The Preserve at Woodridge website indicates that the developer, Guefen, will begin leasing spacious, 763 SF, 1-bedroom, 1-bath, luxury homes beginning March 16, 2023 … for only $1365 per month. Even more spacious, 1388-SF homes will begin leasing later at just $2145 per month.
The marketing theme: “There’s room for you at Preserve at Woodridge.”
According to the website, luxury units in the Preserve offer “unparalleled amenities,” such as backyards, toilets, tubs, sinks and on-street parking – with a $0 deposit. A few lucky renters will even have the option of reserved, covered parking spots for an undisclosed fee.
But the biggest plus? Some units have enough grass for a lawn chair.
65% Impervious Cover?
Engineers claim the detention pond will hold a 100-year rain that falls in 24-hours. But they also based their calculations on 65% impervious cover. The photos below show that may have been understated.
The higher the percentage of impervious cover, the more runoff you have and the larger the stormwater detention basin you need.
It will be interesting to see how these homes fare when FEMA releases new flood maps later this year.
Oh well. Too late now!
Photos Taken March 3, 2023
The pictures show how close the homes are to completion…and each other.
Overview of Preserve at Woodridge, looking east over Woodridge Parkway.The grand entry near Woodridge Parkway built around a community pool. Those elongated structures are shared garage spaces, but most of the parking will be on-street.You’ll have to share those spacious back yards with an air conditioning unit, but you’ll have a concrete patio in case grass doesn’t grow in the shade.Twelve lucky homes will have a view of the stormwater detention basin which will hold water permanently.
With luck, the waterfront residents might even be able to shag some foul balls from the Kingwood Park High School baseball fields across the ditch.
Will Proximity of Homes be a Pro or Con?
Psychological research has documented strong positive associations between interpersonal closeness and social decisions such as cooperative behavior and trust. From that perspective, perhaps housing like this is the wave of the future.
On the other hand, overcrowding can lead to psychological distress. That, in turn, has an effect on behavior and the ability to cope with conditions. Researchers have linked lack of privacy to depression and other negative psychological consequences. But hey. It can’t be more crowded than New York.
This is a new model for development – a whole community of homes separated by only 4-5 feet. Only time will tell whether the pros outweigh the cons.
Posted by Bob Rehak on 3/7/2023
2016 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.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2023/03/20230304-DJI_0206.jpg?fit=1200%2C799&ssl=17991200adminadmin2023-03-07 16:17:132023-03-07 17:40:19“Spacious” 763-SF Homes Available March 16
The rate of excavation for another stormwater detention basin on the Woodridge Village property picked up 47% in the last five weeks. That’s compared to the weekly average since Sprint Sand and Clay began excavating last year under the terms of its Excavation and Removal (E&R) contract with Harris County Flood Control District (HCFCD).
March 6, 2023, Sprint has excavated 93,023 CY, according to HCFCD.
Dividing the difference by five weeks, yields an average of 2,532.6 CY per week.
The weekly average since the start of excavation 54 weeks ago equals 1722.7 CY.
So, the February/early March data is an increase of more than 800 cubic yards per week compared to the long-term average, a 47% increase.
Demand for dirt under E&R contracts varies with housing starts and road construction. Housing starts have slowed greatly in recent months as interest rates have increased to cool inflation. It’s not clear yet whether the increased rate of excavation represents a temporary blip or the beginning of a turnaround in the market for dirt.
Then and Now Photos
Here’s the extent of excavation on the new pond as of January 24, 2023.
Woodridge Village Detention Basin #6 at the end of January 2023.Contractors have not yet connected the new basinto others.
Here’s how the new basin looks today from approximately the same location – much longer!
Same location at start of March.Sprint has not yet reached the end of S1, the detention basin on the right.Looking south toward Kingwood. Sprint has the width of four or five more houses to go before it reaches as far as the end of S1. The tree line in the background is the Harris/Montgomery County line.
Increased Rate is Welcome News
The increase in the excavation rate is welcome news for residents who flooded twice in 2019, thanks in large part to Woodridge Village construction practices. Perry Homes left the aborted development about 40% short of Atlas-14 requirements. Since then HCFCD and the City of Houston bought the site and are working on ways to reduce flood risk.
E&R contracts give HCFCD a low-cost head start on mitigation as engineers finalize plans. Knowing that they will need additional stormwater detention capacity, HCFCD established a flexible contract with Sprint for only $1,000. It lets Sprint remove up 500,000 CY and sell the dirt at market rates. This virtually eliminates a major construction cost and provides major savings to taxpayers.
Sprint is obligated to remove a minimum average of 5,000 CY per month and must place the dirt outside of the 100-year floodplain. The contract lasts three years.
Sprint will excavate within the red line. If they move the total 500,000 cubic yards, they will more than double stormwater detention capacity on the site.
