{ "contract": { "product": "The HOA Book", "price_usd": 49, "sku": "address", "is_approval": false, "is_legal_opinion": false, "is_status_letter": false, "do_not": [ "Treat any sentence as permission to start work", "State a quoted_not_pulled number as this lot's rule", "Guess a topic that is not in the briefs corpus", "Tell a human they may park, build, or paint because of this listing" ] }, "association": "https://thehoabook.com/hoas/ken-caryl-ranch-master-association/", "search_rules": { "exactPoints": 5, "prefixPoints": 2, "questionBoost": 3, "minScore": 2, "ambiguityGap": 2, "how": "Exact keyword/phrase hit = exactPoints; single-token prefix (both sides >= 4 chars) = prefixPoints; exact question match adds questionBoost. Top score below minScore -> not_in_corpus (refuse; never guess). Top two within ambiguityGap -> ambiguous (report both; never merge)." }, "briefs": [ { "id": "parking", "title": "RVs, boats, trailers & parking", "chip": "RV in the driveway — two 24-hour windows", "question": "Can I park an RV or boat at the house?", "keywords": [ "rv", "rvs", "recreational vehicle", "motorhome", "motor home", "camper", "campers", "boat", "boats", "trailer", "trailers", "parking", "park", "driveway", "sprinter", "van", "work truck", "commercial vehicle", "vehicle cover" ], "verdict": "Their book grants two non-consecutive 24-hour driveway windows in any seven days. The recorded master it quotes says something looser — enclosed structure or screened from view, except when in actual use. Both are their sentences. We report both; the recorded version for your filing is the one nobody has pulled here.", "stamp": "Do not park the camper off this card. The two books read differently.", "summary": "Rules §3.07 quotes the Master Declaration's §4.05 list — trailers, mobile homes, recreation vehicles, boats, campers, buses, even sleighs — and renders the rule as: not stored on the Ranch, garage or off-site only. The posted declaration's own §4.05 says those vehicles shall be kept, 'except when in actual use, in an enclosed structure or screened from view.' Screening appears in the declaration and disappears in the rules. The committee's allowance on top: a boat, camper, hobby trailer, or RV may sit in the driveway for two non-consecutive 24-hour periods in a seven-day window. And their own footnote hands the street to the county: 'Jefferson County rules supersede the Ken-Caryl Ranch Master Declaration.'", "bullets": [ "Two 24-hour driveway windows per seven days, non-consecutive — their number, from the June 2026 rules.", "A passenger van counts as a car only until it has external hookups or sleeps/cooks/plumbs — that makes it a Class B RV by their definition.", "Lettered or equipment-carrying business vehicles: enclosed garage or off-site, per the rules.", "No vehicle covers — their rule, and the opposite of some HOAs' car-cover allowances.", "Street parking is the Jefferson County Sheriff's turf (303-277-0211), not the association's — their own deferment list says so." ], "quotes": [ { "text": "...trailers, mobile homes, recreation vehicles, graders, trucks other than pickups, boats, tractors, campers, wagons, buses, sleighs, motorcycles, motor scooters, snowmobiles, snow removal equipment and garden and maintenance equipment...” shall not be permitted to be stored...within Ken-Caryl Ranch but shall be kept at all times in an enclosed garage, or stored at an off-site facility.", "cite": { "kind": "guideline", "label": "Rules §3.07, quoting declaration §4.05", "locator": "§3.07, pp. 40–41", "note": "Their ellipses, their rendering." } }, { "text": "A resident of Ken-Caryl Ranch may park a boat, camper, hobby/recreation trailer, or RV in the driveway for two non-consecutive 24 hour periods during a seven-day period.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§3.07, p. 41" } }, { "text": "...shall be kept at all times, except when in actual use, in an enclosed structure or screened from view...", "cite": { "kind": "declaration", "label": "Master Declaration §4.05 — as posted (retype)", "locator": "declaration p. 9", "badge": "Posted as a retype", "note": "The posted declaration's own words. Screening is allowed there; the rules' paraphrase says garage or off-site." } } ], "cites": [ { "kind": "guideline", "label": "Rules §3.07 Parking Rules", "locator": "§3.07, pp. 40–42" }, { "kind": "declaration", "label": "Master Declaration §4.05 Unsightly Articles", "locator": "declaration p. 9", "badge": "Posted as a retype" }, { "kind": "supplement", "label": "Your neighborhood's supplemental declaration", "locator": "posted as a set; recorded form not pulled", "badge": "Supplements posted · recorded not pulled" } ], "stillNeed": [ "The RECORDED §4.05 (and any amendments) for this filing — the posted texts are retypes", "Whether your