We are particularly curious how it is that the Dripping Springs Water Supply Corporation can agree to a long term water supply commitment with Caliterra while it remains a non-permitted public water utility
We'll take an educated guess that many more such planned subdivisions are waiting at the gate, and at the proper time will receive the Red Carpet welcome from the respective county commissioners courts and city councils. A substitute of State Rep. Jason Isaac's HB 3832 relating to the powers and authority of the Hays County Development District No. 1 (HCDD No. 1/Caliterra) was recently approved unanimously by the House County Affairs Committee and is expected to be assigned soon to the Local and Consent Calendar. The bill still must pass the Senate, assuming it passes the House.
Little noticed and not reported in any media to our knowledge were 4 propositions on the May 14 local elections ballot related to the HCDD No. 1. All 4 propositions passed by a vote of 1-0. The propositions 1) grant HCDD No. 1 the authority and functions of a road district, 2) grant authority to issue bonds and levy a property tax to pay for conservation and development, 3) to issue bonds and levy a property tax to pay for the construction and operation of roads, and 4) to issue bonds and levy a property tax to pay for economic development.
Essentially, all the ducks are being lined up. It's the way it works, the Texas Legislature has made it legal and easy. Unfortunately, the taxpaying public – which will eventually wind up underwriting many of the spin-off costs of these developments from new schools to more law enforcement, fire protection and water consumption – is the last to know. Rest assured that your county commissioners and city council members are often among the first to know.
There's a lot more to this story obviously that is being played out behind the scenes. We are particularly curious how it is that the Dripping Springs Water Supply Corporation can agree to a long term water supply commitment to Caliterra while it remains a non-permitted public water utility. The question is sure to hit the fan once the Hays Trinity Groundwater Conservation District (the permitting authority in this case) musters the courage and raises the necessary legal funds to finally address it.
Thanks to Barbara Hopson for her research assistance.
Send your comments and news tips to roundup.editor@gmail.com, to Ms. Hopson at hopsonbarbara@yahoo.com or click on the "comments" at the bottom of the story
British American's website describes eight development properties in Texas, including Caliterra just south of Dripping Springs next to the cemetery off RR 12, and two – York Valley Ranch (1,895 acres, Price: $16 million) and WhiteRock Ranch (329.7 acres, Price: $2.8 million) – a hop and a skip east of San Marcos. The latter two are only a couple miles apart and are probably part of the reason for the scramble to pipe additional water supplies into eastern Hays County and environs.
From the website description of York Valley Ranch: "CCWC (Crystal Clear Water Corporation) confirmed that an 8-inch line with good pressure is at the intersection of FM 3353 and FM 20, and could be extended to the ranch at a cost to be determined. CCWC estimates that an 8-inch line will support 500 taps. Current tap cost is around $3,000 per tap . . . Guadalupe-Blanco River Authority (GBRA) indicated that it could participate to any degree desired in a wastewater treatment plant for the ranch. According to GBRA, a 500 home development would need a treatment facility that could process 20,000 gallons per day . . . York Valley MUD District was formed in August of 2008 and has passed legislature."
Also from the website: "WhiteRock Ranch comprises a total of 329.746 acres. The property is generally rectangular in shape with just over 6/10ths of a mile frontage on FM 621, the main highway that connects a planned interchange on future SH 130 to IH 35 and fast-growing San Marcos."
Powers, right, was all ears at arecent county budget workshop
The investors behind these projects are British American Development Corporation in Dallas (www.badc.us). Caliterra is currently their most ambitious project (Price: $18 million, 595 acres near RR 12/ FM 150 in Dripping Springs). According to BADC's website, "The main components of the master-planned community will include approximately 350 home sites ranging in size from 1/2 to over 1 acre, and 50 garden villa sites overlooking Onion Creek."
Caliterra/BADC
Caliterra makes up the whole of Hays County Development District No. 1. HCDD can issue up to $120 million in tax-exempt bonds. "The district has the power to levy and collect taxes on property within its boundaries, including the authority to levy and collect a sales tax, an ad valorem tax, assessments, and if applicable, a hotel/motel tax.""Water: The project will be served by a 12” water line along Ranch Road 12. There is capacity sufficient to serve the projected needs of the community. Water will be purchased under a water purchase agreement between Hays County Development District No. 1, Dripping Springs Water Supply Corporation and LCRA."
