HomeMy WebLinkAboutCOUNCIL - COMPLETE AGENDA - 03/25/2025City of Fort Collins Page 1 of 2
City Council
Work Session Agenda
March 25, 2025 at 6:00 PM
Jeni Arndt, Mayor
Emily Francis, District 6, Mayor Pro Tem
Susan Gutowsky, District 1
Julie Pignataro, District 2
Tricia Canonico, District 3
Melanie Potyondy, District 4
Kelly Ohlson, District 5
Council Information Center (CIC)
300 Laporte Avenue, Fort Collins
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Carrie Daggett Kelly DiMartino Delynn Coldiron
City Attorney City Manager City Clerk
CITY COUNCIL WORK SESSION
6:00 PM
A) CALL MEETING TO ORDER
B) ITEMS FOR DISCUSSION
1. Staff Report: Bike Park Feasibility Study Update
The purpose of this staff report is to provide an update on the Bike Park Feasibility Study. The
intent of this study is to determine whether a new, community-scale bike park facility is feasible,
and if so, to bring clarity on the appropriate size, possible location(s), amenities and costs (capital
and on-going maintenance). The study also researches regional and national bike park examples
to understand desired features and amenities.
The study objectively evaluates several potential locations throughout the City, including the former
Hughes Stadium site. The study is separate from the Hughes Civic Assembly process and will be
completed and shared with Council before the completion of the Civic Assembly process to inform
future decision making.
During the community engagement phase of the 2021 Park and Recreation Plan, ReCreate, a
statistically valid survey was conducted in the winter of 2019 by mail, phone, and web to measure
residents’ needs across Fort Collins. The demographic makeup of the survey sample reflects the
demographic makeup of the City as a whole. Results of the survey show mountain bike courses
as a priority investment rating and is ranked eighth on the outdoor facility prioritized list.
2. Council Priority: Operationalize City Resources to Build and Preserve Affordable Housing
The purpose of this item is to update Council on progress made toward Council’s Affordable
Housing Priority, provide information on the impact of impact fees on Affordable Housing, and seek
input on potential strategies to pursue. Staff will provide: 1) data on the state of housing in Fort
Collins; 2) information on programs and strategies that have been implemented to positively impact
Fort Collins’ housing landscape; 3) information on efforts that staff are exploring or planning for
implementation; and 4) ideas for strategies the City can explore in the future.
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City of Fort Collins Page 2 of 2
3. Accessory Dwelling Unit Discussion
The purpose of this item is to discuss the requirements of becoming an Accessory Dwelling Unit
Supportive Community per House Bill 24-1152 (HB24-1152). HB24-1152 requires subject
jurisdictions to permit Accessory Dwelling Units (ADUs) in zone districts where single-unit dwellings
are permitted and on lots where a single-unit dwelling exists. Council adopted Ordinance No. 009,
2025 to amend the Land Use Code to comply with HB24-1152.
HB24-1152 creates a grant program for jurisdictions that qualify as an ADU Supportive Community.
This grant program provides funding to offset the costs of constructing ADUs, providing technical
assistance to persons converting or constructing ADUs, and/or waiving, reducing, or providing
financial assistance for ADU associated fees and other costs for ADU Supportive Communities.
To become an ADU Supportive Community, eligible jurisdictions must implement one of ten
potential programs outlined in HB24-1125. The City has already implemented two of the ten
potential eligible programs. Based on the potential impact of two potential programs, this Agenda
Item Summary provides an overview of a fee waiver program and pre-approved ADU plans for
consideration by Council.
C) ANNOUNCEMENTS
D) ADJOURNMENT
Upon request, the City of Fort Collins will provide language access services for individuals who have
limited English proficiency, or auxiliary aids and services for individuals with disabilities, to access City
services, programs and activities. Contact 970.221.6515 (V/TDD: Dial 711 for Relay Colorado) for
assistance. Please provide advance notice. Requests for interpretation at a meeting should be made by
noon the day before.
A solicitud, la Ciudad de Fort Collins proporcionará servicios de acceso a idiomas para personas que no
dominan el idioma inglés, o ayudas y servicios auxiliares para personas con discapacidad, para que
puedan acceder a los servicios, programas y actividades de la Ciudad. Para asistencia, llame al
970.221.6515 (V/TDD: Marque 711 para Relay Colorado). Por favor proporcione aviso previo. Las
solicitudes de interpretación en una reunión deben realizarse antes del mediodía del día anterior.
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File Attachments for Item:
1. Staff Report: Bike Park Feasibility Study Update
The purpose of this staff report is to provide an update on the Bike Park Feasibility Study. The
intent of this study is to determine whether a new, community-scale bike park facility is feasible,
and if so, to bring clarity on the appropriate size, possible location(s), amenities and costs
(capital and on-going maintenance). The study also researches regional and national bike park
examples to understand desired features and amenities.
The study objectively evaluates several potential locations throughout the City, including the
former Hughes Stadium site. The study is separate from the Hughes Civic Assembly process
and will be completed and shared with Council before the completion of the Civic Assembly
process to inform future decision making.
During the community engagement phase of the 2021 Park and Recreation Plan, ReCreate, a
statistically valid survey was conducted in the winter of 2019 by mail, phone, and web to
measure residents’ needs across Fort Collins. The demographic makeup of the survey sample
reflects the demographic makeup of the City as a whole. Results of the survey show mountain
bike courses as a priority investment rating and is ranked eighth on the outdoor facility
prioritized list.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 2
March 25, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Dean Klingner, Community Services Director
Mike Calhoon, Parks Director
Jill Wuertz, Senior Manager, Park Planning & Development
Dave “DK” Kemp, Senior Trails Planner, Park Planning & Development
SUBJECT FOR DISCUSSION
Staff Report: Bike Park Feasibility Study Update
EXECUTIVE SUMMARY
The purpose of this staff report is to provide an update on the Bike Park Feasibility Study. The intent of
this study is to determine whether a new, community-scale bike park facility is feasible, and if so, to bring
clarity on the appropriate size, possible location(s), amenities and costs (capital and on-going
maintenance). The study also researches regional and national bike park examples to understand desired
features and amenities.
The study objectively evaluates several potential locations throughout the City, including the former
Hughes Stadium site. The study is separate from the Hughes Civic Assembly process and will be
completed and shared with Council before the completion of the Civic Assembly process to inform future
decision making.
During the community engagement phase of the 2021 Park and Recreation Plan, ReCreate, a statistically
valid survey was conducted in the winter of 2019 by mail, phone, and web to measure residents’ needs
across Fort Collins. The demographic makeup of the survey sample reflects the demographic makeup of
the City as a whole. Results of the survey show mountain bike courses as a priority investment rating and
is ranked eighth on the outdoor facility prioritized list.
BACKGROUND / DISCUSSION
On August 20, 2024, Council appropriated $70,000 from reserve Conservation Trust Funds to Park
Planning & Development to conduct a community-scale bike park feasibility study as directed by Council
at the July 11, 2024 Work Session. In December 2024, Park Planning & Development convened a group
of representatives from local bicycle organizations to discuss the desired features & amen ities of a bike
park and to inform the production of a Bike Park Precedent and Research Report (Attachment 1). This
report, plus preliminary findings from the feasibility study will be coordinated with the Civic Assembly
process to inform its process.
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Item 1.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 2
Nine locations within the City’s Growth Management Area are being evaluated- please see Attachment
2, Map of General Site Locations. Due to the sensitive nature of potential property acquisition, the specific
parcels under evaluation are confidential and will be provided to Council as a full report in May 2025.
ATTACHMENTS
1. Bike Park Precedent and Research Report
2. Map of General Site Locations
3. Presentation
Page 5
Item 1.
Fort Collins Bike Park Feasibility Study
Bike Park Precedent and Research Report
January 2025
Source: https://wolflambdesign.com/valmont-bike-park
Page 6
Item 1.
The project team looked at five bike parks regionally and nationally. An analysis
was conducted to understand unique qualities for each and to identify lessons
that could be applied to the future Fort Collins Bike Park. The team researched
parks at a variety of scales.
The project team conducted virtual interviews with the City of Rogers, the
Boise Parks and Recreation Department, and the Town of Berthoud in early
December 2024.
Note: See Bike Program Summary document for more information about the
bike park zones, features, and amenities mentioned in this analysis document.
Regional Regional Regional National National
Valmont Bike Park Berthoud Bike Park Ruby Hill Bike Park Railyard Bike Park J.A. and Kathryn
Albertson Family
Foundation Bike Park
Source: https://wolflambdesign.com/
valmont-bike-park
Source: https://www.reporterherald.
com/2024/04/06/berthoud-bike-park-
ramps-up/
Source: https://www.alpinebikeparks.com/
project/ruby-hill-bike-park
Source: https://nwamotherlode.com/
review-of-railyard-bike-park-in-rogers/
Source: https://totallyboise.com/local-
stories/articleid/173/the-new-boise-bike-
park-is-open
Boulder, CO
42 acres
1
Berthoud, CO
20 acres
Denver, CO
7.5 acres
Rogers, AR
6 acres
Boise, ID
42 acres
Page 7
Item 1.
Amenities
Valmont Bike Park Regional Example
Skill Levels:
Surfacing:
Elevation Change:
Parking:
Park Hours:
All skill levels
Natural (dirt)
78’
Yes, approximately 137 spots
5 a.m. - 11 p.m. daily
• Largest municipal park in North America• Wide variety of additional amenities
• Restrooms (ADA accessible, year-round)• Drinking fountains (Seasonal)• Bike racks • Playground • Picnic area • Shelter • Historic renovation of the Platt Farm House and plaza*• Safety and information signs • Right of way improvements along two streets* • Children play area and mini tot track • Plantings: • Irrigation • Landscaping and erosion controls • Over 250 trees planted • 340 Shrubs and native grasses
• Permanent race event podium• 4 total miles of bike trails• 24 terrain park features• Cyclo-cross features
The Valmont Bike Park is located in
the East Boulder neighborhood which
is primarily industrial. There are some
residential land uses to the west of the
park. There is an adjacent dog park.
Trail Access: • There is a bike lane/shoulder along Valmont Road for an east/west bike connection to the park.• There are several off-street multi-use paths that enhance connections to the park including the Goose Creek Path, the Boulder Creek Path, and the Foothills Parkway Path.
Public Transit: • The closest bus route includes a 1.1 mile walk to the park from the bus stop.
Adjacent Streets:• The bike park is off of Valmont Road which is a busy arterial street.
Boulder, CO
42 acres
Bike Park Zones
Additional Bike Features
Access
Land Use/Context Unique Attributes
Dirt Jumps
Gravity/Slopestyle
Jump Trails
Pump Tracks
Skills Trails
Progressive Drop
Zone Trail
Flow Trails and XC
Trails
Dual Slalom
Source: https://wolflambdesign.com/valmont-bike-park
Source: https://wolflambdesign.com/valmont-bike-park
* Amenities that are adjacent to the park and not
directly dedicated to the bike park
2
Page 8
Item 1.
• Designed to provide regional draw
Unique AttributesSource: https://overlandmtb.org/wp-content/
uploads/2024/03/berthoud-bike-park.png
Source: https://www.reporterherald.com/2024/04/06/
berthoud-bike-park-ramps-up/
Berthoud Bike Park
Skill Levels:
Surfacing:
Elevation Change:
Parking:
Park Hours:
All skill levels
Natural (dirt) and paved (asphalt)
Minimal
Yes, approximately 52 spots
Dawn to dusk daily (weather allowing)
Berthoud, CO
20 acres
Regional Example
Amenities
• Restrooms (ADA accessible, year-round)• Portable toilets• Bike repair station • Bike pump• Water fountains
• Kids bicycle playground
The Berthoud Bike Park is adjacent
to the Loveland Reservoir. There are
residential neighborhoods to the south
and east, and open spaces to the north
and west. Highway 287 runs along the
west side of the park.
Trail Access: • Not currently connected to a larger trail system but there are plans to provide trail connections in the future.
Public Transit: • There is not good access via public transit.
Adjacent Streets:• Local streets connect to the bike park from the residential neighborhood to the south. Highway 287 runs adjacent to the park on the west side, which creates a significant barrier.
Bike Park Zones
Additional Bike Features
Access
Land Use/Context
Dirt Jumps
Gravity/Slopestyle
Jump Trails
Pump Tracks
Skills Trails
Progressive Drop
Zone Trail
Flow Trails and XC
Trails
Dual Slalom
3
Page 9
Item 1.
Amenities
Ruby Hill Bike Park Regional Example
Skill Levels:
Surfacing:
Elevation Change:
Parking:
Park Hours:
All skill levels
Natural (dirt)
Approximately 45’
Yes, approximately 46 spots
Sunrise to sunset daily
Note - These amenities are all included within the larger
Ruby Hill Park. While accessible by bike park users they
are not dedicated amenities for the bike park.
• The bike park is part of Ruby Hill Park, an 80-acre park in Denver with several active and passive recreational amenities
• Restrooms (about 300’ away from the bike park near the baseball and softball fields)• Baseball fields• Softball fields• Picnic areas• Levitt Pavilion (which holds concerts)• Playground• Community gardens• Shade structures
• Additional 1.7 mile multi-use natural surface loop trail around perimeter of Ruby Hill Park
The land use to the west and northwest
of the park is residential. There are
mixed uses to the south and northeast
of the park. The South Platte River and
the South Platte River Drive create a
significant barrier on the east side of the
park.
Trail Access: • Ruby Hill Park connects to the South Platte River Trail, a multi-use City of Denver trail.• There is a bike lane along the north side of Ruby Hill Park and a buffered bike lane on the south side of the park.
Public Transit: • There is not good access via public transit.
Adjacent Streets:• The streets to the north and south of the park are arterial streets, both major roads designed for high-volume through traffic. South Platte River Drive is a collector street on the east side of the park, a low-to-moderate-capacity road. These bordering streets create high traffic stress routes to the park.
Denver, CO
7.5 acres
Bike Park Zones
Additional Bike Features
Access
Land Use/Context Unique Attributes
Dirt Jumps
Gravity/Slopestyle
Jump Trails
Pump Tracks
Skills Trails
Progressive Drop
Zone Trail
Flow Trails and XC
Trails
Dual Slalom
Source: https://americanrampcompany.com/projects/
ruby-hill-bike-park-denver-co/
Source: https://www.alpinebikeparks.com/project/
ruby-hill-bike-park
4
Page 10
Item 1.
• The bike park utilizes recycled rail infrastructure, like a full-scale recycled rail car set on real railroad tracks. • One of the few bike parks in the country that is lit up at night.• Opened in 2016 as a natural surface park, paved the entire park in 2019 due to maintenance issues.
