Loveland City Council voted 7–1 to approve the service plan for Sugar Creek Metropolitan District Nos. 1 through 6, authorizing the district organization and the parameters for future district bonding. The developer team, led by Black Timber Builders, described a master‑planned residential project that would deliver a mix of housing types and roughly 32 acres of preserved wetlands, trails and parks.

Project proponents said the development would contain approximately 1,036 residential units across product types including apartments (with a component targeted at 80% area median income), townhomes, duplexes and a range of single‑family lots. Black Timber told council it expects to deliver a spectrum of product with condominium prices targeted in the mid‑$300,000s and attached units in the mid‑$400,000s; patio homes and final pricing were described as still in design.

Staff and the city’s third‑party financial reviewer, Hilltop Securities, recommended approval after multiple rounds of review. The service plan estimates public improvement costs at just under $79 million and proposes a debt limit for the districts of roughly $60 million, to be issued in two planned bond series. The plan contains statutory safeguards and local policy conditions: a ten‑year issuance window (the plan’s debt must be issued within ten years), a debt‑service mill levy cap of 50 mills, an operations mill levy cap of 10 mills and an aggregate cap of 60 mills. The plan also requires third‑party certification before developer reimbursement for public improvements and annual audited reporting to the city.

Council heard questions about traffic, the Loudoun Ditch realignment and stormwater management; proponents said they had worked with staff to locate and size improvements such as 70th Street extension, relocation of a regional trail, intersection upgrades and a nonpotable irrigation system intended to save substantial water for common‑area irrigation. The developer confirmed it is under contract to acquire some parcels and that development phasing could span multiple years; they told council best‑case buildout is about seven years but noted the timeline depends on market conditions.

Councilor comments ranged from support, noting the project’s potential to increase housing supply, to concerns about long‑term affordability and the cumulative effect of metro district levies on homeowners. After roll call, the resolution approving the service plan passed 7–1.