|PUBLIC IMPROVEMENT DISTRICT
||APPLICATION FEE: $100.00
|CUSTOMER ASSISTANCE PACKET
PUBLIC IMPROVEMENT DISTRICT
WHO SHOULD USE
Persons interested in improving, and maintaining public facilities
including, but not limited to, street improvements, storm sewer
or sanitary sewer improvements and water distribution systems.
Costs will be paid as they are incurred from a mill levy that
is collected with property taxes.
WITH THIS PACKET:
- PURPOSE OF PUBLIC IMPROVEMENT DISTRICTS
- POLICIES FOR FORMATION AND ADMINISTRATION OF PUBLIC
- PROCEDURE FOR FORMATION OF A PUBLIC IMPROVEMENT
- FLOW CHART OF EVENTS
- TIMETABLE FOR PROCEEDINGS / METHOD OF COLLECTING
- SAMPLE LETTER REQUESTING A PRELIMINARY ENGINEERING STUDY
AND AN IMPROVEMENT PLAN
THE INFORMATION IN THIS PACKET IS SUBJECT TO CHANGE WITHOUT
A Public Improvement District (PID) enables property owners within
a given area to fund construction and maintenance of public facilities.
Public Facilities may include street improvements, storm sewer
or sanitary sewer improvement or collection systems, water distribution
systems, and parks or recreation areas.
ASSESSED VALUE - The assessed value of a district
is the sum of all land values and improvement values within the
district boundary. The assessed values for individual properties
are determined by the Assessor's office of Larimer County.
PID - Public Improvement District
PID COORDINATOR - A Staff member of the Engineering
Department who will assist the Property Owner in making a request
for a district.
PRELIMINARY ENGINEERING - Preliminary Engineering
is engineering work done at the outset of a project which is conceptual
in nature. It may represent the outcome of an evaluation of several
PRELIMINARY ESTIMATE OF COSTS - This
is an estimate of the cost of a project which is made at the time
of preliminary engineering. It is based on an estimate of bid
quantities and prices for a project. It is based on the best
information available. Where information is not available, worst
case conditions are assumed.
PROJECT BID PRICE - This is the amount bid
for a project by the lowest price,responsible and reliable bidder.
It is based on bid prices and design quantities.
PUBLIC FACILITY - A facility such as water system,
sewer system or street which is dedicated for public use and accepted
by the appropriate governmental or quasi governmental entity.
PUBLIC MAINTENANCE - A publicly maintained facility
is one which is maintained by a governmental or quasi-governmental
QUALIFIED ELECTOR - A person who at the designated
time or event, is qualified to vote in general elections in this
state; and who has been a resident of the district for not less
than thirty-two days or who or whose spouse owns taxable real
or personal property within the district whether or not they reside
in the district.
STATUTORY LIEN - The Mill levy associated with the
Public Improvement District constitutes a general tax lien according
to Colorado Revised Statutes 30-20-501 et seq.
LARIMER COUNTY POLICIES
FOR FORMATION AND ADMINISTRATION OF PUBLIC IMPROVEMENT DISTRICTS
- Larimer County reserves the right to deny formation of any
proposed public improvement district based on consideration of benefit and cost after a public
- Each application must be accompanied by a $100.00 processing fee.
- Review of District proposals will be conducted by the Larimer
County Engineering Department prior to a hearing before the Larimer County Commissioners. In preparing its recommendation, the Engineering Department shall take into account the following:
- Each district recommended for approval shall be for improvement
of existing facilities to a higher standard than currently exists.
- Each project recommended for approval shall include a plan
for maintenance of the improvement for a period of at least twenty years following the
- Each project shall include a plan for funding which is adequate
to pay the entire cost of the improvement and the projected
cost of maintenance for a twenty year period following construction.
- Larimer County will proceed to hold a public hearing to consider
forming a public improvement district only after receiving
a formal legal petition in support of the proposal. By state statutes the petition must be signed by at least 30% of the electors who reside or own taxable real or personal property within the proposed district.
- The form of the formal legal petition filed in support of
a public improvement district project shall be approved by Larimer
County and its legal counsel.
- Larimer County will consider proposals for public improvement
districts only for facilities that are dedicated to public use.
In the case of street improvements, streets must be within the
public right- of-way, by deed of dedication or by dedication on
a plat to the satisfaction of Larimer County and its legal counsel.
- Larimer County is not responsible for landscaping within the
Road Right of Way unless a written agreement is obtained prior
- All goods and purchased services, including consultant selection,
bidding for construction, and contracting for construction shall
be in accordance with Larimer County Purchasing Policies.
- All variances from the above policies will require approval
from the Larimer County Board of Commissioners.
- Larimer County shall charge a 5% annual administrative fee and the Treasurer's Department shall charge a 2% annual collection fee to all districts formed after January 1997.
PROCEDURE FOR FORMATION
OF A PUBLIC IMPROVEMENT DISTRICT
- The formation process for a Public Improvement District begins
after the Engineering Department receives a completed application
and the application fee from a group of property owners.
- A proposed Improvement plan and a Preliminary Engineering
Study must be completed. They may be prepared by interested
property owners from the area or the Engineering Department staff
will prepare the Improvement Plan and the Preliminary Engineering
Study if they receive a written letter of request from the property
owners. The letter must represent at least 60% of the property
owners in the area to be improved. See sample
- The Improvement Plan must state what is being improved, the
nature of the improvement, and the extent of the improvement.