Unique AttributesSource: https://americanrampcompany.com/projects/
the-railyard-bike-park-rogers-ar/
Railyard Bike Park
Skill Levels:
Surfacing:
Elevation Change:
Parking:
Park Hours:
All skill levels
Paved (asphalt)
26’
Yes, approximately 79 spots
6 a.m. - 10 p.m. daily
Rogers, AR
6 acres
National Example
Amenities
• Restrooms (seasonal)• Doggie stations• Drinking fountains• Walking trail• Parking• Picnic tables• Two-story pavilion (upper level able to be rented for events)
• Kids area with a mini pump track and obstacle course• Bike park lit up at night
The bike park is adjacent to a low
density residential neighborhood with
low-income disadvantaged populations.
There are commercial and industrial land
uses to the north that are inaccessible
due to a ravine. The trail system connects
to Lake Atalanta Park which is a 236-
acre park. There is an adjacent dog park.
Trail Access: • The bike park connects to the Railyard Loop which is a 15-mile loop trail that connects downtown Rogers to the Razorback Greenway and Uptown Rogers.
Public Transit: • There is not good access via public transit.
Adjacent Streets:• The bike park is on a local road.
Bike Park Zones
Additional Bike Features
Access
Land Use/Context
Dirt Jumps
Gravity/Slopestyle
Jump Trails
Pump Tracks
Skills Trails
Progressive Drop
Zone Trail
Flow Trails and XC
Trails
Dual Slalom
Source: https://nwamotherlode.com/review-of-railyard-
bike-park-in-rogers
5
Note - The dirt jumps are paved with
prefabricated ramps.
Page 11
Item 1.
Amenities
J.A. and Kathryn Albertson Family Foundation Bike Park National Example
Skill Levels:
Surfacing:
Elevation Change:
Parking:
Park Hours:
All skill levels
Paved (asphalt) and natural (dirt)
26’
Yes, approximately 18 spots. Overflow parking across the street
Sunrise to sunset daily (weather permitting)
• Land was originally part of the military reserve and served as an unspoken dog park• Initial push back from nearby residents. Project team promised to do a post-occupancy survey before starting to host any events on-site
• Shade structure• Restrooms• Drinking fountains• Parking
• Designed to ensure that anyone using adaptive equipment can still ride throughout the entire park.
Mixed uses surround the bike park. There
is a hospital, senior center, residential
areas, university buildings, are preserved
open spaces. There is an adjacent dog
park.
Trail Access: • Access to the Ridge to Rivers Trail System.
Public Transit: • There is not good access via public transit.
Adjacent Streets:• The streets adjacent to the bike park are neighborhood residential streets, creating a low traffic stress way to get to the bike park.
Boise, ID
10 acres
Bike Park Zones
Additional Bike Features
Access
Land Use/Context Unique Attributes
Dirt Jumps
Gravity/Slopestyle
Jump Trails
Pump Tracks
Skills Trails
Progressive Drop
Zone Trail
Flow Trails and XC
Trails
Dual Slalom
Note - These amenities are shared by the bike park and
the adjacent dog park.
Source: https://visitboise.com/meeting-place/j-a-and-
kathryn-albertsons-family-foundation-bike-park/
Source: https://www.jkaf.org/stories/the-boise-bike-
park-reinventing-outdoor-spaces-for-all/
6
Page 12
Item 1.
The project team reviewed current bike park standards, best practices,
and precedents to evaluate the type of bike features that are
commonly desired at a community-scale bike park. The following list
of features provides an overview of these features including key design
considerations and sizing recommendations.
Dirt Jumps Gravity/Slopestyle Jump Trails
Bike Park Zones
These are comprised of rollers, tabletop jumps, gap jumps,
step down and step up jumps, hip jumps, berms and
‘rhythm’ features. These are suited for both MTB and BMX.
Design Considerations:• Separate Beginner, Intermediate and Advanced trails for progression• Natural surface trails consist of custom clay/sand blend.• Slope and Area Requirements• 1% - 3% optimal grade with steeper start hill/run-in• 60,000 SF area (400lf x 150lf) is adequate • Design should incorporate various line options to provide a multitude of riding experiences• Option to incorporate prefabricated jump lips to reduce maintenance• Pros and Cons depending on rider preference• Natural surface construction allows for dirt jumps to evolve over time, providing new experiences for riders• Popular trails for volunteer maintenance engagement• Characterized by tighter feature spacing, steeper lips and landings, requiring less slope/grade for speed generation
Maintenance Considerations:• Higher maintenance requirements due to steeper trail treads and natural surface construction• Requires easy water access for maintenance• Option of incorporating soil stabilizer to reduce maintenance and increase longevity of finished tread surface
Adaptive Considerations:• Beginner and intermediate dirt jump lines can be designed/built to accommodate adaptive cyclists via sufficient trail tread width and “rollable” features (no “gap” jumps)
These are comprised of rollers, drops, tabletop jumps,
berms, and prefabricated ‘slopestyle’ riding features
(wall rides, whale tails, ladder drops, etc). These are MTB oriented (less suited for BMX).
Design Considerations:• Slope and Area Requirements• 3%-6% optimal trail grade • 100,000 SF area is adequate• Beginner, Intermediate and Advanced trails for progression• Natural surface trails consisting of custom clay/sand blend• Option to incorporate asphalt surfacing throughout, or on select features (berms, jump lips, etc) to reduce maintenance• Option to incorporate rock/paver armoring in higher impact areas (berms, drainage areas, etc) to reduce maintenance • Characterized by more broadly spaced features optimized for higher speed riding experience, slightly steeper slope requirement for speed generation• Trails should be separated with strategic points of convergence to allow for varied line options
Maintenance Considerations:• Moderate maintenance requirements due to natural surface construction and higher speed usage• Required irrigation for maintenance and vegetation establishment between trails and on side slopes
Adaptive Considerations:• Beginner and intermediate trails can be designed/built to accommodate adaptive cyclists via sufficient trail tread width and “rollable” features (no “gap” jumps)
Source: https://www.redbull.com/se-en/matt-jones-rides-gorge-trails Source: FlowRide Concepts
Pump Tracks
These are comprised of rollers, berms and optional jump
features. There is an option to incorporate prefabricated
wall rides. These can accommodates Beginner,
Intermediate and Advanced riders.
Design Considerations:• Natural (clay/sand blend), Asphalt or Concrete surface options• Asphalt surface is most common in modern bike parks• Asphalt or Concrete surfacing allows for other recreational users (skateboards, scooters, etc) • Slope and Area Requirements• Flat area required• Small pump track ~10,000 SF• Larger pump track ~25,000+ SF• Typically includes sub-grade drainage system• Suited for both MTB and BMX• Optimal to have a separate Beginner or ‘Strider’ track for kids and novice riders to develop pump track skills • Size and spacing of rollers and berms critical to a well-functioning pump track• Minimum of 2 elevated staging/start areas for riders to rest and reset• ‘Infield’ areas can be grass, turf or decorative gravel• Should deter riders from cutting between trails but safe for accidental falls
Maintenance Considerations:• Paved pump tracks are preferable to minimize maintenance concerns
Adaptive Considerations:• Can be designed/built to accommodate adaptive cyclists via sufficient trail tread width requirements
7
Source: https://www.parksfdn.com/bikepumptrack
Page 13
Item 1.
Flow Trails and XC Trails
Natural surface trails built to replicate experience of area
MTB trails. These are comprised of rolling contours, berms, tabletops, natural rock features.
Design Considerations:• Flow Trails require sloped terrain• XC Trails suitable for sloped or flat terrain• Suited for Beginner, Intermediate and Advanced riders• Offers more traditional MTB experience
Maintenance Considerations:• Lower maintenance requirement
Adaptive Considerations:• Can be designed/built to accommodate adaptive cyclists via sufficient trail tread width
Source: https://mtbzone-bikepark.com/en/willingen/trails/flow-trail
Progressive Drop Zone Trail
Natural surface trail built for drop skills progression.
These are comprised of rollers, prefabricated or wooden drop features with progressive, varied heights. These are MTB oriented.
Design Considerations:• Requires ~5% or greater grade• Beginner, Intermediate and Advanced progression
Maintenance Considerations:• Lower maintenance requirement
Adaptive Considerations:• Can be designed/built to accommodate adaptive cyclists via sufficient trail tread width and “rollable” drop features
Source: FlowRide Concepts
Source: FlowRide Concepts Source: FlowRide Concepts
Skills Trails
Natural surface ‘singletrack’ trail built for technical skills
progression. These are Comprised of features including rollers, berms, technical rock gardens, prefabricated ladder bridge features, ‘skinny’ log or bridge features, and XC singletrack trail built to replicate local trail characteristics. These are MTB oriented.
Design Considerations:• Can be located on flat ground or sloped terrain • Oriented in a loop or integrated into perimeter trails• Beginner, Intermediate and Advanced trails for progression
Maintenance Considerations:• Lower maintenance requirement
Adaptive Considerations:• Can be designed/built to accommodate adaptive cyclists via sufficient trail tread width and skill feature (wood or rock) width requirements
Source: https://www.denverpost.com/2021/04/27/yard-mountain-bike-skills-park-fremont/
Source: FlowRide Concepts
8
Page 14
Item 1.
Criterium Training Course Cyclocross Course
A criterium race is a bicycle race of a specified number
of laps on a closed course over public roads closed to
normal traffic. Criterium training courses replicate the
racing conditions for road bikers to train.
Design Considerations:• Ideal lap on a training course ranges from .5 miles to 1.5 miles• Incorporate a closed-loop design with varied cornering angles to simulate real criterium conditions• Maintain a minimum width of 20’ to allow safe passing and group riding• Include small elevation changes (if possible) to challenge riders• Position barriers or buffers at high-speed corners and avoid sharp obstacles near track edges• Ensure a smooth, durable surface with good traction, such as asphalt or concrete
Maintenance Considerations:• Inspect for cracks and surface damage regularly• Implement routine cleaning to remove debris, leaves, and gravel• Maintain clear directional and safety signs
Adaptive Considerations:• Provide accessible entry points
A cyclocross training course is a designed or improvised
track used to train for cyclocross racing, a type of
off-road cycling competition. Cyclocross races are
characterized by a mix of surfaces, including dirt, grass,
gravel, sand, and even pavement, with obstacles that may
require dismounting and carrying the bike.
Design Considerations:• Include varied terrain for the cyclocross course, including grass, dirt, gravel, sand, or small sections of pavement to mimic race conditions• Utilize existing terrain features like hills, slopes, and wooded areas for authenticity• Include a mix of fast straightaways, technical turns, and challenging obstacles to provide variety• Aim for a la length between 1.4 to 2 miles• Consider including skill zones for participants to practice dismounting and re-mounting their bikes and to practice bike-handling drills• Ensure any barriers meet regulation height for competition practice, 15.75 inches maximum• Consider including run-ups, sand pits, stairs, and off-camber sections as obstacles
Maintenance Considerations:• Maintain the terrain on the course by repairing ruts, ensuring proper drainage, and inspecting the obstacles for safety and functionality• Check for hazards and replace damaged course markers to enhance safety• Monitor wet or frozen areas to prevent damage and consider temporary closures when necessary
Adaptive Considerations:• Provide accessible entry points
Source: https://www.trainerroad.com/blog/5-best-workouts-for-criterium-racers/Source: https://www.cxmagazine.com/faq-what-to-expect-cyclocross-course
Dual Slalom
These are natural surface race tracks with dual, ‘mirrored’
trails for heads up racing. These are comprised of rollers, rhythm sections, jumps and berms. These are MTB oriented. Can accommodates beginner, intermediate and advanced riders. These features are essential to support collegiate level race events.
Design Considerations:• 1,000+ LF minimal length• Requires minimum 3-4% grade
Maintenance Considerations:• Higher maintenance requirements due to higher speeds and steeper bermed surfaces
Adaptive Considerations:• Can be designed/built to accommodate adaptive cyclists via sufficient trail tread width
Source: FlowRide Concepts
Source: FlowRide Concepts
9
Page 15
Item 1.
Access/Service Trails Shade Structure
Restroom FacilityBike Repair Station
Fencing and Landscaping Pavilion
• Post and rail fencing around bike park perimeter to help control access• Landscaping to be planted in non-riding zones to reduce erosion and enhance site aesthetics
• Bike tools, tire pump
• 10’ wide crusher fine access trails for maintenance and emergency vehicle access
• Minimum 20’xw20’ shade structure with picnic tables
Source: https://wolflambdesign.com/valmont-bike-park
Source: https://www.duo-gard.com/bike-repair-stations-so-popular-duo-gard-expands-line-2/ Source: https://romtec.com/large-restrooms/
Source: https://www.westminsterco.gov/ParksRecreation/Parks,TrailsOpenSpace/OpenSpaceTrails Source: https://www.flickr.com/photos/bouldercolorado/albums/72157634244459549/
Source: https://nwamotherlode.com/review-of-railyard-bike-park-in-rogers/OpenSpaceTrails
10
Entry Plaza Spectator Areas
Material Storage Area
Overflow Parking
Maintenance/Equipment Storage Shed
Parking Area
Accessory Elements and Amenities
• Safety Signage and Bike Park Map• Bike rack• Bike repair station• Locking entry gate to control access (weather/seasonal closures)
• ~10’x20’ shed for tool and equipment storage
• Proximal to Maintenance Shed• Bays for dirt and material storage
• Main spectator area with shade structure and picnic seating oriented with views overlooking bike park• Often located proximal to pump track and/or beginner trails• Smaller ‘satellite’ spectator areas located within view shed of advanced jump trails and/or ‘signature’ features • Picnic table • Crusher fine surfacing
The project team identified the following accessory elements and
amenities that are frequently included in community-scale bike park
designs.
Source: https://www.newbiggintowncouncil.gov.uk/events/overflow-car-parking-2/ Source: https://www.stthomas.edu/visit-us/parking-transportation/
Source: https://www.hollyandsmith.com/portfolioproject/new-orleans-city-park-golf-course-maintenance-buildings
Source: https://www.redbull.com/in-en/soderstrom-pump-track-racing Source: https://americanrampcompany.com/projects/portland-or-gateway-green/
Source: https://www.coloradosheds.com/storage-sheds/royal-gorge-wood-shed/
Page 16
Item 1.
• Create a Master plan for the bike park aligned with best practices for the design and operation of a bike park facility (offer progression, optional lines, adequate sight lines, adequate buffer on fall zones, etc.)• Ensure the park has a comprehensive signage program including rules, regulations and way finding • Ensure the park has adequate barrier between participants and spectators, and clearly signed entry and exit points• Develop an operations and management plan and MOU with the active volunteer group (if applicable). The operations plan should include a risk management plan, signage plan, maintenance plan and plan for tracking/managing incidents and accidents• The park design, operation and management plans and MOU should be reviewed and approved by staff and/or consulting risk manager• Integrate a method to enforce park rules, set hours of operation and required use of safety apparel• Introduce periodic law enforcement patrol of the park• The park should be routinely inspected and maintained with reports logged• All organized events should be supervised and require purchase of liability insurance through the sanctioning event body
Best Practices for Risk Management
Source: https://www.flickr.com/photos/fortcollinsgov
Source: https://www.flickr.com/photos/fortcollinsgov 11
Regular maintenance is required for the
successful operation and management of a safe
bike park facility. Routine tasks include, but are
not limited to:• Monitoring of trail and feature conditions, reporting any issues • Watering of natural surface trails (especially dirt jumps and slopestyle trails) During peak use• Raking and re-compaction of impacted features and trail tread• Clearing debris and loose aggregate from trail tread• Inspecting and repairing hardware and decking on prefabricated and wooden structures• Flow checking (riding trails) and revisions/improvements of trails and features• Inspection and maintenance of signage
Annual maintenance budget is typically
estimated at 5-10% of total construction cost.
