Jeff Shumway's Vision for Housing Cost Reduction in Fort Collins

Lowering Housing Costs in Fort Collins: A Conservative Approach to Affordable Living

As a candidate for mayor, I'm committed to making Fort Collins a place where families can thrive without being burdened by skyrocketing housing and energy expenses. Our city's progressive energy policies, while well-intentioned, have contributed to rising utility bills and inflated building costs, pricing many residents out of the market. By reducing government mandates and empowering market-driven solutions, we can lower these costs and restore affordability. Below, I'll outline the current challenges, backed by data, and my plan to champion change as a conservative leader focused on less government interference in everyday decisions.

The Impact of City Energy Policies on Utility Bills

Fort Collins' aggressive push toward sustainability—through the Climate Action Plan and Energy Policy aiming for 100% renewable energy by 2030—has driven up electricity rates via investments in renewables, grid upgrades, and compliance.[1] These policies influence wholesale power costs from Platte River Power Authority (PRPA), which supplies our electricity and has prioritized decarbonization, leading to consistent rate hikes passed on to residents.

Year-over-year data shows residents' power bills have steadily increased:

- 2020: 5% increase, tied to rising wholesale costs and early renewable transitions.[2]

- 2021: 3% increase, reflecting ongoing investments in efficiency and clean energy infrastructure.[2]

- 2022: 2% increase, driven by grid resiliency upgrades amid policy goals.[3]

- 2023: 5% increase, linked to PRPA's resource planning for renewables and higher generation expenses.[4]

- 2024: 4.3% increase (average residential bill), due to wholesale rate adjustments and sustainability projects.[5]

- 2025: 6.5% increase, attributed to higher generation costs, grid upgrades for resiliency, and the energy transition.[6][7]

Cumulatively, these hikes have added about 25-30% to average residential bills since 2020, far outpacing inflation, as PRPA's shift from coal to renewables and potential new gas plants locks in higher costs.[4] While these policies aim to reduce emissions, they've made energy less affordable without sufficient market competition.

What the City Is Doing Now That's Making Housing More Expensive

Housing costs in Fort Collins have surged, with median home prices up 124% and rents up 68% since 2010, exacerbated by city policies that inflate construction expenses.[8]

Key culprits include:

- Development and Impact Fees: These fund infrastructure but add 10-20% to project costs. In 2025, residential fees rose 2-13.9% depending on unit size, with water tap fees remaining high due to scarcity.[9][10]

- Zoning and Land Use Code Restrictions: Density caps, setbacks, and lot coverage limits in the Land Use Code limit supply, favoring expensive single-family homes over affordable options like duplexes.[11]

- Mandated Energy and Building Standards: Green building requirements for energy efficiency and sustainability add over 30% to construction costs, tying into the city's Energy Policy and Climate Action Plan.[12][13]

- Lengthy Review Processes: Multi-step approvals delay projects, adding 10-15% in soft costs like legal fees.[14]

These regulations, while promoting environmental goals, reduce housing supply and drive up prices, with 60% of renters now cost-burdened.[15]

My Plan: Championing Conservative Solutions to Cut Costs

As mayor, I'll prioritize getting government out of everyday decisions by slashing unnecessary mandates and unleashing market forces. Here's what I'll champion:

- Reduce Development Fees and Streamline Permits: Cut fees by 20-30% for market-rate housing and fast-track approvals to under 60 days, lowering builder costs without subsidies.[9] This empowers private developers to build more, faster.

- Deregulate Zoning for More Supply: Relax density caps and allow flexible land use, letting the market decide on multifamily and ADUs without top-down rules.[11]

- Oppose Costly Energy Mandates: Advocate at PRPA for pausing aggressive renewable timelines if they hike rates, favoring affordable, reliable sources like natural gas bridges. Push for voluntary efficiency incentives over mandates in building codes.[16][4]

- Promote Competition in Energy: Encourage private solar and efficiency options without city overreach, potentially saving households hundreds annually by stabilizing bills.[17]

These steps will lower housing costs by 10-15% in the short term by boosting supply and cutting red tape, all while respecting individual choice. Fort Collins deserves affordability without big-government burdens—let's make it happen.

Jeffrey Shumway

References

[1] City of Fort Collins. (n.d.). PLAN N: F. Retrieved from https://www.fcgov.com/climateadaptation/pdf/draft-cap-feb25.pdf

[2] City of Fort Collins. (2024). WHERE WE ARE AND A LOOK AHEAD. Retrieved from https://ourcity.fcgov.com/3636/widgets/11586/documents/11027

[3] City of Fort Collins. (2024). 2022 ADOPTED BUDGET. Retrieved from https://www.fcgov.com/citymanager/files/2022-adopted-budget.pdf

[4] City of Fort Collins. (2024). FINANCIAL REPORT. Retrieved from https://www.fcgov.com/finance/files/fy23-acfr-final-web-version.pdf?1724173021

[5] City of Fort Collins. (2024). 2024 STRATEGIC PLAN. Retrieved from https://www.fcgov.com/citymanager/files/24-26321-2024-strategic-plan-document-v4.pdf

[6] City of Fort Collins. (2024). Budget. Retrieved from https://www.fcgov.com/citymanager/budget

[7] City of Fort Collins. (2024). RECOMMENDED BUDGET. Retrieved from https://www.fcgov.com/citymanager/files/2025-26-recommended-budget-8-28-24.pdf

[8] Colorado Public Radio. (2025, August 18). In Fort Collins, it can be tough to afford rent. Colorado's corporate landlords are part of the problem. Retrieved from https://www.cpr.org/2025/08/18/corporate-landlords-lack-of-affordable-rent-fort-collins/

[9] City of Fort Collins. (2025, January 1). Capital Expansion Fees. Retrieved from https://www.fcgov.com/finance/capitalexpansion

[10] Coloradoan. (2024, April 22). Fort Collin housing costs complicate development fee increase talks. Retrieved from https://www.coloradoan.com/story/news/2024/04/22/fort-collin-housing-costs-complicate-development-fee-increase-talks/73301199007/

[11] Coloradoan. (2023, February 3). Let's talk Fort Collins land use code's impact on affordability. Retrieved from https://www.coloradoan.com/story/opinion/2023/02/03/lets-talk-fort-collins-land-use-codes-impact-on-affordability/69863010007/

[12] Fort Collins Area Chamber of Commerce. (2022, February 15). Building Code Update - February 2022. Retrieved from https://fortcollinschamber.com/resources/building-code-update-february-2022/

[13] TSS Colorado. (2025, May 30). Colorado board approves energy-efficient building codes that favor electric heating over gas-powered appliances. Retrieved from https://tsscolorado.com/colorado-board-approves-energy-efficient-building-codes-that-favor-electric-heating-over-gas-powered-appliances/

[14] Coloradoan. (2023, February 18). How much input should Fort Collins build into development review?. Retrieved from https://www.coloradoan.com/story/opinion/2023/02/18/how-much-input-should-fort-collins-build-into-development-review/69917092007/

[15] City of Fort Collins. (n.d.). Affordable Housing FAQs. Retrieved from https://www.fcgov.com/socialsustainability/faq

[16] Larimer County. (2025, July 1). Capital Expansion Fees. Retrieved from https://www.larimer.gov/sites/default/files/2025-capital-expansion-fees.pdf

[17] City of Fort Collins. (n.d.). Implementing Climate Action Plan Priorities. Retrieved from https://www.fcgov.com/planning/downtown/pdf/2016-0302_Session2MaterialsEnergyEnvironment.pdf