HomeMy WebLinkAboutMemo - Mail Packet - 09/23/2025 - Memorandum from Josh Birks and Jennifer Poznanovic re September 9, 2025 Work Session Summary: Impact Fee Study RevisionsSustainability Services
222 Laporte Ave.
PO Box 580, Fort Collins, CO 80522
WORK SESSION MEMORANDUM
Date: September 18, 2025
To: Mayor and City Councilmembers
Through: Kelly DiMartino, City Manager
Tyler Marr, Deputy City Manager
Caleb Weitz, Chief Financial Officer
Jacob Castillo, Chief Sustainability Officer
From: Josh Birks, Sustainability Services Deputy Directory
Jennifer Poznanovic, Sales Tax & Revenue Director
Subject: September 9, 2025, Work Session Summary: Impact Fee Study Revisions
BOTTOM LINE
The purpose of this memo is to document the summary of discussions during the September 9,
2025, Work Session regarding the Impact Fee Study Revisions. All Councilmembers were
present.
DISCUSSION SUMMARY
Staff presented revisions to the 2023 Capital Expansion Fee (CEF) and Transportation Capital
Expansion Fee (TCEF) studies that move toward more alignment with the City’s Land Use
Code.
Three adjustments were recommended in the proposed study revisions. The first adjustment
was a wider variety of dwelling unit sizes that better align with Larimer County’s categories, a
move from five to seven tiers. The second adjustment recommended moving from one
residential dwelling unit category to three categories: single family detached, single family
attached and multifamily. The final proposed adjustment recommended an adjustment from six
fee types to seven fee types with general government broken into two types: fleet and facilities.
Staff provided clarification on the fee methodologies used in the CEF study. An incremental
expansion method was used; it is also often called the “level of service” method. This approach
takes a snapshot of the current level of service in the City and converts it typically to a value per
unit of service demand (e.g., per capita or per service population). The current level of service is
defined as the inventory of the City’s existing facilities and capital assets, and the cost to
replicate that level of service (replacement cost) as the City grows. The asset inventory or value
is then converted to a cost per capita, per dwelling unit, or per nonresidential square foot that is
the basis for the fee.
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There was also discussion around whether the City should look at a plan-based method instead
of the incremental expansion method. Staff clarified an alternative method would require
additional resources and was not part of the scope for this workstream.
There was a question if doing nothing and keeping the current fees was an option. Staff noted
this was an option and explained this would result in the City not being compliant with Code and
mentioned other potential impacts.
It was discussed that if fees were reduced, there is not evidence that the price of housing would
go down. Properties will sell for what the market will bear.
There was discussion about housing shortages and that some of the changes addressed this.
Staff also noted that some additional code changes will come forward that will help, with an
example being better clarifications for ADUs.
Overall, there was consensus regarding the three recommended adjustments, however, there
was discussion around implementing less than 100% of fees or phasing in the fees to 100%.
There was concern about cumulative impacts and discussion around levels of service.
NEXT STEPS
Staff plans to bring forward impact fee options for Council consideration to the October 21st
Council Meeting. Options for proposed adoption will include a staff recommendation, options for
implementing at less than 100% of fees and options that will phase fees in at 100%. The various
scenarios will include tradeoffs based on revenue collections.
FOLLOW-UP ITEMS
A question was asked if outside fire districts have an impact fee. The Poudre Fire Authority is
the predominant organization that runs fire protection within Fort Collins and outside Fort
Collins. The City administers the fees within the City and are set by the City. The fees outside
the City are administered by PVFA (Poudre Valley Fire Authority). Economic & Planning
Systems (EPS) did a coinciding fee study for PVFA in 2023. The fees from the study were
adopted and the new fees were effective January 1, 2024. Please see attached report for more
details.
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Final Report
2023 Fire Impact Fee Nexus Study
Prepared for:
Poudre Valley Fire Protection District (PVFPD)
Prepared by:
Economic & Planning Systems, Inc.
November 16, 2023
EPS #233129
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Table of Contents
1. Executive Summary ................................................................................ 1
Introduction ................................................................................................. 1
Current Impact Fee Program........................................................................... 2
Proposed Updated Impact Fee Program ............................................................ 3
Updated Fees ............................................................................................... 4
Legal Standards for Impact Fees ..................................................................... 5
2. Methodology .......................................................................................... 7
Methodology ................................................................................................ 7
Level of Service Definition .............................................................................. 8
Cost Allocations by Land Use Type ................................................................... 8
Service Population ......................................................................................... 9
Residential Occupancy Factors ...................................................................... 10
Nonresidential Occupancy Factors .................................................................. 11
3. Fire Impact Fee ..................................................................................... 13
Level of Service Definition ............................................................................ 13
Residential Impact Fee Calculation ................................................................. 15
Nonresidential Impact Fee ............................................................................ 15
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List of Tables
Table 1. Current PVFPD Impact Fees .................................................................... 2
Table 2. Updated Residential and Nonresidential Impact Fees, 2023 ......................... 4
Table 3. PVFPD Service Population Calculation, 2023 .............................................. 9
Table 4. PVFPD Residential Service Demand Factor Calculation, 2023 ..................... 10
Table 5. PVFPD Residential Occupancy Factors .................................................... 11
Table 6. Nonresidential Occupancy Factors ......................................................... 12
Table 7. Fire Inventory and Replacement Cost per Capita, 2023 ............................. 14
Table 8. Fire Asset Cost by Service Area, 2023 .................................................... 14
Table 9. Fire Residential Impact Fee, 2023 .......................................................... 15
Table 10. Fire Nonresidential Impact Fee, 2023 ..................................................... 15
List of Figures
Figure 1. PVFPD Coverage Area .............................................................................. 1
List of Appendix Tables
Table A-1. PFA Fleet Inventory ............................................................................. 17
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1. Executive Summary
Introduction
This Report was prepared by Economic & Planning Systems (EPS) for the Poudre
Valley Fire Protection District (PVFPD) Board to update its impact fee program.
