What
is a MUD?
A Municipal Utility District is a political subdivision of the State. It is
similar to a city, but has more limited powers, which are set out in the Texas
Water Code. The Ranch at Cypress Creek Municipal Utility District provides water,
wastewater and drainage services, and also contracts with the City of Cedar
Park for fire protection services. The District also has the authority to undertake
certain right-of-way beautification projects, and to enforce restrictive covenants.
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Who
is the Board?
The Board is composed of five members,
who are elected by the residents of the District. All of the Board members are
residents of the District. Elections are held in even-numbered years, and Board
members serve four-year, staggered terms. Click on the Contacts
button of this website to see a list of the current Board members.
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What
are restrictive covenants?
Restrictive covenants apply to a group of homes and property that is part of
a specific development, or 'subdivision.' They are normally put in place by
the original developer. Their purpose is to maintain property values and to
make our neighborhood a nicer looking and more pleasant place to live. Restrictive
covenants are not the same thing as deed restrictions. Deed restrictions are
contained in an actual deed. Restrictive covenants are created by separate document,
which is recorded before any property in a subdivison is conveyed. They are
contractual obligations that are assumed by each property owner at the time
they purchase their home.
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Has
the District always enforced restrictive covenants?
No. The District was formerly chartered as a WCID (Water Control Improvement
District), which did not have the power to enforce covenants. In December 1999,
in response to the request of residents who specifically wanted the District
to enforce the restrictive covenants, the District was converted to a municipal
utility district by order of the Texas Natural Resource Conservation Commission.
In 2000, the District adopted its first covenant enforcement policy, which basically
responded to complaints of violations reported by residents. Because of concerns
from residents and Board members about the equity of this, and the feeling that
this resulted in erratic enforcement and did not accomplish the District's goal
of maintaining property values and a consistent, high quality appearance in
the neighborhood, the policy was changed to a more proactive one, that includes
regular inspections by the District's covenant adminstrator, earlier this year.
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Why
is the MUD charged with the duty of policing the district?
The District enforces covenants in order to maintain property values, and to
preserve the District's tax base. Many areas of the District do not have mandatory
Home Owners Associations, and there is no other, funded entity with the ability
to enforce the covenants in those areas.
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Who
is paying PCM to patrol the district?
The District pays PCM with funds from the District's general operating budget.
The operating budget is funded through property tax revenues, so all of the
property owners in the District share in the cost of enforcement.
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Does
PCM have the authority to take a photo of my property?
Yes, PCM is an independent contractor, which has been hired by the District
to perform inspections and administer the District's covenant enforcement policy.
The District which has authority to enforce restriction under Chapter 54 of
the Texas Water Code.
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Who
is the board or committee that developed the deed restrictions?
The original developers established the covenants for each section within the
District. The restrictive covenants were recorded before any of the homes in
each section were sold to homeowners, and apply to all of the property in a
specific section.
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Why
is each section different?
Different sections in the District were developed at different times, and by
different developers. Each developer utilized its own preferred set of covenants,
resulting in variations in the covenants from section to section. The District
did not have any input into or involvement in the covenants that were imposed,
but only acts to enforce the covenants that are in existence.
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What
is the big deal about trash cans?
The Board, as well as many residents, believes that having trash cans out in
the public view adversely affects the appearance of the neighborhood and, therefore,
property values.
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Why
don't you knock on the door or place a sticker on the garbage can instead of
sending a nasty letter?
The Board established a uniform policy to deal with all covenant violations
on a consistent basis, and in the most efficient and cost-effective manner possible.
That policy is followed in dealing with all violations, whether the violation
is a trash can that has been left out or another type of violation. The Board
has expended a great deal of effort in an attempt to avoid a nasty tone to its
letter. The goal is to encourage voluntary compliance, in order to make the
neighborhood a nicer place for all of us to live.
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What
is the appeal process?
If you believe you have received a violation letter that was not warranted,
you may contact PCM. You are also invited
to attend any Board meeting to address
the Board. Citizens' communications are taken at the beginning and at the end
of each meeting, and meetings are generally held on the third Thursday of each
month. The Board's meeting agendas are posted
in advance on the District's outdoor billboard and on this website.
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How
are covenants amended?
The covenants applicable to each section include a provision governing how the
covenants may be amended. Generally, an amendment requires a petition signed
by 80% of the landowners in the section. Each signature must be notarized. The
amendment must be recorded in the real property records.
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Do
I have to comply during the appeal process?
Yes. The Board's policy does require that a resident come into compliance within
the timeframes of the policy, even if the resident intends to appeal.
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I
never received a copy of the deed restrictions. How do I obtain a copy?
You may obtain a copy of the covenants applicable to your property from the
title company that closed your home purchase. The restrictions may have been
included with closing documents when you purchased your home.
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The
street light is not working, whom do I call?
Please report street light outages directly to Pedernales
Electric Cooperative. If the problem isn't resolved, please contact one
of your board members.
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Does
the District have a solid waste disposal contract?
Yes. The District has a contract with Clawson
Disposal, Inc. for weekly (Tuesday) trash and recycling pickup. Because
of this, Clawson is the only solid waste disposal company that services the
District.
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What
Cedar Park city amenities may I use?
The fire protection agreement with the City
of Cedar Park entitles the residents of the Ranch at Cypress Creek to use
Cedar Park pools, parks, and library at the same rates and fee schedules as
those charged to residents of the City.
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What
day is trash pickup? Will they pick up large items?
Clawson picks up trash and recycling
on Tuesdays. They will pick up large items at no extra charge; however, before
you put a large item on the curb, you should call Clawson and inform them so
that they can arrange for the proper equipment. If the item contains any hazardous
chemicals, such as freon, you must remove them before they will pick up the
item.
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What
can I recycle? What if I'm not sure if something is recyclable or not?
Acceptable items for recycling are:
- Aluminum,
steel, and tin cans, rinsed out
- #1
PET plastic (clear or opaque), such as water and soda bottles, rinsed out
with lids removed
- #2
HDPE plastic (clear or opaque), such as milk jugs, rinsed out with lids removed
- Clear
or brown glass, rinsed out with lids removed
- Newspapers
Items
not acceptable for recycling include green glass, cardboard, magazines, styrofoam,
oil, batteries, and plastic toys.
Items
that are placed out for recycling but are not acceptable will be left on the
ground near the empty recycling bin. Please put these items in the regular trash
next time.
Recycling guidelines
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