HomeMy WebLinkAboutCOUNCIL - COMPLETE AGENDA - 09/09/2025Fort Collins City Council
Work Session Agenda
6:00 p.m., Tuesday, September 9, 2025
300 Laporte Avenue, Fort Collins, CO 80521
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City of Fort Collins Page 1 of 2
City Council
Work Session Agenda
September 9, 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
Cablecast on FCTV
Channel 14 on Connexion
Channel 14 and 881 on Comcast
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. Impact Fee Study Updates
The purpose of this item is to propose revisions to the 2023 capital expansion fee studies that align
with Council values and priorities. Studies conducted in 2023 for updates of capital expansion fees
remain unadopted, with inflationary-only fee adjustments implemented in 2024 and 2025. Staff
proposes adoption of revised fees to be effective January 1, 2026.
2. 2024 Building Codes
The purpose of this item is to update Council on the adoption of 2024 Building Codes, including
Energy Code and Wildland Urban Interface Code (WUI). The 2024 International Codes (2024 I-
Codes) represent the most up-to-date, comprehensive, and fully integrated body of codes
regulating building construction and systems using prescriptive and performance-related
provisions. The purpose of these codes is to establish the minimum construction requirements to
safeguard the public health, safety, and general welfare by regulating structural strength and
stability, sanitation, light and ventilation, energy conservation, and property protection from
hazards attributed to the built environment within the City of Fort Collins.
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
Page 1
City of Fort Collins Page 2 of 2
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.
Page 2
File Attachments for Item:
1. Impact Fee Study Updates
The purpose of this item is to propose revisions to the 2023 capital expansion fee studies that
align with Council values and priorities. Studies conducted in 2023 for updates of capital
expansion fees remain unadopted, with inflationary-only fee adjustments implemented in 2024
and 2025. Staff proposes adoption of revised fees to be effective January 1, 2026.
Page 3
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 3
September 9, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Josh Birks, Deputy Director, Sustainability Services
Jennifer Poznanovic, Sales Tax & Revenue Director, Financial Services
SUBJECT FOR DISCUSSION
Impact Fee Study Updates
EXECUTIVE SUMMARY
The purpose of this item is to propose revisions to the 2023 capital expansion fee studies that align with
Council values and priorities. Studies conducted in 2023 for updates of capital expansion fees remain
unadopted, with inflationary-only fee adjustments implemented in 2024 and 2025. Staff proposes
adoption of revised fees to be effective January 1, 2026.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Does the Council support impact fee study revisions?
2. Does the Council need any additional information ahead of proposed first reading on October 7th?
BACKGROUND / DISCUSSION
Fee History and Current State:
Impact fees (also known as capital expansion fees) are one-time payments imposed on new development
that must be used solely to fund growth-related capital projects. An impact fee represents new growth’s
proportionate share of capital facility needs. Fees cannot be used for improvements which solely benefit
adjacent development, existing deficiencies, and/or for maintenance. The City collects capital expansion
fees for neighborhood parks, community parks, fire protection, police, general government, and
transportation.
In November 2024, staff proposed adoption of capital expansion fees determined by studies conducted by
external consultants in 2023. For the comprehensive study and update of fees, the City contracted with
Economic & Planning Systems (EPS) to update the Capital Expansion Fees (CEFs) and with TischlerBise
to update the Transportation Capital Expansion Fees (TCEFs). In place of adopting the full fees presented
by the studies, inflationary adjustments were approved by City Council for both 2024 and 2025. All capital
expansion fees have received inflationary-only adjustments since the most recent comprehensive studies
conducted in 2017.
Page 4
Item 1.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 3
Concurrent with the capital expansion fee work of 2023/24, Utilities staff updated impact fee models that
were ultimately adopted in full for 2025 implementation. Utilities development fees include Water,
Wastewater, and Stormwater Plant Investment Fees (PIFs) and Electric Capacity Fee (ECF). Utilities will
continue updating fee models on a bi-annual basis and are not planned for inclusion in the 2025 capital
expansion fee review.
Realignment Objectives:
The 2023 studies largely relied on an incremental expansion (or level of service) methodology, which bases
the fees on the existing levels of service of the City’s facilities and capital assets. The incremental
expansion method is a common technique and appropriate for the City’s capital growth projections due to
the limitation of detailed capital improvement plans. This approach catalogs the current level of service in
the city and converts it to a value per unit of service demand (e.g. service population or vehicle miles
traveled).
Considering discussions from previous Council Work Sessions, staff worked EPS and TischlerBise
consultants to evaluate the assumptions and variables included in the level of service approach to
understand the maneuverability within the study models to best reflect the City’s policy objectives.
Throughout the process staff has been committed to maintaining a data-driven and defensible approach
provided by the existing models and conducting a legal review of the methodologies used.
Proposed 2023 Study Revisions:
The 2023 study revisions used an adjusted methodology to capture household size by product type. In
both the EPS and TischlerBise revised 2023 studies, household sizes have been updated using the newer
data and household size by type. In general, this has led to a shift in the fee calculations that is more
representative of household size based on product type. For CEFs new household sizes drive new fees
and for TCEFs new household size factors are used to adjust trip ends by unit size and type.
Three adjustments are recommended in the proposed study revisions. The first adjustment is a wider
variety of dwelling unit sizes that better align with Larimer County’s categories, a move from five to seven
tiers. The current maximum is 2,200 square feet and the proposed maximum is 3,600 square feet.
The second adjustment is a move from one residential dwelling unit category to three categories: single
family detached, single family attached and multifamily. The proposed average household size more
accurately reflects household size across various housing unit types and sizes. Accessory dwelling units
(ADU) fall into the multifamily dwelling unit category. For TCEFs specifically, household size changes
increases vehicle trip ends demand from single family detached and decreases demand for single family
attached and multifamily. For the vehicle trip ends per unit calculation, both the number of people and
number of vehicles at the home are included.
The final proposed adjustment is from seven fee types to eight fee types with general government broken
into two types: fleet and facilities. The move more accurately reflects how the funds are used. In the study,
the replacement costs did not change but have been split out by type.
In the revised CEF study, parks costs have been updated with development and land costs revised with
the most recent data. The cost per residential population shifted replacement cost per acre that increased
for neighborhood parks and decreased for community parks. Overall, parks impact fees have gone up for
single family detached and have gone down for single family attached and multifamily. Compared to the
2023 study, the total for all three housing types has gone down.
All fees have been adjusted for inflation since the 2023 studies. All capital expansion fees, except for the
transportation capital expansion fees, are adjusted according to the Denver-Aurora-Lakewood Consumer
Price Index. The transportation capital expansion fees are adjusted according to the Engineering News
Record Denver Regional Construction Cost Index.
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Item 1.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 3
Study revisions for both CEF and TCEF studies are provided as attachments to this agenda item.
Revenue Comparison:
Using 2024 dwelling until counts, the overall estimate for all impact fees is a 3% increase from current
2025 fees, with a 22% increase for single family detached, a 3% increase from for single family attached
and an 16% decrease for multifamily. For CEFs this is a 13% increase from current 2025 fees, with a 29%
increase for single family detached, 14% increase for single family attached and a 3% decrease for
multifamily. For TCEFs this is a 12% decrease from current 2025 fees, with a 13% increase for single
family detached, 14% decrease for single family attached and a 41% decrease for multifam ily.
These figures are estimates based on 2024 dwelling unit counts and future fee revenue depends on actual
development activity that occurs. For example, if more single family detached homes are built, TCEF
revenue could increase. Based on the TCEF study, multifamily has less impact on vehicle miles travelled
(VMT) resulting in less impact on transportation expansion demand.
Total Cost of Development:
Impact fees are a small percentage of overall development costs. For a single family detached home in
Fort Collins (1,600 sq. ft. unit), impact fees are 3.3% of the total cost of development and would be 3.7%
with the proposed fees. For a multifamily unit in Fort Collins (1,000 sq. ft. unit), impact fees are 6.0% of the
total cost of development and would be 4.9% with the proposed fees. The proposed fee updates better
algin single family and multifamily as a percentage of the total overall cost of development.
Outreach:
For August and September 2025, outreach efforts are planned to include meetings with the Local
Legislative Affairs Committee, the Affordable Housing Board, and the Economic Advisory Board.
NEXT STEPS
The next steps are Council adoption of the revised capital expansion fee studies at the October 7th and
October 21st Council Meetings. If adopted, the new fees will be effective starting January 1, 2026.
ATTACHMENTS
1. EPS Revised Study
2. TischlerBise Revised Study
3. Presentation
Page 6
Item 1.
2023 CAPITAL EXPANSION
FEE STUDY – 2025 UPDATE
DRAFT REPORT
Prepared for: Prepared by:
City of Fort Collins, Colorado Economic & Planning Systems, Inc.
August 28
EPS #
Page 7
Item 1.
Table of Contents
1. Executive Summary 1
Introduction .................................................................................................................................................................................... 1
Current Capital Expansion Fee Program ............................................................................................................................ 1
Proposed Capital Expansion Fee Program......................................................................................................................... 2
Proposed Capital Expansion Fees .......................................................................................................................................... 4
Legal Standards for Impact Fees ............................................................................................................................................ 6
2. Methodology 9
Impact Fee Methodologies ....................................................................................................................................................... 9
Level of Service Definition ..................................................................................................................................................... 10
Cost Allocations by Land Use Type .................................................................................................................................... 10
Service Population .................................................................................................................................................................... 11
Residential Occupancy Factors ........................................................................................................................................... 12
Nonresidential Occupancy Factors.................................................................................................................................... 17
3. Neighborhood and Community Parks Capital Expansion Fees 19
Level of Service Definition ..................................................................................................................................................... 19
Residential Capital Expansion Fee Calculation ............................................................................................................. 22
4. Police Capital Expansion Fee 25
Level of Service Definition ..................................................................................................................................................... 25
Residential Capital Expansion Fee Calculation ............................................................................................................. 26
Nonresidential Capital Expansion Fee.............................................................................................................................. 27
5. Fire Protection Capital Expansion Fee 29
Level of Service Definition ..................................................................................................................................................... 29
Residential Capital Expansion Fee Calculation ............................................................................................................. 31
Nonresidential Capital Expansion Fee.............................................................................................................................. 32
6. General Government Facilities Capital Expansion Fee 33
Level of Service Definition ..................................................................................................................................................... 33
Residential Capital Expansion Fee Calculation ............................................................................................................. 34
Nonresidential Impact Fee .................................................................................................................................................... 35
7. General Government Fleet Capital Expansion Fee 37
Level of Service Definition ..................................................................................................................................................... 37
Residential Capital Expansion Fee Calculation ............................................................................................................. 38
Nonresidential Impact Fee .................................................................................................................................................... 39
Page 8
Item 1.
List of Tables
Table 1. Current Capital Expansion Fees ............................................................................................................................... 2
Table 2. Proposed Capital Expansion Fees ............................................................................................................................ 5
Table 3. Fort Collins Service Population Calculation, 2023 ........................................................................................ 11
Table 4. Fort Collins Residential Service Demand Factor Calculation, 2023 ....................................................... 12
Table 5. AHS Mountain Region Average Household Size by Type, 2023 .............................................................. 13
Table 6. Household Size Conversion ..................................................................................................................................... 14
Table 7. PUMS Average Household Size by Type, 2023 ............................................................................................... 15
Table 8. Index Factors and Household Size Conversion, Fort Collins ..................................................................... 16
Table 9. Fort Collins Nonresidential Occupancy Factors ............................................................................................. 17
Table 10. Denver-Aurora-Lakewood CPI, 2005 to 2025 ................................................................................................ 18
Table 11. Parks Cost per Service Unit, 2023 ........................................................................................................................ 19
Table 12. Parks Replacement Cost per Acre, 2023 ............................................................................................................ 20
Table 13. Parks Maintenance Facility per Capita Cost, 2023 ........................................................................................ 21
Table 14. Neighborhood Parks Residential Capital Expansion Fee, 2025 ............................................................... 22
Table 15. Community Parks Residential Capital Expansion Fee, 2025 ..................................................................... 23
Table 16. Police Inventory and Replacement Cost per Capita, 2023 ......................................................................... 25
Table 17. Police Residential Capital Expansion Fee, 2025 ............................................................................................. 26
Table 18. Police Nonresidential Capital Expansion Fee, 2025 ...................................................................................... 27
Table 19. Fire Protection Inventory and Replacement Cost per Capita, 2023 ...................................................... 30
Table 20. Fire Protection Asset Cost by Service Area, 2023 ......................................................................................... 30
Table 21. Fire Residential Capital Expansion Fee, 2025 .................................................................................................. 31
Table 22. Fire Protection Nonresidential Capital Expansion Fee, 2025 ................................................................... 32
Table 23. General Government Facilities Inventory and Replacement Cost, 2023............................................. 33
Table 24. General Government Facilities Residential Capital Expansion Fee, 2025 .......................................... 34
Table 25. General Government Facilities Nonresidential Capital Expansion Fee, 2025 ................................... 35
Table 26. General Government Fleet Inventory and Replacement Cost, 2023 .................................................... 37
Table 27. General Government Fleet Residential Capital Expansion Fee, 2025 .................................................. 38
Table 28. General Government Fleet Nonresidential Capital Expansion Fee, 2025 ........................................... 39
Page 9
Item 1.
List of Figures
Figure 1. Single Family Detached Curve Fit ......................................................................................................................... 14
Page 10
Item 1.
Economic & Planning Systems, Inc. 1 Executive Summary
1. Executive Summary
Introduction
This Report was prepared by Economic & Planning Systems (EPS) for the City of
Fort Collins to update its Capital Expansion Fee (CEF) program. CEFs are the City’s
term for what are defined as impact fees under State of Colorado law. The Report
documents costs and other supporting data to provide the nexus and
proportionality requirements needed to adopt impact fees to comply with State of
Colorado law and other case law regarding development charges. Capital
expansion fee calculations are provided for the following fee categories currently
levied by the City on new development:
• Neighborhood Parks
• Community Parks
• Police
• Fire Protection
• General Government
Current Capital Expansion Fee Program
The City collects impact fees or CEFs for neighborhood parks, community parks,
fire protection, police, general government, and transportation (Table 1). The
transportation impact fee is known as the Transportation Capital Expansion Fee or
TCEF. The TCEF is currently undergoing an update contained in a separate study
conducted by TischlerBise.
Based on the 2017 nexus study, residential capital expansion fees are currently
charged per dwelling unit with the fees varying by the size of the dwelling unit, as
large units have larger average household sizes than smaller units. The current
residential CEFs (including the TCEF) range from a total of $10,108 for dwelling
units up to 700 square feet to $20,740 for units over 2,200 square feet. These fees
apply to all dwelling unit types (e.g., single family and multifamily) and are applied
based on the gross square feet in the building permit application.
In total, nonresidential CEFs are:
• $13,912 per 1,000 square feet ($13.91 per square foot) for commercial
buildings;
• $11,046 per 1,000 square feet ($11.04 per square foot) for office and other
service buildings;
• $3,299 per 1,000 square feet ($3.30 per square foot) for industrial buildings.
Page 11
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 2 Executive Summary
Capital expansion fees are collected typically at the time of building permit for
building construction.
Table 1. Current Capital Expansion Fees
Proposed Capital Expansion Fee Program
This report documents the calculations for a new capital expansion fee program
with the following proposed changes. Below are three changes that have been
made to the calculation for this nexus study.
New Residential Land Use Categories
To better align impact fees with development impacts, residential was split into
three categories:
• Single Family Detached
• Single Family Attached
• Multifamily/Accessory Dwelling Unit (ADU)
Each of the above housing types can have significantly different household sizes—
both in relation to the number of people living within the household and its square
footage footprint. Therefore, this change will better align with the direct impact of
each housing type on the City’s services.
In addition to the splitting of residential into three types, new square footage
ranges were used to better align with the City code and Larimer County standards.
Currently, five square footage ranges are used, as shown below.
• Up to 700 square feet
• 700 square feet to 1,200 square feet
• 1,201 square feet to 1,700 square feet
Land Use Type
Neighborhood
Park
Community
Park Fire Police
General
Government
TCEF
(Transportation)Total
Residential (per dwelling)
Up to 700 sq. ft.$2,286 $3,229 $560 $313 $762 $2,958 $10,108
700 - 1,200 sq. ft.$3,060 $4,322 $757 $424 $1,028 $5,493 $15,084
1,201 - 1,700 sq. ft.$3,343 $4,719 $824 $461 $1,123 $7,133 $17,603
1,701 - 2,200 sq. ft.$3,377 $4,767 $837 $467 $1,140 $8,341 $18,929
Over 2,200 sq. ft.$3,763 $5,315 $931 $521 $1,269 $8,941 $20,740
Nonresidential (per 1,000 sq. ft.)
Commercial $0 $0 $705 $394 $1,928 $10,885 $13,912
Office and Other Services $0 $0 $705 $394 $1,928 $8,019 $11,046
Industrial $0 $0 $165 $92 $454 $2,588 $3,299
Source: City of Fort Collins; Economic & Planning Systems
Page 12
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 3 Executive Summary
• 1,701 square feet to 2,200 square feet
• Over 2,200 square feet
The new square footage ranges differ based on product type, with seven categories
for both Single Family Detached and Single Family Attached, and three categories
for Multifamily/ADU (shown below).
Single Family Detached & Single Family Attached
• Up to 900 square feet
• 901 square feet to 1,300 square feet
• 1,301 square feet to 1,800 square feet
• 1,801 square feet to 2,400 square feet
• 2,401 square feet to 3,000 square feet
• 3,001 square feet to 3,600 square feet
• Over 3,601 square feet
Multifamily/ADU
• Up to 750 square feet
• 751 to 1,300 square feet
• Over 1,301 square feet
Redistribution of General Government
A minor change is proposed for the general government category to better
differentiate between general government fleet and facility costs. This study
proposes that the general government category be split into two categories—
General Government Facilities and General Government Fleet. This change does
not have any impact on the total amount of inventory within the General
Government category but rather splits the calculation into two categories based on
associated costs.
New Nonresidential Land Use Category
A new fee for land use comprised of offices and other services is proposed.
Traditionally, office and other services impact fees have been charged at the same
rate as retail/commercial developments. However, the TCEF fees have been
charging office and other service impact fees at a different rate than retail/
commercial developments. To create consistency between the CEF and TCEF fees,
EPS is proposing that office and other services impact fees be added to the fee
schedule to create more consistency with the TCEF fees.
Page 13
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 4 Executive Summary
Proposed Capital Expansion Fees
This report provides calculations of the maximum capital expansion fees that the
City may charge, supported by this nexus and proportionality analysis. The law
allows City Council to adopt the full fees determined in this report, or to adopt
lower fees for a variety of policy reasons determined to be in the interest of the
City. The proposed maximum residential and nonresidential capital expansion fees
are shown below in Table 2.
Updated residential fees range from $6,780 to $16,801 (Table 2). The range in
residential fees is based on the average household size in each size category and
dwelling unit type. Larger homes tend to have larger household sizes, creating
more impact on public facilities. In Fort Collins, this is also true for single family
detached homes, which generally have larger household sizes in comparison to
single family attached and multifamily units.
For nonresidential fees, each fee varies according to the employment and
customer/visitor generation factors for each land use type explained further in
Chapter 2. Nonresidential fees range from $1,002 to $3,861 per 1,000 square feet.
Page 14
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 5 Executive Summary
Table 2. Proposed Capital Expansion Fees
Police Fire Total
Land Use Type
Neighborhood
Park
Community
Park Facilities Fleet
Single Family Detached
Up to 900 sq. ft.$5,060 $2,525 $671 $1,061 $1,089 $222 $10,628
901 - 1,300 sq. ft.$5,497 $2,744 $729 $1,153 $1,183 $241 $11,547
1,301 - 1,800 sq. ft.$6,133 $3,061 $813 $1,286 $1,320 $268 $12,881
1,801 - 2,400 sq. ft.$6,695 $3,342 $888 $1,404 $1,441 $293 $14,062
2,401 - 3,000 sq. ft.$7,192 $3,590 $954 $1,508 $1,548 $314 $15,106
3,001 - 3,600 sq. ft.$7,579 $3,782 $1,006 $1,589 $1,631 $331 $15,917
Over 3,601 sq. ft.$7,894 $3,940 $1,048 $1,655 $1,698 $345 $16,579
Single Family Attached
Up to 900 sq. ft.$4,010 $2,001 $532 $841 $863 $175 $8,422
901 - 1,300 sq. ft.$4,625 $2,308 $614 $970 $995 $202 $9,713
1,301 - 1,800 sq. ft.$5,519 $2,754 $732 $1,157 $1,187 $242 $11,592
1,801 - 2,400 sq. ft.$6,311 $3,150 $838 $1,323 $1,358 $276 $13,256
2,401 - 3,000 sq. ft.$7,012 $3,499 $930 $1,470 $1,509 $307 $14,728
3,001 - 3,600 sq. ft.$7,556 $3,770 $1,003 $1,584 $1,626 $330 $15,868
Over 3,601 sq. ft.$7,999 $3,992 $1,061 $1,677 $1,721 $350 $16,801
Multifamily / ADU
Up to 750 sq. ft.$3,228 $1,611 $429 $677 $695 $141 $6,780
751 - 1,300 sq. ft $4,507 $2,249 $598 $945 $970 $197 $9,465
Over 1,301 sq. ft $4,997 $2,494 $663 $1,048 $1,075 $219 $10,495
Nonresidential (per 1,000 sq. ft.)
Retail/Commercial $0 $0 $852 $1,346 $1,382 $281 $3,861
Office and Other Services $0 $0 $466 $737 $756 $154 $2,112
Industrial $0 $0 $221 $349 $358 $73 $1,002
Source: City of Fort Collins; Economic & Planning Systems
Parks General Government
Page 15
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 6 Executive Summary
Legal Standards for Impact Fees
Impact fees can be charged by local governments on new development to pay for
capital facilities needed to serve growth. The State of Colorado has adopted a
standard codified as Section 29-20-104 and 104.5 of the Colorado Revised
Statutes.
