HomeMy WebLinkAbout02/06/2025 - AFFORDABLE HOUSING BOARD - AGENDA - Regular MeetingAFFORDABLE HOUSING BOARD
REGULAR MEETING
Participation for this Affordable Housing Board Meeting will be in person at 222 Laporte
Avenue, Colorado River Room – 1st floor conference room.
You may also join online via Teams, using this link: AHB Teams Meeting
Meeting ID: 273 629 013 506
Passcode: sJKVjM
Online Public Participation:
The meeting will be available to join beginning at 3:45 pm, February 6, 2025. Participants
should try to sign in prior to the 4:00 pm meeting start time, if possible. For public comments, the
Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at
that time. Staff will moderate the Zoom session to ensure all participants have an opportunity to
address the Board or Commission.
To participate:
• Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a
microphone will greatly improve your audio).
• You need to have access to the internet.
• Keep yourself on muted status.
222 Laporte Avenue, First Floor Conference Room: Colorado River Room
Teams – See Link Below
1. CALL TO ORDER
2. ROLL CALL
3. AGENDA REVIEW
4. PUBLIC PARTICIPATION
5. APPROVAL OF MINUTES
a. January 9 Regular Meeting
6. BOARD PRIORITY COMMITTEE REPORTS (45 minutes)
a. Knowledge Repository – Bob and John
b. Outreach, Education and Partnerships – Claire and Josh
• Discuss field visits for a few meetings
c. Council and Local Legislative Support – Stefanie and John
• Update one-page introduction to the work of the AHB – John
d. Equity & Justice in Affordable Housing – Jorja and Liz
• Board Action: Discussion
7. NEW BUSINESS
a. 2024 Annual Affordable Housing Board Report – John (15 minutes)
AFFORDABLE HOUSING BOARD
REGULAR MEETING
• Board Action: Discussion & Approval
8. UNFINISHED BUSINESS
a. Board Liaison Assignments, Board Members (15 minutes)
• Board Action: Assignment
• Planning and Zoning Commission
• Board of Realtors
• Economic Advisory Board
• Transportation Board
• Human Relations Commission
• Disability Advisory Board
• Senior Advisory Board
• Human Services and Housing Funding Board
• Urban Renewal Authority
• Associated Students of Colorado State University
9. OLD BUSINESS NOT COMPLETED AT PREVIOUS MEETING – N/A
10. LIST OF TOPICS BEING ADDRESSED AT MEETING – See Above
11. BOARD MEMBER REPORTS
a. Meeting Logistics – Hybrid Meetings
• Discuss meeting locations for 2025
b. Liaison Reports (10 minutes)
12. OTHER BUSINESS
a. City Council 6-month Planning Calendar review (5 minutes)
b. Council Comments – Who, what? (5 minutes)
c. Review 2025 Work Plan (5 minutes)
d. Update on Affordable Housing Projects (5 minutes)
e. Future AHB Meeting Agenda (5 minutes)
13. BOARD MEMBER CONCERNS, ANNOUNCEMENTS
a. As needed
14. ADJOURNMENT
SAVE THE DATES!
• February 11- City Council Work Session on Impact Fee Methodology
Workplan
• February 25- City Council Work Session on Mobile Home Park Local
Enforcement of State Law Options
AFFORDABLE HOUSING BOARD
REGULAR MEETING
• March 25 – City Council Work Session on City Priority 1 Operationalize City
Resources to Build and Preserve Affordable Housing, Impact Fees & ADU
policy
• March 26 – Joint meeting of AHB & Human Services and Housing Funding
Board
• April 8- Council Work Session on City Priority 2 Improve Human & Social
Health for Vulnerable Populations
Did you know that the City has a Housing Newsletter? It is a great place to send
people looking to learn more about what is going on in Fort Collins around Housing.
Sign up for it at: fcgov.com/housing.
Social Sustainability
222 Laporte Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6753
MEMORANDUM
TO: Members of the Affordable Housing Board
FM: Sue Beck-Ferkiss, Social Policy and Housing Programs Manager
RE: Hybrid Board Meeting
The next Affordable Housing Board meeting will be held:
Thursday, February 6, 2024
In person at 222 Laporte Ave or Online via Microsoft Teams at 4:00
BOARD MEMBERS: If you cannot attend the meeting, please contact Sue Beck -
Ferkiss either by email (sbeckferkiss@fcgov.com) or by phone (221-6753).
BUSINESS
1. Approval of Minutes: Copies of the draft minutes of the January Regular meeting
is attached for the Board’s approval. Approval of minutes requires a formal motion
and vote by the Board.
2. Hybrid meetings: 2025 meetings will be hybrid.
PRESENTATION/DISCUSSION:
1. PRIORITY COMMITTEE REPORTS, JOHN AND COMMITTEE LEADS (45
MINUTES)
The Board has authorized work through committees as follows:
• Knowledge Repository;
• Outreach, Education and Partnerships
o How we want to update the AHB Key Priority Flyer – 2024 version
attached.
o Also see verbiage from Equity and Justice committee attached.
• Council and Local Legislative Support; and
• Equity and Justice in Affordable Housing.
2. 2024 ANNUAL AFFORDABLE HOUSING BOARD REPORT, BOARD(15
MINUTES)
Annually, the City Clerk’s Office requires a summary report of the Board’s activities from
the prior year. The draft in your packet was built from last year’s agenda and minutes.
3. BOARD LIAISON ASSIGNMENTS, BOARD (15 MINUTES)
2
For 2025, the Board has identified and agreed to follow the following Boards and
Commissions.
• Board Action: Board members are asked to choose one or more to attend
meetings or read meeting minutes for:
1.Planning and Zoning Commission
2.Board of Realtors
3.Economic Advisory Board
4.Transportation Board
5.Human Relations Commission
6.Disability Advisory Board
7.Senior Advisory Board
8.Human Services and Housing Funding Board
9.Urban Renewal Authority
10.Associated Students of Colorado State University
4. BOARD MEMBER IDEAS – SPACE FOR NEW ITEMS (15 MINUTES)
BOARD BUSINESS:
• Meeting Logistics –
▪ Discuss Meeting locations for 2025
• Member terms update –
o Each board member’s term is decided by City Council when they
appointed you. They are of different lengths to stagger board
membership. Still, all board members can serve up to 8 years upon
application and reappointment by City Council.
o All regular terms expire in June. Here are the current term expiration
dates:
▪ Stefanie June 30, 2027
▪ John June 30, 2025
▪ Bob June 30, 2026
▪ Josh June 30, 2026
▪ Claire June 30, 2028
▪ Liz June 30, 2026
▪ Jorja June 30, 2026
3
▪ Kristin - Ex Officio Role starting January 2024
• Contact with Council Liaison –
o CM Potyondy is our City Council liaison and would like to be invited to
specific meetings and will attend if available. She will have quarterly
meetings with the Board Chair.
• Project Certification – n/a
• Ideas for future meetings: Housing Agency panel of providers – one for rental
housing and one for home ownership; Land Bank deep dive (Sue); Incentives
deep dive; Data Gaps Analysis – What do we have and what do we want
(Tyler); Water Issues in Colorado (Mayor Arndt); Eviction and Foreclosure
Prevention (Kelly Evans); Murphy Center update and plans for the future
(Homeward Alliance); Grant Opportunities; How to Support Mobile Home Park
conversions; How to keep locals in housing; and Volunteer needs for housing
providers.
ATTACHMENTS
1. Draft Minutes of the January meeting
2. FYI - City Council 6 Month Planning Calendar
3. AHB Key Priority 2024 Flyer
4. FYI- Summary Handout of 2024 Annual Homelessness Assessment Report
5. Draft 2024 AHB Annual Report
6. Equity and Justice Committee 2024 Key Strategies
7. FYI – Loveland Housing Fee Study
AFFORDABLE HOUSING BOARD
REGULAR MEETING
Thursday, January 9, 2025 – 4:00-6:00 PM
215 N Mason Street, second floor and online via Microsoft Teams
1. CALL TO ORDER: 4:04 PM
2. ROLL CALL
a. Board Members Present
• John Singleton, Chair
• Bob Pawlikowski, Vice Chair
• Claire Bouchard
• Stefanie Berganini
• Jorja Whyte
• Liz Young-Winne
• Kristin Fritz, Ex Officio
b. Board Members Absent
• Josh Beard
c. Staff Members Present
• Sue Beck-Ferkiss, Staff Liaison
• Jessi Kauffmann, Minutes
• Ginny Sawyer, City Manager’s Office
• Sylvia Tatman-Burruss, City Manager’s Office
• Joe Wimmer, Finance Department
d. Guest(s)
• Lisa Cunningham
• Marilyn Heller
• Nina Clark
3. AGENDA REVIEW – No changes.
4. CITIZEN PARTICIPATION
a. Marilyn Heller
• League of women voters affordable housing team selected topic:
supportive housing panel including someone from Housing Catalyst,
St. Valentine’s and Loveland Housing Authority. More details to come
end of April.
• Took a tour of the new youth shelter in Loveland – estimated opening
end of January/early February.
b. Lisa Cunningham
• Shared new position for the Loveland Affordable Housing Task Force.