The plan must include an estimate of the cost of construction,
the cost of administration, as well as the cost of maintenance
of the improvements for a period of no less than twenty years
- The Engineering Department will conduct a Preliminary Engineering
Study of each proposed project. The full range of choices for
construction of each project will be considered, including do
nothing, repair of the existing facility, and total reconstruction
of the facility. The study will consider how long each choice
might last, and the cost of each. The least expensive alternative
which meets the design requirements will be recommended. For
example, an asphalt mat paved street would be designed to last
twenty years. The study would determine what type of construction
would last twenty years with the least cost for construction.
- The Engineering Department will prepare an estimate of the
cost of construction. The cost estimate is normally based on
a preliminary estimate of quantities and an estimate of construction
bid prices. The cost estimate at this stage is not based on
an investigation of site conditions. For this reason, the
Engineering Department will assume worst case conditions for estimation
of quantities. Prior to formation of a district property owners may choose to pay for site specific investigations such as soils tests, surveying, etc. to eliminate uncertainty in the cost estimate. If property owners elect not to pay for further
engineering at this stage, the estimate of cost produced in the
preliminary engineering study will be utilized in the formal
legal petition requesting the County form the district.
- The Engineering Department staff will review the proposed
Improvement Plan and the Preliminary Engineering Study. The
Department will consider whether the proposed level of funding
is sufficient to improve the facility and maintain
the facility in its improved condition over a period of not less
than 20 years. The staff will prepare a recommendation to the
Board of County Commissioners. The recommendation may be for
approval, approval with modifications, or denial of the proposed
public improvement district. If the proposed level of funding
is determined to be insufficient to accomplish the improvement
and the intended maintenance, the Engineering Department staff
may recommend that the Board of Commissioners not approve formation
of the proposed district.
- If the staff recommendation is for denial or approval with
modification, the applicants may, in writing make a request for
review before the Larimer County Board of Commissioners.
- A formal legal petition requesting formation of the District
must be prepared. The petition must state the legal description
of the proposed district, a description of the proposed improvements,
the estimated cost, and the names of three electors who will
represent the district during the process of formation. At the
request of the property owners, Larimer County will prepare the
petition requesting formation of the public improvement district.
The applicant will be responsible for circulation of the petition
among property owners of the proposed district. Once the Larimer
County Engineering Department receives and verifies the petition,
signed by at least 60% of the qualified electors of the proposed
district, the public hearing process will be initiated.
- Legal notice of a public hearing before the Larimer County
Commissioners will be published in a newspaper of general circulation.
Notices will be mailed to all property owners of record within
the proposed district. At the public hearing the Board of County
Commissioners will hear concerns and comments from property owners
and interested citizens regarding formation of the proposed district.
- The Board of Commissioners may approve formation of the proposed
district if it is shown that the proposed improvements will benefit
the district, and the cost of the improvements is not excessive
as compared with the value of property within the district. If
the Board of Commissioners deny the formation of a district
the petitioners may resubmit their plan with modifications.
- An election must be held in November for electors to approve
a mill levy.
- The County Commissioners, acting as a district board, will
establish a mill levy to be applied to the assessed value of
real property in the district to generate funds to repay the debt
and for district operations.
- The Treasurer's office will send an annual tax notice.
At the time the property owner receives the tax notice there
will be an additional amount for the mill levy included in the
notice. Property owners may elect to pay their property taxes
in halves, with one half due in February and one half due in
June, or they may elect to pay the whole amount prior to April
- Final Engineering design of the improvements will normally
be developed after formation of the district. Once the design
is complete the improvements will be advertised for public bid.
The construction contract will be awarded to the lowest price,
reliable and responsible bidder. Design and construction are
supervised by the County Engineering Department staff.
PUBLIC IMPROVEMENT DISTRICT
FLOWCHART OF EVENTS
TIMETABLE FOR PROCEEDINGS
|Prior to Jan 1
||Application filed and reviewed by the Engineering Department.
|Prior to Mar 1
||Preliminary Engineering study, Improvement Plan, and Cost Estimate completed and submitted to applicant.
|By May 1
||Signed Petition submitted to the Larimer County Engineering Department.
|Prior to May 10
||Notify Treasurer and Assessor of formation of District.
|By June 30
||Public Hearing to consider Formation of the District.
|Prior to Oct 10
||Assessor certifies total valuation to Clerk or secretary of each special district.
|1st Tuesday in November
||Election to approve increase in mill levy.
|Not later than Dec 15
||Clerk or secretary of special district recommends levy to County Commissioners.
|Not later than Dec 22
||County Commissioners approve the mill levy.
||Final Engineering Design of the Improvements.
THIS TIMETABLE IS SUBJECT TO CHANGE WITHOUT NOTICE.
METHOD OF COMPUTING PID MILL LEVIES
The MILL LEVY is applied to the assessed value of real
property in the district to generate funds through payment of
property taxes. The MILL LEVY for a district is
calculated by using the requested REVENUE and the current
year's ASSESSED VALUATION OF THE DISTRICT.
|MILL LEVY =
||TAX (REVENUE) X 1,000
|ASSESSED VALUE OF DISTRICT
APPLICATION FOR PUBLIC IMPROVEMENT DISTRICT [pdf]
REQUESTING A PRELIMINARY ENGINEERING
STUDY AND AN IMPROVEMENT PLAN
January 1, 1996
Improvement District Administrator
Larimer County Engineering
P.O. Box 1190
Fort Collins, CO 80522-1190
The homeowners association for Fort Fun have met and discussed
the option of forming a Public Improvement District for improvement
of streets in Fort Fun subdivision. We have taken a poll or
held an election and at least 60 percent
of the property owners that will benefit from the improvements
are in favor of our association requesting that the Larimer County
Department provide us with a Preliminary Engineering Study and
an Improvement Plan.
Fort Fun Homeowners Association Representative