The law requires local governments to “quantify the reasonable impacts of
proposed development on existing capital facilities and establish the impact fee or
development charge at a level no greater than necessary to defray such impacts
directly related to proposed development.”1 The standard that must be met within
the State of Colorado requires mitigation to be "directly related" to impacts.
Summary of Impact Fee Requirements
• Capital Facilities – Fees may not be used for operations or maintenance. Fees
must be spent on new or expanded capital facilities, which have been further
defined as directly related to a government service, with an estimated useful life
of at least five years and that are required based on the charter or a general
policy.
• Existing Deficiencies – Fees are formally collected to mitigate impacts from
growth and cannot be used to address existing deficiencies. In the analysis used
to establish an impact fee program, the evaluation must distinguish between the
impacts of growth and the needs of existing development.
• Capital Maintenance – Major “capital maintenance” projects are not typically
eligible to be funded with impact fees unless it can be shown that the project
increases the capacity of the community to accommodate growth. In that case,
only the growth-serving element of the project is eligible to be funded with
impact fees.
• Credits – In the event a developer must construct off-site infrastructure in
conjunction with their project, the local government must provide credits
against impact fees for the same infrastructure, provided that the necessary
infrastructure serves the larger community. Credits may not apply if a developer
is required to construct such a project as a condition of approval due to the
direct impact on the capital facility created by the project. Credits are managed
on a case-by-case basis.
• Timing – The City must hold revenues in accounts dedicated to the specific use.
Funds must be expended within a reasonable period or returned to the
developer. The State enabling legislation does not specify the maximum length
of time to be used as a “reasonable period.” This has been generally accepted or
interpreted as a 10-year period.
1 C.R.S. 29-1-203.5.
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Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 7 Executive Summary
• Accounting Practices – The City must adopt stringent accounting practices as
specified in the State enabling legislation. Funds generated by impact fees may
not be commingled with any other funds.
• Affordable Housing – The law allows impact fees on affordable housing “as
defined by the community” to be waived.
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Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 8 Executive Summary
THIS PAGE INTENTIONALLY LEFT BLANK
Page 18
Item 1.
Economic & Planning Systems, Inc. 9 Methodology
2. Methodology
This chapter describes common impact fee calculation techniques, the
methodology used to calculate new impact fees, and important estimates and
factors used in the calculations.
Impact Fee Methodologies
There are several methods that can be used to calculate impact fees. The two most
common techniques are the Plan-Based Method and the Incremental Expansion
Method. The method chosen needs to be appropriate for the local circumstances as
described below. Colorado law does not specify the methodology to be used; these
methods are commonly used in Colorado and in other states.
Plan-Based Method
This method uses a community’s long-range comprehensive plan, capital
improvement plan, or other adopted plan identifying capital facilities and
infrastructure needed to serve growth. Projects identified in these plans are costed
out and included in the fee program. A growth projection is made over the time
period for which the defined projects are needed or planned to be built. The fee
calculation is essentially the cost of the planned project(s) divided by the
forecasted amount of growth. This method is best used when detailed capital
project planning has been done.
The plan-based method has limitations. First, many communities are not able to
conduct capital planning with the level of detail needed in an impact fee study. It
can be difficult to tie future facility needs with expected growth, and growth can be
unpredictable. The fee calculations are highly sensitive to the amount of forecasted
growth, as growth is the denominator in the fee calculation.
Incremental Expansion Method
The Incremental Expansion Method is a more frequently used method for
calculating impact fees. This method is also called the “level of service” method.
This technique answers the question:
What should each new unit (increment) of development pay to maintain
the City’s current level of service?
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 10 Methodology
This approach takes a snapshot of the current level of service in the city and
converts it typically to a value per unit of service demand (e.g., per capita or per
service population). The current level of service is defined as the inventory of the
City’s existing facilities and capital assets, and the cost to replicate that level of
service (replacement cost) as the city grows. The asset inventory or value is then
converted to a cost per capita, per dwelling unit, or per nonresidential square foot
that is the basis for the fee.
The Incremental Expansion Method was used in this study to calculate impact fees
for Parks, Police, Fire, General Government Facilities, and General Government
Fleet.
Level of Service Definition
Using the Incremental Expansion Method, this study defines the level of service
(LOS) as the replacement cost of the existing facilities and capital equipment in the
City in 2023. The fee calculations document the current inventories of parks
facilities and land, police facilities and fleet/equipment, fire facilities and fleet/
equipment, general government facilities, and general government fleet. The LOS
is converted to a cost or value per service population that is used to calculate the
impact fees for each major land use type.
Cost Allocations by Land Use Type
Many City services and related capital facilities are provided for residential and
commercial (nonresidential) development. To ensure that impact fees are
proportional to the impact by type of land use, it is necessary to allocate the level of
service or facility costs to residential and nonresidential development. For all
categories, the City’s service population combined with person-occupancy factors
are used to allocate costs as described in the next section.
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Service Population
Under the incremental expansion method, the impact fee is based on the cost to
maintain the current infrastructure standard expressed as the replacement cost
per service population. Under this method, each new increment of development
pays a fee that is designed to maintain the current level of service per unit of
service population (replacement cost per service population). Service population is
a metric that combines the resident population plus in-commuting workers for a
total “daily” or “functional” population.
Capital expansion fee calculations use service population and person-occupancy
factors by land use type as the basis for allocating costs to residential and
nonresidential development (except for parks, which uses residential population).
The calculation of service population is shown in Table 3.
The City of Fort Collins estimated its population to be 174,445 people in 2023.
There are an estimated 107,677 jobs in Fort Collins and an estimated 102,037
employees (workers) after adjusting for people who hold multiple jobs. In-
commuters account for 57.8 percent of the job holders and because they are
present in the city for only part of a day, they are weighted at 50 percent of the
impact of a full-time resident. These adjustments add 29,507 of equivalent
population to the population resulting in a service population of 203,952.
Table 3. Fort Collins Service Population Calculation, 2023
Description Factor 2023 Source
Service Population
Population A 174,445 City of Fort Collins, 2023
Jobs 107,677 North Front Range MPO TAZ, 2023
Jobs Per Employed Person 1.06 LEHD, 2020
Employees 102,037 Calculation
In-Commuters 57.8%LEHD, 2020
Commuting Employee Weight 50.0%EPS Estimate
In-Commuting Employee Impact B 29,507 Calculation
Total Service Population = A + B 203,952
Source: TischlerBise; North Front Range MPO TAZ, 2023; U.S. Census LEHD; Economic & Planning Systems
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Economic & Planning Systems, Inc. 12 Methodology
Residential Occupancy Factors
Occupancy factors are developed in this section to convert new development into
increments of new service population. The occupancy factors also allocate service
demand between residential and nonresidential land uses.
Fort Collins residents are estimated to spend approximately 71.3 percent of their
day at home, which is equivalent to the residential service demand factor (Table 4).
The other 29.7 percent of the time spent away from home is accounted for in the
nonresidential occupancy factors.
Table 4. Fort Collins Residential Service Demand Factor Calculation, 2023
Household Size by Unit Type
To calibrate household sizes based on unit square footage and unit type, two data
sources, both from the U.S. Census Bureau, were used. The 2023 American
Housing Survey (AHS) for the Mountain region, as defined by the Census, was first
used. This data provides a range of information including household population,
occupancy status, unit type, and unit size based on a sample population. Using this
information, the average household size by housing unit type and size for the
Mountain Region was determined (Table 5). The overall averages were as follows:
Single Family Detached was 2.64 people per household, Single Family Attached
was 2.09 people per household, and Multifamily was 1.85 people per household.
Description Factor 2023 Source
Residential Conditions
Population 174,445 City of Fort Collins, 2023
Nonworking Residents 52.0%90,711 LEHD, 2020
Working Residents 48.0%83,734 LEHD, 2020
Out Commuter Residents 50.6%42,369 LEHD, 2020
Work/Live Residents 49.4%41,364 LEHD, 2020
Residential Service Demand
Nonworking Residents 20 hours per day 1,814,228 person-hours per day
Out Commuter Residents 14 hours per day 593,169 person-hours per day
Work/Live Residents 14 hours per day 579,102 person-hours per day
Residential Total A 2,986,498 person-hours per day
Total Person-Hours per Day B 4,186,680 population X 24 hours
Residential Service Demand Factor =A/B 71.3%percent of day spent at home
(population's allocation to residential
land uses)
Source: U.S. Census Longitudinal Employer-Household Dynamics (LEHD); U.S. Census; Economic & Planning Systems
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Table 5. AHS Mountain Region Average Household Size by Type, 2023
Description Code HH Pop Sample Avg. HH Size Avg. Sq. Ft.
All Units (Sq. Ft.)
Less than 500 '1'118 79 1.49 500
500 to 749 '2'378 256 1.48 625
750 to 999 '3'734 365 2.01 825
1,000 to 1,499 '4'1,602 698 2.30 1,250
1,500 to 1,999 '5'1,548 633 2.45 1,750
2,000 to 2,499 '6'1,253 479 2.62 2,250
2,500 to 2,999 '7'621 225 2.76 2,750
3,000 to 3,999 '8'721 233 3.09 3,500
4,000 or more '9'364 109 3.34 4,000
Total 7,339 3,077 2.39
Single Family Detached
Less than 500 '1'6 3 2.00 500
500 to 749 '2'15 9 1.67 625
750 to 999 '3'163 76 2.14 825
1,000 to 1,499 '4'854 366 2.33 1,250
1,500 to 1,999 '5'1,349 532 2.54 1,750
2,000 to 2,499 '6'1,160 434 2.67 2,250
2,500 to 2,999 '7'602 217 2.77 2,750
3,000 to 3,999 '8'698 223 3.13 3,500
4,000 or more '9'349 105 3.32 4,000
Total 5,196 1,965 2.64
Single Family Attached
Less than 500 '1'1 1 1.00 500
500 to 749 '2'29 21 1.38 625
750 to 999 '3'60 27 2.22 825
1,000 to 1,499 '4'115 55 2.09 1,250
1,500 to 1,999 '5'85 41 2.07 1,750
2,000 to 2,499 '6'59 25 2.36 2,250
2,500 to 2,999 '7'10 4 2.50 2,750
3,000 to 3,999 '8'12 5 2.40 3,500
4,000 or more '9'8 2 4.00 4,000
Total 379 181 2.09
Multifamily
Less than 500 '1'82 59 1.39 500
500 to 749 '2'288 200 1.44 625
750 to 999 '3'419 220 1.90 825
1,000 to 1,499 '4'438 195 2.25 1,250
1,500 to 1,999 '5'69 32 2.16 1,750
2,000 to 2,499 '6'14 7 2.00 2,250
2,500 to 2,999 '7'2 1 2.00 2,750
3,000 to 3,999 '8'9 3 3.00 3,500
4,000 or more '9'4 1 4.00 4,000
Total 1,325 718 1.85
Source: 2023 American Housing Survey, Divison 8 (Mountain Region), U.S. Census Bureau; Economic & Planning Systems
American Housing Survey, Mountain Region (Div. 8)
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 14 Methodology
Next, these average household sizes need to be adjusted to match the square
footage ranges used for this nexus study. To do that, a logarithmic formula based
on the curve fit of the AHS data is used and then multiplied by the desired square
footage. For example, to convert the average household size for Single Family
Detached to “Up to 900 sq. ft.,” an average square footage of 700 square feet is
selected and then included as “x” in a logarithmic formula, shown in Figure 1. This
results in an average household size of 1.98 people per household.
Figure 1. Single Family Detached Curve Fit
This approach is replicated
for each housing type and
size using three different
logrithmic formulas
calculated from the AHS
sample data in Table 5. The
resulting table includes
average household sizes
ranging from 1.98 to 3.08
people per household for
Single Family Deatched
units, 1.50 to 3.00 people
per household for Single
Family Attached units, and
1.35 to 2.09 people per
household for Multifamily
units (Table 6).
Table 6. Household Size Conversion
Description Sq. Ft. Avg. HH Size
Single Family Detached
Up to 900 sq. ft.700 1.98
901 - 1,300 sq. ft.901 2.15
1,301 - 1,800 sq. ft.1,301 2.39
1,801 - 2,400 sq. ft.1,801 2.61
2,401 - 3,000 sq. ft.2,401 2.81
3,001 - 3,600 sq. ft.3,001 2.96
Over 3,601 sq. ft.3,601 3.08
Single Family Attached
Up to 900 sq. ft.700 1.50
901 - 1,300 sq. ft.901 1.74
1,301 - 1,800 sq. ft.1,301 2.07
1,801 - 2,400 sq. ft.1,801 2.37
2,401 - 3,000 sq. ft.2,401 2.63
3,001 - 3,600 sq. ft.3,001 2.83
Over 3,601 sq. ft.3,601 3.00
Multifamily
Up to 750 sq. ft.550 1.35
751 - 1,300 sq. ft.1,025 1.89
Over 1,301 sq. ft 1,301 2.09
Z \Sh d\P j t \DEN\233062 F t C lli I t F St d \D t \[233062
Source: 2023 American Housing Survey, Divison 8 (Mountain
Region), U.S. Census Bureau; Economic & Planning Systems
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Economic & Planning Systems, Inc. 15 Methodology
Now that the sample data is in the correct square footage ranges, it needs to be
adjusted to align with the local geography—Fort Collins. To do that, U.S. Census
Public Use Microdata Sample (PUMS) data is used. Based on 2023 PUMS data, the
average household size in the Fort Collins area was 2.77 people per household
(Table 7). For Single Family Detached units, it was 3.13 people per household; for
Single Family Attached units, it was 2.58 people per household; and for Multifamily
it was 2.04 people per household.
Table 7. PUMS Average Household Size by Type, 2023
The last step is to convert the AHS household sizes to Fort Collins household sizes
by indexing the AHS data and then multiplying it by the average household size by
type from the PUMS data. For example, 1.98 people per household is the average
household size for Single Family Detached units that are up to 900 square feet in
the AHS data (Table 8). This average household size is indexed against the average
for the housing type (i.e., 1.98 divided by 2.64) to get an index factor of 74.7
percent. This percentage is then multiplied by the average household size for that
housing type in Fort Collins (based on the PUMS data), which is 3.13 people per
household. This results in an average household size of 2.34 people per household.
Within this study, the average household size is only used for the parks impact fees
since it is only charged to residential uses. All other impact fees would use the impact
fee factor in Table 8, which is calculated by taking the average household size and
multiplying it by the residential service demand factor in Table 4 (71.3 percent).
Description 2023
Single Family Detached 3.13
Single Family Attached 2.58
Multifamily 2.04
Total 2.77
Source: U.S. Census PUMS; Economic & Planning Systems
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Table 8. Index Factors and Household Size Conversion, Fort Collins
AHS LEHD
Description Sq. Ft.
Avg.
HH Size Index
Fort Collins
Avg. HH Size
Fort Collins
HH Size
% of Time
in Unit
Impact Fee
Factor
Single Family Detached
Up to 900 sq. ft.700 1.98 74.7% 3.13 2.34 71.3%1.67
901 - 1,300 sq. ft.901 2.15 81.2% 3.13 2.54 71.3%1.81
1,301 - 1,800 sq. ft.1,301 2.39 90.6% 3.13 2.84 71.3%2.02
1,801 - 2,400 sq. ft.1,801 2.61 98.9% 3.13 3.10 71.3%2.21
2,401 - 3,000 sq. ft.2,401 2.81 106.2% 3.13 3.33 71.3%2.37
3,001 - 3,600 sq. ft.3,001 2.96 111.9% 3.13 3.51 71.3%2.50
Over 3,601 sq. ft.3,601 3.08 116.6% 3.13 3.65 71.3%2.61
All SFD Units 2.64
Single Family Attached
Up to 900 sq. ft.700 1.50 71.9% 2.58 1.86 71.3%1.32
901 - 1,300 sq. ft.901 1.74 82.9% 2.58 2.14 71.3%1.53
1,301 - 1,800 sq. ft.1,301 2.07 98.9% 2.58 2.55 71.3%1.82
1,801 - 2,400 sq. ft.1,801 2.37 113.1% 2.58 2.92 71.3%2.08
2,401 - 3,000 sq. ft.2,401 2.63 125.7% 2.58 3.25 71.3%2.32
3,001 - 3,600 sq. ft.3,001 2.83 135.4% 2.58 3.50 71.3%2.49
Over 3,601 sq. ft.3,601 3.00 143.3% 2.58 3.70 71.3%2.64
All SFA Units 2.09
Multifamily
Up to 750 sq. ft.550 1.35 73.2% 2.04 1.49 71.3%1.07
751 - 1,300 sq. ft.1,025 1.89 102.2% 2.04 2.09 71.3%1.49
Over 1,301 sq. ft 1,301 2.09 113.4% 2.04 2.31 71.3%1.65
All MF Units 1.85
Source: 2023 American Housing Survey, Divison 8 (Mountain Region), U.S. Census Bureau; Economic & Planning Systems
PUMS: PUMA 302 & 303
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Nonresidential Occupancy Factors
Nonresidential occupancy factors were derived from trip rate factors, vehicle
occupancy data, and employment generation factors, as shown in Table 9. Daily
trip rates are one-half the average daily trip ends during a weekday and are
sourced from the Institute of Transportation Engineers (ITE) Trip Generation
Manual. Employee density figures were from the TCEF study being prepared by
TischlerBise. Using these factors, service population figures were derived for three
general land use categories, ranging from 0.55 for industrial uses, to 2.12 for retail
and commercial uses. This method accounts for on-site employment and customers
or visitors that are comprised of the resident population as well as people coming
into the city for shopping, leisure, or business activities.
Table 9. Fort Collins Nonresidential Occupancy Factors
Land Use Category Unit Daily Trips[1]
Persons per
1,000 sq. ft.
Employees
per 1,000 sq. ft.
Sq. Ft.(Trip ends / 2)(8 hours/day) (8 hours/day)
Factor A B C = A * B D E
Retail/Commercial 1,000 820 37.75 18.88 1.91 36.11 2.12 8 16.98
Office and Other Services 1,000 710 9.74 4.87 1.18 5.75 3.15 8 25.17
Industrial 1,000 110 4.87 2.44 1.18 2.87 1.57 8 12.56
Land Use Category
Vistors per
1,000 sq. ft.
Service
Population
(8 hours/day)per day
Factor F = C - D G H = F * G I = E + H J = I / J
Retail/Commercial 33.99 1.00 33.99 50.97 24 2.12
Office and Other Services 2.60 1.00 2.60 27.77 24 1.16
Industrial 1.30 0.50 0.65 13.21 24 0.55
Source: Economic & Planning Systems
[1]The daily trips are the daily trip ends divided by 2 so that non-residential land uses are not charged for both ends of a trip (origin and destination)
Employee
Hours in
Day
Employee
Hours
Total Hours
Total
Hours in
Day
Visitor
Hour
Factor
Vistor
Hours
ITE Code
Daily Trip
Ends
Persons/
Trip
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 18 Methodology
2025 Fee Inflationary Factor
Given that much of this study was completed in 2023 and based on 2023 inventory
data from each department at the City, an inflationary factor needs to be applied to
each fee category to align with 2025 costs. For capital expansion fees, this
inflationary factor is based on the Mid-Year Consumer Price Index (CPI) for the
Denver-Aurora-Lakewood metro region (Table 10). This increase from 2023 to
2025 is applied to each fee category.
Table 10. Denver-Aurora-Lakewood CPI, 2005 to 2025
Description Mid-Year CPI
Denver-Aurora-Lakewood
2025 332.865
2024 325.308
2023 316.758
2022 300.002
2021 276.290
2020 271.264
2019 264.147
2018 260.790
2017 252.760
2016 245.191
2015 238.086
2014 235.736
2013 229.142
2012 222.960
2011 219.055
2010 210.978
2009 207.444
2008 208.741
2007 201.258
2006 196.300
2005 189.200
Source: U.S. DOL; Bureau of Labor Statistics; Economic & Planning Systems
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Economic & Planning Systems, Inc. 19 Neighborhood and Community Parks Capital Expansion Fees
3. Neighborhood and Community Parks
Capital Expansion Fees
This chapter documents the level of service, replacement cost estimates, cost
allocations, and other calculations used to determine the Parks Capital Expansion
Fee for neighborhood parks and community parks. Capital expansion fees are
collected to fund facility construction, equipment purchases, and land acquisition.
As the city grows, the space needed for these support functions also grows. Capital
expansion fees will be used to maintain the current level of service, expressed as
the replacement cost of its maintenance facilities, developed parkland, and land
cost to replace such parkland. The City currently manages 573 acres of community
parks and 422 acres of neighborhood parks.
Level of Service Definition
The total estimated replacement cost of parks facilities is $359.8 million for
neighborhood parks and $179.8 million for community parks (Table 11). The
replacement cost, which is split into two fee categories, is $2,062 per residential
population for neighborhood parks and $1,031 per residential population for
community parks. This value includes the replacement cost estimates for all
maintenance facilities, all parkland, and the land cost estimates for all parklands.
Table 11. Parks Cost per Service Unit, 2023
Description Neighborhood Parks Community Parks
Total Park Replacement Cost per Acre A $848,776 $303,196
Developed Acres B 422 573
Existing Park Replacement Cost = A x B $358,183,630 $173,731,317
Maintenance Facility Cost per Acre of Park C $3,765 $10,558
Developed Acres D 422 573
Maintenance Facility Need = C x D $1,589,000 $6,050,000
Total Park Replacement Cost $359,772,630 $179,781,317
Cost per Residential Population 174,445 $2,062 $1,031
Source: City of Fort Collins; Economic & Planning Systems
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 20 Neighborhood and Community Parks Capital Expansion Fees
To determine the total park replacement cost per acre for neighborhood parks and
community parks, initial total cost of four neighborhood parks and two community
parks was collected from the Parks and Recreation Department. These costs were
normalized using a total cost per acre and then inflated to 2023 dollars using the
Denver-Aurora-Lakewood CPI. This resulted in a total replacement cost per acre
for neighborhood parks of $846,151 per acre and a total replacement cost per acre
for community parks of $301,815 per acre (Table 12).
