Greeley, CO vs Parker, CO: Development Impact Fees Compared (2026)

Transportation Development Impact Fee — VERIFIED 2026-06-17 against source 0; row reads 'Residential 1,801 square feet or more of heated living space ... 2025 Fee $8,609'. City impact fee is tiered by heated living space, not by land-use type. Representative single-family row uses the largest tier (1,801+ sq ft), typical for a 2,000-2,500 sq ft home. Effective March 1, 2025 - Feb 29, 2026.

Park Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Park Development Fee, 1,801+ tier = $6,449). 1,801+ sq ft tier (representative SFD). Tiered by heated living space.

Trails Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Trails Development Fee, 1,801+ tier = $967). Greeley levies a separate Trails impact fee (trail/open-space network). 1,801+ sq ft tier.

Fire Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Fire Development Fee, 1,801+ tier = $869). 1,801+ sq ft tier (representative SFD).

Police Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Police Development Fee, 1,801+ tier = $334). 1,801+ sq ft tier (representative SFD).

Storm Drainage Development Impact Fee — VERIFIED 2026-06-17 against source 0 (Storm Drainage Development Fee, Impervious Area, Per Impervious Square Foot, 2024 $0.292 +7.88% = 2025 $0.315). Charged per impervious square foot of the site, NOT a flat per-dwelling-unit amount; excluded from the per-unit total. The 2026 Water/Sewer Rate Manual narrative still cited $0.29/sq ft; the 2025 official impact-fee schedule computed $0.315 for 2025. excludeFromTotal flag confirmed correct.

School Land Dedication Fee-in-Lieu (Greeley-Evans School District 6) — VERIFIED 2026-06-17 against source 4 (Figure 6, Scenario #8, A5 Cost Per Unit by Level - SFD = $2,498.02) AND independently against source 5 (NoCo Optimist: single-family detached $2,498). Fee-in-lieu of land dedication for Weld County School District 6, adopted via City Council intergovernmental agreement approved June 2025 (5-2 vote confirmed in source 5). Developer may dedicate 0.0159 acres/unit instead of paying. This is NOT a school impact fee (CO does not authorize one) but a developer school-land obligation a Greeley residential builder must satisfy. Underlying study internally dated 1/12/2020; effectiveDate reflects June 2025 IGA adoption; medium confidence retained.

Water Plant Investment Fee (PIF) - 3/4-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 3/4" -> Water PIF $16,900.00). Base residential 3/4-inch tap; representative for single-family. For SF lots the PIF is a proportion of the tap-size value by lot size/irrigation - a Standard Lot (6,000-13,000 s.f.) at potable irrigation = 100% = full $16,900 (confirmed in residential proportion table). Table header in PDF printed 'March 1, 2025 - Feb 28 2026' but values are the updated 2026-manual figures (2025 manual source 2 showed $15,000).

Sewer/Wastewater Plant Investment Fee (PIF) - 3/4-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 3/4" -> Sewer PIF $9,500.00). Base residential 3/4-inch tap (2025 manual source 2 showed $8,650).

Raw Water Dedication - Cash-in-Lieu — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual, Cash-In-Lieu section: 'The cash-in-lieu of raw water fee is $57,000 per acre-foot of water'). PER ACRE-FOOT, not per dwelling unit. New residential development must dedicate 3 acre-feet of native water per ACRE of land (or pay cash-in-lieu). On a per-acre basis this is ~3 x $57,000 = ~$171,000/acre of residential land - a very large but land-area-driven cost. Excluded from per-unit total because it is not a flat per-DU amount. excludeFromTotal flag confirmed correct.

Water Plant Investment Fee (PIF) - 1-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 1" -> Water PIF $28,200.00). Larger-meter variant of water PIF; 3/4-inch is the base residential primary. Mutually exclusive by meter size. excludeFromTotal correct.

Sewer Plant Investment Fee (PIF) - 1-inch tap — VERIFIED 2026-06-17 against source 1 (2026 Rate Manual PIF table: 1" -> Sewer PIF $15,100.00). Larger-meter variant; 3/4-inch is the base residential primary. Mutually exclusive by meter size. excludeFromTotal correct.