The Report documents costs and other supporting data to meet the nexus and
proportionality requirements needed to adopt impact fees, and to comply with
State of Colorado law and other case law regarding development charges. Impact
fee calculations are provided for fire impact fees currently levied by PVFPD on new
development.
Figure 1. PVFPD Coverage Area
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Poudre Fire Authority (PFA) is the overarching fire authority that serves a large
portion of Larimer County, including Fort Collins. The City of Fort Collins collects
the fire impact fee within the city on behalf of the PFA. PVFPD collects separate
impact fees for its service area outside of the City of Fort Collins. These fees are
collected separately through Intergovernmental Agreements (IGA) with the Town
of Timnath and Larimer County. This study solely focuses on fire impact fees
charged to development in the PVFPD service area, which includes the Town of
Timnath and the unincorporated lands of Larimer County. It does not include the
City of Fort Collins. The impact fees collected within the City of Fort Collins are
addressed in a separate study also conducted by EPS.
Current Impact Fee Program
Two impact fees are collected in the PVFPD service area: Town of Timnath and
unincorporated Larimer County (Table 1). In unincorporated Larimer County,
residential fees are charged per dwelling unit at a flat rate of $719 per new dwelling
unit. In the Town of Timnath, residential impact fees range from $466 for dwelling
units up to 700 square feet to $776 for units over 2,200 square feet. These fees
apply to all dwelling unit types (e.g., single family and multifamily) and are
applied based on the gross square footage in the building permit application. The
rationale for varying fees by home size is that large homes tend to have more
people in them, which creates more demand for Fire District services.
Nonresidential impact fees are $588 per 1,000 square foot ($0.58 per sq. ft.) for
commercial buildings, $0.58 per square foot for office/other service buildings, and
$0.13 per square foot for industrial buildings. Currently, the fees for both office
and commercial are the same because they are collected under one consolidated
fee category. Impact fees are typically collected at the time of building permit for
building construction.
Table 1. Current PVFPD Impact Fees
Land Use Type
Larimer
Current Fee
Timnath
Current Fee Average
Residential (per dwelling)
Up to 700 sq. ft.$719.00 $466.00 $592.50
700 - 1,200 sq. ft.$719.00 $631.00 $675.00
1,201 - 1,700 sq. ft.$719.00 $686.00 $702.50
1,701 - 2,200 sq. ft.$719.00 $697.00 $708.00
Over 2,200 sq. ft.$719.00 $776.00 $747.50
Nonresidential (per 1,000 sq. ft.)
Commercial $588.00 $588.00 $588.00
Office and Other Services $588.00 $588.00 $588.00
Industrial $137.00 $137.00 $137.00
Source: Poudre Fire Authority; Economic & Planning Systems
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Proposed Updated Impact Fee Program
This section documents the calculations for an updated impact fee program with
the following proposed changes.
New Fee Land Use Types
A new fee for land uses comprised of offices and other services is proposed.
Historically, office and other services impact fees have been charged at the same
rate as retail/commercial developments. These two land use categories have
different service demand impacts that warrant different fees. Calculating and
charging separate fees for retail/commercial in one category, and office and other
services in another category is consistent with how the City of Fort Collins collects
Transportation Capital Expansion Fees. To create consistency between the various
impact fees, EPS is proposing that office and other services land use category be
added to the fee schedule.
New Fee Structure
In Larimer County, PVFPD currently collects fire impact fees based on a flat rate,
which is inconsistent with the City of Fort Collins and Town of Timnath’s fee
schedules. EPS recommends that the Larimer County PVFPD impact fees be
adjusted to a fee structure that varies by dwelling unit size. This would create
consistency between the jurisdictions and help proportionally lower costs for
smaller dwelling units.
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Updated Fees
Calculations are provided below of the maximum fees that PVFPD may charge
supported by this nexus and proportionality analysis. The law allows the board to
adopt the full fees determined in this report, or to adopt lower fees for a variety of
policy reasons determined to be in the interest of the PVFPD. Under Colorado law,
PVFPD cannot unilaterally collect its own impact fees. It will need to forward these
updated fees with a recommendation to Larimer County and Town of Timnath to
update the Intergovernmental Agreements with the new impact fees. The
proposed maximum residential and nonresidential impact fees are shown below in
Table 2.
