Preserve At Woodridge All Framed Out

It won’t be long now before we start seeing moving trucks at the Preserve at Woodridge. The new high-density, low-grass, pet-friendly, community of 131 free-standing rental homes has reached a milestone. The entire development is framed out. See the pictures below.

Photos Taken on January 29, 2023

Looking SE toward Kingwood Park High School from over St. Martha Catholic Church parking lot.
Last homes under construction on the SW corner of the new subdivision.
Looking toward the west from over the detention pond gives you a feeling for how close together these homes are.
65% impervious cover according to the RG Miller plans.
The pearlescent, allegedly “grass lined” stormwater detention basin seems to still leak silty stormwater into this tributary of Ben’s Branch.

Who is the Market For These Homes?

It will be interesting to see what types of tenants this subdivision attracts. The website shows a picture of young adults by a pool. These homes might represent a step up from apartments for some of them.

But none of the website’s pictures feature empty-nesters who might be looking to downsize. The long walks between cars and front doors could make it difficult to get all those groceries into the kitchen.

And the small amount of parking could deter families with more than one car.

Glad it’s not my money at risk. But maybe they’ve identified a new market niche.

The biggest complaints I hear are that these homes don’t fit the character of the surrounding community. People worry about negative impacts on their property values.

I have also heard firefighters express safety concerns about the proximity of the homes.

Regardless of how you feel, it’s too late to do anything about these now.

History of Project

To see the progression of this project, see the following posts:

Posted by Bob Rehak on 2/3/23

1984 Days since Hurricane Harvey

The thoughts expressed in this post represent opinions on matters of public concern and safety. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP Statute of the Great State of Texas.

Dems Shortchange Precinct 3 by Almost $50 Million in 2022 Bond Allocation

Correction: Since publishing this, Precinct 3 Commissioner Tom Ramsey contacted me to say that the discrepancy is not as bad as this article makes it look. He believes the percentages described below will be applied in a different order resulting in different outcomes. However, he could not provide final totals, saying that the SVI percentages were still being examined. Finally, he emphasized that the money Precinct 3 does get will be put to good use. He also emphasized the need to incorporate miles of roadway in each precinct into the allocation formula. Commissioner Garcia has not responded to my invitation to supply his point of view.

Original Article as First Published

To sell the controversial $1.1 Billion Road and Parks bond in 2022, Democrats on Harris County Commissioners Court passed a resolution promising voters that each precinct would get at least $220 million. The $220 million minimum was promoted to voters on the web, in the press, at community meetings, and in handouts and flyers county-wide for three months prior to the November election. For example…

Screen capture from Harris County Engineering Site on 1/31/23
Close-up photo of flier distributed by Harris County at community meetings

But one month into the new administration…

Dems adopted an allocation plan that gives Republican-led Precinct 3 only $173 million – almost $50 million less than the promised $220 million.

Commissioner Adrian Garcia introduced his complicated allocation scheme in a five-part motion. He never did reveal the totals although he did admit that not every precinct received the minimum. Because he bases his scheme on the CDC’s social vulnerability index, not miles of roads that need to be maintained, Precinct 3 will get less money in total and less than one-fifth the dollars per “lane mile” compared to Garcia’s Precinct 2.

Who Gets How Much

Garcia never revealed totals for each precinct. To learn who gets how much, you have to calculate the totals yourself using a vague procedure Garcia verbally outlined during commissioners court on 1/31/23. It’s a confusing, multi-part formula that requires calculating percentages of percentages of percentages of figures found in different documents. Only after adding totals from three different subcategories does the ugly truth became apparent. 

Here’s how I calculated the shortfall. Garcia’s scheme contains three “buckets.”

  • Harris County Engineering gets 10% or $110 million.
  • Each precinct then gets a flat baseline amount equal to 63.64% of the remainder.
  • Each precinct also gets an amount that varies based on the number of “socially vulnerable” residents from the remaining 26.36%.

SVI percentages vary widely. And they radically skew the final totals. Here’s how the math works out.

