Author: HCMUD 341

Construction will commence Wednesday October 23.  Work will occur in 3 different lakes replacing aging outflow or inlet drains that serve vital flood prevention purposes and to repair damaged sections of lake walls.  Because we are nearing the holidays, the work will be staged so that work is limited to one section at a time with clean-up completed prior to each holiday.  No lakes will be drained for this work.  In each location a coffer dam will be used to isolate the area affected by construction with any water in the work area displaced into the non-affected portions of the lake.  Attached is a map detailing the work, but it is also explained below:

Phase 1 work will be on Lake E.  This lake is located within Waterside Way and Still Harbor.  Lake E and Lake D (which will be discussed below) are unique because they do not directly receive storm water runoff from the streets.  The lakes are primarily decorative.  The lake water levels are achieved by rainfall or from an irrigation waterline which ultimately sources the water from the larger lakes.  This transfer of water is done manually by the HOA as part of their management of the community and its lakes.  Lake E has a large inlet which prevents the lake from flooding nearby homes during rainstorms.  The inlet feeds excess rainfall into the larger nearby lakes.   The current inlet is part of the original community construction and was built with bricks.  It is being replaced by a new concrete structure.

Additional work in Lake E includes the replacement of a section of wall which is both cracked and has portions leaning into the lake.  Unlike Lakes G and H (located near the Reservoir) where the “walls” were just a decorative edge cap, at Lake E and all the other lake locations, the walls are a significant concrete structure approximately 4.5 feet deep.  The walls in our lakes are valued at $15 Million dollars.  They are a major asset to the Lakes on Eldridge community.   Last year in a first ever occurrence, the lake levels were allowed to fall to more than 25” below the top of the lake.  This caused major stress and damage to the walls.  To avoid a repeat of this problem, the MUD has shared with the HOA 3^rd party structural engineering recommendations to protect our walls.  To summarize, the HOA needs to maintain the lake levels to within 12” of the top of the lake.  This routine maintenance aligns closely with historical norms and will both meet the HOA’s primary responsibility to keep our community beautiful and also reduce the destructive impact to a major asset.   It is important to remember while water does have a cost, the lakes are also the source of irrigation for the community.  Lake water isn’t just beautiful to look at.  It provides life to our landscaping and protects the valuable asset of the lake walls.

Finally at Lake E and B, we will remove a few Cypress trees that are very close to the edge of the walls.  The trees have matured to such a degree that they are producing many knees which are hard above ground tree roots.  These roots are pushing against the walls creating the potential for further damage.  Only those trees within 5’ of the edge are considered for removal.

The work at Lake E will begin October 23 with construction, including clean up, completed before Thanksgiving.

Phase 2 work will be done between Thanksgiving and Christmas at Lake D.  This lake is located near Shermans Pond, Ridgewood Reef, Lake Shore Ridge and Lake Center Run.  It is south of the clubhouse. Again, this is a decorative lake that does not receive storm water runoff and is filled manually by the HOA.  It also has a major inlet drain to prevent flooding which is an original brick construction.  This inlet drain in the south east corner will be replaced with concrete as well as the adjacent damaged section of wall.

Phase 3 work is scheduled to begin in January.  This is the largest set of work and will be at Lake B, which is the large lake immediately in front of the clubhouse.  This project includes the replacement of 3 major outflow pipes into the lake including one that must be rerouted completely around the water feature on Waterside Way.  The current pipe is directly under the water feature.  We will cap the old pipe at the manhole and reroute street drainage to the lakes in another new path.  This outflow pipe and the two others affected in this project were originally installed as corrugated metal pipe and are being replaced with concrete.  They are part of our multi-year upgrade/replacement plan that began in 2020.   Because this work is near the edge of Lake B, there will be sections of the unofficial walking path around the lakes temporarily closed as work proceeds.  Signs will be posted and a more detailed explanation of the construction shared with the community when Lake B construction is ready to proceed.  Lake B work will also include 3 separate sections of wall repair and the removal of some Cypress trees.  If the weather is cooperative, this work should be complete by the end of February.

If you have any questions, Members of the MUD Board of Directors will be sharing this construction plan at the HOA Board of Directors meeting at 6:15 pm on Tuesday, October 22.  Also feel free to contact any member of the Board directly or through our website at  www.hcmud341.org/contact.

HC MUD 341 is pleased to announce the tax rate for 2024 will be 0.325 down from 0.3339 last year.  This reduction is because of a slight increase in average property values.  In accordance with Texas Senate Bill 2 from 2019, all developed MUDs in Texas are limited to no more than a 3.5 percent increase in the average homeowner tax bill in any given year.  The new 2024 tax rate will increase MUD tax related revenue by 3.5%. The average increase for homeowners will be $57 but is dependent on how much the assessed value of your home changed.  If your assessed homestead value did not change, you will see a reduction in your tax bill.