This can be reduced by utilizing hard surfacing
(asphalt, concrete, etc.) and prefabricated riding
features.
Regular maintenance can be conducted in
various ways:
Maintenance
Internal Staff
Volunteers
Contractor
• Full time or Part time seasonal position responsible for managing bike park maintenance. Ideal candidate would be dependable local rider with experience building and maintaining a bike park• Pros – efficient internal management of maintenance process and procedures / reliable staff labor• Cons – lacks community engagement / effectiveness depends on skills and availability of staff
• The City implements a comprehensive volunteer builder maintenance training program outlined in an Operations Plan and Memorandum of Understanding (MOU) with a local user/advocacy group• Pros – Community engagement can result in “ownership” of the park, empowering entire community of builders to take pride in upkeep of the bike park• Cons – requires significant planning, coordination and oversight by staff. Availability and dependability of volunteers is inconsistent and challenging. Effectiveness depends on skills and experience of volunteers / requires professional training for volunteers/leaders
• Professional bike park contractor would fulfill all maintenance requirements and procedures, logging maintenance activities with status reports• Pros – ensures professional maintenance occurs on regular basis / requires minimal oversight / accountability and quality control• Cons – lacks community engagement unless contractor is tasked with engaging volunteers to assist with maintenance
Hybrid
• Could include contractor + volunteer or contractor + staff maintenance programs where contractor is responsible for maintenance trainings for volunteers and/or staff, and performing regular inspections to support volunteer/staff maintenance efforts and procedures• Pros (for contractor + staff) – ensures professional oversight / ensures maintenance performed on regular basis• Cons – effectiveness depends on skill level of staff / doesn’t facilitate community engagement
Page 17
Item 1.
General Site Locations
Page 18
Item 1.
Headline Copy Goes HereMarch 25, 2025
Bike Park Feasibility
Study Update
Council Work Session
Staff Report
Dean Klingner
Community Services Director
Dave “DK” Kemp
Senior Trails Planner
Valmont Bike Park
Page 19
Item 1.
Headline Copy Goes HereDemand for a Bike Park in Fort Collins
2
•ReCreate -2021 Parks & Recreation
Master Plan
•Public desire for mountain bike
courses emerged
•Based on participation trends, the
plan recommended increasing the
number of “BMX courses”
•Strong community advocacy around
support for a unique,legacy bike park in
Fort Collins
Page 20
Item 1.
Headline Copy Goes Here
0.27 acre pump track at Traverse Park
0.53 acre pump track at Soft Gold Park
2.0 acre BMX course at Twin Silo Park
Rossborough Park cyclo-cross skills course
-.71 mile loop
0.7 acre mountain bike skills course
at Spring Canyon Park
Existing Features in Neighborhood Parks
3
Page 21
Item 1.
Headline Copy Goes HerePurpose of this Feasibility Study
4
•To determine if a new, community-scale bike park facility is feasible. If so, the appropriate size, location,
amenities and cost.
•This study includes:
•Bicycle Organization Engagement
•To understand critical bike park features & amenities
•Analysis:
•Study characteristics of regional and national bike parks
•Research bike park features, amenities, and maintenance
•Feasibility study:
•Development of site evaluation criteria
•Analysis of several sites
•Understand capital and on-going costs; and potential funding strategies
Page 22
Item 1.
Headline Copy Goes HereFeasibility Study Timeline
5
•City Council will utilize
the recommendations
from this report to inform
the bike park decision
making process,
including amenities,
features,and location.
Page 23
Item 1.
Headline Copy Goes HerePlanning Coordination
6
•Hughes Civic Assembly:
•2021 –Ballot measure designated the
area for "parks,recreation, and open
lands, natural areas, and
wildlife rescue and restoration."
•2023 –City purchased Hughes
Stadium property from CSU
•2025 –Civic Assembly process begins
•Aims to engage a diverse group of
residents in collaborative decision-
making, ensuring that the site's
development aligns with community
needs
•The Bike Park Feasibility Study is a
separate study to objectively evaluate
several sites, including the former
Hughes Stadium site
Page 24
Item 1.
Headline Copy Goes HereBike Park Precedent Report –Regional Bike Park Examples
7
Berthoud Bike Park
Berthoud, CO
20 acres
Valmont Bike Park
Boulder, CO
42 acres
Ruby Hill Bike Park
Denver, CO
7.5 acres
Page 25
Item 1.
Headline Copy Goes HereBike Park Precedent Report –National Bike Park Examples
8
Railyard Bike Park
Rogers, AR
6 acres
J.A. and Kathryn Albertson Family
Foundation Bike Park
Boise, ID
10 acres
Page 26
Item 1.
Headline Copy Goes HereBike Park Precedent Report –Features
9
Dirt Jumps
Gravity/Slopestyle
Jump Trails Pump Tracks Skills Trails
Progressive Drop Zone
Trail Dual Slalom
Flow Trails and XC
Trails Adaptive Lines
Page 27
Item 1.
Headline Copy Goes HereBike Park Precedent Report –Amenities
10
Pavilion
Entry Plaza Spectator Areas Access/Trails Maintenance Shed
Material Storage
Area
Bike Repair Station Restroom Facility
Fencing and
LandscapingParking Area
Shade Structure
Overflow Parking
Page 28
Item 1.
Headline Copy Goes HereFocus Group –Key Takeaways
11
•Features in High Demand:
•Asphalt pump track with separate
tracks designed for different ages
and skill levels
•Criterium training course
•Dual slalom features to
support collegiate racing events
•Amenities in High Demand:
•Shade elements
•Space to host community events
Page 29
Item 1.
Headline Copy Goes HereFocus Group –Key Takeaways
12
•Desire to create a large-
scale legacy community bike
park beyond the neighborhood-
scale amenities currently available
•Support for a progressive
experience,offering features that
cater to skill development over time.
•Desire for significant
elevation change to create
challenging and
adventurous experience.
•Support for intermediate
features to bridge the gap between
beginner and advanced elements.
Page 30
Item 1.
Headline Copy Goes Here
13
Evaluation Criteria
Physical Characteristics
•Is there elevation change?
•Can the site accommodate the elements of
a comprehensive community-scale bike
park?
Environmental Considerations
•Is the site in a floodplain?
•Are there archaeological/indigenous
elements on site?
•Is there an existing tree canopy?
•Wildlife habitat or other ecological impacts?
Land Use & Connectivity
•What are the adjacent land uses?
•Ability to expand over time?
•What are the adjacent road types?
•Is there access to public transit?
•Is there a connection to the trail system?
Property Acquisition
•What is the ease of acquisition?
Page 31
Item 1.
Headline Copy Goes HerePotential Sites
14
Page 32
Item 1.
File Attachments for Item:
2. Council Priority: Operationalize City Resources to Build and Preserve Affordable
Housing
The purpose of this item is to update Council on progress made toward Council ’s Affordable
Housing Priority, provide information on the impact of impact fees on Affordable Housing, and
seek input on potential strategies to pursue. Staff will provide: 1) data on the state of housing in
Fort Collins; 2) information on programs and strategies that have been implemented to
positively impact Fort Collins’ housing landscape; 3) information on efforts that staff are
exploring or planning for implementation; and 4) ideas for strategies the City can explore in the
future.
Page 33
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 20
March 25, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Jacob Castillo, Chief Sustainability Officer
Vanessa Fenley, Sr. Housing Manager
SUBJECT FOR DISCUSSION
Council Priority: Operationalize City Resources to Build and Preserve Affordable Housing
EXECUTIVE SUMMARY
The purpose of this item is to update Council on progress made toward Council’s Affordable Housing
Priority, provide information on the impact of impact fees on Affordable Housing, and seek input on
potential strategies to pursue. Staff will provide: 1) data on the state of housing in Fort Collins; 2)
information on programs and strategies that have been implemented to positively impact Fort Collins’
housing landscape; 3) information on efforts that staff are exploring or planning for implementation; and
4) ideas for strategies the City can explore in the future.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Are there other things Council is hearing from the community about housing in Fort Collins that we
should consider?
2. Considering the actions taken to operationalize City resources, is there anything specific that
resonates?
3. Given the complexities in the housing market, are there any areas of work that Councilmembers would
like to explore more deeply?
4. How would Council like to be kept informed on progress?
5. What feedback do Councilmembers have on the status and next steps of work in progress?
6. Is there a set of outcomes Councilmembers would like emphasized more?
7. When considering activities with long-term and near-term impact, should staff focus on one more than
another?
8. Is there anything staff didn’t cover that staff should consider for the future?
Page 34
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 20
BACKGROUND / DISCUSSION
On February 27, 2024, Council passed Resolution 2024-013, adopting a Council priority to operationalize
City resources to build and preserve Affordable Housing. Five objectives outline actions to advance this
priority:
1. Expedite review of affordable housing projects to achieve decisions within 90 days or less; and to
encourage development of more affordable housing
2. Expand programs for healthy and stable housing – particularly for unhoused or precariously housed
residents, renters, and lower-income homeowners
3. Reduce fees for affordable housing projects and evaluate all newly proposed City regulations and fees
for anticipated impact on cost to build housing
4. Create sustainable, long-term source(s) of dedicated local funding for housing
5. Identify City resources that could be dedicated to affordable housing; work with housing authority and
partners to leverage resources into new/preserved units
This Council priority aligns with ongoing work to ensure everyone has healthy, stable housing they can
afford, outlined in the City’s Housing Strategic Plan (HSP), enacted in 2021. The HSP includes 26
strategies designed to increase supply and affordability, increase housing choice, increase stability,
improve equity, preserve existing affordable housing, and increase accessibility.
CONTEXT
Context: Housing Goals
The City aims to have 10% of housing units at buildout qualify as deed-restricted Affordable Housing.
Achieving this goal would require adding approximately 282 Affordable units annually. In addition, to
access State funding through Prop 123, in 2023 the City committed to increase its Affordable Housing
stock by 9% over three years. This corresponds to adding 555 total units or 185 units annually of Affordable
Housing.
Figure 1 captures these two housing targets alongside data on the actual number of Affordable Housing
units developed annually. In addition, the number of units funded for rehabilitation and preservation are
included. Including preservation in assessments of progress towards targets matters for two reasons. First,
if current Affordable units are not preserved, the community must develop even more new Affordable
Housing to reach the target of 10% deed-restricted Affordable Housing units. Second, preserving
Affordable Housing often requires using the same resources developers rely on to build new housing (e.g.,
Low Income Housing Tax Credits or LIHTC). Accounting for preservation needs must be considered when
assessing the capacity of the community to develop new Affordable units.
Page 35
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 20
Figure 1. Fort Collins Affordable Housing Production and Preservation
Table 1 complements Figure 1 and provides information on the new Affordable Housing projects (and
number of units) developed each year along with the Affordable Housing projects (and number of units)
funded for rehabilitation and preservation each year.
Table 1. Affordable Housing Projects Built and Preserved
Year
New Development Rehabilitation and Preservation
Project # of units Project # of units
2018
Habitat for Humanity 1 DMA Plaza 124
Oakridge Crossing 110
Village on Horsetooth 96
2019 Habitat for Humanity 5 Myrtle Street SRO (Housing
Catalyst) 11
2020
Habitat for Humanity 6 Swallow (CARE Communities) 84
Lakeview on the Rise 120
2021 Lakeview on the Rise 60 Multiple properties (Neighbor to
Neighbor) 112
Page 36
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 20
Year
New Development Rehabilitation and Preservation
Project # of units Project # of units
Mason Place 60 Village on Bryan (Housing
Catalyst) 27
Habitat for Humanity 3
2022
Cadence 55 Village on Impala (Housing
Catalyst) 24
Habitat for Humanity 3
2023
Oak 140 79 2155 Plum (Housing Catalyst) 15
Elevations Community
Land Trust 9
Habitat for Humanity 4
Northfield Commons 84
2024
Kechter Place 54
Rendezvous 18
Habitat for Humanity 3
Elevations Community
Land Trust 7
Context: Housing Challenges
Several factors affect the City’s ability to ensure everyone has healthy, stable housing they can afford.
While strategies in the HSP were designed to combat these challenges, they continue to impede progress.
1. Price escalation impacts everyone, and disproportionately impacts BIPOC [Black, Indigenous
and People of Color] and low-income households. Housing costs are concerns for both renters and
homeowners, and costs of rent as well as home values have increased substantially in recent years.
From 2018 to 2023, median gross rent increased 31.8% (from $1,254 to $1,653)1 in Fort Collins. Almost
55% of renters in Fort Collins are cost-burdened, paying 30% or more of their income toward rent.2
Housing values have increased even more steeply, making a movement toward homeownership more
difficult for many households. From 2018 to 2023, the median value of owner-occupied units in Fort
Collins rose over 61%, from $334,700 to $539,100.3
1 U.S. Census Bureau, American Community Survey 5-Year Estimates, 2018 - 2023. Table B25064, Median Gross Rent (Dollars),
Fort Collins CCD, Larimer County, Colorado.
2 U.S. Census Bureau, American Community Survey 5-Year Estimates, 2023. Table B25070, Gross Rent as a Percentage of
Household Income in the Past 12 months, Fort Collins CCD, Larimer County, Colorado.
3 U.S. Census Bureau, American Community Survey 5-Year Estimates, 2023. Table B25077, Median Value (Dollars), Fort Collins
CCD, Larimer County, Colorado.
Page 37
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 5 of 20
Rates of housing cost burden are higher among BIPOC households nationwide. In Fort Collins, Black
households in particular experience higher rates of cost burden compared to white households. While
around 35% white households (both renters and homeowners) pay 30% or more of their income toward
housing costs, almost 48% of Black households (both renters and homeowners) pay 30% or more of their
income toward housing costs.4
2. There aren’t enough affordable places available for people to rent or purchase, or what is
available and affordable isn’t the kind of housing people need. People at lower income levels face
a lack of housing options affordable to them. Figure 2 illustrates the demand for housing at different
income ranges and the number of units available and affordable at those income ranges.
Figure 2. Housing Unit Shortage by AMI
For households at the 0-60% income range, there is a gap of around 6,800 units. Renters at these lower
income levels frequently rent above what is affordable to them because there are too few units to meet the
need.
