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TWA Update - October |
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Sterling Ridge Village Association
Meeting: Governance: The Governance Steering Committee (GSC) will meet on Monday October 30, 2006 at the Community Association building, 2201 Lake Woodlands. At this meeting, the Committee is supposed to develop a plan for moving forward. Since the GSC has never put out any sort of official stance on any particular alternative, I can only offer what I’ve picked up from attending meetings and forums, talking to members of the Committee, and reading documents prepared by the Committee. While the GSC has not officially adopted a governance alternative, the intent seems to be to seek legislation for formation of a special purpose district. This district, if approved by the legislature and the voters, would have authority to levy property tax as well as sales tax. The money from these taxes would replace most or all of the funds presently paid to the Community Associations. The differences would be that the property tax would be deductible, and the sales tax would allow for a smaller property tax. Since people who don’t live in The Woodlands come here to shop, nonresidents would help pay for our services (law enforcement, fire, parks, streetscape, streetlights, etc.). Typically, local authorities such as cities and districts can assess up to two percent sales tax in addition to the state’s 6.25%. Town Center, including the mall, Market Street, and the Pinecroft shopping area, is already part of a special purpose district, Town Center Improvement District. It is unclear to me whether the proposed new special purpose district would include Town Center. Some parts of Town Center already have the maximum two percent local tax going to the Town Center Improvement District, so I don’t think any more tax can be assessed in those areas, which include Market Street and the mall extension near The Woodlands Waterway. Other parts of Town Center have a one percent sales tax; I don’t know whether the proposed new district would have an additional one percent in those areas. Implementation of a sales tax payable to a special purpose district would make The Woodlands less attractive to Houston for annexation, as the city gets much of its revenue from sales tax. If the state-mandated maximum two percent local sales tax is already committed to the special purpose district, Houston would apparently not be able to levy any additional sales tax in our area, so annexation would presumably not be beneficial for the city. Again, since the GSC has never put out any sort of official stance on any particular alternative, I can only offer what I’ve picked up from attending meetings and forums, talking to members of the Committee, and reading documents prepared by the Committee. I believe the rationale behind a special purpose district versus incorporation lies in the fact that most of The Woodlands (including all of Sterling Ridge) lies in the extraterritorial jurisdiction (ETJ) of Houston. That means that by state law, Houston could annex us at any time, except for a moratorium agreement that was signed by Houston and the MUD’s that serve The Woodlands. That moratorium expires in 2011, so that is the first time Houston could include The Woodlands in its plan of annexation. There is a three-year period from inclusion in the annexation plan to actual annexation, so we could not become part of Houston until 2014. If an area is within a city’s ETJ, it cannot incorporate without the agreement of the city. As far as I can tell, the thinking of the GSC is that Houston would not allow us to incorporate at this time. Houston would not have to approve formation of a special purpose district, but the state legislature would, so Houston’s legislators and their friends from Dallas, San Antonio, and Austin, would presumably have to not fight the concept. The thinking of the GSC seems to be that this is accomplishable. Cost has also been used as a reason not to incorporate now. A main difference between a special purpose district and incorporation is that the County would still provide services to the areas in the special district, but would not provide services to a city. These services include the court system, road maintenance, traffic lights, and the hierarchy at the Sheriff’s Office. A calculator can help you determine the estimated cost to you under incorporation and the special district. It is important to note that the sales tax is not included in the cost calculator. (You might have to go to www.thewoodlandsgovernance.com, and then click on “key findings,” then the cost calculator on the left.) I’ve been told that the proposed district would be governed by an elected board. That is something that I am very concerned about, as the Town Center Improvement District board has several appointed members. Another concern I have is the apparent lack of ability for the district to enact enforceable ordinances, since it would not be a municipality. I’ve been told that the district could have enforceable rules, but I have not been able to understand the extent to which this would help alleviate some of the problems that residents now bring to the Community Associations. The Community Associations do not have the ability to enact laws, and that is one of the frustrations we face now. The special purpose district has been billed as an interim solution, with possible incorporation in the future. As far as I know, the GSC has not addressed a provision for a sunset date for the district or a point at which the residents would be given the opportunity to keep the district or dissolve it in favor of a city government. The meeting on Oct 30 is open to the public, and comments can also be submitted at www.thewoodlandsgovernance.com. Park and Ride Update: The Village Association has received answers to the questions posed at the June meeting, as well as a transcript of the meeting. They are posted on the Village Association’s website at www.sterling-ridge.org. According to an article in the Chronicle, federal funding has been secured, and construction could begin by March 2007 and take about a year. The Plaza at Indian Springs: Henry Altman of BA Development, the developer of a medical and restaurant complex at Kuykendahl and