Table 2. Updated Residential and Nonresidential Impact Fees, 2023
Residential Fees
Updated residential fees range from $557.01 to $1,157.78. The range in residential
fees is based on the average household size in each size category and dwelling unit
type. Larger homes tend to have larger household sizes, creating more impact on
PVFPD’s capital assets. Changes in the residential fees range from a 22.5 percent
decrease for dwelling units less than 700 square feet in Larimer County to 61.0
percent increase for dwelling units greater than 2,200 square feet in Larimer
County. For smaller residences, the fee increases are lower due to a decrease in
average household size for smaller units since the last impact fee study. For
example, housing units that are less than 700 square feet decreased by 0.38
persons per dwelling unit from 2018 to 2023, but housing units over 2,200 square
feet only decreased by 0.04 persons per dwelling unit.
Land Use Type Update Current
% Change
from Current Update Current
% Change
from Current
Residential (per dwelling)
Up to 700 sq. ft.$557.01 $719.00 -22.5%$557.01 $466.00 19.5%
700 - 1,200 sq. ft.$843.47 $719.00 17.3%$843.47 $631.00 33.7%
1,201 - 1,700 sq. ft.$946.91 $719.00 31.7%$946.91 $686.00 38.0%
1,701 - 2,200 sq. ft.$1,018.53 $719.00 41.7%$1,018.53 $697.00 46.1%
Over 2,200 sq. ft.$1,157.78 $719.00 61.0%$1,157.78 $776.00 49.2%
Nonresidential (per 1,000 sq. ft.)
Retail/Commercial $1,180.78 $588.00 100.8%$1,180.78 $588.00 100.8%
Office $646.09 $588.00 9.9%$646.09 $588.00 9.9%
Industrial $306.33 $137.00 123.6%$306.33 $137.00 123.6%
Source: Poudre Fire Authority; Economic & Planning Systems
Larimer County Service Area Town of Timnath
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Nonresidential Fees
Impact fees vary according to the employment and customer/visitor generation
factors for each land use type explained further in Chapter 2. Nonresidential fees
range from $306.33 to $1,180.78 per 1,000 square feet. Increases in the
nonresidential fees range from 9.9 percent for office and other services to 123.6
percent for industrial land uses.
Legal Standards for Impact Fees
Impact fees can be charged by local governments on new development to pay for
capital facilities needed to serve growth. The State of Colorado has adopted a
standard with the adoption of Senate Bill 15, codified as Section 29-20-104 and
104.5 of the Colorado Revised Statutes following a Colorado Supreme Court decision.
The Colorado Supreme Court ruled in Krupp v. Breckenridge Sanitation District
(1999) that the district could assess an impact fee based on a set of development
characteristics that reflect the general performance of a proposed use, rather than
the specific conditions of an individual proposal. While traditional exactions are
determined on an individual basis and applied on a case-by-case basis, an “impact
fee” is calculated based on the impact of all new development and the same fee is
shared to all new development in a particular class.”1 The finding of the Court
distinguishes impact fees, as a legislatively adopted program applicable to a broad
class of property owners, from traditional exactions, which are discretionary
actions applicable to a single project or property owner.
In 2001, the State Legislature provided specific authority in adopting Senate Bill
15 that “provides that a local government may impose an impact fee or other
similar development charge to fund expenditures by such local government on
capital facilities needed to serve new development.” The bill amended Title 29 of
the Colorado statutes that govern both municipalities and counties and defines
“local government” to include a county, home rule, or statutory city, city, or
territorial charter city.
The law requires local governments to “quantify the reasonable impacts of
proposed development on existing capital facilities and establish the impact fee or
development charge at a level no greater than necessary to defray such impacts
directly related to proposed development.” The standard that must be met within
the State of Colorado requires mitigation to be "directly related" to impacts.
1 Colorado Municipal League, Paying for Growth, Carolynne C. White, 2002.
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Impact Fee Requirements
• Capital Facilities – Fees may not be used for operations or maintenance.
Fees must be spent on new or expanded capital facilities, which have been
further defined as directly related to a government service, with an estimated
useful life of at least five years and that are required based on the charter or a
general policy.
• Existing Deficiencies – Fees are formally collected to mitigate impacts from
growth and cannot be used to address existing deficiencies. In the analysis
used to establish an impact fee program, the evaluation must distinguish
between the impacts of growth and the needs of existing development.
• Capital Maintenance – Major “capital maintenance” projects are not typically
eligible to be funded with impact fees unless it can be shown that the project
increases the capacity of the community to accommodate growth. In that
case, only the growth-serving element of the project is eligible to be funded
with impact fees.
• Credits – In the event a developer must construct off-site infrastructure in
conjunction with their project, the local government must provide credits
against impact fees for the same infrastructure, provided that the necessary
infrastructure serves the larger community. Credits may not apply if a
developer is required to construct such a project as a condition of approval
due to the direct impact on the capital facility created by the project. Credits
are handled on a case-by-case basis.
• Timing – PVFPD must hold revenues in accounts dedicated to the specific use.
Funds must be expended within a reasonable period or returned to the
developer. The State enabling legislation does not specify the maximum
length of time to be used as a “reasonable period.” This has been generally
interpreted to be a 10-year period.
• Accounting Practices – PVFPD must adopt stringent accounting practices as
specified in the State enabling legislation. Funds generated by impact fees
may not be commingled with any other funds.
• Affordable Housing – The law allows impact fees on affordable housing “as
defined by the community” to be waived.
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2. Methodology
This chapter describes common impact fee calculation techniques, the
methodology used to calculate new impact fees, and important estimates and
factors used in the calculations.
