HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 08/20/2013 - FIRST READING OF ORDINANCE NO. 120, 2013, AMENDINGDATE: August 20, 2013
STAFF: Jessica Ping-Small
Mike Beckstead
AGENDA ITEM SUMMARY
FORT COLLINS CITY COUNCIL 34
SUBJECT
First Reading of Ordinance No. 120, 2013, Amending the City Code to Adjust the Amounts of the Capital Improvement
Expansion Fees Contained in Chapter 7.5 of the City Code so as to Reflect Inflation in Associated Costs of Service.
EXECUTIVE SUMMARY
The purpose of this item is to update the Capital Improvement Expansion fees to include current
infrastructure costs and updated methodology.
Capital Improvement Expansion (CIE) Fees were first implemented in 1996. In 2012, staff initiated a comprehensive
review of the original study. The goal of the review was to ensure that the methodology first implemented was still
applicable and to assess the fee structure to confirm that it was consistent with the current level of service.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinance on First Reading. Staff is recommending a 100% implementation of the
CIE fees imposed on residential development and a phased implementation of the fees imposed on commercial and
industrial development. This recommendation balances the City’s current infrastructure needs against the financial
impact that the updated fees may have on the fee payers.
The net increase of the residential fee categories combined is 4% which does not create an unreasonable impact on
residential developers. In addition, to remain revenue neutral, less than a 95% adoption of the updated fee structure
would result in a revenue decline. For these reasons staff recommends the 100% implementation for the residential
fees.
Staff is recommending a phased approach to the commercial/industrial fees of 60/80/100. The phased approach
mitigates the magnitude of the fee adjustment to commercial and industrial developers. Staff recommends that City
Council adopt 60% of the new fee structure now, 80% effective January 1, 2015 and 100% effective January 1, 2016.
This approach reduces the impact of the update on the building community while allowing the City to remain revenue
neutral for 2013 and 2014. Anything less than a 55% adoption of the new fee structure will result in a revenue decline.
In addition, staff is recommending that a 3-5 year comprehensive review of the CIE fees be included in the Code.
BACKGROUND / DISCUSSION
Capital Improvement Expansion (CIE) fees are used to require new developments to pay a proportionate share of
infrastructure costs. The City’s Capital Improvement Expansion fees were originally prepared and adopted in 1996.
The fees included in the study are:
• Neighborhood Parks (Residential permits only)
• Community Parks (Residential permits only)
• Fire
• Police
• General Government
Capital Improvement Expansion fees are based on factors including the value of the current infrastructure, not future
build costs. The revenue generated from the fees, however, is used to fund infrastructure in the future to service new
development. It’s often referred to as a “buy in” method.
Although the fees have been updated annually for inflation according to the Denver-Boulder-Greeley Consumer Price
Index, there has not been a comprehensive review of the study since implementation. However, based on the outcome
August 20, 2013 -2- ITEM 34
of the fee study, the inflationary updates have been fairly accurate. The update to CIE fees has been on the Council
work plan for the past two years. Due to staff turnover, the project was delayed until the fall of 2012.
Staff worked with the Duncan Associates, a nationally known firm that specializes in impact fees, to review the
methodology and update the fees. The outcome of the study retains the basic methodology of incremental expansion
(the buy in method) but recommends changes to some of the inputs. Fire, Police and General Government retain the
use of functional population which is the number of people present at a land use. The fees have all been updated
based on current Level of Service (LOS) which factors in current capital asset replacement costs for all fees.
Updated Fee Structure – What’s driving the change in fees?
• Updated household data which resulted in a shift in population per dwelling unit or fewer people in larger units
and more people in smaller units than the previous study is driving the changes to parks fees
• Current level of service has increased based on updated infrastructure or asset information which is driving
the change to Police, Fire and General Government fees
• A correction to the original formula for General Government commercial and industrial fees.
Fee Table
August 20, 2013 -3- ITEM 34
Key Updates from 1996 Study
• Neighborhood Parks and Community Parks:
N Park infrastructure was updated to include current asset total. Significant additions include Spring Canyon,
Fossil Creek and numerous neighborhood parks.
N A more reliable data source was selected to determine the population per dwelling unit.
N The current data shows less variation between the number of residents in smaller and larger units than
the previous study. Fewer people are living in larger units and more people are living in smaller units which
is causing the fees for smaller units to increase more or decline less and the fees for larger units to
decline.
N The combined fees are decreasing an average of 7%.
• Fire:
N Asset information updated to current. A key addition since 1996 is Station #4.
N Credit is given in the fee calculation for the debt on Station #4.
N Fees are increasing proportionately due to infrastructure growth.
• Police
N Asset information updated to current. The Police Services Building on Timberline is the major addition to
the infrastructure.
N The fee assumes 25% in excess capacity at the Timberline facility which is calculated into the fee as a
credit.
N Fees are increasing an average of 39% for residential and decreasing an average of 10% for commercial
industrial.
• General Government:
N Facility assets updated to include 215 North Mason.
N Streets facilities and capital included as part of fee calculation which is a change from the 1996 study.
N Formula correction to original study for commercial and industrial fees which is driving a portion of the
increase. Update to asset information is driving the additional increase.
In addition to the updates to current LOS, the study also suggests another option for calculating residential fees. The
current residential fees are assessed by square footage of unit. Another option would be to assess residential fees
based on a single family or multifamily classification. Information regarding this option is included in the draft study.
Staff is recommending that City Council proceed with the current approach in which residential fees are based on
dwelling unit size. Staff makes this recommendation for the following reasons:
• A single family/multifamily fee structure provides advantage to multifamily developers because the fee would
be based on the lowest of the current fee options regardless of unit size.
• The single family/multifamily option equates to a disadvantage to single family developers because they would
generally be paying a higher fee regardless of unit size.
• The single family/multifamily option would generate significantly less revenue annually with estimates in the
$300K range.
Current Fund Balance Information
1. Neighborhood Parkland Fees: Expenditures shall be made for approved purposes for the acquisition,
development and administration of neighborhood parks, including purchases of new or replacement park site
equipment and plantings.
• Fund Balance as of 12/31/2012: $5,127,970
• Offers Funded in 2013 Budget: $750,000
• Offers Funded in 2014 Budget: $1,050,000
2. Community Parkland Fees: Expenditures shall be made for the acquisition, construction and development of
capital improvements related to the provision of community parklands.
August 20, 2013 -4- ITEM 34
• Fund Balance as of 12/31/2012: $9,156,115
• Offers Funded in the 2013 Budget: $1,270,000
3. Fire Protection Capital Improvement Expansion Fees: Expenditures shall be made for the acquisition,
construction and development of capital improvements related to the provision of fire protection services to
City residents, as described in the capital improvements plan for fire protection.
• Fund Balance as of 12/31/2012: $262,255. The balance is being used by PFA to pay debt service on
Station #4.
4. Police Capital Expansion Fees: Expenditures shall be made for the acquisition, construction and development
of capital improvements related to the provision of police services as described in the capital improvements
plan for police services.
• Fund Balance as of 12/31/2012: $1,008,220. The balance is being used to pay debt service on new Police
Facility.
5. General Government Capital Expansion Fees: Expenditures shall be made for the purpose of funding capital
improvements related to the provision of general governmental services.
• Fund Balance as of 12/31/2012: $6,159,361 of which $4,834,743 has been loaned to the URA for North
College Marketplace and JAX, leaving only $1,324,618 in liquid investments, it was not anticipated this
money would be needed before the loan will be repaid.
FINANCIAL / ECONOMIC IMPACTS
The revenue impact of implementing the residential fees at 100% is dependent on the size of units being built in the
future. If the majority of permits are for smaller units which occurred in 2012, then the revenue growth is estimated
at 4% or $150k annually; however if permits lean towards larger units than the revenue is estimated to be relatively
flat. Generally, Community Parks will see a revenue decline due to the fee update, whereas the Neighborhood Parks,
Fire, Police and General Government will experience moderate revenue growth.
For the commercial/industrial fees the revenue impact is as follows based on the 10 year permit average:
• Phase 1 – 60%: $10k remainder of 2013 through 2014
• Phase 2 – 80%: $130k annually
• Phase 2 – 100%: $240k annually
BOARD / COMMISSION RECOMMENDATION
The Affordable Housing Board discussed the item at their February 7, 2013 meeting. The board did not make a formal
motion on the topic but expressed general concern regarding the effect on affordable housing. Staff Note: The Code
does allow for waiver of CIE fees for Housing Authority Projects and deferral of CIE fees for affordable housing
projects (Attachments 2 and 3).
The Economic Advisory Commission unanimously (6-0) recommended adopting the updated fee schedule during its
February 20, 2013 meeting (Attachment 4).
The Building Review Board voted to support the increased impact fees without the trail portion. The motion failed with
a 3-3 vote (Attachments 5 and 6).
The Parks and Recreation Board discussed the time at their May 22, 2013 meeting. The board did not make a formal
motion on the topic but expressed support regarding the parks portion of the fee update (Attachment 7).
August 20, 2013 -5- ITEM 34
PUBLIC OUTREACH
Staff began the public outreach process in January of 2013. Staff specifically worked with the following stakeholders
through multiple meetings and presentations from January 2013- August 2013.
• Board of Realtors
• Homebuilders Association
• Chamber of Commerce (Attachment 8)
The goal of the outreach was to ensure stakeholders fully understood the methodology and trusted in the integrity of
the data. Staff was overall successful in gaining support for the data integrity and methodology; however, support for
the fee update was mixed. The high level concerns surround:
• Fees increasing more for smaller units than larger units which creates burden on affordable housing and
responsible growth
• Business community concern for spike in Commercial/Industrial fees.
ATTACHMENTS
1. Draft Fee Study
2. Affordable Housing Board – Memo from the Board Chair
3. Affordable Housing Board – February 7, 2013 Meeting Minutes
4. Economic Advisory Commission - February 20, 2013 Meeting Minutes
5. Building Review Board - February 28, 2013 Meeting Minutes
6. Building Review Board – April 25, 2013 Meeting Minutes
7. Parks and Recreation Board – Email from Bruce Henderson
8. Chamber of Commerce – Letter from David May
9. Power Point presentation
Capital Expansion Fee Study
for the City of Fort Collins, Colorado
prepared by
June 2013
ATTACHMENT 1
Table of Contents
EXECUTIVE SUMMARY ................................................................................................................ 1
Background....................................................................................................................................... 1
Methodology .................................................................................................................................... 1
Demand Factors .............................................................................................................................. 1
Comparative Fees ............................................................................................................................ 2
PARKS .................................................................................................................................................. 4
Service Units ..................................................................................................................................... 4
Cost per Service Unit ...................................................................................................................... 5
Net Cost per Service Unit .............................................................................................................. 7
Potential Fees ................................................................................................................................... 7
FIRE .................................................................................................................................................... 10
Service Units ................................................................................................................................... 10
Cost per Service Unit .................................................................................................................... 10
Net Cost per Service Unit ............................................................................................................ 11
Potential Fees ................................................................................................................................. 12
POLICE .............................................................................................................................................. 13
Service Units ................................................................................................................................... 13
Cost per Service Unit .................................................................................................................... 13
Net Cost per Service Unit ............................................................................................................ 14
Potential Fees ................................................................................................................................. 15
GENERAL GOVERNMENT ....................................................................................................... 16
Service Units ................................................................................................................................... 16
Cost per Service Unit .................................................................................................................... 16
Net Cost per Service Unit ............................................................................................................ 17
Potential Fees ................................................................................................................................. 17
APPENDIX A: DEMOGRAPHIC DATA ................................................................................. 19
Average Household Size by Housing Types ............................................................................. 19
Average Household Size by Unit Size ........................................................................................ 20
Existing Housing Units by Type ................................................................................................. 22
APPENDIX B: FUNCTIONAL POPULATION ...................................................................... 23
Residential Functional Population .............................................................................................. 23
Nonresidential Functional Population ....................................................................................... 24
Total Functional Population ........................................................................................................ 25
List of Tables
Table 1. Current and Updated Capital Expansion Fees ................................................................ 3
Table 2. Park Service Unit Multipliers ............................................................................................. 4
Table 3. Park Service Units, 2012 ..................................................................................................... 4
Table 4. Existing Park and Trail Facilities ....................................................................................... 5
Table 5. Neighborhood Park Development Cost per Acre .......................................................... 5
Table 6. Community Park Development Cost per Acre ............................................................... 6
Table 7. Park Cost per Service Unit ................................................................................................. 7
Table 8. Potential Park Capital Expansion Fees............................................................................. 8
Table 9. Comparative Park Capital Expansion Fees ...................................................................... 9
Table 10. Existing Fire Stations ...................................................................................................... 11
Table 11. Existing Fire Cost per Service Unit .............................................................................. 11
Table 12. Potential Fire Capital Expansion Fees ......................................................................... 12
Table 13. Comparative Fire Fees .................................................................................................... 12
Table 14. Existing Police Vehicles .................................................................................................. 13
Table 15. Existing Police Cost per Service Unit ........................................................................... 14
Table 16. Police Debt Credit ........................................................................................................... 14
Table 17. Police Net Cost per Service Unit .................................................................................. 15
Table 18. Potential Police Capital Expansion Fees ...................................................................... 15
Table 19. Comparative Police Fees ................................................................................................ 15
Table 20. Existing General Government Facilities ...................................................................... 16
Table 21. General Government Cost per Service Unit ............................................................... 16
Table 22. General Government Debt Credit ................................................................................ 17
Table 23. General Government Net Cost per Service Unit ....................................................... 17
Table 24. Potential General Government Capital Expansion Fees ........................................... 18
Table 25. Comparative General Government Fees ..................................................................... 18
Table 26. Average Household Size, 2000 and 2010 ..................................................................... 19
Table 27. Average Household Size by Housing Type, 2000 ...................................................... 19
Table 28. Average Household Size by Housing Type, 2006-2010 ............................................ 20
Table 29. Change in Average Household Size, 2000-2010 ......................................................... 20
Table 30. Current Average Household Size by Housing Type .................................................. 20
Table 31. Average Household Size by Dwelling Unit Size, Western U.S., 2011 ..................... 21
Table 32. Dwelling Units by Housing Type, Fort Collins, 2000-2010 ...................................... 22
Table 33. Dwelling Units by Housing Type, Fort Collins, 2012 ................................................ 22
Table 34. Functional Population per Unit for Residential Uses ................................................ 24
Table 35. Functional Population per Unit for Nonresidential Uses ......................................... 25
Table 36. Existing Functional Population ..................................................................................... 25
Prepared by Duncan Associates
360 Nueces St., Suite 2701, Austin, Texas 78701
(512) 258-7347 x204, clancy@duncanassociates.com
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 1 May 21, 2013
EXECUTIVE SUMMARY
This study provides the analysis required to update the City’s capital expansion fees for
neighborhood park, community park, fire, police and general government facilities. The City’s
capital expansion fees are impact fees that assess new developments for the proportionate share of
the cost of new capital facilities required to serve them at the same level of service provided to
existing development.