Flintridge (just south of HEB) spoke to the TWA board last week and explained the project. There will be several medical offices in two buildings, and three restaurants. The restaurants will be Chez Thai, Enrique’s Latin Grill, and Rao’s Northern Italian Restaurant. In the center will be a plaza area with a fountain and music pavilion. The plan is for the plaza area to host concerts, weddings, and corporate events. Plans are for a Woodlands Jazz Festival on Thursday, Friday, and/or Saturday evenings and gospel brunches on Sundays. These will be gated, paid events, not free shows like at Market Street. For these events, large doors will be opened and the restaurant patrons will hear the music as well as approximately 430 people seated outside. Total capacity is in the 1,000 to 1,200 range. The property does not have enough space to park the cars for that many people, and has been trying to secure additional parking space, but has been turned down by several of the neighboring properties. There is a possibility that we may see the types of “NO EVENT PARKING” signs that are now common in Town Center, and some neighboring businesses may charge concert patrons for parking. Sound will be limited to 64 decibels at the edge of the property prior to 10:00 PM and 55 decibels after 10:00 PM. I don’t know what if any effect that will have on residents, but hopefully the Sterling Ridge residents will not be disturbed. Since these events will have finite start and end times, there will probably be significant additional traffic in the Woodlands Parkway and Kuykendahl area. Hopefully that intersection will be expanded before the Plaza at Indian Springs is completed and operating. The expectation is for the completion of the Plaza in Aug or Sept of 2007. I would like to point out that The Woodlands Association does not have any authority to limit this sort of development. Development issues are handled by The Woodlands Development Company. Woodlands Watch Alert: Below is the text of an alert published by the Neighborhood Services Department of the Community Associations. The Woodlands Watch Program NETWORK MESSAGE October 4, 2006 Information is on our Telephone Network Line at 281.210.3971 and can be viewed on our website and then click on Neighborhood Services. This information is going to all Watch Coordinators in The Woodlands Neighborhood Alert/ Sexual Assault The Neighborhood Services Department would like to confirm that there was a reported sexual assault at the Whispering Pines Ranch apartments this past weekend. The Montgomery County Sheriffs Office confirmed the victim reported an individual broke into her apartment in the early morning hours and assaulted her with a knife. The victim resisted the assault and the subject fled the scene. MCSO is continuing to investigate this report. At this time there have been no arrest made. If anyone has any information regarding this assault please contact the MCSO, Detective Division at 281-297-6510. The Neighborhood Services Department would also like to take this time to remind everyone to practice safety. We would encourage residents not to open their doors to strangers! Solicitors are strangers, so please use the following guidelines: - Keep your doors locked at all times! Once you open your door, you have compromised your safety; install a “peep” hole in the door or use a window to view callers. Through the door, ask the solicitor to leave your property. If the solicitor doesn’t leave, report the stranger at the door at once to law enforcement as a criminal trespass. Teach all other family members not to open
the door to strangers. For No Solicitor Stickers, Door Hangers, Stranger at the Door Guidelines, and additional safety information please contact the Neighborhood Services Department at 281.210.3800 or go to our website . · Call 9-1-1 for emergencies. · Call the Montgomery County Sheriff’s Office at 281.297.6500 for non-emergencies (suspicious activity). Community Associations of The Woodlands Neighborhood Services Department 281.210.3800 Community Associations Budget: During September, the TWA Board met jointly with the Woodlands Community Association Board and the Woodlands Commercial Owners Association Board to address the 2007 budget. Several major items are being addressed this year, including: Increased funding for law enforcement and a plan that will bring a form of community policing to The Woodlands through contracts with the County to provide deputies to patrol assigned beats throughout The Woodlands. A director of public safety / law enforcement to oversee the operations of the program and provide input to the Sheriff’s and/or Constable’s personnel. Increased funding to The Woodlands Fire Department
to provide improvements in a plan to improve its
ISO rating
from 3 to 2. ISO ratings measure the fire department
and factor into homeowners insurance rates. The scale
is 1 to 10, and an improvement from 3 to 2 should reduce
our homeowners rates and offer improved safety. Projections are that The Woodlands Association will be able to provide the law enforcement and fire department improvements with no increase in assessment rates, and we will probably reduce the rate as we have in past years. We are able to do this because of Community Associations Staff holding the line on increases in other areas, as well as growth in the area and increases in the assessed value of property. The TWA will have two public hearings on its budget, the first on October 26 and the second on November 15. Look for meeting notices and agendas at www.thewoodlandsassociations.org. Assessment notices will be mailed the last week of November. TWA Board Meeting:
STANDING INFORMATION AND NOTICES: Water Wells and Plant: The San Jacinto River Authority is planning to construct a water plant including two tanks and two water wells off of Branch Crossing Drive south of the new Super Wal-Mart and west of Branch Crossing. The Woodlands Development Company has prepared a notice for home builders to provide to purchasers so that they are aware of the future location of the facility. Construction is planned to being in mid to late 2006 and proceed for 12 to 18 months. Future Governance Information: Organization of The Woodlands: Association Service Requests: Contact Info: |
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