Methodology
There are several methods that can be used to calculate impact fees. The two most
common techniques are the Plan-Based Method and the Incremental Expansion
Method. The method chosen needs to be appropriate for the local circumstances
as described below. Colorado law does not specify the methodology to be used.
Incremental Expansion Method
Incremental Expansion Method (IEM) is one of the most used methods for
calculating impact fees. This method is also called the “level of service” method.
This technique answers the question:
What should each new unit (increment) of development pay to maintain
the city’s current level of service?
This approach takes a snapshot of the current level of service in the city and
converts it typically to a value per unit of service demand (e.g., per capita or per
service population). The current level of service is defined as the inventory of PFA’s
existing facilities and capital assets, and the cost to replicate that level of service
(replacement cost) as the city grows. The asset inventory or value is then
converted to a cost per capita, per dwelling unit, or per nonresidential square foot
that is the basis for the fee. IEM was used in this study to calculate fire impact fees.
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Level of Service Definition
Using the Incremental Expansion Method, this study defines the level of service
(LOS) as the replacement cost of the existing facilities and capital equipment in
PVFPD in 2023. The fee calculations document the current inventories of fire
facilities and fleet/equipment. The LOS is converted to a cost or value per service
population that is used to calculate the impact fees for each major land use type.
Cost Allocations by Land Use Type
Fire services and related capital facilities are provided for residential and
commercial (nonresidential) development. To ensure that impact fees are
proportional to the impact by type of land use, it is necessary to allocate the level
of service or facility costs to residential and nonresidential development. For all
categories, the PVFPD’s service population combined with person-occupancy
factors are used to allocate costs as described in the next section.
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Service Population
Under the incremental expansion method, the impact fee is based on the cost to
maintain the current infrastructure standard expressed as the replacement cost
per service population. Under this method, each new increment of development
pays a fee that is designed to maintain the current level of service per unit of
service population (replacement cost per service population). Service population
is a metric that combines the resident population plus in-commuting workers for a
total “daily” or “functional” population.
Fire and emergency response demand corresponds with the presence of people
within the service area. The service population generation for different land use
types is the basis of the nexus and proportionality in the impact fee calculations.
The calculation of total service population is shown in Table 3.
The PVFPD service is estimated to have a population of 33,600 in 2023. There are
13,078 jobs and an estimated 12,445 employees (workers) after adjusting for
people who hold multiple jobs. In-commuters account for 88.1 percent of the job
holders and because they are present in the service area for only part of a day,
they are weighted at 50 percent of the impact of a full-time resident. These
adjustments add 5,482 of equivalent population to the population resulting in a
service population of 39,082.
Table 3. PVFPD Service Population Calculation, 2023
Description 2023 Source
Service Population
Housing Units 15,167 Larimer County Assessor, 2023
Vacancy Rate 6.13%ACS 1-year estimate, 2021
Households 14,237 Calculation
Average Household Size 2.36 ACS 1-year estimate, 2021
Population A 33,600 Calculation
Jobs 13,078 LEHD, 2020 & Estimation for 2023
Jobs Per Employed Person 1.05 LEHD, 2020
Employees 12,445 Calculation
In-Commuters 88.1%LEHD, 2020
Commuting Employee Weight 50.0%EPS Estimate
In-Commuting Employee Impact B 5,482 Calculation
Total Service Population = A + B 39,082
Residential 86.0%
Nonresidential 14.0%
Source: U.S. Census ACS 1-year estimates; U.S. Census LEHD; Economic & Planning Systems
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Residential Occupancy Factors
Occupancy factors are developed in this section to convert new development into
increments of new service population. The occupancy factors also allocate service
demand between residential and nonresidential land uses.
As shown in Table 4, people are estimated to spend approximately 71.4 percent
of their day at home, which is equivalent to the residential service demand factor.
The other 29.6 percent of the time spent away from home is accounted for in the
nonresidential occupancy factors.
Table 4. PVFPD Residential Service Demand Factor Calculation, 2023
Description Factor 2023 Source
Residential Conditions
Population 33,600 Larimer County Assessor, 2023
Nonworking Residents 52.4%17,606 LEHD, 2020
Working Residents 47.6%15,993 LEHD, 2020
Out-Commuter Residents 90.6%14,485 LEHD, 2020
Work/Live Residents 9.4%1,509 LEHD, 2020
Residential Service Demand
Nonworking Residents 20 hours per day 352,125 person-hours per day
Out-Commuter Residents 14 hours per day 202,785 person-hours per day
Work/Live Residents 14 hours per day 21,124 person-hours per day
Residential Total A 576,034 person-hours per day
Total Person-Hours per Day B 24 806,394 population X 24 hours
Residential Service Demand Factor = A / B 71.4%percent of day spent at home
(population's allocation to
residential land uses)
Source: U.S. Census Longitudinal Employer-Household Dynamics (LEHD); U.S. Census; Economic & Planning Systems
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Next, the service population per dwelling unit is estimated using average
household sizes and the time spent away from the home. The average household
size for single family and multiple dwelling units was obtained from the U.S.
