Adventure Awaits: Laurel Springs RV Resort Opens

Adventure awaits. After more than a year under construction, the controversial Laurel Springs RV Resort has finally opened between the Union Pacific Railroad tracks that parallel Loop 494 and Lakewood Cove.

During construction, contractors:

Oh, and then there were the mysterious, unexplained black spots that kept showing up in the detention basin.

Grand Opening Theme: Adventure Awaits

With all that in mind, the Laurel Springs RV Resort came up with the perfect theme for its Grand Opening: “Adventure Awaits.”

In lieu of Grand Opening banners, marching bands, cookies and punch, the owner is offering 50% discounts through February 15th. The online booking form showed one flat rate – $69 per night – for all spots, sizes, and lengths of stay.

But the form was a bit confusing; it showed yucca trees and mountains in the background! Imagine the surprise when the snowbirds arrive!

Photos Taken During Grand Opening

Here’s what the resort looked like earlier this week.

Looking NNW from over Lakewood Cove
Looking NNE from over power line corridor
Northern portion was not yet complete.
Looking S. Ideal spot for railroad buffs.
Water collecting below detention basin has not dried in months.

I counted ten RVs on the day I took these photos. But I never did see the yucca trees and mountains featured on their reservation page.

Posted by Bob Rehak on 2/4/2023

1985 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.

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.