3/16/25 – The Bayou Land Conservancy recently hosted a gathering at which Ray Audas of Montgomery gave an inspiring talk. Audas discussed his family’s efforts to preserve their land – Cindy’s Redbud Nature Preserve – in a natural state.
The contrast could not have been greater. It reminded me of a brilliant 1982 documentary called Koyaanisqatsi. Godfrey Reggio directed the film. And Phillip Glass scored it.
The 90-minute film has not one word of dialog or narration. Yet it remains one of the most powerful, memorable, thought-provoking films I have ever seen in my life. See the trailer here.
Koyaanisqatsi includes two types of footage. It begins with long, languorous, pristine shots of undisturbed nature. They gradually transition to frenetic, fast-paced shots of a world devoid of nature. The editing is masterful. The film’s title comes from Hopi words that mean, “Life out of balance.”
As someone who researches and writes about flooding every day, I have reached the inescapable conclusion that our lives have lost balance. As in the film, we are devouring nature. And the loss is fundamentally changing us and our future safety.
Cindy’s Redbud Nature Preserve
That’s why I admire what Ray Audas, his wife Cindy Martin, and the Bayou Land Conservancy (BLC) are doing.
Ray Audas addressing BLC members on 3/9/25
BLC’s motto: “We preserve land along streams for flood control, clean water, and wildlife.” Their tools: dedicated people armed with tenacity and conservation easements.
BLC announced the permanent protection of Cindy’s Redbud Nature Preserve last December. The 176-acre conservation area south of Montgomery, TX, comprises one of the last remaining vestiges of Texas tallgrass prairies.
“This vital land not only protects native species, but also provides essential benefits to local communities by supporting clean water, reducing flooding, and creating wildlife corridors in a rapidly developing area,” said BLC.
See more than a dozen pictures below, used with permission of the photographers.
Ray Audas photo of Cindy’s Rebud Nature Preserve
Less Than 1% of Texas’ Tallgrass Prairies Remain
The landowner’s early roots go back to Texas’ first settlers. With less than 1% of Texas’ tallgrass prairie remaining, lands like Cindy’s Redbud Nature Preserve are more important than ever. As housing and commercial developments expand, the need to conserve natural spaces becomes critical to maintaining our region’s water quality.
This prairie serves as a buffer, filtering runoff and feeding the waterways that supply drinking water for millions across the Greater Houston area.
Ray Audas on Cindy’s Redbud Preserve
“This is about more than just saving land,” said Jill Boullion, Executive Director of Bayou Land Conservancy. “It’s about ensuring clean water, wildlife habitat, and a sustainable future for our community in the face of growing development pressures.”
As Audas spoke at the BLC meeting, he showed pictures of the 176 acres that he and his wife own. He talked about their special connection to the land; hunting and fishing with his wife’s father; and their struggles to preserve the land in its natural state.
Ray Audas photo of Cindy’s Rebud Nature Preserve
He also talked about the endangered Texas windmill grass on his property; a rare species of falcon called the cara cara; acres of bluebells; a 50-page inventory of natural wonders on the property; and the 25,000 pictures of nature he and his wife have taken.
Ray Audas photo of hatchlings on Cindy’s Rebud Nature Preserve
A naturalist from Texas Parks and Wildlife who visited the property said, “For this little bitty piece of property to have this type of diversity, it’s unbelievable.”
Ray Audas photo. Family values found on Cindy’s Redbud Preserve.
Below are six more photos of Cindy’s Preserve taken by BLC supporter Jeff Hodges.
And here are a couple taken by BLC employee Brooke Batchelor.
Help Wanted
Audas and Martin donated the conservation easement on their property. It is valued at $1.5 million. But the BLC could use help to protect the land and more properties like it.
Here’s how you can join the effort. And strike a blow for balance!
Posted by Bob Rehak on 3/16/25
2756 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2025/03/20221114-IMG_0284.jpg?fit=1100%2C726&ssl=17261100adminadmin2025-03-16 19:14:122025-03-16 23:04:19Cindy’s Redbud Nature Preserve: Restoring Life Out of Balance
3/15/25 – Romerica, the company that was going to build a 50-story high rise and marina at the south end of Woodland Hills Drive in Kingwood, is back with a new proposal. Now, they want to build a $575 per night, luxury eco-resort around wetlands between two golf courses of the Kingwood Country Club.
The land lays between the Barrington and Kingwood Lakes, east of Deer Ridge Park and Trailwood.