Census Public Use Microdata Sample (PUMS), and the averages by dwelling unit
size ranges were calibrated from the American Housing Survey. The previously
calculated residential service demand factor was then applied to generate the
residential occupancy factors, as shown in Table 5. For example, a home with
1,890 square feet has an average household size of 2.56 persons and a 1.83-
person occupancy factor because the occupants spend 71.4 percent of their time
at the home. As determined in a recent City of Fort Collins study, an 1,890 square
foot household is a typical-sized household in the region. This report will use the
1,890 square foot dwelling unit as an example to help provide specific context to
this study.
Table 5. PVFPD Residential Occupancy Factors
Nonresidential Occupancy Factors
Nonresidential occupancy factors were derived from trip rate factors, vehicle
occupancy data, and employment generation factors, as shown in Table 6. Daily
trip rates are one-half the average daily trip ends during a weekday and are
sourced from the Institute of Transportation Engineers (ITE) Trip Generation
Manual. Employee density figures are from the Transportation Capital Expansion
Fee study being prepared by TischlerBise for the City of Fort Collins. Using these
factors, service population figures were established for three general land use
categories, ranging from 0.55 for industrial uses to 2.12 for retail and commercial
uses. This method accounts for on-site employment and customers or visitors that
are comprised of the resident population as well as people coming into PVFPD for
shopping, leisure, or business activities.
Description Index
Average
HH Size
% of Time
in Unit
Impact Fee
Factor
Fort Collins Average 100.0%2.36 71.4%1.69
By Square Feet
Up to 700 sq. ft.59.2%1.40 71.4%1.00
700 - 1,200 sq. ft.90.0%2.12 71.4%1.51
1,201 - 1,700 sq. ft.100.7%2.38 71.4%1.70
1,701 - 2,200 sq. ft.108.4%2.56 71.4%1.83
Over 2,200 sq. ft.123.3%2.91 71.4%2.08
Source: 2019 U.S. Census Bureau American Housing Survey, Division 8 (Mountain); Economic & Planning Systems
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Table 6. Nonresidential Occupancy Factors
Land Use Unit Daily Trips[1]
Persons per
1,000 sq. ft.
Employees
per 1,000 sq. ft.
Vistors per 1,000
sq. ft.
Service
Population
Sq. Ft.(Trip ends / 2)(8 hours/day)(8 hours/day)(8 hours/day)per day
A B C = A * B D E F = C - D G H = F * G I = E + H J = I / J
Retail/Commercial 1,000 820 37.75 18.88 1.91 36.11 2.12 8 16.96 33.99 1.00 33.99 50.95 24 2.12
Office and Other Services 1,000 710 9.74 4.87 1.18 5.75 3.15 8 25.20 2.60 1.00 2.60 27.80 24 1.16
Industrial 1,000 110 4.87 2.44 1.18 2.87 1.57 8 12.56 1.30 0.50 0.65 13.21 24 0.55
Source: Economic & Planning Systems
[1]The daily trips are the daily trip ends divided by 2 so that non-residential land uses are not charged for both ends of a trip (origin and destination)
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Total Hours Total Hours
in Day
Vistor
Hours
Visitor
Hour
Factor
ITE
Code
Daily Trip
Ends
Persons/
Trip
Employee
Hours in
Day
Employee
Hours
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3. Fire Impact Fee
This chapter documents the proposed Fire impact fee structure, replacement cost
estimates, cost allocations, and other factors used to calculate the proposed fire
impact fees. The Poudre Fire Authority (PFA) consists of eleven staffed fire
stations, two volunteer fire stations, one headquarters, and one training facility,
which serve a variety of emergency response needs. These include fire
suppression, emergency medical response, hazardous materials response,
technical rescue, fire prevention, public outreach and education, and wildland
preparedness planning and response.
Level of Service Definition
The total replacement cost of fire facilities, fleet, and equipment is $145,020,455
(Table 7). The total replacement cost is for the entire PFA district including the
City of Fort Collins and the PVFPD. Frontline apparatus are a large portion (14
percent) of the value of PFA’s assets. The $21 million in apparatus replacement
costs is spread across 45 pieces of equipment, which equates to an average cost
of $465,978. The apparatus equipment cost ranges from $10,000 to $1.75
million. The asset inventory needs to be allocated to PVFPD for its impact fee
calculation, which is shown in Table 8.
Docusign Envelope ID: 2585A2C6-1607-4B00-813F-F618A8BA4D70
2023 Fire Impact Fee Nexus Study
14
Table 7. Fire Inventory and Replacement Cost per Capita, 2023
The PVFPD generates 15.01 percent of PFA calls. The replacement cost attributable
to PVFPD is therefore $21,767,570, or $556.97 per service population (Table 8).