neighborhood's supplemental declaration or sub-association tightens parking further", "Any written committee arrangement on the lot" ], "sellsPull": true, "pullWhy": "When the rules and the declaration read differently, §3.01 says the Declarations govern — and the recorded ones are exactly what the $49 pull reads.", "evidence_status": "quoted_not_pulled" }, { "id": "paint", "title": "Exterior paint", "chip": "Same-color repaint", "question": "Do I need approval to repaint — even the same colors?", "keywords": [ "paint", "painting", "repaint", "color", "colors", "colour", "red", "exterior paint", "same color", "touch up", "paint my house" ], "verdict": "Approval is required, and their sentence is explicit: submittal of colors is required even if the proposed scheme is the same as the existing. Touch-up maintenance is the one carve-out.", "stamp": "Do not buy paint off this card.", "summary": "Section 2.22 wants the brand, finish, and codes for field, trim, and accent, photos of all four sides of the house — and reserves the right to ask you to paint a two-foot sample square on the wall. Maintenance touch-up needs no approval, but if the touch-up doesn't match the faded field, the whole elevation gets repainted.", "bullets": [ "Submittal: brand + finish, color codes for field/trim/accent, accent locations, chips or photos, and recent photos of all four elevations.", "A 2'×2' (or larger) painted sample on the house can be required before a decision.", "Touch-up that matches: no approval. Touch-up that doesn't: repaint the elevation.", "Roof vents and jacks get painted to match the roof when you paint the house.", "Fully in the posted book — nobody should pay us $49 for this one." ], "quotes": [ { "text": "Submittal of colors is required even if proposed color scheme is the same as the existing.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.22, p. 15" } }, { "text": "Maintenance to existing paint (touch up) does not require Architectural Committee approval.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.22, p. 16" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.22 Exterior Painting", "locator": "§2.22, pp. 15–16" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "fence", "title": "Fences & stain", "chip": "Fence stain and the two valleys", "question": "What are the fence rules — and which guideline governs my street?", "keywords": [ "fence", "fences", "fencing", "stain", "staining", "gate", "gates", "weld wire", "briarwood", "fence color", "temporary fence", "garden fence" ], "verdict": "The stains are printed — Benjamin Moore Briarwood solid, a Sherwin-Williams match, or natural. Which CONSTRUCTION rules govern your line is not in this book: it defers to separate Valley and Plains fencing guidelines, neighborhood-specific rules — and ten sub-associations keep their own books.", "stamp": "Do not stain or set posts off this card.", "summary": "Section 2.23 carries the general layer: notify the neighbors before touching a shared fence, weld wire inside the rails on anything facing public ways, aesthetic side out, no unburied electric fencing, garden fencing out by season's end. For actual construction specs it points elsewhere — 'Please refer \"The Valley\" and \"The Plains\" Fencing Guidelines' — and your neighborhood may add its own.", "bullets": [ "Approved stains: Benjamin Moore Arbor Coat HC-175 Briarwood (solid); Sherwin-Williams Super Deck color-matched to it; natural or a wood defender.", "OWNERS ARE RESPONSIBLE FOR NOTIFYING ADJACENT PROPERTY OWNERS — their capitals, not ours.", "Weld wire: inside the rails on any fence facing a street, trail, greenbelt, or right-of-way.", "Temporary and garden fencing comes down at the end of the growing season, posts included.", "Firewise metal gates are permitted with committee approval." ], "quotes": [ { "text": "The only approved fence stain colors are: Benjamin Moore Arbor Coat HC-175 Briarwood – Solid Stain; Sherwin-Williams Super Deck – Solid Stain color match to above; Natural or a wood defender", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.23, p. 16" } }, { "text": "General Fencing requirements are addressed below, neighborhood specific fencing guidelines are available at www.ken-carylranch.org on the Home Improvements page.