Table 12. Parks Replacement Cost per Acre, 2023
Description
Land &
Water Cost
Development
Cost Total Cost Acres
Total Cost
per Acre Total Cost Acres
Total Cost
per Acre
Neighborhood Parks
Dovetail Park (2022)$550,000 $4,030,000 $4,580,000 6.1 $750,820 $4,835,807 6.1 $792,755
Traverse Park (2020)$1,330,000 $3,130,000 $4,460,000 5.6 $796,429 $5,207,992 5.6 $929,999
Sugar Beet (2018)$590,000 $2,490,000 $3,080,000 5.3 $581,132 $3,740,997 5.3 $705,849
Crescent Park (2017)$1,250,000 $4,090,000 $5,340,000 7.2 $741,667 $6,692,070 7.2 $929,454
Weighted Average $3,720,000 $13,740,000 $17,460,000 24.2 $721,488 $20,476,866 24.2 $846,151
Community Parks
Twin Silo (2016)$2,110,000 $14,720,000 $16,830,000 53.6 $313,875 $21,742,385 53.6 $405,490
Spring Canyon (2006)$1,170,000 $14,650,000 $15,820,000 103.0 $153,592 $25,527,823 103.0 $247,843
Weighted Average $3,280,000 $29,370,000 $32,650,000 156.6 $208,466 $47,270,208 156.6 $301,815
Note: Total cost includes land and development.
Source: City of Fort Collins; Economic & Planning Systems
2023 Inflated CostBase Cost
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To determine the development cost of the maintenance facilities, East Shop
maintenance facility development costs were used to estimate a replacement cost
per acre based on community and neighborhood park acres served by each facility.
These costs were inflated to 2023 dollars using the Denver-Aurora-Lakewood CPI.
As previously determined by the City, the cost allocation of maintenance facilities
is 80 percent for community parks and 20 percent for neighborhood parks. This
results in a community park average cost per acre of $10,595 and a neighborhood
park average cost per acre of $3,777 (Table 13).
Table 13. Parks Maintenance Facility per Capita Cost, 2023
Base 2023 Inflated
Description Replacement Cost Replacement Cost
Maintenance Facilites
East Shop (2022)$7,260,000 $7,665,000
Community Park Allocation (80%)$5,750,000 $6,071,000
Community Park Acres 573 573
Maintenance Facility Cost per Acre $10,035 $10,595
Neighborhood Park Allocation (20%)$1,510,000 $1,594,000
Neighborhood Park Acres 422 422
Maintenance Facility Cost per Acre $3,578 $3,777
Overall Maintenance Facility Need
Community Park Average Cost per Acre $10,035 $10,595
Neighborhood Park Average Cost per Acre $3,578 $3,777
Source: City of Fort Collins; Economic & Planning Systems
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 22 Neighborhood and Community Parks Capital Expansion Fees
Residential Capital Expansion Fee Calculation
The replacement cost per service population is multiplied by the household sizes
based on each housing unit size range and housing unit type. Park fees are charged
only on residential development and full household size factors are used. This
results in a 2023 fee, which is then inflated to 2025 dollars using the Denver-
Aurora-Lakewood CPI. For Single Family Detached units, fees range from $5,060
to $7,894 per unit (Table 14). For Single Family Attached units, fees range from
$4,010 to $7,999 per unit. For Multifamily/ADU, fees range from $3,228 to $4,997
per unit.
Table 14. Neighborhood Parks Residential Capital Expansion Fee, 2025
2023 Fee 2025 Fee
Description per unit per unit
Cost per Service Population $2,056
Single Family Detached
Up to 900 sq. ft.2.34 $4,815 $5,060
901 - 1,300 sq. ft.2.54 $5,231 $5,497
1,301 - 1,800 sq. ft.2.84 $5,836 $6,133
1,801 - 2,400 sq. ft.3.10 $6,371 $6,695
2,401 - 3,000 sq. ft.3.33 $6,844 $7,192
3,001 - 3,600 sq. ft.3.51 $7,212 $7,579
Over 3,601 sq. ft.3.65 $7,512 $7,894
Single Family Attached
Up to 900 sq. ft.1.86 $3,816 $4,010
901 - 1,300 sq. ft.2.14 $4,401 $4,625
1,301 - 1,800 sq. ft.2.55 $5,252 $5,519
1,801 - 2,400 sq. ft.2.92 $6,006 $6,311
2,401 - 3,000 sq. ft.3.25 $6,673 $7,012
3,001 - 3,600 sq. ft.3.50 $7,190 $7,556
Over 3,601 sq. ft.3.70 $7,612 $7,999
Multifamily / ADU
Up to 750 sq. ft.1.49 $3,072 $3,228
751 - 1,300 sq. ft.2.09 $4,289 $4,507
Over 1,301 sq. ft 2.31 $4,755 $4,997
Source: Larimer County Assessor; U.S. Census PUMS; Economic & Planning Systems
Avg. HH
Size
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 23 Neighborhood and Community Parks Capital Expansion Fees
For the community parks impact fee, the same methodology as neighborhood
parks is followed. For Single Family Detached units, fees range from $2,525 to
$3,940 per unit (Table 15). For Single Family Attached units, fees range from
$2,001 to $3,992 per unit. For Multifamily/ADU, fees range from $1,611 to $2,494
per unit.
Table 15. Community Parks Residential Capital Expansion Fee, 2025
2023 Fee 2025 Fee
Description per unit per unit
Cost per Service Population $1,026
Single Family Detached
Up to 900 sq. ft.2.34 $2,403 $2,525
901 - 1,300 sq. ft.2.54 $2,611 $2,744
1,301 - 1,800 sq. ft.2.84 $2,913 $3,061
1,801 - 2,400 sq. ft.3.10 $3,180 $3,342
2,401 - 3,000 sq. ft.3.33 $3,416 $3,590
3,001 - 3,600 sq. ft.3.51 $3,599 $3,782
Over 3,601 sq. ft.3.65 $3,749 $3,940
Single Family Attached
Up to 900 sq. ft.1.86 $1,904 $2,001
901 - 1,300 sq. ft.2.14 $2,196 $2,308
1,301 - 1,800 sq. ft.2.55 $2,621 $2,754
1,801 - 2,400 sq. ft.2.92 $2,998 $3,150
2,401 - 3,000 sq. ft.3.25 $3,330 $3,499
3,001 - 3,600 sq. ft.3.50 $3,588 $3,770
Over 3,601 sq. ft.3.70 $3,799 $3,992
Multifamily / ADU
Up to 750 sq. ft.1.49 $1,533 $1,611
751 - 1,300 sq. ft.2.09 $2,140 $2,249
Over 1,301 sq. ft 2.31 $2,373 $2,494
Source: Larimer County Assessor; U.S. Census PUMS; Economic & Planning Systems
Avg. HH
Size
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Economic & Planning Systems, Inc. 24 Neighborhood and Community Parks Capital Expansion Fees
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Item 1.
Economic & Planning Systems, Inc. 25 Police Capital Expansion Fee
4. Police Capital Expansion Fee
This chapter documents the level of service, replacement cost estimates, cost
allocations, and other calculations used to determine the Police Capital Expansion
Fee. Fees are collected to fund facility expansions, fleet replacement, and
equipment replacement. These fees will be used to maintain the current level of
service, expressed as the replacement cost of police facilities, fleet, and capital
equipment. The police department currently has three primary facilities and 430
fleet vehicles.
Level of Service Definition
The total replacement cost of police facilities, fleet, and equipment is $78 million,
resulting in a replacement cost of $382.40 per service population (Table 16). This
value accounts for debt owed and an estimated 90 percent capacity factor of police
facilities based on current utilization.
Table 16. Police Inventory and Replacement Cost per Capita, 2023
Description Quantity
Cost
Factor
Capacity
Factor Replacement Cost
Police Facilities Per Sq. Ft.
Police Facilities 3 $517 90% $58,099,026
IT Capital Equipment ----18,414,943
Subtotal $517 $76,513,969
Police Fleet Inventory Per Unit
Admin Vehicle 29 $33,916 $983,559
Drug Task Force 11 31,842 350,258
Equipment 4 209,137 836,549
Investigation 83 37,400 3,104,223
Mobile Command Vehicle 1 440,929 440,929
Patrol 296 41,644 12,326,696
Public Safety 6 97,887 587,323
Subtotal 430 $43,325 $18,629,537
Debt Principal
2012 COPS -$7,430,000
2019 COPS -6,604,740
Vehicle Equipment -3,118,078
Subtotal -$17,152,818
Total $77,990,689
Cost per Service Population Functional Population:203,952 $382.40
Source: City of Fort Collins; Economic & Planning Systems
Page 35
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 26 Police Capital Expansion Fee
Residential Capital Expansion Fee Calculation
Capital expansion fees for police were calculated using a cost per service
population factor that is then multiplied by a residential occupancy factor based on
housing unit size and type. This fee is then inflated to 2025 dollars. For Single
Family Detached units, this results in a fee ranging from $671 to $1,048 per unit
(Table 17). For Single Family Attached units, this results in a fee ranging from $532
to $1,061 per unit. For Multifamily/ADU, this results in a fee ranging from $429 to
$663 per unit.
Table 17. Police Residential Capital Expansion Fee, 2025
2023 Fee 2025 Fee
Description Factor per unit per unit
Cost per Service Population $382.40
Single Family Detached
Up to 900 sq. ft.1.67 $639 $671
901 - 1,300 sq. ft.1.81 $694 $729
1,301 - 1,800 sq. ft.2.02 $774 $813
1,801 - 2,400 sq. ft.2.21 $845 $888
2,401 - 3,000 sq. ft.2.37 $908 $954
3,001 - 3,600 sq. ft.2.50 $957 $1,006
Over 3,601 sq. ft.2.61 $997 $1,048
Single Family Attached
Up to 900 sq. ft.1.32 $506 $532
901 - 1,300 sq. ft.1.53 $584 $614
1,301 - 1,800 sq. ft.1.82 $697 $732
1,801 - 2,400 sq. ft.2.08 $797 $838
2,401 - 3,000 sq. ft.2.32 $885 $930
3,001 - 3,600 sq. ft.2.49 $954 $1,003
Over 3,601 sq. ft.2.64 $1,010 $1,061
Multifamily / ADU
Up to 750 sq. ft.1.07 $408 $429
751 - 1,300 sq. ft.1.49 $569 $598
Over 1,301 sq. ft 1.65 $631 $663
Source: Larimer County Assessor; U.S. Census PUMS; Economic & Planning Systems
Page 36
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 27 Police Capital Expansion Fee
Nonresidential Capital Expansion Fee
Using the previously derived service population and occupancy factors, the
proposed nonresidential capital expansion fee was calculated for three major land
uses. This fee is then inflated to 2025 dollars. Proposed capital expansion fees
range from $0.221 per square foot for industrial uses to $0.852 per square foot for
retail/commercial uses (Table 18).
Table 18. Police Nonresidential Capital Expansion Fee, 2025
Service Pop. 2023 Fee 2025 Fee 2017 Fee
Description per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft.
Cost per Service Population $382.40
Nonresidential
Retail/Commercial 2.12 $811 $852 $394
Office 1.16 $444 $466 $394
Industrial 0.55 $210 $221 $92
Source: Economic & Planning Systems
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 28 Police Capital Expansion Fee
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Item 1.
Economic & Planning Systems, Inc. 29 Fire Protection Capital Expansion Fee
5. Fire Protection Capital Expansion Fee
This chapter documents the current Fire Protection Capital Expansion fee
structure, replacement cost estimates, cost allocations, and other factors used to
calculate the proposed Fire Protection Capital Expansion Fees. The Poudre Fire
Authority (PFA) consists of 11 staffed fire stations, two volunteer fire stations, one
headquarters, and one training facility that serves a variety of emergency response
needs. These include fire suppression, emergency medical response, hazardous
materials response, technical rescue, fire prevention, public outreach and
education, and wildland preparedness planning and response. PFA is the
overarching authority that serves a large portion of Larimer County including Fort
Collins. The Poudre Valley Fire Protection District (PVFPD) collects separate
impact fees for its service area outside of the City of Fort Collins.
Level of Service Definition
The total replacement cost of Fire Protection facilities, fleet, and equipment is
$145 million (Table 19). The total replacement cost is for the entire PFA district
including areas outside of Fort Collins. The asset inventory needs to be allocated to
Fort Collins for its CEF calculation, which is shown in Table 20.
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 30 Fire Protection Capital Expansion Fee
Table 19. Fire Protection Inventory and Replacement Cost per Capita, 2023
The City of Fort Collins generates approximately 85 percent of all PFA service
calls. The replacement cost attributable to the City is therefore $123.3 million, or
$604.32 per service population (Table 20).
Table 20. Fire Protection Asset Cost by Service Area, 2023
Description Factor Cost Factor Replacement Cost
Fire Facilities Sq. Ft.Cost per Sq. Ft.
Burn Building (Training)1,560 $650 $1,014,000
Fire Stations 111,630 650 77,546,966
Vacant Land (Future Station #18)----675,000
Fit Tower Training 3,764 650 2,446,600
Offices 25,974 650 17,714,407
Training Center A 13,970 650 9,778,798
Subtotal 156,898 $650 $109,175,771
Fire Fleet Inventory Units Cost per Unit
Fleet 22 $44,214 $972,713
Battalion Chiefs 8 41,552 332,413
Frontline Apparatus 45 465,978 20,968,995
Reserves 5 760,000 3,800,000
Training 13 196,521 2,554,774
Support 6 28,570 171,420
Antiques 3 38,499 115,496
Lawn Mowers 25 5,960 149,000
Equipment 92 48,541 4,465,734
Misc.15 154,276 2,314,139
Subtotal 189 $189,654 $35,844,684
Total $145,020,455
Source: City of Fort Collins; Poudre Fire Authority; Economic & Planning Systems
Description Call Volume
Total Replacement
Cost
Functional
Population
Cost per Service
Population
A B = A / B
Total 100.00% $145,020,455
PFA Fort Collins 84.99% $123,252,885 203,952 $604.32
Source: City of Fort Collins; Poudre Valley Fire Authority; Economic & Planning Systems
Page 40
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 31 Fire Protection Capital Expansion Fee
Residential Capital Expansion Fee Calculation
The capital expansion fee for residential units is calculated using a cost per service
population that is then multiplied by a residential occupancy factor based on
housing unit size and type. This fee is then inflated to 2025 dollars. For Single
Family Detached units, the CEF ranges from $1,061 to $1,655 per unit (Table 21).
For Single Family Attached units, the CEF ranges from $841 to $1,677 per unit. For
Multifamily/ADU, the CEF ranges from $677 to $1,048 per unit.
Table 21. Fire Residential Capital Expansion Fee, 2025
2023 Fee 2025 Fee
Description Factor per unit per unit
Cost per Service Population $604.32
Single Family Detached
Up to 900 sq. ft.1.67 $1,010 $1,061
901 - 1,300 sq. ft.1.81 $1,097 $1,153
1,301 - 1,800 sq. ft.2.02 $1,224 $1,286
1,801 - 2,400 sq. ft.2.21 $1,336 $1,404
2,401 - 3,000 sq. ft.2.37 $1,435 $1,508
3,001 - 3,600 sq. ft.2.50 $1,512 $1,589
Over 3,601 sq. ft.2.61 $1,575 $1,655
Single Family Attached
Up to 900 sq. ft.1.32 $800 $841
901 - 1,300 sq. ft.1.53 $923 $970
1,301 - 1,800 sq. ft.1.82 $1,101 $1,157
1,801 - 2,400 sq. ft.2.08 $1,259 $1,323
2,401 - 3,000 sq. ft.2.32 $1,399 $1,470
3,001 - 3,600 sq. ft.2.49 $1,507 $1,584
Over 3,601 sq. ft.2.64 $1,596 $1,677
Multifamily / ADU
Up to 750 sq. ft.1.07 $644 $677
751 - 1,300 sq. ft.1.49 $899 $945
Over 1,301 sq. ft 1.65 $997 $1,048
Source: Larimer County Assessor; U.S. Census PUMS; Economic & Planning Systems
Page 41
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 32 Fire Protection Capital Expansion Fee
Nonresidential Capital Expansion Fee
Using the previously derived service population and occupancy factors, the
proposed nonresidential capital expansion fee was calculated for three major land
uses. This fee is then inflated to 2025 dollars. Proposed fees range from $0.349 per
square foot for industrial uses to $1.346 per square foot for retail/commercial uses
(Table 22).
Table 22. Fire Protection Nonresidential Capital Expansion Fee, 2025
Service Pop. 2023 Fee 2025 Fee 2017 Fee
Description per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft.
Cost per Service Population $604.32
Nonresidential
Retail/Commercial 2.12 $1,281 $1,346 $705
Office 1.16 $701 $737 $705
Industrial 0.55 $332 $349 $165
Source: Economic & Planning Systems
Page 42
Item 1.
Economic & Planning Systems, Inc. 33 General Government Facilities Capital Expansion Fee
6. General Government Facilities Capital
Expansion Fee
This chapter documents the level of service, replacement cost estimates, cost
allocations, and other calculations used to determine the General Government
Capital Expansion Fee. These fees are collected to fund facility expansions for
general government purposes such as office space for City staff, facilities
maintenance buildings, and courts and justice functions. As the city grows, the
space needs for these support functions also grows. Capital expansion fees will be
used to maintain the current level of service, expressed as the replacement cost of
its major facilities.
Level of Service Definition
The total replacement cost of general government facilities is estimated at $126.5
million (Table 23). The replacement cost for general government facilities is
$620.23 per service population. This value includes all facilities owned by the City
of Fort Collins including City Hall and other administrative buildings, streets and
traffic operations, and IT equipment.
Table 23. General Government Facilities Inventory and Replacement Cost, 2023
Description Factor Cost Factor Replacement Cost
Facilities SF Cost per SF
281 North College 37,603 $513 $20,145,339
City Hall 31,553 583 19,708,068
215 N Mason Office 72,000 518 38,562,800
300 LaPorte (OPS Services)26,564 540 14,344,560
Streets Building 51,314 513 28,141,722
Traffic Operations Building 9,500 540 5,554,440
Fleet / FACs Warehouse - Loomis 10,122 432 4,394,754
IT Equipment ----9,706,551
Subtotal 238,656 $525 $140,558,234
Debt Principal
2012 COPS -$280,000
2019 COPS -13,780,260
Subtotal -$14,060,260
Total $126,497,974
Cost per Service Population Functional Population:203,952 $620.23
Source: City of Fort Collins; Economic & Planning Systems
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 34 General Government Facilities Capital Expansion Fee
Residential Capital Expansion Fee Calculation
Residential capital expansion fees for general government facilities are calculated
using a cost per service population factor that is then multiplied by a residential
occupancy factor based on housing unit size and type. This fee is then inflated to
2025 dollars. For a Single Family Detached unit, this fee ranges from $1,089 to
$1,698 per unit (Table 24). For a Single Family Attached unit, this fee ranges from
$863 to $1,721 per unit. For Multifamily/ADU, this fee ranges from $695 to
$1,075 per unit.
Table 24. General Government Facilities Residential Capital Expansion Fee, 2025
2023 Fee 2025 Fee
Description Factor per unit per unit
Cost per Service Population $620.23
Single Family Detached
Up to 900 sq. ft.1.67 $1,036 $1,089
901 - 1,300 sq. ft.1.81 $1,126 $1,183
1,301 - 1,800 sq. ft.2.02 $1,256 $1,320
1,801 - 2,400 sq. ft.2.21 $1,371 $1,441
2,401 - 3,000 sq. ft.2.37 $1,473 $1,548
3,001 - 3,600 sq. ft.2.50 $1,552 $1,631
Over 3,601 sq. ft.2.61 $1,616 $1,698
Single Family Attached
Up to 900 sq. ft.1.32 $821 $863
901 - 1,300 sq. ft.1.53 $947 $995
1,301 - 1,800 sq. ft.1.82 $1,130 $1,187
1,801 - 2,400 sq. ft.2.08 $1,292 $1,358
2,401 - 3,000 sq. ft.2.32 $1,436 $1,509
3,001 - 3,600 sq. ft.2.49 $1,547 $1,626
Over 3,601 sq. ft.2.64 $1,638 $1,721
Multifamily / ADU
Up to 750 sq. ft.1.07 $661 $695
751 - 1,300 sq. ft.1.49 $923 $970
Over 1,301 sq. ft 1.65 $1,023 $1,075
Source: Larimer County Assessor; U.S. Census PUMS; Economic & Planning Systems
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 35 General Government Facilities Capital Expansion Fee
Nonresidential Impact Fee
Using the previously derived service population and occupancy factors, the
proposed nonresidential impact fee was calculated for three major land uses. This
fee is then inflated to 2025 dollars. Proposed capital expansion fees range from
$0.358 per square foot for industrial uses to $1.382 per square foot for retail/
commercial uses (Table 25).
Table 25. General Government Facilities Nonresidential Capital Expansion Fee, 2025
Service Pop.2023 Fee 2025 Fee 2017 Fee
Description per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft.per 1,000 sq. ft.
Cost per Service Population $620.23
Nonresidential
Retail/Commercial 2.12 $1,315 $1,382 $1,928
Office 1.16 $719 $756 $1,928
Industrial 0.55 $341 $358 $454
Source: Economic & Planning Systems
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2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 36 General Government Facilities Capital Expansion Fee
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Item 1.
Economic & Planning Systems, Inc. 37 General Government Fleet Capital Expansion Fee
7. General Government Fleet Capital
Expansion Fee
This chapter documents the level of service, replacement cost estimates, cost
allocations, and other calculations used to determine the General Government
Fleet Capital Expansion Fee. These fees are collected to fund expansions for City
fleet and equipment. As the city grows, the need for these support functions also
grows. Capital expansion fees will be used to maintain the current level of service,
expressed as the replacement cost of its major fleet.
Level of Service Definition
The total replacement cost of general government fleet is estimated at $25.7
million (Table 26). The replacement cost for general government is $126.01 per
service population. This value includes general governmental vehicles,
miscellaneous maintenance equipment, and heavy equipment.