Interdisciplinary group to address affordable housing – paving the
way to create less red tape around affordable housing. Currently
working on small-lot standards. Commissioned an equitable fee study
to help reduce fees for affordable housing and smaller products.
5. APPROVAL OF MINUTES
Claire Bouchard motioned to approve the December 5 Regular Meeting
Minutes. Liz Young-Winne seconded. Approved 7-0. Bob Pawlikowski
abstained.
6. NEW BUSINESS
a. Housing Manager Introduction
• John Singleton introduced Vanessa Fenley, the new Housing
Manager in Social Sustainability. Vanessa provided a brief
introduction.
b. Board Officer Nominations
• John and Bob described their experiences as Chair and Vice Chair
for the Board.
• John Singleton called for nominations for Chair. Bob Pawlikowski
nominated Stefanie Berganini. John Singleton and Claire Bouchard
verbally supported the nomination.
• John Singleton called for nominations for Vice Chair. Bob
Pawlikowski self-nominated.
Call for a motion for the slate of candidates, Stephanie Berganini as Chair and Bob
Pawlikowski as Vice Chair. Claire motioned. Liz seconded. Approved 7-0.
c. Presentation on new Community Capital Improvement Program
• Ginny gave a summary of funding at the city.
• The Community Capital Improvement Program was shared with the
goal of benefiting everyone in the community and projects were
geographically dispersed.
• ¼ Cent Tax Revenue would bring $100 million over the next 20
years.
• Themed buckets in this package include Parks & Rec, Culture,
Mobility/Safety, Active Modes, Housing, Transit, Nature & River, Zero
Waste Infrastructure.
• Affordable Housing Fund
• Proposed at $10 million
• Could be used for a revolving loan fund start-up
• Bonding against the fund would create $7.5M in available
funds
• This is a renewal tax package and will be on the November 2025
ballot.
7. Board Priority Committee Reports
a. Knowledge Repository
• John gave a quick recap of the plan to provide links and guidance for
a tile on the Affordable Housing Board webpage.
• Members of this sub-committee will be required to bring 3 tile items to
the board each month for board review.
b. Outreach, Education and Partnerships
• No updates.
c. Council and Local Legislative Support
• Sue and John met with Councilperson Potyondy last week. The goal
will be to have the Chair or Vice Chair and a rotating Board member
to attend these proposed quarterly meetings.
• Stefanie went over a few high-level items from Part 1 of the HUD
Homelessness Report at the national and Colorado state level.
• The number of individuals counted experiencing homelessness in the
state of CO went up by almost 30%.
• 40% of those counted were employed in 2023 in Colorado.
d. Equity & Justice in Affordable Housing
• Liz and Jorja created a document with edits to the Affordable Housing
Key Strategies under DEI in Affordable Housing. It will be discussed
more in detail at the next meeting.
8. BOARD MEMBER REPORTS
a. Meeting Logistics
b. Liaison Reports
9. STAFF REPORTS
a. Liaison Report (10 minutes)
10. OTHER BUSINESS – None.
11. ADJOURNMENT
a. Meeting adjourned at 5:58 PM.
Minutes approved by the Chair and a vote of the Board/Commission on XX/XX/XX
Signature:
X/XX/XX– MINUTES Page 1
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
Date Service
Area
Type Agenda Item Strategic Outcome
Proclamation
Motion Minutes Approval
Utility Services Ordinance-2nd
Reading watersheds while delivering a resilient, economically responsible and high-quality water supply
Reading affordability to address inequities in housing so that everyone has healthy, stable housing they
Reading for Multi-unit development.affordability to address inequities in housing so that everyone has healthy, stable housing they
can afford.
Riverbend Court Right-of-Way Vacation
to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
Services Reading Reduction Act.greenhouse gas, energy and waste goals; reduce air pollution; and improve community resilience.
Employee with the Fraternal Order of Police
CITY COUNCIL AGENDA PLANNING - PUBLIC 6-MONTH CALENDAR
Agenda items containing action on current Council priorities as adopted by
Resolution 2024-013 through 2024-024 are shaded light orange.
: This document is posted every Monday and Thursday. Changes made between postings
will not be reflected until the next posting.
February 4, 2025
Council Meeting
1/30/2025 6-Month Planning Page 1
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
City Attorney's
Office
/Community
Homeless Outreach Update
safety services and the municipal justice system through innovative service delivery models.
Services Discussion demolition waste facility.
Services equipment that will revitalize parks and recreational facilities, as the planned buildout of the
Date Service
Area
Type Agenda Item Strategic Outcome
project.to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
Supplemental appropriation for the College Avenue-Trilby Road Intersection to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
Office community and increase the City’s effectiveness by simplifying processes and delivering modern
February 11, 2025
Work Session
Council Meeting
1/30/2025 6-Month Planning Page 2
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
PDT Services Ord-1st Rdg Fischer Rezoning to remove a condition for extra parking on a previous rezoning. Neighborhood & Community Vitality NCV 1 – Increase housing supply, type, choice and
affordability to address inequities in housing so that everyone has healthy, stable housing they
Services Way.to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
Services affordability to address inequities in housing so that everyone has healthy, stable housing they
February 25, 2025
Work Session
Council Meeting
Council Meeting
1/30/2025 6-Month Planning Page 3
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
Ordinance-2nd
Reading
Financial
Services community and increase the City’s effectiveness by simplifying processes and delivering modern
prevention and protection to include open fire and burning restrictions affordability to address inequities in housing so that everyone has healthy, stable housing they
Services equipment that will revitalize parks and recreational facilities, as the planned buildout of the
ADU Discussion
Services Discussion
Impact of Impact Fees on Affordable Housing
affordability to address inequities in housing so that everyone has healthy, stable housing they
Services Discussion affordability to address inequities in housing so that everyone has healthy, stable housing they
Office community and increase the City’s effectiveness by simplifying processes and delivering modern
Services Contracting Program greenhouse gas, energy and waste goals; reduce air pollution; and improve community resilience.
greenhouse gas, energy and waste goals; reduce air pollution; and improve community resilience.
Services Discussion highlights, and discussion equity so that persons of all identities, including race, ethnicity, religion, sexual orientation,
gender identity, gender expression, age, mental and physical abilities, and socioeconomic levels
can access programs and services with ease and experience equitable outcomes.
March 25, 2025
Work Session
Council Meeting
Work Session
1/30/2025 6-Month Planning Page 4
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
Sustainability
Services
Work Session
Discussion
Southeast Community Center Discussion #2
Proclamation Earth Day
Motion
Ordinance-2nd
Reading
Ordinance-1st
Reading
Resolution
Work Session
Discussion
PFA Annual Report
PDT Services Work Session
Discussion
The Future of Commercial Corridors and Centers: Land Use Code Updates
Future of Sounds in Fort Collins
April 29, 2025 Fifth Tuesday
Services improve habitat conditions across the community and ensure equitable access to nature.
/Community to have no serious injury or fatal crashes for people walking, biking, rolling or driving in Fort
May 6, 2025
Council Meeting
Council Meeting
Council Meeting
Work Session
Work Session
1/30/2025 6-Month Planning Page 5
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
Community
Services
Resolution Approving Fort Fund Grant Disbursements - Program Support Grant, March Deadline
Community
Services equipment that will revitalize parks and recreational facilities, as the planned buildout of the
Office Discussion
Employee
Services improve habitat conditions across the community and ensure equitable access to nature.
July 8, 2025 Work
Session
Council Meeting
Council Meeting
Work Session
Work Session
Council Meeting
Work Session
Council Meeting
1/30/2025 6-Month Planning Page 6
THIS DOCUMENT INCLUDES ALL ITEMS PLANNED FOR COUNCIL MEETINGS AND WORK SESSIONS.
Date Service
Area
Type Agenda Item Strategic Outcome
Community
Services
Resolution Approving Fort Fund Grant Disbursements - Special Event Grant, June Deadline
July 22, 2025
Work Session
CANCELLED
1/30/2025 6-Month Planning Page 7
Date Agenda Item Strategic Outcome
9/16/2025
unanticipated revenue, grants and unforeseen costs that had not
10/21/2025
11/4/2025
Budget for General Improvement District (GID) No. 15 - Skyview.
11/4/2025
11/4/2025
11/4/2025
11/4/2025
adopted 2025-26 Biennial Budget and associated revisions to the 2026
11/25/2025
employee experience by attracting, developing and retaining
diverse talent and fostering a culture of employee safety,
belonging and empowerment across the organization.
12/16/2025
Development Partners on Magpie Meander Natural Area and Soft Gold quality water supply.
Date Item Strategic Outcome
Future Plan to advance the City's greenhouse gas, energy
and waste goals; reduce air pollution; and improve
REGULAR MEETING ITEMS
UNSCHEDULED/UPCOMING ITEMS
WORK SESSION ITEMS
2024 KEY STRATEGIES
Engaging the Community Our mission is to engage and
educate the community on status,
constraints, and best practices in
support of housing affordability.