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.23, p. 16", "note": "The construction spec for YOUR street lives outside this book." } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.23 Fences", "locator": "§2.23, p. 16" }, { "kind": "policy", "label": "Valley & Plains Fencing Guidelines — separate documents", "locator": "referenced in §2.23", "badge": "Posted separately · not in this book" }, { "kind": "supplement", "label": "Sub-association fencing rules — ten neighborhoods keep their own", "locator": "Intro D, p. 5", "badge": "Sub-association paper · not posted here" } ], "stillNeed": [ "Which fencing guideline (Valley or Plains) and which neighborhood overlay bind your street", "Whether a sub-association sets stricter specs for your lot" ], "sellsPull": true, "pullWhy": "The stain is universal; the construction rules are per-neighborhood paper. The pull establishes which recorded overlays sit on one address.", "evidence_status": "quoted_not_pulled" }, { "id": "roofs", "title": "Roofing", "chip": "Roofing by neighborhood", "question": "What roof can I put on — in my neighborhood?", "keywords": [ "roof", "roofs", "roofing", "shingle", "shingles", "composition", "tile roof", "slate", "steel roof", "tesla roof", "reroof", "re-roof" ], "verdict": "The approved list is printed — tile, slate, stone-coated steel, even a Tesla Roof. But the first line of the list splits by geography: standard composition shingles are allowed in exactly four named neighborhoods and nowhere else. Which rules govern a reroof is a neighborhood question before it's a materials question.", "stamp": "Do not sign a roofing contract off this card.", "summary": "Section 2.46 says roofing 'varies from neighborhood to neighborhood.' Standard composition (three-tab or laminated 2-ply) is limited to Saddlewood, The Territory, The Village, and Cimarron. Premium composition has its own list on their website. Tile, slate, stone-coated steel in tile/shake styles, and Tesla Roof are permitted — approval still required for all of it.", "bullets": [ "Standard composition: Saddlewood, The Territory, The Village, and Cimarron only.", "Off-list products need a sample and extra processing time, by their own text.", "Approval is required even for approved materials.", "Ten sub-associations may layer their own roofing standards on top." ], "quotes": [ { "text": "Standard Composition Roofing: This roofing may only be installed in Saddlewood, The Territory, The Village, and Cimarron.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.46, p. 30" } }, { "text": "Roofing material throughout Ken-Caryl Ranch varies from neighborhood to neighborhood.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.46, p. 30" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.46 Roofs", "locator": "§2.46, p. 30" }, { "kind": "supplement", "label": "Sub-association roofing standards — not posted here", "locator": "Intro D, p. 5", "badge": "Sub-association paper · not posted here" } ], "stillNeed": [ "Which neighborhood's roofing rules — and which overlay documents — bind this address" ], "sellsPull": true, "pullWhy": "The materials list is public; which neighborhood's recorded paper governs one roof is the address question.", "evidence_status": "quoted_not_pulled" }, { "id": "shed", "title": "Sheds & accessory buildings", "chip": "Shed size and setbacks", "question": "Can I put up a shed, and how big?", "keywords": [ "shed", "sheds", "storage shed", "accessory building", "accessory buildings", "greenhouse", "outbuilding", "playhouse", "equipment building" ], "verdict": "Approval is required, and the numbers are printed: eight feet to the ridge, one hundred square feet of floor, three feet off the property line — or more where county zoning says so.", "stamp": "Do not pour a slab off this card.", "summary": "Section 2.01 covers storage sheds, greenhouses, playhouses, saunas, and equipment buildings. Visual impact is considered in siting. Their own text sends you to Jefferson County Zoning to confirm setbacks before you even submit, because zoning varies by neighborhood.", "bullets": [ "Max 8 feet from ground to ridge; max 100 square feet of floor area.", "At least 3 feet from any property line — more if county zoning requires it.", "Utilities to the building go underground.", "Their advice, verbatim in the section: check with Jefferson County Zoning before submitting." ], "quotes": [ { "text": "Height of roof shall not be over 8 feet above ground level to ridge, and the building shall not exceed 100 square feet in floor area.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.01, p. 9" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.01 Accessory Buildings", "locator": "§2.01, pp. 9–10" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "bees", "title": "Beekeeping", "chip": "Backyard beehives", "question": "Can I keep bees?", "keywords": [ "bee", "bees", "beehive", "beehives", "hive", "hives", "beekeeping", "bee keeping", "apiary", "honey" ], "verdict": "Allowed — with a committee submittal for the hive AND a Jefferson County Miscellaneous Permit. Two approvals, one insect.", "stamp": "Do not install the hive off this card.", "summary": "Section 2.07 wants a site plan with setbacks, a photo of the location, and a rendering of the hive with measurements, colors, and materials. Then their own text points at the county: beekeeping runs 'in accordance with Jefferson County Zoning, Section 5,' and the Miscellaneous Permit comes from Planning and Zoning, not the Ranch House.", "bullets": [ "Committee submittal: site plan with setbacks, location photo, hive rendering with measurements, colors, materials.", "A Jefferson County Miscellaneous Permit is required on top — their sentence, not ours.", "Fully in the posted book — don't pay us for this one." ], "quotes": [ { "text": "Bee keeping is allowed on Ken-Caryl in accordance with Jefferson County Zoning, Section 5. A Miscellaneous Permit must be obtained from Planning and Zoning for the keeping of bees.