"Wastewater: Hays County Development District No. 1 has an approved permit to treat up to 350,000 gallons of effluent per day. The project's total sewer needs are anticipated to be approximately 170,000 gallons per day. The treated effluent will be used for landscape irrigation."
31 comments:
So, do you want DSWSC to get a permit to pump or not?
BTW, the HTGCD might not grant a permit, but DSWSC is required by law to supply water.
When will you anti-growth nuts admit your true motivations? It is just too bad that hippies don't have enough money to buy other people's property; they just have enough free time to promote regulations on others property.
Please, if you truly love community, move somewhere that doesn't want growth. The majority in Hays County wants growth. Perhaps you can try to retard Blanco County.
British American Development Corporation is the most recent name given to the investor group which formulated the HCCD#1/Caliterra project back in 1999 or earlier. They were then called Caliterra L.L.C., a subgroup of Siepiela Development Corp. All these entities are in Dallas, and they share many of the same partners; Joe Siepiela, Larry Honea (aka Larry Hones), and Greg Rich.
The investors have the 595-acre Caliterra project for sale. Go to www.badc.us to see it listed for
$18 million. At www.loopnet.com it is listed, but the price is not given.
Further, the names "Caliterra" and
"British American Development Corporation" were first used by successful groups in California and
New York, respectively). When I called BADC (NY) to ask whether Caliterra (Dripping Springs) is one of their projects, they told me that they operate only around the area of Albany, NY. They thanked me for telling them about BADC-Dallas. They will pursue asking the Dallas bunch to change its name from the same as theirs.
To Anon, May 19, 1:35 PM:
Yes, we want DSWSC -- and all water suppliers and developers -- to get permits for pumping groundwater. I think that's what
Mr. Ochoa was implying.
Don't be so trigger-happy. You seem to be LOOKING for things to rile yourself up about.
Anonymous #1 says, "The majority in
Hays County wants growth."
How do you know that? It may be
true of the crowd you run with, but you don't/won't listen to anyone outside your small circle.
Any fool knows that there is a finite amount of water in Hays County (God ain't makin' no more of it), and more and more people are arriving daily in the county to suck it up.
I hope County Commissioner Ray Whisenant isn't counting on Caliterra (or some other large
development) to expand LCRA pipelines down RR 12 from Hwy 290. Sounds as if the developers won't
be putting more money into that project any time soon, and in fact are trying to flip it.
Also, if Caliterra isn't built, who is Mr. Whisenant hoping will be paying the cost to buy the LCRA
pipelines and to extend them?
Stanberry & Associates (real estate
agents) have an online map showing many subdivisions planned for the Dripping Springs area(see www.hayscountydevelopments.com).
At a quick glance, I see two listed that are not developed at all yet and that are for sale: Caliterra and Reunion Ranch. Villa Verde (aka Herb Farm) is no longer being developed, and only a handful of the 125 homes planned for Howard Ranch have been built.
I think many of these develoments
will never happen -- at least not until 1)reliable sources of water are made available, 2)the outrageous prices for lots go down, and 3)the economy improves, and stays improved.
Hey first anonymous, you should take your uppity pro-growth attitude back to where you came from man, most likely Houston. As a long time resident of Hays County, I've got as much or more say in the way I want my county to grow (or not grow) to protect my property and water rights and resist higher n higher property taxes brought on by likes of you, the developers, the real estate crowd and the sellouts on the commissioners court. Shut your mouth first, get smart, listen and plan better, minimize the impact on our environment and groundwater usage, and don't overcrowd me. Then I might give you some of my time.
LCRA is planning at least 2 reservoirs (possibly underground, to minimize evaporation) on the Colorado River, but below Austin. Mainly to provide irrigation for farmers downstream.
So, I guess it's still possible that LCRA will grant surface water from the Colorado (at Lake Travis) to the Coalition (incl. Hays County) which wants to buy assets from LCRA. The PRICE for the water
may be an unhappy surprise to the
Coalition, and to the residents who
will use the water, however.