Table 8. Fire Asset Cost by Service Area, 2023
Description Location Factor Cost Factor Bldg. Cost Land Cost Replacement Cost
Fire Facilities SF Cost per SF
Burn Building (Training)3400 W. Vine Drive 1,560 $650 $1,014,000 $0 $1,014,000
Fire Stations --111,630 650 72,559,500 4,987,466 77,546,966
Vacant Land (Future Station #18)4500 E. Mulberry ----0 675,000 675,000
Fit Tower Training 3400 W. Vine 3,764 650 2,446,600 0 2,446,600
Offices --25,974 650 16,883,100 831,307 17,714,407
Training Center A 3400 W. Vine Drive 13,970 650 9,080,500 698,298 9,778,798
Subtotal 156,898 $650 $101,983,700 $7,192,071 $109,175,771
Fire Fleet Inventory Units Avg. Cost per Unit
Fleet 22 $44,214 $972,713
Battalion Chiefs 8 41,552 332,413
Frontline Apparatus 45 465,978 20,968,995
Reserves 5 760,000 3,800,000
Training 13 196,521 2,554,774
Support 6 28,570 171,420
Antiques 3 38,499 115,496
Lawn Mowers 25 5,960 149,000
Equipment 92 48,541 4,465,734
Misc.15 154,276 2,314,139
Subtotal 189 $189,654 $35,844,684
Total $145,020,455
Source: City of Fort Collins; Poudre Fire Authority; Economic & Planning Systems
Z:\Shared\Projects\DEN\233129-Poudre Valley Fire Protection District Impact Fee Study\Models\[233129-Impact Fee Model 10-19-23.xlsx]13-Fire_Inv. RC
Description Call Volume
Total Replacement
Cost
Functional
Population
Cost per Service
Population
A B = A / B
Total 100.00%$145,020,455
PVFPD (Outside Fort Collins)15.01%$21,767,570 39,082 $556.97
Source: City of Fort Collins; Poudre Fire Authority; Economic & Planning Systems
Docusign Envelope ID: 2585A2C6-1607-4B00-813F-F618A8BA4D70
Economic & Planning Systems, Inc.
15
Residential Impact Fee Calculation
For a single-family home or multifamily unit that is 1,890 square feet, the fee per
unit is $1,018.53. This is based on an occupancy factor of 1.83 people adjusted
for time spent at home (2.56 household size multiplied by 71.4 percent). The
impact fee was calculated for a range of unit sizes for consistency with the City of
Fort Collins and Town of Timnath fee schedules (Table 9).
Table 9. Fire Residential Impact Fee, 2023
Nonresidential Impact Fee
Using the previously derived service population and occupancy factors, the
proposed nonresidential impact fee was calculated for three major land uses
(Table 10). Proposed impact fees range from $0.31 per square foot for industrial
uses to $1.18 per square foot for retail/commercial uses.
Table 10. Fire Nonresidential Impact Fee, 2023
Larimer Timnath
Description Factor Impact Fee Current Fee Current Fee
per unit per unit per unit
Cost per Service Population $556.97
Residential
Up to 700 sq. ft.1.00 $557.01 $719.00 $466.00
700 - 1,200 sq. ft.1.51 $843.47 $719.00 $631.00
1,201 - 1,700 sq. ft.1.70 $946.91 $719.00 $686.00
1,701 - 2,200 sq. ft.1.83 $1,018.53 $719.00 $697.00
Over 2,200 sq. ft.2.08 $1,157.78 $719.00 $776.00
Source: Poudre Fire Authority; Economic & Planning Systems
Larimer Timnath
Description Service Pop.Impact Fee Impact Fee Impact Fee Current Fee Current Fee
per 1,000 sq. ft.per 1,000 sq. ft.per sq. ft.per 1,000 sq. ft.per unit per unit
Cost per Service Population $556.97
Nonresidential
Retail/Commercial 2.12 $1,180.78 $1.18 $1,180.78 $588.00 $588.00
Office 1.16 $646.09 $0.65 $646.09 $588.00 $588.00
Industrial 0.55 $306.33 $0.31 $306.33 $137.00 $137.00
Source: Poudre Fire Authority; Economic & Planning Systems
Docusign Envelope ID: 2585A2C6-1607-4B00-813F-F618A8BA4D70
APPENDIX:
PFA In ventory
Docusign Envelope ID: 2585A2C6-1607-4B00-813F-F618A8BA4D70
Economic & Planning Systems, Inc.
17
Table A-1. PFA Fleet Inventory
Description
Vehicle
Number
Vehicle
Year
Vehicle
Description
Replacement
Cost Description
Vehicle
Number
Vehicle
Year
Vehicle
Description
Replacement
Cost
Fleet - Shop Vehicle #338 2015 Chevy Silverado 3500 $65,273 Frontline Apparatus - Station 12 #763 2016 Ram 500 Crew Cab Chassis $225,000
Fleet - Shop Vehicle #603 2022 Chevy Silverado 2500 $47,010 Frontline Apparatus - Station 14 #293 2017 Rosenbauer Commander Pumper - Engine 14 $950,000
Fleet #606 2023 Chevy Silverado 1500 $43,641 Frontline Apparatus - Station 14 #765 2017 Dodge 5500 - B14 $225,000
White Fleet/ CSS #174 2022 Ford Explorer XLT $42,539 Frontline Apparatus - Station 14 #760 2002 Ford 4 x 4 - Brush 4 $225,000
White Fleet/ CSS - Pool vehicle #148 2021 Chev Bolt EV $28,934 Reserves - Station 8 #280 2002 American LaFrance Pumper $950,000
White Fleet/ CSS - Pool vehicle #149 2021 Chev Bolt EV $28,738 Reserves - Station 6 #282 2012 General Spartan Fire Truck $950,000