Table 26. General Government Fleet Inventory and Replacement Cost, 2023
Description Factor Cost Factor Replacement Cost
Fleet Quantity Cost per Unit
Heavy Equipment 180 $112,554 $20,259,649
Misc. Maintenance Equipment 67 43,531 2,916,571
Vehicles, Trucks, and Trailers 96 52,782 5,067,109
Subtotal 343 $82,342 $28,243,329
Debt Principal
Vehicle Equipment -$2,543,294
Subtotal -$2,543,294
Total $25,700,035
Cost per Service Population Functional Population:203,952 $126.01
Source: City of Fort Collins; Economic & Planning Systems
Page 47
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 38 General Government Fleet Capital Expansion Fee
Residential Capital Expansion Fee Calculation
Residential capital expansion fees for general government fleet are calculated
using a cost per service population factor that is then multiplied by a residential
occupancy factor based on housing unit size and type. This fee is then inflated to
2025 dollars. For a Single Family Detached unit, this fee ranges from $222 to $345
per unit (Table 27). For a Single Family Attached unit, this fee ranges from $175 to
$350 per unit. For Multifamily/ADU, this fee ranges from $141 to $219 per unit.
Table 27. General Government Fleet Residential Capital Expansion Fee, 2025
2023 Fee 2025 Fee
Description Factor per unit per unit
Cost per Service Population $126.01
Single Family Detached
Up to 900 sq. ft.1.67 $211 $222
901 - 1,300 sq. ft.1.81 $229 $241
1,301 - 1,800 sq. ft.2.02 $255 $268
1,801 - 2,400 sq. ft.2.21 $279 $293
2,401 - 3,000 sq. ft.2.37 $299 $314
3,001 - 3,600 sq. ft.2.50 $315 $331
Over 3,601 sq. ft.2.61 $328 $345
Single Family Attached
Up to 900 sq. ft.1.32 $167 $175
901 - 1,300 sq. ft.1.53 $192 $202
1,301 - 1,800 sq. ft.1.82 $230 $242
1,801 - 2,400 sq. ft.2.08 $263 $276
2,401 - 3,000 sq. ft.2.32 $292 $307
3,001 - 3,600 sq. ft.2.49 $314 $330
Over 3,601 sq. ft.2.64 $333 $350
Multifamily / ADU
Up to 750 sq. ft.1.07 $134 $141
751 - 1,300 sq. ft.1.49 $187 $197
Over 1,301 sq. ft 1.65 $208 $219
Source: Larimer County Assessor; U.S. Census PUMS; Economic & Planning Systems
Page 48
Item 1.
2023 CAPITAL EXPANSION FEE STUDY – 2025 UPDATE
Economic & Planning Systems, Inc. 39 General Government Fleet Capital Expansion Fee
Nonresidential Impact Fee
Using the previously derived service population and occupancy factors, the
proposed nonresidential impact fee was calculated for three major land uses. This
fee is then inflated to 2025 dollars. Proposed capital expansion fees range from
$0.073 per square foot for industrial uses to $0.281 per square foot for retail/
commercial uses (Table 28).
Table 28. General Government Fleet Nonresidential Capital Expansion Fee, 2025
Service Pop.2023 Fee 2025 Fee 2017 Fee
Description per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft.per 1,000 sq. ft.
Cost per Service Population $126.01
Nonresidential
Retail/Commercial 2.12 $267 $281 $1,928
Office 1.16 $146 $154 $1,928
Industrial 0.55 $69 $73 $454
Source: Economic & Planning Systems
Page 49
Item 1.
Transportation Capital Expansion Fee Study
Submitted to:
City of Fort Collins, Colorado
August 21, 2025
Prepared by:
4701 Sangamore Road
Suite S240
Bethesda, Maryland 20816
800.424.4318
www.tischlerbise.com
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Item 1.
Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
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Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
i
Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
Executive Summary ....................................................................................................................................... 3
Transportation Capital Expansion Fees by Type of Land Use ................................................................... 3
General Impact Fee Requirements ............................................................................................................... 5
Impact Fee Methodologies ....................................................................................................................... 5
Transportation Capital Expansion Fee – Roadway Capacity Component ..................................................... 7
Existing Levels of Service for Transportation ............................................................................................ 7
Development Prototypes and Projected Vehicle Miles of Travel ............................................................. 9
Capital Cost per Vehicle Miles of Travel ................................................................................................. 11
Vehicle Trip Ends by Housing Type and Square Footage of Unit ............................................................ 11
Revenue Credit Evaluation ...................................................................................................................... 12
Inflation Adjustment ............................................................................................................................... 12
Input Variables for TCEF – Roadway Capacity ........................................................................................ 12
Revenue Projection from the Maximum Supportable Fee Amounts ..................................................... 14
Transportation Capital Expansion Fee – Active Modes Component .......................................................... 15
Active Modes Capital Plan ...................................................................................................................... 15
Persons per Housing Unit by Housing Type and Square Footage ........................................................... 15
Active Modes Capital Plan Cost Analysis ................................................................................................ 16
Revenue Credit Evaluation ...................................................................................................................... 16
Inflation Adjustment ............................................................................................................................... 16
Input Variables for TCEF – Active Modes ................................................................................................ 17
Revenue Projection from the Maximum Supportable Fee Amounts ..................................................... 19
Inflation Adjustment Factor ........................................................................................................................ 20
Implementation and Administration .......................................................................................................... 21
Credits and Reimbursements .................................................................................................................. 21
Citywide Service Area.............................................................................................................................. 21
Expenditure Guidelines ........................................................................................................................... 21
Development Categories......................................................................................................................... 22
Appendix A – Land Use Assumptions .......................................................................................................... 23
Base Year Population and Housing Units ................................................................................................ 23
Population and Housing Unit Projections ............................................................................................... 25
Current Employment and Nonresidential Floor Area ............................................................................. 26
Employment and Nonresidential Floor Area Projections ....................................................................... 28
Vehicle Trip Generation .......................................................................................................................... 29
Persons per Housing Unit by Housing Type and Square Footage ........................................................... 34
Appendix B – Active Modes Project Lists .................................................................................................... 35
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Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
2
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Item 1.
Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
3
EXECUTIVE SUMMARY
The City of Fort Collins currently collects Transportation Capital Expansion Fee (TCEF) based on a 2017
study completed by TischlerBise. The City has retained TischlerBise to update its TCEF program.
The updated TCEF study uses a combination of incremental expansion and plan-based methodologies to
provide improvements for all modes of travel. Figure 1 provides an overview of the methodology and
cost components used in the Fort Collins study.
Figure 1. TCEF Methods and Cost Components
Transportation Capital Expansion Fees by Type of Land Use
As documented in this report, the City of Fort Collins has complied with applicable legal precedents and
Colorado’s Impact Fee enabling legislation (discussed below). The TCEF schedule is proportionate and
reasonably related to the cost of capital improvements needed to accommodate new development.
Specific costs have been identified using local data and current dollars. With input from City staff,
TischlerBise determined demand indicators for transportation capacity and calculated proportionate
share factors to allocate costs by type of development. The TCEF methodology also identifies the extent
to which new development is entitled to various types of credits to avoid potential double payment of
growth-related capital costs.
Figure 2 shows the maximum supportable TCEF schedules. For residential development, updated
amounts are based on a revised fee schedule structure. The updated structure adjusts the size groupings
to be consistent with the Larimier County TCEF fee schedule and adds three housing types (single family
detached, single family attached, and multifamily). Assessing the TCEF by housing type (along with
square footage) improves the proportionality and equity of the fee program.
For nonresidential development, TCEFs are stated per thousand square feet of floor area, using three
broad categories. The TCEF schedule for nonresidential development is designed to provide a
reasonable fee amount for general types of development.
Active modes improvements and expansions were included in the 2017 analysis. There has been further
emphasis on active modes and to provide further clarity the maximum supportable fee schedule is
broken down by roadway capacity and active modes.
Lastly, given that much of this study was completed in 2023 and based on the inventory of data at that
time, an inflationary factor is applied to align with 2025 costs. Consistent with the City’s annual inflation
adjustment applied during the interim years between TCEF study updates, the inflationary factor applied
Types of
Improvement
Cost
Allocation
Service
Area
Cost
Recovery
Incremental
Expansion Plan-Based
Page 54
Item 1.
Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
4
to the results is the Engineering News-Record (ENR) Denver Construction Cost Index (CCI). Between
August 2023 and August 2025, the CCI has decreased by 1.9 percent. The negative inflation (or deflation)
factor has been incorporated to account for the overall decrease in infrastructure construction costs
during the study period.
Figure 2. Maximum Supportable TCEF
less than 900 $3,307 $729 $4,036 $2,958 $1,078
901 to 1,300 $5,374 $791 $6,165 $5,493 $672
1,301 to 1,800 $6,934 $885 $7,819 $7,133 $686
1,801 to 2,400 $8,323 $965 $9,288 $8,341 $947
2,401 to 3,000 $9,472 $1,037 $10,509 $8,941 $1,568
3,001 to 3,600 $10,384 $1,093 $11,477 $8,941 $2,536
over 3,601 $11,143 $1,137 $12,280 $8,941 $3,339
Single Family Attached (per dwelling unit)
less than 900 $2,524 $579 $3,103 $2,958 $145
901 to 1,300 $4,105 $666 $4,771 $5,493 ($722)
1,301 to 1,800 $5,291 $795 $6,086 $7,133 ($1,047)
1,801 to 2,400 $6,351 $909 $7,260 $8,341 ($1,081)
2,401 to 3,000 $7,232 $1,012 $8,244 $8,941 ($697)
3,001 to 3,600 $7,926 $1,090 $9,016 $8,941 $75
over 3,601 $8,509 $1,153 $9,662 $8,941 $721
Multifamily/ADU (per dwelling unit)
Up to 750 $1,559 $464 $2,023 $2,958 ($935)
751 to 1,300 $2,538 $650 $3,188 $5,493 ($2,305)
Over 1,300 $3,276 $719 $3,995 $7,133 ($3,138)
Nonresidential (per 1,000 square feet)
Commercial $10,859 $795 $11,654 $10,885 $769
Office & Other Services $6,341 $1,217 $7,558 $8,019 ($461)
Industrial $2,849 $1,068 $3,917 $2,588 $1,329
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Transportation Capital Expansion Fee Study
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GENERAL IMPACT FEE REQUIREMENTS
For local governments, the first step in evaluating funding options for transportation improvements is to
determine basic options and requirements established by state law. Some states have more
conservative legal parameters that basically restrict local government to specifically authorized actions.
In contrast, “home-rule” states grant local governments broader powers that may or may not be
precluded or preempted by state statutes depending on the circumstances and on the state’s particular
laws. Home rule municipalities in Colorado, like Fort Collins, have the authority to impose impact fees
based on both their home rule power granted in the Colorado Constitution and the impact fee enabling
legislation enacted in 2001 by the Colorado General Assembly.
Impact fees (also known as capital expansion fees) are one-time payments imposed on new
development that must be used solely to fund growth-related capital projects, typically called “system
improvements”. An impact fee represents new growth’s proportionate share of capital facility needs. In
contrast to project-level improvements, impact fees fund infrastructure that will benefit multiple
development projects, or even the entire service area, as long as there is a reasonable relationship
between the new development and the need for the growth-related infrastructure. Project-level
improvements, typically specified in a development agreement, are usually limited to transportation
improvements near a proposed development, such as ingress/egress lanes.
According to Colorado Revised Statute Section 29-20-104.5, impact fees must be legislatively adopted at
a level no greater than necessary to defray impacts generally applicable to a broad class of property. The
purpose of impact fees is to defray capital costs directly related to proposed development. The statutes
of other states allow impact fee schedules to include administrative costs related to impact fees and the
preparation of capital improvement plans, but this is not specifically authorized in Colorado’s statute.
Impact fees do have limitations, and should not be regarded as the total solution for infrastructure
funding. Rather, they are one component of a comprehensive portfolio to ensure adequate provision of
public facilities. Because system improvements are larger and more costly, they may require bond
financing and/or funding from other revenue sources. To be funded by impact fees, Section 29-20-104.5
requires that the capital improvements must have a useful life of at least five years. By law, impact fees
can only be used for capital improvements, not operating or maintenance costs. Also, development
impact fees cannot be used to repair or correct existing deficiencies in existing infrastructure.
Impact Fee Methodologies
In contrast to project-level improvements, impact fees fund growth-related infrastructure that will
benefit multiple development projects, or the entire jurisdiction (referred to as system improvements).
There are three general methods for calculating one-time charges for public facilities needed to
accommodate new development. The choice of a particular method depends primarily on the timing of
infrastructure construction (past, concurrent, or future) and service characteristics of the facility type
being addressed. Each method has advantages and disadvantages in a particular situation, and can be
used simultaneously for different cost components.
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Reduced to its simplest terms, the process of calculating infrastructure costs for new development
involves two main steps: (1) determining the cost of development-related capital improvements and (2)
allocating those costs equitably to various types of development. In practice, TCEF calculations can
become quite complicated because of many variables involved in defining the relationship between
development and the need for facilities within the designated service area. The following sections
discuss three basic methods.
COST RECOVERY (PAST IMPROVEMENTS)
The rationale for recoupment, often called cost recovery, is that new development is paying for its share
of the useful life and remaining capacity of facilities already built, or land already purchased, from which
new growth will benefit. This methodology is often used for utility systems that must provide adequate
capacity before new development can take place.
INCREMENTAL EXPANSION (CONCURRENT IMPROVEMENTS)
The incremental expansion method documents current level-of-service (LOS) standards for each type of
public facility, using both quantitative and qualitative measures. New development is only paying its
proportionate share for growth-related infrastructure needed to maintain current standards. Revenue
will be used to expand or provide additional facilities, as needed to keep pace with new development.
PLAN-BASED (FUTURE IMPROVEMENTS)
The plan-based method allocates costs for a specified set of improvements to a specified amount of
development. Improvements are typically identified in a capital improvements plan and development
potential is identified by land use assumptions. There are two options for determining the cost per
service unit: 1) total cost of a public facility can be divided by total service units (average cost), or 2) the
growth-share of the capital facility cost can be divided by the net increase in service units over the
planning timeframe (marginal cost).
CREDITS
Regardless of the methodology, a consideration of “credits” is integral to a legally defensible impact fee
study. There are two types of “credits” with specific characteristics, both of which should be addressed
in studies and ordinances.
First, a revenue credit might be necessary if there is a double payment situation and other revenues are
contributing to the capital costs of infrastructure to be funded by TCEF revenue. This type of credit is
integrated into the TCEF calculation, thus reducing the gross amount. In contrast to some studies that
only provide general costs, with credits at the back-end of the analysis, Fort Collins’s transportation TCEF
update uses growth shares to provide an up-front reduction in total costs. Also, the update provides
TCEF revenue projections to verify that new development will fully fund the growth cost of future
infrastructure (i.e., only TCEF revenue will pay for growth costs).
Second, a site-specific credit or developer reimbursement might be necessary for dedication of land or
construction of system improvements to be funded by TCEF revenue. This type of credit is addressed in
the administration and implementation of the TCEF program.
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Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
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TRANSPORTATION CAPITAL EXPANSION FEE – ROADWAY CAPACITY COMPONENT
The City of Fort Collins Transportation Capital Expansion Fees (TCEF) are calculated using an incremental
approach for roadway capacity improvements. Transportation improvements that provide additional
vehicular capacity, account for approximately 89 percent of the growth-related cost in the analysis while
active modes represent 11 percent.
The roadway capacity component of the TCEF is derived from custom trip generation rates (see
Appendix A – Land Use Assumptions), trip rate adjustment factors, and the capital cost per vehicle miles
of travel (VMT). The latter is a function of average trip length, trip-length weighting factor by type of
development, and the growth cost of transportation improvements.
Existing Levels of Service for Transportation
There are currently 497 lane miles of arterial streets in the City of Fort Collins. The steps to calculate the
current level of service for the City’s arterial street network involve calibrating existing development to
the system network. To do so, development units by type are multiplied by adjusted vehicle trip ends
per development unit. The factors used to calculate the current level of service expressed in vehicle
miles of travel (VMT) are discussed below, and shown in Figure 5 after the discussion.
VEHICLE MILES OF TRAVEL
VMT is a measurement unit equal to one vehicle traveling one mile0F
1. In the aggregate, VMT is the
product of vehicle trips multiplied by the average trip length. For the TCEF update, the average trip
length is calibrated to lane miles of existing City arterials within Fort Collins.
TRIP GENERATION RATES
The TCEF update is based on average weekday vehicle trip ends (AWVTE). For residential development,
trip rates are customized using demographic data for Fort Collins, as documented in Appendix A – Land
Use Assumptions. For nonresidential development, trip generation rates are from the reference book
Trip Generation published by the Institute of Transportation Engineers (ITE 11th Edition, 2021). A vehicle
trip end represents a vehicle either entering or exiting a development (as if a traffic counter were placed
across a driveway). To calculate transportation fees, trip generation rates require an adjustment factor
to avoid double counting each trip at both the origin and destination points. Therefore, the basic trip
adjustment factor is 50 percent for industrial, institutional, and office development. As discussed further
below, the TCEF methodology includes additional adjustments to make the fees proportionate to the
infrastructure demand for particular types of development.
1 Typical VMT calculations for development-specific traffic studies, along with most transportation models of an
entire urban area, are derived from traffic counts on particular road segments multiplied by the length of that road
segment. For the purpose of the TCEF study, VMT calculations are based on attraction (inbound) trips to
development located in the service area, with trip length limited to the road network considered to be system
improvements (arterials and collectors). This refinement eliminates pass-through or external- external trips, and
travel on roads that are not system improvements (e.g., state highways).
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ADJUSTMENT FOR PASS-BY TRIPS
For retail development, the trip adjustment factor is less than 50 percent because such development
attract vehicles as they pass by on arterial roads. For example, when someone stops at a convenience
store on the way home from work, the convenience store is not the primary destination. For the average
shopping center, ITE indicates that 25 percent of the vehicles that enter are passing by on their way to
some other primary destination. The remaining 75 percent of attraction trips have the commercial site
as their primary destination. Because attraction trips are half of all trips, the trip adjustment factor is 75
percent multiplied by 50 percent, or approximately 38 percent of the trip ends.
TRIP LENGTH WEIGHTING FACTOR BY TYPE OF LAND USE
The transportation fee methodology includes a percentage adjustment, or weighting factor, to account
for trip length variation by type of land use. TischlerBise derived the weighting factors using household
survey results provided by North Front Range Metropolitan Planning Organization (NRFMPO, 2010). As
shown in Figure 3, trips associated with residential development are approximately 110 percent of the
average trip length. Conversely, trips associated with commercial development (i.e., retail and
restaurants) are approximately 66 percent of the average trip length while other nonresidential
development typically accounts for trips that are 100 percent of the average for all trips.
Figure 3. Average Trip Length by Trip Purpose in North Front Range
Type of Development Trip Purpose Trips
Average
Miles Per Trip
Weighting
Factor
1-Residential Total 7,516 5.255 1.10
2-Retail/Restaurant Routine shopping 1,236 2.76 1.571
2-Retail/Restaurant Eat meal outside home 577 3.10 0.824
2-Retail/Restaurant Other 180 5.37 0.445
2-Retail/Restaurant Major purchase / specialty item 91 6.15 0.258
2-Retail/Restaurant Drive through 88 1.80 0.073
2-Retail/Restaurant Total 2,172 3.170 0.66
3-Other Nonresidential Attend a class 790 2.59 0.756
3-Other Nonresidential Work/business related 618 8.48 1.937
3-Other Nonresidential Errands (bank, dry cleaning, etc.)475 2.34 0.411
3-Other Nonresidential Personal business (attorney, accountant)241 5.50 0.490
3-Other Nonresidential Health care 224 6.39 0.529
3-Other Nonresidential Civic/religious 196 5.13 0.372
3-Other Nonresidential Other activities at school 92 3.72 0.126
3-Other Nonresidential All other activities at work 70 5.82 0.151
3-Other Nonresidential Total 2,706 4.771 1.00
TOTAL 12,394 4.784
Data Source: Table R-27, NFRMPO Household Survey, 2010. Analysis excludes "Visit friends/relatives"
because the average distance of 22.43 miles traveled is an outlier, approximately four times the overall average.
"Work/job" travel was also excluded because trip origns and destinations can not be allocated
between residential and type of nonresidential development.
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Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
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LANE CAPACITY
The TCEF roadway capacity component is based on established daily per lane capacities for arterial
roads. According to City staff, arterial roads were established to have a daily per lane capacity of 7,700,
assuming 12 feet travel lanes, with no additional shoulder width, in an urban area.
AVERAGE VEHICLE TRIP LENGTH
The City of Fort Collins recently completed a travel diary study which surveyed residents on their daily
travel including modes, distance, and purpose. Based on the results of the study, the average vehicle trip
length in Fort Collins is 4.90 miles.
ORIGIN & DESTINATION TRIP ANALYSIS
Lastly, there is a demand on Fort Collins transportation network that is not associated with any
development within city limits. Specifically, there are vehicle trips that originate and end outside of Fort
Collins. The nature of these trips means there is a demand that is not Fort Collins growth-related thus
not eligible for TCEF funding. Therefore, TischlerBise partnered with transportation engineers at
Felsburg Holt & Ullevig to identify the thru-trips (external – external) in Fort Collins. Based on analysis of
the Fort Collins travel demand model, seven percent of trips were identified as external – external. As a
result, a seven percent reduction is included in the demand calculation.
Figure 4. Origin & Destination Trip Analysis
Development Prototypes and Projected Vehicle Miles of Travel
The relationship between the amount of development within Fort Collins and vehicle miles of travel
(VMT) is documented in Figure 5. In the table below DU means dwelling unit; KSF means 1,000 square
feet of nonresidential development; Institute of Transportation Engineers is abbreviated ITE; VTE means
vehicle trip ends. Trip generation rates by bedroom range are documented in Appendix A – Land Use
Assumptions.
Projected development over the next ten years and the corresponding need for additional lane miles is
shown in the lower section of Figure 5. Fort Collins has a current infrastructure standard of 1.62 arterial
lane miles per 10,000 VMT. Based on the detailed demand factors and projected growth, VMT is
projected to increase from 3.06 million to 3.5 million over the next ten years (or 14 percent). To
accommodate projected development over the next ten years, Fort Collins will need 57.6 additional lane
miles of complete streets to maintain current levels of service.