PrecinctBaseline Amt.SVI %Total Each Precinct
P1$157,509,000$117,446,067$274,955,067
P2$157,509,000$147,186,806$304,695,806
P3$157,509,000$15,645,510$173,154,510
P4$157,509,000$79,690,617$237,199,617
Calculations based on Garcia’s description of formula in meeting and the SVI numbers he supplied

The final totals could vary slightly if you applied the percentages in a different order. But any way you cut it, P3 still gets far less that the minimum guarantee and $50 – $100 million less than Democratic precincts..

This PDF explains what the 10% for Engineering covers and lists SVI populations in each precinct. SVI stands for the CDC’s Social Vulnerability Index. However, Garcia does not list a source or date for the SVI numbers, so we have to take his word for their accuracy.

Now, remember, this is primarily a road bond. So, let’s also look at how this allocation translates into dollars per lane mile.

PrecinctLane MilesAllocation$/Mile
P12100$274,955,067$130,931
P22230$304,695,806$136,634
P36750$173,154,510$25,652
P43120$237,199,617$76,025
Lane miles supplied by Harris County Precinct 3 staff

Precinct 3 has 2-3X the lane miles compared to other precincts. Yet it gets the smallest allocation. Compared to Garcia’s Precinct 2…

Precinct 3 gets less than one-fifth the dollars per lane mile. This is no accident.

During the hotly contested redistricting process in 2021, Democrats gave Ramsey the lion’s share of unincorporated Harris County to maintain. Now, the final shoe drops. They denied him the ability to maintain those roads.

What Do YOU Call It?

Is this a political vendetta? Voter fraud? Financial fraud? Theft of services? A bald-faced lie? Business as usual in Harris County Commissioners Court? Or all of the above? You could build a case for “all of the above.” In my opinion:

  • If this were the prospectus for a new stock offering, the Securities and Exchange Commission would likely launch an investigation.
  • If it were an advertisement, the Federal Trade Commission could level hefty “bait-and-switch” fines.
  • If you told someone you were going to provide $50 million worth of services and then didn’t, but still took their money, the Texas Attorney General could build a felony case for theft of services.
  • Right now, the New York attorney general is suing a former U.S. President for making misleading financial statements.

No Transparency

Before the vote on the bond in November, Garcia could have offered up his allocation formula. But he didn’t do that. 

And before the vote on the allocation formula Tuesday, Garcia could have easily said, “Here’s what each Precinct will get.” But he didn’t do that either. As with the Flood Bond and the Equity Prioritization Framework, this is another example of changing the deal after voters vote.

That’s why, in my opinion, this is deliberate concealment with intent to defraud taxpayers. 

Bob Rehak

Discussion went like this.

Despite Precinct 3 Commissioner Ramsey’s reservations and his plea for more time to study the impact of the proposal, the Dems approved Garcia’s allocation formula on the spot. This was carefully rehearsed.

You can see video and a complete transcript of the discussion here, starting at 4:15:13.

Garcia also revealed other screening criteria for project consideration. Just in case you thought a project benefitting you might squeak through, the eligibility criteria involve factors such as:

  • A 25% weighting for project location.
  • The Equity Prioritization Framework which gives 65% weight to population density and social vulnerability (a second time).

Other Brazen Developments

Encouraged by a 4:1 majority on commissioners court, Democrats have become brazen. Tuesday’s revelation concerning the 2022 bond was one of many.

  • Commissioners still didn’t take any action on the $750 million in HUD funds that have been sitting on the table for a year and nine months.
  • That $750 million – with the flood resilience trust – could pay for every unfunded project in the 2018 flood bond. But instead of asking why Community Services has not prepared a detailed plan that HUD could approve, Commissioners allocated $64 million from local Toll Road funds to keep flood projects moving in Democratic precincts.
  • While not even acknowledging the $750 million in untapped HUD funds sitting on the table, Garcia repeatedly said that we don’t have enough money to finish the flood bond and discussed taking money from the 2022 Road Bond.

I suspect Dems want to cancel Flood-Bond projects in Precinct 3 and then blame the cancellations on a Republican-led GLO, which administers HUD funds in Texas.

That could push independents toward the blue column…at least those not paying close attention.

Lingering Concerns

The concerns outlined above are serious. But those aren’t the only concerns. Readers have written asking:

1) Will there be transparency for this bond like we had for the flood bond? Or will this turn into another give away to campaign donors?

