used for the future construction of Regional Improvements.
- Resolution #R-101-2008 adopted September 2, 2008, approving the third MFA amendment entered into by the parties on October 28, 2008 (“Third MFA Amendment”). The Third MFA Amendment was needed as a result of the Flex URA Plan Modification. The Third MFA Amendment primarily added the Flex URA Properties to the MFA “Commercial Area,” which is defined in MFA Section 1.21 and is the same area as the Current URA Plan Area.
- Resolution #R-32-2009 adopted March 24, 2009, approving the fourth MFA amendment entered into by the parties on April 7, 2009 (“Fourth MFA Amendment”). The purpose of the Fourth MFA Amendment was to accommodate the 2008 establishment of Centerra Metropolitan District No. 5 (“Metro District No. 5”). Metro District No. 5 includes within its boundaries one of the parcels of the Flex URA Properties. Metro District No. 5 was created to impose on its properties, which are zoned for light industrial use, a lower property tax mill levy than that imposed by the other Centerra metro districts on the properties within their boundaries, which are mostly zoned for office and retail uses.
- Resolution #R-96-2013 adopted November 5, 2013, approving the fifth MFA amendment entered into by the parties on November 5, 2013 (“Fifth MFA Amendment”). The Fifth MFA Amendment added two new Regional Improvements to the MFA. It added the improvement of Boyd Lake Avenue from U.S. Highway 34 north to Kendall Parkway (now 37th Street) and the construction of Kendall Parkway from U.S. Highway 34 northwest to Boyd Lake Avenue, including an underpass at Kendall Parkway and I-25.
- Resolution #R-10-2014 adopted February 4, 2014, approving the sixth MFA amendment entered into by the parties on February 4, 2014 (“Sixth MFA Amendment”). The Sixth MFA Amendment did two things. First, it authorizes the Service District to use its MFA revenues to fund the construction of the public parking improvements for the Bass Pro Shop project in Centerra. Second, it authorizes the Service District to use MFA revenues to pay the reimbursement that will be owed to the City for the water line previously installed by the City in conjunction with the construction of Medical Center of the Rockies. This water line is located partly in the existing Boyd Lake Avenue right-of-way and partly in the future Kendall Parkway right-of-way.
- Resolution #R-5-2016 adopted January 5, 2016, approving the seventh MFA amendment entered into by the parties on January 5, 2016 ("Seventh MFA Amendment"). The Seventh MFA Amendment did two things. First, to designate the public parking structure on Parcel 206 as a Local Improvement. Second, to impose certain restrictions on the Service District’s authority to construct the Parcel 505 Parking Improvements as a Local Improvement permitted by MFA Section 1.54.
- Resolution #R-33-2016 adopted May 3, 2016, approving the minor modification to the seventh MFA amendment which modified paragraph 2 of the Seventh Amendment to state that the term “Parcel 206 Parking Improvements” shall mean and include public surface parking and public parking structure to be constructed and owned by the Service District, to serve the mixed-use development on Parcel 206, within the Commercial District.
Approved: April 26, 2005 (#R-33-2005 and #R-35-2005)
Last modified: 2012
The Centerra South Urban Renewal Area was presented to City Council on Jan. 24, 2023.
During the April 25, 2023 meeting, the LURA board was presented with a resolution to approve four intergovernmental agreements concerning the sharing of tax increment for the proposed Centerra South URA plan. The resolution was approved, and the Centerra South URA plan received final review during the May 2 City Council Meeting.
This proposed plan area was originally located within the US 34/Crossroads Corridor Urban Renewal Area. This land was removed from the US34/Crossroads Corridor Urban Renewal Plan area to form the Centerra South Urban Renewal Plan.
Centerra South – Substantial Modification (approved October 2023)
On October 17, 2023, Resolution #R-133-2023 was approved by the Loveland Urban Renewal Authority. This Resolution amended the previously approved Centerra South Renewal Plan to include Larimer County as a contributing tax collecting entity. As a result of this agreement between City of Loveland and Larimer County to share tax increment with the Loveland Urban Renewal Authority for the Centerra South Urban Renewal Plan, the City’s sales tax contribution under the Master Financing Agreement for Centerra South was reduced to 1.25% down from 1.75%.
