Ken-Caryl Updates for the New Housing Development
Aug. 17, 2021
North American Development (NADG) group was approved to form the Hogback Metropolitan District. This approval was granted by the Jefferson County Board of County Commissioners on Aug. 17, 2021.
NADG – North American Development Group
HMD – Hogback Metropolitan District
KCRMD – Ken-Caryl Ranch Metropolitan District
KCRMA – Ken-Caryl Ranch Master Association
PMD – Plains Metropolitan District
BCC – Jefferson County Board of County Commissioners
Approximately 94 acres of privately owned land is proposed to be developed for residential use. The land is currently within the KCRMA’s boundaries but not the KCRMD’s boundaries. The proposed development area includes three parcels:
Parcel A: North of Ken Caryl Ave. and east of C-470 (also called the North Bowl)
Parcel B: Southwest corner of Chatfield/Simms and Ken Caryl Ave. (north of the Sunset Ridge community)
Parcel C: North of RTD Park ‘n Ride
Of the total 94 acres, 12 acres are proposed to be developed for parks, trails, common landscape and recreation facilities and 30 acres to be retained as natural open space. Another seven acres were planned as a future Jefferson County School District school site. The Jeffco School District has indicated they are no longer interested in the site. It is anticipated that at full buildout the development will contain 755 residential units, with the expectation that 44 units will be completed in 2023, 468 will be completed in 2024, 159 will be completed in 2025, and 84 will be completed in 2026. The population of the service area at full build-out is currently estimated to be approximately 1,910 persons, based on an average 2.53 persons per residential unit and 755 total units. The development will include single-family homes, townhomes/paired homes, and multi-family units. Neither KCMRD nor KCMRA has any control over whether the property is developed, or the nature of the development.
The development’s location within KCRMA boundaries but not KCRMD boundaries is problematic from an overall Ken-Caryl Ranch community standpoint. KCRMD has been exploring options for addressing this issue, including the possibility of entering into an “inclusion agreement” with NADG. “Inclusion” is a special districts term that is analogous to a municipal annexation. Entering into an inclusion agreement with NADG would result in the new development’s property being included into KCRMD’s boundaries, thus ensuring all property owners, both current and those of the new development, pay property tax at the same rate to sustain KCRMD’s operations.
As currently contemplated, the property would be included into KCRMD in early 2023, once numerous conditions for the inclusion have been satisfied. These include:
- Property is excluded from the jurisdictional boundaries of the Plains Metropolitan District, where it is currently located. Plains Metropolitan District has already approved the exclusion of the property from its jurisdictional boundaries. See Plains MD Resolution to Exclude NADG Property.
- NADG successfully establishes a new metropolitan district over the property, called Hogback Metropolitan District, to assist NADG with the financing and construction of the development. This was completed on Aug. 17, 2021 at the Jefferson County Board of County Commissioners meeting.
- The final plats for development of the Property (Parcel A Filings 1, 2 and 3; Parcel B, Filings 1, 2, 3 and 4; and Parcel C Filings 1 and 2) are approved by Jefferson County and recorded in the public records of the County.
- All plans and specifications for the parks and recreation improvements within the development are approved by KCRMD.
Possible Parks and Recreation Improvements: The currently contemplated inclusion agreement also provides that NADG and/or HMD, at no cost to KCRMD, will plan, design, finance, and construct certain park and recreation improvements within the development consistent with the Final Plats and other applicable requirements of Jefferson County. After the park and recreation improvements are constructed, ownership and operation of those improvements would be transferred to KCRMD for no charge. KCRMD would own the park and recreation improvements and would manage them as public property open to all users, just as it does with the park and recreation facilities currently owned or operated by KCMRD. Among the park and recreation improvements to be constructed within the property are:
- Neighborhood park (approximately 2.5 acres)
- Trail corridors: neighborhood park to Chatfield High School; connect eastern cul-de-sacs to neighborhood park; and
- Alkire Loop Road streetscape
- Neighborhood park, greenspace, and trail (approximately 4.98 acres)
- Ken-Caryl Avenue landscape buffer
- Chatfield Avenue landscape buffer
- Landscape buffer along western boundary of Parcel B
- No public amenities are planned; all will be privately developed and only available to the multi-family development
Under the inclusion agreement as currently contemplated, KCRMD would be afforded the opportunity to review, comment on, and approve the planning and design of the parks and recreation improvements prior to their construction. During the construction and installation of the parks and recreation improvements, KCRMD also would be afforded reasonable advance notice of the installation of landscaping materials and/or irrigation systems, or any parts thereof, and would be permitted to have representatives on-site to observe the installation. KCRMD would subsequently agree to accept ownership of such parks and recreation improvements so long as the parks and recreation improvements are constructed in accordance with industry standards and the plans and specifications that KCRMD approved. If any parks and recreation improvement was constructed against industry standards or the approved plans and specifications, then KCRMD would not have to accept ownership of it. KCRMD would be solely responsible for the ongoing operation and maintenance of any parks and recreation improvements for which it accepts ownership, and would operate and maintain them to the same standards as all other comparable park and recreations improvements owned or operated by KCRMD. These improvements would become public improvements available to any and all users no matter residency status.
