While doing a construction update on the trouble-plagued Laurel Springs RV Resort, I learned that the property may have changed hands. At a minimum, it seems to be under new management. Excel Commercial Real Estate, a company run by the original developers, does not list the property on its website. A web search shows that another company named Jetstream Communities is looking for a property manager and an assistant property manager for the same RV park at the same address (1355 Laurel Springs Lane). The assistant manager posting is dated September 7, 2022, just two weeks ago.
About Jetstream Communities
The original developers of the property list many of their projects as “build-to-sell.”
However, Jetstream Communities says it specializes in the development, acquisition, and management of RV properties. There seems to be some overlap there.
But it’s not clear at this point whether the property has been sold or whether the two companies have reached some kind of management agreement. Neither was available for comment over the weekend.
For the last two weeks, little progress has been made on the site at a time when it should have been nearing completion. Usually companies are eager to start making money from properties after cash-draining construction. But the extent of paving at the north end of the site has not changed in at least three weeks.
The pictures below show the status of the construction and some of the “amenities” it will offer.
Grass Strips
Grass strips between parking slots will be wide enough to unfold a lawn chair.
Looking NW across Laurel Springs Lane. Sidewalk is new in last two weeks.
The original developer claimed 66% impervious cover, but I sure would like to see the calculations. See below.
Photo taken from a legal height and enlarged. Note width of strips between parking spots.
I must admit that concrete is a definite step up from the gravel parking lots found in many RV resorts.
Built-In Vibration
Those who miss those vibrating beds in motels will have freight trains rolling by 24/7 and the hum of high tension wires to put themselves to sleep at night.
Note Union Pacific tracks and Centerpoint lines on left.
Recreation Area
After being cooped up in a motorhome for a thousand miles, your dog can really stretch its legs in that 90-foot run behind the comfort station.
Length of dog run/recreation area will equal width of four parking slots behind comfort station.From permit plans. AS1.2 Partial Dimension Plan Zone 1.3,555 square feet is 1/12th of an acre.
On-Site Entertainment
Who needs vistas in the distance when you can see those mysterious reappearing black spots in the detention pond up close?
More news as it becomes available on the potential ownership change. None of the parties were available for comment over the weekend.
Posted by Bob Rehak on 9/25/22
1853 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/2022/09/20220924-DJI_0629.jpg?fit=1200%2C799&ssl=17991200adminadmin2022-09-25 21:39:432022-09-26 09:23:42Controversial Laurel Springs RV Resort Apparently Under New Management
Developers have virtually finished clearing approximately 70 acres on Townsend Blvd. West in Humble. The land is immediately north of Sam’s Club and east of Walmart and Aldine ISD’s Jones Middle School. The image below from Google Earth shows the location of the land and the extent of clearing as of last April. At that time, about a quarter of the property had not been cleared. See red oval.
Trees in red oval are now gone.See pictures below.
The two photos below show the land in the red oval as of 9/24/22.
Looking west at newly cleared area toward Townsend and Aldine ISD’s Jones Middle School.Looking East toward Costco (upper left) and Deerbrook Mall (upper right).
Two Large Detention Basins Already Built
Since my original post on this property, the developers have also built two large stormwater detention basins that comprise most of the eastern boundary.
Two large detention basins sit between the development to the east and the land that developers will build on.A second basin lies between the larger one above and the drainage ditch to the north.
The basins are a bit hard to see in photograph above because everything is so monochromatic. But if you look closely, you can see backslope interceptor swales around them and drainpipes that lead down to the bottom of the basins. The purpose: to prevent erosion on the sides of the basins that could accelerate siltation in drainage ditches and reduce their conveyance. Such swales represent a best practice.
Leaving the stand of trees on the left above also represents a best practice. Why? The land slopes toward the trees. Had a heavy rain hit the site before the basins were built, the trees would have intercepted runoff and prevented silt from entering the ditch in the background by the power lines.
Three residential developers appear to own all parcels that comprise this cleared area. They include Hannover Estates, Townsen Landing LLC, and Headway Estates LTD. A three-year-old article in Community Impact quoting Saratoga Homes suggests that 357 single-family homes and townhomes are planned for this location.
