Development Impact Fees Study

REQUEST FOR PROPOSALS
Development Impact Fees Study
ISSUED:
March 10, 2026
DEADLINE FOR PROPOSALS:
April 7, 2026
3:00 P.M. local time
THIS REQUEST FOR PROPOSAL ("RFP") IS NOT A COMPETITIVE BID BASED ON PRICE ONLY.
The request for proposal allows the Town of Johnstown, Colorado (the "Town") to select the
service provider that best meets the needs of the Town, taking into consideration proposer
qualifications, price, products, and service capabilities and other factors relevant to the
Town's policies, programs, administrative resources, and budget.
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OVERVIEW
The Town of Johnstown (Town) is seeking proposals from qualified firms to prepare an
updated Development Impact Fee Study. The Study will provide for a proposal of
Development Impact Fees for years 2027 - 2031.
The goals of this project include, but may not be limited to:
1. Analyze and recommend methodologies to determine the assessment of impact fees,
including current methodology and any recommended alternatives.
2. Analyze and recommend appropriate impact fees to fund the Town's Capital
Improvement needs as it relates to growth and development.
3. Analyze and recommend an annual escalator to apply to all fees between impact fee
studies to offset the cost of constructing infrastructure assets.
4. Provide impact fee rate comparisons with surrounding public entities.
The Town has the following types of Impact Fee classes:
1. Library & Cultural Facilities Development Fee (Residential Only);
2. Park & Recreation Facilities Development Fee (Residential Only);
3. Police Facilities Development Fee;
4. Public Facilities Development Fee; and
5. Transportation Facilities Development Fee.
The project will be managed primarily by the Town's Administration, with assistance from
the Town's Public Works, Engineering, Police, & Planning Departments. All communications
from interested parties during the proposal submittal process shall be made to Matt LeCerf
at mlecerf@johnstownco.gov or 970.587.4664.
SUBMITTAL REQUIREMENTS
Proposals must be submitted in a single PDF file no larger than 30 MB and emailed to
mlecerf@johnstownco.gov. The proposal must be limited to 25 single-sided pages. Except as
indicated in this RFP, all pages will be counted, excluding proposal covers, dividers, and
Exhibit 1. If electing to submit hard copy proposals instead, deliver two (2) hard copies and
one (1) digital copy to the Town of Johnstown, Attn: Town Manager, 450 S. Parish,
Johnstown, Colorado 80534, or mail to P.O. Box 609, Johnstown, CO 80534. Please allow
additional time if mailing proposals to the P.O Box. Late proposals will not be accepted. It is
the responsibility of the proposer to ensure that the proposal is delivered on or before the
proposal due date and time. Submittal through Bidnet does not qualify as a submitted bid.
If necessary, interpretation of, or changes to, this RFP will be made by written addendum. All
questions must be submitted in writing through mlecerf@johnstownco.gov to Matt LeCerf
no later than 3:00 P.M., Friday March 20, 2026. Questions received after this deadline will
not be answered.
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RFP SCHEDULE
RFP Released Date: March 10, 2026
Final Day for Written Questions: March 20, 2026 - 3:00 P.M.
Town Response to Questions: March 25, 2026
Proposals Due: April 7, 2026 - 3:00 P.M.
Tentative Award: April 14, 2026
A. SCOPE OF SERVICES
This RFP is primarily for the work specified below to provide a comprehensive study of all
existing development fees as well as the potential creation and/or redefinition of existing:
1. Library & Cultural Facilities Development Fee; (Residential Only)
2. Park & Recreation Facilities Development Fee; (Residential Only)
3. Police Facilities Development Fee;
4. Public Facilities Development Fee; and
5. Transportation Facilities Development Fee.
B. EXPECTED PROJECT ELEMENTS
The selected Consultant will work closely with Town Staff to perform the following work:
1. Kick Off Meeting. Determine materials that will be required; review timeline; other
needs as identified.
2. List of Best in Practice Methodologies. A presentation of the different
methodologies that can be used to establish Impact Fees.
3. Methodology Recommendations. Recommendation to Town Staff on the
methodology appropriate for each type of Impact Fee.
4. Methodology Selection. Staff selects methodology for each type of Impact Fee.
5. Identification, Collection and Analysis of Data. In this phase the Town will
provide requested information. The Consultant is responsible for critical analysis of
the Town's information based upon expertise in accomplishing this work for
other governmental units. For each type of Impact Fee, the following analysis
includes, but is not limited to:
a. Review of Level of Service.
b. Review of existing Master Plans, as applicable.
c. Review identified capital needs over the next ten years.
d. Review of local and regional growth patterns. Consultant is responsible for an
analytical review of Town's projections.
e. Analyze past collections for identified capital projects and determine a way
to measure collections against capital needs.