It's still a mystery as to who will be paying to buy the LCRA water. At present there are only 10,000 users of the LCRA water. Each one of them will be on the hook for a mighty big bill if they alone have to pay for buying the LCRA plants and then have to
pay to renovate them and extend the
pipelines to new customers.
@May 19, 2011 1:35 PM
You said "The majority in Hays County wants growth."
1.What do you mean?
2. Why would the majority of Hays County want growth?
3. Who is this majority that you are speaking of/for?
Just curious... :~)
Anonymous May 19, 2011 10:53 PM Said...
"2. Why would the majority of Hays County want growth?
3. Who is this majority that you are speaking of/for?"
ANSWER:
The intelligent ones that don't live in that run-down Wimberley Commune! Only a retired hermit would oppose all growth in the County.
The growth is coming and if you don't like people, the Nevada desert and the Amazon rain forest still has some quiet places for you. Responsible growth means being prepared for it, not opposing every mention of planning for it. Austin is a good example of a community that opposed growth and didn't plan or build for it back in the 70s. They are still playing catch-up and the City is now out of control.
Be careful making claims that a public water utility does not have a permit. In particular, you need to clarify what you are talking about.
DSWSC does have a permit. The permit is issued by TCEQ. The permit is known as a Certificate of Convenience and Necessity. The permit gives DSWSC the right and the obligation to be the exclusive retail water service provider in its certificated area.
Anonymous of May 19, 10:53 PM asks the first blowhard Anonymous:
"You said 'The majority in Hays County wants growth'."
First Anonymous is talking out of his ass (i.e. his head) when he uses that phrase. He is just parroting Jason Isaac and the mindless right wing development ideologues.
They believe they are patriots - when they are are just ignorant clones of an America long gone.
He talks about how much money he has - which anyone with money knows are lies if he has to brag about it.
First Anonymous is a loser citizen of Hays County. And anyone who hangs with this right wing junk yard dog is as well.
It's true that we in western Hays County may eventually have to bring in much more surface water for our needs (to supplement groundwater) as population grows. But realize that surface water
is about the most expensive way to get drinking water (desalination being the most expensive, I think).
If you have your own exempt household well, it will cost you pretty dearly up front, but you then have your own water supply (unless someone drills a deeper well nearby).
If you hook up to surface water,
your supply will be expensive
forever after (think cost of extending expensive pipelines), AND your supply could be curtailed at any time by 1)users upstream of you using more water or 2)extreme drought or 3)your inability to pay the ever-mounting cost of the water
itself.
Developers will want to use surface
water instead of groundwater because they don't have to apply to HTGCD for a pumping permit (and
then renewals of the permit).
Be careful what you wish for when thinking about your water and wastewater needs going forward.
Anon 6:47 commune?!? don't think the expatriate blue hairs from Houston appreciate your assessment of their retirement villas.
As for run down, some of the highest property values in the countyl
LCRA is concerned about the drought and is urging water conservation. See article "Texas Drought Not Abating" at www.texastribune.org.
"LCRA is concerned about the drought and is urging water conservation."
DUH!
Are we supposed to think that LCRA is all of a sudden smart? If they are not concerned about the drought, no one should be doing business with them.
@ May 20, 2011 6:47 AM
While I thank you for addressing two of my three questions, I have to say that I don't think you really answered them.
In fact your response seemed rather juvenile. Reread it and you'll see that. But I'm sure you did the best you could.
I believe that you are wrong about the majority of people in Hays County wanting growth! They would not have moved out there if they did, silly. That's pretty simple.
It's YOU who wants growth because your income is most likely reliant upon it and you are trying to shove it down our throats, calling us names that you consider insulting. These are not ideal tactics of persuasion and you are alienating a lot of folks... more than you know. At the pace you're going, this trend is going to grow until people who never considered themselves "hippies" before will be proudly wearing that title in order to distance themselves as far away as possible from you and what you represent.
Watch and wait! Your divisive, obstinant and crude behavior will be backfiring on you at any moment! More and more eyes will be watching you until you see yourself through our lenses. This is evitable. It's not pretty. And I promise you this is going to happen. Now would be the time to get training on civility.