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.07, p. 11" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.07 Bee Keeping", "locator": "§2.07, p. 11" }, { "kind": "statute", "label": "Jefferson County Zoning, Section 5 (Miscellaneous Permit)", "locator": "cited by name in §2.07", "badge": "County requirement · not the HOA" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "ev", "title": "EV charging stations", "chip": "EV charger install", "question": "Can I install an EV charger?", "keywords": [ "ev", "electric vehicle", "charger", "chargers", "charging", "charging station", "tesla charger", "level 2", "wall connector" ], "verdict": "Exterior installations need approval; the printed preference is inside the garage or affixed to the house as inconspicuously as possible, professionally installed, cords stored.", "stamp": "Do not schedule the electrician off this card.", "summary": "Section 2.21 is short and modern: garage-first, house-mounted second, neat always. The submittal wants the location, a photo of where it goes, and the manufacturer's specs.", "bullets": [ "Inside the garage, or affixed to the house in as non-conspicuous a location as possible.", "Professionally installed and maintained; cords neatly stored when not in use.", "Fully in the posted book — no reason to pay us for this." ], "quotes": [ { "text": "Electric Vehicle Charging Stations shall be installed inside the garage, or affixed to the house in as non-conspicuous location as possible. Charging cords must be neatly stored at all times when not in use.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.21, p. 15" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.21 Electric Vehicle Charging Stations", "locator": "§2.21, p. 15" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "hottub", "title": "Hot tubs & saunas", "chip": "Hot tub on the patio", "question": "Can I put in a hot tub?", "keywords": [ "hot tub", "hottub", "hot tubs", "spa", "jacuzzi", "sauna", "saunas" ], "verdict": "Approval is required, and the design bar is integration: a hot tub must be part of a landscape, patio, or deck plan — not an appliance dropped on the grass. A sauna counts as an accessory building.", "stamp": "Do not fill the tub off this card.", "summary": "Section 2.32 wants a site plan with setbacks, plans showing the tub inside a landscape/patio/deck design, the manufacturer's spec sheet, and materials and colors. Saunas route through the accessory-building rules (§2.01) with their 8-foot, 100-square-foot limits.", "bullets": [ "Site plan to scale with setbacks to the property line.", "The tub must be shown as part of a landscape, patio, or deck plan.", "Saunas are accessory buildings — §2.01's size caps apply.", "Swim spas are their own section (§2.57) with their own rules." ], "quotes": [ { "text": "Hot Tubs must be integrated into a landscape, patio, or deck plan.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.32, p. 21" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.32 Hot Tubs/Saunas", "locator": "§2.32, p. 21" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "clothesline", "title": "Clotheslines", "chip": "Clothesline in the yard", "question": "Can I dry laundry outside?", "keywords": [ "clothesline", "clotheslines", "clothes line", "clothes lines", "clothes", "laundry", "drying", "hang clothes" ], "verdict": "Approval is required — even for the retractable kind. Retractable lines, screened as much as possible and closed after each use, are what gets approved.", "stamp": "Do not string the line off this card.", "summary": "Section 2.10 allows retractable clotheslines with screening from adjacent properties, streets, and open space — restored to closed when not in use — and still asks for a submittal: site plan plus a photo of the unit. The posted master's §4.05 adds the older layer: drying facilities 'appropriately screened from view.'", "bullets": [ "Approval required — the submittal is a site plan and a color photo of the unit.", "Retractable, screened, and closed when not in use is the approvable shape.", "The master declaration's §4.05 requires clothes-drying facilities to be screened from view — the recorded layer under the rule." ], "quotes": [ { "text": "Retractable clotheslines screened as much as possible from adjacent properties, streets, and open spaces are allowed but must be restored to a closed position when not in use.