Background
The City’s capital expansion fees were originally adopted in June 1996, based on a study prepared by
City staff.1 The fees have been updated periodically to account for inflation, but have not been
comprehensively reevaluated in 16 years. The current community park fees are about 82% higher
than the ones originally calculated in 1996, while the fire, police and general government fees are
about 50% higher than originally calculated. The park fees were increased by 14% in 2000 to
include the cost of irrigation water and required Americans with Disabilities Act improvements.
Excluding this adjustment, the park fees were increased by 68% over the 16 year period to account
for inflation. By way of comparison, the Engineering News-Record Construction Cost Index increased
by 66% from June 1996 to June 2012.
Methodology
The same basic methodology employed in the 1996 study is retained in this update. The overall
methodology is known as “incremental expansion.” The incremental expansion methodology bases
the fees on the existing level of service. The concept behind the incremental expansion
methodology is simple: as a community grows, capital facilities and equipment will need to be
expanded proportional to the growth. The existing level of service, whether measured directly in
terms of cost per service unit or indirectly in terms of an intervening variable, such as acres of
parkland, is assumed to be adequate to serve existing development, but with little or no excess
capacity to serve growth).2
Demand Factors
In impact fee analysis, the demand for services generated by different types of development must be
expressed in terms of a common measure, known as a service unit. For example, residential
population is a commonly-used service unit for park impact fees. For each land use type, the
number of service units expected to be generated by a unit of development is specified in what is
often called a demand equivalency table. In this table, for example, a new single-family detached
home may be determined to house an average number of residents.
Some changes have been made in this update in determining the service units and demand
equivalency tables. The park fees continue to be based on population, but rather than using
1 City of Fort Collins, Capital Expansion Cost Study, May 21, 1996.
2 The exceptions are that the new police station is estimated to have about 25% excess capacity to serve future
development, and the new Fire Station #4 is estimated to have about 95% excess capacity.
Executive Summary
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 2 May 21, 2013
population directly, the number of people is translated into equivalent dwelling units, based on the
average number of residents in an occupied single-family detached unit. This approach has the
advantage of eliminating the need to consider occupancy rates, which can be quite variable over
time. Functional population is retained as the service unit for fire, police and general government
fees. Functional population represents the number of people present at a land use, expressed in full-
time equivalents.
While the service units are relatively unchanged, the methodology used to calculate the demand
equivalency tables have been modified somewhat in this update. The park fees are based on
dwelling unit size, expressed in square footage and divided into five size ranges (up to 700 square
feet, for example). To determine persons per unit by unit size, the 1996 study relied on census data,
which does not include information on the size of the dwelling unit. Since the census does provide
data on the number of bedrooms, bedrooms were used as an indicator of unit size. Building permit
data were analyzed to determine the relationship between bedrooms and square footage, and
regression analysis was used to determine persons by unit size ranges. This update relies on a single
data source, the American Housing Survey, that provides information on both number of residents
and unit size. Since the data provided by the American Housing Survey are regional (western United
States), the results have been adjusted to match the overall average household size in Fort Collins.
The basic functional population methodology used in the 1996 study was also used in this update. A
minor change was to simplify the calculation of functional population multipliers for nonresidential
land uses. The 1996 study calculated nonresidential functional population on a weekly basis, with
separate calculations for weekdays and weekends, while this update uses a daily approach based on a
typical weekday.
Comparative Fees
Current and updated capital expansion fees are shown in Table 1. As noted, this is the first
comprehensive update of the City’s capital expansion fees in 16 years. All of the inputs into the
calculation of fees were updated. This update included an inventory of existing capital facilities,
determination of current costs and identification of existing levels of service. Changes in costs and
levels of service, however, would cause fees to go up or down uniformly for all land use types.
Changes to inputs that would affect fees differently by land use type are related to the demand
equivalency tables discussed above. Changes to residential fees by unit size for all the fee types are
the result of utilizing a more direct data source for linking residents and unit size. This resulted in
less variation between the number of residents in the smallest and largest size ranges than was found
in the 1996 study. Consequently, the updated fees for smaller units increase more than fees for
larger units.
The updated park fees tend to be higher than current fees for neighborhood parks and lower for
community parks. Without the additional trail fee, which could be adopted as part of the
community park fee or as a separate fee, the combined park fees would be relatively similar to
current fees overall, although higher for the smallest units and lower for larger units. The combined
park and trail fees would be higher than current park fees for all but the largest units.
Fire and police tend to increase less for nonresidential than for residential units, while the opposite
is true for general government fees. This reflects changes in the functional population multipliers.
Executive Summary
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 3 May 21, 2013
While the calculation of residential functional population is simple and unchanged from the previous
study, the calculation of nonresidential functional population requires many inputs, including trip
generation rates, average vehicle occupancy, employee density and average time spent at a land use.
Since the 1996 study did not specify what inputs were used, it is not possible to determine precisely
what input changes were responsible for the residential/nonresidential variability in the updated fees
compared to the current fees.
The total of all updated fees, including the new trail fee, is higher than current fees for all land uses
except for the largest residential units. It should be kept in mind while that the percentage increases
for nonresidential look high, the nonresidential fees are relatively low. For example, the 85%
increase for commercial equates to only $0.55 more per square foot.
Table 1. Current and Updated Capital Expansion Fees
N'hood Comm. Gen.
Land Use Type Unit Park Park Trail Fire Police Gov't w/o Trail w/Trail
Updated Fees
Resid., up to 700 sf Dwelling $1,181 $1,001 $474 $255 $128 $300 $2,865 $3,339
Resid., 701-1,200 sf Dwelling $1,515 $1,285 $608 $324 $162 $384 $3,670 $4,278
Resid., 1,201-1,700 sf Dwelling $1,674 $1,419 $672 $359 $180 $423 $4,055 $4,727
Resid., 1,701-2,200 sf Dwelling $1,744 $1,479 $700 $373 $187 $443 $4,226 $4,926
Resid., over 2,200 sf Dwelling $1,868 $1,584 $749 $400 $200 $475 $4,527 $5,276
Commercial 1,000 sf $0 $0 $0 $308 $154 $730 $1,192 $1,192
Industrial 1,000 sf $0 $0 $0 $73 $37 $171 $281 $281
Current Fees
Resid., up to 700 sf Dwelling $937 $1,041 $0 $112 $75 $142 $2,307 $2,307
Resid., 701-1,200 sf Dwelling $1,325 $1,477 $0 $160 $109 $201 $3,272 $3,272
Resid., 1,201-1,700 sf Dwelling $1,559 $1,735 $0 $186 $129 $235 $3,844 $3,844
Resid., 1,701-2,200 sf Dwelling $1,791 $1,996 $0 $215 $148 $272 $4,422 $4,422
Resid., over 2,200 sf Dwelling $2,181 $2,428 $0 $262 $180 $330 $5,381 $5,381
Commercial 1,000 sf $0 $0 $0 $229 $160 $257 $646 $646
Industrial 1,000 sf $0 $0 $0 $63 $44 $71 $178 $178
Change
Resid., up to 700 sf Dwelling $244 -$40 $474 $143 $53 $158 $558 $1,032
Resid., 701-1,200 sf Dwelling $190 -$192 $608 $164 $53 $183 $398 $1,006
Resid., 1,201-1,700 sf Dwelling $115 -$316 $672 $173 $51 $188 $211 $883
Resid., 1,701-2,200 sf Dwelling -$47 -$517 $700 $158 $39 $171 -$196 $504
Resid., over 2,200 sf Dwelling -$313 -$844 $749 $138 $20 $145 -$854 -$105
Commercial 1,000 sf $0 $0 $0 $79 -$6 $473 $546 $546
Industrial 1,000 sf $0 $0 $0 $10 -$7 $100 $103 $103
Percent Change
Resid., up to 700 sf Dwelling 26% -4% n/a 128% 71% 111% 24% 45%
Resid., 701-1,200 sf Dwelling 14% -13% n/a 103% 49% 91% 12% 31%
Resid., 1,201-1,700 sf Dwelling 7% -18% n/a 93% 40% 80% 5% 23%
Resid., 1,701-2,200 sf Dwelling -3% -26% n/a 73% 26% 63% -4% 11%
Resid., over 2,200 sf Dwelling -14% -35% n/a 53% 11% 44% -16% -2%
Commercial 1,000 sf n/a n/a n/a 34% -4% 184% 85% 85%
Industrial 1,000 sf n/a n/a n/a 16% -16% 141% 58% 58%
Total Fees
Source: Current fees from City of Fort Collins, Ordinance No. 121, November 6, 2012; updated fees from Table 8 (parks and
trails), Table 12 (fire), Table 18 (police) and Table 24 (general government).
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 4 May 21, 2013
PARKS
The City provides a number of public park facilities for the benefit of residents. This section
calculates updated community and neighborhood park capital expansion fees.
Service Units
The demand for City park facilities is generated by people. However, it is preferable to base the
service unit on housing units, since the number of housing units can be more easily determined than
the number of people, which is affected by highly variable occupancy rates. The proposed service
unit for the park impact fee update is an equivalent dwelling unit or EDU. An EDU represents the
average number of people living in a single-family detached dwelling unit. A single-family home is
by definition one park service unit. The number of service units associated with other types and
sizes of dwelling units is determined by dividing average household size of that housing type by the
average household size of a single-family unit. The resulting service unit multipliers are presented in
Table 2.
Table 2. Park Service Unit Multipliers
Average Single-Family EDUs/
Housing Type Unit HH Size Avg. HH Size Unit
Single-Family Detached Dwelling 2.76 2.76 1.00
Multi-Family Dwelling 1.85 2.76 0.67
Residential, up to 700 sq. ft. Dwelling 1.86 2.76 0.67
Residential, 701-1,200 sq. ft. Dwelling 2.38 2.76 0.86
Residential, 1,201-1,700 sq. ft. Dwelling 2.62 2.76 0.95
Residential, 1,701-2,200 sq. ft. Dwelling 2.73 2.76 0.99
Residential, over 2,200 sq. ft. Dwelling 2.93 2.76 1.06
Source: Average household size from Table 30 and Table 31 in Appendix A; EDUs/unit is average
household size divided by single-family average household size.