Additional resources:
- Initial presentation and documents (including the conditions survey) to City Council Study Session on Jan. 24, 2023 (Item 5.1)
- Developer presentation on the Urban Renewal Area Plan to City Council on Jan. 24, 2023 (Item 5.2)
- Benefits and Challenges of Urban Renewal Areas presentations to the LURA Board on Feb. 7, 2023 (Item 10.7.2)
- Developer presentation on the Urban Renewal Area Plan to the LURA Board on Feb. 7, 2023 (Item 10.7.3)
- City presentation on the state of negotiations to City Council and the LURA Board on April 4, 2023 (Item 7.2)
- April 24, 2023 press release about April 25 LURA board meeting and reminders about how to watch.
- Watch the April 25, 2023 LURA meeting.
- Watch the May 2 City Council Meeting covering the Centerra South URA Plan. Loveland City Council voted 7-2 to approve the Centerra South URA.
- Watch the May 16 LURA Meeting covering "resolutions of the board of commissioners of the Loveland Urban Renewal Authority approving the Eighth Amendment to the Centerra Master Financing and Intergovernmental Agreement, approving the Master Financing and Intergovernmental Agreement (Centerra South), and a waiver of surface drilling rights by the owner of the Centerra South Property". The LURA board voted 9-4 to approve both the eighth amendment to the Centerra MFA and a new MFA for Centerra South.
- Watch the May 16 City Council meeting covering the LURA Master Financing Plan.
Loveland City Council voted 7-2 to approve the Master Finance Agreement and 8-1 on a motion to approve an agreement that would restrict surface rights to drill for oil and gas from the Centerra South property.
Frequently Asked Questions
URA - About Urban Renewal Authorities
- Urban renewal projects are tools used by municipalities to address blighted conditions with planning and public improvements, encouraging the development of housing, industrial, retail and other land uses. Regardless of the land use, all successful urban renewal projects increase assessed values within an urban renewal area.
Urban renewal laws exist at federal, state, and local levels.
Prior to Feb. 7, 2023, Loveland City Council served as the governing board of the Loveland Urban Renewal Authority. The newly appointed LURA Board of Commissioners consists of 13 commissioners and includes:
- Loveland’s currently seated City Council (one Mayor and eight council members).
- One representative from Larimer County.
- One representative from the two school districts within LURA boundaries (in this case, the districts agreed to an appointment by the Thompson School District).
- One representative from the special districts within the LURA (in this case, the LURA, with broad support from the special districts, designated Thompson Valley High School District as the default LURA special districts representative until coordination occurs among the special districts to select a representative).
- One representative appointed by the Mayor to avoid an even number of commissioners.
Information on who currently represents the LURA Board of Commissioners can be found above in the “About the LURA Board of Commissioners” section.
Under previous state law, the governing body of a municipality (in Loveland’s case, City Council) would make a slum or blight determination and the Commissioners would be appointed by the mayor, or the governing body would designate itself as the governing board. In 2002, the City Council designated itself as the LURA.
Legislation passed in 2015 changed how urban renewal authorities were structured. For municipalities with existing urban renewal area (such as Loveland with the LURA), board structure changes were only needed if/when any significant changes were proposed to an existing URA plan, or the creation of a new urban renewal authority plan were proposed.
In cases where restructuring is needed and the governing board designated themselves as the governing board of an urban renewal authority (like in Loveland), Colorado HB15-1348 requires that up to four additional members be appointed to serve on the board: one appointee each from the affected county, school district and special district plus an additional appointee to achieve an odd number of members.
- Commissioners serve five-year terms.
An urban renewal authority in Colorado retains powers authorized in Colorado State Statute (CRS § 31-25-101 et seq.). Generally, this includes all activities relating to the undertaking of urban renewal projects, planning for investment and negotiating with property owners and developers of projects within LURA boundaries. LURA can use its powers to acquire, clear and sell land; issue bonds to fund improvements; and provide tax increment financing to encourage private investment in a designated urban renewal area.