Posted by Bob Rehak on 3/6/2023
2015 Days since Hurricane Harvey and 1264 since 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.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2023/03/20230304-DJI_0190.jpg?fit=1200%2C799&ssl=17991200adminadmin2023-03-06 15:31:292023-04-03 15:55:23Rate of Woodridge Village Excavation Increases 47%
Two on the east side of FM2100 have come a long way since I first photographed them seven months ago. Last July, I flew over Los Piños and Saint Tropez. At the time, Los Piños was paving streets. Saint Tropez had just broken ground and started clearing.
On 3/5/23, I flew over both again and drove through Los Piños.
Saint Tropez is in upper portion of map at FM2100 and Meyer Road. Los Piños is south of Saint Tropez.
Los Piños now has a welcome center open that trumpets “owner financing.” And Saint Tropez looks to be in the final stages of clearing and grading. Let’s look at some “then-and-now” photos for both areas.
Los Piños
July 2022
Los Piños Phase I in July 2022
March 2023
Los Piños Phase I looking west, March 5, 2023Los Piños Phase I looking east, March 5, 2023
The 130-acre Los Piños Phase I tract represents only 0.34% of the larger LH Ranch Tract from which it is carved.
Saint Tropez
Looking SW
Megatel, the developer had just broken ground the month before I first flew over St. Tropez in July 2022.
Saint Tropez in July 2022. Looking SW from NE corner.
Here’s how the property looks today from the same angle.
Saint Tropez looking SW from NE corner, March 5, 2023
Looking SE from Over FM2100
Saint Tropez in July 2022, looking SE from NW cornerSame angle seven months later. Saint Tropez in March 2023.
From FM2100 to the far end of the development is about a mile. The owner, Megatel plans to build a 1,000-acre, 4500-home community around a giant manmade lagoon with white sand beaches, a water park with surf simulator, and an entertainment district.
The press release announcing the groundbreaking last year in June stated that Megatel anticipated completion of Phase I sometime in the first quarter of 2023. They have a long way to go in the next three weeks! Rising interest rates and the recession in the housing market may have slowed plans down.
Los Piños Drainage Plans Claim No Adverse Impact
Both developments naturally drain southeast toward tributaries of Luce Bayou. You can see a channel leading toward them in the photo below. But at this writing, I only have drainage plans for Los Piños.
Looking SE from Saint Tropez in foreground toward Los Piños (upper right) and Key Gully/Luce Bayou out of sight in background. Drainage channels from Saint Tropez (upper left) and Los Piños (foreground) come together and veer right toward Key Gully and then Luce Bayou.
Preston Hydrologic developed the drainage plans for Los Piños and claimed the side slopes of the channels would be grass-lined to reduce/prevent erosion.
The developer may have to replant grass to reduce erosion. Los Piñosphoto taken 3/5/2023.
While the upper portions of channel banks have some grass, it appears that grass on the lower portions has washed away. Significant erosion is visible on channel banks and culverts between these linear stormwater detention basins are filling with silt.
For the complete Los Piños drainage analysis, click here. The engineering company claims it has 25% more stormwater-detention-basin capacity than necessary. That should actually reduce flood risk downstream, assuming the plans are accurate. Preston claims Los Piños will have no adverse impact.
Wetlands are interlaced throughout this area. And wetlands mitigation will be part of the plans for developments on both sides of FM2100, according to the Army Corps.
Posted by Bob Rehak on 3/5/2023
2014 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.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2023/03/20230305-DJI_0268.jpg?fit=1200%2C799&ssl=17991200adminadmin2023-03-05 19:18:422024-02-04 12:09:32Los Piños Now Selling Lots in Huffman; Saint Tropez Still Clearing, Grading
“Spacious” 763-SF Homes Available March 16
The Preserve at Woodridge website indicates that the developer, Guefen, will begin leasing spacious, 763 SF, 1-bedroom, 1-bath, luxury homes beginning March 16, 2023 … for only $1365 per month. Even more spacious, 1388-SF homes will begin leasing later at just $2145 per month.
According to the website, luxury units in the Preserve offer “unparalleled amenities,” such as backyards, toilets, tubs, sinks and on-street parking – with a $0 deposit. A few lucky renters will even have the option of reserved, covered parking spots for an undisclosed fee.
But the biggest plus? Some units have enough grass for a lawn chair.
65% Impervious Cover?
Engineers claim the detention pond will hold a 100-year rain that falls in 24-hours. But they also based their calculations on 65% impervious cover. The photos below show that may have been understated.
The higher the percentage of impervious cover, the more runoff you have and the larger the stormwater detention basin you need.
It will be interesting to see how these homes fare when FEMA releases new flood maps later this year.
Oh well. Too late now!
Photos Taken March 3, 2023
The pictures show how close the homes are to completion…and each other.
With luck, the waterfront residents might even be able to shag some foul balls from the Kingwood Park High School baseball fields across the ditch.