Just for what it's worth for the years that I have lived (23 years) and worked (12 years) in Hays County, a few clarifications:
1. The subdivisions referenced on the Stanberry & Associates map - Caliterra, Rutherford Ranch, Scenic Greens, Reunion Ranch, etc., are subdivisions either approved in concept (Scenic Greens), or had an approval that expired (Reunion Ranch). The map is a reference map, meaning that these are tracts that have been examined for development, or have been put through a part of the process, but aren't complete for various reasons. None of them to my knowledge have not been developed for a lack of water since they are all contracted customers (or were at one time) of LCRA's waterline. The reasons for not developing are more along the lines of prices, locations, bad timing of the economy and market needs, or just bad business plans.
2. DSWSC's providing water - remember that the DSWSC has other water sources other than groundwater, so their provision of water can also come from the LCRA commitments that they bought years ago. So, at least in theory, the Water Supply wouldn't have to request authority to increase their pumping demand, but would instead use more of their allotted surface water for which the Hays-Trinity Groundwater District wouldn't have to grant a permit to pump more groundwater to the Water Supply.
Hope this helps to clarify some of the information presented here.
Jon Thompson
Planning Director
City of Dripping Springs
It isn't just "Hippies" who are tired of every freaking inch of terra firma being paved over in Hays County.
I for one am appalled that we will have an additional "SomethingTerra" adjacent to the Phillips Cemetery on RR 12. By the time that the well driller/builder/developer/politicians running Dripping Springs, San Marcos, and Wimberley get through with this area it will make the main drag on South Congress look like a freakin' park.
First Anonymous of May 19, 1:35 PM
states:
"When will you anti-growth nuts admit your true motivations? It is just too bad that hippies don't have enough money to buy other people's property; they just have enough free time to promote regulations on others property."
I guess I am one of those anti-growth nuts who is also an ex-hippie. And I am very tired of some shadow Anonymous basically saying I am worthless to the community.
So, to put this right wing mindless growth nonsense to rest, I would like to propose to the dark shadows Anonymous quoted above that we meet to compare assets and liabilities and to have a debate to discuss what "growth" really means.
But you should know that between my wife and me, we have two businesses in Wimberley. Between both our businesses we employ about 10 people and spend thousands of dollars each year supporting the local service economy in Hays County, including restaurants, hardware stores, etc.
Moreover, I directly manage roughly $30 Million for investors mostly living in Hays and Travis County and we own three local real estate properties (one commercial).
So Mr. or Mrs. name calling pro-growth Anonymous, put your body where your mouth is. I have seen you rants much too often, and it is time you take responsibility for them.
Hence I propose we meet and compare who really is pro-growth and who is just a lot of hot air. But more importantly, we can compare WHAT growth really means and how it can best serve Hays County.
And you can bring your entourage to support your rants. I will come alone.
In fact, if you and your pro-growth group would like to have a public forum to really hash out this issue, I will book a public conference room (my expense) and invite the public to watch our growth contribution "debate".
If you want to take me up on my offer, simply state your real name in this comment section. Then, we can know who you really are and how much credibility you really have to make the statement you made.
Come out of the shadows, Anonymous. It is refreshing and liberating. But beware; it may make you more civil and reasonable.
I look forward to your reply.
To Jon Thompson, May 20, 3:11 PM:
The fact that many of the proposed developments on the Stanberry list have not made formal application to the City of Dripping Springs for approval does not mean that they could not do so at any time. If only 20% of the listed developments are built, there will be a huge draw on water supplies - surface and groundwater. Salt Lick alone plans to build hundreds of homes in the $800,000 range. Many of those houses likely will have swimming pools attached.
Secondly, I do understand that Dripping Springs Water Supply Corp. has a contract with LCRA for a set amount of surface water. I understand, too, that TCEQ has given DSWSC a CCN (Certificate of
Convenience and Necessity) to be the sole provider of water and wastewater treatment within the boundaries of that CCN. However, neither TCEQ nor LCRA nor DSWSC can guarantee that the water will be there.