Master Association Number of Properties
Full Build Out
Metropolitan District Estimate of Residents
Using the number of units (755) and census tract per household calculation (2.53) the total estimated population increase is 1,910. This is a 20% increase in population to KCRMD’s overall estimated population. However, using Residential Industry Household Calculators for different housing units (Single Family 2.5, Townhome 2.25, Multi Family 1.8), the population estimate is 1,620 which is a 17% increase. *Unit numbers vary slightly from service plan to plat submittals. KCRMD is utilizing the same 755 units as HMD for purposes of financial forecasting.
Exhibits, Plans and Additional Information:
The following exhibits and plans are all included in the NADG Exhibits and Plans document. Please click on the links below to view.
- NADG Traffic Impact Study 5.11.20
- Parcel A Landscape Zones
- Parcel A Proposed Ownership and Maintenance Exhibit
- Parcel Locations
- Plains Metropolitan District Resolution to Approve Petition for Exclusion of NADG Properties, May 20, 2021
- Hogback Metropolitan District – Formal Service Plan Submittal to Jefferson County (includes all documents related to filing)
- 1972 Official Development Plan for Ken-Caryl Ranch
Jefferson County Planning and Zoning Information
Case Name: Hogback Metropolitan District Service Plan
Case Number: 21-108976SV
General Location: C-470 and Ken Caryl Avenue
Case Type: Service Plan
Purpose: Formal filing to consider a Special District Service Plan to create a new Metro District to fund public improvements
Case Manager: Heather Gutherless, firstname.lastname@example.org, 303-271-8716
The Hogback Metropolitan District Service Plan was approved by the Jefferson County Board of County Commissioners on August 17. For more information, please contact the Case Manager listed above.
Case Name: Ken Caryl Ranch North Plains Filing No. 1, Preliminary – Final Plat
Case Type: Preliminary – Final Plat
Case Number: 21-121001PF
Where: AIN/PIN: 59-293,00-001, 59-294-00-002, 59-294-00-003
General Location: Northwest of the intersection of South Alkire Street and West Ken Caryl Avenue
Case Manager: Lindsey Wire, 303-271-8717, email@example.com
Purpose: Preliminary and Final Plat process to subdivide the property into 249 single-family detached units
For specific traffic related concerns, please contact the Case Manager listed above from Jefferson County Planning and Zoning.
Submit a Question
If you have a question about the development, the potential inclusion agreement, or project related questions, you can email firstname.lastname@example.org. Questions will also be used to add or update the list of Frequently Asked Questions at the bottom of this page and used as part of the public participation process. If you have a question related to Planning and Zoning or Jefferson County regulations, please visit www.jeffco.us/planning-zoning for more information.
- July 14, 2021 – Planning Commission Hearing on HMD Service Plan
- July 27, 2021 – Board of County Commissioners hearing to set the formal BCC hearing
- July 27, 2021, 6:00 p.m. – Metropolitan District Board Meeting, Ranch House and via Zoom. The agenda will be posted at the MD Board page the Friday before the meeting.
- August 11, 6:00 p.m. – Public Meeting #1 – Zoom Meeting
- August 12, 6:00 p.m. – Public Meeting #2 – In Person and Zoom Option
- August 17, 2021 – BCC formal hearing
- August 24, 2021, 6 p.m. Metropolitan District Board Meeting –Ranch House and via Zoom. The agenda will be posted at the MD Board page the Friday before the meeting.
- September 28, 2021, 6 p.m. Metropolitan District Board Meeting –Ranch House and via Zoom. The agenda will be posted at the MD Board page the Friday before the meeting.
Frequently Asked Questions
Frequently Asked Questions:
- Who owns the land? NADG (North American Development Group, Inc.) entered a contract in December 2019 to purchase the property from Denver Residential, Inc. who had held the property undeveloped in its current vacant land status since 1987. Closing on purchase of the property occurred on November 30, 2020.
- Where is each parcel located?
- Parcel A: North of Ken Caryl Ave. and east of C-470 (also called the North Bowl)
- Parcel B: Southwest corner of Chatfield/Simms and Ken Caryl Ave. (north of the Sunset Ridge community)
- Parcel C: North of RTD Park ‘n Ride
- Why don’t we just leave this land as open space? The land is privately owned and has been zoned residential since the Official Development Plan was created in the 1970s. Once a zone district is approved by the Board of County Commissioners, the new zoning is effective and runs with the land. The land would not revert to open space if unused, it would remain residential. Since the land is privately owned and zoned residential (not open space) neither KCMRD nor KCMRA has any control over whether the property is developed, or the nature of the development.