3. The City does have some tools to encourage affordable housing, but the current amount of
funding and incentives for affordable housing are not enough to meet our goals. The City
provides fee credits, direct financial subsidy, Private Activity Bond capacity (which enables developers
to access LIHTC), and land to various Affordable Housing development and preservation projects.
These local resources are often critical to a project to fill gaps in financing and enable the developer to
leverage other funding sources. However, local resources alone are not enough to finance a
development. The most common source of financing for Affordable Housing development and
4 Calculated from: U.S. Census Bureau, American Community Survey 5-Year Estimates, 2023. Table B25140, Housing Costs as
a Percentage of Household Income in the Past 12 Months (White Alone Householder) (B25140A) and (Black Alone
Householder (B25140B), Fort Collins CCD, Larimer County, Colorado.
Page 38
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 6 of 20
preservation are LIHTC. Tax credits are allocated by the federal government, and current allocations
fall far short of what is needed to meet Fort Collins’ development goals.
This interactive tool from the Urban Institute illustrates the various resources required to develop Affordable
Housing and current challenges with financing Affordable properties: https://apps.urban.org/features/cost-
of-affordable-housing/.
4. Job growth continues to outpace housing growth. Northern Colorado, including Fort Collins,
continue to experience steady job and population growth. When housing does not grow proportionally,
supply will be limited, and prices may increase. Vacancy rates in Fort Collins have consistently fallen
below 5%, a benchmark signifying a balanced rental market. Fort Collins has averaged around a 3%
rental vacancy rate in recent years.5
5. Housing is expensive to build, and the cost of building new housing will likely continue to
increase over time. Average development costs to build and preserve affordable housing in Colorado
have increased over 40% in the past five years. Table 2 includes statewide average costs for affordable
housing development, tabulated by the Colorado Housing and Finance Authority (CHFA).6
Table 2. Cost of Development: Statewide Averages
Year Statewide Average Per-unit
Development Cost
Statewide Average Per-square-foot
Development Cost
2024 $432,835 $408
2023 $427,746 $400
2022 $369,025 $361
2021 $325,007 $322
2020 $307,079 $268
These data are helpful to understand cost trends. However, they may not accurately reflect current costs
given it takes years for a project to be developed and captured in the dashboard data, and costs are
increasing faster than developments are being completed. In addition, the cost to develop in high-cost
markets, including Fort Collins, typically exceeds statewide averages. To illustrate, Housing Catalyst
estimates that a project financed in 2020-2021 costing $350,000 per unit would today cost around
$500,000 per unit to develop.
Context: Approach to Achieving Housing Goals
The Council’s Affordable Housing Priority calls for operationalizing City resources to build and preserve
Affordable Housing. City resources to operationalize include:
5 U.S. Census Bureau, American Community Survey 5-year Estimates, 2023. Table DP04, Selected Housing Characteristics, Fort
Collins CCD, Larimer County, Colorado.
6 Colorado Housing and Finance Authority, Afford able Housing Development Costs. Accessed at
https://public.tableau.com/app/profile/colorado.housing.and.finance.authority/viz/AffordableHousingDevelopmentCosts/ho
usingcreditcosts
Page 39
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 7 of 20
Regulations: City ordinances, codes, and policies
Investments: Financial resources including the Affordable Housing Capital Fund, Private Activity Bond
capacity, competitive funding, and fee credits as well as City-owned land
Partnerships: With developers, landlords, land trusts, non-profit housing and service providers, and
community members
Creating a balanced housing ecosystem for residents through the operationalization of City resources
requires implementing strategies to:
Increase the supply of diverse housing types and costs;
Increase the proportion of Affordable deed-restricted units; and,
Support residents and landlords to advance housing access and stability
Increasing the supply of diverse housing types and costs requires ensuring the City’s Land Use Code
supports a range of housing types and reducing the time (and associated soft costs) needed to bring new
units to market by ensuring City processes are streamlined and transparent.
The City recently enacted Phase 1 of the Land Use Code and has continued to make updates to align local
code with State legislation (e.g., allowing Accessory Dwelling Units). Changes to the Land Use Code in
Phase 1 updated regulations to better allow Fort Collins’ built environment to evolve with changing
community needs and were written and visually designed to bring clarity to developers, facilitating a smooth
and efficient design and planning process. Given housing development takes years from conception to
completion, the City will not see the full impact of these policy changes for several years.
Increasing the proportion of Affordable deed-restricted units requires incentivizing Affordable Housing
development through regulations and providing direct subsidy or reducing costs (e.g., through fee credits)
associated with Affordable Housing development. Phase 1 updates to the Land Use Code included
enhanced incentives and bonuses for developing Affordable Housing. In addition, the City has increased
its investments in Affordable Housing over the past decade, most notably by recognizing Affordable
Housing as a component of the City’s infrastructure and establishing the Affordable Housing Capital Fund
through the 2015 voter-approved Community Capital Improvement Fund. As noted above, impacts of these
efforts will be realized over the course of years since housing takes years to develop.
Advancing housing access and stability by supporting residents and landlords involves working within
current housing market conditions by providing resources directly to residents or landlords that can improve
the quality of housing, subsidize housing costs, or provide legal support through a potential eviction
process. While efforts to increase the diversity of housing supply and increase the proportion of Affordable
Housing are long-term strategies with long-term impacts, implementing programs to support housing
access and stability can yield results more quickly.
Figure 3 illustrates the City’s approach to operationalizing resources toward the vision of ensuring
everyone has healthy, stable housing they can afford.
Page 40
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 8 of 20
Figure 3. City Approach to Achieving Housing Goals
As illustrated in Figure 3, the City operationalizes the resources of regulations, investments, and
partnerships. These are put into action through various activities, such as updating the land use code,
streamlining the development review process, funding housing development, implementing the Rental
Housing Program, supporting residents living in Mobile Home Parks, and funding housing programs
serving renters, unhoused residents, and low-income households. Several factors outside of the City’s
control, including constrained resources and increasing costs, impede progress. These headwinds impact
the City’s ability to see the desired outputs of increasing the supply of diverse housing types and costs,
increasing the proportion of Affordable deed-restricted units, and advancing housing access and stability
through supporting residents and landlords. When the City and partners are able to push through the
headwinds and make progress towards these outputs, it moves the City closer to its ultimate vision of
ensuring everyone has healthy, stable housing they can afford.
ACTIONS TAKEN TO IMPACT HOUSING
City of Fort Collins’ service areas and departments are identifying ways to contribute to efforts to improve
housing supply, affordability, and stability, building a housing forward ethos throughout the City.
Table 3 highlights ways various departments and service areas are contributing to City-wide housing goals.
This is not an exhaustive list but is meant to illustrate the range of activities implemented in the purs uit of
becoming housing forward.
Table 3. Select Housing-Related Efforts by Department or Service Area
Department or Service Area Select Activities
Social Sustainability
(Sustainability Services)
Collect, track, and analyze data
Allocate and administer funding for housing development
Page 41
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 9 of 20
Department or Service Area Select Activities
Allocate and administer funding for homelessness prevention and
supportive services
Manage Land Bank program
Administer fee credits
Convene internal and external conversations and facilitate
collaboration
Environmental Services
(Sustainability Services)
Allocate funding from the 2050 Tax to provide fee credits for
housing projects with sustainability features exceeding code
requirements
Implement strategies to achieve Our Climate Future Big Move 7:
Healthy Affordable Housing
Economic Health
(Sustainability Services)
Support development of metro district policy
Advise on impacts of housing challenges on economic health and
business environment
Participate in Private Activity Bond committee for allocation
recommendations
Neighborhood Services
(Sustainability Services)
Manage Rental Housing program; build relationships with landlords
and residents
Support mobile home parks to increase livability for residents
Provide landlord incentives
Administer mini-grant program
Planning, Development, and
Transportation
Develop and update land use code
Regulate development
Support developers to navigate development process
Support efforts to become an ADU-supportive community
Financial Services Develop options to secure and use public funds for Affordable
Housing development (e.g., developing model for revolving loan
fund)
Realign impact fees for development
Participate in Private Activity Bonds committee
Utilities Examine options for utility fee relief
Engage in discussions with water districts and regional partners
regarding water challenges and impacts to Affordable Housing
development
Integrate discussions of cost impacts to housing development for
changes in standards and codes
Page 42
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 10 of 20
Department or Service Area Select Activities
Operation Services Facilitate purchases and sales of Land Bank and other properties
Compile City-owned real estate asset inventory
Community Services Partner on land acquisition strategies
Provide guidance and expertise on preserving the tree canopy while
pursuing infill development for Affordable Housing
City Manager’s Office Facilitate conversations regarding supporting Affordable Housing
development through the CCIP
Maintain open lines communication regarding housing strategies
between service areas and with Council
Track legislation and advise on policy
City Attorney’s Office Assess potential policy choices and advise staff
Track legislation
Assist in proper documentation for funding, land acquisition, and
affordability restrictions
Equity Office Advise on implications for equity of housing strategies
Support data collection and analysis
Assist in community engagement and outreach to
underrepresented populations
Communications and Public
Involvement Office
Assist in communications and community engagement
opportunities
In addition, the URA and Housing Catalyst are critical organizations in the City’s housing efforts. These
entities are closely tied to the City through ordinances, although each operate under a governance
structure distinct from the City’s structure.
The Urban Renewal Authority is designed to eliminate blight by catalyzing projects and accelerating
investments, including investments into Affordable and middle-income housing. The URA has identified
supporting Affordable Housing as one of their goals and is currently considering supporting development
of 76 apartments (all income-restricted from 70% up to 100% of AMI) in the North College URA area.
As the City of Fort Collins’ public housing authority, Housing Catalyst acts in several roles to provide
Affordable Housing to residents. Housing Catalyst administers over 1,700 Housing Choice Vouchers,
manages over 1,100 Affordable Housing units, regularly develops new Affordable Housing, and serves as
partner to other developers.
Housing Strategic Plan Implementation
The focused attention on housing across the City has resulted in implementation and completion of many
strategies in the Housing Strategic Plan. Table 4 outlines the 26 strategies from the Housing Strategic Plan
and provides a brief status update. Options for status include:
Page 43
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 11 of 20
Completed – Strategy was completed
Ongoing Implementation – Program was established, and implementation is ongoing
Continuous – Strategy requires continuous effort
In process – Strategy is in process and not yet complete
For strategies marked as completed or where implementation is ongoing, there may be opportunities for
follow-up activities in the future to refine or scale activities based on outcomes.
Table 4. Status of Housing Strategic Plan Strategies
Strategy
Status
Co
m
p
l
e
t
e
d
On
g
o
i
n
g
Imp
l
e
m
e
n
t
a
t
i
o
n
Co
n
t
i
n
u
o
u
s
In
p
r
o
c
e
s
s
1 Assess displacement and gentrification risk X
2 Promote inclusivity, housing diversity, and affordability as
community values X
3 Implement the 2020 Analysis of Impediments to Fair Housing Choice
Action Steps X
4 Implementation, tracking, and assessment of housing strategies X
5 Advocate for housing-related legislation at state and federal levels X
6 Evaluate implementation of a visitability policy X
7 Remove barriers to the development of Accessory Dwelling Units X
8 Extend the city’s affordability term X
9 Advance Phase One of the Land Use Code (LUC) Audit X
10 Refine local affordable housing goal X
11 Create a new dedicated revenue stream to fund the Affordable
Housing Fund through dedicated property or sales tax X
12 Expand partnership(s) with local Community Development Financial
Institution (CDFI) to offer gap financing and low-cost loan pool for
affordable housing development
X
13 Recalibrate existing incentives (fee waivers, fee deferral, height
bonus, density bonus, reduced landscaping, priority processing) to
reflect current market conditions
X
Page 44
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 12 of 20
Strategy
Status
Co
m
p
l
e
t
e
d
On
g
o
i
n
g
Imp
l
e
m
e
n
t
a
t
i
o
n
Co
n
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14 Create additional development incentives for affordable housing X
15 Explore/address financing and other barriers to missing middle and
innovative housing development X
16 Remove barriers to allowed densities through code revisions X
17 Consider affordable housing requirements as part of the community
benefit options for metro districts X
18 Increase awareness and opportunities for creative collaboration
across water districts and other regional partners around the
challenges with water costs and housing
X
19 Bolster City land bank activity by allocating additional funding to the
program X
20 Explore the option of a mandated rental license/registry program for
long-term rentals and pair with best practice rental regulations X
21 Explore revisions to occupancy limits and family definitions in order
to streamline processes and calibrate the policy to support stable,
healthy, and affordable housing citywide
X
22 Require public sector right of first offer/refusal for affordable
development X
23 Allow tenant right of first offer/refusal for cooperative ownership of
multifamily or manufactured housing community X
24 Support community organizing efforts in manufactured home
communities and increase access to resident rights information,
housing resources, and housing programs
X
25 Fund foreclosure and eviction prevention and legal representation X
26 Develop small landlord incentives X
WORK IN PROGRESS
Impacting the City’s housing landscape has required remaining agile to respond to emerging needs and
leverage new opportunities as they arise while continuing to drive implementation of strategies in the
Housing Strategic Plan.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 13 of 20
Additional information on activities underway are included in this section. These are all activities in which
there are active discussions to assess, explore, and plan for the implementation of strategies. They are
organized based on the type of City resource operationalized: a regulation, an investment, or a partnership.
Work in Progress: Regulations
1. Fast Track Development Review
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: Less than 12 months
Status/Next Steps: Fast tracking the development review process is intended to reduce the amount of
time the review process takes. Prop 123 requires jurisdictions modify their review process to ensure
various steps take no more than 90 days. City staff secured external funding to hire a consultant to support
the project. The consultant delivered recommendations in early March and staff are beginning to plan for
implementation. While this project specifically applies to Affordable Housing projects, lessons learned may
be able to be applied to the development review process for other projects in the future.
2. Become an ADU-Supportive Community
Area of Impact: Increase diverse housing types and costs
Estimated Timeline: Less than 12 months
Status/Next Steps: HB124-1152 requires jurisdictions allow Accessory Dwelling Units (ADUs) where
single family detached units are allowed. The law also outlines a certification process for jurisdictions to
be designated as an ADU-supportive community. Additional information on this process will be shared with
City Council at the March 25 work session.
3. Commercial Corridors and Centers Land Use Code update
Area of Impact: Increase diverse housing types and costs
Estimated Timeline: Less than 12 months
Status/Next Steps: Phase 1 of the Land Use Code update specifically addressed code changes related
to residential development; the Commercial Corridors and Centers update continues the work to modernize
the Land Use code to help create vibrant, resilient commercial areas that support local businesses and are
adaptable to future community needs; and to enable more mixed-use development, especially along transit
corridors and within commercial centers. Work sessions are anticipated for April and July, with updates
estimated to be completed in Fall 2025.