Developer Presents Proposal to TIRZ Board
One of the Romerica partners, Gabriel Haddad, presented his more modest proposal to the board members of the Lake Houston Redevelopment Authority/TIRZ 10 on 3/13/25.
The TIRZ does not have the ability to grant permit approval for the development; they are not a regulatory body.
But the TIRZ does have the ability to support the development by financing infrastructure that could favorably influence the economics of the proposal.
And any contribution the TIRZ makes gives the TIRZ a seat at the table and a chance to influence the nature of the development.
During his presentation and the Q&A that followed, Haddad did not articulate his “ask.” The purpose of the two-part presentation seemed to be to familiarize the board with the project and give members a chance to ask questions.
Here are two presentations that show the current plans for Phase I and Phase II of the development.
Phase I Plans
Haddad calls his resort “River Grove.” The northern 50 acres contains a 400-room Fairmont hotel, 90 condominiums and 21 acres of wetlands.
Phase I in white; Phase II outlined in purple. Barrington at bottom of frame. Woodland Hills Drive on left.
Haddad plans to build around, not over the wetlands.
The cross-hatched area represents wetlands.Side view of hotel and amenities
Phase II
A second, adjacent 54-acre parcel of land contains a second hotel with another 160 rooms and 37 “villas” built around 23 acres of wetlands.
Romerica would build these four to six years after Phase I. Phase II would have a much “higher level, more luxurious hotel than the Fairmont.” Haddad proclaimed there would be “nothing like it in Texas. Zero,” he said.
“Each of the villas would be 8,611 square feet.”
Hotel #2 and villa complexSide view of second hotelLooking east from over Woodland Hills Drive at Romerica land for proposed Eco-Resort Complex on left. Kingwood Lake in upper left, Barrington in upper right.
Phillip Ivy, Vice Chair of the TIRZ, said that the plans reminded him of a resort called South Hall in Franklin, Tennessee. He added, “They target a certain demographic and certain corporate demographics to come in for meetings and that sort of thing.”
Discussion of Traffic Impact
During the discussion of the ideas, board members asked about traffic and evacuation. To handle increased traffic, the intersection of Woodland Hills and Kingwood Drive would widen to accommodate turn lanes. They also discussed connecting Hamblen Road with Woodland Hills to alleviate Kingwood Drive traffic, but that is not financially feasible for decades given other TIRZ commitments.
They did not discuss what would happen if Hamblen went underwater during a flood. Nor did they discuss the increased traffic load on Kingwood Drive.
Tax-Increment Reinvestment Considerations
The City of Houston lets TIRZs (Tax Increment Reinvestment Zones) keep a certain percentage of tax revenue increases within their boundaries. The TIRZ can apply that percentage to projects that help residents (like the Northpark Expansion Project) or projects that help developers expand the tax base.
For instance, a developer might need financial help to bring water or sewer lines to an area.
Another common “ask” is for help with landscaping or building trails to blend in with the surrounding community.
Some of those things might go beyond the developer’s cash flow. In which case, he/she might ask for a percentage of the increment. If the TIRZ board agrees, they donate X% to the project and keep the balance of the increment for new roads, road repairs, signalization of intersections, paying down bond debt, etc.
Haddad did not discuss what he needed. But he did say, “I am absolutely certain that the only way to make things happen is to work together.”
He added, “Each room (in the hotel) costs $785,000.” Altogether, he projected the entire project would require $450 million of investment.
Wetlands Preservation
“We’re not going to impact the flooding problem,” said Haddad. “We actually help it a little bit by improving the flow of the water.”
“We know that there’s a lot of wetlands. We’re not going to touch any of them.”
Because they don’t want to obstruct the flow of water, everything would be built on pylons. And building above Harvey-levels would “add cost pressure,” said Haddad.
Area to be developed (left) on May 3, 2024 before flood peak. Looking E from over Woodland Hills.One day later looking W from Kingwood County Club. Peak of May 2024 flood.
According to Harris County Flood Control District, rainfall for that time period was between a 2-year and 10-year flood on the nearby San Jacinto West Fork.
Move your Maserati to higher ground! Romerica is back.
Next Steps
In the end, the Board asked Haddad for examples of comparable resorts and made no decisions. To be continued.
Posted by Bob Rehak on 3/15/25
2755 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2025/03/20250315-Northern-50-acre-layout.jpg?fit=1100%2C765&ssl=17651100adminadmin2025-03-15 16:58:272025-03-15 23:29:09Romerica is Back!
The primary audience for the regulations is developers. However, neighbors near new developments may wish to study the regs, too, to ensure developers follow the rules.