As for DSWSC and groundwater, DSWSC should follow the lead of Wimberley Springs Partners and apply for a pumping permit from HTGCD. (They have operated for many years without a permit). HTGCD is not going to deny them a permit; it's possible that HTGCD won't permit to DSWSC an exorbitant amount of groundwater -
just as they didn't permit WSP as much groundwater as it applied for.
Please continue to keep us informed. Thanks!
@Barbara:
1. Salt Lick is at the end of an LCRA line - so what's the beef about that. The county loves having more properties to tax and no services to provide.
2. There are no "guarantees" of water anyway. However, there sure are a lot of people trying to control what anyone else can do on their property under the pretext of "conserving" water.
3. "What the majority wants" is a diversion because it is completely irrelevant.
3.
I know that people in western Hays County fear that their water supply may eventually be rationed by a local or state entity. That is a reasonable concern, but it is also not the most potent worry. The fact of supply and demand is even more compelling -- even though it is not instituted by any governing or regulatory body.
When low temperatures ruin a peach crop in Fredericksburg or in Florida, there are fewer peaches available (supply) per customer (demand). The price of peaches goes up.
There is only so much water available (supply) to the residents, ranchers, and businesses of our area (demand). The supply is a constant, but the demand (increasing population in the area) is growing daily. The price of water will rise with increased population. We all will be paying much more for our water because of population growth encouraged by short-sighted land developers, businesses, and Chambers of Commerce.
The water supply in this area is not sufficient to supply a large population, and we cannot depend on importing water from other areas, all of which are growing as well.
Which do you want: more bodies in Hays County or enough water for the bodies who are already here?
The LATTER.
The PR firm KGBTexas released a notice on facebook on May 18 about Aqua Texas. Here's some of it:
"Aqua customers in the Wimberley Valley might not realize that Aqua operates one of the few zero-discharge wastewater treatment plants for its Woodcreek customers....Aqua recycles 100 per cent of it wastewater -- approximately 200,000 gallons per day, which is equivalent to watering 800 lawns a day....The recycled water is used to irrigate the Quicksand Golf Course [in the City of Woodcreek]."
So I'm assuming that right now all the wastewater from both Woodcreek North and City of Woodcreek is being sprayed in the City. When will spraying resume in Woodcreek North? I believe many of the spray-heads there are damaged or missing, and most pipelines surely are broken and/or clogged.
What is done with all the wastewater from Jacob's Well Elementary School?
From a Feb. 22, 2002 article on Dripping Springs in the Austin Chronicle:
"From the perspective of the little city hall across from the Dairy Queen, the vision seems to be clear and untroubled: unencumbered growth is good, and the council, city staff and city attorney Rex Baker are simply doing their level best to facilitate the growth of Dripping Springs. But to many area residents - particularly those who see a tiny rural community abruptly becoming a big city suburb - the vision is much more clouded, and aggravated by a growing sense of powerlessness in the face of "progress."
Still true....
Chamber of Commerce = Business =
Desired New Customers = Push for Population Growth = Not Enough Water for All
Those that want no growth in the County and masquerade as being conservationist are beginning to show their hands. The dreaded growth and the rising costs for water and other consumables (supply and demand) for those on fixed incomes is a problem that I recognize as inevitable. I just wish more people would be honest about their agendas as Barbara H. appears to be. It always gets back to the money.
Water and waste water treatment will continue to be a larger portion of our monthly costs of living here and will ultimately be the controlling factor of growth in the County. Eventually you will have to be rich to live here and that is the law of the jungle. It's not pretty but it is a natural law of survival of the fittest. If you are not rich, you should pack up and sell your property as early as possible, Complaining and protesting will do no good it will only delay your departure and cost you more.
If you think Surface Water is the answer to our problems, take a look at Lake Mead and its critical situation. This is of course on a much larger scale but still it is food for thought.
http://www.ktnv.com/story/14642345/feds-drought-stricken-lake-mead-to-rise-32-feet
To Anon May 23, 3:55 PM:
You say,"Eventually you will have to be rich to live here and that is the law of the jungle. It's not pretty but it is a natural law of survival of the fittest."
I think it would be "survival of the richest," not necessarily the "survival of the fittest."
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