4. Realign Impact Fees
Area of Impact: Increase diverse housing types and costs
Estimated Timeline: Less than 12 months
Status/Next Steps: In February, City staff shared information on the current impact fee structure and
outlined a proposed process for updating and realigning impact fees. Next steps include continuing to
assess methodological options for modifying impact fees to better align with City goals. Staff anticipates
bringing a proposed fee schedule to a Council Finance Committee and Council Work Session in mid-2025,
with an anticipated effective date of January 1, 2026.
5. Conduct High Density Utility Study
Area of Impact: Increase diverse housing types and costs
Estimated Timeline: 12 months or more
Status/Next Steps: The High-Density Utility Study will gather information to inform recommendations for
possible criteria changes to utilities standards. This is timely work as it is anticipated infill development,
potentially of multifamily housing on lots with more limitations, will b e increasingly common. Staff recently
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 14 of 20
began the process by refining the questions to answer through the study and developing a survey to
administer to other jurisdictions.
6. Explore Options for Indoor Water Conservation Financial Incentives
Area of Impact: Increase diverse housing types and costs
Estimated Timeline: 12 months or more
Status/Next Steps: Staff are exploring options for incentives related to indoor water conservation within
the Fort Collins Utilities Water service area. Potential incentives could include a water supply requirement
reduction, grants for developments, and/or rebates. Outdoor water incentives, in the form of irrigation water
supply requirement reductions for lesser water demand landscapes are already available. Next steps
include continuing to assess options and potential funding sources to implement.
Work in Progress: Investments
1. City of Fort Collins Real Estate Asset Inventory
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Next Steps: City staff are developing property profiles with key information about City-owned
properties. In addition, staff are compiling a list of priority projects for the City which may require the use
of and development on City-owned properties. Having an accurate database of City-owned properties can
support conversations related to how best to use those resources to achieve City goals, including its
housing goals.
2. Purchase Land Bank Property
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: Less than 12 months
Status/Next Steps: The Land Bank program is a long-standing effort of the City to strategically invest in
properties that can be used for Affordable Housing development in the future. Land Bank programs are
designed to purchase land when it is less expensive and often lacking infrastructure, then sell the property
once surrounding development has brought critical infrastructure to the property making development more
feasible and cost efficient. The City purchased its first land bank properties in 2002 and sold its first land
bank property in 2016 to Housing Catalyst to develop the Village on Horsetooth. In total, the City has
purchased six land bank properties; two of these properties have been developed. Staff anticipate
purchasing at least one additional land bank property within the next 12 months.
3. Increase Affordable Housing Investment via CCIP Renewal
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: Less than 12 months
Status/Next Steps: Voters will vote to renew the Community Capital Improvement Program (CCIP) ¼ cent
sales tax during the November 2025 election. The CCIP funded during the 2015 election included $4 million
for an Affordable Housing Capital Fund (AHCF). Funding has been used to provide “last in” gap financing
and fee credits for projects. To increase the City’s capacity to achieve its housing goals, it is proposed to
increase the amount of funding in the CCIP allocated to Affordable Housing to $10 million over the 10-year
CCIP timeframe.
4. Explore Revolving Loan/Equity Fund
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: Less than 12 months
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 15 of 20
Status/Next Steps: While the current AHCF provides valuable gap financing, this model of investment
does not substantially accelerate the housing pipeline and the AHCF is depleted as funds are
disseminated. Staff and City leaders are exploring options to bond the anticipated $10 million from the
CCIP, allowing the City and developer partners to q uickly access funds, and use those funds to establish
a revolving pool that provides both short- and long-term loans. Modeling indicates this structure can better
accelerate our local Affordable Housing pipeline, bringing more units online than what is possible with
current resources and financing models. In addition, loans will be repaid, replenishing the loan pool and
allowing the City to continue investing in Affordable Housing development.
5. Leverage the URA for Development
Areas of Impact: Increase diverse housing types and costs; Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Next Steps: The Urban Renewal Authority (URA) is designed to alleviate blight by investing in
designated plan areas. The URA uses tax-increment financing and other mechanisms to support
redevelopment. Supporting Affordable and middle-income housing development are goals of the URA.
The URA is currently considering supporting development of 76 Affordable and middle-income apartments
(from 70% up to 100% of AMI) in the North College URA area.
Work in Progress: New Partnerships
1. Develop Housing Needs Assessment with Larimer County and City of Loveland
Areas of Impact: Increase diverse housing types and costs; Increase proportion of Affordable units;
Support residents and landlords to advance housing access and stability
Estimated Timeline: Less than 12 months
Status/Next Steps: SB24-174 requires jurisdictions to create a housing needs assessment by December
31, 2026. The City of Fort Collins is partnering with Larimer County and the City of Loveland to create a
regional housing needs assessment that complies with State requirements and provides valuable
information on the regional and local housing landscape. As outlined in guidance published by the
Department of Local Affairs (DOLA), the housing needs assessment will compile analyses related to
demographic trends, economic trends, housing inventory, housing market trends, housing problems (e.g.,
cost burden, overcrowding, housing instability, homelessness), housing resources, housing development
challenges and opportunities, current and projected housing needs, and policy programs and
recommendations. The housing needs assessment will inform the development of a local housing action
plan (also required by SB24-174; due by January 1, 2028). These documents provide an opportunity for
the City to update data and refresh its strategies to continue making progress towards the goal of ensuring
everyone has healthy, stable housing they can afford.
2. Partner with Regional Entities Including the NoCo Foundation
Areas of Impact: Increase diverse housing types and costs; Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Next Steps: Regional dynamics impact housing at the local level. In addition to continuing to
partner with other local jurisdictions, the Chamber of Commerce, developers, non-profits, and community
groups to advance housing goals, the City is beginning conversations with entities newly stepping into this
work. Notably, the NoCo Foundation aims to impact the housing market through facilitating regional
conversations and developing options for investing in housing. Cultivating these partnerships will be an
ongoing strategy for the City.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 16 of 20
3. Host Rental Housing Summit
Area of Impact: Support residents and landlords to advance housing access and stability
Estimated Timeline: Less than 12 months
Status/Next Steps: The Rental Housing program, operated by Neighborhood Services, is hosting a rental
summit in early April for select renters, landlords, and housing advocates. The Rental Housing Summit
provides an opportunity for those closest to rental housing issues to dialogue, identify issues, and
collaborate on potential next steps to improve the rental housing landscape.
4. Deepen Renter Supports Through Partnerships with Colorado Poverty Law Project and CSU
Off-Campus Life
Area of Impact: Support residents and landlords to advance housing access and stability
Estimated Timeline: 12 months or more
Status/Next Steps: With the initial round of rental registrations complete, the Rental Housing program is
seeking opportunities to strengthen partnerships in the community and build learning and engagement
strategies for the renter community. Engaging more deeply with existing partners ca n surface these
opportunities.
5. Share Practices to Accurately Track Prop 123 Commitment, with Larimer County and Other
Municipalities
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: Less than 12 months
Status/Next Steps: As part of the implementation of Prop 123 and to open up additional funding
opportunities for the community, the City of Fort Collins filed a commitment in 2023 to add at least 555
units of Affordable housing over three years (185 units annually). This represents a 9% increase over
baseline. The State Department of Local Affairs (DOLA) has released some guidance regarding tracking
and reporting new Affordable Housing units, although additional clarification is still needed. The City of
Fort Collins is participating in local efforts, coordinated by Larimer County, to share strategies and seek
guidance from DOLA on standards and best practices for Prop 123 tracking and reporting. This
collaboration will kick off with a regional workshop in early April.
Impact of Impact Fees on Affordable Housing
Work is underway to realign impact fees, with a new fee schedule anticipated to go into effect January 1,
2026. While this work will impact housing across the spectrum, as impact fees are applied to all new
development, ensuring the City understand the impacts of these fees on Affordable Housing is critical to
identifying ways to encourage deed-restricted Affordable Housing development.
Development Impact fees are used to expand infrastructure to accommodate new development. They
include:
Capital Expansion Fees for Parks, Fire, Police, and General Government
Transportation Capital Expansion Fees
Larimer County Regional Road Capital Expansion Fee
Currently, development impact fees comprise approximately 3% of a housing development’s total cost.
Table 5 includes impact fee costs for residential units of varying sizes.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 17 of 20
Table 5. Impact Fees – as of January 1, 2025
Residential Neighborhood
Park
Community
Park
Fire Police General
Gov’t
Trans-
portation
Total CEF%
of
Total
Cost
700 Sq Ft
Unit $2,285 $3,229 $560 $313 $762 $2,958 $10,108 3.5%
1,200 Sq
Ft Unit $3,060 $4,322 $757 $424 $1,028 $5,493 $15,084 3.1%
1,700 Sq
Ft Unit $3,343 $4,719 $824 $461 $1,123 $7,133 $17,603 2.5%
2,200 Sq
Ft Unit $3,377 $4,767 $837 $467 $1,140 $8,341 $18,929 2.1%
In addition to impact fees, new development must also pay development review fees and utility fees. Total
fees for a typical Affordable Housing unit are estimated at around $32,000. The City of Fort Collins provides
$14,000 in fee credits per unit (for all fees, not limited to Impact Fees) for 30% AMI units, which covers
around 43% of total fees for the unit.
While impact fees comprise a relatively small percentage of a housing development’s total cost, given the
rising costs of development, any increases can impact a project. Market rate developments can increase
rents to cover additional debt incurred due to cost increases. Affordable Housing developments cannot
increase rents, and therefore, must secure additional gap financing to make a project viable.
FUTURE OPTIONS
While there’s much work underway, staff have identified additional opportunities to advance this work in
the future. Some options for future activities include:
Assessing activities currently implemented to identify options to modify, improve, or scale
implementation to have a greater impact
Revisiting strategies previously explored but not implemented and assessing when may be the right
time to surface those options again
Prioritizing strategies previously identified for which there has been less progress than needed to see
the desired impact
Future Options: Ongoing Monitoring
In recent years, City staff have explored many strategies and studied the conditions needed for different
policies to have the greatest impact. Staff will continue to regularly assess data and monitor our changing
community context with a lens of revisiting policy options. Examples of strategies staff will monitor for
include:
Federal and state legislation, specifically related to LIHTC reform: LIHTC is the primary funding tool
used to develop and preserve Affordable Housing in Fort Collins. Under current allocations and
program structure, Fort Collins cannot develop enough units to meet our Affordable Housing goals.
Changes in the LIHTC program could open the opportunity to develop more Affordable Housing units.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 18 of 20
Linkage fee: A linkage fee is a form of impact fee used specif ically to fund Affordable Housing
development. The City of Fort Collins contracted with Economic & Planning Systems (EPS) to conduct
a Feasibility Study for Inclusionary Housing and Affordable Housing Linkage Fees in 2020, providing
useful information regarding when to adopt and how to structure a linkage fee.
Inclusionary housing ordinance: Inclusionary housing ordinances require new development to
incorporate a portion of the developed units as Affordable, deed-restricted units or pay a fee in lieu.
The City examined the feasibility of implementing an Inclusionary Housing Ordinance through the EPS
study noted above. At the time of the study, consultants advised that a mandatory Inclusionary Housing
Ordinance was not recommended, and other mechanisms may be more effective at producing
Affordable Housing units.
Expand fee credits to higher AMIs: Fee credits are limited to units at 30% AMI. Expanding fee credits
to higher AMIs (or covering a larger portion of fee credits for units at 30% AMI) would help reduce costs
to develop Affordable Housing and would require allocating additional funding for this purpose.
Future Options: Advancing Council’s Affordable Housing Priority
To advance Council’s Affordable Housing Priority, options to focus in on additional strategies for each
objective are included in this section.
Objective 1: Expedite Review of Affordable Housing Projects
1. Fast Track Development Review
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: Less than 12 months
Status/Potential Next Steps: Fast track of the development review process is in progress and staff are
planning for implementation. No new strategies or activities are required for this objective.
Objective 2: Expand Programs for Healthy and Stable Housing
1. Scale Programs for Renters and Housing Insecure Households
Area of Impact: Support residents and landlords to advance housing access and stability
Estimated Timeline: 12 months or more
Status/Potential Next Steps: The City provides support for renter and housing insecure households
through several programs. The Rental Housing program oversees the rental registration and coordinates
education and training opportunities; the Eviction Legal Fund provides legal assistance for renter
households facing eviction; and the Social Sustainability Department provides grant funding to several
non-profit partner agencies providing housing navigation services, rental assistance, and supportive
services. These programs can be expanded, and other models of housing assistance could be introduced.
As previously noted, once funding is secured, these types of programs can be implemented, and the
impacts can be measured relatively quickly. This is in contrast to other strategies focused on long -term
changes to the built environment, which can take years to measure and assess the outcomes of efforts.
2. Expand Small Landlord Incentives
Area of Impact: Support residents and landlords to advance housing access and stability
Estimated Timeline: 12 months or more
Status/Potential Next Steps: The Rental Housing program provides small grants to support landlords in
making necessary repairs to their rental housing. With an aging housing stock, this strategy works to
ensure renters have access to safe and habitable housing. This program could be expanded with additional
resources.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 19 of 20
3. Increase Enforcement, Monitoring, and Resident Support in Mobile Home Parks
Area of Impact: Support residents and landlords to advance housing access and stability
Estimated Timeline: 12 months or more
Status/Potential Next Steps: Council members have expressed a desire to ensure mobile home park
residents are able to experience the same quality of services and livability as residents in other
neighborhoods. Working toward this goal in the future may require restructuring programming and staffing,
adopting new ordinances, and developing new opportunities to engage with residents.
Objective 3: Reduce Fees for Affordable Housing and Evaluate Regulations and Fees for
Anticipated Impact
1. Continue Exploring Options for Utility Fee Relief
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Potential Next Steps: Staff will continue to explore options to reduce costs for developers related
to utility fees. Examples of types of mechanisms to explore include offsets, exemptions, or credits.
2. Collaborate with Water Districts and Regional Partners to Address Challenges with Water Costs
Area of Impact: Increase diverse housing types and costs; Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Potential Next Steps: This activity was identified as a strategy in the Housing Strategic Plan.
Given the complex dynamics around water usage and fees, particularly as they relate to Affordable
Housing development, ongoing collaboration with water districts is necessary.
Objective 4: Create Sustainable Long-Term Source(s) of Dedicated Local Funding for Housing
1. Explore Options for Dedicated Sales Tax, Property Tax, or Other Revenue Source
Area of Impact: Increase diverse housing types and costs; Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Potential Next Steps: While the City has increased local funding for Affordable Housing
development through the CCIP, additional resources are needed to meet Affordable Housing development
goals. Staff can continue to explore options for different revenue sources, including the feasibility of options
requiring voter approval.