On a separate but related note, MoCo’s new Drainage Criteria Manual is still on hold.
Changes
Montgomery County Subdivision Regulations were adopted in 1984 with an update in 2021. This rewrite includes many significant updates, such as:
Privacy fences at least 6-feet high between new commercial developments and existing single-family homes.
An entire section related to Traffic Engineering Study requirements.
Planting requirements along curbs
A new minimum lot width standard of 40′ for concrete curb and gutter and 65′ for asphalt open ditch lots
Commercial Drainage Plans will now be reviewed before acceptance of the entire permit submittal
A modified “impervious cover” threshold
New requirements for Stormwater Pollution Protection Plans.
What Developers Must Submit
Section Three outlines what developers must submit to Commissioners’ offices. This could come in handy if you ever need to submit a FOIA request. Requirements include:
Timelines
Maps
Construction traffic routing/access points
Drainage Reports and Studies
Spreadsheets used in calculations contained in those reports
Construction Plans including a Drainage Impact Analysis
Separate plans must be prepared for each subdivision.
Section 4 covers drainage plan requirements. Among other things, a drainage plan must provide for the disposition of runoff entering the development from adjacent property, runoff within the development and runoff leaving the development to an acceptable outfall.
Floodplain and Floodway Development
Section 5 specifies additional requirements for drainage studies when developers build in floodplains and floodways. For instance, they must obtain a Conditional Letter of Map Revision (CLOMR) from FEMA prior to the County’s approval of a drainage plan or study when:
Proposing to construct a detention pond or alter the floodway landscape
Relocating a stream
If Northpark Woods were being built today, the developer would have to comply with the new development regs because part of it is in the floodplain of the West Fork.
A CLOMR is a FEMA comment on a proposed project that could impact flood-hazard areas. And it indicates whether the project, if built as proposed, would meet National Flood Insurance Program (NFIP) standards and warrant a change to the Flood Insurance Rate Map (FIRM).
Alteration of a stream or river also requires TCEQ approval and the approval of any governing entities within 1,000 feet.
In February 2024, Montgomery County finally published a draft of a comprehensive new DCM. The draft brought the County’s standards up to date and in line with surrounding areas’.
Major changes included, but were not limited to:
Use of industry-standard modeling software by engineering companies submitting plans
A requirement that new developments produce “no adverse impact” on downstream areas
Mandates to use certain “roughness coefficient standards” when calculating flood peaks.
Stipulations that all projects shall mitigate and attenuate runoff for 5-, 10-, and 100-year storm events
Stormwater detention for all developments regardless of size
A discussion of flood mitigation measures
Identification of entities responsible for maintenance of stormwater detention facilities, channels, etc.
Adoption of Atlas-14 rainfall rates
A minimum detention rate of .55 acre-feet per acre (almost up to Harris County’s rate)
Prohibition of hydrologic-timing surveys (also known as flood-routing or beat-the-peak studies).
I’ll let you know when/if MOCO adopts these new drainage standards.
By the way, people always ask me why I list “days since Harvey,” on all my posts. I want to dramatize how long political change takes. And this is a prime example.
Posted by Bob Rehak on 3/14/25
2754 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2022/01/20211231-DJI_0298.jpg?fit=1200%2C799&ssl=17991200adminadmin2025-03-14 16:43:022025-07-21 11:31:54Montgomery County Development Regs Revised, New Drainage Criteria on Hold
Cindy’s Redbud Nature Preserve: Restoring Life Out of Balance
3/16/25 – The Bayou Land Conservancy recently hosted a gathering at which Ray Audas of Montgomery gave an inspiring talk. Audas discussed his family’s efforts to preserve their land – Cindy’s Redbud Nature Preserve – in a natural state.
A few days later, I attended another meeting. There, a developer talked about building a luxury resort with a Fairmont Hotel among wetlands in a floodplain of the San Jacinto West Fork.
Life Out of Balance
The contrast could not have been greater. It reminded me of a brilliant 1982 documentary called Koyaanisqatsi. Godfrey Reggio directed the film. And Phillip Glass scored it.
The 90-minute film has not one word of dialog or narration. Yet it remains one of the most powerful, memorable, thought-provoking films I have ever seen in my life. See the trailer here.
Koyaanisqatsi includes two types of footage. It begins with long, languorous, pristine shots of undisturbed nature. They gradually transition to frenetic, fast-paced shots of a world devoid of nature. The editing is masterful. The film’s title comes from Hopi words that mean, “Life out of balance.”