The existing number of service units can be determined by multiplying the estimated number of
housing units by the service unit multipliers for each housing type and summing. Existing service
units (EDUs) in the City of Fort Collins are calculated in Table 3.
Table 3. Park Service Units, 2012
Existing EDUs/ Existing
Housing Type Unit Units Unit EDUs
Single-Family Detached Dwelling 35,838 1.00 35,838
Multi-Family Dwelling 25,846 0.67 17,317
Total 53,155
Source: Existing units from Table 33 in Appendix A; EDUs per unit from Table 2.
Parks
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 5 May 21, 2013
Cost per Service Unit
The City of Fort Collins provides a variety of parks and recreation facilities for it residents. Existing
park and trail facilities are summarized in Table 4.
Table 4. Existing Park and Trail Facilities
Park Facility Type Number Acres
Developed Community 6 507.65
Developed Neighborhood 27 352.48
Developed Pocket 11 14.83
Total Developed Acres 874.96
Undeveloped Parks/Natural Features 75.75
Total Park Acres 950.71
Trails 4 121.24
Source: City of Fort Collins Park Planning, December 4, 2012 and
January 8, 2013.
The cost per acre to develop a neighborhood park is shown in Table 5.
Table 5. Neighborhood Park Development Cost per Acre
General conditions, mobilization $60,000 Site survey and plat $7,000
Traffic control $7,000 Environmental studies $10,000
Adjacent street improvements $15,000 Landscape architecture firm $6,000
Access drive and parking lot $20,000 Architect $30,000
Domestic water system $17,000 Engineering firm $15,000
Sanitory sewer system $25,000 Soils evaluation/testing $8,000
Demolition $7,000 Irrigation design $6,000
Topsoil management $25,000 As-built stormwater survey $5,000
Storm drainage improvements $15,000 Stormwater analysis/floodplain $15,000
Earthwork $70,000 Subtotal, Consultant Fees $102,000
Electrical service $15,000
Underground irrigation system $70,000
Lined irrigation pond $65,000 Street oversizing and local $5,000
Irrigation pump house and pumps $85,000 Light & Power charges $7,000
Raw water delivery system $15,000 Water plant investment fee $15,000
Restroom $200,000 Raw water fee $10,000
Picnic shelter(2) $55,000 Sewer plant investment fee $3,500
Playground infrastructure $25,000 Plan check and permit fees $2,000
Playground equipment/surface $70,000 Stormwater drainage fees $6,000
Sidewalks - concrete $20,000 Subtotal, Development Fees $48,500
Plaza area $20,000
Special feature - multi-use pad $35,000
Ballfield $30,000 Administration $80,000
Site lighting $5,000 Park mainteance facility $30,000
Landscape, trees, etc. $45,000 APP $11,781
Soil prep, and seeding $45,000 Raw water for irrigaiton $80,000
Bike racks, picnic tables, etc. $10,000 Total Development Cost $1,530,381
Contingency and change orders $107,100 ÷ Acres 6.8
Subtotal, Construction $1,178,100 Development Cost per Acre $225,056
Source: City of Fort Collins Park Planning, December 4, 2012 (2011 pricing).
Parks
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 6 May 21, 2013
The cost per acre to develop a community park is shown in Table 6.
Table 6. Community Park Development Cost per Acre
General conditions $250,000 Bike racks, picnic tables, entry, etc. $250,000
Traffic control $10,000 Signage $50,000
Adjacent street improvements $100,000 Maintenance facility $200,000
Access drive and parking lots $840,000 Contingency and change orders $783,800
Domestic water system $60,000 Subtotal, Construction $7,338,000
Sanitary sewer system $55,000
Demolition $40,000 Site survey and plat $10,000
Topsoil removal/replacement $50,000 Environmental studies $15,000
Earthwork $475,000 Landscape Architecture firm $300,000
Strom drainage improvements $100,000 Architecture $80,000
Electrical & telecomm. service $300,000 Engineering firm $100,000
Underground irrigation system $500,000 Soils engineer site evaluation $35,000
Lined irrigation pond $60,000 Soils engineer construction testing $40,000
Irigation pumphouse & pump $80,000 Irrigation design $70,000
Raw water delivery system $25,000 As-built survey w/stormwater need $15,000
Restrooms $470,000 Stormwater analysis $10,000
Picnic shelter (4) $350,000 Subtotal, Consultant Fees $675,000
Playground infrastructure $300,000
Playground equipment $500,000 Street oversizing and local $70,000
Sidewalks concrete/gravel paths $220,000 Light & Power charges $140,000
Plaza areas $163,000 Water plant investment fee $5,000
Special features, bike trials, etc. $10,000 Raw water fee- domestic $7,000
Ballfield (2) $80,000 Sewer plant investment fee $2,500
Skate park $200,000 Plan check and permit fees $45,000
Dog park with pond $120,000 Public R.O.W. inspection fees $45,000
Tennis courts $80,000 Storm drainage fee $15,000
Basketball courts $120,000 Subtotal, Development Fees $329,500
Splash park complete $150,000
Site features, walls, etc. $240,000 Administration $160,000
Site trail bridges, culverts, etc. $90,000 Art in Public Places $95,000
Site fencing $100,000 Raw water $300,000
Site lighting: ball fields, tennis, etc. $300,000 Total Development Cost $8,897,500
Landscape, trees, etc. $500,000 ÷ Acres 74.6
Soil prep and seeding $400,000 Development Cost per Acre $119,269
Source: City of Fort Collins Parks Department, December 2012 (2011 pricing).
The existing level of service can be expressed in terms of the current cost per service unit, as shown
in Table 7. The total cost represents the expenditure that would be required to acquire the amount
of existing developed park land and to develop that land as parks and trails at today’s prices. The
trail cost per mile is based on a standard per mile construction cost, plus the proportional per-mile
cost of the 23 existing underpasses. The total cost is divided by the existing number of service units
to determine the cost per service unit to provide the same level of service to future residents.
Parks
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City of Fort Collins, Colorado 7 May 21, 2013
Table 7. Park Cost per Service Unit
Neighborhood/ Community
Pocket Parks Parks Trails
Developed Acres 367.31 507.65 na
x Development Cost per Acre $225,056 $119,269 na
Existing Park Facility Cost $82,665,319 $60,546,908 na
Total Acres 367.31 628.89 na
x Land Cost per Acre $30,000 $30,000 na
Existing Park Land Cost $11,019,300 $18,866,700 na
Miles of Trails na na 34.00
x Construction Cost per Mile na na $1,104,626
Existing Trail Cost na na $37,557,284
Total Existing Facility Cost $93,684,619 $79,413,608 $37,557,284
÷ Existing EDUs 53,155 53,155 53,155
Cost per EDU $1,762 $1,494 $707
Source: Developed and total acres from Table 4; development cost per acre from Table 5 and
Table 6; land cost per acre, miles of trails and trail cost per mile from Park Planning, December
5, 2012, January 18, 2013 and February 1, 2013; existing EDUs from Table 3.
Net Cost per Service Unit
Impact fees should be reduced in order to account for other types of revenues that will be generated
by new development and used to fund capacity-expanding improvements of the same type as those
to be funded by the impact fees. Cases in which such a credit is warranted include funding of
existing deficiencies and outstanding debt payments on existing facilities. Since the fees are based
on the existing level of service, there are no deficiencies. The City has no outstanding debt on past
park or trail improvements. Consequently, no credits against the park impact fee are required based
on these criteria, and the net cost per service unit is the same as the cost per service unit calculated
above.
Potential Fees
The maximum neighborhood park, community park and trail capital expansion fees that may be
adopted by the City based on this study are determined by multiplying the number of service units
generated by a dwelling unit by the net cost per service unit. The resulting fee schedules are
presented in Table 8. Two options are shown: fees by housing type (single-family and multi-family)
and fees by unit size.
Parks
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City of Fort Collins, Colorado 8 May 21, 2013
Table 8. Potential Park Capital Expansion Fees
EDUs/ Net Cost/ Net Cost/
Land Use Type Unit per Unit EDU Unit
Neighborhood Parks
Single-Family Detached Dwelling 1.00 $1,762 $1,762
Multi-Family Dwelling 0.67 $1,762 $1,181
Residential, up to 700 sq. ft. Dwelling 0.67 $1,762 $1,181
Residential, 701-1,200 sq. ft. Dwelling 0.86 $1,762 $1,515
Residential, 1,201-1,700 sq. ft. Dwelling 0.95 $1,762 $1,674
Residential, 1,701-2,200 sq. ft. Dwelling 0.99 $1,762 $1,744
Residential, over 2,200 sq. ft. Dwelling 1.06 $1,762 $1,868
Community Parks
Single-Family Detached Dwelling 1.00 $1,494 $1,494
Multi-Family Dwelling 0.67 $1,494 $1,001
Residential, up to 700 sq. ft. Dwelling 0.67 $1,494 $1,001
Residential, 701-1,200 sq. ft. Dwelling 0.86 $1,494 $1,285
Residential, 1,201-1,700 sq. ft. Dwelling 0.95 $1,494 $1,419
Residential, 1,701-2,200 sq. ft. Dwelling 0.99 $1,494 $1,479
Residential, over 2,200 sq. ft. Dwelling 1.06 $1,494 $1,584
Trails
Single-Family Detached Dwelling 1.00 $707 $707
Multi-Family Dwelling 0.67 $707 $474
Residential, up to 700 sq. ft. Dwelling 0.67 $707 $474
Residential, 701-1,200 sq. ft. Dwelling 0.86 $707 $608
Residential, 1,201-1,700 sq. ft. Dwelling 0.95 $707 $672
Residential, 1,701-2,200 sq. ft. Dwelling 0.99 $707 $700
Residential, over 2,200 sq. ft. Dwelling 1.06 $707 $749
Source: EDUs per unit from Table 2; net cost per EDU is cost per EDU from Table 7.
The updated park fees by unit size are compared to current fees in Table 9. In general, the updated
fees are higher for smaller units and lower for larger units. This reflects the fact that this study
found that larger units have fewer residents than was found in the 1996 study.
Without the new trail fee component, the total updated park fees would probably generate about the
same amount of revenue as the current fees, depending on the size mix of new units. With the trail
component, the total park and trail fee would be higher than the current park fee for all but the
largest units.
Parks
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City of Fort Collins, Colorado 9 May 21, 2013
Table 9. Comparative Park Capital Expansion Fees
Current Fee Updated Fee Percent
Land Use Type Unit per Unit per Unit Change
Neighborhood Parks
Residential, up to 700 sq. ft. Dwelling $937 $1,181 26%
Residential, 701-1,200 sq. ft. Dwelling $1,325 $1,515 14%
Residential, 1,201-1,700 sq. ft. Dwelling $1,559 $1,674 7%
Residential, 1,701-2,200 sq. ft. Dwelling $1,791 $1,744 -3%
Residential, over 2,200 sq. ft. Dwelling $2,181 $1,868 -14%
Community Parks
Residential, up to 700 sq. ft. Dwelling $1,041 $1,001 -4%
Residential, 701-1,200 sq. ft. Dwelling $1,477 $1,285 -13%
Residential, 1,201-1,700 sq. ft. Dwelling $1,735 $1,419 -18%
Residential, 1,701-2,200 sq. ft. Dwelling $1,996 $1,479 -26%
Residential, over 2,200 sq. ft. Dwelling $2,428 $1,584 -35%
Total Parks
Residential, up to 700 sq. ft. Dwelling $1,978 $2,182 10%
Residential, 701-1,200 sq. ft. Dwelling $2,802 $2,800 0%
Residential, 1,201-1,700 sq. ft. Dwelling $3,294 $3,093 -6%
Residential, 1,701-2,200 sq. ft. Dwelling $3,787 $3,223 -15%
Residential, over 2,200 sq. ft. Dwelling $4,609 $3,452 -25%
Trails
Residential, up to 700 sq. ft. Dwelling $0 $474 n/a
Residential, 701-1,200 sq. ft. Dwelling $0 $608 n/a
Residential, 1,201-1,700 sq. ft. Dwelling $0 $672 n/a
Residential, 1,701-2,200 sq. ft. Dwelling $0 $700 n/a
Residential, over 2,200 sq. ft. Dwelling $0 $749 n/a
Total Parks and Trails
Residential, up to 700 sq. ft. Dwelling $1,978 $2,656 34%
Residential, 701-1,200 sq. ft. Dwelling $2,802 $3,408 22%
Residential, 1,201-1,700 sq. ft. Dwelling $3,294 $3,765 14%
Residential, 1,701-2,200 sq. ft. Dwelling $3,787 $3,923 4%
Residential, over 2,200 sq. ft. Dwelling $4,609 $4,201 -9%
Source: Current fee from City of Fort Collins, Capital Improvement Expansion Fees, Effective January 2,
2012; updated fees from Table 8.