6. Development of Fee/Rate Model(s)
7. Fee Survey. A report shall be provided on fees and methodologies used by other
local governmental bodies in the region.
8. Fee Recommendations Report: This is the main report. Besides identifying all the
levels of fees for a period of five (5) years, the report must include comparisons with
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other local governmental bodies. The Consultant can recommend fee policies for
future implementation.
9. Discussion of Fee Recommendations: A draft report will be provided to Staff with
a discussion between Staff and Consultant about the findings and any last
modifications that maybe necessary.
10. Fee Recommendations to Council: Consultant will be required to make a
presentation to Council of the recommendations.
11. Completion of Final Report: The consultant will issue a final report which maybe
concurrent with the presentation to Council.
12. Fee Adoption: Staff presents recommendations for adoption in collaboration with
Town Attorney and Consultant.
C. SPECIFIC WORK FOR EACH TASK
The selected Consultant will work closely with Town Staff to perform the following work for
the above listed tasks:
1. Data Collection:
a. The Consultant shall provide Town Staff with a complete list of requested
data and documentation necessary for the development of the Study.
b. The data collection task shall include at least one (1) meeting with Town
Staff to confirm study objectives, discuss the data request, clarify
questions, and identify any data gaps.
c. This task shall include collecting and tabulating various data as necessary to
comprehensively evaluate alternatives for billing rate structure.
d. Existing key data required that will be made available by the Town upon request
includes, but is not limited to:
* Current fee structure
* Current expenses, including debt service
* Current revenue
* General ledgers
2. Historical Analysis:
a. Evaluation of any budgetary, organizational, or financial shifts that have
occurred over the review period. The current fee structure performance
shall be the baseline for comparing alternatives.
b. The Consultant shall review relevant plans, studies, and documentation
supporting the current rate and fee structure.
3. Cost of Service and Financial Analysis
a. Determine the total annual revenue requirements, including existing and
projected capital projects and financing as well as the pressures of community
growth and affordable housing.
b. Allocate the total annual revenue requirements to the investment fees by the
various classes.
c. Design fees that will recover from each class of customer, within practical limits,
the cost to serve that class of customer.
d. Ensure that rate structure options are easy to understand and administer
and are accommodated within the existing billing system used by the
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Town.
4. Project Management, Presentations, & Meetings
a. The Consultant shall provide the Town with monthly progress reports,
which should include, at a minimum, the current status of the budget and
schedule.
b. In addition to any meetings identified in the scope above, the Consultant should
plan to schedule and facilitate the following meetings:
* Present alternatives to Town Staff
* Up to two (2) additional meetings with Town Staff as needed
* Draft Report review
* Final Report Review
* Town Board Presentation of Final Study and Recommendations
c. The Consultant should be prepared prior to each scheduled meeting and
should provide an agenda prior to each meeting and meeting minutes
following each meeting.
d. The Town desires the work to be completed no later than the end of the third
Quarter of 2026. Board meetings are scheduled the first (1st) and third (3rd)
Monday of each month, and presentations will be at these meetings.
5. Deliverables:
a. Final Comprehensive Impact Study (three (3) hard copies and PDF file)
b. Financial model (Excel Spreadsheet)
c. Complete impact fee schedule for 5 years, 2027 - 2031 (Word document)
d. Presentations (PowerPoint File)
D. MINIMUM MANDATORY QUALIFICATIONS OF PROPOSER
1. Include your firm's approach to preparing the Study as related to addressing
identified tasks, your understanding of the scope, key issues, and
relevancy to the Town's needs.
2. Briefly discuss a minimum of two (2), maximum of five (5) similar projects the
members of your team have currently and/or have completed in the past five years.
Information shall include Agency, Client Reference, date(s) of service, budget, final
cost, and summary of work performed.
3. Include the name, qualifications, experience, office address availability, and
resume of the contract manager. This information should include the identification
of similar projects managed or participated in by this individual. The selection of a
contract manager by a firm will constitute a commitment by that firm, and
substitute managers are not permitted without prior written approval by the
Town.
4. The location of the office where most of the work will be managed and performed.
5. A disclosure of all work for other clients that may be affected by work on the
proposed contract to avoid a potential conflict of interest.
6. The proposal may include additional information, as deemed appropriate,
subject to the overall length restriction established in the RFP.
7. Licensure/Prequalification in Colorado to provide applicable services.
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E. RESPONSE FORMAT
1. Cover Letter
The cover sheet shall list the Consultant with the name, phone number, and email
address of the contact person qualified to answer questions and to notify of the
award.
2. Minimum Mandatory Qualifications
Include an itemized description of how your company meets each of the minimum
mandatory qualifications outlined in Section II, C. Failure to meet or exceed these
requirements will disqualify your response.
3. Schedule
The Consultant shall provide a gantt chart of its proposed schedule.