Objective 5: Identify City Resources to Dedicate to Affordable Housing
1. Explore Options to Leverage Real Estate Asset Inventory for Affordable Housing Development
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Potential Next Steps: Staff can utilize the information captured in the City of Fort Collins real
estate asset inventory to support Affordable Housing development. This could involve identifying
opportunities to develop new Affordable Housing in conjunction with one of the City’s priority projects. For
example, a development could include a public facility on the bottom levels of a building with Affordable
Housing units on top.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 20 of 20
2. Increase Land Bank
Area of Impact: Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Potential Next Steps: The Land Bank program is a long-standing program in the City. It relies on
purchasing and holding property for several years until that property is suitable for development. Increasing
the Land Bank program by dedicating additional funding to purchase mor e properties can provide
resources for future development; the tradeoff may be fewer resources to implement strategies that can
impact housing affordability or stability in the near term.
3. Explore Opportunities to Support Private Investments in Housing
Area of Impact: Increase diverse housing types and costs; Increase proportion of Affordable units
Estimated Timeline: 12 months or more
Status/Potential Next Steps: Partners of the City have noted some private investors have expressed
interest in investing in Affordable Housing. Developing a strategy to leverage private investments may
involve working with others in the philanthropic and housing spaces, developing a menu of options for
investments or donations, and identifying potential incentives the City could provide for investments made.
NEXT STEPS
Next steps include continuing to implement and pursue activities presented and reporting on progress.
Staff will provide additional information, as directed by Council.
ATTACHMENTS
1. Presentation
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Item 2.
Headline Copy Goes Here
Chief Sustainability Officer
Jacob Castillo
Council Priority 1:
Operationalize City
Resources to Build
and Preserve
Affordable Housing
03-25-25
Vanessa Fenley
Sr. Housing Manager
Page 54
Item 2.
Headline Copy Goes HereAgenda
2
Chapter 1: Context
Chapter 2: Actions Taken
Chapter 3: Work in Progress
Chapter 4: Future Options
BirdWhistle
Page 55
Item 2.
Headline Copy Goes Here
3
Council Discussion
Chapter 1: Context
•Are there other things Council is hearing from the community about housing in Fort Collins that we should
consider?
Chapter 2: Actions Taken
•Considering the actions taken to operationalize City resources for this priority, is there anything specific that
resonates with you?
•Given the complexities in the housing market, are there any areas of this work that Councilmembers would like
to explore more deeply?
Chapter 3: Work in Progress
•How would Council like to be kept informed on progress?
•What feedback do Councilmembers have on the status and next steps of work in progress?
•Is there a set of outcomes Council wants emphasized more?
•When considering activities with long-term and near-term impact, should staff focus on one more than another?
Chapter 4: Future Options
•Is there a set of outcomes Council wants emphasized more?
•When considering activities with long-term and near-term impact, should staff focus on one more than another?
•Is there anything we didn’t cover or that staff should consider for the future?
Page 56
Item 2.
Headline Copy Goes Here
State of Housing and Complementary Efforts
Chapter 1: Context
4
Page 57
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Headline Copy Goes Here
5
Objectives for Priority 1
Expand programs for healthy and stable housing –particularly
for unhoused or precariously housed residents, renters, and
lower-income homeowners
Expedite review of affordable housing projects to achieve
decisions within 90 days or less; and to encourage
development of more affordable housing
Reduce fees for affordable housing projects and evaluate all newly
proposed City regulations and fees for anticipated impact on cost
to build housing
Create sustainable, long-term source(s) of dedicated local funding for
housing
Identify City resources that could be dedicated to affordable housing; work with
housing authority and partners to leverage resources into new/preserved units
Page 58
Item 2.
Headline Copy Goes Here
6
Monthly Housing Costs Spectrum
$400 $600 $800 $1000 $1200 $1400 $1600 $1800 $2000 $2200 $2400 $2600
Affordable (30% -80% AMI)
$900 -$2,000
Market-Rate
$2,000 +
Median Home Price:
$450,000
(2023 ACS)
Avg. Apartment Rent:
$2,000
(2025)
Notes:
General ranges, does not distinguish between rental/ownership, unit size, age, etc.
AMI –Area Median Income (Housing & Urban Development, 2023 3-person household)
HUD Fair Market Rent:
$1,700
(2025 HUD)
Manufactured Homes
$750 -$1,600
Mid Income (80% -120% AMI)
$2,000 -$3,500
Page 59
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7
State of Housing: Community Demand
Page 60
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Headline Copy Goes Here
8
State of Housing: Community Perspectives
We need more choices and
types of housing for people
of all income levels
Housing/rent is high
because minimum wage
has not risen with
housing/rent costs
Housing prices have risen
across the board. Undoubtedly
low income households have
been hit the hardest
Cost of everything is rising and
rent on mobile home lots keeps
rising so it all compounds
Page 61
Item 2.
Headline Copy Goes Here
9
State of Housing: Cost of Development
Year Statewide Average
Per-unit Development
Cost
Statewide Average
Per-square-foot
Development Cost
2024 $432,835 $408
2023 $427,746 $400
2022 $369,025 $361
2021 $325,007 $322
2020 $307,079 $268
Colorado Affordable Housing Development Cost Dashboard. Accessed January 30, 2025 at https://www.chfainfo.com/chfa-
news/12152021-affordable-housing-dev-dashboardPage 62
Item 2.
Headline Copy Goes Here
10
State of Housing: Fort Collins Affordable Housing Production
Page 63
Item 2.
Headline Copy Goes HereHousing Strategic Plan
•Everyone has healthy,
stable housing they can afford
•26 strategies
•Increase supply
and affordability
•Increase housing choice
•Increase stability
•Improve equity
•Preserve existing affordable
housing
•Increase accessibility
Northfield Commons 11
Page 64
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Headline Copy Goes Here
12
Challenges to the Vision
Inequitable
impacts
Lack of
inventory
Not enough
funding,
incentives
Cost to build Pandemic
impacts
Housing policy,
especially for
renters
Page 65
Item 2.
Headline Copy Goes Here
13
Guiding Principles for Land Use Code Updates
Increase overall housing capacity for market rate and subsidized inventory, while calibrating
feasible incentives to encourage housing that targets low-and moderate-income households
Enable greater affordability, especially near high frequency transit and priority growth
areas
Allow for more diverse housing choices that fit in with the existing context and/or future
priority place types
Make the code easier to use and understand
Improve predictability of the development permit review process
Page 66
Item 2.
Headline Copy Goes HereCity Resources
Factors
Outside of City
Control
Activities Outputs Outcome
Regulations
Ordinances, policies,
codes
Investments
Capital Fund, fee
credits, land bank,
PABs, competitive
funding
Partnerships
Housing Catalyst,
developers,
landlords, land
trusts, non-profits,
community
Streamline
development review
and update funding
application process
Update land use code
Support development
including in URA,
metro districts, and on
land bank
Fund capital
development and
housing access and
stability programs
Reduce or offset
development costs,
e.g., fees
Implement Rental
Housing Program and
support MHP residents
Limited financial
resources (e.g.,
LIHTC, PAB)
Costs of labor,
materials, and
land
Limited land and
the cost of water
Market forces and
demand for
housing
Increase
supply of diverse
housing types
and costs
Increase
proportion of
Affordable deed-
restricted units
Support
residents and
landlords to
advance housing
access and
stability
Everyone
has
healthy,
stable
housing
they
can afford
14
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15
Affordable Housing Priority connects to other Council priorities
•Priority 1 Operationalize City Resources to Build and Preserve Affordable
Housing
•Priority 2: Improve human and social health for vulnerable populations
•Priority 3: Pursue an intentional and integrated approach to economic health
•Priority 4: Advance a 15-minute city by igniting neighborhood centers
•Priority 5: Accelerate zero waste infrastructure and policies
•Priority 6: Reduce climate pollution and air pollution through best practices emphasizing
electrification
•Priority 7: Protect community water systems in an integrated way to ensure resilient water
resources and healthy sheds
•Priority 8: Advance a 15-minute city by accelerating our shift to active modes
•Priority 9: Develop a Hughes Site Masterplan
•Priority 10: Make government more accessible, approachable and fun
•Priority 11: Modernize and update the city charter
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16
Questions
•Are there other things Council is hearing from the
community about housing in Fort Collins that we should
consider?
Page 69
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How the City is Currently Mobilizing Resources to Develop and Preserve Affordable Housing
Chapter 2: Actions Taken
17
Page 70
Item 2.
Headline Copy Goes HereImplemented Strategies: Housing Strategic Plan
Assess
displacement and
gentrification risk
Promote
inclusivity,
housing diversity,
and affordability
as community
values
Implement Analysis
of Fair Housing
Choice Action
Steps
Implementation,
tracking, and
assessment of
housing strategies
Advocate for
housing-related
legislation at state
and federal levels
Evaluate
implementation of a
visitability policy
Remove barriers
for development of
ADUs
Extend the City's
affordability term
Advance Phase
One of the Land
Use Code audit
Refine local
affordable housing
goal
Create a new
dedicated revenue
stream to fund the
Affordable
Housing Fund
Expand
partnerships with
local CDFI to offer
gap financing and
low-cost loan
Recalibrate
incentives to reflect
current market
conditions
Create additional
development
incentives for AH
Explore barriers to
missing middle and
innovative
development
Remove barriers to
allowed densities
through code
revisions
Consider AH as
community benefit
option for metro
districts
Increase
opportunities for
collaboration
across water
districtsAllow tenants right of
first refusal for
cooperative ownership
of MF or
manufactured housing
community
Bolster land bank
activity by
allocating
additional funding
Explore option of
rental registry
program
Explore revisions to
occupancy limits
Require public
sector right of first
refusal for affordable
dev.
Support community
organizing in
manufactured
home communities
Fund foreclosure
and eviction
prevention and
legal rep.
Develop small
landlord incentives
Ongoing
Implementation
Continuous
In ProcessCompleted
18
Page 71
Item 2.
Headline Copy Goes Here
19
Housing Forward Across the City
ENSURING AN EQUITABLE, LEGAL, AND RESPONSIVE APPROACH
Social Sustainability CAO Equity OfficeCPIOCMO
Increase supply of diverse
housing types and costs
Increase proportion of
Affordable housing units
Support residents and
landlords to advance
housing access and stability
Community
ServicesEconomic
Health
Operation
Services
Environmental
Health
PDT
URA
Utilities
Financial
Services
Housing
Catalyst
Social
Sustainability
Neighborhood
Services
Page 72
Item 2.
Headline Copy Goes HereOak 140: Multiple Resources Operationalized
Regulations
•Utilized affordable housing incentives/bonuses in
LUC; required modifications to develop as rendered
Investments
•City-allocated resources, including PABs, AH Capital
Fund subsidy,fee credits,contributed to project
•Downtown Development Authority contributed land
and equity
Partnerships
•Required partnership between Housing Catalyst, City
of Fort Collins, and Downtown Development Authority
Oak 140 20
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21
Oak 140 Resources
•The City also assigned $3,885,119 in PAB capacity in 2020 for Oak 140 and one other project, enabling Housing Catalyst to
access LIHTC
•DDA Equity amount does not account for land contribution valued at approximately $2.3 million
LIHTC
43%
Mortgages
26%
DDA Equity
22%
City AHCF
2%
City Fee Credits
1%
Housing Catalyst
Deferred Developer
Fee
2%
Housing
Catalyst Equity
4%
Oak 140 Funding
Page 74
Item 2.
Headline Copy Goes Here
22
Questions
•Considering the actions taken to operationalize City resources for
this priority, is there anything specific that resonates with you?
•Given the complexities in the housing market, are there any areas
of this work that Councilmembers would like to explore more
deeply?
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Headline Copy Goes Here
Actions Underway to Further Mobilize Resources to Develop and Preserve Affordable Housing
Chapter 3: Work In Progress
23
Page 76
Item 2.
Headline Copy Goes HereWork in Progress
Areas of Impact
Status
Increase diverse housing types and costs
Increase proportion of Affordable units
Advance housing access and stability
<12 mos. = Less than 12 months
12+ mos. = 12 months or more
•Includes activities
underway across the
organization
•Organized by
•Regulations
•Investments
•Partnerships
24
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25
Working Towards
Activity Area of
Impact
Status/Next Steps
Fast track development review <12 mos.•Recommendations received early March
•Implement recommendations
Become an ADU-supportive community <12 mos.•Work Session on 3/25
Commercial Corridors and Centers Land Use
Code update <12 mos.•Work Sessions est. April and July
•Updates est. Fall 2025
Realign impact fees <12 mos.
•Council Finance Committee est. May/June
•Work Session est. July/August
•Updated schedule est. Jan. 1, 2026
Conduct High Density Utility Study 12+ mos.•Study questions identified
•Creating survey
Explore options for indoor water conservation
financial incentives 12+ mos.•Assessing options
•Identifying needs and potential funding
Regulations
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26
Working Towards
Activity Area of
Impact
Status/Next Steps
City of Fort Collins real estate asset inventory 12+ mos.•Create property profiles
•Develop centralized list of priority projects
Purchase land bank property <12 mos.•Anticipating at least one purchase
Increase Affordable housing investment via CCIP
Renewal <12 mos.•Citizen vote on package in November
•Finalize mechanism(s) to utilize funds
Explore revolving loan/equity fund <12 mos.•Finalize tool(s) to use
•Finalize implementation plan
Leverage URA for development 12+ mos.•Support of AH development with TIF and gap
financing
Investments
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27
Working Towards
Activity Area of
Impact
Status/Next Steps
Develop housing needs assessment (SB24-174),
with Larimer County and City of Loveland <12 mos.•Identify consultant
•Complete est. Winter 25/26
Partner with regional entities including NoCo Foundation 12+ mos.•Identify opportunities for
collaboration
Host Rental Housing Summit <12 mos.•Early April
Deepen renter supports through partnerships with
Colorado Poverty Law Project, CSU Off-Campus Life 12+ mos.•Assess opportunities
•Implement shared strategies
Share practices to accurately track Prop 123
commitment, with Larimer County and other
municipalities
<12 mos.•Regional workshop early April
New Partnerships
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Item 2.
Headline Copy Goes HereDevelopment Impact Fees
28
•New developments pay a proportionate share of
infrastructure costs
•Include:
•Capital Expansion Fees (Parks, Fire, Police,
General Government)
•Transportation Capital Expansion Fees
•Larimer County Regional Road Capital
Expansion Fee
•Approximately 3% of an Affordable housing
development's cost
28
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Item 2.
Headline Copy Goes Here
29
Impact Fees
Capital Expansion Fees –as of January 1, 2025
Residential
Neighborhood
Park
Community
Park Fire Police
General
Government Transportation Total
CEF % of
Total Cost
700 Sq Ft Unit $2,286 $3,229 $560 $313 $762 $2,958 $10,108 3.5%
1,200 Sq Ft
Unit $3,060 $4,322 $757 $424 $1,028 $5,493 $15,084 3.1%
1,700 Sq Ft
Unit $3,343 $4,719 $824 $461 $1,123 $7,133 $17,603 2.5%
2,200 Sq Ft
Unit $3,377 $4,767 $837 $467 $1,140 $8,341 $18,929 2.1%
Page 82
Item 2.