The site is near the commercial center of northeast Harris County. But unfortunately, it’s also near the floodplain of the San Jacinto West Fork and Spring Creek. So flood risk is high. And will be going higher.
From FEMA’s National Flood Hazard Layer Viewer. Red oval indicates location of development.
Note the dates on the map above. One portion is 2014 and the other 2007. Both predate Harvey and NOAA’s new Atlas 14 rainfall statistics. These floodplains could soon expand and take in portions of the new development.
If that happens, these developers could be caught between rising interest rates and widening floodplains. That will squeeze profits. I talked to one developer last week who is choosing to retire now rather than ride out another recession.
Posted by Bob Rehak on 9/24/22
1852 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2022/09/20220924-DJI_0669.jpg?fit=1200%2C799&ssl=17991200adminadmin2022-09-24 17:57:562022-09-24 18:03:54New Development on Townsend in Humble Almost Finished Clearing
The Kings Forest Community Association (KFCA) board has expressed concerns about the outfall location for the proposed Cypress Creek flood tunnel. Phase 2 of the tunnel study showed two potential outfalls in the Humble/Kingwood Area: one immediately upstream from the I-69 bridge, the other farther downstream near River Grove Park.
KFCA does not oppose the tunnel. But it does want assurances from the Harris County Flood Control District (HCFCD) that it will have NO adverse impact on:
The community’s flood risk
Potential damage to homes and businesses
Oilfield infrastructure
Water quality in Lake Houston
Bridges
Further, KFCA requested that “no adverse impact” be demonstrated with the latest flood data compiled after Harvey and that the data be based on mitigation improvements alreadyin place, not plannedefforts that could fall through for funding or political reasons.
KFCA concerns have to do with flood peaks shifted by both a tunnel and upstream development that could cause altered peaks to coincide and heighten flooding even more.
Feet Above Flood Stage Highest at US59 And West Fork
HCFCD has a long-standing policy of not supporting flood-mitigation projects for one area that would make flooding worse in another. But the KFCA board fears that the location of the outfall could make flooding worse in the Humble/Kingwood Area.
Said the board, “The tunnel would add stormwater to Lake Houston at a location that experienced the highest flooding in northern Harris County and had some of the heaviest damage as a result.”
Chart showing feet above flood stage at 33 gages for misc. locations in Harris County during Harvey.
Potential Damage to Homes/Businesses
The heat map below shows cumulative flood damage since 1978. The Humble, Kingwood, Huffman area appears to have sustained even more damaged than Cypress Creek to the west.
Proximity to Humble Salt Dome/Oilfield Infrastructure
Additionally, the outfall location(s) contain hundreds of active and abandoned oil-and-gas wells around and over the Humble salt dome. The map below, from the Railroad Commission of Texas, shows their locations and density. The proposed Cypress Creek Tunnel would have to snake its way through these if it goes beyond US59.
Active (green) and abandoned (white) wells over and around the Humble Salt Dome. Source: Railroad Commission of Texas.
The photo below shows pollution in Lake Houston from flood-damaged oil field assets.
Oil on water by abandoned Noxxe lease in Forest Cove
It took the Railroad Commission 4.5 years to clean up this mess after the operator declared bankruptcy. Yet the proposed Cypress Creek tunnel would outfall into the headwaters of Lake Houston, the source of drinking water for two million people.
Bridges
The Union Pacific Railroad Bridge had to be replaced after Harvey, affecting rail traffic for years. Reconstruction took until April 2020.
The Request: Demonstrate No Adverse Impact Using Latest Data Before Proceeding
The Kings Forest letter said, “While we are sensitive to the flooding issues along Cypress Creek, we believe that letting a Cypress Creek flood tunnel outfall at this location is not wise. It could lead to further damage and potential environmental/health dangers.”
The letter ended with a plea for HCFCD to demonstrate “no adverse impact” before proceeding with Phase 3 of the tunnel study and again at some future point if the Phase 3 study recommends construction of the flood tunnel.