Origin/Destination Internal External
Internal 50% 15%
External 28% 7%
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Transportation Capital Expansion Fee Study
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Figure 5. Projected VMT Increase to Development within Fort Collins
Development Weekday Development Primary Trip Trip Length
Type VTE Unit Adjustment Wtg Factor
Single Family Units 9.48 DU 58% 1.10
Multifamily Units 6.12 DU 58% 1.10
Commercial 37.01 KSF 38% 0.66
Office & Other Services 10.84 KSF 50% 1.00
Industrial 4.87 KSF 50% 1.00
Avg Trip Length (miles) [1]4.90
Vehicle Capacity Per Lane 7,700
Base Year 1 2 3 4 5 10 10-Year
2023 2024 2025 2026 2027 2028 2033 Increase
Single Family Units 47,183 47,769 48,354 49,009 49,663 50,318 54,271 7,087
Multifamily Units 25,406 26,087 26,768 27,529 28,291 29,052 33,649 8,243
Commercial KSF 10,024 10,060 10,097 10,135 10,173 10,211 10,393 370
Office & Other Services KSF 21,999 22,215 22,430 22,627 22,823 23,019 23,950 1,951
Industrial KSF 10,944 10,979 11,014 11,049 11,083 11,117 11,378 434
Single Family Trips 259,433 262,651 265,870 269,469 273,068 276,667 298,402 38,969
Multifamily Trips 90,183 92,599 95,015 97,718 100,420 103,123 119,442 29,259
Commercial Trips 140,970 141,485 142,000 142,535 143,071 143,607 146,169 5,199
Office & Other Services Trips 119,232 120,403 121,573 122,637 123,700 124,764 129,808 10,576
Industrial Trips 26,650 26,735 26,820 26,904 26,987 27,071 27,706 1,057
Total Inbound Vehicle Trips 636,467 643,873 651,278 659,263 667,247 675,231 721,527 85,060
Vehicle Miles of Travel (VMT)3,055,146 3,093,335 3,131,525 3,172,844 3,214,163 3,255,483 3,496,709 441,563
Arterial Lane Miles 497 502.0 507.0 512.4 517.8 523.2 554.6 57.6
Ten-Year VMT Increase =>14%
5-Year Increment
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Transportation Capital Expansion Fee Study
City of Fort Collins, Colorado
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Capital Cost per Vehicle Miles of Travel
As indicated by the travel demand model above, there is a need for 57.6 new lane miles to continue
providing the current level of service to projected future demand. Furthermore, seven percent of the
demand on the Fort Collins transportation network is from external – external trips. As a result, 53.2
miles is attributed to future growth in Fort Collins (57.6 lane miles x [1 - 0.07] = 53.2 lane miles).
Additionally, Fort Collins staff estimates the construction cost of a new lane mile being $2,000,500. By
combining the projected need in lane miles and cost per lane mile results in a growth-related capital
cost per $107.5 million. Over the next ten years, there is a projected increase of 441,563 VMT.
Comparing the growth-related capital cost and growth in VMT, the study finds a capital cost of $243.38
per VMT ($107,468,000 / 441,563 VMT = $243.38 per VMT, rounded).
Figure 6. Capital Cost per VMT
Vehicle Trip Ends by Housing Type and Square Footage of Unit
The TCEF update includes adjusting the size groupings and adding three housing types into the
residential fee schedule. The adjustment to size groupings is to be consistent with Larimier County’s
TCEF program along with improving the demand estimate for smaller and larger sized homes. The City is
pursuing assessing the TCEF by housing type as well to further the proportionality of the fee and address
equity concerns. Figure 7 summarizes the vehicle trip end rates for single family detached, single family
attached, and multifamily development by square footage. Details on the calculations to estimate the
vehicle trip ends can be found in Appendix A – Land Use Assumptions.
Figure 7. Vehicle Trip Ends for Residential Development
10-Year Need in Roadway Lane Miles 57.6
Lane Miles Attributed to External - External Trips (7%)4.0
Fort Collins 10-Year Growth-Related Lane Miles 53.6
Construction Cost per Lane Mile $2,005,000
Fort Collins Growth-Related Construction Cost $107,468,000
10-Year Increase in Vehicle Miles Traveled (VMT)441,563
Capital Cost per VMT $243.38
less than 900 4.43 3.38 Up to 750 2.09
901 to 1,300 7.20 5.50 751 to 1,300 3.40
1,301 to 1,800 9.29 7.09 Over 1,300 4.39
1,801 to 2,400 11.15 8.51
2,401 to 3,000 12.69 9.69
3,001 to 3,600 13.91 10.62
over 3,601 14.93 11.40
Source: American Community Survey, Public Use Microdata; Trip Generation,
Institute of Transportation Engineers, 11th Edition (2021); TischlerBise analysis
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Revenue Credit Evaluation
A credit for other revenues is only necessary if there is potential double payment for system
improvements. In Fort Collins, Road & Bridge Fund property taxes and gas tax revenue will be used for
maintenance of existing facilities, correcting existing deficiencies, and for capital projects that are not
TCEF system improvements. As shown later in Figure 9, TCEF revenue over the next ten years mitigates
the growth-related share of the roadway capacity needs. Thus, there is no potential double payment
from other revenues to fund the growth cost of roadway capacity projects.
Importantly, seven percent of the future need is attributed to external – external trips which represents
$8 million. This is not attributed to Fort Collins development, thus, it is not eligible for TCEF funding nor
is a credit necessary for the revenue. Fort Collins will have to identify other revenues (i.e., grants) to
support this external cost.
Inflation Adjustment
Lastly, given that much of this study was completed in 2023 and based on the inventory of data at that
time, an inflationary factor is applied to align with 2025 costs. Consistent with the City’s annual inflation
adjustment applied during the interim years between TCEF study updates, the inflationary factor applied
to the results is the Engineering News-Record (ENR) Denver Construction Cost Index (CCI). Between
August 2023 and August 2025, the CCI has decreased by 1.9 percent. The negative inflation (or deflation)
factor has been incorporated to account for the overall change in infrastructure costs during the study
period. Details on the CCI index can be found at the end of this report.
Input Variables for TCEF – Roadway Capacity
A summary of inputs for the roadway capacity component of the TCEF program are detailed in Figure 8.
Residential fees are based on the housing type (single family detached, single family attached, and
multifamily/ADU) and square footage of the dwelling unit. While there are three nonresidential
development types in the fee schedule (consistent with the current Fort Collins TCEF schedule) which
are assessed the fee based on 1,000 square feet of development.
Shown in Figure 8, unadjusted TCEF amount is found by multiplying the cost per VMT and VMT demand
factor by land use type. The inflation factor (-1.90 percent) is applied to the unadjusted amount to find
the maximum supportable fee. For example, the roadway component for a 2,200 square foot single
family detached housing unit is $8,323 (34.86 VMT per unit x $243.38 per VMT x [1 - .019] = $8,323 per
unit).
The fees represent the highest supportable amount for each type of applicable land use and represent
new growth’s fair share of the cost for capital facilities. The City may adopt fees that are less than the
amounts shown. However, a reduction in TCEF revenue will necessitate an increase in other revenues, a
decrease in planned capital expenditures, and/or a decrease in levels of service.
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Transportation Capital Expansion Fee Study
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Figure 8. Maximum Supportable TCEF – Roadway Capacity
Roadway Capacity $243.38
Gross Total $243.38
Net Total $243.38
Single Family Detached (per dwelling unit)
less than 900 13.85 $3,371 -1.90%$3,307
901 to 1,300 22.51 $5,478 -1.90%$5,374
1,301 to 1,800 29.04 $7,068 -1.90%$6,934
1,801 to 2,400 34.86 $8,484 -1.90%$8,323
2,401 to 3,000 39.67 $9,655 -1.90%$9,472
3,001 to 3,600 43.49 $10,585 -1.90%$10,384
over 3,601 46.67 $11,359 -1.90%$11,143
Single Family Attached (per dwelling unit)
less than 900 10.57 $2,573 -1.90%$2,524
901 to 1,300 17.19 $4,184 -1.90%$4,105
1,301 to 1,800 22.16 $5,393 -1.90%$5,291
1,801 to 2,400 26.60 $6,474 -1.90%$6,351
2,401 to 3,000 30.29 $7,372 -1.90%$7,232
3,001 to 3,600 33.20 $8,080 -1.90%$7,926
over 3,601 35.64 $8,674 -1.90%$8,509
Multifamily/ADU (per dwelling unit)
Up to 750 6.53 $1,589 -1.90%$1,559
751 to 1,300 10.63 $2,587 -1.90%$2,538
Over 1,300 13.72 $3,339 -1.90%$3,276
Nonresidential (per 1,000 square feet)
Commercial 45.48 $11,069 -1.90%$10,859
Office & Other Services 26.56 $6,464 -1.90%$6,341
Industrial 11.93 $2,904 -1.90%$2,849
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Transportation Capital Expansion Fee Study
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Revenue Projection from the Maximum Supportable Fee Amounts
This section summarizes the potential cash flow to the City of Fort Collin if the TCEF is implemented at
the maximum supportable amounts. The cash flow projections are based on the assumptions detailed in
this chapter and the development projections discussed in Appendix A – Land Use Assumptions.
At the top of Figure 9, the cost of growth over the next ten years is listed. The summary provides an
indication of the TCEF revenue generated by new development. Since the residential fee schedule
structure has been adjusted to account for housing type and square footage, the fee amounts used in
the revenue projections are based on VMT averages for single family and multifamily units in Fort
Collins. Shown at the bottom of the figure, the maximum supportable TCEF is estimated to generate
$106 million in revenue compared to the inflation adjusted growth-related cost of $106 million and a
total cost of $115.5 million. The remaining funding gap represents the external – external share of
future demand on the transportation network.
Figure 9. Projected Revenue from Maximum Supportable TCEF – Roadway Capacity
Infrastructure Costs for Transportation Facilities
Roadway Capacity $115,488,000 $107,468,000 $105,426,108
Total Expenditures $115,488,000 $107,468,000 $105,426,108
Projected Development Impact Fee Revenue
Single Family Multifamily Commercial Office Industrial
$9,472 $2,538 $10,859 $6,341 $2,849
per unit per unit per KSF per KSF per KSF
Year Housing Units Housing Units KSF KSF KSF
Base 2023 47,183 25,406 10,024 21,999 10,944
1 2024 47,769 26,087 10,060 22,215 10,979
2 2025 48,354 26,768 10,097 22,430 11,014
3 2026 49,009 27,529 10,135 22,627 11,049
4 2027 49,663 28,291 10,173 22,823 11,083
5 2028 50,318 29,052 10,211 23,019 11,117
6 2029 50,972 29,813 10,249 23,215 11,152
7 2030 51,627 30,575 10,287 23,412 11,186
8 2031 52,508 31,599 10,323 23,591 11,250
9 2032 53,389 32,624 10,358 23,770 11,314
10 2033 54,271 33,649 10,393 23,950 11,378
Ten-Year Increase 7,087 8,243 370 1,951 434
Projected Revenue $67,131,272 $20,920,437 $4,014,456 $12,373,080 $1,236,356
Projected Revenue $105,676,000
Total Expenditures $115,488,000
Non-Impact Fee Funding $9,812,000
Inflation Adj.
CostGrowth CostTotal Cost
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TRANSPORTATION CAPITAL EXPANSION FEE – ACTIVE MODES COMPONENT
The City of Fort Collins TCEF are calculated using a plan-based approach for active mode expansions.
Transportation improvements that provide additional vehicular capacity, account for approximately 89
percent of the growth-related cost in the analysis while active modes represent 11 percent.
The active modes component of the TCEF is based on the demand from residential and nonresidential
development and is allocated based on the percentage of commuters who walk or bike to work. Person
per housing unit and employee density factors are then applied to find the proportionate demand from
the development types.
Active Modes Capital Plan
The 2022 Active Modes Plan is the guiding document for the capital expansion plans for bike and
pedestrian infrastructure in Fort Collins. The Plan identified High, Medium, and Low priority/readiness
projects needed in the coming future to address existing demand and future demand from
development. Since the TCEF study examines infrastructure needs over the next ten years, City staff has
advised that the high and medium project lists are a realistic plan over that planning horizon. Between
the two lists there are 200 projects ranging from small spot treatments addressing signage and side
paths to extensive separated bike lane expansion projects. Pages from the Plan listing the projects are
provided in the appendix of this report.1F
2 Overall, the capital plans for active mode expansion totals
$93,789,000 (adjusting for inflation) over the next ten years.
Persons per Housing Unit by Housing Type and Square Footage
The TCEF update includes adjusting the size groupings and adding three housing types into the
residential fee schedule. The adjustment to size groupings is to be consistent with Larimier County’s
TCEF program along with improving the demand estimate for smaller and larger sized homes. The City is
pursuing assessing the TCEF by housing type as well to further the proportionality of the fee and address
equity concerns. Figure 10 summarizes the persons per housing unit (PPHU) for single family detached,
single family attached, and multifamily development by square footage. Details on the calculations to
estimate the PPHU can be found in Appendix A – Land Use Assumptions.
Figure 10. Persons per Housing Unit for Residential Development
2 The Active Modes Plan can be found at https://www.fcgov.com/fcmoves/active-modes-plan.
Persons per Housing Unit
SF
Detached
SF
Attached Multifamily
Square Footage
per Housing Unit
Square Footage
per Housing Unit
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Active Modes Capital Plan Cost Analysis
Based on the projected growth in demand on the Fort Collins transportation network, 14 percent ($13.1
million) of the total capital cost of the High and Medium priority projects in the Active Modes Plan is
attributed to development over the next ten years. As shown in Figure 11, the cost is allocated to
residential and nonresidential demand based on the data from the Travel Diary Study Report (2022).
From the survey, 22 percent of commuters in Fort Collins use active modes to travel to work. This factor
is used to allocate the active modes capital cost to nonresidential demand while the remaining 78
percent is allocated to residential demand. The allocated costs are compared to the 10-year projected
increase in population and jobs to find capital cost per unit factors. For example, the capital cost per
person is $317.46 ($13,130,508 x 78 percent / 32,262 population increase = $317.46 per person).
Figure 11. Active Modes Cost Analysis
Revenue Credit Evaluation
A credit for other revenues is only necessary if there is potential double payment for system
improvements. In Fort Collins, there are general revenues and grants for maintenance of existing
facilities and addressing existing demand. However, there are no other revenues available to address
future demand on active mode infrastructure. As shown later in Figure 13, TCEF revenue over the next
ten years mitigates the growth-related share of the active modes plan. Thus, there is no potential
double payment from other revenues to fund the growth cost of active modes projects.
Inflation Adjustment
Lastly, given that much of this study was completed in 2023 and based on the inventory of data at that
time, an inflationary factor is applied to align with 2025 costs. Consistent with the City’s annual inflation
adjustment applied during the interim years between TCEF study updates, the inflationary factor applied
to the results is the Engineering News-Record (ENR) Denver Construction Cost Index (CCI). Between
August 2023 and August 2025, the CCI has decreased by 1.9 percent. The negative inflation (or deflation)
factor has been incorporated to account for the overall change in infrastructure costs during the study
period. Details on the CCI index can be found at the end of this report.
Current Estimated Cost $93,789,345
Current Estimated Cost $93,789,345
Growth-Share of Project List 14%
Growth-Related Cost of Active Modes Plan $13,130,508
Residential Nonresidential
Proportionate Share [1]78.0% 22.0%
Attributed Capital Cost $10,241,796 $2,888,712
10-Year Population/Jobs Increase 32,262 7,580
Capital Cost per Person/Job $317.46 $381.12
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Input Variables for TCEF – Active Modes
A summary of inputs for the active modes component of the TCEF program is detailed in Figure 12.
Residential fees are based on the housing type and the square footage of the dwelling unit. While there
are three nonresidential development types in the fee schedule (consistent with the current Fort Collins
TCEF schedule).
Shown in Figure 12, the unadjusted TCEF amount is found by multiplying the cost per person/job and
demand factor by land use type. The inflation factor (-1.90 percent) is applied to the unadjusted amount
to find the maximum supportable fee. For example, the active modes component for a 2,200 square
foot single family detached housing unit is $965 (3.10 persons per unit x $317.46 per person x [1 - .019]
= $965 per unit).
The fees represent the highest supportable amount for each type of applicable land use and represent
new growth’s fair share of the cost for capital facilities. The City may adopt fees that are less than the
amounts shown. However, a reduction in TCEF revenue will necessitate an increase in other revenues, a
decrease in planned capital expenditures, and/or a decrease in levels of service.
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Figure 12. Maximum Supportable TCEF – Active Modes
Active Modes $317.46 $381.12
Gross Total $317.46 $381.12
Net Total $317.46 $381.12
Single Family Detached (per dwelling unit)
less than 900 2.34 $743 -1.90%$729
901 to 1,300 2.54 $806 -1.90%$791
1,301 to 1,800 2.84 $902 -1.90%$885
1,801 to 2,400 3.10 $984 -1.90%$965
2,401 to 3,000 3.33 $1,057 -1.90%$1,037
3,001 to 3,600 3.51 $1,114 -1.90%$1,093
over 3,601 3.65 $1,159 -1.90%$1,137
Single Family Attached (per dwelling unit)
less than 900 1.86 $590 -1.90%$579
901 to 1,300 2.14 $679 -1.90%$666
1,301 to 1,800 2.55 $810 -1.90%$795
1,801 to 2,400 2.92 $927 -1.90%$909
2,401 to 3,000 3.25 $1,032 -1.90%$1,012
3,001 to 3,600 3.50 $1,111 -1.90%$1,090
over 3,601 3.70 $1,175 -1.90%$1,153
Multifamily/ADU (per dwelling unit)
Up to 750 1.49 $473 -1.90%$464
751 to 1,300 2.09 $663 -1.90%$650
Over 1,300 2.31 $733 -1.90%$719
Nonresidential (per 1,000 square feet)
Commercial 2.12 $810 -1.90%$795
Office & Other Services 3.26 $1,241 -1.90%$1,217
Industrial 2.86 $1,089 -1.90%$1,068
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Revenue Projection from the Maximum Supportable Fee Amounts
This section summarizes the potential cash flow to the City of Fort Collins if the TCEF is implemented at
the maximum supportable amounts. The cash flow projections are based on the assumptions detailed in
this chapter and the development projections discussed in Appendix A – Land Use Assumptions.
At the top of Figure 13, the cost of growth over the next ten years is listed. The summary provides an
indication of the TCEF revenue generated by new development. Since the residential fee schedule
structure has been adjusted to account for housing type and square footage, the fee amounts used in
the revenue projections are based on persons per housing unit averages for single family and
multifamily units in Fort Collins. Shown at the bottom of the figure, the maximum supportable TCEF is
estimated to generate $13 million in revenue while there is a growth-related cost of $13 million,
offsetting all growth-related costs. The remaining funding gap represents the existing demand in Fort
Collins and will be funded through other revenues.
Figure 13. Projected Revenue from Maximum Supportable TCEF – Active Modes Component
Total Expenditures $93,789,345 $13,130,508 $12,881,029
Projected Development Impact Fee Revenue
Single Family Multifamily Commercial Office Industrial
$791 $539 $795 $1,217 $1,068
per unit per unit per KSF per KSF per KSF
Year Housing Units Housing Units KSF KSF KSF
Base 2023 47,183 25,406 10,024 21,999 10,944
1 2024 47,769 26,087 10,060 22,215 10,979
2 2025 48,354 26,768 10,097 22,430 11,014
3 2026 49,009 27,529 10,135 22,627 11,049
4 2027 49,663 28,291 10,173 22,823 11,083
5 2028 50,318 29,052 10,211 23,019 11,117
6 2029 50,972 29,813 10,249 23,215 11,152
7 2030 51,627 30,575 10,287 23,412 11,186
8 2031 52,508 31,599 10,323 23,591 11,250
9 2032 53,389 32,624 10,358 23,770 11,314
10 2033 54,271 33,649 10,393 23,950 11,378
Ten-Year Increase 7,087 8,243 370 1,951 434
Projected Revenue $5,606,282 $4,441,025 $293,903 $2,374,710 $463,471
Projected Revenue $13,179,000
Total Expenditures $93,789,000
Non-Impact Fee Funding $80,610,000
Total Cost Growth Cost
Inflation Adj.
Cost
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INFLATION ADJUSTMENT FACTOR
The City of Fort Collins annually updates the TCEF fee schedule to account for inflation in construction
costs. The inflationary factor used is the Engineering News-Record (ENR) Denver Construction Cost Index
(CCI). The CCI compares the historical cost of construction labor, steel, cement, and lumber. Given that
much of this study was completed in 2023 and based on the inventory of data at that time, an
inflationary factor is applied to align with 2025 costs. Between August 2023 and August 2025, the CCI
has decreased by 1.9 percent ( [9,190 / 9,368] – 1 = -0.019). The negative inflation (or deflation) factor
has been incorporated to account for the overall change in infrastructure costs during the study period.
Figure 14. Inflation Adjustment Factor
Denver CCI Index 9,368 9,543 9,190 -1.90%
Source: Engineering News-Record
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IMPLEMENTATION AND ADMINISTRATION
Development impact fees (in this case TCEF) should be periodically evaluated and updated to reflect
recent data. Fort Collins has consistently annually updated the TCEF schedule based on local inflation
data. If cost estimates or demand indicators change significantly, the City should redo the fee
calculations.
Colorado’s enabling legislation allows local governments to “waive an impact fee or other similar
development charge on the development of low- or moderate-income housing, or affordable employee
housing, as defined by the local government.”
Credits and Reimbursements
A general requirement that is common to impact fee methodologies is the evaluation of credits. A
revenue credit may be necessary to avoid potential double payment situations arising from one-time
impact fees plus on-going payment of other revenues that may also fund growth-related capital
improvements. The determination of revenue credits is dependent upon the impact fee methodology
used in the cost analysis and local government policies.