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30
Questions
•How would Council like to be kept informed on progress?
•What feedback do Councilmembers have on the status and next steps of
work in progress?
The work in progress includes strategies to impact housing supply, cost to
develop Affordable housing, and stability of households. Impacting housing
development has long-term outcomes; impacting housing stability could
happen more quickly.
•Is there a set of outcomes Council wants emphasized more?
•When considering activities with long-term and near-term impact, should
staff focus on one more than another? Page 83
Item 2.
Headline Copy Goes Here
Additional Opportunities to Mobilize Resources to Develop and Preserve Affordable Housing
Chapter 4: Future Options
31
Page 84
Item 2.
Headline Copy Goes HereFuture Options
Expand programs for healthy
and stable housing
Expedite review of affordable
housing projects
Reduce fees for affordable
housing projects
Create sustainable, long-term
source(s) of dedicated local
funding for housing
Identify City resources that could
be dedicated to affordable housing
Strategies
Areas of Impact
Status
Increase diverse housing types and costs
Increase proportion of Affordable units
Advance housing access and stability
"+" = Strategy in Housing Strategic Plan
Light green highlight = New strategy
<12 mos. = Less than 12 months
12+ mos. = 12 months or more
32
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33
Monitoring for the Future
Legislation and LIHTC reform
Linkage Fee
Inclusionary Housing Ordinance
Expand fee credits to higher AMIs
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34
Assessing Future Options: Objective 1
Potential Activities Area of
Impact
Status/Potential Next Steps
Fast track development review -in
progress <12 mos.•Implementing recommendations
Expedite review of affordable housing projects
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35
Assessing Future Options: Objective 2
Potential Activities Area of
Impact
Status/Potential Next Steps
Scale programs for renters and
housing insecure households+12+ mos.
•Assess current impact and estimated need
•Quantify costs to scale
•Identify resources/create budget offer
Expand small landlord incentives+12+ mos.
•Assess current impact and estimated need
•Quantify costs to scale
•Identify resources/create budget offer
Increase enforcement, monitoring,
and resident support in MHPs+12+ mos.
•Identify and implement efficiencies in
programming/staffing
•Pass new ordinances
•Implement/enforce changes
Expand programs for healthy and stable housing
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36
Assessing Future Options: Objective 3
Potential Activities Area of
Impact Status/Potential Next Steps
Continue exploring options for utility
fee relief 12+ mos.
•Identify options, such as offsets,
exemptions, or credits
•Estimate costs
Collaborate with water districts and
regional partners to address
challenges with water costs+
12+ mos.
•Assess challenges and opportunities
•Engage with partners
•Collaboratively identify strategies and
implementation plans
Reduce fees for Affordable housing and evaluate regulations and
fees for anticipated impact
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37
Assessing Future Options: Objective 4
Potential Activities Area of
Impact
Status/Potential Next Steps
Explore options for dedicated sales
tax, property tax, or other revenue
source
12+ mos.
•Assess feasibility of options
•Seek direction from Council
•Develop ballot language
Create sustainable long-term source(s) of dedicated local funding
for housing
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38
Assessing Future Options: Objective 5
Potential Activities Area of
Impact
Status/Potential Next Steps
Explore options to leverage real estate
inventory for Affordable housing
development
12+ mos.
•Assess property profiles for
opportunities
•Utilize City-owned property for AH
development
Increase land bank+12+ mos.
•Assess potential properties
•Identify potential funding
resources/create budget offer
Explore opportunities to support private
investments in housing 12+ mos.
•Assess opportunities and investor
interests with partners
•Develop menu of options for investors
•Identify incentives City could provide;
estimate costs of incentives
Identify City resources to dedicate to Affordable housing
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Item 2.
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39
Questions
The options for the future include strategies to impact housing supply, cost
to develop Affordable housing, and stability of households. Impacting housing
development has long-term outcomes; impacting housing stability could
happen more quickly.
•Is there a set of outcomes Council wants emphasized more?
•When considering activities with long-term and near-term impact, should
staff focus on one more than another?
•Is there anything we didn’t cover or that staff should consider for the future?
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40
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Appendix
41
Page 94
Item 2.
Market Rate and LIHTC Projects
Housing Catalyst: CAPITAL STACK EXAMPLES
Tax Credit Investor Debt
Debt
Debt
Equity
Equity
Soft Sources
Soft
Sources
Gap
0%10%20%30%40%50%60%70%80%90%100%
4% LIHTC
Middle Income; Low-Cost Debt + Equity
Market Rate Multi-Unit
42
Page 95
Item 2.
Housing Catalyst: Soft Sources
Tax Credit Investor Debt Soft Sources Gap
0%10%20%30%40%50%60%70%80%90%100%
4% LIHTC + State
Deferred Developer
Fee
Grants/
Incentives
Federal
Sources
Local
Sources
Fee Credits
0%10%20%30%40%50%60%70%80%90%100%
Soft Sources
(~18% of project cost)
•Deferred Developer Fee (Housing Catalyst)
•CDBG/Home Funds (Federal)
•Other Federal Funds (disaster relief, ARPA, etc.)
•Energy efficiency rebates and incentives (Federal, State)
•Department of Housing (DOH) Funding (Federal)
•Government or philanthropic grants (Varies)
•Department of Housing (DOH) Funding (State)
•Proposition 123 Funds (State)
•Affordable Housing Fund (Local)
•Affordable Housing Capital Fund/CCIP (Local)
•Fee credit program for 30% AMI units (Local)
Current Funding Tools
43
Page 96
Item 2.
122 390528
New/Preserved Units by 2030
from Larimer County PHAs
1,040
Housing Catalyst: Northern Colorado PHA Development
Pipeline
44
Page 97
Item 2.
2025
257 units
Songbird
Heights (LHA)
Village on
Eastbrook
(HC)
Switchgrass
Crossing*
(VOA -HC SLP)
Remington
Parking Lot
(HC)
2026
157 units
Fish Hatchery
(EPHA)
Lone Tree
(EPHA)
Foothills Mall
(HC)
2027
184 units
Elizabeth +
Stanford
(HC)
Rockcrest
(LHA)
2028
160 units
Wellington
(HC)
Legacy
Crossing I
(LHA)
2029
244 units
Cottonwood
Hollows
(LHA)
Montava
(HC)
(by LIHTC funding application year)
Housing Catalyst:
Northern Colorado PHA Pipeline by Year
45
Page 98
Item 2.
File Attachments for Item:
3. Accessory Dwelling Unit Discussion
The purpose of this item is to discuss the requirements of becoming an Accessory Dwelling Unit
Supportive Community per House Bill 24-1152 (HB24-1152). HB24-1152 requires subject
jurisdictions to permit Accessory Dwelling Units (ADUs) in zone districts where single-unit
dwellings are permitted and on lots where a single-unit dwelling exists. Council adopted
Ordinance No. 009, 2025 to amend the Land Use Code to comply with HB24-1152.
HB24-1152 creates a grant program for jurisdictions that qualify as an ADU Supportive
Community. This grant program provides funding to offset the costs of constructing ADUs,
providing technical assistance to persons converting or constructing ADUs, and/or waiving,
reducing, or providing financial assistance for ADU associated fees and other costs for ADU
Supportive Communities. To become an ADU Supportive Community, eligible jurisdictions must
implement one of ten potential programs outlined in HB24-1125. The City has already
implemented two of the ten potential eligible programs. Based on the potential impact of two
potential programs, this Agenda Item Summary provides an overview of a fee waiver program
and pre-approved ADU plans for consideration by Council.
Page 99
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 5
March 25, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Clay Frickey, Planning Manager
Noah Beals, Development Review Manager
SUBJECT FOR DISCUSSION
Accessory Dwelling Unit Discussion
EXECUTIVE SUMMARY
The purpose of this item is to discuss the requirements of becoming an Accessory Dwelling Unit
Supportive Community per House Bill 24-1152 (HB24-1152). HB24-1152 requires subject jurisdictions to
permit Accessory Dwelling Units (ADUs) in zone districts where single -unit dwellings are permitted and
on lots where a single-unit dwelling exists. Council adopted Ordinance No. 009, 2025 to amend the Land
Use Code to comply with HB24-1152.
HB24-1152 creates a grant program for jurisdictions that qualify as an ADU Supportive Community. This
grant program provides funding to offset the costs of constructing ADUs, providing technical assistance
to persons converting or constructing ADUs, and/or waiving, reducing, or providing financial assistance
for ADU associated fees and other costs for ADU Supportive Communities. To become an ADU
Supportive Community, eligible jurisdictions must implement one of ten potential programs outlined in
HB24-1125. The City has already implemented two of the ten potential eligible programs. Based on the
potential impact of two potential programs, this Agenda Item Summary provides an overview of a fee
waiver program and pre-approved ADU plans for consideration by Council.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What is Council’s feedback on the current level of support for ADUs?
2. Does Council want staff to pursue additional policies for the development of ADUs? If so, which
policies?
BACKGROUND / DISCUSSION
House Bill 24-1152 Overview
HB24-1152 requires jurisdictions within a metropolitan planning organization with a population of at least
1,000 residents to allow ADUs. Specifically, an ADU may be built on lots where a single-unit dwelling exists
or where a single-unit dwelling could be built. State law requires jurisdictions to comply with this bill by
June 2025. The following is a summary of the requirements of HB24-1152:
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 5
Permit ADUs where the Land Use Code permits single-unit dwellings.
ADU must be built on the same lot as a primary dwelling.
ADU may be attached or detached to the primary dwelling.
Allow existing accessory buildings to be converted into an ADU.
Allow an ADU to be at least 750 square feet in size.
May not require setbacks to be greater than minimum for the primary dwelling.
May not require more restrictive design standard than are applied to the primary dwelling.
May not require a new off-street parking space for the ADU.
May not require owner occupancy of one of the units on the lot.
ADU proposals must be reviewed and decided by local government staff based solely on objective
standards and cannot be elevated to an elected or appointed public body including a hearing officer.
In addition to these requirements, the bill also allows subject jurisdictions to:
Require that a historic preservation commission to offer a recommendation to the local government
staff.
Restrict an ADU from being used as a short-term rental.
Apply and enforce safety codes.
Require a statement from the water service provider regarding the capacity of the service.
HB24-1152 also includes provisions for local governments to become a certified "Accessory Dwelling Unit
Supportive jurisdiction." ADU Supportive jurisdictions become eligible for grant funding from the
Department of Local Affairs (DOLA). The grant money from DOLA can be used to:
Offset the costs incurred in connection with developing pre-approved ADU plans
Providing technical assistance to persons converting or constructing ADUs
Waiving, reducing, or providing financial assistance for ADU associated fees and other costs.
In order to become an ADU Supportive Community jurisdictions must enact one of the following programs
and submit a report to DOLA demonstrating compliance with the bill:
1. Waiving, reducing, or providing financial assistance for ADU related fees that are incurred by low-
and moderate-income households.
2. Enacting local laws or programs that incentivize the affordability of ADUs used primarily to house the
local workforce.
3. Providing pre-approved plans for the construction of ADUs.
4. Implementing a program to provide education and technical assistance to homeowners to construct
or convert an ADU.
5. Implementing a program to regulate the use of ADUs for short-term rentals.
6. Enacting local laws that incentivize the construction and conversion of accessible and visitable ADUs.
7. Assisting property owners with ensuring that pre-existing ADUs comply with local laws.
8. Enabling a pathway for separate sale of an ADU.
9. Enacting local laws that encourage the construction of ADUs that are factory-built structures.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 5
10. Any other strategy that is approved by DOLA and that encourages the construction, conversion, or
use of ADUs.
On February 4, 2025, Council adopted Ordinance No. 009, 2025 amending the Land Use Code to align
with HB24-1152. This Ordinance amended the Land Use Code to permit ADUs in all zone districts that
permit single-unit dwellings and on lots where single-unit dwellings exist.
Becoming an ADU Supportive Community
The City must implement one of the ten program options outlined in HB24-1125 to potentially become an
ADU Supportive Community. Below is a table indicating which of the ten program options the City is already
implementing. The table also contains information on how much effort it would require for the City to
implement the program and how much of an impact the program would likely have on the development of
additional ADUs.
Program Option Effort Impact Implementation
Status
Fee waivers/reductions for ADU fees incurred by low- to
moderate-income households
High High
Affordability incentives High Low
Pre-approved plans for construction of ADUs High High
Education and technical assistance program Medium Low
Program to regulate use of ADUs as short-term rentals Low Low
Incentives for creating accessible and visitable ADUs High Low
Assisting property owners with ensuring that pre-
existing ADUs comply with local laws
Low Low
Enable a pathway for the separate sale of an ADU Low Low
Encourage construction of factory built ADUs Medium Medium
Ordinance No. 009, 2025 prohibits the use of new ADUs as short-term rentals and permits the separate
sale of an ADU. Due to this, staff believes that the City would already qualify as an ADU Supportive
Community.
Staff want to highlight two program options for Council’s consideration at this work session based on their
potential impact: a fee waiver program and pre-approved ADU design program.
Fee Waivers
Fees for new ADUs are similar to fees for new single-unit detached buildings. For an ADU with an estimated
job value of $125,000, fees can be up to $25,000. In this example fees represent 20% of the total estimated
cost of building an ADU. Due to this, fees end up being a barrier for the construction of ADUs.
Communities that want to incentivize the construction of ADUs have waived or reduced fees for ADUs.
One prominent example is the City of Portland. According to a study by the Cato Institute, the City of
Portland only permitted one ADU per year prior to their fee waiver program. From 2010-2018 the City of
Portland waived fees for ADUs. During this time the City of Portland permitted 1,458 ADUs.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 5
Staff put forward the following considerations for Council if Council wants to pursue a fee reduction or
waiver program:
Fee waivers and reductions will reduce the cost of ADUs while reducing revenue for many City
departments.
o Waivers could impact the ability of the City to fund upgrades to critical backbone infrastructure and
streets.
o Historically, City has backfilled fee waivers for other fee waiver programs.
The definitions for ADUs are not aligned between the Land Use Code, Municipal Code, and other rules
and regulations throughout the City.
o Some Codes consider any building with more than one unit to be a commercial building and thus
requires a commercial service rather than residential service.
o ADUs on a condo lot could mean that the Utility would require separate water meters and services
for each unit.
Other communities like Portland, Oregon have offered fee waivers for a limited time to limit the impact
of the fee waiver program on their infrastructure.
Staff would need to perform additional analysis to determine the viability of a fee waiver program and its
impacts.
Pre-approved ADU Plans
Another significant cost for people trying to build an ADU is the design of the ADU. The design of an ADU
can cost tens of thousands of dollars. Other communities have sought to reduce this barrier by creating a
library of pre-approved ADU plans.