White Fleet/ CSS - Pool vehicle #151 2013 Rav 4 $38,000 Reserves - Station 6 #283 2010 ROSENBAUER Fire Truck $950,000
White Fleet/ CSS #155 2016 Chevrolet Equinox $45,000 Reserves - Station 6 #287 2009 Rosenbauer Pumper $950,000
White Fleet/ CSS #188 2019 Toyota Highlander SUV $47,000 Reserves - Station 1 #458 2009 Spartan Truck - Tower 2 $1,750,000
White Fleet/ CSS - Pool vehicle/ Pub Ed #597 2015 Chevy K1500 Pickup $38,000 White Fleet/Training Center - Training #163 2021 Chev Colorado $38,522
White Fleet/ CSS - On-Call #591 2012 Ford F-150 4WD Supercrew $55,000 White Fleet/Training Center - Training #178 2023 Ford F-150 $46,271
White Fleet/ CSS - Pool vehicle/ Pub Ed #160 2017 Ford Explorer Police Interceptor $38,000 White Fleet/Training Center - Training #170 2021 CHEVY PICKUP/ Silverado 1500 $46,271
White Fleet/ CSS - Pool vehicle/ Pub Ed #159 2017 Ford Explorer Police Interceptor $38,000 White Fleet/Training Center - Training #172 2021 CHEVY PICKUP/ Silverado 1500 $30,710
White Fleet/ CSS - Pool vehicle/ Pub Ed #168 2021 Chev Colorado $48,545 White Fleet/Training Center - EMS #158 2017 Ford Explorer Police Interceptor $38,000
White Fleet/ CSS #592 2012 Ford F-150 4WD Supercrew $55,000 White Fleet/Training Center - EMS #602 2020 Ford F-150 $55,000
White Fleet/ CSS - Pool vehicle #156 2016 Ford Explorer $38,000 White Fleet/Training Center - Safety 1 #598 2017 Chevy Silverado 1500 $55,000
White Fleet/ ADMIN #176 2023 Chevy Tahoe $75,000 White Fleet/Training Center - Training #781 2015 UTV - 2 Seater $30,000
White Fleet/ ADMIN #173 2022 Ford Explorer XLT $43,098 White Fleet/Training Center - Training #601 2018 Toolcat Utility/ Bobcat $65,000
White Fleet/ ADMIN #171 2021 CHEVY PICKUP/ Silverado 1500 $31,067 White Fleet/Training Center - Training #140 2013 Caterpillar Telehandler $125,000
White Fleet/ ADMIN #177 2023 Ford F-150 $46,399 White Fleet/Training Center - Training #145 1994 John Deere 310 Backhoe $125,000
White Fleet/ ADMIN #189 2019 Toyota Highlander SUV $47,000 White Fleet/Training Center - Training #278 2001 Pumper, American LaFrance $950,000
White Fleet/ ADMIN - Pool Car #169 2021 Chev Traverse $33,469 White Fleet/Training Center - Training #275 1999 American LaFrance $950,000
Battalion Chiefs #161 2021 Chev Colorado $37,602 White Fleet/Support #604 2022 Chevy Silverado 2500 $45,439
Battalion Chiefs #162 2021 Chev Colorado $37,579 White Fleet/Support - Logistics #179 2022 Dodge Ram 2500 $67,981
Battalion Chiefs #164 2021 Chev Colorado $38,522 White Fleet/Support - Training T2 2022 Dump Trailer $11,000
Battalion Chiefs #165 2021 Chev Colorado $38,522 White Fleet/Support - Training T3 2014 Dump Trailer $11,000
Battalion Chiefs #166 2021 Chev Colorado $38,545 White Fleet/Support - Training T1 2022 Flatbed Gooseneck Trailer/ 14GN $25,000
Battalion Chiefs #167 2021 Chev Colorado $38,545 White Fleet/Support - Training #756 2020 Big Tex 14TL-20BK $11,000
Battalion Chiefs #175 2022 Ford Explorer XLT $43,098 Lawn Mowers - Station 21-1 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Battalion Chiefs #500 2019 F-150 4x4 SuperCrew Cab - Special Ops. $60,000 Lawn Mowers - Station 10 21-2 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 1 #284 2010 General Spartan Fire Truck - Engine 1 $848,900 Lawn Mowers - Station 8 21-3 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 1 #457 2009 Pierce Truck - Tower 1 $1,750,000 Lawn Mowers - Staton 12 21-4 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 1 #600 2019 Ford F-150 - Battalion 1 $105,974 Lawn Mowers - Station 5 21-5 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 2 #286 2014 Rosenbauer Pumper - Engine 2 $950,000 Lawn Mowers - Station 21-6 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 2 #357 2012 Rosenbauer Tender - Tender 2 $325,000 Lawn Mowers - Station 6 21-7 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Description
Vehicle
Number
Vehicle
Year
Vehicle
Description
Replacement
Cost Description
Vehicle
Number
Vehicle
Year
Vehicle
Description
Replacement
Cost
Frontline Apparatus - Station 3 #294 2019 Rosenbauer Commander Pumper - Engine 3 $950,000 Lawn Mowers - Station 14 21-8 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 4 #288 2016 Rosenbauer Commander - Engine 4 $950,000 Lawn Mowers - Station 5 21-9 2021 JOHN DEERE X758 Signature Series Tractor without mower deck $11,500