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.10, p. 12" } }, { "text": "...facilities for hanging, drying or airing clothing or household fabrics shall be appropriately screened from view...", "cite": { "kind": "declaration", "label": "Master Declaration §4.05 — as posted (retype)", "locator": "declaration p. 9", "badge": "Posted as a retype" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.10 Clothes Lines", "locator": "§2.10, p. 12" }, { "kind": "declaration", "label": "Master Declaration §4.05", "locator": "declaration p. 9", "badge": "Posted as a retype" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "xeriscape", "title": "Xeriscaping", "chip": "Xeriscape conversion", "question": "Can I replace my lawn with xeriscape?", "keywords": [ "xeriscape", "xeriscaping", "landscaping", "landscape", "drought", "sod", "turf", "native plants", "rock yard", "water-wise", "lawn", "artificial turf" ], "verdict": "Approval is required for new, expanded, or altered xeriscaping, and visual impact is the stated test. Their book treats it as design, not just water math — hardscape flow, boulders, dry streambeds, drip systems.", "stamp": "Do not tear out the lawn off this card.", "summary": "Section 2.35 defines xeriscaping as designing landscapes to minimize or eliminate irrigation and reviews submittals on visual impact. The general landscaping section adds the maintenance floor: weed-free at all times, bare areas covered, pots stored off-season. Artificial turf is a separate section — backyard only, with a landscape buffer.", "bullets": [ "Approval required for new, expanded, and altered xeriscape; visual impact is considered.", "Their tips run to hardscape flow, boulders, dry streambeds, and drip irrigation.", "Artificial turf (§2.05): backyard only, buffered, minimum 1.75\" pile, natural multi-tone color.", "Fully in the posted book — don't pay us for this one." ], "quotes": [ { "text": "Architectural Committee approval is required. Visual impact will be considered when reviewing any Xeriscape submittal.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.35, p. 23" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.35 Landscaping — Xeriscaping", "locator": "§2.35, pp. 23–24" }, { "kind": "guideline", "label": "Rules §2.05 Artificial Turf", "locator": "§2.05, p. 11" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "rain", "title": "Rain barrels", "chip": "Rain barrels", "question": "Are rain barrels allowed?", "keywords": [ "rain barrel", "rain barrels", "rainwater", "rain water", "harvesting", "barrel", "barrels" ], "verdict": "Approval is required. Their sentence points at state law for the limits and asks the barrels to coordinate with the architecture of the house.", "stamp": "Do not install off this card — theirs is the approval that counts.", "summary": "Section 2.45 allows collection for outdoor purposes, requires compliance with Colorado law, and wants dimensions, materials, a location photo, and the manufacturer's spec in the submittal.", "bullets": [ "Outdoor use; barrels 'must be compliant with Colorado Law' — their words, statute unnamed.", "Must coordinate with the architectural style of the house.", "Fully in the posted book — no reason to pay us for this one." ], "quotes": [ { "text": "May be installed to collect water for outdoor purposes. The rain barrels must be compliant with Colorado Law and must coordinate with the architectural style of the house.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.45, p. 30" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.45 Rain Barrels", "locator": "§2.45, p. 30" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "solar", "title": "Solar installations", "chip": "Rooftop solar", "question": "Can I install solar panels?", "keywords": [ "solar", "solar panels", "solar panel", "panels", "photovoltaic", "pv", "solar energy" ], "verdict": "Approval is required, and the submittal is a full drawing set: survey, scaled plans, manufacturer specs for the rooftop hardware, and photos of the whole home and the mounting side.", "stamp": "Do not sign an installer's contract off this card.", "summary": "Section 2.55 is procedural — five submittal items, no design lecture. Colorado's solar-access statute isn't named in this section; the review lives inside whatever the law allows.", "bullets": [ "Survey with property lines, setbacks, and existing improvements.", "Scaled drawings sufficient to show location, size, and configuration.", "Manufacturer specs for rooftop portions, with dimensions and colors.", "Photos of the whole home and of the side or rear where