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 10 May 21, 2013
FIRE
Fire protection and rescue service is provided in Fort Collins by the Poudre Fire Authority pursuant
to an intergovernmental agreement. The fee is based on the fire stations and apparatus that are
located within the city limits, plus the City’s share of administrative and training facilities. The City
collects the fees from new development in the city limits and provides the funds to the Fire
Authority to be used for capacity-expanding improvements serving the city. This section calculates
updated fire capital expansion fees.
Service Units
The two most common methodologies used in calculating public safety (fire and police) service units
and impact fees are the “calls-for-service” approach and the “functional population” approach. The
1996 study used the functional population approach, and this update retains this methodology. This
approach is a generally-accepted methodology for both fire and police impact fee types, and is based
on the observation that demand for public safety facilities tends to be proportional to the presence
of people. This approach generates service unit multipliers that are similar to those based on call
data, but are more stable over time.3 The service unit is functional population. The description of
the functional population methodology, the calculation of the service unit multipliers and the
determination of existing fire and police service units are presented in Appendix B.
Cost per Service Unit
The cost per service unit to provide fire protection to new development is based on the current level
of service provided to existing development. The level of service is quantified as the ratio of the
replacement cost of existing fire capital facilities serving Fort Collins to existing fire service units in
Fort Collins, as summarized in Table 10. The fire stations included in calculating the level of service
for Fort Collins are limited to those stations located within the city limits. The portions of the
administration and training facilities service attributed to Fort Collins are based on the City’s share
of the Authority’s total annual call volume.
3 See Clancy Mullen, Fire and Police Demand Multipliers: Calls-for-Service versus Functional Population, proceedings of the
National Impact Fee Roundtable, Arlington, VA, October 5, 2006 http://growthandinfrastructure.org/proceedings/
2006_proceedings/fire%20police%20multipliers.pdf
Fire
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City of Fort Collins, Colorado 11 May 21, 2013
Table 10. Existing Fire Stations
Building Building
Facility Address Acres Sq. Feet Cost
Fire Station #1 Peterson 505 0.54 8,516 $1,672,835
Fire Station #2 S. Bryan 415 0.31 4,376 $729,125
Fire Station #3 Mathews 2000 0.55 6,500 $688,295
Fire Station #4 1945 W. Drake 3.54 15,380 $2,616,461
Fire Station #5 Hogan 4615 1.18 8,773 $1,431,268
Fire Station #10 Vermont 2067 0.62 9,830 $1,213,549
Fire Station #12 E. Country Club Rd. 321 1.09 9,800 $1,308,246
Fire Station #14 2109 Westchase Rd. 0.89 10,800 $1,236,189
Administration (City share) 102 Remington 0.50 8,375 $1,553,855
Training Center (City share) W. Vine 3400 3.35 10,888 $973,923
Offices (City share) W. Vine 3400 n/a 10,134 $727,153
Fire Tower (City share) W. Vine 3400 n/a 3,152 $604,151
Burn Building (City share) W. Vine 3400 n/a 9,256 $382,263
Total 12.57 115,780 $15,137,313
Source: Poudre Fire Authority, December 3-4, 2012 and February 12, 2012 (City share of administration and
training facility acres, square feet and building cost based on 83.75% of calls to locations within city limits in
2011).
The fire stations and equipment serving existing development in Fort Collins have a total estimated
replacement cost of $33 million, as summarized in Table 11. The Poudre Fire Authority issued debt
to finance its newest fire station in the city (Fire Station #4, which was completed in 2011) and is
using the capital expansion fees to retire the debt. The amount of the outstanding principal on the
debt represents capacity to serve future development, and this amount is excluded from the fee
calculation. Dividing the net cost of existing capital facilities and equipment (excluding the value of
the remaining debt on Fire Station 4) by the existing functional population results in a net cost of
$204 per service unit.
Table 11. Existing Fire Cost per Service Unit
Fire Facility Building Replacement Cost $15,137,313
Fire Facility Land Cost $377,100
Fire Vehicle Replacement Cost $17,607,388
Total Replacement Cost $33,121,801
– Debt on New Fire Station 4 -$2,589,499
Net Replacement Cost $30,532,302
÷ Existing Functional Population (24-Hour) 149,740
Net Cost per Functional Population $204
Source: Existing building cost from Table 10; land cost based on acres from
Table 10 and $30,000 cost per acre; vehicle replacement cost from Poudre
Fire Authority, December 5, 2012; outstanding debt principal from Poudre
Fire Authority, February 12, 2013; existing 24-hour functional populaiton from
Table 36.
Net Cost per Service Unit
Impact fees should be reduced in order to account for other types of revenues that will be generated
by new development and used to fund capacity-expanding improvements of the same type as those
to be funded by the impact fees. Cases in which such a credit is warranted include funding of
Fire
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City of Fort Collins, Colorado 12 May 21, 2013
existing deficiencies and outstanding debt payments on existing facilities. While there is some debt
on existing facilities, as noted above, this debt has been excluded from the value of the facilities used
in determining the existing level of service, and the Poudre Fire Authority can continue to use the
updated capital expansion fees to retire the debt on Fire Station 4.
Potential Fees
The maximum fire capital expansion fees that may be adopted by the City based on this study are
determined by multiplying the number of service units generated by a unit of development by the
net cost per service unit. The resulting fee schedule is presented in Table 12. Two residential fee
options are shown: fees by housing type (single-family and multi-family) and fees by unit size.
Table 12. Potential Fire Capital Expansion Fees
Func. Pop. Net Cost/ Net Cost/
Land Use Type Unit per Unit Func. Pop. Unit
Single-Family Detached Dwelling 1.85 $204 $377
Multi-Family Dwelling 1.24 $204 $253
Residential, up to 700 sq. ft. Dwelling 1.25 $204 $255
Residential, 701-1,200 sq. ft. Dwelling 1.59 $204 $324
Residential, 1,201-1,700 sq. ft. Dwelling 1.76 $204 $359
Residential, 1,701-2,200 sq. ft. Dwelling 1.83 $204 $373
Residential, over 2,200 sq. ft. Dwelling 1.96 $204 $400
Commercial 1,000 sq. ft. 1.51 $204 $308
Industrial/Warehouse 1,000 sq. ft. 0.36 $204 $73
Source: Functional population per unit from Table 34 and Table 35 in Appendix B; net cost per
functional population from Table 11.
Table 13 compares the current fire fees with the updated fire fees (using the residential option of
fees by housing type). The updated fees increase more for residential than for nonresidential uses,
and more for smaller residential units than larger ones.
Table 13. Comparative Fire Fees
Current Fee Updated Fee Percent
Land Use Type Unit per Unit per Unit Change
Residential, up to 700 sq. ft. Dwelling $112 $255 128%
Residential, 701-1,200 sq. ft. Dwelling $160 $324 103%
Residential, 1,201-1,700 sq. ft. Dwelling $186 $359 93%
Residential, 1,701-2,200 sq. ft. Dwelling $215 $373 73%
Residential, over 2,200 sq. ft. Dwelling $262 $400 53%
Commercial 1,000 sq. ft. $229 $308 34%
Industrial/Warehouse 1,000 sq. ft. $63 $73 16%
Source: Current fees from City of Fort Collins, Ordinance No. 121, November 6, 2012; updated fees from
Table 12.
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 13 May 21, 2013
POLICE
The City provides police protection throughout the town. This section calculates updated police
capital expansion fees.
Service Units
The two most common methodologies used in calculating public safety (fire and police) service units
and impact fees are the “calls-for-service” approach and the “functional population” approach. The
1996 study used the functional population approach, and this update retains this methodology. This
approach is a generally-accepted methodology for both fire and police impact fee types, and is based
on the observation that demand for public safety facilities tends to be proportional to the presence
of people. This approach generates service unit multipliers that are similar to those based on call
data, but are more stable over time. The service unit is functional population. The description of
the functional population methodology, the calculation of the service unit multipliers and the
determination of existing fire and police service units are presented in Appendix B.
Cost per Service Unit
The cost per service unit to provide police protection to new development is based on the existing
level of service provided to existing development. The level of service is quantified as the ratio of
the replacement cost of existing police capital facilities to existing police service units.
The replacement cost of existing police vehicles is shown in Table 14.
Table 14. Existing Police Vehicles
Vehicle Type Number Unit Cost Total Cost
Bearcat 1 $233,554 $233,554
Car 24 $22,000 $528,000
Mini-Bus 1 $77,313 $77,313
Motorcycle 3 $20,841 $62,523
Patrol Car 105 $33,845 $3,553,725
Patrol Pickup 1 $75,845 $75,845
Patrol SUV 28 $40,025 $1,120,700
Patrol Van 13 $32,950 $428,350
Pickup 6 $26,923 $161,538
Police Car 1 $18,967 $18,967
Police Van 1 $29,125 $29,125
SUV 14 $37,727 $528,178
Van 9 $29,125 $262,125
Total 207 $7,079,943
Source: City of Fort Collins, December 5, 2012.
The City’s recently-completed new police station was built with some excess capacity to serve future
growth. According to the City, approximately 25% of the building represents excess capacity.
Consequently, only 75% of the cost will be included in determining the current level of service (cost
per service unit) for existing development. Including vehicles and equipment, the portion of the
City’s existing police facilities serving existing development has a total estimated replacement cost of
Police
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City of Fort Collins, Colorado 14 May 21, 2013
$34.7 million, as summarized in Table 15. Dividing the cost of existing capital facilities and
equipment serving existing development by existing service units results in a cost of $231 per
functional population.
Table 15. Existing Police Cost per Service Unit
Police Station Building Square Feet 99,878
Police Station Land Acres 7.53
Police Station Building/Land Value (75%) $20,294,687
Police Firing Range Value $351,930
Police Facility Contents Value $6,937,981
Police Vehicle Replacement Value $7,079,943
Total Police Facility/Equipment Value $34,664,541
÷ Existing Functional Population (24-Hour) 149,740
Police Cost per Functional Population $231
Source: Building square feet, acres and replacement values from City of
Fort Collins, December 5, 2012 (75% of police station deemed to serve
existing development); existing functional population from Table 36.
Net Cost per Service Unit
Impact fees should be reduced in order to account for other types of revenues that will be generated
by new development and used to fund capacity-expanding improvements of the same type as those
to be funded by the impact fees. Cases in which such an offset is warranted include funding of
existing deficiencies and outstanding debt payments on existing facilities. Since the updated fees are
based on the existing level of service, there are no existing deficiencies.
The City has some outstanding debt on the police station, as well as outstanding capital lease
payments on some vehicles. A relatively simple way to calculate a credit for outstanding debt is to
divide the debt by the number of existing service units. This places new development on an equal
footing with existing development in terms of the proportion of their costs that are funded through
debt. Since 25% of the new police station represents excess capacity available to serve, only 75% of
the debt is eligible for credit. The other 25% of the debt represents the cost of facilities that will
serve future development, and this portion of the debt service could be retired with police capital
expansion fees. As shown in Table 16, the police debt credit is $129 per functional population.
Table 16. Police Debt Credit
Outstanding Debt on Police Station (75%) $18,900,000
Outstanding Vehicle Capital Lease Payments $453,578
Total Police Facility Debt $19,353,578
÷ Existing Functional Population (24-Hour) 149,740
Police Debt Credit per Functional Population $129
Source: Outstanding debt and capital lease payments as of December 31,
2012 from City of Fort Collins, December 3, 2010; existing functional
population from Table 36 in Appendix B.
The credit for outstanding debt is subtracted from the cost per service unit to determine the net cost
per service unit (see Table 17 below).
Police
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City of Fort Collins, Colorado 15 May 21, 2013
Table 17. Police Net Cost per Service Unit
Police Cost per Functional Population $231
– Police Debt Credit per Functional Population -$129
Net Police Cost per Functional Population $102
Source: Cost per functional population from Table 15; debt credit from
Table 16
Potential Fees
The maximum police capital expansion fees that may be adopted by the City based on this study is
the product of the number of service units generated by a unit of development and the net cost per
service unit calculated above. The resulting fee schedule is presented in Table 18. Two residential
fees options are shown: fees by housing type (single-family and multi-family) and fees by unit size.