“We also request that your “no adverse impact” evaluation reflect actual, current conditions,” said the directors. “Please DON’T base the evaluation on planned mitigation measures, which might not happen for political reasons.”
“Also, please DON’T base the evaluation on outdated conveyance data for the San Jacinto West Fork,” they continued. “Montgomery County is the second-fastest growing county in the region. It allows new subdivisions to use hydrologic timing surveys to avoid building floodwater detention basins. In 2019, Harris County Engineering and Flood Control proposed eliminating that practice, but MoCo Commissioners voted no. As a result, the Humble/Kingwood area faces constantly increasing flood risk from thousands of upstream acres being developed without sufficient mitigation.”
Those new developments shift flood peaks in a way that could potentially coincide with an altered peak from Cypress Creek.
Controversial Laurel Springs RV Resort Apparently Under New Management
While doing a construction update on the trouble-plagued Laurel Springs RV Resort, I learned that the property may have changed hands. At a minimum, it seems to be under new management. Excel Commercial Real Estate, a company run by the original developers, does not list the property on its website. A web search shows that another company named Jetstream Communities is looking for a property manager and an assistant property manager for the same RV park at the same address (1355 Laurel Springs Lane). The assistant manager posting is dated September 7, 2022, just two weeks ago.
About Jetstream Communities
The original developers of the property list many of their projects as “build-to-sell.”
However, Jetstream Communities says it specializes in the development, acquisition, and management of RV properties. There seems to be some overlap there.
But it’s not clear at this point whether the property has been sold or whether the two companies have reached some kind of management agreement. Neither was available for comment over the weekend.
Project’s Troubled Past
The original developers insulated themselves from liability through a limited liability company and limited partnership. The property’s TCEQ permit still shows LS RV Resort LP as the primary operator/owner. However, that permit expires in three weeks.
Under the original management, the property ran into a lengthy litany of problems:
For the last two weeks, little progress has been made on the site at a time when it should have been nearing completion. Usually companies are eager to start making money from properties after cash-draining construction. But the extent of paving at the north end of the site has not changed in at least three weeks.
The pictures below show the status of the construction and some of the “amenities” it will offer.
Grass Strips
Grass strips between parking slots will be wide enough to unfold a lawn chair.
The original developer claimed 66% impervious cover, but I sure would like to see the calculations. See below.
I must admit that concrete is a definite step up from the gravel parking lots found in many RV resorts.
Built-In Vibration
Those who miss those vibrating beds in motels will have freight trains rolling by 24/7 and the hum of high tension wires to put themselves to sleep at night.
Recreation Area
After being cooped up in a motorhome for a thousand miles, your dog can really stretch its legs in that 90-foot run behind the comfort station.
On-Site Entertainment
Who needs vistas in the distance when you can see those mysterious reappearing black spots in the detention pond up close?
Pool with Steps
More news as it becomes available on the potential ownership change. None of the parties were available for comment over the weekend.
Posted by Bob Rehak on 9/25/22
1853 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 Development on Townsend in Humble Almost Finished Clearing
Developers have virtually finished clearing approximately 70 acres on Townsend Blvd. West in Humble. The land is immediately north of Sam’s Club and east of Walmart and Aldine ISD’s Jones Middle School. The image below from Google Earth shows the location of the land and the extent of clearing as of last April. At that time, about a quarter of the property had not been cleared. See red oval.
The two photos below show the land in the red oval as of 9/24/22.
Two Large Detention Basins Already Built
Since my original post on this property, the developers have also built two large stormwater detention basins that comprise most of the eastern boundary.
The basins are a bit hard to see in photograph above because everything is so monochromatic. But if you look closely, you can see backslope interceptor swales around them and drainpipes that lead down to the bottom of the basins. The purpose: to prevent erosion on the sides of the basins that could accelerate siltation in drainage ditches and reduce their conveyance. Such swales represent a best practice.
Leaving the stand of trees on the left above also represents a best practice. Why? The land slopes toward the trees. Had a heavy rain hit the site before the basins were built, the trees would have intercepted runoff and prevented silt from entering the ditch in the background by the power lines.
