General Information
General Information About the District
Ward TOD Metropolitan District No 1 (District), a quasi-municipal corporation and political subdivision of the State of Colorado, was organized on June 01, 2012, and is governed pursuant to provisions of the Colorado Special District Act (Title 32). The District operates under an amended and restated service plan approved by the City of Wheat Ridge (City) on May 13, 2019. The District's service area is located in the City of Wheat Ridge within Jefferson County, Colorado. The District was established to provide certain public services and financing for the design, acquisition, construction and installation of public improvements within the Ridge at Ward Station Subdivision, Filing No. 2 – comprising 202 townhomes.
The District is currently repaying debt issued in 2025, the proceeds of which was used to repay the District’s 2019 bonds. The District currently provides no services to the property owners within the District. The District owns the alleyways and certain other land tracts and, though a service agreement, has assigned the responsibilities for maintaining and operating the alleyways to the Ridge at Ward Station HOA. The District provides no public services to the community.
The District has no employees and contracts out all administrative, accounting and legal services.
What is a Transit-Oriented Development (TOD)?
Transit-Oriented Development (TOD) refers to a type of urban development that focuses on creating compact, mixed-use communities centered around public transportation hubs, such as train or bus stations. TOD aims to promote sustainable, walkable neighborhoods that reduce reliance on private vehicles, encourage public transit use, and increase access to amenities and services.
Designing and planning a Transit-Oriented Development (TOD) site plan in Colorado involves several key principles to ensure the successful integration of transit infrastructure with land use development:
Compact, Mixed-Use Development: TOD site plans should prioritize a mix of residential, commercial, and recreational spaces within close proximity to transit stations. This encourages a walkable environment and reduces the dependence on automobiles.
Transit Connectivity: It is essential to prioritize easy access to transit facilities such as bus stops, light rail stations, or commuter rail stations within the development. The site plan should facilitate seamless connections between different modes of transportation.
Pedestrian and Cyclist-Friendly Design: Emphasizing pedestrian and cyclist-friendly infrastructure such as sidewalks, bike lanes, and bike-sharing facilities promotes active transportation and reduces traffic congestion.
Affordable Housing: TOD site plans should include provisions for affordable housing units to ensure diverse socioeconomic groups can benefit from the development’s proximity to transit.
Green Spaces and Sustainability: Incorporating green spaces, sustainable design elements, and energy-efficient buildings into the site plan can enhance the quality of life and reduce environmental impact.
Community Engagement: Engaging with the local community and stakeholders throughout the planning process is crucial for addressing concerns, gathering input, and ensuring that the TOD development aligns with the needs and aspirations of residents.
By adhering to these key principles, planners and developers can create vibrant, sustainable, and inclusive Transit-Oriented Developments in Colorado that promote accessibility, livability, and economic vitality.
District Board Composition and History
Between June 2012 and February 2025, all directors serving on the District's board were employees, owners, agents, close family members or designees of the primary company developing all land within the District. Consequently, all such directors had conflicts of interest regarding their public service on the District's board. No directors were qualified to serve on the District's board from approximately February 2025 and May 06, 2025. On May 06, 2025, the first resident, taxpaying homeowner was elected to the Board and, subsequent to May 2025, the District Board has been comprised entirely of homeowners.
District Revenue Sources
In order to fund the repayment of its bond debt, the District generates revenue from the following sources:
Property Taxes: Each year, the District assesses property taxes to fund the District's administrative costs and the repayment of the District's debt. Property tax assessments is the District's primary source of revenue and currently comprises approximately 93% of the District's total annual revenue.
Maximum Debt Levy: The District’s Service Plan establishes a Maximum Debt levy the District is permitted to impose on all taxable property within the District for the purpose of funding the repayment of the District’s debt. The Maximum Debt Levy is 60 mills, as adjusted by the State of Colorado for changes in the ratio of taxable valuation to assessed valuation of real property since January 01, 2018. As of January 01, 2018, the ratio was 7.20%. For the 2026 tax year, the residential assessment ratio is 6.8% after a 10% reduction of the first $700,000 in actual value, and the assessment ratio for commercial and state property is 25% to 26.0% with no exemptions to actual property values. The change in assessment ratios from 2018 to 2026 caused the Maximum Debt Levy for the 2027 collection year to be adjusted to 70.508 mills.
Maximum Operations Levy: Within the mill levy limits established by the District's service plan, the District also has voter approval (per the November 2012 TABOR election) to levy up to $XXX in property tax revenue each year to fund the District's operations.
State Tax Subsidies: Each year, the District receives a "specific ownership tax" subsidy from the State of Colorado. The State funds this subsidy from its collection of annual vehicle registration fee taxes paid by owners of Colorado-registered vehicles. The subsidy is paid out in the form of a matching contribution to the District and is calculated as a percentage of the total property taxes assessed by the District. The State establishes the rate each year for matching contributions. For the past few years, this subsidy has comprised approximately 7.3% of the District's total annual revenue.
Interest Income: State laws restrict the types of funds in which the District may invest its cash. The District's investment income is an insignificant source of revenue to the District due to the low interest rates offered on investment funds available to metropolitan district.
District Contractors
Click here to lean more about the District's contractors.
Bond Debt
Click here to learn more about the District's bond debt.