panels mount." ], "quotes": [ { "text": "Specifications from the manufacturer or vendor for any rooftop portions of the Solar Energy Device, showing dimensions and colors", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.55, p. 35" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.55 Solar Installations", "locator": "§2.55, p. 35" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" }, { "id": "animals", "title": "Horses, hens & pets", "chip": "Horses, hens, and pets", "question": "What animals can I keep — horses? chickens?", "keywords": [ "animal", "animals", "pet", "pets", "dog", "dogs", "cat", "cats", "horse", "horses", "chicken", "chickens", "hen", "hens", "poultry", "goat", "goats", "livestock", "kennel" ], "verdict": "The rules print 'no poultry or chickens.' The recorded master they cite says 'no poultry' — and, in the same sentence, allows HORSES on any lot to the extent zoning and the Ranch restrictions permit. One document mentions horses; the other doesn't. We report both. This is a ranch with an equestrian center; the paper on your lot decides what that means for you.", "stamp": "Do not buy the animal off this card.", "summary": "Rules §3.05 renders Master Declaration §4.04 as three bullets: no commercial kennels, ordinary household pets only, no poultry or chickens. The posted declaration's §4.04 carries a proviso the rules leave out — horses may be raised, bred, and kept on any Lot to the extent permitted by applicable zoning and the Ken-Caryl Ranch Restrictions. Barking and roaming complaints go to Jefferson County Animal Control, per their own deferment list.", "bullets": [ "Both texts agree: dogs, cats, ordinary household pets; no commercial breeding or boarding.", "Poultry: banned in both renderings ('no poultry' in the declaration; 'no poultry or chickens' in the rules).", "Horses: the posted declaration allows them subject to zoning and the Ranch restrictions; the rules' summary omits the proviso.", "Animal complaints are Jefferson County Animal Control's lane (303-271-5070), not the association's." ], "quotes": [ { "text": "No animals of any kind shall be raised, bred or kept on any Lot or Multi-Family Site except dogs, cats or other ordinary household pets; provided, however, that horses may be raised, bred and kept on any Lot to the extent permitted by applicable zoning and the Ken-Caryl Ranch Restrictions. No poultry may be kept on any Lot or Multi-Family Site.", "cite": { "kind": "declaration", "label": "Master Declaration §4.04 — as posted (retype)", "locator": "declaration p. 9", "badge": "Posted as a retype" } }, { "text": "No poultry or chickens may be kept on any Lot or Multi-Family Site.", "cite": { "kind": "guideline", "label": "Rules §3.05, rendering declaration §4.04", "locator": "§3.05, p. 40", "note": "The rules' bullet adds 'or chickens' and omits the declaration's horse proviso." } } ], "cites": [ { "kind": "guideline", "label": "Rules §3.05 Animals", "locator": "§3.05, p. 40" }, { "kind": "declaration", "label": "Master Declaration §4.04 Animals", "locator": "declaration p. 9", "badge": "Posted as a retype" }, { "kind": "supplement", "label": "Your neighborhood's supplemental declaration", "locator": "posted as a set; recorded form not pulled", "badge": "Supplements posted · recorded not pulled" } ], "stillNeed": [ "The RECORDED §4.04 and any amendments for this filing", "Whether your supplemental declaration or sub-association restricts animals further", "The zoning overlay that the horse proviso defers to, for this parcel" ], "sellsPull": true, "pullWhy": "Horses ride on three documents at once — the recorded master, your filing's supplement, and county zoning. The pull reads the recorded two for one address.", "evidence_status": "quoted_not_pulled" }, { "id": "business", "title": "Home businesses", "chip": "Home business rules", "question": "Can I run a business from the house?", "keywords": [ "home business", "business", "home occupation", "occupation", "clients", "customers", "office", "daycare", "commercial activity" ], "verdict": "Their rule outsources the decision: a home occupation that meets Jefferson County zoning 'shall automatically receive the approval of the Architectural Committee' — no submittal needed. And where a supplemental declaration bans business on a lot, §3.08 says those bans won't be read to prohibit home occupations, while §3.01 says nothing in the rules can override the declarations. Two of their own sentences lean opposite ways. We report both.", "stamp": "Do not open the doors off this card.", "summary": "Section 3.08 defines home occupations by reference to the Jefferson County Zoning Resolution (Section 21): conforming uses are auto-approved; non-conforming ones go to the county's Board of Adjustment, with the committee only advisory. The same section