Policies and procedures related to site-specific credits should be addressed in the resolution or
ordinance that establishes the impact fees. Project-level improvements, required as part of the
development approval process, are not eligible for credits against impact fees. If a developer constructs
a system improvement included in the fee calculations, it will be necessary to either reimburse the
developer or provide a credit against the fees due from that particular development. The latter option is
more difficult to administer because it creates unique fees for specific geographic areas.
Based on national experience, TischlerBise typically recommends reimbursement agreements with
developers that construct system improvements. The reimbursement agreement should be limited to a
payback period of no more than ten years and the City should not pay interest on the outstanding
balance. The developer must provide sufficient documentation of the actual cost incurred for the system
improvement. The City should only agree to pay the lesser of the actual construction cost or the
estimated cost used in the impact fee analysis. If the City pays more than the cost used in the fee
analysis, there will be insufficient fee revenue for other capital improvements. Reimbursement
agreements should only obligate the City to reimburse developers annually according to actual fee
collections from the applicable Benefit District.
Citywide Service Area
The TCEF service area is defined as the entire incorporated area within Fort Collins. The infrastructure
funded through the TCEF is citywide benefiting and can be attributed to demand throughout the city.
Expenditure Guidelines
Fort Collins will distinguish system improvements (funded by transportation capital expansion fees) from
project-level improvements, such as local streets within a residential subdivision. TischlerBise
recommends limiting transportation fee expenditures to arterials and collectors, and should be
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consistent with Fort Collins City Code. System improvements that are eligible for transportation fee
funding could include:
• Constructing an arterial or collector street.
• A carrying-capacity enhancement to existing arterials or collectors, such reconstruction to add
greater street width, including additional vehicular travel lanes, bike lanes, and/or shoulders.
• Adding turn lanes, traffic signals, or roundabouts at the intersection of a State Highway with a
City arterial or collector, or a City arterial with another City arterial or collector.
Development Categories
Proposed transportation fees for residential development are by square feet of finished living space,
excluding unfinished basement, attic, and garage floor area. Appendix A provides further documentation
of demographic data by size threshold.
The three general nonresidential development categories in the proposed TCEF schedule can be used for
all new construction within the Service Area. Nonresidential development categories represent general
groups of land uses that share similar average weekday vehicle trip generation rates, as documented in
Appendix A.
• “Industrial” includes the processing or production of goods, along with warehousing,
transportation, communications, and utilities.
• “Commercial” includes retail development and eating/drinking places, along with entertainment
uses often located in a shopping center (i.e., movie theater).
• “Office & Other Services” includes offices, health care and personal services, business services
(i.e., banks) and lodging. Public and quasi-public buildings that provide educational, social
assistance, or religious services are also included in this category.
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APPENDIX A – LAND USE ASSUMPTIONS
Development-related capital expansion fees often use per capita standards and persons per housing
unit or persons per household to derive proportionate share fee amounts. Housing types have varying
household sizes and, consequently, a varying demand on City infrastructure and services. Thus, it is
important to differentiate between housing types and size.
When persons per housing unit (PPHU) is used in the development impact fee calculations,
infrastructure standards are derived using year-round population. In contrast, when persons per
household (PPHH) is used in the development impact fee calculations, the fee methodology assumes all
housing units will be occupied, thus requiring seasonal or peak population to be used when deriving
infrastructure standards. Thus, TischlerBise recommends that fees for residential development in Fort
Collins be imposed according to persons per housing unit.
Based on housing characteristics, TischlerBise recommends using two housing unit categories for the
TCEF study: (1) Single Family and (2) Multifamily. Each housing type has different characteristics which
results in a different demand on City facilities and services. Figure 15 shows the US Census American
Community Survey 2021 5-Year Estimates data for the City of Fort Collins. Single family units have a
household size of 2.54 persons and multifamily units have a household size of 1.73 persons
Figure 15. Fort Collins Persons per Housing Unit
Base Year Population and Housing Units
The City of Fort Collins has provided its own 2023 base year household population estimate which is
what will be used to calculate base year housing units.
Figure 16. Base Year Household Population
In 2023, there are an estimated 72,590 housing units in Fort Collins. The housing mix and PPHU factors
in Figure 15 are applied to the household population to estimate single family and multifamily units.
Overall, single family housing is 65 percent of the total, while multifamily is 35 percent.
House-Persons per Housing Persons per Housing Vacancy
holds Household Units Housing Unit Mix Rate
Single Family 115,988 44,342 2.62 45,625 2.54 65% 3%
Multifamily 42,457 22,862 1.86 24,496 1.73 35% 7%
Subtotal 158,445 67,204 2.36 70,121 2.26 4%
Group Quarters 8,197
TOTAL 166,642
Units in Structure Persons
Base Year
Fort Collins, CO 2023
Household Population [1]164,053
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Figure 17. Base Year Housing Units
However, recent trends over the last three years show multifamily housing growing at a greater rate
than single family at 54 percent vs 46 percent of total housing growth respectively as shown in Figure
18. This is the trend that will be used for housing and population growth projections.
Figure 18. Building Permit History
In 2023, the household population in Fort Collins is estimated to be 164,053. To estimate the total
residents, the group quarters population of 10,392 is applied to the household population. As a result,
the 2023 population is estimated at 174,445 residents and will be used for housing and population
projections.
Figure 19. Base Year Population
Single Family 47,183
Multifamily 25,406
Total 72,590
[1] Source: City of Fort Collins Population Estimate; PPHU Factors
Single Family 1,104 46%
Multifamily 1,284 54%
Total 2,388
Source: City of Fort Collins
Population 164,053 10,392 174,445
Source: City of Fort Collins Population Estimate
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Population and Housing Unit Projections
From the 2023 base year housing unit totals, there is a projected increase of 21 percent in housing stock over the next ten years. Following the
trend that there is more multifamily development (54 percent) than single family development (46 percent), there is an estimated 8,243
multifamily units and 7,087 single family units projected. Population growth is assumed to continue with housing development based on the
PPHU factors by housing type. As a result, there is a projected increase of 32,262 residents over the next ten years. This is an 18.5 percent
increase from the base year, slightly lower than housing development at 21 percent since there is a shift in multifamily development and smaller
household sizes.
Figure 20. Residential Development Projections
Population [1]174,445 177,109 179,774 182,753 185,733 188,713 191,693 194,673 198,684 202,696 206,707 32,262
1.5% 1.5% 1.7% 1.6% 1.6% 1.6% 1.6% 2.1% 2.0% 2.0% 18.5%
Housing Units [2]
Single Family 47,183 47,769 48,354 49,009 49,663 50,318 50,972 51,627 52,508 53,389 54,271 7,087
Multifamily 25,406 26,087 26,768 27,529 28,291 29,052 29,813 30,575 31,599 32,624 33,649 8,243
Total 72,590 73,856 75,122 76,538 77,954 79,370 80,786 82,202 84,108 86,014 87,920 15,330
[2] Source: Housing growth is projected based on housing development and PPHU factors
[1] Source: City of Fort Collins Population Estimate; Population growth is projected based on housing development and PPHU factors by
type of home
Percent Increase
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Current Employment and Nonresidential Floor Area
The impact fee study will include nonresidential development as well. Job estimates are from North
Front Range MPO Traffic TAZ database. The model forecasts employment growth for the entire city from
2020 to 2045 in five-year increments. To find the total employment in the base year, 2023, a straight-
line approach from 2020 to 2025 was used. Listed in Figure 21, 107,677 jobs are estimated in the City of
Fort Collins. Nearly half the employment is in the office industry. However, retail, industrial, and
institutional industries have a significant presence as well.
Figure 21. Base Year Employment by Industry
The base year nonresidential floor area for the industry sectors is calculated with the Institution of
Transportation Engineers’ (ITE) square feet per employee averages, Figure 22. For industrial the Light
Industrial factors are used; for institutional the Hospital factors are used; for retail the Shopping Center
factors are used; for office the General Office factors are used.
Figure 22. Institute of Transportation Engineers (ITE) Employment Density Factors
By combining the base year job totals and the ITE square feet per employee factors, the nonresidential
floor area is calculated in Figure 23. There is an estimated total of 43 million square feet of
nonresidential floor area in Fort Collins. The office and industrial industries account for almost two-
thirds of the total floor area at 37 percent and 25 percent respectively, while retail accounts for 23
percent and institutional accounts for 14 percent of the total.
Base Year
2023
I ndustrial 17,181 16%
Institutional 17,433 16%
Retail 21,282 20%
Office 51,782 48%
Total Jobs 107,677 100%
Employment
Industries
Percent
of Total
Employment ITE Demand Emp Per Sq Ft
Industry Code Land Use Unit Dmd Unit Per Emp
Industrial 110 Light Industrial 1,000 Sq Ft 1.57 637
Institutional 610 Hospital 1,000 Sq Ft 2.86 350
Retail 820 Shopping Center 1,000 Sq Ft 2.12 471
Office 710 General Office 1,000 Sq Ft 3.26 307
Trip Generation , Institute of Transportation Engineers, 11th Edition (2021)
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Figure 23. Base Year Nonresidential Floor Area
Industrial 17,181 637 10,944,355
Institutional 17,433 350 6,101,592
Retail 21,282 471 10,023,588
Office 51,782 307 15,896,963
Total 107,677 42,966,498
[1] Source: North Front Range MPO TAZ employment database
[2] Source: Trip Generation, Institute of Transportation
Engineers, 11th Edition (2021)
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Employment and Nonresidential Floor Area Projections
Based on the TAZ employment database, over the ten-year projection period, it is estimated that there will be an increase of 7,580 jobs. The
majority of the increase comes from the office sector (58 percent); however, the institutional sector (23 percent) has a significant impact as well.
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 2.8 million square feet, a 6 percent increase from the base year. The office and
institutional sectors have the greatest increase.
Figure 24. Employment and Nonresidential Floor Area Projections
Industrial 17,181 17,236 17,291 17,345 17,399 17,453 17,507 17,560 17,661 17,762 17,862 681
Institutional 17,433 17,621 17,809 17,980 18,152 18,323 18,495 18,666 18,832 18,999 19,165 1,732
Retail 21,282 21,359 21,437 21,518 21,599 21,680 21,760 21,841 21,916 21,991 22,066 785
Office 51,782 52,271 52,760 53,204 53,648 54,091 54,535 54,979 55,374 55,768 56,163 4,381
Total Jobs 107,677 108,487 109,297 110,047 110,797 111,547 112,297 113,047 113,784 114,520 115,257 7,580
Industrial 10,944 10,979 11,014 11,049 11,083 11,117 11,152 11,186 11,250 11,314 11,378 434
Institutional 6,102 6,167 6,233 6,293 6,353 6,413 6,473 6,533 6,591 6,650 6,708 606
Retail 10,024 10,060 10,097 10,135 10,173 10,211 10,249 10,287 10,323 10,358 10,393 370
Office 15,897 16,047 16,197 16,334 16,470 16,606 16,742 16,879 17,000 17,121 17,242 1,345
Total Floor Area 42,966 43,254 43,542 43,810 44,079 44,348 44,616 44,885 45,164 45,443 45,721 2,755
[2] Source: Trip Generation, Institute of Transportation Engineers, 11th Edition (2021)
[1] Source: North Front Range MPO TAZ employment database
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Vehicle Trip Generation
The following provides details on the vehicle trip generation rates used in the vehicle miles of travel
(VMT) rates for development types and projections for needed roadway expansion. Additionally, details
on the VMT factors can be found in the body of the report.
RESIDENTIAL TRIP GENERATION BY HOUSING UNIT SIZE (SQ. FT.)
As an alternative to simply using average trip generation rates for residential development by housing
type, TischlerBise has derived custom trip rates using demographic data for Fort Collins. Key inputs
needed for the analysis (i.e., average number of persons and vehicles available per housing unit) are
available from the U.S. Census Bureau’s American Community Survey (ACS).
As previously shown in Figure 15, Fort Collins averages 2.26 residents per housing unit. Single family
includes detached and attached dwellings and manufactured housing. Duplexes and apartments are
combined as multifamily. The average number of persons per housing unit in Fort Collins will be
compared to national averages derived from traffic studies tabulated by the Institute of Transportation
Engineers (ITE). Trip generation rates are also dependent upon the average number of vehicles available
per dwelling. Figure 25 indicates vehicles available by housing type within Fort Collins. As expected,
single family housing has more vehicles available per dwelling (1.95) than multifamily housing (1.67).
Figure 25. Vehicles Available per Housing Unit
Custom tabulations of demographic data by bedroom range can be created from individual survey
responses provided by the U.S. Census Bureau, in files known as Public Use Microdata Samples (PUMS).
Because PUMS files are available for areas of roughly 100,000 persons, Fort Collins is included in Public
Use Microdata Area (PUMA) 103 that covers the northern portion of Larimer County. At the top of
Figure 26 with yellow shading indicates the survey results, which yield the unadjusted number of
persons and vehicles available per dwelling. These multipliers are adjusted to match the control totals
for Fort Collins, as documented in Figure 15 and Figure 25.
In comparison to the national averages based on ITE traffic studies, Fort Collins has fewer persons per
dwelling, but a greater number of vehicles available per dwelling. Rather than rely on one methodology,
Tenure
Vehicles
Available [1]
Single
Family [2]Multifamily [2]Total
Vehicles per
Household
Housing Type
Vehicles
Available
Housing
Units [3]
Vehicles per
Housing Unit
1.85
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the recommended multipliers shown below with grey shading and bold numbers are an average of trip rates based on persons and vehicles
available (all types of housing units combined). In Fort Collins, the average housing unit is estimated to yield an 8.40 average weekday vehicle
trip ends (AWVTE).
Figure 26. Average Weekday Vehicle Trips Ends by Bedroom Range
0-1 457 386 388 8.6% 1.18 1.17 0.99 0.97
2 1,885 1,678 1,117 24.6% 1.69 1.68 1.50 1.47
3 3,585 3,217 1,542 34.0% 2.32 2.30 2.09 2.05
4+ 4,410 3,630 1,487 32.8% 2.97 2.94 2.44 2.39
Total 10,337 8,911 4,534 2.28 2.26 1.97 1.93
221 Apt 1.84 5.10 4.54 35%2.47 0.89
210 SFD 2.65 6.36 9.43 65%3.56 1.48
Wgtd Avg 2.37 5.92 7.72 3.18 1.27
Recommended AWVTE per Dwelling Unit by Bedroom Range
AWVTE per AWVTE per
HU Based HU Based on
0-1 2.77 5.74 4.26
2 3.98 8.70 6.34
3 5.45 12.14 8.80
4+6.97 14.15 10.56
Total 5.36 11.43 8.40
AWVTE per Dwelling by House Type
AWVTE per AWVTE per
HU Based HU Based on
221 Apt 4.10 9.89 7.00 1.73 1.67
210 SFD 6.02 11.54 8.78 2.54 1.95
All Types 5.36 11.44 8.40 2.26 1.93
1. American Community Survey, Public Use Microdata Sample
for CO PUMA 00103 (2017-2021 5-Year).
2. Adjusted multipliers are scaled to make the average PUMS
values match control total s for Fort Collins, based on American
Community Survey (2017-2021 5 -Year ).
3. Adjusted persons per housing unit multiplied by national
weighted average trip rate per person.
4. Adjusted vehicles available per housing unit multiplied by
national weighted average trip rate per vehicle available.
5. Average of trip rates based on persons and vehicles available
per housing unit.
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To derive average weekday vehicle trip ends by dwelling size, TischlerBise matched trip generation rates
and average floor area, by bedroom range, as shown in Figure 27. Floor area averages were calculated
with certificate of occupancies issued from 2020 through 2022. The logarithmic trend line formula is
derived from the four actual averages in Fort Collins. The trend line is then used to derive estimated trip
ends by dwelling size thresholds. For example, the vehicle trip ends for a housing unit less than 900
square feet is 3.77.
Figure 27. Residential Vehicle Trip Ends by Dwelling Size
Importantly, the vehicle trip ends in Figure 27 are for all housings units in Fort Collins. The City is
pursuing assessing the TCEF by housing types, along with square footage. Thus, further analysis is
required and completed below.
Custom vehicle trip end rates for all existing single family and multifamily units in Fort Collins are listed
in Figure 28. The calibrating factor for the housing types are found by comparing the trip rates by to the
overall average in Fort Collins. As a result, single family housing units are 118 percent of the city average
and multifamily housing units are 56 percent of the city average. These calibrating factors are applied to
the citywide trip rates size groupings to estimate the trips rates for single family detached and
multifamily units.
Bedrooms Square Feet Trip Ends Sq Ft Range Trip Ends
0-1 781 4.26 less than 900 3.77
2 1,162 6.34 901 to 1,300 6.12
3 1,729 8.80 1,301 to 1,800 7.90
4+2,684 10.56 1,801 to 2,400 9.48
2,401 to 3,000 10.79
3,001 to 3,600 11.83
over 3,601 12.70
Actual Averages per Hsg Unit Fitted-Curve Values
Tr
i
p
E
n
d
s
p
e
r
H
o
u
s
i
n
g
U
n
i
t
Square Feet of Living Area
Average Weekday Vehicle Trip Ends
by Dwelling Square Footage
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Figure 28. Single Family Detached and Multifamily Calibrating Factor
Furthermore, to calculate the single family attached trip end rates the ITE national averages for single
family detached and single family attached are compared. Shown in Figure 29, single family attached
units generate 76 percent of the single family detached units. This factor is applied to single family
detached trip rates by size to estimate trip rates for single family attached units.
Figure 29. Single Family Attached Calibrating Factor
Figure 30 summarizes the vehicle trip ends for single family detached, single family attached, and
multifamily units by square footage by multiplying the citywide averages with the calibrating factors.
Figure 30. Vehicle Trip Ends by Housing Type and Square Footage
RESIDENTIAL VEHICLE TRIPS ADJUSTMENT FACTORS
A vehicle trip end is the out-bound or in-bound leg of a vehicle trip. As a result, so to not double count
trips, a standard 50 percent adjustment is applied to trip ends to calculate a vehicle trip. For example,
the out-bound trip from a person’s home to work is attributed to the housing unit and the trip from
work back home is attributed to the employer.
Housing Type
Single Family 12.70 118%
Multifamily 6.00 56%
Fort Collins Average 10.80
Local Trip
Ends per Unit [1]
Calibrating
Factor
ITE Wkdy Trip Ends
Code Per Dmd Unit
210 Single-Family Detached 9.43
215 Single-Family Attached 7.20 76%
SF Attached
Calibrating Factor
Land Use Group
Square Feet of
Finished Living Space
Vehicle Trip Ends per Unit
SF
Detached Multifamily
SF
Attached
Square Feet of
Finished Living Space
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However, an additional adjustment is necessary to capture City residents’ work bound trips that are
outside of the city. The trip adjustment factor includes two components. According to the National
Household Travel Survey (2009), home-based work trips are typically 31 percent of out-bound trips
(which are 50 percent of all trip ends). Also, utilizing the most recent data from the Census Bureau's web
application "OnTheMap”, 51 percent of Fort Collins workers travel outside the city for work. In
combination, these factors account for 8 percent of additional production trips (0.31 x 0.50 x 0.51 =
0.08). Shown in Figure 31, the total adjustment factor for residential housing units includes attraction
trips (50 percent of trip ends) plus the journey-to-work commuting adjustment (8 percent of production
trips) for a total of 58 percent.
Figure 31. Residential Trip Adjustment Factor for Commuters
NONRESIDENTIAL VEHICLE TRIPS
Vehicle trip generation for nonresidential land uses are calculated by using ITE’s average daily trip end
rates and adjustment factors found in their recently published 11th edition of Trip Generation. To
estimate the trip generation in Fort Colins, the weekday trip end per 1,000 square feet factors
highlighted in Figure 32 are used.
Figure 32. Institute of Transportation Engineers Nonresidential Factors
For retail development, the trip adjustment factor is less than 50 percent because such development
attracts vehicles as they pass by on arterial roads. For example, when someone stops at a convenience
store on the way home from work, the convenience store is not the primary destination. For the average
shopping center, ITE indicates that 25 percent of the vehicles that enter are passing by on their way to
some other primary destination. The remaining 75 percent of attraction trips have the commercial site
as their primary destination. Because attraction trips are half of all trips, the trip adjustment factor is 75
percent multiplied by 50 percent, or approximately 38 percent of the trip ends.
Additional Production Trips 8%
Standard Trip Adjustment Factor 50%
Residential Trip Adjustment Factor 58%
Source: U.S. Census, OnTheMap Application, 2019
Employment ITE Demand Wkdy Trip Ends Wkdy Trip Ends
Industry Code Land Use Unit Per Dmd Unit Per Employee
Industrial 110 Light Industrial 1,000 Sq Ft 4.87 3.10
Retail 820 Shopping Center 1,000 Sq Ft 37.01 17.42
Office 710 General Office 1,000 Sq Ft 10.84 3.33
Trip Generation , Institute of Transportation Engineers, 11th Edition (2021)
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34
Persons per Housing Unit by Housing Type and Square Footage
In a parallel study, Economic & Planning Systems (EPS) is preparing an update to other capital expansion
fees for the City of Fort Collins. In that effort, EPS has estimated the PPHU for the expanded size
groupings and housing types based on an analysis of the 2023 American Housing Survey Mountain
Region and calibrated it for Fort Collins. Figure 33 summarizes those PPHU factors.
Figure 33. Persons per Housing Unit by Housing Type and Square Footage
Persons per Housing Unit
SF
Detached
SF
Attached Multifamily
Square Footage
per Housing Unit
Square Footage
per Housing Unit
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APPENDIX B – ACTIVE MODES PROJECT LISTS
Below are pages from the Fort Collins Active Modes Plan (2022) listing the high and medium
priority/readiness projects.
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City of Fort Collins, Colorado
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Figure 34. High Priority/Readiness Projects
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Figure 35. High Priority/Readiness Projects cont.
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38
Figure 36. High Priority/Readiness Projects cont.
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39
Figure 37. Medium Priority/Readiness Projects
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40
Figure 38. Medium Priority/Readiness Projects cont.
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41
Figure 39. Medium Priority/Readiness Projects cont.