As someone who researches and writes about flooding every day, I have reached the inescapable conclusion that our lives have lost balance. As in the film, we are devouring nature. And the loss is fundamentally changing us and our future safety.
Cindy’s Redbud Nature Preserve
That’s why I admire what Ray Audas, his wife Cindy Martin, and the Bayou Land Conservancy (BLC) are doing.
BLC’s motto: “We preserve land along streams for flood control, clean water, and wildlife.” Their tools: dedicated people armed with tenacity and conservation easements.
BLC announced the permanent protection of Cindy’s Redbud Nature Preserve last December. The 176-acre conservation area south of Montgomery, TX, comprises one of the last remaining vestiges of Texas tallgrass prairies.
“This vital land not only protects native species, but also provides essential benefits to local communities by supporting clean water, reducing flooding, and creating wildlife corridors in a rapidly developing area,” said BLC.
See more than a dozen pictures below, used with permission of the photographers.
Less Than 1% of Texas’ Tallgrass Prairies Remain
The landowner’s early roots go back to Texas’ first settlers. With less than 1% of Texas’ tallgrass prairie remaining, lands like Cindy’s Redbud Nature Preserve are more important than ever. As housing and commercial developments expand, the need to conserve natural spaces becomes critical to maintaining our region’s water quality.
This prairie serves as a buffer, filtering runoff and feeding the waterways that supply drinking water for millions across the Greater Houston area.
“This is about more than just saving land,” said Jill Boullion, Executive Director of Bayou Land Conservancy. “It’s about ensuring clean water, wildlife habitat, and a sustainable future for our community in the face of growing development pressures.”
As Audas spoke at the BLC meeting, he showed pictures of the 176 acres that he and his wife own. He talked about their special connection to the land; hunting and fishing with his wife’s father; and their struggles to preserve the land in its natural state.
He also talked about the endangered Texas windmill grass on his property; a rare species of falcon called the cara cara; acres of bluebells; a 50-page inventory of natural wonders on the property; and the 25,000 pictures of nature he and his wife have taken.
A naturalist from Texas Parks and Wildlife who visited the property said, “For this little bitty piece of property to have this type of diversity, it’s unbelievable.”
Below are six more photos of Cindy’s Preserve taken by BLC supporter Jeff Hodges.
And here are a couple taken by BLC employee Brooke Batchelor.
Help Wanted
Audas and Martin donated the conservation easement on their property. It is valued at $1.5 million. But the BLC could use help to protect the land and more properties like it.
Here’s how you can join the effort. And strike a blow for balance!
Posted by Bob Rehak on 3/16/25
2756 Days since Hurricane Harvey
Romerica is Back!
3/15/25 – Romerica, the company that was going to build a 50-story high rise and marina at the south end of Woodland Hills Drive in Kingwood, is back with a new proposal. Now, they want to build a $575 per night, luxury eco-resort around wetlands between two golf courses of the Kingwood Country Club.
The land lays between the Barrington and Kingwood Lakes, east of Deer Ridge Park and Trailwood.
Developer Presents Proposal to TIRZ Board
One of the Romerica partners, Gabriel Haddad, presented his more modest proposal to the board members of the Lake Houston Redevelopment Authority/TIRZ 10 on 3/13/25.
The TIRZ does not have the ability to grant permit approval for the development; they are not a regulatory body.
But the TIRZ does have the ability to support the development by financing infrastructure that could favorably influence the economics of the proposal.
And any contribution the TIRZ makes gives the TIRZ a seat at the table and a chance to influence the nature of the development.
During his presentation and the Q&A that followed, Haddad did not articulate his “ask.” The purpose of the two-part presentation seemed to be to familiarize the board with the project and give members a chance to ask questions.
Here are two presentations that show the current plans for Phase I and Phase II of the development.
Phase I Plans
Haddad calls his resort “River Grove.” The northern 50 acres contains a 400-room Fairmont hotel, 90 condominiums and 21 acres of wetlands.
Haddad plans to build around, not over the wetlands.
Phase II
A second, adjacent 54-acre parcel of land contains a second hotel with another 160 rooms and 37 “villas” built around 23 acres of wetlands.
Romerica would build these four to six years after Phase I. Phase II would have a much “higher level, more luxurious hotel than the Fairmont.” Haddad proclaimed there would be “nothing like it in Texas. Zero,” he said.
“Each of the villas would be 8,611 square feet.”
Phillip Ivy, Vice Chair of the TIRZ, said that the plans reminded him of a resort called South Hall in Franklin, Tennessee. He added, “They target a certain demographic and certain corporate demographics to come in for meetings and that sort of thing.”