- JOHN SINGLETON (2024 CHAIR)
Get Involved Learning ResourcesCome to a Meeting
Build board institutional
knowledge available to the
public.
1) Identify and develop
partnership opportunities for
communication and
outreach
2) Identify and develop
opportunities to bring
community visibility to AHB’s
work
Identify and develop
advocacy plan for
important and
controversial
housing issues.
OBJECTIVE
Board onboarding supplement
Quicker community outreach on information
A “cheat sheet” Housing Resource Guide
Invite Equity Officer to an AHB meeting
Develop a plan for Council communications
When to invite Council Liaison to AHB meetings
Develop a database of organizations to target, including
which AHB priorities relate to the organization.
Develop and outline a Council recommendation on deed
restrictions
Develop and outline a Council recommendation on ADUs
Develop and outline a Council recommendation on U+2
Update AHB page on City Clerk’s website
KEY RESULTS
The Affordable Housing Board advises the City Council
on matters pertaining to affordable housing issues of
concern to the City.
Knowledge
Repository
KEY
PRIORITIES
Define AHB’s
perspective and
goals regarding DEI
AHB has connected with marginalized community members to
engage, learn, and teach
AHB members have identified and can speak to AHB’s values
and goals within DEI
AHB has identified steps to make the AHB environment
more inclusive
Partnerships:
Outreach and
Education
Council and
Legislation
Support
DEI in
Affordable
Housing
Increase community’s attendance to monthly AHB meetings
by 200%
Establish communication strategy
The community is more educated on the purpose and
mission of AHB
HUD 2024 Annual Homeless Assessment Report | Part 1: PIT Estimates of Homelessness in the U.S.
Available online at https://www.huduser.gov/portal/datasets/ahar.html
Summary prepared by Stefanie Berganini for the Affordable Housing Board, January 2025
What is this report?
Every year, the US Dept. of Housing and Urban Development (HUD) sends an Annual Homelessness
Assessment Report (AHAR) to Congress. It provides nationwide estimates of homelessness, including
information about the demographic characteristics of homeless persons, service use patterns, and the capacity to
house homeless persons. The information for this report comes from 3 sources:
● Homeless Management Information Systems (HMIS) data
● Point-in-time counts
● Data about shelter capacity and housing availability
This is part one of the report, which summarizes data obtained during the point-in-time counts (PIT) and housing
inventory counts (HIC) conducted in January of 2024.
KEY NATIONAL FINDINGS:
The 2024 data was the highest ever recorded: 771,480 people. It’s important to note that this count does NOT
include people couch surfing or staying in similar arrangements, which ARE typically considered a form of
homelessness. HUD cites the national affordable housing crisis, rising inflation, stagnating wages for low and
middle income earners, systemic racism, and the end of support programs implemented during covid as the
sources of this increase. About one-third of the individuals included in the counts have experienced chronic
homelessness - this is the highest level of chronic homelessness ever recorded in the national PIT.
The largest increase was families with children, and the count estimated around 150,000 children experiencing
homelessness (a 33% increase from 2023). The age group with the largest increase in homelessness from 2023
to 2024 is children under the age of 18.
Roughly 20% of the people experiencing homelessness in the 2024 counts were age 55 or older. Nearly half of
these older adults were experiencing unsheltered homelessness.
People who identify as Black, African American, or African continue to be overrepresented in the homeless
population. This population makes up 12% of the US population, but 21% of the US population living in poverty,
and 32% of the 2024 homeless count.
Veterans are the only population with a continued decline in homelessness, as a result of funding and programs
specifically targeted toward veteran homelessness.
The national inventory of beds increased by 13% between 2023 and 2024. 60% of those beds are permanent
supportive housing, rapid rehousing, and similar programs for people who were formerly homeless, not in
overnight or emergency shelter locations for people who are currently homeless.
KEY COLORADO FINDINGS
The most detailed information in this report that is specific to our area is at the state level. There is information at
the continuum of care (CoC) level, but that data is aggregated into four nationwide categories: major city CoCs,
other largely urban CoCs, largely suburban COCs, and largely rural CoCs. There does not seem to be state level
data available for bed inventory (the HIC), only for the PIT.
According to the PIT, there were 18,715 people experiencing homelessness in Colorado in January of 2024. This
is a 29.6% increase over the 2023 PIT, the 7th highest in the US. We are one of the states with a decrease in the
number of individuals experiencing homelessness (5.6% decline from 2023-2024), but that is offset by drastic
increase in homelessness among other populations. For example, we are among the highest in the nation for
increases in people in families who are experiencing homelessness (a 134% increase from 2023-2024).
Roughly 25% of those included in the 2024 Colorado PIT are experiencing sheltered homelessness. This is lower
than the national average of 30.9%.
The pie chart below breaks down the total count of people experiencing homelessness in Colorado by population
group. Note that this data totals to about 24k observations, because some people may be part of more than one
group.
Colorado ranks in the top 5 in the nation for states with the highest proportion of people in families with children
that are experiencing homelessness. Only 3% of those counted in families experiencing homelessness are
experiencing unsheltered homelessness, which is in the lowest (less than 5%) tier of those values across the
nation.
Though Colorado is in one of the lower tiers in terms of total proportion of those experiencing homelessness who
are veterans, we rank in the highest tier for veterans experiencing homelessness who are unsheltered. In
Colorado, though veterans make up only 4% of the overall count of people experiencing homelessness, 45% of
homeless veterans are unsheltered.
AFFORDABLE HOUSING BOARD
2024 Annual Report
20 2 3 ANNUAL REPORT Page 1
The following lists the major items the Affordable Housing Board (AHB) was involved
with during 2024:
1. COMPETITIVE PROCESS FOR ALLOCATING CITY FUNDS FOR AFFORDABLE
HOUSING
• AHB worked with the Human Services and Housing Funding Board in advising City
Council on the funding for affordable housing projects in the spring cycle of the
competitive process.
• The Board reviewed 8 applications in the spring cycle and made recommendations to
the Human Services and Housing Funding Board.
2. LAND BANK PROGRAM
• The Board was kept apprised of development activity on the Kechter parcel. The
development, BirdWhistle Townhomes, is fully constructed and homes currently listed
for sale.
• The Board supported staff efforts to manage and grow the Land Bank program.
3. HOUSING STRATEGIC PLAN IMPLEMENTATION
• The Board had many updates on the implementation of the Housing Strategic Plan.
• The Board helped plan and participated in the Community Housing Summit hosted by
the City.
• This also included updates and input opportunities for Rental Programing.
4. LAND USE CODE UPDATE
• The Board received monthly briefings on the Land Use Code (LUC) update and as
needed, the petition process to reverse City Council amendments to the LUC.
• This included briefings and discussions on needs for housing, affordable housing
incentives and benefits of form-based approaches.
• The Board took a position in favor of the LUC amendments, especially extending
affordability terms to 99 years, and worked to message that out externally.
• The Board wrote a public letter to the editor outlining the Board’s support of theLUC
amendments.
5. THE BOARD SENT MEMORANDUMS OR EMAILS OR SUPPORTING BOARD MEETING
MINUTES TO CITY COUNCIL REGARDING THE FOLLOWING MATTERS FOR
EXAMPLE:
• Support for HB 24-1007, addressing occupancy limits in municipalities.
• Support for the removal of a restrictive covenant for a Habitat for Humanity
home.
AFFORDABLE HOUSING BOARD
2023 Annual Report
20 2 3 ANNUAL REPORT Page 2
• Parking minimums
• Camping bans
6. COUNCIL LIAISON CONTACT
• Council Liaison Potyondy attended the June and September Regular Board meetings.
7. BOARD BRIEFINGS
• Private Activity Bonds 1010 - Process and allocation and assignment of 2024 bond
capacity
• Request for the removal of a restrictive covenant for a Habitat for Humanity home
• The City’s Housing Dashboard
• The City’s Consolidated Plan for the US Department of Housing and Urban
Development
• Panel of Homelessness Solutions representing Family Housing Network, Homeward
Alliance, and Fort Collins Rescue Mission
• State Representative Boesenecker reported out on housing issues from the state’s
perspective
• Community Summit Debrief
• Rental Registration
• YIMBY presented on parking minimums
• Zoning Atlas Project
8. COMMUNITY MEETINGS:
a. Board members held a retreat in January where they discussed communications,
legal guidelines and formed working committees.
b. Community Housing Summit
c. Joint meeting with the Human Services and Housing Funding Board as part of 202 4
Spring Competitive Grant Process
2024 Work plan: The Board sent a representative to participate in City Council meetings public
comment periodically throughout the year, albeit not as often as previous years.
• The Board worked to complete their work plan for the year 2024 including holding
several meetings without speakers to allow for open board discussions.
• The Board has embraced hybrid meetings with opportunities to attend in-person or
remotely.
• The Board’s committee structure has been adopted and the committees are active.
• The Board welcomed new members in April and August based on the City’s changes to
board members terms.