Table 18. Potential Police Capital Expansion Fees
Func. Pop. Net Cost/ Net Cost/
Land Use Type Unit per Unit Func. Pop. Unit
Single-Family Detached Dwelling 1.85 $102 $189
Multi-Family Dwelling 1.24 $102 $126
Residential, up to 700 sq. ft. Dwelling 1.25 $102 $128
Residential, 701-1,200 sq. ft. Dwelling 1.59 $102 $162
Residential, 1,201-1,700 sq. ft. Dwelling 1.76 $102 $180
Residential, 1,701-2,200 sq. ft. Dwelling 1.83 $102 $187
Residential, over 2,200 sq. ft. Dwelling 1.96 $102 $200
Commercial 1,000 sq. ft. 1.51 $102 $154
Industrial/Warehouse 1,000 sq. ft. 0.36 $102 $37
Source: Functional population per unit from Table 34 and Table 35 in Appendix B; net cost from Table
17.
Table 19 compares the current police fees with the updated fees (using the residential option of fees
by housing type). The updated fees are higher for residential uses and lower for nonresidential uses.
Table 19. Comparative Police Fees
Current Fee Updated Fee Percent
Land Use Type Unit per Unit per Unit Change
Residential, up to 700 sq. ft. Dwelling $75 $128 71%
Residential, 701-1,200 sq. ft. Dwelling $109 $162 49%
Residential, 1,201-1,700 sq. ft. Dwelling $129 $180 40%
Residential, 1,701-2,200 sq. ft. Dwelling $148 $187 26%
Residential, over 2,200 sq. ft. Dwelling $180 $200 11%
Commercial 1,000 sq. ft. $160 $154 -4%
Industrial/Warehouse 1,000 sq. ft. $44 $37 -16%
Source: Current fees from City of Fort Collins, Ordinance No. 121, November 6, 2012; updated fees from
Table 18.
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 16 May 21, 2013
GENERAL GOVERNMENT
The City provides a number of administrative facilities that will need to be expanded as the
community grows. To ensure that new development pays its fair share of the cost of these facilities,
the City charges a general government capital expansion fee. This section calculates updated general
government capital expansion fees.
Service Units
One of the most common methodologies used in calculating general government impact fees is the
“functional population” approach. This allocates the cost of growth to different types of new
development based on the presence of people at the site of the land use. The description of the
functional population methodology, the calculation of the service unit multipliers and the
determination of existing general government service units are presented in Appendix B.
Cost per Service Unit
The City’s existing general government facilities and replacement costs are summarized in Table 20.
Table 20. Existing General Government Facilities
Land Building Building
Facility Address Acres Value Sq. Feet Cost
City Hall 300 Laporte Ave 2.00 $60,000 31,553 $8,968,435
Main Administration Bldg. 281 N. College 0.75 $22,500 37,603 $6,689,347
City Office Building 215 N. Mason 2.00 $60,000 71,500 $12,731,810
OPS Service Facility 2.50 $75,000 26,564 $5,647,145
Streets Storage 625 Ninth St 3.24 $97,200 48,400 $4,125,256
Streets Office/Shop 625 Ninth St 8.48 $254,400 14,287 $763,936
Total 18.97 $569,100 229,907 $38,925,929
Source: City of Fort Collins, January 4, 2013 (land value based on $30,000 per acre).
The existing level of service (cost per service unit) is determined by dividing the replacement cost of
existing facilities by the existing service units being served by those facilities. As shown in Table 21,
the cost per service unit for general government facilities is $328 per functional population.
Table 21. General Government Cost per Service Unit
Building Replacement Value $38,925,929
Land Value $569,100
Vehicle/Equipment Value $9,753,022
Total Replacement Cost $49,248,051
÷ Existing Functional Population (16-Hour) 150,354
Cost per Functional Population $328
Source: Building and land replacement costs from Table 20; vehicle-
equipment value is sum of original costs from City fixed asset listings,
January 2, 2013; existing functional population from Table 36 in Appendix B.
General Government
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City of Fort Collins, Colorado 17 May 21, 2013
Net Cost per Service Unit
Impact fees should be reduced in order to account for other types of revenues that will be generated
by new development and used to fund capacity-expanding improvements of the same type as those
to be funded by the impact fees. Cases in which such an offset is warranted include funding of
existing deficiencies and outstanding debt payments on existing facilities. Since the updated fees are
based on the existing level of service, there are no existing deficiencies.
The City has some outstanding debt on the main administration building. A relatively simple way to
calculate a credit for outstanding debt is to divide the debt by the number of existing service units.
This places new development on an equal footing with existing development in terms of the
proportion of their costs that are funded through debt. As shown in Table 22, the police debt credit
is $5 per functional population.
Table 22. General Government Debt Credit
Outstanding Debt on Main Administration Bldg. $745,745
÷ Existing Functional Population (16-Hour) 150,354
Cost per Functional Population $5
Source: Outstanding debt from City of Fort Collins, December 3, 2010;
existing functional population from Table 36 in Appendix B.
The credit for outstanding debt is subtracted from the cost per service unit to determine the net cost
per service unit, as shown in Table 23.
Table 23. General Government Net Cost per Service Unit
Cost per Functional Population $328
– Debt Credit per Functional Population -$5
Net Cost per Functional Population $323
Source: Cost per functional population from Table 15; debt credit from
Table 16
Potential Fees
The maximum general government capital expansion fees that may be adopted by the City based on
this study is the product of the number of service units generated by a unit of development and the
net cost per service unit calculated above. The resulting fee schedule is presented in Table 24. Two
residential fee options are shown: fees by housing type (single-family and multi-family) and fees by
unit size.
General Government
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City of Fort Collins, Colorado 18 May 21, 2013
Table 24. Potential General Government Capital Expansion Fees
Func. Pop. Net Cost/ Net Cost/
Land Use Type Unit per Unit Func. Pop. Unit
Single-Family Detached Dwelling 1.38 $323 $446
Multi-Family Dwelling 0.93 $323 $300
Residential, up to 700 sq. ft. Dwelling 0.93 $323 $300
Residential, 701-1,200 sq. ft. Dwelling 1.19 $323 $384
Residential, 1,201-1,700 sq. ft. Dwelling 1.31 $323 $423
Residential, 1,701-2,200 sq. ft. Dwelling 1.37 $323 $443
Residential, over 2,200 sq. ft. Dwelling 1.47 $323 $475
Commercial 1,000 sq. ft. 2.26 $323 $730
Industrial/Warehouse 1,000 sq. ft. 0.53 $323 $171
Source: Functional population per unit from Table 34 and Table 35 in Appendix B; net cost per
functional population from Table 23.
Table 25 compares the current general government capital expansion fees with the updated fees
(using the residential fee options of fees by unit size). The updated fees increase more for
nonresidential than for residential uses, and more for smaller residential units than larger ones.
Table 25. Comparative General Government Fees
Current Fee Updated Fee Percent
Land Use Type Unit per Unit per Unit Change
Residential, up to 700 sq. ft. Dwelling $142 $300 111%
Residential, 701-1,200 sq. ft. Dwelling $201 $384 91%
Residential, 1,201-1,700 sq. ft. Dwelling $235 $423 80%
Residential, 1,701-2,200 sq. ft. Dwelling $272 $443 63%
Residential, over 2,200 sq. ft. Dwelling $330 $475 44%
Commercial 1,000 sq. ft. $257 $730 184%
Industrial/Warehouse 1,000 sq. ft. $71 $171 141%
Source: Current fees from City of Fort Collins, Ordinance No. 121, November 6, 2012; updated fees from
Table 24.
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 19 May 21, 2013
APPENDIX A: DEMOGRAPHIC DATA
Average Household Size by Housing Types
A key input into impact fee analysis is the average number of people residing in different types of
dwelling units. This statistic, known as average household size, is the ratio of household population
to households (which is the same as occupied dwelling units).
The most reliable data on average household size comes from the decennial census counts.
However, these 100%-count data are only available for all housing units, with no distinction by
housing type. Overall, the trend between the 2000 and 2010 census was one of a slight decline in
overall average household size, as can be seen in Table 26.
Table 26. Average Household Size, 2000 and 2010
Total Occupied Household Average
Housing Type Units Units Population HH Size
All Housing Types, 2000 47,755 45,882 112,597 2.45
All Housing Types, 2010 60,503 57,829 136,901 2.37
Source: 2000 and 2010 US Census for Fort Collins, CO, SF1 (100% counts).
The 2000 census provided data on average household size by housing type for a 1-in-6 sample
(about 17%). Those data are shown in Table 27.
Table 27. Average Household Size by Housing Type, 2000
Total Occupied Household Average
Housing Type Units Units Population HH Size
Single-Family Detached 26,706 25,941 73,943 2.85
Single-Family Attached 3,613 3,464 7,031 2.03
Multi-Family 16,163 15,190 28,522 1.88
Mobile Home 1,267 1,216 2,840 2.34
RV/Other 17 17 40 2.35
Total 47,766 45,828 112,376 2.45
Multi-Family/SF Attached 19,776 18,654 35,553 1.91
Source: 2000 US Census for Fort Collins, CO, SF-3 data (1-in-6 sample)
Unfortunately, the Census Bureau has discontinued providing robust sample data as part of the
decennial census, and instead conducts annual data from 1% samples, which has been aggregated
into a 5% sample for the 2006-2010 period. These data are based on a much smaller sample than the
2010 census, and also collapse single-family detached and attached housing into the same category.
They are shown in Table 28.
Appendix A: Demographic Data
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 20 May 21, 2013
Table 28. Average Household Size by Housing Type, 2006-2010
Total Occupied Household Average
Housing Type Units Units Population HH Size
Single-Family, Det./Att. 38,434 36,779 96,923 2.64
Multi-Family 19,441 17,747 31,168 1.76
Mobile Home 1,414 1,350 3,383 2.51
Other 13 13 21 1.62
Total 59,302 55,889 131,495 2.35
Source: US Census Bureau, 2006-2010 American Community Survey data (5%
sample), Fort Collins, CO.
Comparing the data from 2000 and 2006-2010, it is clear that the decline in average household size is
not due to a change in the mix of housing, but rather to a more general decline in household size
among all housing types. While mobile home units show an increase, the sample sizes are too small
for this housing type for the results to be reliable.
Table 29. Change in Average Household Size, 2000-2010
Percent
Housing Type 2000 2006-10 Change
Single-Family, Detached/Attached 2.75 2.64 -4.00%
Multi-Family 1.88 1.76 -6.38%
Mobile Home 2.34 2.51 7.26%
Total 2.45 2.35 -4.08%
Average HH Size
Source: Table 27 and Table 28.
An estimate of current average household size by housing type starts with the data from the 2000
census, since these numbers are based on the most robust sample. The average household sizes
from the 2000 census are adjusted downward for all housing types by the overall decline, as shown
in Table 30.
Table 30. Current Average Household Size by Housing Type
Ratio of
Avg. HH Size 2010/2000 Current
Housing Type 2000 Census Avg. HH Size Avg. HH Size
Single-Family Detached/MH 2.85 0.9673 2.76
Multi-Family/SF Attached 1.91 0.9673 1.85
Total 2.45 0.9673 2.37
Source: 2000 average household size from Table 27; ratio derived from Table 26.
Average Household Size by Unit Size
In the 1996 study, average household size by dwelling unit size was estimated using census micro
data for Larimer County to determine average household size by bedrooms, and City building permit
data to determine average dwelling unit size by bedrooms using linear regression analysis. The two
results were combined to estimate average household size by dwelling unit size.
While the approach used in the original study has the advantage of relying solely on local (city and
county level) data, its weakness is that it is indirect – neither the census data nor the building permit
data contain information on both the number of persons in the unit and the size of the unit.
Appendix A: Demographic Data
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 21 May 21, 2013
Consequently, the 1996 analysis had to utilize an intervening variable of the number of bedrooms in
the unit.
A simpler and more direct approach is to utilize national data from the American Housing Survey,
sponsored by the U.S. Department of Housing and Urban Development and conducted by the U.S.
Census Bureau. The most recent survey was done in 2011. This survey provides data on the
number of residents and the square footage of a sample of individual housing units. The data from
the Western Census Region, which includes Colorado, was used. Average household sizes by
dwelling unit size from the western U.S. were converted to Equivalent Dwelling Units (EDUs), with
one EDU representing the average number of persons residing in an occupied single-family
detached unit. These EDU multipliers were then multiplied by the average household size of a
single-family unit in Fort Collins to estimate local average household sizes by dwelling unit size, as
summarized in Table 31.
