over $5 billion in private investment by committing to over half a billion dollars of TIF subsidies. At that time new TIF subsidized projects under consideration included the "redevelopment of the old Gates Rubber Factory complex at I-25 and Broadway, and the realization of Denver’s ambitious plans for the downtown Union Station area." Denver's urban landscape was transformed from 1995 through 2005 through TIF-subsidized projects such as "the landmark resurrection" of the Denver Dry Goods building, the Adams Mark hotel, Denver Pavilions, and REI flagship store, Broadway Marketplace shopping area and the demolition of the old Woolworth's building, the relocation and expansion of Elitch's into the Six Flags Elitch Gardens Amusement park, the redevelopment of Lowry Air Force Base and the redevelopment of the old Stapleton airport – "the largest urban infill project in the nation." By 2005 the City Denver had already "mortgaged over $500 million in future tax revenue to pay off existing TIF subsidies to private developers" and was preparing to "increase that sum substantially with several new TIF projects in the next five years." In 2005 the "diversions of tax revenue to pay for TIF subsidies [represented] an annual cost of almost $30 million to Denver taxpayers, and [were] rising rapidly." By 2007 TIF tax expenditures in the form of forgone tax revenue totaled nearly "$30 million annually – equal to almost 7% of Denver’s entire annual General Fund revenues" and at that time the amount was rapidly increasing. In a 2005 study it was revealed through wage surveys at TIF projects "that jobs there pay substantially less than Denver average wages, and 14%-27% less even than average wages for comparable occupational categories." In part 1 of a three part series researchers "explained the history and mechanics of TIF, and analyzed the total cost of TIF to Denver taxpayers, including “hidden” costs from increased public service burdens that TIF projects do not pay for." In "Who Profits from TIF Subsidies?" researchers "examined the types of businesses Denver attracts through TIF, and the profit rates of developers with whom Denver partners to bring TIF projects into existence, and the transparency of the TIF approval process." In part three of the study researchers examined "quality and housing affordability at TIF-subsidized projects." Applications and administration Cities use TIF to finance public infrastructure, land acquisition, demolition, utilities and planning costs, and other improvements including sewer expansion and repair, curb and