Planning commission forwards amended Lawson Ranch Metro District No. 6 service plan to county commissioners

The El Paso County Planning Commission voted unanimously on Feb. 19 to forward an amended and restated service plan for Lawson Ranch Metropolitan District No. 6 (file ID 256) to the Board of County Commissioners.

Attorney Laura Heinrich, representing the applicant, told the commission the amendment reduces District 6's maximum debt limit from $80 million to $58 million while keeping the maximum debt-service mill levy at 50 mills and the operations-and-maintenance levy at 10 mills. "We respectfully request that you approve the amended and restated service plan for Lawson Ranch Metropolitan District Number 6 and refer it on to the Board of County Commissioners," Heinrich said during the presentation.

The service plan would allow the district to issue tax-exempt bonds in 2026 with a maximum maturity term of 40 years (exclusive of refunding). Heinrich said public improvements totaling approximately $58 million have been constructed for the project and that about $47.2 million of improvements were certified by the district's accountant and an independent engineer and accepted on Oct. 22, 2025. The applicant's slides projected a par bond amount of roughly $45.9 million and showed reimbursement estimates of about $45.79 million; the proposed debt-service mill levy was forecast at 50 mills with an anticipated interest rate of 5.5 percent.

Commissioners pressed the applicant on financing choices. "What Carrie had a slide that said that the mill levy is 67.3 right now, but I thought they were capped at 65," said Miss Fuller, raising a question about current mill-levy calculations and recent adjustments. Commissioners also asked why the maximum bond cap ($58 million) exceeds the certified construction amount (~$47.2 million). David O'Leary, an adviser for the applicant, and Blaine (Matthews/Hawkins), the underwriter, explained that bond sizing routinely includes contingency and issuance costs and that the proposed structure is a cash-flow tax-exempt bond taken by a developer-related entity; the contingency also preserves flexibility for residents to refinance under different market conditions in the future.

Applicant representatives said the amendment eliminates a previously authorized 13-mill special-purpose levy for fire-protection services because the properties within District 6 have been included in the Security Fire Protection District; the district will continue to own and maintain existing hydrants. Heinrich said the district's primary purpose after the amendment will be to finance public improvements already constructed and to operate and maintain district sidewalks, detention ponds, monuments and open space upon build-out. The amended plan projects roughly 995 single-family units by 2030 and an aggregate statutory actual value in the district's financial model consistent with that build-out.

Commissioners also discussed governance and elections. Applicant counsel and staff described the transition path from developer-dominated boards to resident-majority boards, the two-year election cadence, required disclosure notices to potential buyers and the option for residents to run for the district board. Staff reiterated that Districts 1 through 5 and 7 are not affected by this amendment and that an aggregate cap of $300 million across all seven Lawson Ranch districts remains in place.

Mister Marais moved to approve the amended and restated service plan in accordance with the attached resolution with six conditions and one notation and to forward the item to the Board of County Commissioners; the motion was seconded and passed by unanimous roll-call vote. The commission's action forwards the service plan and accompanying conditions to the Board for final consideration.

The Planning Commission hearing record includes applicant presentations, financial exhibits and the commission's questions; the Board of County Commissioners will consider the item at a future meeting.