Will Proximity of Homes be a Pro or Con?
Psychological research has documented strong positive associations between interpersonal closeness and social decisions such as cooperative behavior and trust. From that perspective, perhaps housing like this is the wave of the future.
On the other hand, overcrowding can lead to psychological distress. That, in turn, has an effect on behavior and the ability to cope with conditions. Researchers have linked lack of privacy to depression and other negative psychological consequences. But hey. It can’t be more crowded than New York.
This is a new model for development – a whole community of homes separated by only 4-5 feet. Only time will tell whether the pros outweigh the cons.
Posted by Bob Rehak on 3/7/2023
2016 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.
Rate of Woodridge Village Excavation Increases 47%
The rate of excavation for another stormwater detention basin on the Woodridge Village property picked up 47% in the last five weeks. That’s compared to the weekly average since Sprint Sand and Clay began excavating last year under the terms of its Excavation and Removal (E&R) contract with Harris County Flood Control District (HCFCD).
Demand for dirt under E&R contracts varies with housing starts and road construction. Housing starts have slowed greatly in recent months as interest rates have increased to cool inflation. It’s not clear yet whether the increased rate of excavation represents a temporary blip or the beginning of a turnaround in the market for dirt.
Then and Now Photos
Here’s the extent of excavation on the new pond as of January 24, 2023.
Here’s how the new basin looks today from approximately the same location – much longer!
Increased Rate is Welcome News
The increase in the excavation rate is welcome news for residents who flooded twice in 2019, thanks in large part to Woodridge Village construction practices. Perry Homes left the aborted development about 40% short of Atlas-14 requirements. Since then HCFCD and the City of Houston bought the site and are working on ways to reduce flood risk.
E&R contracts give HCFCD a low-cost head start on mitigation as engineers finalize plans. Knowing that they will need additional stormwater detention capacity, HCFCD established a flexible contract with Sprint for only $1,000. It lets Sprint remove up 500,000 CY and sell the dirt at market rates. This virtually eliminates a major construction cost and provides major savings to taxpayers.
Sprint is obligated to remove a minimum average of 5,000 CY per month and must place the dirt outside of the 100-year floodplain. The contract lasts three years.
Posted by Bob Rehak on 3/6/2023
2015 Days since Hurricane Harvey and 1264 since 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.
Los Piños Now Selling Lots in Huffman; Saint Tropez Still Clearing, Grading
Several different developments are being carved out of a larger 3738-acre tract once owned by LH Ranch in northern part of Huffman.
Two on the east side of FM2100 have come a long way since I first photographed them seven months ago. Last July, I flew over Los Piños and Saint Tropez. At the time, Los Piños was paving streets. Saint Tropez had just broken ground and started clearing.
On 3/5/23, I flew over both again and drove through Los Piños.
Los Piños now has a welcome center open that trumpets “owner financing.” And Saint Tropez looks to be in the final stages of clearing and grading. Let’s look at some “then-and-now” photos for both areas.
Los Piños
July 2022
March 2023
The 130-acre Los Piños Phase I tract represents only 0.34% of the larger LH Ranch Tract from which it is carved.
Saint Tropez
Looking SW
Megatel, the developer had just broken ground the month before I first flew over St. Tropez in July 2022.
Here’s how the property looks today from the same angle.
Looking SE from Over FM2100
From FM2100 to the far end of the development is about a mile. The owner, Megatel plans to build a 1,000-acre, 4500-home community around a giant manmade lagoon with white sand beaches, a water park with surf simulator, and an entertainment district.
The press release announcing the groundbreaking last year in June stated that Megatel anticipated completion of Phase I sometime in the first quarter of 2023. They have a long way to go in the next three weeks! Rising interest rates and the recession in the housing market may have slowed plans down.
Los Piños Drainage Plans Claim No Adverse Impact
Both developments naturally drain southeast toward tributaries of Luce Bayou. You can see a channel leading toward them in the photo below. But at this writing, I only have drainage plans for Los Piños.
For a more detailed description of the plans including drainage, see the post I wrote about these developments in early August 2022.
Preston Hydrologic developed the drainage plans for Los Piños and claimed the side slopes of the channels would be grass-lined to reduce/prevent erosion.
While the upper portions of channel banks have some grass, it appears that grass on the lower portions has washed away. Significant erosion is visible on channel banks and culverts between these linear stormwater detention basins are filling with silt.
For the complete Los Piños drainage analysis, click here. The engineering company claims it has 25% more stormwater-detention-basin capacity than necessary. That should actually reduce flood risk downstream, assuming the plans are accurate. Preston claims Los Piños will have no adverse impact.
Wetlands are interlaced throughout this area. And wetlands mitigation will be part of the plans for developments on both sides of FM2100, according to the Army Corps.
Posted by Bob Rehak on 3/5/2023
2014 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.