Development Excise Tax (bundled: streets, parks/recreation, police/public safety, administrative facilities, fire/EMS) — VERIFIED verbatim in live Municode Sec. 4.07.030 (citation Ord. 8.20.4 §2, 2019; Ord. 8.20.2, 1999). $10,178 is the CURRENT codified single-family amount (the 2019 voter-approved BASE was $4,987 per the 'For each single-family dwelling' definition in Sec. 4.07.020; the $10,178 reflects subsequent CCI escalation now carried in code). Single combined per-unit charge paid at building permit; Parker's ONLY per-dwelling-unit development charge (excise tax in place of separate impact fees). Revenue restricted (Sec. 4.07.060) to capital for major streets, parks & recreation, administrative facilities, law enforcement services/facilities, plus payment to the fire/emergency service provider (South Metro Fire Rescue). Per Sec. 4.07.020 the South Metro Fire Rescue portion is $583 (VERIFIED). CAVEAT: Sec. 4.07.070 (VERIFIED verbatim) requires annual recomputation (2020 onward) by the Colorado Construction Cost Index; the amount collected at permit in 2026 may be higher than this codified figure. Builders may claim a partial credit for qualifying parks/recreation facilities and regional trails (Sec. 4.07.035).

Water System Development Fee (SDF) - 3/4" meter — VERIFIED verbatim in PWSD 2026 Tap & Development Fee Schedule. Levied by Parker Water & Sanitation District (PWSD), a SEPARATE special district serving most of the Town of Parker - NOT the Town. A residential builder in Parker pays this to PWSD. Priced by meter size; 3/4" is the standard residential meter and is the primary row. Larger meters (1"=$42,100, 1.5"=$84,200, 2"=$147,350, 3"=$336,800, all VERIFIED) are mutually-exclusive variants, excluded.

Sewer System Development Fee (SDF) - 3/4" meter — VERIFIED verbatim in PWSD 2026 schedule. Levied by Parker Water & Sanitation District (separate district), effective Jan 1, 2026. 3/4" residential meter is primary; larger meters (1"=$20,840, 1.5"=$41,680, 2"=$72,940, 3"=$166,720, VERIFIED) are mutually-exclusive variants (excluded).

Water Resources System Development Fee (SDF) - 3/4" meter — VERIFIED verbatim in PWSD 2026 schedule. ADDITIVE charge on top of the base Water SDF (separate column in the Tap & Development Fee Schedule, not a meter-size variant), levied by Parker Water & Sanitation District (separate district). Total PWSD tap/development fees for a standard 3/4"-meter single-family home = Water SDF $21,050 + Sewer SDF $10,420 + Water Resources SDF $18,690 = $50,160, plus a $602 meter set fee. Larger meters (1"=$37,380, 1.5"=$74,760, 2"=$130,830, 3"=$299,040, VERIFIED) are mutually-exclusive variants (excluded).

Meter Set Fee - 3/4" — VERIFIED verbatim in PWSD 2026 Miscellaneous Fees schedule. Parker Water & Sanitation District (separate district) charge to physically set the 3/4" residential meter. Larger meter sizes (1"=$736, 1.5"=$3,234, 2"=$3,580, VERIFIED) are mutually-exclusive variants (excluded).

Water Resource Tolls (per SFE) - alternative if no water resource credit dedicated — VERIFIED verbatim in PWSD 2026 schedule (incl. footnote 'Only required if a Water Resource Credit has not been previously dedicated to the District'). excludeFromTotal=true CONFIRMED CORRECT: conditional/alternative charge by Parker Water & Sanitation District (separate district) applying ONLY when a Water Resource Credit has NOT been previously dedicated (typically already dedicated by the master developer/metro district for platted subdivisions). For most production homebuilding it does not apply on top of the standard SDFs; including it would risk double-counting. Listed for completeness.