Key priority: Equity & Justice in Affordable Housing
Objective: Define the Affordable Housing Board perspective and goals on equity and justice in
affordable housing
Key Results
● Learn and grow as a board on equity and justice in affordable housing
○ Metric: In 2025, create at least 2 opportunities for the board members to learn
about equity and justice in housing
● Define and include equity and justice in affordable housing activities
○ Metric: In 2025, ensure equity and justice considerations are embedded into
grant review and scoring processes for the board members
○ Metric: In 2025, ensure equity and justice are shown within in the 2026 workplan
by writing in 1-5 specific activities
● Create greater accessibility in affordable housing
○ Metric: In 2025, create at least 1 opportunity for board and community members
to learn about equitable affordable housing design considerations (neurotypical,
trauma-informed, or accessible)
OR in 2025, host and promote 1 opportunity for board and community members
to learn about the affordable housing process (civic engagement or financial
literacy).
How will this be accomplished in 2025
● Learn and grow as a board on equity and justice in affordable housing
○ Learn about the history and systemic racism in housing
■ Workshop or panel at a meeting; alternatively,
■ Share an article or similar individual learning opportunity to discuss at a
meeting
○ Explore a partnership and learning opportunity with like-minded boards, like the
women & gender equity board
● Define and include equity and justice in affordable housing activities
○ Ensure activities include equity and justice in affordable housing as board
continues to create partnerships, speaker opportunities within board meetings,
and through the grant distribution process in 2025
○ Create 1-5 specific bullets for 2026 workplan that intentionally includes equity
and justice activities
● Create greater accessibility in affordable housing
○ Learn about and create opportunities for the board and developers to understand
different types of accessible design opportunities like neurotypical, trauma-
informed, and accessible housing design
■ Workshop or panel at a meeting; alternatively,
■ A speaker at a meeting
■ Watch a pre recorded webinar or similar to discuss at a meeting (Housing
Colorado Summit may have something)
○ Determine opportunities to connect and partner with youth engagement groups,
like ASCSU
■ Explore social media opportunities to bring more young people into the
board’s meetings, educational events, and work
○ Explore opportunities to host informational sessions about financial literacy that
would broaden community member’s understanding of how to buy a house,
affordable housing rent/own options in Fort Collins
○ Explore opportunities to increase community member’s understanding of how to
engage civically about affordable housing issues
Final Draft
Loveland Housing Fee Study
Prepared for:
Loveland Affordable Housing Task Force
Prepared by:
Economic & Planning Systems, Inc.
July 19, 2024
EPS #233124
Table of Contents
1. Introduction ............................................................................................. 1
Overview ..................................................................................................... 1
Summary of Findings ..................................................................................... 2
2. Current Fee Environment ........................................................................... 3
Existing Fee Structure .................................................................................... 3
3. Proposed Fee Scenarios ........................................................................... 12
CEF Structure ............................................................................................. 12
Raw Water Costs......................................................................................... 13
Fee Waiver Program .................................................................................... 18
A p p e n d i x : ............................................................................................... 19
C a p i t a l E x p a n s i o n F e e s ( C E F s ) .................................................... 19
CEFs by Category ........................................................................................ 20
List of Tables
Table 1. Fee Structure Housing Types .................................................................. 4
Table 2. Fee Breakdown – Estate Single Family ...................................................... 6
Table 3. Fee Breakdown – Large Single Family....................................................... 7
Table 4. Fee Breakdown – Medium Single Family ................................................... 8
Table 5. Fee Breakdown – Small Single Family ...................................................... 9
Table 6. Fee Breakdown – Townhouse ................................................................ 10
Table 7. Fee Breakdown – Condo ....................................................................... 11
Table 8. Capital Expansion Fees, 2023-2024 ....................................................... 12
Table 9. Proposed Capital Expansion Fee Structure ............................................... 13
Table 10. Annual Raw Water Usage – Residential, 2020-2022 .................................. 14
Table 11. Current Raw Water Fee Schedule ........................................................... 15
Table 12. Current Raw Water Fees ....................................................................... 16
Table 13. Proposed Raw Water Fees .................................................................... 17
Table 14. Total Proposed Fees by Product Type ..................................................... 17
Economic & Planning Systems, Inc.
233124-Final Draft Loveland Housing Fee Study_7-19-24.docx 1
1. Introduction
The City of Loveland retained Economic & Planning Systems, Inc. (EPS) to conduct
a housing fee study for the city, with the goal of making housing more affordable
and better aligning household size with the fiscal impact on the City. This chapter
introduces the scope of the study and summarizes EPS’ findings.
Overview
The City of Loveland is committed to aligning the cost of housing with the ability
of residents to pay for housing. There are many tools the City can pursue in this
effort and the current focus, and purpose of this study, is to make the City’s
capital expansion fees (CEFs) and raw water fees more equitable by adopting a
fee structure based on household size and on the premise that smaller homes
attract smaller households, and should therefore be assessed a commensurately
smaller fee. The proposed structure incentivizes developers to produce more
affordable products by reducing fees on smaller homes. This effort is particularly
pressing, as Loveland, like many Colorado communities, has been impacted by
increased challenges to keep housing affordable due to rising construction costs
and decreasing housing supply.
The study builds on a recent effort by the City to differentiate the fee schedule
with the delineation of a cottage home, a single-family home limited to 1,150
square feet. The City, along with the Loveland Affordable Housing Task Force
(LAHTF), expressed interest in alleviating the fee burden for a modest single-
family home of this size. This study builds on the momentum of this effort and
provides the basis for a recalibration of the fee structure across the spectrum of
home sizes.
This study addresses:
1. Current Fee Environment – The current fee structure for residential
development in the City of Loveland was documented in detail. The
fees addressed include capital expansion fees, permit fees, water fees,
electrical fees, and construction use taxes. This fee stack is analyzed
by housing product type to show the burden of fee costs as a
percentage of total development costs.
2. Effect of Fees on Housing Development – Costs of residential
development were compiled based on sales of newly constructed
homes sold 2024 (a total of 923 new homes sold in Loveland, year to
date through May 2024). By definition, the sales prices include hard
costs, soft costs, land costs, developer profit, and any other associated
Loveland Housing Fee Study
2
costs. Within these costs, the development fees are compiled and
shown as a percentage of the overall development costs. By
understanding the impact that fees have on overall development costs,
potential programs, such as a fee waiver program, could be introduced
to alleviate some burden when constructing housing products.
3. Fee Scenarios and Policy Options – Based on the analyses
completed in this report, there are specific recommendations for two
sets of fees (water and CEFs) that align fee burdens proportionately to
the size of housing products, with the potential to reduce barriers to
generating more affordable housing products.
Summary of Findings
Through this housing fee study, EPS has identified three recommendations to
modify the housing fee structure in the City of Loveland to link impact and cost.
By delineating costs over a broader spectrum, and aligning fees to actual impact,
these recommendations aim to improve the feasibility of constructing affordable
housing in the city.
1. Tier Raw Water Costs – Tiering the raw water costs into f our
separate categories would reflect a fee burden that is based on annual
water usage. This would provide fee relief for smaller housing products
and make development of such products more feasible .
2. Change the Capital Expansion Fee (CEF) Structure –
Restructuring the CEFs would provide relief for smaller housing
products based on the burden associated with these households on the
overall City infrastructure. This would help make the development of
smaller housing products, given the alignment of fiscal impact and fee
structure.
3. Implement a Fee Waiver Program – A fee waiver program, like the
current pilot program in the City, provides an option to waive fees on
select housing units designated as affordable or attainable housing and
would provide another tool in the City’s efforts to increase the
affordable housing inventory. While the fee waiver program would
likely need to be subsidized through the City’s budgeting process, and
requires further calibration based on changing market conditions, it
has proven to be an effective model and should be considered for
future applications.
Economic & Planning Systems, Inc.
3
2. Current Fee Environment
This chapter describes the demographic background and current fee structure in
the City of Loveland based on housing type.
Existing Fee Structure
Fee Categories
When a residential building permit is issued, there are several different fees that
are paid out to the City of Loveland and Larimer County. This includes permits
and plan review fees calibrated by type of permit, capital expansion fees (CEFs,
which are also known as impact fees), fees that fall under the Department of
Water and Power (i.e., stormwater, wastewater, raw water, electricity), any fees
associated with Larimer County (i.e., impact fees), and construction use taxes
from both the City (3 percent of half of the building’s value) and the County (0.8
percent of half of the building’s value).
Permits
For comparison purposes, a limited number of prototypes have been included in
the analysis, specifically building, mechanical, electrical, and plumbing permits. In
Loveland, the building permit cost is dependent on the International Building Code
(IBC) value of the building. Meanwhile, the mechanical, electrical, and plumbing
permits are all based on flat rates adopted by the City. The overall building plan
review fee is typically 65 percent of the building permit fee.
Capital Expansion Fees (CEFs)
Capital expansion fees, also known generally as impact fees, are collected to
offset the additional level of service a proposed residential unit will require from a
community as it constructs the needed infrastructure to address the demand from
the additional population. CEFs may only be used for capital improvements within
a jurisdiction and may not be used for maintenance, operations, or other
purposes, such as subsidizing affordable housing. In Loveland, there are eight
different CEF categories: law enforcement; general government; library; cultural
services; parks; recreation; trails; and open lands. Currently, these CEFs are
based on a per unit rate for single family and multifamily units.