Table 31. Average Household Size by Dwelling Unit Size, Western U.S., 2011
Ft. Collins
House- Avg. EDUs/ Avg. HH
Housing Type/Size Sample HH Pop. Holds HH Size Unit Size
0-700 sf 4,726 3,943,814 2,046,482 1.93 0.675 1.86
701-1,200 sf 11,845 13,908,874 5,631,663 2.47 0.864 2.38
1,201-1,700 sf 8,570 11,753,334 4,320,515 2.72 0.951 2.62
1,701-2,200 sf 6,218 8,824,060 3,112,727 2.83 0.990 2.73
2,200 sf + 7,686 11,545,664 3,793,080 3.04 1.063 2.93
All Units 39,045 49,975,747 18,904,467 2.64 0.923 n/a
All Single-Family Det. 23,453 34,517,546 12,053,378 2.86 1.000 2.76
American Housing Survey, 2011
Source: U.S. Department of Housing and Urban Development, American Housing Survey, 2011, Western Census
Region; Fort Collins average household size by unit size based on average household size for a single-family
detached unit in Fort Collins from Table 30 and EDUs/unit from the American Housing Survey.
The updated average household sizes confirm the tendency of larger units to have more residents,
but the difference between the smallest and largest units is less pronounced than it was found to be
in the 1996 analysis, as illustrated in Figure 1.
Figure 1. Average Household Size by Unit Size, 1996 and 2012
Appendix A: Demographic Data
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 22 May 21, 2013
Existing Housing Units by Type
The mix of housing units by type in Fort Collins has not changed significantly over the last decade,
as shown in Table 32. Because of its larger sample size, the housing shares from the 2000 census
will be used.
Table 32. Dwelling Units by Housing Type, Fort Collins, 2000-2010
Housing Type 2000 2006-10 2000 2006-10
Single-Family Detached 26,706 33,525 55.9% 56.5%
Single-Family Attached 3,613 4,909 7.6% 8.3%
Multi-Family 16,163 19,441 33.8% 32.8%
Mobile Home 1,267 1,414 2.7% 2.4%
RV/Other 17 13 0.0% 0.0%
Total 47,766 59,302 100.0% 100.0%
Single-Family Det./Mobile Home 27,973 34,939 58.6% 58.9%
Total Units % of Total Units
Source: 2000 data from 2000 US Census, SF3 (1-in-6 sample); 2006-2010 data from US
Census, American Community Survey (5% sample).
The current number of dwelling units in Fort Collins by housing type is estimated based on the total
number of units enumerated in the 2000 census, the share of units by housing type from the 2000
census, and the number of building permits issued over the last two years, as shown in Table 33.
Table 33. Dwelling Units by Housing Type, Fort Collins, 2012
Housing Est. 2010 2010-2011 Est. 2012
Housing Type Share Units Permits Units
Single-Family Detached/MH 58.6% 35,432 406 35,838
Multi-Family/SF Attached 41.4% 25,071 775 25,846
Total 100.0% 60,503 1,181 61,684
Source: Housing share based on 2000 Census from Table 32; 2010 total units from 2000 Census (Table
26), 2010 units by housing type based on housing share; 2010-2011 permits are number of permits
issued by City in 2010 and 2011 calendar years from City of Fort Collins, December 3, 2012.
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 23 May 21, 2013
APPENDIX B: FUNCTIONAL POPULATION
A common methodology used in calculating public safety (fire and police) and general government
service units and impact fees is the “functional population” approach. This approach is a generally-
accepted methodology for these impact fee types and is based on the observation that demand for
public safety and general government facilities tends to be proportional to the presence of people at
a particular site.
Functional population is analogous to the concept of “full-time equivalent” employees. It
represents the number of “full-time equivalent” people present at the site of a land use, and it is
used for the purpose of determining the impact of a particular development on the need for
facilities. For residential development, functional population is simply average household size times
the percent of time people spend at home. For nonresidential development, functional population
is based on a formula that factors trip generation rates, average vehicle occupancy and average
number of hours spent by visitors at a land use.
Two types of functional population are used in impact fee analysis: “24-hour” functional population
and “daytime” functional population. 24-hour functional population is most appropriate for
services, like fire and police protection, that operate on a 24-hour per day basis. Daytime functional
population is more appropriate for general government facilities, which do not operate around the
clock.
Residential Functional Population
For residential land uses, the impact of a dwelling unit on the need for capital facilities is generally
proportional to the number of persons residing in the dwelling unit. This can be measured for
different housing types in terms of either average household size (average number of persons per
occupied dwelling unit) or persons per unit (average number of persons per dwelling unit, including
vacant as well as occupied units). In this analysis, average household size is used to develop the
functional population multipliers, as it avoids the need to make assumptions about occupancy rates.
Determining residential functional population multipliers is considerably simpler than the
nonresidential component. It is estimated that people, on average, spend 16 hours, or 67 percent, of
each 24-hour weekday at their place of residence and the other 33 percent away from home. For
daytime functional population, a 16-hour day is used, and it is estimated that people spend half of
the 16-hour day at home. The functional population per unit for residential uses is shown in Table
34.
Appendix B: Functional Population
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 24 May 21, 2013
Table 34. Functional Population per Unit for Residential Uses
Average
Housing Type Unit HH Size 24-Hour Daytime 24-Hour Daytime
Single-Family Detached Dwelling 2.76 0.67 0.50 1.85 1.38
Multi-Family Dwelling 1.85 0.67 0.50 1.24 0.93
Residential, up to 700 sq. ft. Dwelling 1.86 0.67 0.50 1.25 0.93
Residential, 701-1,200 sq. ft. Dwelling 2.38 0.67 0.50 1.59 1.19
Residential, 1,201-1,700 sq. ft. Dwelling 2.62 0.67 0.50 1.76 1.31
Residential, 1,701-2,200 sq. ft. Dwelling 2.73 0.67 0.50 1.83 1.37
Residential, over 2,200 sq. ft. Dwelling 2.93 0.67 0.50 1.96 1.47
Occupancy Func. Pop. Per Unit
Source: Average household size from Table 30 (housing type) and Table 31 (unit size).
Nonresidential Functional Population
The functional population methodology for nonresidential land uses is based on trip generation and
employee density data. Functional population per 1,000 square feet is derived by dividing the total
number of hours spent by employees and visitors during a week day by 24 hours (16 hours for
daytime functional population). Employees are estimated to spend 8 hours per day at their place of
employment, and visitors are estimated to spend one hour per visit. The formulas used to derive the
nonresidential functional population estimates are summarized in Figure 2.
Figure 2. Nonresidential Functional Population Formulas
24-HR FUNCPOP/UNIT = (employee hours/1000 sf + visitor hours/1000 sf) ÷ 24 hours/day
Where:
Employee hours/1000 sf = employees/1000 sf x 8 hours/day
Visitor hours/1000 sf = visitors/1000 sf x 1 hour/visit
Visitors/1000 sf = weekday ADT/1000 sf x avg. vehicle occupancy – employees/1000 sf
Weekday ADT/1000 sf = one-way avg. daily trips (total trip ends ÷ 2)
DAILY FUNCPOP/UNIT = (employee hours/1000 sf + visitor hours/1000 sf) ÷ 16 hours/day
Where:
Employee hours/1000 sf = employees/1000 sf x 8 hours/day
Visitor hours/1000 sf = visitors/1000 sf x 1 hour/visit
Visitors/1000 sf = weekday ADT/1000 sf x avg. vehicle occupancy – employees/1000 sf
Weekday ADT/1000 sf = one-way avg. daily trips (total trip ends ÷ 2)
Appendix B: Functional Population
Capital Expansion Fee Study duncan|associates
City of Fort Collins, Colorado 25 May 21, 2013
Using this formula and information on trip generation rates, vehicle occupancy rates from the
National Household Travel Survey and other sources and assumptions, nonresidential functional
population estimates per 1,000 square feet of gross floor area are calculated in Table 35.
Table 35. Functional Population per Unit for Nonresidential Uses
Trip Persons/ Employee/ Visitors/
Land Use Unit Rate Trip Unit Unit 24-Hour Daytime
Retail 1,000 sq. ft. 21.47 1.96 1.02 41.06 2.05 3.08
Office 1,000 sq. ft. 5.51 1.24 2.31 4.52 0.96 1.44
Industrial 1,000 sq. ft. 3.48 1.24 1.05 3.27 0.49 0.73
Warehouse 1,000 sq. ft. 1.78 1.24 0.43 1.78 0.22 0.33
Func. Pop. Per Unit
Source: Trip rates based on one-half of average daily trip rate from ITE, Trip Generation, 8th ed., 2008 (retail based
on shopping center, office based on general office, industrial based on light industrial); persons/trip is average
vehicle occupancy from Federal Highway Administration, Nationwide Household Travel Survey, 2009;
employees/unit from U.S. Department of Energy, Commercial Buildings Energy Consumption Survey, 2003;
visitors/unit is trips times persons/trip minus employees/unit; functional population/unit calculated based on
formula from Figure 2.
Total Functional Population
The total functional population of Fort Collins is determined by multiplying the number of existing
units of development by the functional population per unit, as shown in Table 36.
Table 36. Existing Functional Population
Existing
Land Use Unit Units 24-Hour Daytime 24-Hour Daytime
Single-Family Detached Dwelling 35,838 1.85 1.38 66,300 49,456
Multi-Family Dwelling 25,846 1.24 0.93 32,049 24,037
Commercial/Institutional 1,000 sq. ft. 32,533 1.51 2.26 49,125 73,525
Industrial/Warehouse 1,000 sq. ft. 6,295 0.36 0.53 2,266 3,336
Total Functional Population 149,740 150,354
Func. Pop./Unit Functional Pop.
Source: Existing dwelling units from Table 33; existing nonresidential building square footage from Larimer
County Assessor’s Office, December 4, 2012; functional population per unit from Table 34 and Table 35
(commercial/institutional is average of retail and office; industrial/warehouse is average of industrial and
warehouse).
ATTACHMENT 2
ATTACHMENT 3
ATTACHMENT 4
Building Review Board
February 28, 2013 ATTACHMENT 5
ATTACHMENT 6
ATTACHMENT 7
June 9, 2013
Fort Collins City Council
300 LaPorte Ave.
Fort Collins, CO 80521
Dear Mayor Weitkunat, Mayor Pro Tem Horak, and Council Members Campana, Cunniff,
Overbeck, Poppaw and Troxell;
As you prepare to discuss Capital Improvements Expansion Fee Updates at your meeting on July
9, we wanted to share our perspective with you. The Chamber, as noted in our Where We Stand
document, is supportive of "a reasonable level of taxes and fees for essential public services
assuming that they are fair and reasonable and do not discourage business investment in Fort
Collins."
While we appreciate the methodology and calculations included in the update to the fees, we are
very concerned about the dramatic increases proposed to the Commercial and Industrial land use
types and their impact on the competitive position of Fort Collins. Especially since this
conversation is being taken out of context to all other fees placed on business development in the
community.
We encourage the Council to delay action on this issue until a comprehensive review of all fees
can be undertaken to allow Council to understand the real impact of increased fees. Included in
that review must be a competitive analysis of fees imposed by other communities on projects as
well as case studies, using real numbers to show the impact of fee increases on the viability of
projects. We have requested both the competitive analysis and the case studies previously, but
neither are included in the information packet presented to you. As we understand the schedule,
both analyses are slated as projects for 2014.
If the Council feels they must implement the new fees, we do encourage a phased approach over
time. While we appreciate that there was a calculation error in the original design of the 1996
fees, forcing the business community to absorb that error in a single step seems egregious and
unnecessary.
Sincerely,
Fort Collins Area Chamber of Commerce
David L. May
President & CEO
cc: Darin Atteberry
Mike Beckstead
Jessica Ping-Small
ATTACHMENT 8
1
Capital Improvement
Expansion Fee Update
City Council Meeting
August 20, 2013
ATTACHMENT 9
2
Existing Fees Included in Update
• Neighborhood Parks
• Community Parks
• Fire
• Police
• General Government
3
Fees – Overview
What’s Driving the Changes?
• Parks - Updated data source for household size which
resulted in less variation between small and large units than
previous study
• Police, Fire and General Government - Inputs to the
calculations that include:
Updated inventory of existing capital facilities
Updated determination of current replacement costs
Updated functional population to current
Although methodology remains similar – the inputs to fee calculations changed,
resulting in a variation in updated fees – both positive and negative.
4
Neighborhood and Community Park
• What is Included:
All Neighborhood and Community Parks
Key additions from 1996 – Spring Canyon Park, Fossil Creek Park,
numerous neighborhood parks
• What Changed:
More reliable housing data source than original study
Data shows less variation in number of people from small to large
units – fewer people in larger homes/more in smaller homes
• Result:
Fees are increasing for smaller units and decreasing for larger
units
Combined fees decreasing an average of 7%
The variation between number of people in smaller units vs. larger units
decreased which is driving fees up in smaller units and down in larger units.