The MUD is also pleased to announce there will be NO INCREASE in our water or sewer charges in 2025.  There has only been 1 increase in those charges in the last 7 years.  That was in 2022 when the MUD had to raise water and sewer charges to pay for the revised contract with the HOA.  That payment to the HOA increases each year in accordance with the annual national inflation rate.  In 2025 approximately 49% of the MUD’s overall revenue will come from water/sewer rates and about 51% will come through taxation.  By holding water/sewer rates flat to the community, the effective overall out of pocket increase to homeowners is only 1.8 percent which is well below the national average.   The MUD remains committed to keeping costs low as we recognize many homeowners are struggling with financial challenges.  The MUD is also committed to providing the highest service possible.

Water costs from West Harris County Regional Water Authority have risen several times over the last few years.  HC MUD 341 passes those costs on to our customers with NO ADDITIONAL charges or markup.  If WHCRWA raises their rate again, the MUD will continue to pass the increase on to customers but without any additional increase or markup.

The top 3 budgeted expenses for the MUD in 2025 after the pass-through water expense are: 1) Trash/Recycling ($220,000) 2) Operational maintenance and repairs to water and sewer lines ($195,000) and 3) Payments to the HOA ($193,000).

Year in Review

Operations

The MUD is your water and sewer utility provider.  The MUD continues to focus heavily on operational security and maintenance to ensure the reliable distribution of drinking water, sewage service, trash service and drainage at a reasonable cost.   During the two major storms to hit our community in 2024, neither cable nor electricity services were reliable.  However, both water and sewer services were available throughout the storms and aftermath.  That significant achievement was due to the commitment of the MUD Board and our operator, TNG, to proactively continually seek ways to enhance reliability.

Operationally, the MUD has further upgraded security at our water plant and lift station.  No incidents have occurred to date, but other MUD’s have experienced theft and damage.  Each year aging meters are replaced at homes to ensure accurate readings.  This year 172 water meters at homes were replaced.

Regarding trash service, the day after the first initial storm, the MUD was able to hire one of two claw trucks owned by Texas Pride to remove tree debris from in front of homes.  The cost was just over $50,000, but since we have private streets, Harris County would not have collected the debris and the timely collection was a benefit to the community.  After the second storm, both claw trucks were in the repair shop and not available.  Unfortunately, Texas Pride gave the MUD very erroneous information on the timeline to collect the debris as part of the regular trash service.  Many discussions were subsequently held with Texas Pride to improve service and strive to eliminate incorrect information.  A new communication methodology has been implemented and the MUD has signed a formal agreement giving us the first opportunity for a claw truck if needed in the future.  Texas Pride is purchasing 4 new claw trucks with delivery in January 2025.  We apologize for the trash related confusion on the second storm, but the MUD was sharing what Texas Pride representatives were telling us.  The MUD has also filed a FEMA claim to recoup the $50,000 spent in the first storm clean-up.

Capital Repairs and Replacements

MUD 341 has continued to complete significant construction repairs and enhancements.  We are entering the final 2 years of a multi-year replacement plan for the primary pipeline street drains into each lake within our community.  These drains were originally corrugated metal and have rusted over the last 30 years.  They are being replaced with concrete.  This year as part of that construction, we also removed the damaged cosmetic edging around Lake G which is located near the Addicks Reservoir and Turkey Creek.  The major drains from our community on both sides of Turkey Creek were also replaced.  These large drainage pipes are an essential final step to remove water from streets into the lakes and then into Turkey Creek and the Addicks Reservoir.  They are critical components for flood prevention.   Beginning in late October or early November of this year, construction will continue at 3 additional lakes.  More information will be shared as construction prior to construction.

Unfortunately, wall repairs to the primary lakes are now also required and will begin very soon.  Several of the lakes have had small cracks for a while but the drought of 2023 and the failure of the community to maintain water in the lakes over that summer significantly increased the damage.  We anticipate a multi-year plan to address these issues.  The wall repairs will be coordinated with drainage replacement work beginning at the end of the month to minimize the impact to homeowners.  Phase 1 costs to repair the walls is $75,000.  There are also locations where cypress trees that are immediately adjacent to the walls will be removed.  These cypress trees have “knees” that are pushing against the walls making them more unstable.

Harris County MUD 341 is a highly regulated utility provider governed primarily by the State of Texas and the TCEQ.  The Board of MUD 341 takes its responsibility for the reliable distribution of drinking water, sewage service, trash service and drainage very seriously.  We recognize that we are an essential provider of services.  Without water or sewer service or even trash pickup, our community would be unlivable quickly.  If you have any questions, please feel free to contact us directly or through our website, www.hcmud341.org.

HC MUD 341 Board of Directors

 

Due to the sheer volume of debris from Hurricane Beryl, Texas Pride only has capacity in their trucks to pick up regular trash and garbage on Thursday.

On Monday they will resume recycling, as well as trash, garbage and any limbs or debris, which must be bundled no more than 4 feet in any direction and 50 pounds or less.

We apologize for any miscommunication or inconvenience this may have caused you.

Thank you,

HC MUD 341