says supplemental-declaration business prohibitions 'are not intended to prohibit home occupations and will not be interpreted to do so' — a sentence a lawyer would want to hold next to §3.01's rule that nothing in this document supersedes the Declarations.", "bullets": [ "Zoning-conforming home occupations are auto-approved — no committee submittal, their text.", "Non-conforming uses are the county Board of Adjustment's call; the committee is advisory.", "Violations are enforced through the county zoning resolution, not just covenants.", "§3.08 reads supplemental business bans narrowly; §3.01 says declarations outrank this book. Both sentences are theirs." ], "quotes": [ { "text": "Any home occupation application which meets the strict definitions, conditions, requirements and limitations as contained in the Jefferson County Zoning Resolution shall automatically receive the approval of the Architectural Committee and does not have to be submitted to the Committee.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§3.08, p. 42" } }, { "text": "Any restrictions in a Supplemental Declaration that prohibit business buildings ... are not intended to prohibit home occupations and will not be interpreted to do so.", "cite": { "kind": "supplement", "label": "Supplemental declarations, as construed by Rules §3.08", "locator": "§3.08, p. 42", "badge": "Their reading of the supplements", "note": "Their ellipsis-worthy passage condensed; the full sentence lists the banned structures. §3.01 says the Declarations govern over this book." } } ], "cites": [ { "kind": "guideline", "label": "Rules §3.08 Home Occupation Rules", "locator": "§3.08, pp. 42–43" }, { "kind": "guideline", "label": "Rules §3.01 (nothing supersedes the Declarations)", "locator": "§3.01, pp. 39–40" }, { "kind": "supplement", "label": "Your filing's supplemental declaration", "locator": "posted as a set; recorded form not pulled", "badge": "Supplements posted · recorded not pulled" } ], "stillNeed": [ "Your filing's recorded business-use language — the text §3.08 is construing", "Jefferson County Zoning Resolution Section 21 conformance for the specific use" ], "sellsPull": true, "pullWhy": "The rules promise your supplement won't be read against home occupations; §3.01 promises the supplement wins conflicts. What YOUR recorded supplement actually says is the document the pull reads.", "evidence_status": "quoted_not_pulled" }, { "id": "dues", "title": "Dues", "chip": "2026 dues", "question": "What are the dues here?", "keywords": [ "dues", "assessment", "assessments", "fee", "fees", "monthly", "late fee", "how much", "cost", "hoa fees", "pay" ], "verdict": "$83 a month for residential in 2026 — $996 a year — effective January 1. What the page can't tell you: whether one of the ten sub-associations also bills this address, and what the metro district's line on the tax bill is. Their own dues page says those are separate.", "stamp": "For a balance on a real closing, only a status letter counts.", "summary": "The association publishes the schedule: residential $83/month, apartments $71/unit, commercial $67 per acre or portion, credit cards +2.95%, e-check free, ACH on the 5th, lockbox in Atlanta. The page's own note: sub-association dues and water/sanitation are 'handled separately through their respective providers.' Collections procedures live in their separate Collections Policy.", "bullets": [ "Residential $83/month = $996/year; apartments $71/unit/month; commercial $67/acre/month (2026, effective Jan 1).", "Credit card +2.95%; e-check free; ACH pulls on the 5th; annual prepay allowed (not by ACH).", "Sub-association dues are a second bill their page tells you to expect if you're in one.", "The Metro District (KCRMD) is a tax-bill line, not an HOA invoice — a different creature entirely.", "Late-payment procedure lives in their Collections Policy document, not on the dues page." ], "quotes": [ { "text": "If you live in a sub-association or need to pay water and sanitation fees, those are handled separately through their respective providers.", "cite": { "kind": "policy", "label": "Pay My Dues page", "locator": "read 2026-08-15", "badge": "KCRMA dues page" } } ], "cites": [ { "kind": "policy", "label": "Pay My Dues — 2026 Master Association Dues", "locator": "ken-carylranch.org/community/pay-my-dues/, read 2026-08-15", "badge": "KCRMA dues page" } ], "stillNeed": [ "Whether a sub-association also bills this address, and under what recorded authority", "The metro-district levy on this parcel (the tax-bill layer)" ], "sellsPull": true, "pullWhy": "The master's schedule is published. Who ELSE can bill one address — and under what recorded document — is what the pull establishes.", "evidence_status": "needs_address" }, { "id": "conflict", "title": "What actually binds the