Staff researched how other communities have created a pre-approved ADU program. Most communities
followed these steps when creating their pre-approved ADU program:
1. Assess community needs and demand through surveys and stakeholder engagement.
2. Develop architectural guidelines in compliance with local zoning and building codes.
3. Engage architects and designers to create ADU plans.
4. Approve plans through permitting agencies to ensure code compliance.
5. Launch an online plan library and promote the resource to homeowners and builders.
6. Provide ongoing support, periodic updates, and community education.
Community members are then able to select one of the pre-approved designs and build them on their lot.
Some jurisdictions levy a fee for utilizing one of the pre-approved plans ($1,500-$5,000) while others do
not levy a fee. In all cases staff researched, the jurisdiction compensates the architect for the use of pre -
approved ADU plans.
In addition to creating a pre-approved ADU program, some jurisdictions held a design competition to
support this program. The design competitions staff research encouraged innovative and affordable ADU
designs while emphasizing design that fits into specific neighborhood contexts. A design competition could
then allow community members to vote on winning designs, building community buy-in for certain designs.
Staff offers the following considerations for creating pre-approved ADU designs and a potential design
competition:
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 5 of 5
Planning does not have funds or dedicated staff to develop and administer this program currently.
Estimated start-up costs of $50,000–$200,000 for initial design development (varies based on scope
and number of designs) (City of Seattle ADUniverse, 2023).
Ongoing staff support required for plan updates, public inquiries, and permitting assistance.
Additional costs for public outreach, website maintenance, and program promotion.
Design competition would require staff coordination and funding for prizes.
ADU designs will require review by legal as well as review by development review staff to ensure
compliance with all local laws.
o Pre-approved plans would require stamp by several staff members.
Potential partnerships with local design schools, nonprofits, and private sector sponsors to increase
participation and reduce program costs.
Public engagement strategies, such as community voting, to select preferred designs.
Program would not guarantee use of pre-approved plans.
NEXT STEPS
Staff will submit a report to DOLA outlining the City’s compliance with HB24-1152 with the goal of obtaining
ADU Supportive Community status. This report is due by June 30, 2025. DOLA has 90 days to review the
report and issue their findings.
ATTACHMENTS
1. ADU Background Research
2. Presentation
Page 104
Item 3.
ADU Background Research
Background:
Fort Collins is already closely aligned with the State of Colorado in being considered an 'ADU-
friendly community.' However, additional policy actions, such as financial incentives, pre-
approved design programs, and design competitions, could further enhance ADU development.
Below is a summary of potential options for the City Council to consider. To support ADU
development and increase housing supply, municipalities have implemented a range of policy
options, including financial incentives, pre-approved design programs, and design competitions.
Below is a summary of potential options for Fort Collins to consider.
1. Fee Waivers for ADU Construction
Types of Fee Waivers: Cities waive or reduce permit, impact, and utility connection
fees to lower construction costs.
Examples:
o Portland, OR waives system development charges for ADUs used as long-term
rentals (City of Portland Bureau of Development Services, 2023).
o Denver, CO provides impact fee reductions for ADUs designated as affordable
housing (City and County of Denver, 2023).
o Austin, TX offers fee waivers for ADUs built as affordable housing units (City of
Austin Housing and Planning Department, 2023).
Pros: Encourages homeowners to build ADUs, promotes affordability, and can
contribute to increased housing supply.
Cons: Potential revenue loss for the city, requires alternative funding sources, and may
require periodic policy updates.
2. Pre-Approved ADU Design Programs
Approval Process & Oversight:
o Pre-approved ADU designs are typically reviewed and approved by municipal
planning and building departments, often in collaboration with local architectural
review boards.
o Departments such as the City Planning Division, Development Services, and
Building & Safety ensure compliance with zoning laws, building codes, and utility
regulations.
o Example: The City of San Jose's Planning Division oversees ADU plan approvals
to ensure alignment with local standards (City of San Jose Planning Division,
2023).
o Example: In San Diego, the Development Services Department evaluates ADU
designs for structural integrity, safety, and zoning compliance (City of San Diego
Development Services, 2023).
Collaboration with HOAs:
o Some cities work with Homeowners Associations (HOAs) to facilitate ADU
approval by aligning pre-approved designs with HOA architectural standards.
o Example: The City of Austin engages with HOAs to streamline ADU approval
processes and resolve restrictive covenants that may prohibit ADUs (City of
Austin Housing and Planning Department, 2023).
o Example: Portland, OR provides educational materials to HOAs on state-
mandated ADU allowances, ensuring consistent implementation across
neighborhoods (City of Portland Bureau of Development Services, 2023).
Approval Process & Oversight:
Page 105
Item 3.
o Pre-approved ADU designs are typically reviewed and approved by municipal
planning and building departments, often in collaboration with local architectural
review boards.
o Departments such as the City Planning Division, Development Services, and
Building & Safety ensure compliance with zoning laws, building codes, and utility
regulations.
o Example: The City of San Jose's Planning Division oversees ADU plan approvals
to ensure alignment with local standards (City of San Jose Planning Division,
2023).
o Example: In San Diego, the Development Services Department evaluates ADU
designs for structural integrity, safety, and zoning compliance (City of San Diego
Development Services, 2023).
Purpose: Reduces time and cost for homeowners by providing ready-to-use ADU
blueprints that comply with local codes.
Key Features:
o Cities develop a library of pre-approved designs available for free or low cost,
typically ranging from $1,500 to $5,000 per plan for homeowners, depending on
complexity and architectural fees (City of San Diego Development Services,
2023, City of San Jose Planning Division, 2023).
o Plans minimize the need for custom architectural services, making ADU
construction more accessible.
o Example: San Diego, CA and San Jose, CA offer pre-approved ADU plans (City
of San Diego Development Services, 2023 and City of San Jose Planning
Division, 2023).
Costs & Administration:
o Estimated $50,000–$200,000 for initial design development (varies based on
scope and number of designs) (City of Seattle ADUniverse, 2023).
o Ongoing staff support required for plan updates, public inquiries, and permitting
assistance.
o Additional costs for public outreach, website maintenance, and program
promotion.
Steps to Implement:
1. Assess community needs and demand through surveys and stakeholder
engagement.
2. Develop architectural guidelines in compliance with local zoning and building
codes.
3. Engage architects and designers to create ADU plans.
4. Approve plans through permitting agencies to ensure code compliance.
5. Launch an online plan library and promote the resource to homeowners and
builders.
6. Provide ongoing support, periodic updates, and community education.
3. ADU Design Competitions
Objective: Encourages innovative and affordable ADU designs while engaging
architects, planners, and the community.
Example: San Antonio, TX
o Hosted a public design competition for ADU plans (City of San Antonio
Neighborhood & Housing Services, 2023).
o Winning designs were added to a pre-approved plan library, making them
available to the public at a reduced cost.
Implementation Considerations:
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o Requires staff coordination and funding for prize incentives and administrative
management.
o Legal review needed to establish design ownership, usage rights, and licensing
agreements.
o Potential partnerships with local design schools, nonprofits, and private sector
sponsors to increase participation and reduce program costs.
o Public engagement strategies, such as community voting, to select preferred
designs.
4. Utility Impacts of ADUs
Effects on Utility Rates:
o Some cities charge additional utility connection fees for ADUs, while others waive
or reduce these fees.
o Increases in water and sewer usage may result in higher monthly utility bills for
ADU owners.
Challenges for Municipal Utilities:
o Increased water and sewer demand may require system upgrades in older
neighborhoods.
o Electrical grid capacity must accommodate increased residential density.
o Stormwater management may be impacted by additional impervious surfaces.
Case Studies:
o Seattle, WA: Updated water and sewer infrastructure in neighborhoods with high
ADU development rates (Seattle Public Utilities, 2023).
o Los Angeles, CA: Offers reduced sewer connection fees for ADUs to promote
affordability while managing system load (Los Angeles Department of Water and
Power, 2023).
o Austin, TX: Adjusted water rates to accommodate ADU development and
incentivize water-efficient design features (Austin Water, 2023).
Recommendation:
To encourage ADU development, Fort Collins could explore a combination of fee waivers, pre-
approved design programs, and a design competition. A feasibility study is recommended to
assess costs, administrative requirements, and potential impact on housing availability.
Additionally, benchmarking with peer cities will provide further insights into best practices for
program implementation. Further analysis of utility system impacts and possible mitigation
strategies should also be considered.
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Clay Frickey + Noah Beals
Accessory Dwelling
Unit Discussion
03-25-2025
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2
Questions Tonight
•What is Council’s feedback on the current level
of support for ADUs?
•Does Council want staff to pursue additional
policies for the development of ADUs? If so,
which policies?
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Current State of ADUs
3
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4
Current ADU LUC/State Requirements
State ADU Standards City ADU
Requirements
SHALL REQUIRE
ADUs everywhere there is a Single-unit house
No Public Hearing for ADU decision
No New Off-street Parking
No Requirement to be owner occupied
Allow 750sf
Conversion of existing structures to ADU
Side and Rear setbacks the same as the Primary building
Historic District or Landmark Property reviewed by LPC
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Current ADU LUC/State Requirements
State ADU Standards City ADU
Requirements
MAY ALLOW
Multiple ADUs on one lot Prohibits
Collecting impact fees
Short Term Rentals Prohibits
Life Safety Codes (Building, Fire, and Utility)
Encouraging Construction of ADU for workforce housing
Requiring Statement from the water provider regarding capacity
for service
Applying Design standards to the ADU located in a Historic
District and Landmark properties
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Website/Data
Web site Visits to ADU pages
Prior to ADU code
update After ADU code update
27 visits per week avg.50 visits per week avg.
Conceptual Reviews for ADUs
Past 10 years After Code update in May
2024
34 applications 3 applications
ADU Page
Conceptual Site Plan
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7
STR Program
Primary
Building
Accessory
Dwelling Unit
Short Term Rentals
Zone Districts Primary
Building
Accessory
Dwelling Unit
Primary
(Residence)
Short Term
Rental
UE, LMN, MMN,
HMN, OT-B, OT-
C, CC, CCN,
CCR, CG, CS,
CL, HC,D, E, I
Prohibits
Non-Primary
(Residence)
Short Term
Rental
CCN, CCR, CG,
CS, CL,HC,D,E, I Prohibits
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BDR/Building Permit process
ADU Basic Development Review
(BDR)Building Permit
Application
Submittal
Rounds of Review
Review (Mostly
Exterior and Site
Placement)
Decision Permit
Submittal
Multi-department
Review (Interior &
Structural review and
verify matches BDR
approval)
Permit
Issuance
Multi-
department
t
Inspections
s
Certificate
of
Occupancy
issued
Fees Collected
Estimated 2 rounds
of review
No Public
Hearing
Partial
Fees
Collected
Revisions may be
required
Partial Fees
Collected
ADU Under
Constructio
n
Remaining
Fees
Collected
Yellow Sign
Posting/Mailed
Notice
Not
Appealable
e
Building
Permit posted
on the
propertyNo Neighborhood
Meeting
Approx. 2-3 months Approx. 6-8 weeks Approx. 4 months+
-IN TOTAL APPROX. A YEAR-
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ADU Supportive Community
Requirements
9
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Overview of HB24-1152
•Requires jurisdictions permit ADUs
•Zones that permit single-unit dwellings
•Where single-unit dwellings already exist
•Requires report to DOLA outlining compliance
•Must implement at least 1 implementation strategy
•Show evidence of implementation
•Compliant jurisdictions = ADU Supportive Community
•Access to grant money to support ADUs
•Offset fees
•Technical assistance
•Development of pre-approved plans
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ADU Supportive Community Options in HB24-1152
Options Status Effort Impact
Fee waivers/reductions for ADU fees incurred by low-
moderate income households High High
Affordability incentives High Low
Pre-approved plans for construction of ADUs High High
Education and technical assistance program Medium Low
Program to regulate use of ADUs as short term rentals Low Low
Incentives for creating accessible and visitable ADUs High Low
Assisting property owners with ensuring that pre-existing
ADUs comply with local laws Low Low
Enable a pathway for the separate sale of an ADU Low Low
Encourage construction of factory built ADUs Medium Medium
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Fee Waiver Info
FEE Dollar Amount
Electric Capacity Charge $1,666.00
Plan Check Fee -Occupancy R-
3 $180.18
Permit Fee -Occupancy R-3 $334.62
City Sales/Use Tax $2,406.25
County Sales/Use Tax $500.00
Elec: City Sales Tax $2.95
Elec: Comm. Revenue $76.62
Elec: PILOTS $4.59
Elec: Secondary Service $2,030.00
Elec: Temp Pedestal $221.41
Fire Capital Exp. (Res) $643.00
General Govt. Capt. Exp. (Res) $873.00
Larimer County Reg. Road
(Res) $184.00
Parkland: Community $3,669.00
Parkland: Neighborhood $2,599.00
Police Capital Exp. (Res) $360.00
Transportation Capital Exp.
(Res) $4,686.00
Poudre School District (1-4
Units) $1,710.00
Sewer PIF $2,759.00
Stormwater PIF $77.16
Water PIF $589.00
Total $25,571.78
Example Fee Schedule for an
Accessory Dwelling Unit
(retrofit of existing structure)
Estimated Job Value
$125,000.00
Main level Upper level
Site PlanPage 119
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Considerations for Fee Waivers
•Waivers will reduce cost of building ADUs while reducing fee revenue
•Could impact ability to fund upgrades to backbone electric
infrastructure and streets
•Different departments view ADUs differently, would need to align
definitions and approach
•Light & Power –two attached units = commercial service
•Water Utility –may run utilities from main house to ADU
•Would not permit if ADU could be sold off individually
•Need additional analysis to determine viability of fee waiver
program
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Pre-approved Design Program Overview
•Put out call for context
sensitive ADU designs
•Could hold design
competition
•City would need to review
designs to ensure they comply
with all regulations
•Could approve for use
Citywide or only in specific
areas
Example –Eugene, OR
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Considerations For Pre-approved Design Program Overview
•No funds or dedicated staff to develop and administer program
•Estimated cost for initial development = $50,000 -$200,000
•Engagement
•How to compensate architects
•Review and stamp plans
•Ongoing staffing and administration
•Could develop buy-in for context sensitive design
•Community members may not use pre -approved designs
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Website Updates for ADUs
•Created web resources about ADUs
•Based on frequently asked questions to Planning
•Address questions prior to conceptual review
•Provides fee overview
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Next Steps for HB24-1152 Compliance
•Submit report to DOLA
•Staff developing report now
•Due by June 30, 2025
•DOLA has 90 days to review
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18
Questions for Council
•What is Council’s feedback on the current
level of support for ADUs?
•Does Council want staff to pursue additional
policies for the development of ADUs? If so,
which policies?
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