South Gaylord Street

Old South Gaylord BID Board Meeting

When:

June 19, 2026 9:00 am

WhERE:

Perdida – 1066 S Gaylord St Denver

Agenda:

Meeting agenda to follow.  Everyone is welcome and encouraged to attend.  We need your thoughts, suggestions and solutions!South Gaylord BID Board Meeting

Please join us for our upcoming South Gaylord BID Board Meeting. The BID exists to help keep our street vibrant, clean, and well maintained within our budget, and your participation and input are essential to that effort. We encourage all property owners and merchants to attend and share their ideas.

Agenda

1. Financial Update

Review of year-to-date financial statements
Budget outlook and projections for the remainder of the year
2. Board Membership

Property owner Mike DeSena has expressed interest in joining the Board. Board applicants are presented to the city on a quarterly basis.
To maintain an odd number of board members, we are seeking one additional volunteer. If you are interested in serving, please email Joyce Bickel.
3. Trash Receptacle Maintenance

Three new trash receptacles have been installed.
Despite these additions, the four receptacles at each end of the block are overflowing before the City’s Wednesday pickup.
We have been heard that the City may no longer provide this service to districts, which could require the BID to fund regular weekly trash collection ourselves.
Discussion: Should we add a Sunday pickup for overflow?

Current proposals include:

Front Range Services
(Current provider for snow removal, street cleaning, and monthly weed control)

Empty and haul away trash from four receptacles once per week: $325 per pickup
Sanchez Maintenance
(Current provider for sprinkler repairs)

Empty all receptacles and haul away trash as needed: $160 per week
If trash can be placed in (merchant approved reciptcles only) behind their buildings: $80 per week
4. Contact Information Update

We are working to complete our master contact list for merchants and property owners.
If you can help identify missing contacts, your assistance would be greatly appreciated. Please email Joyce Bickel
5. Board Leadership

Matt has indicated that he would like to step down as President.
We are looking for someone willing to serve in this role. The responsibilities are manageable, and sharing the work among several people helps ensure the BID remains effective and sustainable.
6. Additional Agenda Items

Please email any topics or concerns you would like included in the discussion.
Thank you for being part of this uniquely special block and for your continued support in helping South Gaylord remain a wonderful place to live, work, and visit. We look forward to seeing you at the meeting and hearing your ideas. Friday, June 19th 9:00am at Perdida

Meeting Notes:

Old South Gaylord BID Meeting Minutes
See southgaylord.com under BID for Financials and Board Meeting Dates, Minutes and upcoming Agendas
Date: June 19, 2025
Time: 9:00 AM
Location: Perdida, 1066 S. Gaylord St.
Attendees
Matt Hubbard, Joyce Bickel, Jean-Philippe Failyau, Jim DeSena, Mike DeSena, Ainsley Ellington, Lisa Figlino, Kelly
Gray, Joel Pilloud, Bart Hickey, Kevin Prichard, Scott Kirkegaard, Nicole Hendrickson, and Perri Hope.
Board Composition and Leadership
Current Board