The LURA Board does not have the authority to approve Urban Renewal Plans on its own. Instead, they can submit proposed plans or modifications to the City Council for initial review and approval. Following this, any Council action that approves or modifies an urban renewal plan, pursuant to Urban Renewal Law of state statues, must be ratified by the registered electors of the City. This is required when the approval or modification involves significant actions such as changes to area boundaries, the use of eminent domain or condemnation, or adjustments to financial mechanisms like tax increment financing, revenue sharing, or cost sharing, as stipulated by the Loveland Municipal Code.
7. Now that the LURA Board has changed, how is the LURA Board’s role different than that of City Council?
The LURA Board collaborates with taxing entities within the plan area to negotiate Tax Increment sharing through intergovernmental agreements. Should these parties fail to reach an agreement on their own, Colorado State Statutes mandate a mediation process involving a neutral third-party to facilitate a resolution.
Once the financing terms are agreed upon, the LURA Board submits their recommendation to the City Council for initial approval. Subsequent to this council approval, any actions involving changes to area boundaries, the use of eminent domain or condemnation, or adjustments in financial strategies like Tax Increment financing, revenue sharing, or cost sharing, must be ratified by the registered electors of the City, as required by the Loveland Municipal Code.
URA - About Urban Renewal Plans and Projects
- Simply put, an urban renewal plan is a plan to prevent and eliminate slum and blight in specific areas within the URA boundaries. This plan needs to align with the municipality’s comprehensive plan and outlines: goals, boundaries, blighted area factors, activities and undertakings and financing. An urban renewal plan aims to reduce or eliminate “blighting” conditions and encourage urban development.
- An urban renewal project is the same as an urban renewal plan.
03. What does the process to approve a new urban renewal plan or project look like and who is involved?
(click to enlarge diagram)The ultimate decision-making authority for any urban renewal plan within Loveland City Limits is the Loveland City Council. The City’s goal is to be collaborative and to seek feedback and consent from all involved governmental partners throughout this process and consult recommendations by the Planning Commission.
- The process starts with an idea and a project related to the prevention or elimination of slum or blight within the URA boundaries. Developers, City Staff or City Council may propose an idea for an urban renewal project.
- 1.A: Conditions of the area and the project’s impact are determined. The conditions survey (typically performed by a consultant) determines if the area is blighted.
- 1.B: Once the proposed area has been considered blighted, a draft plan is created.
- The project/plan goes under review. The project/plan is presented to City Council and the LURA to begin reviewing the feasibility of the project.
- 2.A: Acting as an advisory board to City Council, the City’s Planning Commission investigates and makes thoughtful recommendations to City Council and City Staff. City Council can either choose to accept, modify or reject these recommendations.
- 2.B: A key role of all entities that levy a mill levy within a proposed urban renewal plan area is to negotiate proposed tax increment agreements with the LURA that will contribute to the development of the plan area consistent with the purposes of the urban renewal law and that benefit the taxing entities as well.
- 2.C: The LURA Board convenes to approve the terms of the proposed project and to approve the shared and pass-through tax increment agreements. This review and approval are vital to the City Council’s decision-making process.
- The project heads toward approval.
- City Council reviews all details of the urban renewal plan. According to state law, City Council must make an independent finding on an urban renewal area plan’s conformance with the City’s comprehensive plan, Create Loveland.
- Any council action approving or modifying an urban renewal plan, pursuant to Urban Renewal Law of state statues, must be subsequently ratified by the registered electors of the City if the approval or modification of the urban renewal plan authorizes the use of or a change to area boundaries, eminent domain, condemnation, tax increment financing, revenue sharing, or cost sharing.
- The process starts with an idea and a project related to the prevention or elimination of slum or blight within the URA boundaries. Developers, City Staff or City Council may propose an idea for an urban renewal project.
- In the event that LURA decides not to approve a Master Financing Agreement, the proposed project would not move forward as proposed or at all.
- City Council’s approval is required to create a new Urban Renewal Area, so if they do not approve of the plan, the Urban Renewal Area is not created. Furthermore, any Council decision approving or modifying an Urban Renewal plan, pursuant to Urban Renewal Law of state statues, must also be ratified by the registered electors of the City if the approval or modification of the urban renewal plan authorizes the use of or a change to area boundaries, eminent domain, condemnation, tax increment financing, revenue sharing, or cost sharing.