Discussion of Traffic Impact
During the discussion of the ideas, board members asked about traffic and evacuation. To handle increased traffic, the intersection of Woodland Hills and Kingwood Drive would widen to accommodate turn lanes. They also discussed connecting Hamblen Road with Woodland Hills to alleviate Kingwood Drive traffic, but that is not financially feasible for decades given other TIRZ commitments.
They did not discuss what would happen if Hamblen went underwater during a flood. Nor did they discuss the increased traffic load on Kingwood Drive.
Tax-Increment Reinvestment Considerations
The City of Houston lets TIRZs (Tax Increment Reinvestment Zones) keep a certain percentage of tax revenue increases within their boundaries. The TIRZ can apply that percentage to projects that help residents (like the Northpark Expansion Project) or projects that help developers expand the tax base.
For instance, a developer might need financial help to bring water or sewer lines to an area.
Another common “ask” is for help with landscaping or building trails to blend in with the surrounding community.
Some of those things might go beyond the developer’s cash flow. In which case, he/she might ask for a percentage of the increment. If the TIRZ board agrees, they donate X% to the project and keep the balance of the increment for new roads, road repairs, signalization of intersections, paying down bond debt, etc.
Haddad did not discuss what he needed. But he did say, “I am absolutely certain that the only way to make things happen is to work together.”
He added, “Each room (in the hotel) costs $785,000.” Altogether, he projected the entire project would require $450 million of investment.
Wetlands Preservation
“We’re not going to impact the flooding problem,” said Haddad. “We actually help it a little bit by improving the flow of the water.”
“We know that there’s a lot of wetlands. We’re not going to touch any of them.”
Because they don’t want to obstruct the flow of water, everything would be built on pylons. And building above Harvey-levels would “add cost pressure,” said Haddad.
According to Harris County Flood Control District, rainfall for that time period was between a 2-year and 10-year flood on the nearby San Jacinto West Fork.
Move your Maserati to higher ground! Romerica is back.
Next Steps
In the end, the Board asked Haddad for examples of comparable resorts and made no decisions. To be continued.
Posted by Bob Rehak on 3/15/25
2755 Days since Hurricane Harvey
Montgomery County Development Regs Revised, New Drainage Criteria on Hold
3/14/25 – Montgomery County Development Regs have been revised and became effective on 3/4/25.
The MoCo Engineer has posted them online. For convenience, I have also posted them under the Regulations Tab on the ReduceFlooding Reports Page.
The primary audience for the regulations is developers. However, neighbors near new developments may wish to study the regs, too, to ensure developers follow the rules.
On a separate but related note, MoCo’s new Drainage Criteria Manual is still on hold.
Changes
Montgomery County Subdivision Regulations were adopted in 1984 with an update in 2021. This rewrite includes many significant updates, such as:
What Developers Must Submit
Section Three outlines what developers must submit to Commissioners’ offices. This could come in handy if you ever need to submit a FOIA request. Requirements include:
Separate plans must be prepared for each subdivision.
Section 4 covers drainage plan requirements. Among other things, a drainage plan must provide for the disposition of runoff entering the development from adjacent property, runoff within the development and runoff leaving the development to an acceptable outfall.
Floodplain and Floodway Development
Section 5 specifies additional requirements for drainage studies when developers build in floodplains and floodways. For instance, they must obtain a Conditional Letter of Map Revision (CLOMR) from FEMA prior to the County’s approval of a drainage plan or study when:
A CLOMR is a FEMA comment on a proposed project that could impact flood-hazard areas. And it indicates whether the project, if built as proposed, would meet National Flood Insurance Program (NFIP) standards and warrant a change to the Flood Insurance Rate Map (FIRM).
Alteration of a stream or river also requires TCEQ approval and the approval of any governing entities within 1,000 feet.
Status of Updated Drainage Criteria Manual
On a separate note: MoCo will soon update its Drainage Criteria Manual (DCM). The county is still working off an old DCM from 2019 that was a minor revision of a 1989 document.
In February 2024, Montgomery County finally published a draft of a comprehensive new DCM. The draft brought the County’s standards up to date and in line with surrounding areas’.
Major changes included, but were not limited to:
I’ll let you know when/if MOCO adopts these new drainage standards.
By the way, people always ask me why I list “days since Harvey,” on all my posts. I want to dramatize how long political change takes. And this is a prime example.
Posted by Bob Rehak on 3/14/25
2754 Days since Hurricane Harvey