4. Company Information
a. Provide the following information as listed: Company Name, Address,
Phone Number, and Names of Principals.
b. Describe any pending plans to sell or merge your company.
c. Provide a comprehensive listing of all the services you provide.
5. Key Resumes
Include the name, qualifications, experience, and office address availability of key
personnel for the project. This information should include the identification of
similar projects participated in by this individual.
6. Use of Subcontractors/Partners
There may be areas for the use of subcontractors or partners in this project. If you
are utilizing this approach, your proposal must list the subcontractors/partners
and their area(s) of expertise and include all other applicable information herein
requested for each subcontractor/partner. Please keep in mind that the Town will
contract solely with your company; therefore, subcontractors/partners remain your
sole responsibility.
7. Fees
1. Provide a lump sum fee for each of the tasks (1-6) listed in Section C. This should
represent the total cost for the project.
2. Provide a list of billing rates for all classifications the proposer anticipates
using on work assigned under this RFP. The billing rates shall be valid for at
least until December 2026. Show a breakdown of all reimbursable expenses
required to complete the work. If applicable, the subcontractors' rates must
be shown as separate items. Reimbursable expenses will be paid on an as-
incurred basis with no markup.
8. Exhibit 1: Proposal Submittal & Debarment/Suspension Acknowledgement
A completed Exhibit 1: Proposal Submittal & Debarment/Suspension
Acknowledgement shall be submitted with the RFP response and does not count
against the 25 page limit.
F. EVALUATION
The Town will form an evaluation committee with representatives from various Town
Departments to assist in the ranking of proposals. The Town may follow the
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recommendation of the committee or select a Consultant based solely upon its own
evaluation.
Following the receipt of submissions, the Town may request additional information from the
submitters. The Town reserves the right to select an entity or individual solely on submitted
proposals. However, following the initial ranking, the Town may elect to interview top-
ranked firms.
The Town intends to consider all proposals according to the professional ability of submitters
to implement such proposals and overall benefit to the Town. The Town may, at its
discretion, select such submitters as it deems to be in the public interest and to meet its
needs. It may proceed with further selection processes or, it may not select any submission.
Any individual or entity submitting information will be deemed to have consented to the
process herein.
Submissions shall not constitute a business agreement with the Town. The Town will not
reimburse any costs incurred by individuals or firms responding to the RFP. All submissions
shall comply with applicable federal, state and local laws and regulations. Subject to minor
adjustments that the Town has full discretion to accept or deny, the selected Consultant
should be willing to enter into the professional services contract template attached to this
RFP.
Proposals received shall be evaluated based on the following criteria:
* Qualifications and Service Capabilities
o 0-30 Points
* Firm Experience / Representative Projects / Past Performance
o 0-30 Points
* Responsiveness to the requirements of the RFP and comprehensive understanding of
the work required
o 0-20 Points
* Consultant Schedule / Fees
o 0-20 Points
ABOUT JOHNSTOWN
Johnstown is a Town of approximately 23,000 in both Weld and Larimer Counties, generally
bounded by I-25 to the west, Highway 34 to the north, Weld County Road 19 to the east, and
Weld County Road 42 to the south. Johnstown is located east of Loveland, west of Greeley,
and approximately 45 miles north of Denver. Business activity is focused on the I-25
interchange at both State Highway 60 and State Highway 34 and the population is expected
to grow by about 50% over the next 10 years with a complementing blend of both
commercial and residential development. Johnstown currently functions as a bedroom
community, but also offers agricultural, light industrial employment, primary employers, and
significant retail opportunities in the community. Recent demographic estimates indicate
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that over 25% of the community is 18 years or younger and the average age in Johnstown is
35.1 years old.
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EXHIBIT 1
PROPOSAL SUBMITTAL & DEBARMENT/SUSPENSION
ACKNOWLEDGEMENT
Falsifying this information is cause to deem your proposal non-responsive and, therefore, ineligible for
consideration. In addition, falsification of this information is cause to cancel a contract awarded based on one
or both of the above preferences. The proposer certifies that neither it nor its principals are presently
debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from
participation in this transaction by any Federal, State, County, Municipal, or any other department or
agency thereof. The proposer certifies that it will provide immediate written notice to the Town if at any
time the proposer learns that its certification was erroneous when submitted or has become erroneous by
reason of changed circumstances.
By signing below, you agree to all terms & conditions in this RFP, except where expressly described in your
cover letter.
________________________________________
Original Signature by Authorized Officer/Agent
Typed or printed name of person signing Company Name
Title Phone Number
Consultant Mailing Address Fax Number
Town, State, Zip Proposal Valid Until (at least for 90 days)
Email Address Website Address
Project Manager:
Name (Printed) Phone Number
Consultant Mailing address Fax Number
Town, State, Zip Email Address
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EXHIBIT 2
Example Contract
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