Water and Power
Within the City of Loveland Department of Water and Power, there are several
utility fees associated with the residential permitting process. This includes a flat
rate utility fee and inspection fee for stormwater; a wastewater, water system,
and raw water impact fee that is based on dwelling type (i.e., single-family vs.
Loveland Housing Fee Study
4
multifamily); water and wastewater tap fees based on pipe size; raw water cash-
in-lieu (CIL) fees based on Acre-Feet (AF) for both indoor and outdoor water usage;
and a Public Investment Fee (PIF) and flat rate installation fee for electricity.
Larimer County Fees
The Larimer County fees included in this study are fees associated with impact
fees and include Community Parks, the Thompson School District, and the
Loveland Fire Rescue Authority. The Community Park impact fee is based on
dwelling unit type – detached single family, attached single family, duplex, mobile
home, or multifamily. The Thompson School District fee is a flat rate per
residential unit. The Loveland Fire Rescue Authority fees are based on dwelling
unit type – single family or multifamily.
Construction Use Tax
The construction use tax in both the City of Loveland and Larimer County is based
on 50 percent of the total building value. From this rate, the City of Loveland
collects 3 percent and Larimer County collects 0.8 percent, for a total of 3.8
percent construction use tax.
Housing Types
To provide a comparison of fees, the study focused on six different housing types
that were then applied to the range of comparative fee structures. As shown in
Table 1, these housing types include four detached single-family units ranging in
size, an attached townhouse unit, and a condominium project that includes 20
units. These prototypes were selected to demonstrate the degree of change in
overall permit costs based on the type and size of home. In the sections below,
each housing type is analyzed based on the current fee structure in the City of
Loveland and an estimated total fee cost as a percentage of construction costs
are shown.
Table 1. Fee Structure Housing Types
Description SFD - Estate SFD - Large SFD - Medium SFD - Small Townhouse Condo
Improved Floor Area per Unit 4,000 Sq. Ft. 2,500 Sq. Ft. 1,800 Sq. Ft. 1,150 Sq. Ft. 1,150 Sq. Ft. 950 Sq. Ft.
Site Dimensions
Width 80 60 45 40 22 --
Depth 125 110 105 80 80 --
Net Lot Size (Sq. Ft.)10,000 Sq. Ft. 6,600 Sq. Ft. 4,725 Sq. Ft. 3,200 Sq. Ft. 1,760 Sq. Ft.--
Densities
Net Density 4.36 6.60 9.22 13.61 24.75 --
Gross Factor 30%30%30%30%30%--
Gross Density 3.35 5.08 7.09 10.47 19.04 30.00
Hypothetical Condominium Development Program 20 Units
0.67 Acres
29,040 Sq. Ft.
Source: Economic & Planning Systems
Economic & Planning Systems, Inc.
5
Housing product values are based on Zonda sales data collected from the City of
Loveland from January 2024. Based on 923 new product sales, condo products
have sold for an average of $304 per square foot and all other products (i.e.,
single family, townhome, duplex) have sold for an average of $293 per square
foot. These values are used to calculate the overall building value listed in the
tables below. From this value, an estimated use tax for the City of Loveland and
Larimer County is calculated.
Detached Single-Family
Within the detached single-family housing type, four different housing units were
chosen to help show a distinctive range in fee impacts on development. These
include:
• An estate unit that is single family detached (SFD) with 4,000 square feet
in the structure located on a 10,000 square foot lot;
• A large SFD unit that is 2,500 square feet on a 6,600 square foot lot:
• A medium SFD unit that is 1,800 square feet on a 4,725 square foot lot;
and
• A small SFD unit that is 1,150 square feet on a 3,200 square foot lot.
Loveland Housing Fee Study
6
Estate SFD
An estate SFD unit in the City of Loveland is classified as a unit with 4,000 square
feet on a 10,000 square foot lot for the purpose of this study. As shown in Table 2,
an estate unit is estimated to pay $15,017 directly to the City of Loveland,
$36,681 to the City of Loveland’s Department of Water and Power, and $3,159 to
Larimer County. In addition, an estate unit, based on a building value of $1.17
million, would pay a construction use tax of $17,580 to the City of Loveland and
$4,688 to Larimer County. In total, the estimated fees would cost $77,125, which
would account for 6.58 percent of total construction costs, based on an estimated
per foot cost of $293 multiplied by 4,000 square feet.
Table 2. Fee Breakdown – Estate Single Family
Description Description Description
City of Loveland Fees City of Loveland Fees Larimer County Fees
City Water and Power Community Parks $590
Thompson School District $1,382
Permits Stormwater Loveland Fire Rescue Authority $1,187
Building1 $1,336 Utility Fee $19 Subtotal $3,159
Mechanical $125 Inspection $200
Electrical $114 Subtotal $219 City Fees $15,017
Plumbing $124 W ater and Power Fees $36,681
Subtotal $1,700 Electric Larimer County Fees $3,159
PIF $1,755 Subtotal $54,857
Plan Review1 $869 Installation $410
Subtotal $2,165 Building Value $1,172,000
Capital Expansion Fees (CEF)
Law Enforcement $1,104 Raw Water Loveland Construction Use Tax
General Government $1,370 Impact Fee $1,736 50% of Dev. Value @ 3%$17,580
Library $913 Indoor CIL per Acre-Feet (AF)2 $9,020
Cultural Services $762 Outdoor CIL per Acre Feet (AF)2 $13,177 Larimer Co. Construction Use Tax
Parks $4,529 Subtotal $23,933 50% of Dev. Value @ 0.8%$4,688
Recreation $1,987
Trails $666 Water Tap, 1.5-inch $259 Total Cost $77,125
Open Lands $1,117 Water System Impact Fee $6,660 As % of Construction Costs 6.58%
Subtotal $12,448
Wastewater
Impact Fee $3,060
W et Tap, 4-inch Standard $385
Subtotal $3,445
City Total $15,017 Water and Power Total $36,681
1Reflective of 2021 IBC Code IA Structure Fee.
2Not always paid at the time of Building Permit.
Source: City of Loveland; Larimer County; Economic & Planning Systems
Economic & Planning Systems, Inc.
7
Large SFD
A large SFD unit in the City of Loveland is classified as a unit with 2,500 square
feet on a 6,600 square foot lot for the purpose of this study. As shown in Table 3,
a large SFD unit is estimated to pay $15,017 directly to the City of Loveland,
$32,201 to the City of Loveland’s Department of Water and Power, and $3,159 to
Larimer County. In addition, a large SFD unit, based on a building value of
$732,500, would pay a construction use tax of $10,988 to the City of Loveland
and $2,930 to Larimer County. In total, the estimated fees would cost $64,294,
which would account for 8.78 percent of total construction costs, based on an
estimated per foot cost of $293 multiplied by 2,500 square feet.
Table 3. Fee Breakdown – Large Single Family
Description Description Description
City of Loveland Fees City of Loveland Fees Larimer County Fees
City Water and Power Community Parks $590
Thompson School District $1,382
Permits Stormwater Loveland Fire Rescue Authority $1,187
Building1 $1,336 Utility Fee $19 Subtotal $3,159
Mechanical $125 Inspection $200
Electrical $114 Subtotal $219 City Fees $15,017
Plumbing $124 Water and Power Fees $32,201
Subtotal $1,700 Electric Larimer County Fees $3,159
PIF $1,755 Subtotal $50,377
Plan Review1 $869 Installation $410
Subtotal $2,165 Building Value $732,500
Capital Expansion Fees (CEF)
Law Enforcement $1,104 Raw Water Loveland Construction Use Tax
General Government $1,370 Impact Fee $1,736 50% of Dev. Value @ 3%$10,988
Library $913 Indoor CIL per Acre-Feet (AF)2 $9,020
Cultural Services $762 Outdoor CIL per Acre Feet (AF)2 $8,697 Larimer Co. Construction Use Tax
Parks $4,529 Subtotal $19,453 50% of Dev. Value @ 0.8%$2,930
Recreation $1,987
Trails $666 W ater Tap, 1.5-inch $259 Total Cost $64,294
Open Lands $1,117 Water System Impact Fee $6,660 As % of Construction Costs 8.78%
Subtotal $12,448
Wastewater
Impact Fee $3,060
Wet Tap, 4-inch Standard $385
Subtotal $3,445
City Total $15,017 Water and Power Total $32,201
1Reflective of 2021 IBC Code IA Structure Fee.
2Not always paid at the time of Building Permit.
Source: City of Loveland; Larimer County; Economic & Planning Systems
Loveland Housing Fee Study
8
Medium SFD
A medium SFD unit in the City of Loveland is classified as a unit with 1,800
square feet on a 4,725 square foot lot for the purpose of this study. As shown in
Table 4, a medium SFD unit is estimated to pay $15,017 directly to the City of
Loveland, $29,724 to the City of Loveland’s Department of Water and Power, and
$3,159 to Larimer County. In addition, a medium SFD unit, based on a building
value of $527,400, would pay a construction use tax of $7,911 to the City of
Loveland and $2,110 to Larimer County. In total, the estimated fees would cost
$57,920, which would account for 10.98 percent of total construction costs, based
on an estimated per foot cost of $293 multiplied by 1,800 square feet.