5
Fire Capital Improvement Fees
• What is Included:
All Fire Stations, facilities and vehicle assets
Key additions from 1996 – Station #4
• What Changed:
Updated asset information
Credit its given for debt on Station #4
• Result:
Fees are increasing proportionately due to growth in
infrastructure
Residential fees increasing from an average of $187 to
$342 or a 90% increase
Commercial/Industrial increasing an average of 25%
No significant change to methodology, updated asset
information driving increase to fees.
6
Police Capital Improvement Fees
• What is Included:
Police facilities and vehicle assets
Key additions from 1996 – Police facility on Timberline
• What Changed:
Updated asset information
Fee assumes 25% excess capacity in Police Services facility, credit
is given to both cost & debt
• Result:
Fees are increasing proportionately due to growth in infrastructure
Residential fees increasing from an average of $128 to $171 or a 39%
increase
Commercial/Industrial decreasing an average of 10%
No significant change to methodology, updated asset
information driving increase to fees.
7
General Government Fees
• What is Included:
General Government facilities and vehicle assets which includes
City Hall, 215 N. Mason, Operation Services, etc.
Key additions from 1996 – 215 N. Mason, Streets Facilities and
vehicle assets
• What Changed:
Updated asset information
Addition of Streets Capital
Formula correction to Commercial/Industrial fees from 1996
• Result:
Residential fees increasing 75% from an average of $236 to $405
Commercial/Industrial increasing significantly due to updated
asset information and correction to original formula
General Government fees experiencing the most significant
increase due to infrastructure expansion and formula correction.
8
Fee Overview
N'hood Comm. Gen.
Land Use Type Unit Park Park Fire Police Gov't Total
Updated Fees
Resid., up to 700 sf Dwelling $1,181 $1,001 $255 $128 $300 $2,865
Resid., 701-1,200 sf Dwelling $1,515 $1,285 $324 $162 $384 $3,670
Resid., 1,201-1,700 sf Dwelling $1,674 $1,419 $359 $180 $423 $4,055
Resid., 1,701-2,200 sf Dwelling $1,744 $1,479 $373 $187 $443 $4,226
Resid., over 2,200 sf Dwelling $1,868 $1,584 $400 $200 $475 $4,527
Commercial 1,000 sf $0 $0 $308 $154 $730 $1,192
Industrial 1,000 sf $0 $0 $73 $37 $171 $281
Current Fees
Resid., up to 700 sf Dwelling $937 $1,041 $112 $75 $142 $2,307
Resid., 701-1,200 sf Dwelling $1,325 $1,477 $160 $109 $201 $3,272
Resid., 1,201-1,700 sf Dwelling $1,559 $1,735 $186 $129 $235 $3,844
Resid., 1,701-2,200 sf Dwelling $1,791 $1,996 $215 $148 $272 $4,422
Resid., over 2,200 sf Dwelling $2,181 $2,428 $262 $180 $330 $5,381
Commercial 1,000 sf $0 $0 $229 $160 $257 $646
Industrial 1,000 sf $0 $0 $63 $44 $71 $178
Change
Resid., up to 700 sf Dwelling $244 -$40 $143 $53 $158 $558
Resid., 701-1,200 sf Dwelling $190 -$192 $164 $53 $183 $398
Resid., 1,201-1,700 sf Dwelling $115 -$316 $173 $51 $188 $211
Resid., 1,701-2,200 sf Dwelling -$47 -$517 $158 $39 $171 -$196
Resid., over 2,200 sf Dwelling -$313 -$844 $138 $20 $145 -$854
Commercial 1,000 sf $0 $0 $79 -$6 $473 $546
Industrial 1,000 sf $0 $0 $10 -$7 $100 $103
Percent Change
Resid., up to 700 sf Dwelling 26% -4% 128% 71% 111% 24%
Resid., 701-1,200 sf Dwelling 14% -13% 103% 49% 91% 12%
Resid., 1,201-1,700 sf Dwelling 7% -18% 93% 40% 80% 5%
Resid., 1,701-2,200 sf Dwelling -3% -26% 73% 26% 63% -4%
Resid., over 2,200 sf Dwelling -14% -35% 53% 11% 44% -16%
Commercial 1,000 sf n/a n/a 34% -4% 184% 85%
Industrial 1,000 sf n/a n/a 16% -16% 141% 58%
9
Proposed Fee Breakdown
Residential
1200-1700 sq. ft.
Total Fee %
Neighborhood Park $1,674 41%
Community Park 1,419 35%
Fire 359 9%
Police 180 4%
General Government 423 10%
Total $4,055 100%
Park fees account for over 75% of the total fee structure.
10
Fee Comparison – Residential
Neighborhood and Community Park fees are the most common
and substantial of the Capital Expansion fee mix in Northern Colorado.
*Fort Collins Fees based on a 1201-1700 sq. ft. unit
$‐ $1,000 $2,000 $3,000 $4,000 $5,000 $6,000 $7,000
Loveland
Longmont
Windsor
Fort Collins Proposed*
Fort Collins Current*
Greeley
Boulder
Neighborhood Park
Community Park
Fire
Police
General Government
11
Permit Fee Comparison – 2011 Study
Overall, Fort Collins was in the middle of the pack in 2011
when comparing permit fees. The fee comparison will be updated in 2014
as part of a comprehensive review.
12
Impact to Building Permits
*Residential and Commercial
Overall permit impact ranges from 2-7%.
Permit Comparison Residential or
Commercial
CIE Fees
PROPOSED
%
Change
Total Fees on
Permit
PROPOSED
%
Change
Legacy Senior
Housing $264K 12% $776K 4%
The Summit
Permit 1* $228K 6% $795K 2%
Spine Correction
Center
5,500 sq ft.
$7K 85% $115K 3%
Cargill
Greenhouse
13,700 sq ft.
$16K 85% $115K 7%
13
Commercial/Industrial - Phased Approach
Combined Fees
Fire, Police and General Government
Current 60% 80% 100%
Commercial $646 $974 $1,083 $1,192
Industrial $178 $240 $260 $281
Percent Change
Commercial 51% 68% 85%
Industrial 35% 46% 58%
Phased approach lessens the immediate burden on the building
community while allowing the City to remain revenue neutral.
14
Public Outreach
Boards and Commissions DATE
Council Finance Committee January 14 & June 17
Affordable Housing Board February 7
Economic Advisory Committee February 20
Building Review Board February 28 & April 25
External Stakeholders DATE
Chamber of Commerce January 25 & March 15
Board of Realtors/Homebuilders
Association
February 12 & April 16
15
Public Outreach Feedback
• Concern about fee increase for smaller units – puts a burden
on affordable housing
• General discomfort with Commercial/Industrial increase
• Concern that fee increases don’t take infill into account
• Most understand methodology but don’t support increase
The Boards are generally comfortable with methodology but
do not support the fee increases, especially for smaller units & commercial.
16
Staff Recommendation
• Adopt Proposed Residential Fees as presented
Overall revenue impact 0% to 4% increase – up to $150k
annually
Brings methodology and asset information current
• Phase in Commercial/Industrial Fees with a 60/80/100
approach
Reduces impact on building community
Revenue impact $130k-$240k depending on building
activity
• Staff recommends codifying a comprehensive review every 3-
5 years
Keeps asset information current/maintains methodology
Continues the dialogue with stakeholders and avoids
playing “catch up”
17
Backup Slides
18
Definitions
• Incremental Expansion: Methodology used for calculating
capital expansion fees based on current level of service
• Level of Service (LOS): Ratio of the replacement cost of
existing facilities to existing service units
• Service Unit: A common or standardized measure of the
demand for the type of facility in question
• Functional Population: The number of people present at a
land use expressed in full time equivalents – the service unit
used for fire, police and general government
• Equivalent Dwelling Unit (EDU): The ratio of the average
household size of a dwelling type to the average household
size of the typical single-family detached unit – the service
unit used for parks
19
Methodology
• Largely unchanged from 1996 study – retained incremental
expansion or “buy-in” approach
• Updated household size data & asset information
• Continued use of functional population for Police, Fire and
General Government
• Included option for assessing residential fees by single
family/multifamily vs. current sq. ft. approach
Fee update retains the overarching methodology and
formula approach of the 1996 study.
20
Neighborhood/Community Park Fees
Historical building permit data shows few to no permits in the
residential up to 700 sq. ft. range.
Updated Fee Percent
Land Use Type per Unit Change
Neighborhood Parks
Residential, up to 700 sq. ft. $1,181 26%
Residential, 701-1,200 sq. ft. $1,515 14%
Residential, 1,201-1,700 sq. ft. $1,674 7%
Residential, 1,701-2,200 sq. ft. $1,744 -3%
Residential, over 2,200 sq. ft. $1,868 -14%
Community Parks
Residential, up to 700 sq. ft. $1,001 -4%
Residential, 701-1,200 sq. ft. $1,285 -13%
Residential, 1,201-1,700 sq. ft. $1,419 -18%
Residential, 1,701-2,200 sq. ft. $1,479 -26%
Residential, over 2,200 sq. ft. $1,584 -35%
Total Parks
Residential, up to 700 sq. ft. $2,182 10%
Residential, 701-1,200 sq. ft. $2,800 0%
Residential, 1,201-1,700 sq. ft. $3,093 -6%
Residential, 1,701-2,200 sq. ft. $3,223 -15%
Residential, over 2,200 sq. ft. $3,452 -25%
21
Park Fees – Single Family/Multifamily Option
Recommend maintaining current method because the
single/multifamily option favors multifamily over
single family developers and negatively affects revenue.
EDUs/ Net Cost/ Net Cost/
Land Use Type Unit per Unit EDU Unit
Neighborhood Parks
Single-Family Detached Dwelling 1.00 $1,762 $1,762
Multi-Family Dwelling 0.67 $1,762 $1,181
Residential, up to 700 sq. ft. Dwelling 0.67 $1,762 $1,181
Residential, 701-1,200 sq. ft. Dwelling 0.86 $1,762 $1,515
Residential, 1,201-1,700 sq. ft. Dwelling 0.95 $1,762 $1,674
Residential, 1,701-2,200 sq. ft. Dwelling 0.99 $1,762 $1,744
Residential, over 2,200 sq. ft. Dwelling 1.06 $1,762 $1,868
22
Proposed Fire Fees
Proposed Police Fees
Updated Fee Percent
Land Use Type per Unit Change
Residential, up to 700 sq. ft. $128 71%
Residential, 701-1,200 sq. ft. $162 49%
Residential, 1,201-1,700 sq. ft. $180 40%
Residential, 1,701-2,200 sq. ft. $187 26%
Residential, over 2,200 sq. ft. $200 11%
Commercial $154 -4%
Industrial/Warehouse $37 -16%
Updated Fee Percent
Land Use Type per Unit Change
Residential, up to 700 sq. ft. $255 128%
Residential, 701-1,200 sq. ft. $324 103%
Residential, 1,201-1,700 sq. ft. $359 93%
Residential, 1,701-2,200 sq. ft. $373 73%
Residential, over 2,200 sq. ft. $400 53%
Commercial $308 34%
Industrial/Warehouse $73 16%
23
Fire Fees – Single Family/Multifamily Option
Func. Pop. Net Cost/ Net Cost/
Land Use Type Unit per Unit Func. Pop. Unit
Single-Family Detached Dwelling 1.85 $204 $377
Multi-Family Dwelling 1.24 $204 $253
Residential, up to 700 sq. ft. Dwelling 1.25 $204 $255
Residential, 701-1,200 sq. ft. Dwelling 1.59 $204 $324
Residential, 1,201-1,700 sq. ft. Dwelling 1.76 $204 $359
Residential, 1,701-2,200 sq. ft. Dwelling 1.83 $204 $373
Residential, over 2,200 sq. ft. Dwelling 1.96 $204 $400
Commercial 1,000 sq. ft. 1.51 $204 $308
Industrial/Warehouse 1,000 sq. ft. 0.36 $204 $73
Police Fees – Single Family/Multifamily Option
Func. Pop. Net Cost/ Net Cost/
Land Use Type Unit per Unit Func. Pop. Unit
Single-Family Detached Dwelling 1.85 $102 $189
Multi-Family Dwelling 1.24 $102 $126
Residential, up to 700 sq. ft. Dwelling 1.25 $102 $128
Residential, 701-1,200 sq. ft. Dwelling 1.59 $102 $162
Residential, 1,201-1,700 sq. ft. Dwelling 1.76 $102 $180
Residential, 1,701-2,200 sq. ft. Dwelling 1.83 $102 $187
Residential, over 2,200 sq. ft. Dwelling 1.96 $102 $200
Commercial 1,000 sq. ft. 1.51 $102 $154
Industrial/Warehouse 1,000 sq. ft. 0.36 $102 $37
24
Proposed General Government Fees
Updated Fee Percent
Land Use Type per Unit Change
Residential, up to 700 sq. ft. $300 111%
Residential, 701-1,200 sq. ft. $384 91%
Residential, 1,201-1,700 sq. ft. $423 80%
Residential, 1,701-2,200 sq. ft. $443 63%
Residential, over 2,200 sq. ft. $475 44%
Commercial $730 184%
Industrial/Warehouse $171 141%
Although the percentage increase for residential fees is significant, the
dollar value ranges from a $145-$188 increase for Residential and a $473
& $100 increase for Commercial & Industrial respectively
25
General Government Fees –
Single Family/Multifamily Option
Func. Pop. Net Cost/ Net Cost/
Land Use Type Unit per Unit Func. Pop. Unit
Single-Family Detached Dwelling 1.38 $323 $446
Multi-Family Dwelling 0.93 $323 $300
Residential, up to 700 sq. ft. Dwelling 0.93 $323 $300
Residential, 701-1,200 sq. ft. Dwelling 1.19 $323 $384
Residential, 1,201-1,700 sq. ft. Dwelling 1.31 $323 $423
Residential, 1,701-2,200 sq. ft. Dwelling 1.37 $323 $443
Residential, over 2,200 sq. ft. Dwelling 1.47 $323 $475
Commercial 1,000 sq. ft. 2.26 $323 $730
Industrial/Warehouse 1,000 sq. ft. 0.53 $323 $171
26
Annual Revenue Impact – Residential
Based on 10 yr. Avg Permits
Unit Type* Current Fees Proposed Fees
%
Change
Residential, up to 700 sq. ft. $28,607 $35,526 0%
Residential, 701‐1,200 sq. ft.