- Where does the process stand with Jefferson County Planning and Zoning?
- NADG submitted a service plan to establish the Hogback Metropolitan District over the property. The service plan was approved by the Jefferson County Board of County Commissioners on August 17. NADG and HMD together will be responsible for financing and constructing all development on the property.
- A Preliminary – Final Plat has been submitted for Parcel A. Parcel A, 58.729 acres, is zoned Patio Residential R-2 K/C. Tracts 4/5, 44.31 acres, are zoned Recreation and Open Space C-O K/C. Parcel A is platted into 249 residential lots in three neighborhoods: 60-45 ft wide lots; 119-50 ft wide lots; and 70-60 foot wide lots. Parcel C, 11.942 acres, zoned Apartment Residential R-4 K/C, is included in the Parcel A plat application for the purpose of showing construction plans for the extension of South Alkire Street as a loop road connecting on its southwesterly terminus at Indore Place.
- Parcel B and C will be subject to a forthcoming Site Development Plan application. The target plat submission date for Parcel B is Sept. 1, 2021. Parcel C’s target plat submission date is Oct. 1, 2021. These dates are subject to change.
- How many new units will be constructed in total? Currently, Parcel A is anticipated to include 249 single-family homes, Parcel B is anticipated to include 201 townhome/paired homes, and Parcel C is anticipated to include 313 multi-family units. *These numbers vary slightly from service plan to plat submittals. KCRMD is utilizing the same 755 units as HMD for purposes of financial forecasting.
- What is the difference between the Hogback Metropolitan District, Ken-Caryl Ranch Master Association, and the Ken-Caryl Ranch Metropolitan District?
- The Hogback Metropolitan District’s service plan includes the design, acquisition, installation, construction, and financing of basic infrastructure and improvements necessary for the construction of residential units on the property, such as sanitation, water, streets, traffic and safety controls, landscaping, parks and recreation, and other public improvements. These improvements would be financed through a debt mill levy not to exceed $32 million, which would be paid entirely by the properties within the Hogback Metropolitan District. The general obligation bonds are set to mature at 30 years. Once the bond is paid off for that infrastructure, the HMD would own and maintain the public improvements that are not part of the inclusion agreement. The Hogback Metropolitan District will continue to operate after the bonds are paid off and will have customary operational duties as well as provide maintenance services for private streets and private landscape parcels.
- Property owners within the Hogback Metropolitan District also would would pay monthly residential dues to the Ken-Caryl Ranch Master Association. The dues include, but are not limited to, weekly trash and recycling service, access to private open space and trails, resident rates at the Equestrian Center for boarding and lessons, Life at Ken-Caryl newspaper, and other community communications; and covenant and architectural oversight.
- If an inclusion agreement is entered into, the Ken-Caryl Ranch Metropolitan District would be the provider of parks and recreation services to its current residents as well as any residents of Hogback Metropolitan District that would like to participate in programs or utilize public facilities. Ken-Caryl Ranch Metropolitan District also would own and operate the newly developed park and recreation spaces within the property as public areas. If an inclusion agreement is not entered into, the residents of Hogback Metropolitan District still would have the right to access all KCRMD programs and public facilities as non-residents. Ken-Caryl Ranch Metropolitan District also would not own or operate the newly developed park and recreation spaces within the property.
- How do I learn more about the required process through Jefferson County Planning Commission and the Board of County Commissioners? Case Number: 21-108976SV and Case Number: 21-121001PF (search by case number 21-121001 PF-Preliminary Final Plat) are currently on the Jefferson County Planning website. The links are also included above.
- What impact will this have on the roads? A Traffic Impact Study was completed on May 11, 2020. The study addressed both short and long-term scenarios during buildout and will be used by Jefferson County in identifying any intersection or roadway deficiencies and potential improvements for both the near term and long-term future. However, again, neither KCMRD nor KCMRA has any control over whether the property is developed, the nature of the development, or any traffic impacts. For specific traffic related concerns, please contact the Case Manager from Jefferson County Planning and Zoning.
- What will be the population increase? Using the number of units (755) and census tract per household calculation (2.53) the total estimated population increase is 1,910. This is a 20% increase in population to KCRMD’s overall estimated population. However, using Residential Industry Household Calculators for different housing units (Single Family 2.5, Townhome 2.25, Multi Family 1.8), the population estimate is 1,620 which is a 17% increase. *Unit numbers vary slightly from service plan to plat submittals. KCRMD is utilizing the same 755 units as HMD for purposes of financial forecasting.