Table 4. Fee Breakdown – Medium Single Family
Description Description Description
City of Loveland Fees City of Loveland Fees Larimer County Fees
City Water and Power Community Parks $590
Thompson School District $1,382
Permits Stormwater Loveland Fire Rescue Authority $1,187
Building1 $1,336 Utility Fee $14 Subtotal $3,159
Mechanical $125 Inspection $200
Electrical $114 Subtotal $214 City Fees $15,017
Plumbing $124 Water and Power Fees $29,724
Subtotal $1,700 Electric Larimer County Fees $3,159
PIF $1,755 Subtotal $47,900
Plan Review1 $869 Installation $410
Subtotal $2,165 Building Value $527,400
Capital Expansion Fees (CEF)
Law Enforcement $1,104 Raw Water Loveland Construction Use Tax
General Government $1,370 Impact Fee $1,736 50% of Dev. Value @ 3%$7,911
Library $913 Indoor CIL per Acre-Feet (AF)2 $9,020
Cultural Services $762 Outdoor CIL per Acre Feet (AF)2 $6,226 Larimer Co. Construction Use Tax
Parks $4,529 Subtotal $16,982 50% of Dev. Value @ 0.8%$2,110
Recreation $1,987
Trails $666 Water Tap, 1.5-inch $259 Total Cost $57,920
Open Lands $1,117 Water System Impact Fee $6,660 As % of Construction Costs 10.98%
Subtotal $12,448
Wastewater
Impact Fee $3,060
Wet Tap, 4-inch Standard $385
Subtotal $3,445
City Total $15,017 Water and Power Total $29,724
1Reflective of 2021 IBC Code IA Structure Fee.
2Not always paid at the time of Building Permit.
Source: City of Loveland; Larimer County; Economic & Planning Systems
Economic & Planning Systems, Inc.
9
Small SFD
A small SFD unit in the City of Loveland is classified as a unit with 1,150 square
feet on a 3,200 square foot lot for the purpose of this study. As shown in Table 5,
a small SFD unit is estimated to pay $15,017 directly to the City of Loveland,
$21,151 to the City of Loveland’s Department of Water and Power, and $3,159 to
Larimer County. In addition, a small SFD unit, based on a building value of
$336,950, would pay a construction use tax of $5,504 to the City of Loveland and
$1,348 to Larimer County. In total, the estimated fees would cost $45,728, which
would account for 13.57 percent of total construction costs, based on an
estimated per foot cost of $293 multiplied by 1,150 square feet.
Table 5. Fee Breakdown – Small Single Family
Description Description Description
City of Loveland Fees City of Loveland Fees Larimer County Fees
City Water and Power Community Parks $590
Thompson School District $1,382
Permits Stormwater Loveland Fire Rescue Authority $1,187
Building1 $1,336 Utility Fee $11 Subtotal $3,159
Mechanical $125 Inspection $200
Electrical $114 Subtotal $211 City Fees $15,017
Plumbing $124 Water and Power Fees $21,151
Subtotal $1,700 Electric Larimer County Fees $3,159
PIF $1,755 Subtotal $39,326
Plan Review1 $869 Installation $410
Subtotal $2,165 Building Value $336,950
Capital Expansion Fees (CEF)
Law Enforcement $1,104 Raw Water Loveland Construction Use Tax
General Government $1,370 Impact Fee $1,736 50% of Dev. Value @ 3%$5,054
Library $913 Indoor CIL per Acre-Feet (AF)2 $6,560
Cultural Services $762 Outdoor CIL per Acre Feet (AF)2 $3,916 Larimer Co. Construction Use Tax
Parks $4,529 Subtotal $12,212 50% of Dev. Value @ 0.8%$1,348
Recreation $1,987
Trails $666 Water Tap, 1.5-inch $259 Total Cost $45,728
Open Lands $1,117 Water System Impact Fee $3,220 As % of Construction Costs 13.57%
Subtotal $12,448
Wastewater
Impact Fee $2,700
Wet Tap, 4-inch Standard $385
Subtotal $3,085
City Total $15,017 Water and Power Total $21,151
1Reflective of 2021 IBC Code IA Structure Fee.
2Not always paid at the time of Building Permit.
Source: City of Loveland; Larimer County; Economic & Planning Systems
Loveland Housing Fee Study
10
Townhouse Single-Family Attached
A townhouse single-family attached (SFA) unit in the City of Loveland is classified
as a unit with 1,150 square feet on a 1,760 square foot lot for the purpose of this
study. As shown in Table 6, a townhouse SFA unit is estimated to pay $15,017
directly to the City of Loveland, $21,035 to the City of Loveland’s Department of
Water and Power, and $3,029 to Larimer County. In addition, a townhouse SFA
unit, based on a building value of $336,950, would pay a construction use tax of
$5,054 to the City of Loveland and $1,348 to Larimer County. In total, the
estimated fees would cost $45,482, which would account for 13.5 percent of total
construction costs, based on an estimated per foot cost of $293 multiplied by
1,150 square feet.
Table 6. Fee Breakdown – Townhouse
Description Description Description
City of Loveland Fees City of Loveland Fees Larimer County Fees
City Water and Power Community Parks $460
Thompson School District $1,382
Permits Stormwater Loveland Fire Rescue Authority $1,187
Building1 $1,336 Utility Fee $11 Subtotal $3,029
Mechanical $125 Inspection $200
Electrical $114 Subtotal $211 City Fees $15,017
Plumbing $124 Water and Power Fees $21,035
Subtotal $1,700 Electric Larimer County Fees $3,029
PIF $1,755 Subtotal $39,080
Plan Review1 $869 Installation $410
Subtotal $2,165 Building Value $336,950
Capital Expansion Fees (CEF)
Law Enforcement $1,104 Raw Water Loveland Construction Use Tax
General Government $1,370 Impact Fee $756 50% of Dev. Value @ 3%$5,054
Library $913 Indoor CIL per Acre-Feet (AF)2 $9,020
Cultural Services $762 Outdoor CIL per Acre Feet (AF)2 $2,319 Larimer Co. Construction Use Tax
Parks $4,529 Subtotal $12,095 50% of Dev. Value @ 0.8%$1,348
Recreation $1,987
Trails $666 Water Tap, 1.5-inch $259 Total Cost $45,482
Open Lands $1,117 Water System Impact Fee $3,220 As % of Construction Costs 13.50%
Subtotal $12,448
Wastewater
Impact Fee $2,700
Wet Tap, 4-inch Standard $385
Subtotal $3,085
City Total $15,017 Water and Power Total $21,035
1Reflective of 2021 IBC Code IA Structure Fee.
2Not always paid at the time of Building Permit.
Source: City of Loveland; Larimer County; Economic & Planning Systems
Economic & Planning Systems, Inc.
11
Condo Multifamily Detached
For this study, a condo multifamily detached (MFD) unit in the City of Loveland is
classified as a unit with 950 square feet on a lot with 20 units for a total improved
size of 19,000 square feet. The overall lot totals 29,040 square feet. As shown in
Table 7, a condo project with 20 units is estimated to pay $189,151 directly to
the City of Loveland, $328,905 to the City of Loveland’s Department of Water and
Power, and $53,300 to Larimer County. In addition, a condo project with 20 units,
based on a building value of $5.78 million, would pay a construction use tax of
$86,640 to the City of Loveland and $23,104 to Larimer County. In total, the
estimated fees would cost $681,100, which would account for 11.79 percent of
total construction costs, based on an estimated per foot cost of $304 multiplied by
950 square feet per unit.
Table 7. Fee Breakdown – Condo
Description Description Description
City of Loveland Fees City of Loveland Fees Larimer County Fees
City Water and Power Community Parks $6,660
Thompson School District $27,640
Permits Stormwater Loveland Fire Rescue Authority $19,000
Building1 $4,235 Utility Fee $541 Subtotal $53,300
Mechanical $2,500 Inspection $700
Electrical $2,290 Subtotal $1,241 City Fees $189,151
Plumbing $2,480 Water and Power Fees $328,905
Subtotal $11,505 Electric Larimer County Fees $53,300
PIF $35,100 Subtotal $571,356
Plan Review1 $2,753 Installation $8,200
Subtotal $43,300 Building Value $5,776,000
Capital Expansion Fees (CEF)
Law Enforcement $15,380 Raw Water Loveland Construction Use Tax
General Government $19,060 Impact Fee $10,760 50% of Dev. Value @ 3%$86,640
Library $12,680 Indoor CIL per Acre-Feet (AF)2 $131,200
Cultural Services $10,600 Outdoor CIL per Acre Feet (AF)2 $35,533 Larimer Co. Construction Use Tax
Parks $62,000 Subtotal $177,493 50% of Dev. Value @ 0.8%$23,104
Recreation $27,600
Trails $9,280 Water Tap, 1.5-inch $5,170 Total Cost $681,100
Open Lands $15,540 Water System Impact Fee $49,800 As % of Construction Costs 11.79%
Subtotal $174,893
Wastewater
Impact Fee $44,200
Wet Tap, 4-inch Standard $7,700
Subtotal $51,900
City Total $189,151 Water and Power Total $328,905
1Reflective of 2021 IBC Code IA Structure Fee.