769,574 863,184 12%
Residential, 1,201‐1,700 sq. ft.
1,065,557 1,124,046 5%
Residential, 1,701‐2,200 sq. ft. 704,867 673,624 ‐4%
Residential, over 2,200 sq. ft.
888,941 747,860 ‐16%
Total $3,457,546 $3,444,241 0%
*Units include both single and multifamily dwellings for residential
Revenue impact directly tied to what size of units are built.
27
Option to Phase in Fees Commercial/Industrial
over 3 years - Based on 10 yr. Avg.
Fee Type Current Fees 2013-2014
60%*
2015
80%
2016
100%
Commercial $276,428 $313,439 $408,052 $510,065
Industrial 4,323 4,037 5,459 6,824
Total $280,750 $317,476 $413,511 $516,889
Less than a 55% implementation would result in revenue decline.
*Revenue estimate for remainder of 2013 through 2014
28
Annual Revenue Impact Analysis – 2012 Actuals
100% Implementation
*Units include both single and multifamily dwellings for residential
Unit Type* Current Fees
Proposed Fees
w/o Trails
%
Change
Resid., up to 700 sq. ft. $0 $0 0%
Resid., 701‐1,200 sq. ft.
1,119,024 1,255,140 12%
Resid., 1,201‐1,700 sq. ft.
2,025,788 2,136,985 5%
Resid., 1,701‐2,200 sq. ft. 946,308 904,364 ‐4%
Resid., over 2,200 sq. ft.
322,860 271,620 ‐16%
Commercial 10,594 19,549 85%
Industrial 22,203 35,051 58%
Total $4,446,778 $4,622,709 4%
29
Single and Multifamily Building Permit Data*
pyg
Units with most permits would increase
5% and 12% respectively excluding new trail fee.
*Multifamily units based on average size of unit in development
30
Fee Comparison - Commercial/Industrial*
Commercial
Per 1,000 sq. ft.
Industrial
Per 1,000 sq. ft.
*Longmont’s General Government fee is a flat $375
*Commercial/Industrial fees approximated based on varied
multipliers and unique city classifications
$‐
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
$1,800
$2,000
General Government
Police
Fire
$‐
$50
$100
$150
$200
$250
$300
$350
$400
General Government
Police
Fire
31
Fund Balance Analysis
Fund Balance As of 12/31/12
Neighborhood Parks $5,127,970*
Community Parks $9,156,115**
Fire $262,255
Police $1,008,220
General Government $6,159,361***
*Neighborhood Parks - $1.8M in offers funded in the 2013-2014 budget
**Community Parks - $1.3M in offers funded in the 2013-2014 budget
***General Government - $4.8M on loan to the URA for N. College Marketplace
and JAX
- 1 -
ORDINANCE NO. 120, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE CODE OF THE CITY OF FORT COLLINS TO ADJUST THE
AMOUNTS OF THE CAPITAL IMPROVEMENT EXPANSION FEES
CONTAINED IN CHAPTER 7.5 OF THE CITY CODE SO AS TO REFLECT
INFLATION IN ASSOCIATED COSTS OF SERVICES
WHEREAS, the City is a home rule municipality having the full right of self-government
in local and municipal matters under the provisions of Article XX, Section 6 of the Colorado
Constitution, including the power to regulate, as a matter of purely local concern, the
development of real property within the City; and
WHEREAS, City Plan, the City’s comprehensive plan, shows that the rate of future
growth and development in Fort Collins will require a substantial expansion in community park,
police, fire, and general government facilities, and related capital equipment, if its level of
service standards for such facilities are to be maintained; and
WHEREAS, the City Council has determined that new development should contribute its
proportionate share of providing such capital improvements; and
WHEREAS, the City Council has broad legislative discretion in determining the
appropriate funding mechanisms for financing the construction of public facilities in the City;
and
WHEREAS, based on the foregoing, the City Council adopted Ordinance No. 051, 1996,
establishing certain capital improvement expansion fees to be collected at the time of building
permit issuance and Ordinance No. 121, 2012, adjusting those fees for inflation since their
adoption; and
WHEREAS, capital improvement expansion (CIE) fees are calculated based on factors
including the value of current infrastructure, and fee revenues are applied to fund municipal
infrastructure required to serve new development; and
WHEREAS, City Code Section 7.5-18 provides for annual fee increases in the CIE fees
corresponding to the increases in the Denver-Boulder-Greeley Consumer Price Index for all
urban consumers; and
WHEREAS, in September 1968, City Council adopted Ordinance No. 038, 1968, which
established the original Neighborhood Parkland Fee to fund the acquisition and development of
parkland, which ordinance has since been amended on several occasions to adjust the fee and to
refine related procedures and requirements; and
WHEREAS, the City Code calls for the annual adjustment of all CIE fees, including the
Neighborhood Parkland Fee, for inflation; and
- 2 -
WHEREAS, based on the Bureau of Labor Statistic’s latest Denver-Boulder-Greeley
Consumer Price index for urban consumers, as well as the results of an independent study
conducted for the City by Duncan and Associates, a consulting firm retained by the City to
review the methodologies used by the City to formulate its impact fees, City staff has
recommended that certain adjustments be made to the amounts of the CIE fees, including the
Neighborhood Parkland Fee, which adjustments would reflect the effects of inflation and ensure
that the CIE fees are fairly apportioned among the developers who pay the fees; and
WHEREAS, in balancing the City’s current infrastructure needs against the financial
impact that certain fee adjustments may have upon those paying the fees, the City Council has
determined that, while the fees imposed upon residential developers can be immediately adjusted
without having an inordinate impact upon residential developers, the adjustments to the fees
imposed upon commercial and industrial developers should be made over time because of the
magnitude of the proposed adjustments to those fees and the financial impact that such
adjustments may have upon commercial and industrial developers; and
WHEREAS, for that reason, City staff has recommended, and the City Council agrees,
that 60% percent of the adjustment to the fees to be imposed upon commercial and industrial
developers should take effect immediately, 80% should take effect on January 1, 2015, and
100% should take effect on January 1, 2016.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS AS FOLLOWS:
Section 1. That the fee schedule in Section 7.5-28(a) of the Code of the City of Fort
Collins, establishing the Community Parkland Capital Improvement Expansion Fee, is hereby
amended to read as follows:
700 sq. ft. and under $1,041.00 1,001.00
701 to 1,200 sq. ft. 1,477.001,285.00
1,201 to 1,700 sq. ft. 1,735.001,419.00
1,701 to 2,200 sq. ft. 1,996.001,479.00
2,201 sq. ft. and over 2,428.001,584.00
Section 2. That the fee schedule in Section 7.5-29(a) of the Code of the City of Fort
Collins, establishing the Police Capital Improvement Expansion Fee, is hereby amended to read
as follows:
- 3 -
700 sq. ft. and under $ 75.00128.00
701 to 1,200 sq. ft. 109.00162.00
1,201 to 1,700 sq. ft. 129.00180.00
1,701 to 2,200 sq. ft. 148.00187.00
2,201 sq. ft. and over 180.00200.00
Commercial buildings (per 1,000 square feet) 160.00154.00
Industrial buildings (per 1,000 square feet) 44.0037.00
Section 3. That Section 7.5-29 of the Code of the City of Fort Collins, establishing
the Police Capital Improvement Expansion Fee, shall be amended by the adoption of a new
subsection (c) to read as follows:
(c) The fees collected under this Section for commercial and industrial buildings
between October 3, 2013 and December 31, 2014 shall be 60% of the amount shown in
subsection (a); those collected between January 1, 2015 and December 31, 2015 shall be
80% of the amount show in subsection (a); thereafter, the full amount shown in
subsection (a) shall be collected.
Section 4. That the fee schedule in Section 7.5-30(a) of the Code of the City of Fort
Collins, establishing the Fire Protection Capital Improvement Expansion Fee, is hereby amended
to read as follows:
700 sq. ft. and under $112.00255.00
701 to 1,200 sq. ft. 160.00324.00
1,201 to 1,700 sq. ft. 186.00359.00
1,701 to 2,200 sq. ft. 215.00373.00
2,201 sq. ft. and over 262.00400.00
Commercial buildings (per 1,000 square feet) 229.00308.00
Industrial buildings (per 1,000 square feet) 63.0073.00
- 4 -
Section 5. That Section 7.5-30 of the Code of the City of Fort Collins, establishing
the Fire Protection Capital Improvement Expansion Fee, shall be amended by the adoption of a
new subsection (c) to read as follows:
(c) The fees collected under this Section for commercial and industrial buildings
between October 3, 2013 and December 31, 2014 shall be 60% of the amount shown in
subsection (a); those collected between January 1, 2015 and December 31, 2015 shall be
80% of the amount show in subsection (a); thereafter, the full amount shown in
subsection (a) shall be collected.
Section 6. That the fee schedule in Section 7.5-31(a) of the Code of the City of Fort
Collins, establishing the General Government Capital Improvement Expansion Fee, is hereby
amended to read as follows:
700 sq. ft. and under $142.00300
701 to 1,200 sq. ft. 201.00384.00
1,201 to 1,700 sq. ft. 235.00423.00
1,701 to 2,200 sq. ft. 272.00443.00
2,201 sq. ft. and over 330.00475.00
Commercial buildings (per 1,000 square feet) 257.00730.00
Industrial buildings (per 1,000 square feet) 71.00171.00
Section 7. That Section 7.5-31 of the Code of the City of Fort Collins, establishing
the General Government Capital Improvement Expansion Fee, shall be amended by the adoption
of a new subsection (c) to read as follows:
(c) The fees collected under this Section for commercial and industrial buildings
between October 3, 2013 and December 31, 2014 shall be 60% of the amount shown in
subsection (a); those collected between January 1, 2015 and December 31, 2015 shall be
80% of the amount show in subsection (a); thereafter, the full amount shown in
subsection (a) shall be collected.
Section 8. That the fee schedule in Section 7.5-71(b) of the Code of the City of Fort
Collins, establishing the Neighborhood Parkland Fee, is hereby amended to read as follows:
- 5 -
700 sq. ft. and under $937.001,181.00
701 to 1,200 sq. ft. 1,325.001,515.00
1,201 to 1,700 sq. ft. 1,559.001,674.00
1,701 to 2,200 sq. ft. 1,791.001,744.00
2,201 sq. ft. and over 2,181.001,868.00
Introduced, considered favorably on first reading, and ordered published this 20th day of
August, A.D. 2013, and to be presented for final passage on the 3rd day of September, A.D.
2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Passed and adopted on final reading on the 3rd day of September, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk