Adams County approves Welby Junction metropolitan district service plan for 218 homes
March 10, 2026 | Adams County, Colorado
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Adams County commissioners voted March 10 to approve the Welby Junction Metropolitan District service plan, authorizing the formation of a special district to finance infrastructure for a 26.3-acre residential development at 2401 East 78th Avenue.
Planning staff summarized the service plan and recommended approval with nine findings and one condition. Staff said the plan anticipates 218 dwelling units at full build-out (40 single-family and 174 duplex units), a maximum debt authorization of $20 million and a maximum mill-levy cap of 60 mills with a stated maximum interest rate of 12%. Staff’s third-party financial review found the district could meet debt obligations, and referral notifications to nearby property owners and agencies returned no objections; Planning Commission recommended approval 7–0.
Applicant counsel John Hoisted, representing Meritage Homes, said total development costs are roughly $28 million, with approximately $16.25 million in public-eligible improvements (about $75,000 per lot). He described a mill-levy approach that would signal to prospective buyers a maximum tax burden (50 mills for debt service, up to 10 mills for operations), while noting the developer and homebuilder are required to disclose metropolitan district existence, debt capacity and levy information to purchasers prior to closing. Hoisted said the district’s debt authorization term was modeled at 30 years but could retire sooner depending on market conditions.
Commissioners asked staff and the applicant questions about whether the county sets a start mill levy (staff said no fixed county policy; 50–60 mills were typical in recent examples), differences between a maximum and market interest rates, and open-space acreage; the applicant noted roughly eight acres of open space and pocket parks in the proposed plan.
The board approved the service plan by motion. Commissioners who spoke in favor noted the community benefits of residential development while urging continued attention to transparency for new purchasers and to county policy review of mill-levy caps.
What’s next: the applicant anticipates returning this summer with the final development plan and final plat; the district’s governance will initially include developer-nominated board members and become resident-eligible as homes are occupied.
Planning staff summarized the service plan and recommended approval with nine findings and one condition. Staff said the plan anticipates 218 dwelling units at full build-out (40 single-family and 174 duplex units), a maximum debt authorization of $20 million and a maximum mill-levy cap of 60 mills with a stated maximum interest rate of 12%. Staff’s third-party financial review found the district could meet debt obligations, and referral notifications to nearby property owners and agencies returned no objections; Planning Commission recommended approval 7–0.
Applicant counsel John Hoisted, representing Meritage Homes, said total development costs are roughly $28 million, with approximately $16.25 million in public-eligible improvements (about $75,000 per lot). He described a mill-levy approach that would signal to prospective buyers a maximum tax burden (50 mills for debt service, up to 10 mills for operations), while noting the developer and homebuilder are required to disclose metropolitan district existence, debt capacity and levy information to purchasers prior to closing. Hoisted said the district’s debt authorization term was modeled at 30 years but could retire sooner depending on market conditions.
Commissioners asked staff and the applicant questions about whether the county sets a start mill levy (staff said no fixed county policy; 50–60 mills were typical in recent examples), differences between a maximum and market interest rates, and open-space acreage; the applicant noted roughly eight acres of open space and pocket parks in the proposed plan.
The board approved the service plan by motion. Commissioners who spoke in favor noted the community benefits of residential development while urging continued attention to transparency for new purchasers and to county policy review of mill-levy caps.
What’s next: the applicant anticipates returning this summer with the final development plan and final plat; the district’s governance will initially include developer-nominated board members and become resident-eligible as homes are occupied.
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