2Not always paid at the time of Building Permit.
Source: City of Loveland; Larimer County; Economic & Planning Systems
Loveland Housing Fee Study
12
3. Proposed Fee Scenarios
The purpose of this chapter is to generate prototypical fee structures that could
be adopted that account for home size and the corresponding household size.
The rationale is that smaller houses attract smaller households, which generate
lower fiscal burdens on the City. This chapter provides a fee scenario for CEFs and
those related to water, each of which have the potential to reduce the burden of
housing fee costs on small units developed in the City of Loveland.
CEF Structure
Current Impact
The current residential capital expansion fee (CEF) structure is based on dwelling
unit types, single family or multifamily. The City recently completed a Capital
Expansion Fee Study in 2023 by consultant TischlerBise. Implementation is
anticipated in 2024. As shown in Table 8, the total CEFs in 2023 were $12,448
for single family and $8,607 for multifamily. After the update, fees for 2024 were
reduced to a total of $11,570 for single family and $7,907 for multifamily. It is
important to note that the industry standard across the nation for many years has
been to create impact fee structures based on type (SF or MF). A more innovative
approach is to move to a structure based on size, which this analysis provides the
basis for.
Table 8. Capital Expansion Fees, 2023-2024
Description
2023
Cost per Unit
2024
Cost per Unit
Residential Single Family
Law Enforcement $1,104 $487
General Government $1,370 $943
Library $913 $440
Cultural Services $762 $158
Parks $4,529 $6,251
Recreation $1,987 $1,253
Trails $666 $967
Open Lands $1,117 $1,071
Total $12,448 $11,570
Residential Multifamily
Law Enforcement $769 $333
General Government $953 $644
Library $634 $301
Cultural Services $530 $108
Parks $3,100 $4,272
Recreation $1,380 $856
Trails $464 $661
Open Lands $777 $732
Total $8,607 $7,907
Source: TischlerBise; City of Loveland; Economic & Planning Systems
Economic & Planning Systems, Inc.
13
Fee Structure Recommendation
The proposed fee structure, provided in Table 9, has been structured to reflect
household size, in proportion to home size, with a calibration as to impact and
total fee burden. This square footage approach provides relief for smaller
products, regardless of type, and shifts some cost burden toward larger units.
The proposed total fees would range from $8,272 for units up to 1,150 square
feet to $13,470 for units greater than 2,500 square feet. Details by fee category,
and the calculations made to derive the new graduated schedule, can be found in
the Appendix.
Table 9. Proposed Capital Expansion Fee Structure
Raw Water Costs
Current Impact
Raw water fees in the City of Loveland currently fall into two categories: a
housing unit below 1,150 square feet and above 1,150 square feet. The required
cash-in-lieu (CIL) for a unit above 1,150 square feet is 0.22 acre-feet (AF) per
dwelling unit for indoor water rights, and 1.4 AF per acre required multiplied by
the net lot acreage for outdoor water rights. For a unit below 1,150 square feet, it
is 0.16 AF per dwelling unit for indoor water rights, and 1.3 AF per acre required
multiplied by the net lot acreage for outdoor water rights. Any lot that exceeds
15,000 square feet is subject to additional requirements (i.e., 1.6 to 1.7 AF for
outdoor water rights).
Methodology
Raw water usage data from 2020 to 2022 was collected from the City of Loveland
and divided into usage by similar product types described in this report. The data
collected was filtered using three steps, as described below.
1. Usage was filtered using City of Loveland Assessor occupancy codes.
Single-Family Residential, Duplexes, Townhouses, and Condo units were
included. All other uses, such as commercial uses, were not included. This
reduced the total number of records from 24,006 to 23,618, which is a
reduction of 388 records.
Land Use Type Parks Recreation Trails
Open
Space
Cultural
Services Library
Law
Enforcement
General
Government
Proposed
Total
Current
Total: SF
Current
Total: MF
Residential (per dwelling)
Up to 1,150 sq. ft.$4,418 $886 $683 $758 $112 $311 $439 $666 $8,272 $11,570 $7,907
1,151 to 1,800 sq. ft.$5,697 $1,142 $880 $977 $144 $401 $566 $859 $10,667 $11,570 $7,907
1,801 to 2,500 sq. ft.$6,228 $1,249 $962 $1,068 $157 $439 $619 $939 $11,662 $11,570 $7,907
2,501 sq. ft. or more $7,194 $1,442 $1,112 $1,234 $182 $507 $715 $1,085 $13,470 $11,570 $7,907
Source: TischlerBise; City of Loveland; Economic & Planning Systems
Loveland Housing Fee Study
14
2. Any record from 2020 to 2022 with 0 gallons or a negative amount of
annual water usage was removed. This reduced the total number of
records from 23,618 records to 22,544 records, which is a reduction of
1,074 records.
3. Any record from 2020 to 2022 with over 1 million gallons of annual water
usage was removed. This reduced the total number of records from
22,544 records to 22,503 records, which is a reduction of 31 records. By
way of explanation, the average consumption of a home in Loveland is
94,271 gallons of water annually, and 50 percent of homes use between
48,000 and 109,000 gallons of water annually.
Through this filtering process, EPS was able to isolate the most accurate and
relevant annual water data for this study.
Raw Water Usage
For residential products, average annual water usage by gallon decreased from
2020 to 2022, from 100,851 gallons to 94,271 gallons (Table 10). Water usage
in smaller units decreased more compared to larger units. For example, units
below 1,150 square feet decreased their water usage by 4.9 percent annually,
whereas units above 2,500 square feet only decreased their water usage by 2.2
percent annually. The reduction in consumption was found in each category,
reflecting trends in more efficient kitchen appliances, bathroom fixtures, and
landscape irrigation methods.
Table 10. Annual Raw Water Usage – Residential, 2020-2022
Description 2020 2021 2022 Total Ann. # Ann. %
Residential (per dwelling)
Up to 1,150 sq. ft.70,407 66,106 63,626 -6,781 -3,391 -4.9%
1,151 to 1,800 sq. ft.85,390 80,264 78,828 -6,562 -3,281 -3.9%
1,801 to 2,500 sq. ft.109,091 102,114 102,103 -6,988 -3,494 -3.3%
2,501 sq. ft. or more 138,514 131,778 132,528 -5,986 -2,993 -2.2%
Average 100,851 95,066 94,271 -6,579 -3,290 -3.3%
Water Consumption compared to Average
Up to 1,150 sq. ft.69.8% 69.5% 67.5%------
1,151 to 1,800 sq. ft.84.7% 84.4% 83.6%------
1,801 to 2,500 sq. ft.108.2% 107.4% 108.3%------
2,501 sq. ft. or more 137.3% 138.6% 140.6%------
Source: City of Loveland; Economic & Planning Systems
2020-2022
Economic & Planning Systems, Inc.
15
In 2022, residential units up to 1,150 square feet only used 67.5 percent of water
usage compared to average, whereas units above 2,500 square feet used 140.6
percent of water usage compared to average, as shown in Table 10.
Notwithstanding a gradual reduction of water usage across the City, larger
residential units consistently require more water than smaller units.
The current raw water fee structure accounts for differing water usage patterns
between a unit below 1,150 square feet and any unit above 1,150 square feet,
which does alleviate some fee burden on smaller units. Other related water fees,
including the water system impact fee and raw water impact fee, are
differentiated by dwelling unit type; thus, there is currently no accounting for unit
size and a reduced consumption in two of the three subtypes of water fees. The
current fee breakdown is shown in Table 11.
Table 11. Current Raw Water Fee Schedule
Description Cost per Unit Notes
1. Water System Impact Fee
Detached Single Family $6,660
Attached Single Family $3,220 No Irrigation Tap
Attached Single Family $3,220
Cottage $3,220
Micro $3,220
Multifamily $3,220 2-8 DU/Meter
Multifamily $2,490 9-24 DU/Meter
Multifamily $2,490 25 or more DU/Meter
2. Raw Water Impact Fee
Detached Single Family $1,736
Attached Single Family $1,248 No Irrigation Tap
Attached Single Family $756
Cottage $756
Micro $756
Multifamily $756 2-8 DU/Meter
Multifamily $756 9-24 DU/Meter
Multifamily $538 25 or more DU/Meter
Indoor
3. Raw Water Cash-in-Lieu (CIL)
Acre-Feet per
Dwelling Unit
Required
Acre-Feet per
Acre Required
X Net Lot
Acreage
Net Lot
Acreage over
15,000 sq. ft.
Cost
Detached Single Family Unit greater than 1,150 sq. ft.0.22 1.4 1.6
Cottage Unit less than 1,150 sq. ft.0.16 1.3 1.7
Source: City of Loveland; Economic & Planning Systems
Outdoor
$41,000 per Acre-Foot
Loveland Housing Fee Study
16
To clarify how the proposed changes will affect the community, a summary of
current costs applied to the prototypes used in this study are provided below in
Table 12.