2) How were the SVI numbers calculated?  Are they available for review?  How can we trust those numbers?

3) What other large public agency divides infrastructure money by SVI?  Prove that it is a “best practice” and not a way to game the system to get more money in Precinct 2.

4) This is clearly political punishment for Precinct 3 that puts Republican lives at risk. Is this the example that Harris County “leadership” wants to set for future generations?

5) Are we fueling more distrust in government which has been steadily declining.

Garcia addressed none of those issues. Only one thing is clear. Last Tuesday was a tipping point in the history of Harris County.

If Commissioner Garcia wishes to write a rebuttal, I will post it.

Posted by Bob Rehak on 2/2/2023

1983 Days since Hurricane Harvey

The thoughts expressed in this post represent opinions on matters of public concern and safety. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP Statute of the Great State of Texas.

New Woodridge Village Detention Basin Already 2nd Largest

As of January 30, 2023, Sprint Sand and Clay had excavated 80,360 Cubic Yards of dirt from a sixth Woodridge Village stormwater detention basin under an Excavation and Removal Contract with Harris County Flood Control District. Even though the new basin is not yet complete, it is already the second largest on the site.

Sprint’s $1,000 contract gives it the right to excavate up to 500,000 cubic yards and sell the dirt at market rates to make its money back. The purpose: to get a head start on construction of another basin that could eventually double Woodridge Village stormwater detention capacity so that it will exceed Atlas-14 requirements and create a safety margin to accommodate future development.

Reason for Project

Perry Homes sold the failed development to Harris County Flood Control District in 2021 after it contributed to the flooding of hundreds of homes in Elm Grove and North Kingwood Forest twice in 2019.

Excavation began in early 2022. By the end of that year, Sprint had removed 73,745 cubic yards of soil. January’s total means Sprint is about one-sixth of the way toward its goal.

The basin already holds a considerable amount of runoff as the pictures below show. The pictures were taken on 1/24/23 after a five-year rain (3.6 inches in two hours). That’s about half the volume that fell on May 7, 2019 when Woodridge Village first flooded Elm Grove and North Kingwood Forest. But at that time, only the long narrow detention basin on the lower right had been completed.

Looking NE across the main part of Woodridge. Basin in foreground is the one under construction.

Reverse angle, looking SW toward Woodland Hills Drive and Kingwood Park High School.

New Excavation Already Second Largest on Site

80,360 cubic yards equals 49.8 acre feet. Woodridge Village’s five original basins had the following capacity:

  • N1 = 13.2 acre feet
  • N2 = 154.7 acre feet
  • N3 = 42 acre feet
  • S1 = 18.6 acre feet
  • S2 = 42.5 acre feet
Original Detention Pond Capacity on Woodridge Village

That means the new basin already ranks as the second largest on the Woodridge Village site.

Only N2 has more capacity at the present. But eventually, the new basin could double its size.
All basins will eventually converge into the basin in left foreground above. From there, water exits into Taylor Gully.
Despite the 5-year rain that fell only hours before these photos, Taylor Gully never came close to overflowing on January 24th because of the controlled release rate.

More capacity will mean the site can safely handle much larger rainfalls.

Current detention pond capacity equals 271 acre feet. When complete, the new basin will add 309 acre feet, more than doubling the site’s stormwater detention capacity.

Funding and Next Steps

This is all part of a larger plan outlined in the preliminary engineering review for Taylor Gully that HCFCD shared with the public in December. The plan also calls for deepening a portion of Taylor Gully and replacing the twin-culvert bridge at Rustic Elms with an open-span bridge.

U.S. Representative Dan Crenshaw has already secured $1.6 million for Taylor Gully Improvements. The City of Houston also has secured a $10.1 million loan from the Texas Water Development Board to improve drainage in the Taylor Gully watershed.

Next up: final design of the improvements before construction can begin.

Posted by Bob Rehak on 1/31/23

1981 Days since Hurricane Harvey and 1230 since TS Imelda

The thoughts expressed in this post represent opinions on matters of public concern and safety. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP Statute of the Great State of Texas.