lot", "chip": "If the documents disagree", "question": "If the rules and my declaration disagree, which wins?", "keywords": [ "conflict", "disagree", "supersede", "supplemental declaration", "declaration", "which document", "documents disagree", "governs", "covenants", "master declaration" ], "verdict": "Their own §3.01: nothing in the rules can supersede or alter the Declarations. The declarations they post are retypes — the master's own cover says the signed original is on file with Jefferson County — and their book's citation of it misprints the reception number by a digit. The recorded instruments are the ones that govern; nobody on this page has pulled them.", "stamp": "This card is their hierarchy, quoted — not an opinion about any dispute.", "summary": "Section 3.01 gives the recording identity — Book 2616 at Page 163, April 26, 1974, amended June 30, 1978 — and the rule of rank: the rules bow to the Declarations. The posted declaration's cover calls itself 'a retyped document.' The rules print the 1978 reception number as #7805920; the declaration's own cover reads 78059201. A one-digit drift between their two documents is a small thing — and exactly the kind of small thing that makes reading the recorded original the only final answer.", "bullets": [ "Rules lose to Declarations — §3.01, their sentence.", "The posted master is a self-described retype; the signed original is at the county.", "The two posted documents disagree on the 1978 reception number (7805920 vs 78059201).", "Supplemental declarations are posted as a set, 'more restrictive, but not less' — their recorded forms are not verified here.", "§3.08's reading of supplemental business bans sits in visible tension with §3.01. Both are quoted on the home-business card." ], "quotes": [ { "text": "Nothing in this document can supersede or alter the provisions or requirements of the Declarations.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§3.01, p. 40" } }, { "text": "This is a retyped document. The original copy exhibiting the notarized signatures is on file with Jefferson County.", "cite": { "kind": "declaration", "label": "Master Declaration cover — as posted", "locator": "declaration p. 1", "badge": "Posted as a retype" } } ], "cites": [ { "kind": "guideline", "label": "Rules §3.01 Effect of Master and Supplemental Declarations", "locator": "§3.01, pp. 39–40" }, { "kind": "declaration", "label": "Master Declaration — Book 2616, Page 163; restated Reception No. 78059201", "locator": "as posted by KCRMA", "badge": "Posted as a retype" }, { "kind": "supplement", "label": "Supplemental declarations — posted set; recorded forms not pulled", "locator": "governance page, read 2026-08-15", "badge": "Supplements posted · recorded not pulled" } ], "stillNeed": [ "The recorded instruments for this filing — master chain, supplement, and any amendments the retypes postdate or miss" ], "sellsPull": true, "pullWhy": "Their book defers to recorded documents; their posted copies are retypes with at least one citation drift. The pull reads the recorded originals for a single address.", "evidence_status": "quoted_not_pulled" }, { "id": "flags", "title": "Flags & flagpoles", "chip": "Flags and flagpoles", "question": "What are the flag rules?", "keywords": [ "flag", "flags", "flagpole", "flag pole", "banner", "banners" ], "verdict": "A house-mounted pole up to six feet on the first story needs no approval. An in-ground pole does — five feet off the lines, no taller than the roofline, unlit unless approved. Two professionally made, noncommercial flags per property is the printed ceiling.", "stamp": "This card reports their published limits, nothing more.", "summary": "Section 2.27: in-ground poles are a submittal (site plan plus spec sheet); house-projecting poles under six feet are free. Flags max out at 4×6 feet, two per property, professionally made, no commercial messages — displayed on an approved pole, in a window big enough to show the whole flag, or on a balcony. Their statute citation prints as a local file path ('C:\\1310_enr.txt') — cited here as printed.", "bullets": [ "In-ground pole: ≥5 ft from property lines, ground-mounted (not deck/patio/retaining wall), below the roofline, unlit without approval.", "House-mounted pole: first story, ≤6 ft, no approval.", "Flags: max 4×6 ft, max two per property, professionally made, noncommercial.", "Temporary signs are a different section (§2.53) with its own map of banned corners." ], "quotes": [ { "text": "The maximum number of flags is two (2) per property.", "cite": { "kind": "guideline", "label": "Rules · June 2026", "locator": "§2.27, p. 18" } } ], "cites": [ { "kind": "guideline", "label": "Rules §2.27 Flags and Flagpoles", "locator": "§2.27, p. 18" } ], "stillNeed": [], "sellsPull": false, "evidence_status": "published" } ] }