Page 92
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Financial Services, Sales Tax &
Revenue Director
Jen Poznanovic
Sustainability Services, Deputy
Director
Josh Birks
Sept. 9,
2025
Impact Fees
2025 Study Updates
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2
Questions for City Council
•Does City Council support impact fee study revisions?
•Does City Council need any additional information ahead of
proposed first reading on Oct. 7?
Core Objective: Align Impact Fees with the Land Use Code
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3
Realignment Scope & Objectives
Realignment effort focus:
•Fee ability to affect policy through
valid model adjustments
•Fee alignment with adopted
policies, Council priorities, values
Committed to maintain:
•Data-driven methodologies
•Integrity of studies and fee
schedules
•Defensibility and compliance with
changing legal environment
Adopted
Plans,
Policies,
Goals
Council
Priorities,
Values
Fair, Data-
Driven
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4
Current State
•In January 2025, Capital Expansion Fees (CEFs) were updated
with an inflationary factor in lieu of fees proposed by 2023
studies.
•CEFs have received inflationary-only updates since previous 2017
study adoption.
•Utilities Electric Capacity Fee and three Plant Investment Fees (PIFs)
have been fully updated.
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5
Proposed Adjustments to 2023 Studies –Methodology Update
General Updates
•Primary driver of fees is household size
•Household size factor update (two studies –EPS & TischlerBise)
Capital Expansion Fees (CEF)
⎻New household sizes drive new fees
⎻Household sizes updated using newer data and household size by type
⎻New sq. ft. categories used to better align with Larimer County and product type
Transportation Capital Expansion Fees (TCEF)
⎻Household size factor used to adjust trip ends by unit size and type
⎻Number of people and number of vehicles at the home
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Proposed 2023 Study Revisions –Adjustment One
•Wider variety of dwelling unit sizes
•Square footage range adjustments
to seven tiers:
•Current maximum 2,200 sq. ft.
•New maximum aligns with
Larimer County at over 3,600
sq. ft.
Current Proposed
Up to 700 sq. ft.Up to 900 sq. ft.
700 -1,200 sq. ft.901 -1,300 sq. ft.
1,201 -1,700 sq. ft.1,301 -1,800 sq. ft.
1,701 -2,200 sq. ft.1,801 -2,400 sq. ft.
Over 2,200 sq. ft.2,401 -3,000 sq. ft.
3,001 -3,600 sq. ft.
Over 3,601 sq. ft.
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Proposed 2023 Study Revisions –Adjustment Two
•Wider variety of types
•New residential dwelling
unit categories:
•Single Family Attached
•Single Family Detached
•Multifamily / ADU
Proposed
Single Family Detached
Up to 900 sq. ft.
901 -1,300 sq. ft.
1,301 -1,800 sq. ft.
1,801 -2,400 sq. ft.
2,401 -3,000 sq. ft.
3,001 -3,600 sq. ft.
Over 3,601 sq. ft.
Single Family Attached
Up to 900 sq. ft.
901 -1,300 sq. ft.
1,301 -1,800 sq. ft.
1,801 -2,400 sq. ft.
2,401 -3,000 sq. ft.
3,001 -3,600 sq. ft.
Over 3,601 sq. ft.
Multifamily / ADU
Up to 750 sq. ft.
751 -1,300 sq. ft.
Over 1,301 sq. ft
Current
Residential (per dwelling)
Up to 700 sq. ft.
700 -1,200 sq. ft.
1,201 -1,700 sq. ft.
1,701 -2,200 sq. ft.
Over 2,200 sq. ft.
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CEF Study: Household Size Updates
Proposed average
household size:
•Adjusted methodology
used to capture
household size by type
•In general, this has led to
a shift in the fee
calculations that is more
representative of the
household sizes based
on product type
CurrentDescription Avg. HH Size
Single Family Detached
Up to 700 sq. ft.1.40
701 - 1,200 sq. ft.2.12
1,201 - 1,700 sq. ft.2.38
1,701 - 2,200 sq. ft.2.56
Over 2,000 sq. ft.2.91
Description Avg. HH Size
Single Family Detached
Up to 700 sq. ft.1.40
701 - 1,200 sq. ft.2.12
1,201 - 1,700 sq. ft.2.38
1,701 - 2,200 sq. ft.2.56
Over 2,000 sq. ft.2.91
Proposed
Description Sq. Ft.Avg. HH Size
Single Family Detached
Up to 900 sq. ft.700 1.98
901 - 1,300 sq. ft.901 2.15
1,301 - 1,800 sq. ft.1,301 2.39
1,801 - 2,400 sq. ft.1,801 2.61
2,401 - 3,000 sq. ft.2,401 2.81
3,001 - 3,600 sq. ft.3,001 2.96
Over 3,601 sq. ft.3,601 3.08
Single Family Attached
Up to 900 sq. ft.700 1.50
901 - 1,300 sq. ft.901 1.74
1,301 - 1,800 sq. ft.1,301 2.07
1,801 - 2,400 sq. ft.1,801 2.37
2,401 - 3,000 sq. ft.2,401 2.63
3,001 - 3,600 sq. ft.3,001 2.83
Over 3,601 sq. ft.3,601 3.00
Multifamily
Up to 700 sq. ft.500 1.27
701 - 1,300 sq. ft.1,000 1.87
Over 1,301 sq. ft 1,301 2.09
Single Family Detached
Up to 900 sq. ft.700 1.98
901 - 1,300 sq. ft.901 2.15
1,301 - 1,800 sq. ft.1,301 2.39
1,801 - 2,400 sq. ft.1,801 2.61
2,401 - 3,000 sq. ft.2,401 2.81
3,001 - 3,600 sq. ft.3,001 2.96
Over 3,601 sq. ft.3,601 3.08
Single Family Attached
Up to 900 sq. ft.700 1.50
901 - 1,300 sq. ft.901 1.74
1,301 - 1,800 sq. ft.1,301 2.07
1,801 - 2,400 sq. ft.1,801 2.37
2,401 - 3,000 sq. ft.2,401 2.63
3,001 - 3,600 sq. ft.3,001 2.83
Over 3,601 sq. ft.3,601 3.00
Multifamily/ ADU
Up to 750 sq. ft.550 1.35
751 - 1,300 sq. ft.1,025 1.89
Over 1,301 sq. ft 1,301 2.09
Residential (per dwelling)
Up to 700 sq. ft.1.40
701 - 1,200 sq. ft.2.12
1,201 - 1,700 sq. ft.2.38
1,701 - 2,200 sq. ft.2.56
Over 2,200 sq. ft.2.91
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2024 Dwelling Unit Counts
Single Family Detached
•92% of units built are in the
1,801 to 3,000 sq. ft.
categories
Single Family Attached
•All units built are in the 901 to
2,400 sq. ft. categories
Multifamily/ ADU
•84% of units built are less
than 1,300 sq. ft.
Residential per Unit SF Detached SF Attached Multifamily/
ADU
Up to 900 sq. ft.0%0%24%
901 - 1,300 sq. ft.6%6%60%
1,301 - 1,800 sq. ft.24%65%11%
1,801 - 2,400 sq. ft.50%29%5%
2,401 - 3,000 sq. ft.18%0%0%
3,001 - 3,600 sq. ft.3%0%0%
Over 3,601 sq. ft.0%0%0%
•Current maximum category is over 2,200 sq. ft.
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TCEF Study: Household Size Updates
Changes to structure:
•Increases demand from Single Family Detached
•Decreases for Single Family Attached and Multifamily
•Citywide average is a weighted average of all housing stock
3.77 less than 900 4.43 3.38 less than 701 2.09
6.12 901 to 1,300 7.20 5.50 701 to 1,300 3.40
7.90 1,301 to 1,800 9.29 7.09 over 1,301 4.39
9.48 1,801 to 2,400 11.15 8.51
10.79 2,401 to 3,000 12.69 9.69
11.83 3,001 to 3,600 13.91 10.62
12.70 over 3,601 14.93 11.40
Vehicle Trip Ends per Unit
All Housing
Comparison
Square Footage
per Housing Unit
SF
Detached
SF
Attached
Square Footage
per Housing Unit
Multifamily
ADU
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11
Proposed 2023 Study Revisions –Adjustment Three
•More accurately reflect how
funds are used
•Eight fee types, with General
Government now two types:
•Facilities
•Fleet
Current Proposed
Parks
•Neighborhood Park
•Community Park
Parks
•Neighborhood Park
•Community Park
Police Police
Fire Fire
General Government
Government
•Facilities
•Fleet
TCEF TCEF
Fee Types
Page 103
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12
Police Fire Total % Change
Land Use Type
Neighborhood
Park
Community
Park Facilities Fleet
Single Family Detached
Up to 900 sq. ft.$5,060 $2,525 $671 $1,061 $1,089 $222 $10,628 47%
901 - 1,300 sq. ft.$5,497 $2,744 $729 $1,153 $1,183 $241 $11,547 20%
1,301 - 1,800 sq. ft.$6,133 $3,061 $813 $1,286 $1,320 $268 $12,881 23%
1,801 - 2,400 sq. ft.$6,695 $3,342 $888 $1,404 $1,441 $293 $14,062 33%
2,401 - 3,000 sq. ft.$7,192 $3,590 $954 $1,508 $1,548 $314 $15,106 28%
3,001 - 3,600 sq. ft.$7,579 $3,782 $1,006 $1,589 $1,631 $331 $15,917 35%
Over 3,601 sq. ft.$7,894 $3,940 $1,048 $1,655 $1,698 $345 $16,579 41%
Single Family Attached
Up to 900 sq. ft.$4,010 $2,001 $532 $841 $863 $175 $8,422 14%
901 - 1,300 sq. ft.$4,625 $2,308 $614 $970 $995 $202 $9,713 1%
1,301 - 1,800 sq. ft.$5,519 $2,754 $732 $1,157 $1,187 $242 $11,592 10%
1,801 - 2,400 sq. ft.$6,311 $3,150 $838 $1,323 $1,358 $276 $13,256 20%
2,401 - 3,000 sq. ft.$7,012 $3,499 $930 $1,470 $1,509 $307 $14,728 20%
3,001 - 3,600 sq. ft.$7,556 $3,770 $1,003 $1,584 $1,626 $330 $15,868 26%
Over 3,601 sq. ft.$7,999 $3,992 $1,061 $1,677 $1,721 $350 $16,801 30%
Multifamily / ADU
Up to 750 sq. ft.$3,228 $1,611 $429 $677 $695 $141 $6,780 -7%
751 - 1,300 sq. ft.$4,507 $2,249 $598 $945 $970 $197 $9,465 -1%
Over 1,301 sq. ft $4,997 $2,494 $663 $1,048 $1,075 $219 $10,495 0%
Parks Government
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2024 Actual
Actual revenue collected in 2024
2025 Fee
Revenue estimates for 2025
using current 2025 fees and
dwelling unit counts from 2024
Proposed
Revenue estimates for 2025
using proposed fees and
dwelling unit counts from 2024
13
CEF: Revenue Comparison
Residential New Single Family Detached 2024 Actual 2025 Fee Proposed %
Change
Parks 1,827,124 1,936,284 2,317,065 20%
Fire 187,427 198,629 324,115 63%
Police 104,757 110,992 205,012 85%
Government 255,312 270,578 400,240 48%
Total 2,374,620 2,516,483 3,246,433 29%
Residential New Single Family Attached 2024 Actual 2025 Fee Proposed %
Change
Parks 991,667 1,045,736 1,109,970 6%
Fire 101,763 107,078 155,221 45%
Police 56,925 59,401 97,528 64%
Government 138,655 145,876 191,719 31%
Total 1,289,010 1,358,091 1,554,439 14%
Multifamily / ADU 2024 Actual 2025 Fee Proposed %
Change
Parks 2,023,009 2,205,923 1,992,300 -10%
Fire 206,867 217,713 271,056 25%
Police 115,826 121,929 171,587 41%
Government 281,562 295,959 334,663 13%
Total 2,627,264 2,841,524 2,769,606 -3%
Grand Total 6,290,894 6,716,098 7,570,478 13%*Proposed fees include inflation through 2025Page 105
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•Change in maximum
supportable fee
•Single family about
double the fee of a
multifamily
TCEF: Revised Residential Fee Schedule
14
*2023 report maximum fee results and presented to City Council. Size
groupings have been adjusted so comparisons do not align perfectly.
SF Detached
Residential (per housing unit)
less than 901 4,036$ 3,135$ 901$
901 to 1,300 6,165 5,475 690
1,301 to 1,800 7,819 6,988 831
1,801 to 2,400 9,288 8,106 1,182
2,401 to 3,000 10,509 9,000 1,509
3,001 to 3,600 11,477 9,000 2,477
over 3,601 12,280 9,000 3,280
SF Attached
Residential (per housing unit)
less than 901 3,103$ 3,135$ (32)$
901 to 1,300 4,771 5,475 (704)
1,301 to 1,800 6,086 6,988 (902)
1,801 to 2,400 7,260 8,106 (846)
2,401 to 3,000 8,244 9,000 (756)
3,001 to 3,600 9,016 9,000 16
over 3,601 9,662 9,000 662
Multifamily
Residential (per housing unit)
Up to 750 2,023$ 3,135$ (1,112)$
751 to 1,300 3,188 5,475 (2,287)
Over 1,300 3,995 6,988 (2,993)
Change
Square Feet of
Finished Living Space
New
Maximum
Old
Maximum*Change
Square Feet of
Finished Living Space
New
Maximum
Old
Maximum*Change
Square Feet of
Finished Living Space
New
Maximum
Old
Maximum*
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2024 Actual
Actual revenue collected in 2024
2025 Fee
Revenue estimates for 2025
using current 2025 fees and
dwelling unit counts from 2024
Proposed
Revenue estimates for 2025
using proposed fees and
dwelling unit counts from 2024
15
TCEF: Revenue Comparison
*Proposed fees include inflation through 2025.
Residential New Single
Family Detached 2024 Actual 2025 Fee Proposed %
Change
TCEF 1,808,682$ 1,892,764$ 2,137,301$ 13%
Residential New Single
Family Attached 2024 Actual 2025 Fee Proposed %
Change
TCEF 922,256$ 960,074$ 825,272$ -14%
Multifamily / ADU 2024 Actual 2025 Fee Proposed %
Change
TCEF 1,478,029$ 1,556,726$ 918,439$ -41%
Grand Total 4,208,967$ 4,409,564$ 3,881,012$ -12%
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CEF and TCEF Revenue Comparison
Overall, 3% revenue
estimate increase across all
housing units and sizes
•Single Family Detached
22% increase
•Single Family Attached
3% increase
•Multifamily / ADU
16% decrease
*Proposed fees include inflation through 2025
Residential New Single Family Detached 2024 Actual 2025 Fee Proposed %
Change
CEFs 2,374,620 2,516,483 3,246,433 29%
TCEF 1,808,682 1,892,764 2,137,301 13%
Total 4,183,302 4,409,247 5,383,734 22%
Residential New Single Family Attached 2024 Actual 2025 Fee Proposed %
Change
CEFs 1,289,010 1,358,091 1,554,439 14%
TCEF 922,256 960,074 825,272 -14%
Total 2,211,266 2,318,165 2,379,711 3%
Multifamily / ADU 2024 Actual 2025 Fee Proposed %
Change
CEFs 2,627,264 2,841,524 2,769,606 -3%
TCEF 1,478,029 1,556,726 918,439 -41%
Total 4,105,293 4,398,250 3,688,045 -16%
Grand Total 10,499,861 11,125,662 11,451,490 3%
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17
Current & Future Impact Fee Examples
Land Use Type Current Proposed % Change
Single Family Detached 18,929 23,350 23%
Single Family Attached 18,929 20,516 8%
Multifamily 18,929 14,490 -23%
2,000 square feet example
750 square feet ADU example
Land Use Type Current Proposed % Change
Multifamily / ADU 15,084 12,653 -16%
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18
Fort Collins Total Development Cost
Single Family Detached
•Impact Fees:
•3.3% of total in 2019
•3.3% in 2025 (current)
•3.7% in 2025 (proposed)
•Impact fees are a small
percentage of overall
development costs
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19
Fort Collins Total Development Cost
Multifamily
•Impact Fees:
•5.9% of total in 2019
•6.0% in 2025 (current)
•4.9% in 2025 (proposed)
•Impact fees are a small
percentage of the overall
development costs.
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20
Nonresidential Fee Updates (per 1000 sq. ft.)
•Fees proportionate to the
infrastructure demand for the type of
development
•New nonresidential land use
category for CEFs
•A new fee for land use
comprised of offices and other
services
•Alignment with TCEFs to create
consistency between the CEF
and TCEF fees based on the
Institute of Transportation (ITE)
land use code
•Currently, office and other
services impact fees are
charged at the same rate as
retail/commercial developments
Commercial Current Proposed %
Change
CEFs 3,027 3,861 28%
TCEF 10,885 11,654 7%
Total 13,912 15,515 12%
Office & Other Services Current Proposed %
Change
CEFs 3,027 2,113 -30%
TCEF 8,019 7,558 -6%
Total 11,046 9,671 -12%
Industrial/Warehouse Current Proposed %
Change
CEFs 711 1,001 41%
TCEF 2,588 3,917 51%
Total 3,299 4,918 49%
*Proposed fees include inflation through 2025
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21
2025 Workplan Timeline
1) Comprehensive legal review
2) Assess methodological options
3) Propose alignment adjustments to 2023 study assumptions
4) Recommend fee schedules for Jan. 1, 2026 implementation
5) Plan for next cycle of comprehensive study updates
Feb 2025 Q1-Q3 2025 Jan 2026
Jan. 1
Fee Implementation
July 3
Council Finance
Committee
Oct. 7
City Council Adoption
Feb. 11
Council Work Session
Fall 2025
Sept. 9
Council Work Session
Oct. 21
City Council Adoption
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22
Future Cadence
Next capital expansion fee study and detailed update planned for 2030 implementation
*No change for utility fees in 2026 due to most recent model updates and current inflation data
2017-2025 2026 2027 2028 2029 2030
Capital Expansion Fees Inflation Update Inflation Inflation Inflation Update
Transportation CEFs Inflation Update Inflation Inflation Inflation Update
Electric Capacity Fees Updated Review Review Update Review Update
Water Supply Requirement Updated Review Review Update Review Update
Water, Wastewater, Stormwater PIFs Updated Review Review Update Review Update
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23
Questions for City Council
•Does City Council support impact fee study revisions?
•Does City Council need any additional information ahead of
proposed first reading on Oct. 7?
Page 115
Item 1.
File Attachments for Item:
2. 2024 Building Codes
The purpose of this item is to update Council on the adoption of 2024 Building Codes, including
Energy Code and Wildland Urban Interface Code (WUI). The 2024 International Codes (2024 I-
Codes) represent the most up-to-date, comprehensive, and fully integrated body of codes
regulating building construction and systems using prescriptive and performance-related
provisions. The purpose of these codes is to establish the minimum construction requirements
to safeguard the public health, safety, and general welfare by regulating structural strength and
stability, sanitation, light and ventilation, energy conservation, and property protection from
hazards attributed to the built environment within the City of Fort Collins.
Page 116
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 5
September 9, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Marcus Coldiron, Chief Building Official
SUBJECT FOR DISCUSSION
2024 Building Codes
EXECUTIVE SUMMARY
The purpose of this item is to update Council on the adoption of 2024 Building Codes, including Energy
Code and Wildland Urban Interface Code (WUI). The 2024 International Codes (2024 I-Codes) represent
the most up-to-date, comprehensive, and fully integrated body of codes regulating building construction
and systems using prescriptive and performance-related provisions. The purpose of these codes is to
establish the minimum construction requirements to safeguard the public health, safety, and general
welfare by regulating structural strength and stability, sanitation, light and ventilation, energy
conservation, and property protection from hazards attributed to the built environment within the City of
Fort Collins.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What questions does council have related to the proposed package of building codes?
2. Does Council have feedback or suggestions ahead of building code adoption?
BACKGROUND / DISCUSSION
Since 1924, the City of Fort Collins has periodically reviewed, amended, and adopted the latest nationally
recognized building standards available at the time. The City has updated the minimum construction
standards 17 times since 1924. Building codes and standards are reviewed and voted on by code officials
and construction industry professionals from across the country and published every three years under the
oversight of the International Code Council (ICC). These core 2024 I-Codes represent the latest
construction publications from ICC.
The code updates include the following scope of work:
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 5
1. 2024 International Codes (Adopted April 2022): This is a complete replacement of the 2021 editions
of:
International Building Code
International Residential Code
International Mechanical Code
International Fuel Gas Code
International Energy Conservation Code
International Existing Building Code
International Swimming Pool and Spa Code
International Property Maintenance Code
Colorado Plumbing Code
2. State Bills/Laws:
Colorado Wildlife Resiliency Code
HB25-1273 Residential building stair modernization
3. Local Amendment highlights:
Remove redundancies with 2024 International Codes
Increase Flexibility for EV Charging
Simplify Accessory Dwelling Units (ADU) Requirements
Update compliance path using Modeled Energy Code Targets
Increase Accuracy of Water Demand Estimates
Improve Visitability (Guest Accessibility)
Codify Community-Based Shelters & Temporary Emergency Uses
REVIEW PROCESS
The implementation of new building standards can impact the construction industry and local economy. To
better understand these impacts, a code review committee is convened to review the new codes and all
local amendments. In addition to representation from several surrounding jurisdictions, the code review
committee represents a wide spectrum of volunteers from across the local construction industry including
private developers, residential and commercial builders, architects, engineers, representatives from the
energy conservation sector, and Poudre Fire Authority.
Starting in March 2025, the code review committee began meeting to discuss new code, proposed
amendments, and current amendments. This committee completed their review on July 30, 2025, with
support to adopt the 2024 I-Codes and amendments. While this review process requires considerable time
and resources, it produces enforceable and effective building codes and amendments that the community
and construction industry create and support together while continuing to align with the City’s goals and
priorities.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 5
Generally, the committee focused on the following themes when considering local amendments:
Align our regulations with other jurisdictions for consistent quality/safety outcomes and customer
experience
Advance City goals from City Plan, Our Climate Future and other guiding documents with impact
Improve customer experience through simplicity, consistency and optionality
Consider short-term and long-term costs and savings implications
Remove redundancies and overlap where international codes have caught up to local amendments
KEY UPDATES AND CHANGES
A handful of new amendments are being proposed, some of which support the City’s sustainability and
Our Climate Future goals. Part of the focus for this adoption is to simplify our local amendments and
achieve greater alignment regionally. There are also several state bills and laws recently approved that
have significant impact to building codes throughout the state.