Frontline Apparatus - Station 4 #764 2016 Rosenbauer Wildland Type III $600,000 Lawn Mowers M10 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 4 #450 2021 Spartan Gladiator - Rescue 4 $1,100,000 Lawn Mowers M11 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 4 #451 2012 New Air Truck - Freightliner $375,000 Lawn Mowers M12 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 4 #540 2007 Freightiner Box Truck (Collapse Rescue 4)$150,000 Lawn Mowers M13 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 4 #596 2015 Chevy Pickup $65,273 Lawn Mowers M14 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 5 #285 2011 ROSENBAUER Fire Truck - Engine 5 $848,900 Lawn Mowers M15 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 5 #459 2020 Rosenbauer Commander Viper Aerial $1,400,000 Lawn Mowers M16 2021 JOHN DEERE 54-in. Shaft Drive High Capacity Mower Deck $2,000
Frontline Apparatus - Station 5 #575 2016 Ford Expedition - Battalion 2 $105,974 Lawn Mowers M17 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 5 #599 2019 Ford F-250 - Ram 1 $75,000 Lawn Mowers M18 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 6 #290 2016 Rosenbauer Commander - Engine 6 $950,000 Lawn Mowers M19 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 6 #356 2012 Rosenbauer Tender - Tender 6 $325,000 Lawn Mowers M20 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 6 #766 2019 Dodge RAM 5500 - B6 $225,000 Lawn Mowers M21 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 7 #295 2022 2022 Rosenbauer Commander Engine 7 $950,000 Lawn Mowers M22 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 7 #758 2011 Pierce Wildland Pumper - Type III $600,000 Lawn Mowers M23 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 7 #605 2023 Chevy Silverado 3500 $98,000 Lawn Mowers M24 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 7 #670 2022 Boat 7 Trailer - Marine Master Trailer $15,000 Lawn Mowers M25 2021 JOHN DEERE 47 In. Quick-Hitch Two-Stage Snow Blower $3,500
Frontline Apparatus - Station 7 #671 2022 Boat 7 - Rescue 1 Connector Boat $43,000 Antiques - Station 3 #200 1924 American LaFrance Pumper $93,496
Frontline Apparatus - Station 7 #672 2022 IRB 7 - Wing Inflatable Boat $16,000 Antiques - Station 4 #202 1952 GMC Truck $12,000
Frontline Apparatus - Station 8 #291 2016 Rosenbauer Commander - Engine 8 $950,000 Antiques - Station 8 #204 1917 Holabird Fire Truck $10,000
Frontline Apparatus - Station 8 #762 2016 Ram 500 Crew Cab Chassis $225,000 Misc - Station 14 #205 Diamond T ( City Owned )$0
Frontline Apparatus - Station 8 #589 2012 Ford F-150 4WD Supercrew $75,000 Misc - Training T4 2022 Cargo Express Trailer for CRR $5,000
Frontline Apparatus - Station 8 #668 2013 Zodiac MK 2 Classic - boat $16,000 Misc #620 2012 Wells Cargo Trailer - FRFC $10,000
Frontline Apparatus - Station 8 #667 2013 Boat Trailer - Shorelander $10,000 Misc #653 2015 Xtreme Trailer (flatbed)$7,500
Frontline Apparatus - Station 8 #663 2018 ALUM-LINE - Draft Commander $135,000 Misc #661 1983 Maxey Trailer 2W Utility (flat trailer)$7,500
Frontline Apparatus - Station 9 #761 2002 Ford 4 x 4 -Brush $225,000 Misc #662 2016 Haulmark Trailer (enclosed)$10,000
Frontline Apparatus - Station 9 #780 2015 UTV - 4 Seater $30,000 Misc #669 2018 H&H Trailer flatbed $10,000
Frontline Apparatus - Station 9 #595 2015 Super Duty F-250 SRW - Squad 9 $75,000 Misc #668 2021 HLMK Trailer $10,000
Frontline Apparatus - Station 10 #289 2014 Rosenbauer Pumper - Engine 10 $950,000 Misc #296 2023 Rosenbauer Commander- Engine 1 $950,000
Frontline Apparatus - Station 10 #454 2009 SVI Haz-Mat- Haz 10 $900,000 Misc #297 2023 Rosenbauer Commander - Engine 5 $950,000
Frontline Apparatus - Station 10 #574 2012 Ford Expedition - Battalion 4 $105,974 Misc #607 2023 Ford F-150 - Battalion 1 $105,974
Frontline Apparatus - Station 11 #757 2007 International Cab & Chassis - Tender 11 $325,000 Misc #608 2023 Ford F-150 - Battalion 2 $105,974
Frontline Apparatus - Station 11 #277 2001 Ford Truck - Brush F550 $225,000 Misc #180 2023 Chevy Silverado 1500 $47,397
Frontline Apparatus - Station 12 #292 2016 Rosenbauer Commander - Engine 12 $950,000 Misc #181 2023 Chevy Silverado 1500 $47,397
Frontline Apparatus - Station 12 #358 2022 Rosenbauer Tender - Tender 12 $325,000 Misc #182 2023 Chevy Silverado 1500 $47,397
Source: Poudre Valley Fire Authority; Economic & Planning Systems
Z:\Shared\Projects\DEN\233129-Poudre Valley Fire Protection District Impact Fee Study\Models\[233129-Impact Fee Model 10-19-23.xlsx]T-Fleet
Source: Poudre Fire Authority; Economic & Planning Systems
Docusign Envelope ID: 2585A2C6-1607-4B00-813F-F618A8BA4D70