- Under the Loveland City Charter Section 15-9, any council action approving or modifying an urban renewal plan, pursuant to Urban Renewal Law of state statues, must be subsequently ratified by the registered electors of the City if the approval or modification of the urban renewal plan authorizes the use of or a change to area boundaries, eminent domain, condemnation, tax increment financing, revenue sharing, or cost sharing.
- Planned Unit Developments (PUDs) allow for deviations from the City’s standard land use code to accommodate unique development standards and layouts. While PUDs can be part of larger urban renewal efforts, amendments to a PUD alone do not require ratification by the registered electors unless they result in modifications to the underlying urban renewal plan itself. For example, the amendment to the Millennium GDP, a large PUD, did not alter the Centerra South Urban Renewal Plan and therefore did not trigger a requirement for voter ratification under Loveland City Charter.
- The time it takes to implement an urban renewal plan is entirely dependent on the scope of the plan and the severity of conditions contributing to “blight.” The tax incentive financing district has a potential life of 25 years.
URA - About Urban Renewal Areas
An urban renewal area is an area within Loveland that is targeted for revitalization and redevelopment. The process of creating an urban renewal area is governed by state law and requires public participation and input, as well as careful consideration of the economic, social and environmental impacts of the proposed urban renewal area.
The process generally involves:
- Conducting a study and analysis to assess the economic and physical conditions of the proposed urban renewal area, which includes a conditions survey and an impact report.
- Developing a draft plan that outlines goals and strategies. This includes the types of development and improvements to be made, the projected timeline, and the financing methods.
- Soliciting public input from residents, businesses, and other stakeholders. Following this, the draft plan may be either adopted or rejected by the LURA Board, which then submits it to the City Council for initial approval.
After the City Council’s initial approval, any actions within the plan that involve significant measures such as changes to area boundaries, the use of eminent domain or condemnation, or adjustments to financial mechanisms like tax increment financing, revenue sharing, or cost sharing, must be ratified by the registered electors of the City, pursuant to Urban Renewal Law of state statues.
Conditions used to determine if an area is blighted are determined by Colorado State Statutes (CRS § 31-25-103) as 11 individual factors. The statute describes a variety of urban problems ranging from physical deterioration of buildings and the environment to health and economic problems. Generally, blighting factors are conditions which arrest sound development, and a particular area is considered to be "blighted area" if it is found to exhibit four or more of the 11 blighting factors.
A conditions survey (typically performed by a consultant) is needed to analyze an area for the presence of these factors. The City makes a finding of blight based on this outside expert report.
Colorado House Bill 10-1107, which was passed in 2010, placed limits on the inclusion of agricultural land within the boundaries of an urban renewal area. After June 1, 2010, agricultural land can be included in an urban renewal area as long as at least one of the following conditions are met:
- Such land is a designated brownfield site.
- Not less than one-half of the total urban renewal area consists of parcels of land containing urban level development, and not less than two-thirds of the total perimeter of the URA is contiguous with urban level development.
- Such land is completely surrounded by municipal boundaries and such land has been completely surrounded by urban level development for three years.
- All taxing authorities levying a tax on such land agree in writing to include the land in an urban renewal area.
- Such land was included within an urban renewal area prior to June 1, 2010.
URA - About Tax Increment Financing
Tax increment financing (TIF) is a tool of urban renewal that allows an urban renewal authority to leverage future increased sales and property taxes to help finance urban renewal projects.
When an urban renewal plan is adopted, a tax base for that area is established and the existing taxing agencies (like the county, metropolitan districts, schools and more) would continue to receive the tax base during the renewal period (a maximum of 25 years).
As public improvements are constructed and private investment takes place, property taxes increase. The difference between the base rate established prior and the property tax collected on the new values is the increment amount. This increment is used to repay debt incurred to fund the public infrastructure improvements for the project site.
After the renewal period, the public entities which receive taxes will then receive revenue based on the new, higher property valuations (not the base set previously).