Some current amendments are now represented in the new 2024 code as written (codes have caught up
to us) and will be proposed to be deleted, while other amendments that did not have the intended
outcomes, have proven to be ineffective or were cumbersome as written will also be proposed to be deleted
or modified.
Mandated State Bills/Laws:
HB25-1273: Residential building stair modernization. Signed by the Governor on 5/13/2025, this bill
requires any jurisdiction with a population over 100,000 to adopt a building code to allow up to 5
stories of a multifamily residential building that satisfies certain life/safety requirements to be served
by a single exit.
SB23-166: The Colorado wildfire resiliency code bill. Signed into law in 2023, this bill established a
Wildfire Resiliency Code Board that was tasked with defining the Wildland Urban Interface (WUI) and
adopting rules for jurisdictions in an area within the WUI by July 1, 2025. These rules include a
requirement that jurisdictions adopt a code, such as the International Wildland-Urban Interface Code
by April 1, 2026.
The code adoption committee strongly recommended, although adopting the Colorado Wildfire Resiliency
Code at the same time as the other building codes, to postpone the effective date to allow impacted
community members additional time to familiarize themselves with the requirements. It will also give staff
the ability to better coordinate and implement as this code impacts multiple departments and their
processes.
Strategic Local Amendments:
Increase Flexibility for EV Charging: After introducing EV charging requirements in the 2021 building
code adoption, staff has received significant feedback regarding the implementation and impact of
these requirements on new and existing developments and buildings. Proposed changes to the
amendment will add some flexibility of choice and design in the application of the requirements while
still maintaining strong alignment with city plans and Council priorities. This includes some trade-off
options for builders and developers that want to install more EV chargers than the minimum required
by code. Changes also include reworking language to better align with the recently adopted changes
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 5
to the Land Use Code. The Affordable Housing Electric Vehicle Infrastructure Offset Program is
ongoing and has provided fee credits to a minimum of three developments to date.
Simplify Accessory Dwelling Units (ADU) Requirements: Adoption of this appendix allows flexibility in
adding an ADU to an existing dwelling. The provisions in the appendix provide tradeoffs that lessen
the complexity, construction waste, and financial impacts of the project while maintaining life and safety
considerations.
Update Energy Code Compliance Targets: As part of the energy code process Fort Collins has
developed targets for energy use (EUI) and carbon emissions (CO2e) spanning code years 2024, 2027,
and 2030. To reach this goal, Fort Collins plans to utilize existing performance modeling code paths
that have been adapted to use these EUI and CO2e targets for corresponding code years. The
deliverable is an energy compliance report demonstrating code compliance for the current code year.
Establishing targets out to year 2030 will enable the building community to plan years in advance. This
continues to move new construction beyond the traditional prescriptive code approach in the
International Energy Conservation Code.
The City’s approach would encourage a shift to efficient electric space and water heating that results
in improved comfort, health and safety, electric grid resiliency, reduced energy burden, and an intent
to improve cost of construction. Once established, EUI and CO2e targets for new construction will
subsequently require higher performance each code cycle through a stepped approach to the 2030
code. Recognized as an innovative approach, the City was awarded a U.S. Department of Energy
federal grant in July of 2023 through the Infrastructure Investment and Jobs Act. The grant supported
the establishment of a community advisory group, who engaged and advised staff throughout the
development and implementation of the modeled performance code path, which was an input into the
broader code review committee. More information on this advisory group can be found as an
attachment to the AIS.
The U.S. Department of Energy completed analysis of the economic impacts of updating the 2021
residential energy code to the 2024 code. This analysis indicates an annual energy cost savings of
5.5% and a small reduction in cost of construction, resulting in life cycle cost savings of $2,496 for
dwellings in our climate zone. Revised building energy code amendments, and the aforementioned
modeled compliance path could result in increased costs to construction of approximately $1,600-
$3,500 as builders choose to install high-efficiency electric heating equipment.
Increase Accuracy of Water Demand Estimates: The Water Demand Calculator (WDC) is a method
used to right-size plumbing distribution system in residential buildings, by using a more accurate
method to estimate peak flow rate. The proposed code requires the WDC be used for multi-unit
residential and allows it as optional for single-unit residential. The current method outlined in the IPC
has not been updated in decades to account for greater fixtures’ efficiency levels installed in today’s
buildings. Actual peak flows are much lower today than the current method uses. Right sizing plumbing
distribution systems inside a building can save on water development fees and costs before
construction, material costs during construction, and energy and water use after occupancy.
Improve Visitability (Guest Accessibility): A visibility amendment was added and adopted with the 2021
building codes. Visitibility is a common term used in building and accessibility codes. However, the
definition and requirements associated with visitibility vary between those codes. For added clarity and
ease of understanding, our local amendment will propose changing the nomenclature to “guest
accessibility”. Additionally, allowing the required main floor guest accessible bathroom to be accessed
from a bedroom, in addition to the living, dining or kitchen, will add additional flexibility in design while
still providing improved accessibility.
Codify Community-Based Shelters & Temporary Emergency Uses: As a long-standing program, the
permitting process and life/safety requirements associated with community based and seasonal
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overflow shelters by way of an alternative means of compliance, will now be proposed to be codified.
This allows facilities, after obtaining a building permit and meeting all life/safety requirements, to
operate as a community-based shelter for no more than 180 days in a 12-month period and seasonal
overflow shelters to operate from the beginning of November through the end of April.
This amended appendix to the International Existing Building Code also provides the ability to extend
temporary uses to other existing structures in the case of an emergency event declared by local, state or
federal entities.
NEXT STEPS
Through September and October, staff will present the proposed building codes and local amendments to
numerous Boards and Commissions and external community groups, seeking additional feedback and
participation prior to bringing them to Council for adoption by the end of the year. The target effective date
of the updated codes is January 1, 2026 with the Colorado Wildfire Resiliency code effective as of April 1,
2026.
ATTACHMENTS
1. 2024 Building Code Adoption Committee summary
2. Community Advisory Group summary for the Zero Carbon Construction Energy Code
3. Presentation
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Item 2.
2024 Building Code Adoption Committee
Purpose:
The building code adoption committee is made up of builders, developers, code consultants,
architects, engineers and City staff. This group will review the 2024 ICC Building Codes and
amendments to discuss changes, their impact and alignment with community plans and goals.
Schedule:
The committee will meet every Wednesday from March 12th- July 30th from 10am to 1pm.
Schedule and recordings will be updated as needed below:
Wed 6/5/2024: Introduction Recording
Wed 3/12/2025: Topic - 2024 IBC Recording
Wed 3/19/2025: Topic - 2024 IBC Recording
Wed 3/26/2025: Topic - 2024 IBC Recording
Wed 4/2/2025: Topic - 2024 IBC Recording
Wed 4/9/2025: Topic - 2024 IBC & IFGC Recording
Wed 4/16/2025: Topic - 2024 IMC and IEBC Recording
Wed 4/23/2025: Topic - 2024 IPC and ISPSC Recording
Wed 4/30/2025: Topic - 2024 IPMC and IRC Recording
Wed 5/7/2025: Topic - 2024 IRC Recording
Wed 5/14/2025: Topic - 2024 IRC Recording
Wed 5/21/2025: Topic - 2024 IRC Recording
Wed 5/28/2025: CANCELED
Wed 6/4/2025: Misc. topics from prior meetings: Recording
Wed 6/11/2025: Topic - New State Codes (WUI, Colorado EV &Solar) Recording
Wed 6/18/2025: CANCELED
Wed 6/25/2025: CANCELED
Wed 7/2/2025: CANCELED
Wed 7/9/2025: Topic - 2024 IECC commercial: Recording
Wed 7/16/2025: Topic - 2024 IECC residential Recording
Wed 7/23/2025: Topic - 2024 IECC proposed amendments Recording
Wed 7/30/2025: Topic - 2024 IECC proposed amendments Recording
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Item 2.
2024 Building Code Adoption Committee
Members:
Cragon Sims Project Manager – Landmark Homes
Steve Boehme High Country Construction
Adam Hess Hartford Homes
Jason Kersley [AU] Workshop
Jon Tschetter Hartford Homes
Michael Hutsell MH Design Co
Andrew Paulick Dream Finders Homes
Becca Mueller CSU – Building Department
Manager/CBO
Mike Doddridge Doddridge Construction
Mike Missimer MGI Mechanical
Jeff Schnieder Armstead Construction
Steve Steinbicker Architecture West
Paul Higman GS Services LTD
Katie Quintana PFA
Eric Fried Larimer County CBO
Theresa Cambell Loveland CBO
Russ Weber Safebuilt CBO
Kelly Dykstra Wellington CBO
Caleb Sulzen Building Code Guru
Staff:
Marcus Coldiron CBO
Russ Hovland Plan Review Supervisor
Damien Wilson Lead Building Inspector
Brad Smith Sr. Project Manager – Building
Energy Code
Mariel Miller Water Conservation Manager
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Item 2.
Zero Carbon Construction Code (ZC3)
Community Advisory Group & Stakeholder Summary (Jan–July 2025)
Project Overview
The Zero Carbon Construction Code (ZC3) project aims to adopt a zero-carbon construction
code for new buildings by 2030, aligning with the Our Climate Future plan and advancing
citywide decarbonization goals. This four- and one-half year initiative is supported by a funding
award from the U.S. Department of Energy and the Bipartisan Infrastructure Law and led in
partnership with national experts from the University of Central Florida – Florida Solar Energy
Center, New Buildings Institute, and the International Code Council. The Colorado Energy Office
is the supporting state agency.
The code will be performance-based, using Energy Use Intensity (EUI) and carbon emission
metrics to guide compliance. It will offer flexible pathways for builders, allowing innovation and
choice in how targets are met—without mandating a gas ban. The ZC3 will apply to new
construction only, not retrofits.
Target Adoption: Late 2025
Implementation target: 2026
Stakeholder & Advisory Group Engagement
In early 2025, the city convened a Community Advisory Group made up of builders,
affordable housing partners, sustainability groups, building code consultants, community
members, utilities, and City staff (*full makeup of group at bottom). This group met monthly from
January to July 2025 to discuss opportunities, concerns, and strategies related to the new code.
Meeting topics included the performance-based code framework, affordability, emissions
targets, industry capacity, and education.
Recurring themes across meetings included:
Strong support for reducing emissions and improving long-term housing quality.
Emphasis on health, comfort, energy savings, and equity.
Concerning short-term costs, labor readiness, and builder training.
Desire for phased implementation, clear compliance options, and education for
builders and the public.
Meeting Schedule and topics:
The advisory group met a total of 7 times in 2025, with the following schedule and focus areas:
January 23, 2025 – Project kickoff, project definitions, background, and scope
February 19, 2025 – Compliance pathway approach, requirements and barriers
March 31, 2025 – Zero carbon definitions, example modeling review
April 25, 2025 – Impacts on housing costs & affordability
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Item 2.
May 25, 2021 – Housing costs (continued) and Implementation resources
June 18, 2025 – Review and evaluate established targets and proposed trajectory
July 23, 2025 – Overview of appendices and final methodology
Key Technical Insights
Energy Code Framework
Currently allows for multiple compliance paths: Prescriptive, Total UA, and Performance
Path (preferred), ERI / ASHRAE 90.1.
Transitioning to a single path (Performance path) enables real-world energy outcomes,
trade-offs, and data-informed decisions for all new buildings and homes.
Incremental EUI targets (starting in 2026) aim for approximately 11% efficiency
improvement per code cycle to meet 2030 goals. Historically, past energy code cycles
have seen 5-8% improvements in efficiency but have been as high as 19%.
Code Scope
Focus on operational carbon emissions only (embodied carbon may be addressed in the
future).
Efficient electric homes can likely meet 2024 energy targets without requiring
renewables.
Gas homes will likely need renewables like solar PV or battery storage to comply.
Electric Grid Readiness
Platte River Power Authority (PRPA) is on track for 88% carbon-free electricity by 2030.
Grid integration studies are ongoing to support renewable expansion.
Affordability & Equity Discussions
Stakeholders expressed concern about potential short-term cost increases due to high-
performance materials, rising interest rates, and limited labor availability. Smaller builders in
particular highlighted fears of added complexity, permitting delays, and the ability to recover
costs.
However, there was also a clear focus on the long-term benefits of zero-carbon buildings,
including:
Lower utility bills and improved indoor air quality
Better long-term home value and durability
Healthier homes for all residents, with all new builds being built to the same standard
according to the code.
Key solutions discussed:
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Item 2.
Expanded training and education for builders, HVAC professionals, and the public.
Public awareness campaigns to shift expectations and understanding of "better" homes.
Financial support in the form of incentives, rebates, and state/local funding.
Quotes from the Advisory Group
“Education of builders and the HVAC industry is going to be key.”
“Educate the public that their air could be cleaner and their health better... if realtors and the
public understand better houses, the industry will provide better houses.”
“We all want to build the most efficient and healthy homes the market can support.”
“There will be some pushback... demand is high, and labor is not easily trained or replaced.”
“I do not see the value proposition for adding complexity and cost vs. housing affordability.”
“The city should act as a partner rather than a regulator…prefer to see support for our growth
and making the economy better.”
“...the code is good BUT, it cannot raise the cost of homes even $1. Every cost increase that
occurs eliminates buyers from the possibility of purchasing a home.”
“Energy code changes are needed. The negatives will be short-term. Long-term, we’ll be ahead
of the curve in building better homes.”
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Item 2.
Community Advisory Group participants:
Adam Berry Colorado Energy Office
Rusty Buick EnergyLogic, Inc
Sara Coutts Habitat for Humanity
Gabe Dunbar Saunders Construction
Forrest Hancock Montava Development & Construction, LLC
Jason Harrington Harrington Construction LLC
Mark Houdashelt Fort Collins Sustainability Group
Campbell Johnson NOCO, AeroSeal
Carly Johansson Housing Catalyst
Brian Johnston CO-WY Workforce Development Climate Resilience Engine
Tony Mitchell Citizens for Climate Education
Max Moss Montava Development & Construction, LLC
Ken Orgoglioso Citizens for Climate Education, Colorado Green Latinos
Andrew Paulick Dream Finders Homes
Alex Pray Platte River Power Authority
Karen Ramsey Building Wellness
Tarik Simmons NOCO AeroSeal
Caleb Sulzen Building Code Guru
Mark Teplitsky Peak81 Commercial Construction Consulting
Warren Vann Community Member
Dr John Volckens Colorado State University – Environmental Engineering
Kevin VonFeldt Platte River Power Authority
Staff:
Sue Beck-Ferkiss Fort Collins Social Sustainability
Maren Bzdek Fort Collins Historic Preservation
Max Duggan Fort Collins Utilities
Vanessa Fenley Fort Collins Social Sustainability
Peeyoosha Hiremath Fort Collins Utilities, Light & Power
Nicole Koehn Fort Collins Utilities
Cody Snowdon Fort Collins Utilities, Light & Power
Brad Smith Fort Collins Utilities
Kimberly Stein Fort Collins Utilities
Damien Wilson Fort Collins Building Services
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Headline Copy Goes Here
Chief Building Official
Marcus Coldiron
2024 Building
Codes
9/9/2025
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2
Council Questions
•What questions does council
have related to the proposed
package of building codes?
•Does Council have feedback
or suggestions ahead of
building code adoption?
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3
Background
•The International Code Council (ICC)generates new International Building
Codes every three years through the ICC Code Development Process.
•The City has reviewed, amended and adopted the latest nationally recognized
building standards available every three years, since 2006 and has adopted
building codes since 1924.
•Typically, 9 codes + National Electric Code are adopted. Due to recent additions
to state law and changing climatic concern in the region, the Colorado Wildfire
Resiliency Code will be an addition for the 2024 cycle.
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4
Timeline
Fort Collins steps to building code adoption (January 2025 –January 2026)
ICC Code
Release Staff Review Code Review
Committee
Council
work
Session
Boards and
Commissions
City Council
Regular
Session
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5
Approach
•Building codes are a critical piece of
accomplishing community goals and vison,
closely aligning with many City plans.
•Collaboration and alignment regionally, where
able to.
•Simplify and clarify existing local
amendments.
•Consider the impact to housing affordability.
•Incremental change to support incremental
impact and cost
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Headline Copy Goes HereResidential Building Stair Modernization (IBC)
6
•HB –1273 requires any jurisdiction with a population over
100k to adopt a building code to allow up to a 5-story
multifamily building to be served by a single exit
•Must meet specific life/safety requirements: fire
suppression, fire rated stairwell, egress width etc.
•Increases design options and especially useful for infill
projects
•Encourages higher density
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7
Colorado Wildfire Resiliency Code
•HB23-166 established a Wildfire Resiliency
Code Board tasked with defining the Wildland
Urban Interface (WUI) and adopting rules for
jurisdictions within the WUI
•Jurisdictions within the WUI must adopt a code
by 4/1/2026
•Includes exterior hardening and material
requirements, establishes a landscaping buffer
area and provides ongoing maintenance
requirements
•Proposed to adopt with the larger building code
adoption but setting an effective date of
4/1/2026
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8
Colorado Wildfire Resiliency Code Map
•Most of Fort Collins does not
fall within the WUI
•Largest impacts to NW and SW
Fort Collins
•Some impact NE and SE Fort
Collins
2025 Colorado Wildfire Resiliency Code Map
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Headline Copy Goes HereEV Charging (IBC)
9
•Revised language to align with newest Land Use Code
•Provided parking spaces vs required parking spaces
•Separated new buildings and additions requirements for
clarity.
•Additions providing new parking must comply with the
percentages required for new buildings
•Additions not providing new parking must provide at least
one EVSE installed space
•Design flexibility added
•Trade offs provided for installing above minimum
requirements
•Encourages additional EV installed and EV Ready
installations
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Headline Copy Goes HereEV Charging -Example
10
New residential project -100 parking spaces provided
EVSE Installed EV Ready
(receptacle installed)
EV Capable
(conduit only)
Standard
compliance path
10 20 40
Alternative 1 15 20 10
Alternative 2 10 30 10
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Headline Copy Goes HereAccessory Dwelling Unit –Appendix (IRC)
11
•Provides additional flexibility when adding an ADU to an
existing dwelling.
•Requires interconnected smoke and carbon monoxide
alarms that alerts occupants in both dwellings
simultaneously in lieu of a 1-hour fire rated assembly.
•Prioritizes early alert over fire resistance
•This lessens complexity, construction waste, financial
impacts while maintaining life/safety considerations
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Headline Copy Goes HereWater Demand Calculator (IPC & IRC)
12
•Water Demand Calculator is a method used to right size
plumbing distribution systems in buildings
•Required for multi-unit residential projects and an option
for single unit residential projects
•Can result in savings on water development fees (ECLO
and FCLWD) and material cost during construction
•This method requires designing to modern peak flows
which can save energy, water use after occupancy and
improve water quality
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Item 2.
Headline Copy Goes HereTemporary Emergency Uses –Appendix E (IEBC)
13
Community Based Shelters
•Facilities must obtain a building
permit and meet minimum
life/safety requirements.
•Limited to 180 days per 12-
month period.
•15 occupants maximum
Codifies a long-standing program allowing facilities to act as Community-Based Shelters and
Seasonal Overflow Shelters without the need to perform a change of occupancy.
Provides the ability to extend temporary uses to other existing structures in the case of an emergency
event declared by local, state or federal entities.
Seasonal Overflow Shelters
•Facilities must obtain a building
permit and meet minimum
life/safety requirements.
•Allows operation from November-
April
•Occupants limited by floor area
Emergency Events
•Facilities must obtain a building
permit and meet minimum
life/safety requirements.
•Requires emergency event
declaration
•Code official authorized to
increase number of occupants
during an emergency
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Headline Copy Goes HereEnergy Code: Enhanced compliance using Modeled Performance
14
•Meeting Colorado’s electric ready and solar ready code.
•Developed “Path to Zero Carbon New Construction by 2030”
•Moves from traditional “Prescriptive” path to “Performance” modeling
Prescriptive Path
•Follow set rules and checklists
•Component-based (insulation,
window, HVAC)
•More familiarity w/ smaller builders
•Limited flexibility
Modeled Performance Path
•Utilizes energy modeling / simulations
•Allow trade-offs (e.g. better windows
vs less insulation)
•Energy and Carbon targets de-bias
code from fossil fuel
•Emphasis on QA and verification
Benefits of Modeled Performance Path
Flexibility for designers and builders Supports innovation & new
technologies
Optimized energy savings Better alignment with community goals
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Building model
developed from
performance energy
modeling
Energy Code –Setting a Trajectory to Zero Carbon
15
•Spans three code cycles: 2024, 2027, and 2030
⎻Building community sees future energy targets years in advance
Commercial
Residential
Building Type 2024 code EUI target 2027 code EUI targetb 2030 code EUI targetb
Apartment 29 26 24
Medium Office (5k-50k ft2)23 21 20
Strip Mall 35 30 25
Energy Rating Index (ERI)
*not including renewable energy
CO2e Index
*including adjusted OPP
Adopted IECC code year Adopted IECC code year
2024 2027b 2030b 2024 2027b 2030b
50 46 42 50 25 0
b. These are projected ERI and CO2e targets for buildings constructed under the 2027 and 2030 code cycles. These are not required for
the 2024 code cycle.Page 142
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16
Cost Impact Analysis
•Staff is actively working on a comprehensive cost impact analysis.
•Cost impact analysis to date from:
•U.S. Department of Energy through Pacific Northwest National Laboratories
•National Association of Home Builders through Home Innovation Research
Labs.
•Preliminary estimates appear to show that the adoption of the 2024 building codes
and local amendments will increase the cost of construction less than 1% when
compared to the 2021 building codes.
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What questions does council have related to the
proposed package of Building Codes?
Does Council have feedback or suggestions
ahead of Building Code adoption?
17
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