Table 12. Current Raw Water Fees
One of the key changes sought from this analysis is to migrate to a system that
charges fees based on consumption (i.e., structure size) rather than structure
type, given the significant difference in annual water usage between these
housing products. For example, units ranging from 1,151 to 1,800 square feet
averaged 78,828 gallons of water used in 2022 and units above 2,500 square feet
averaged 132,528 gallons of water used in 2022 (Table 10), yet are charged the
same raw water CIL given the same acre-feet metrics.
Fee Structure Recommendation
Consistent with the direction of the committee to create graduated fee structures
that align consumption with payments, the raw water fee can be restructured to
be tiered into four categories based on square footage. This would be consistent
with a potential restructuring of the capital expansion fees, which is discussed in
the next section. Based on the current average raw water fees, an example of a
tiered approach to raw water is provided in Table 13. The proposed estimated
fees are calculated based on annual water usage in 2022, as previously shown in
Table 10.
Using the same product types described in this study, a 950 square foot condo
would see an estimated fee reduction of $2,482, or 21.6 percent, as shown in
Table 13. A 1,150 square foot attached townhouse would see an estimated fee
reduction of $3,831, or 29.9 percent. A 1,150 square foot detached single-family
home would see an estimated fee reduction of $6,683, or 42.6 percent. An 1,800
square foot single-family home would see an estimated fee reduction of $3,937,
or 16.4 percent. A 2,500 square foot single-family home would see an estimated
fee increase of $2,215, or 8.3 percent. A 4,000 square foot single-family home
(estate) would see an estimated fee increase of $9,403, or 29.9 percent.
Description
Imp.
Sq. Ft.
Net
Lot Size
Water System
Impact Fee
Raw Water
Impact Fee
Raw Water
CIL Total Fee
Product
Condo 950 1,452 $2,490 $538 $8,448 $11,476
Townhouse 1,150 1,760 $3,220 $756 $8,848 $12,824
SFD-Small 1,150 3,200 $3,220 $1,736 $10,720 $15,676
SFD-Medium 1,800 4,725 $6,660 $1,736 $15,635 $24,031
SFD-Large 2,500 6,600 $6,660 $1,736 $18,260 $26,656
SFD-Estate 4,000 10,000 $6,660 $1,736 $23,020 $31,416
Source: City of Loveland; Economic & Planning Systems
Economic & Planning Systems, Inc.
17
Table 13. Proposed Raw Water Fees
As shown in Table 14, when the proposed CEFs and water fees are combined, a
condo product would pay $2,118 less, a townhouse would pay $3,466 less, a
small SFD would pay $9,981 less, a medium SFD would pay $4,839 less, a large
SFD would pay $2,306 more, and an estate SFD would pay $11,303 more.
Table 14. Total Proposed Fees by Product Type
Description
Water System
Impact Fee
Raw Water
Impact Fee
Raw Water
CIL
Proposed
Estimated
Fee
Current
Estimated
Fee $ Diff. % Diff.
Factor A B C A + B + C = D
Residential (per dwelling)
Up to 1,150 sq. ft.$2,009 $682 $6,303 $8,993 -- -- --
1,151 to 1,800 sq. ft.$5,569 $1,452 $13,074 $20,094 -- -- --
1,801 to 2,500 sq. ft.$7,213 $1,880 $19,777 $28,871 -- -- --
2,501 sq. ft. or more $9,363 $2,440 $29,016 $40,819 -- -- --
Housing Product
Condo $2,009 $682 $6,303 $8,993 $11,476 -$2,482 -21.6%
Townhouse $2,009 $682 $6,303 $8,993 $12,824 -$3,831 -29.9%
SFD-Small $2,009 $682 $6,303 $8,993 $15,676 -$6,683 -42.6%
SFD-Medium $5,569 $1,452 $13,074 $20,094 $24,031 -$3,937 -16.4%
SFD-Large $7,213 $1,880 $19,777 $28,871 $26,656 $2,215 8.3%
SFD-Estate $9,363 $2,440 $29,016 $40,819 $31,416 $9,403 29.9%
Source: City of Loveland; Economic & Planning Systems
Description
Proposed
Water Fees
Proposed
CEFs
Total
Proposed
Fee
Current
Estimated
Fee $ Diff. % Diff.
Housing Product
Condo $8,993 $8,272 $17,265 $19,383 -$2,118 -10.9%
Townhouse $8,993 $8,272 $17,265 $20,731 -$3,466 -16.7%
SFD-Small $8,993 $8,272 $17,265 $27,246 -$9,981 -36.6%
SFD-Medium $20,094 $10,667 $30,762 $35,601 -$4,839 -13.6%
SFD-Large $28,871 $11,662 $40,532 $38,226 $2,306 6.0%
SFD-Estate $40,819 $13,470 $54,289 $42,986 $11,303 26.3%
Source: City of Loveland; Economic & Planning Systems
Loveland Housing Fee Study
18
Fee Waiver Program
Current Impact
The current City of Loveland fee structure puts a disproportionally higher cost
burden on smaller units. Given land constraints and the rising costs to construct
housing, this has challenged the City’s ability to increase its attainable housing
supply.
To assess a reduced fee program, the City has recently taken on a pilot project in
conjunction with Aspen Homes home builder. The program reduces the fees on
every four units so that the fifth unit constructed can be sold at 70% AMI. The
program has been beneficial for both the City, the developer, and residents of the
newly created affordable housing.
Recommendation
It is recommended that the City adopt a fee waiver program that incentivizes the
development of smaller product types that are affordable at 70% AMI. The
structure of the program would need to be determined by the City and can be
based on findings from the Calculator model included under a separate
deliverable. The current pilot program and its successes and challenges would
serve as a strong baseline to establishing such a program.
Appendi x :
Capital Expansion Fees (CEFs)
APPENDIX - Loveland Housing Fee Study
20
Capital Expansion Fees by Category
Table A-1. City of Loveland, Proposed Parks CEF
Table A-2. City of Loveland, Proposed Recreation CEF
Table A-3. City of Loveland, Proposed Trails CEF
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $2,414
Residential Single-Family
Up to 1,150 sq. ft.1.83 $4,418 $6,251
1,151 to 1,800 sq. ft.2.36 $5,697
1,801 to 2,500 sq. ft.2.58 $6,228 Multifamily
2,501 sq. ft. or more 2.98 $7,194 $4,272
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $484
Residential Single-Family
Up to 1,150 sq. ft.1.83 $886 $1,253
1,151 to 1,800 sq. ft.2.36 $1,142
1,801 to 2,500 sq. ft.2.58 $1,249 Multifamily
2,501 sq. ft. or more 2.98 $1,442 $856
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $373
Residential Single-Family
Up to 1,150 sq. ft.1.83 $683 $967
1,151 to 1,800 sq. ft.2.36 $880
1,801 to 2,500 sq. ft.2.58 $962 Multifamily
2,501 sq. ft. or more 2.98 $1,112 $661
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
Economic & Planning Systems, Inc.
21
Table A-4. City of Loveland, Proposed Open Space CEF
Table A-5. City of Loveland, Proposed Cultural Services CEF
Table A-6. City of Loveland, Proposed Library CEF
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $414
Residential Single-Family
Up to 1,150 sq. ft.1.83 $758 $1,071
1,151 to 1,800 sq. ft.2.36 $977
1,801 to 2,500 sq. ft.2.58 $1,068 Multifamily
2,501 sq. ft. or more 2.98 $1,234 $732
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $61
Residential Single-Family
Up to 1,150 sq. ft.1.83 $112 $158
1,151 to 1,800 sq. ft.2.36 $144
1,801 to 2,500 sq. ft.2.58 $157 Multifamily
2,501 sq. ft. or more 2.98 $182 $108
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $170
Residential Single-Family
Up to 1,150 sq. ft.1.83 $311 $440
1,151 to 1,800 sq. ft.2.36 $401
1,801 to 2,500 sq. ft.2.58 $439 Multifamily
2,501 sq. ft. or more 2.98 $507 $301
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
APPENDIX - Loveland Housing Fee Study
22
Table A-7. City of Loveland, Proposed Law Enforcement CEF
Table A-8. City of Loveland, Proposed General Government CEF
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $240
Residential Single-Family
Up to 1,150 sq. ft.1.83 $439 $487
1,151 to 1,800 sq. ft.2.36 $566
1,801 to 2,500 sq. ft.2.58 $619 Multifamily
2,501 sq. ft. or more 2.98 $715 $333
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size
Updated Fee Current Fee
Description per unit per unit
Cost per Residential Population $364
Residential Single-Family
Up to 1,150 sq. ft.1.83 $666 $943
1,151 to 1,800 sq. ft.2.36 $859
1,801 to 2,500 sq. ft.2.58 $939 Multifamily
2,501 sq. ft. or more 2.98 $1,085 $644
Source: TischlerBise; Economic & Planning Systems
Avg. HH
Size