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The Master Association is an umbrella property owners' association. It is bound together by a Master Declaration of Covenants, Conditions and Restrictions—the legal document governing Ken-Caryl Ranch. The Metropolitan District is a system of local government—a special district as defined by the State of Colorado. These two legal entities work closely together to meet the needs of the residents of the Ranch. While the two boards strive to work cooperatively, each operates independently of the other.
Development of Ken-Caryl Ranch
In 1971, Johns-Manville chose Ken-Caryl Ranch for the site of its world headquarters and a master planned community. The community of Ken-Caryl Ranch was first a vision, then a creation, of the developer. The vision, which included preserving two-thirds of the Ranch as Open Space, became a reality for Johns-Manville in 1972 when Jefferson County approved the Official Development Plan. The first homes were built in 1976.
The Master Association (MA) History, Governance and Responsibilities, Assets and Funding
Ken-Caryl Ranch became a resident-managed community in 1990, when the developer officially turned the MA over to the residents. The Ken-Caryl Ranch Master Association is a private corporation of which all property owners in our community are members/shareholders.
The operations of the MA are governed by the Master Declarations of Covenants, Conditions and Restrictions, the Articles of Incorporation and the Bylaws. The MA Board of Directors is typically made up of seven members and is responsible for oversight and direction of the Association.
Association responsibilities include maintaining architectural integrity on the Ranch, enforcing of covenants, operating the Equestrian Center, maintaining community Open Space, contracting for curbside trash and recycling services, producing the biweekly Life at Ken-Caryl newspaper and managing the reserve program. Physical assets held by the MA include the greenbelts, Open Space, Equestrian Center and community buildings, such as the Ranch House.
The MA is funded through the dues payments of resident and business members. The MA ensures that their Open Space remains fully private by paying for their maintenance with dues money.
Executive Director Chris Pacetti
The Metropolitan District (MD) History, Governance and Responsibilities, Assets and Funding
In 1988, Ranch residents voted to form the Metropolitan District (MD), thereby creating a mill levy (property tax). The MD is a local government created under the laws of the state of Colorado. Additionally, the MD operates with a Service Plan approved by Jefferson County; although when these documents are in conflict with state law, state law prevails.
The MD, operating in accordance with a Letter of Understanding with the MA, is responsible for maintaining the greenbelts and community buildings (with the exception of the Equestrian Center) and for maintaining developed parks, pools and playgrounds and providing recreational programs to benefit the residents of Ken- Caryl. Because the MD receives a portion of its revenues from property taxes and local government grant monies, facilities managed and maintained by the MD must be open to the general public. However the MD charges non-residents of Ken-Caryl Ranch a fee differential in the form of increased fees to participate in MD-sponsored recreation programs and to gain access to Ranch facilities. Under certain rare circumstances, such as overcrowding, access to non-residents may be further restricted.
The MD leases the Community Center from Jefferson County and owns the Community Park and the South Hogback.
As a local government, the MD is eligible for funding through monies generated by the state lottery, local government joint venture grants through Jefferson County and grant monies available through Great Outdoors Colorado. The Jefferson County Open Space joint venture grant program the MD has participated in over the years has been responsible, in part, for the construction of both the Community Park and North Ranch Park. Property taxes paid to the MD may be deducted by taxpayers on individual federal and state tax returns. In this way, excellent recreational programs are available and maintenance of greenbelts and playgrounds is performed without significant increases in Association member dues.
District Manager Darrell Windes
The Evolving Relationship between the MA and the MD
The question of the public versus private nature of our assets was raised some time ago. In response, the MA and MD have spent considerable effort examining this question. Ultimately, both Boards strive to serve our community and want to ensure that community assets are protected and, at the same time, operated in a manner that is most cost-effective and beneficial to the residents.
The results of our consultations with legal counsel and our many discussions are as follows:
Although MD-managed facilities and grounds must allow public access, their ownership is retained by our community through the Master Association. To retain clear title to our community assets, the MD cannot spend public funds from sources such as the state lottery on MA owned property.
The MD has also agreed to request permission from the MA Board before embarking on any capital improvement projects and to abandon title to any improvements when complete. These agreements help our community retain ownership of our property.
To learn more about Ken-Caryl Ranch’s colorful history and exploring modern-day Ken-Caryl Ranch, stop by the Ranch House for a copy of Hoofprints, a unique taped production about the Ranch’s history that begins by explaining the unique geological formations on the Ranch. It tells of the area’s earliest inhabitants, the Utes and their illustrious leader Chief Colorow, early farmers and ranchers, of Major R.B. Bradford and Bradford City, about John Shaffer and the Manor House.
The video is available at the Ranch House for a purchase price of $10.00 or you may simply borrow it with a deposit. You should have received a written booklet of Hoofprints when you purchased your home. It was written by the Ken-Caryl Ranch History Club in 1990-91 and was been updated by the now Ken-Caryl Ranch Historical Society Committee in 1997. It was made into a video in 1996.
You can also learn more about Ken-Caryl Ranch and its colorful history by visiting www.ken-carylranch.org and click on the history link. Should you have any questions, please call Chris Pacetti (MA) at 303-979-1876, ext. 116 or Darrell Windes (MD) 303-979-1876, ext. 114.
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