  • Matt Hubbard, President (Modern Bungalow) – term expiring
  • Joyce Bickel, Treasurer – term expiring
  • Jean-Philippe Failyau, Secretary – term expiring
  • Tim Felkner – currently in the City approval process (1st Quarter)
  • Ainsley Ellington – currently in the City approval process (1st Quarter)
  • Mike DeSena – to be submitted to the City (2nd Quarter)
  • Nicole Hendrickson – to be submitted to the City (2nd Quarter)
    Leadership Updates
  • Matt Hubbard announced he is stepping down as President but is willing to remain on the Board.
  • Nicole Hendrickson was nominated as the incoming President candidate.
    Board Appointment Process
    Board appointments are handled quarterly:
    1 Name and biography are submitted to the City.
    2 The Board makes a recommendation.
    3 The Treasurer submits an approval letter.
    4 The City finalizes appointments at the end of the calendar quarter.
    Financial Position
    Financial statements are attached to these minutes.
    Revenue Challenges
  • The BID permanently lost approximately $17,000 annually after missing City reporting deadlines in 2023.
    Revenue Options Discussed
  • TABOR de-Brucing (voter-approved exemption) was discussed as a way to address underfunding.
  • Property tax increase through an election was considered. Estimated election cost: approximately
    $20,000, including legal expenses and volunteer support.
  • Sales tax authority was researched and determined to be unavailable to the BID under current law.
    Tree Replacement PlanTree Replacement Plan
  • Approximately $55,000 in reserves is earmarked for tree replacement.
  • Estimated cost per tree: $5,000–$7,000, including sidewalk, electrical, and plumbing work.
  • Board preference is to replace trees gradually to preserve canopy continuity.
  • The City Forester confirmed new tree box specifications:
    ◦ 5 feet × 15 feet
    ◦ 18 inches from the curb
    ◦ Maintains a 5-foot pedestrian path
    ◦ Avoids utility conflicts
  • A right-of-way permit is required before work begins.
  • Initial strategy is to expand one tree box as a pilot project when a tree declines.
  • Existing ash trees are currently being treated by the City.
  • A Vibrant Denver grant application was submitted but not awarded; annual reapplication is encouraged.
    Trash Management
    Current Conditions
  • Three new trash receptacles have been installed.
  • The City currently empties all receptacles on Wednesdays.
  • End-cap receptacles are filling fastest and occasionally overflow by Thursday.
  • Increased pedestrian traffic, not just customer waste, appears to be the primary cause.
    Vendor Proposals
    Front Range
  • Street cleaning and weeding once per month
  • Snow removal
  • Weekly trash service for four receptacles
  • Cost: $325 per week
    Sanchez
  • Empty receptacles into merchant dumpsters: $80 per week
  • Haul waste away: $160 per week
  • Also provides irrigation services
    Decision
  • The Board agreed to hire Sanchez for one additional weekly pickup at $80 per week, while retaining City
    service.
  • A six-month trial period will be established with written terms.
  • Service frequency will be reviewed seasonally.
  • If City service ends, the BID may increase service to twice weekly or move to the $160/week hauling option.
    Participating Dumpster Locations
  • Ainsley Ellington: 1077 S. Gaylord (between Revers and Contour) – primary overflow location
  • Matt Hubbard: 1028 S. Gaylord
  • Max’s: 1052 S. Gaylord
  • Kalo Fitness: 1077 S. Gaylord
    Parking and Revenue Ideas
    Concepts Discussed
  • The Cherry Creek model of license-plate-based, pay-by-phone parking was reviewed.
  • Traditional parking meters were considered impractical due to installation costs and reduced parking
    flexibility.
  • Valet service currently operates daily beginning at 4:00 PM.
    ◦ Customer fee: $8◦ Customer fee: $8
    ◦ Participating restaurants contribute approximately $5,000 per month.
    Parking Concerns
  • Employee and tenant parking can reduce customer parking availability.
  • Neighborhood concerns may arise if parking demand spills into residential streets.
  • Because many customers walk to the district, paid parking would affect only a portion of visitors.
    Action Item
  • No vote was taken.
  • Mike DeSena will gather cost and revenue estimates.
  • City enforcement of on-street parking occurs only when complaints are submitted.
    Property Tax and Merchant Advocacy
  • Several tenants experienced property tax increases exceeding 20%, which are being passed through under
    lease agreements.
  • A suggestion was made for property owners to jointly engage a property tax attorney to challenge
    valuations.
  • Historically, many property owners on the block have not appealed assessments.
    Property Tax Appeal Resources
  • Property Tax Advisors
    http://www.property-tax-advisors.com
    Fee: 30% of tax savings
  • Meissner Associates
    https://www.meissnerassociates.com
    Next Steps
    Landlord Contacts
  • Continue collecting landlord contact information.
  • Send information to treasurer@southgaylord.com to improve communication with property owners and
    distribute Board notices.
    Trash Collection
  • Joyce Bickel will engage Sanchez for weekly pickup service.
  • Written terms, participating dumpster locations, and rotation procedures will be documented.
    Parking Analysis
  • Mike DeSena will contact Cherry Creek’s pay-by-phone operator (“Richard”) to obtain:
    ◦ Number of spaces
    ◦ Rate structure
    ◦ Projected revenue
    Upcoming Meeting Schedule
    Location: Perdida, 1066 S. Gaylord St.
    Time: 9:00 AM
    September 17, 2026
  • Signatures required for the 2027 Proposed Budget submission to the City and DOLA (September 30
    deadline)
  • Parking and revenue updates• Parking and revenue updates
  • Trash collection review
  • New business discussion
    November 12, 2026
  • Signatures required for the 2027 Mill Levy increase
    January 14, 2027
  • Signatures required for the adopted 2027 Budget
    April 15, 2027
  • General meeting and updates
    July 15, 2027
  • General meeting and updates
    Adjournment: Meeting concluded following discussion of the above items