Three residential developers appear to own all parcels that comprise this cleared area. They include Hannover Estates, Townsen Landing LLC, and Headway Estates LTD. A three-year-old article in Community Impact quoting Saratoga Homes suggests that 357 single-family homes and townhomes are planned for this location.
Here’s what the site looked like in April 2022.
Near Floodplain
The site is near the commercial center of northeast Harris County. But unfortunately, it’s also near the floodplain of the San Jacinto West Fork and Spring Creek. So flood risk is high. And will be going higher.
Note the dates on the map above. One portion is 2014 and the other 2007. Both predate Harvey and NOAA’s new Atlas 14 rainfall statistics. These floodplains could soon expand and take in portions of the new development.
Harris County Flood Control (HCFCD) has submitted preliminary flood maps to FEMA for review. FEMA could release the preliminary maps as early as next year. Preliminary guidance from HCFCD is that floodplains will likely expand by 50%.
If that happens, these developers could be caught between rising interest rates and widening floodplains. That will squeeze profits. I talked to one developer last week who is choosing to retire now rather than ride out another recession.
Posted by Bob Rehak on 9/24/22
1852 Days since Hurricane Harvey
Concerns Over Proposed Cypress Creek Flood Tunnel Outfall Location
The Kings Forest Community Association (KFCA) board has expressed concerns about the outfall location for the proposed Cypress Creek flood tunnel. Phase 2 of the tunnel study showed two potential outfalls in the Humble/Kingwood Area: one immediately upstream from the I-69 bridge, the other farther downstream near River Grove Park.
KFCA does not oppose the tunnel. But it does want assurances from the Harris County Flood Control District (HCFCD) that it will have NO adverse impact on:
Further, KFCA requested that “no adverse impact” be demonstrated with the latest flood data compiled after Harvey and that the data be based on mitigation improvements already in place, not planned efforts that could fall through for funding or political reasons.
KFCA concerns have to do with flood peaks shifted by both a tunnel and upstream development that could cause altered peaks to coincide and heighten flooding even more.
Feet Above Flood Stage Highest at US59 And West Fork
HCFCD has a long-standing policy of not supporting flood-mitigation projects for one area that would make flooding worse in another. But the KFCA board fears that the location of the outfall could make flooding worse in the Humble/Kingwood Area.
Said the board, “The tunnel would add stormwater to Lake Houston at a location that experienced the highest flooding in northern Harris County and had some of the heaviest damage as a result.”
Potential Damage to Homes/Businesses
The heat map below shows cumulative flood damage since 1978. The Humble, Kingwood, Huffman area appears to have sustained even more damaged than Cypress Creek to the west.
Proximity to Humble Salt Dome/Oilfield Infrastructure
Additionally, the outfall location(s) contain hundreds of active and abandoned oil-and-gas wells around and over the Humble salt dome. The map below, from the Railroad Commission of Texas, shows their locations and density. The proposed Cypress Creek Tunnel would have to snake its way through these if it goes beyond US59.
The 240,000 Cubic Feet Per Second shooting through this area during Harvey destroyed wells, tanks and pipes, exposing the public to pollution. The photos below illustrate damage to the Noxxe lease in Forest Cove near the West Fork.
Water Quality
The photo below shows pollution in Lake Houston from flood-damaged oil field assets.
It took the Railroad Commission 4.5 years to clean up this mess after the operator declared bankruptcy. Yet the proposed Cypress Creek tunnel would outfall into the headwaters of Lake Houston, the source of drinking water for two million people.
Bridges
The Union Pacific Railroad Bridge had to be replaced after Harvey, affecting rail traffic for years. Reconstruction took until April 2020.
The I-69 Southbound Bridge was out of commission for 11 months due to scouring of the bridge supports. This caused detours and massive delays for tens of thousands. Repairs cost TxDoT $20 million.
The West Lake Houston Parkway bridge also required extensive repairs after Harvey.
The Request: Demonstrate No Adverse Impact Using Latest Data Before Proceeding
The Kings Forest letter said, “While we are sensitive to the flooding issues along Cypress Creek, we believe that letting a Cypress Creek flood tunnel outfall at this location is not wise. It could lead to further damage and potential environmental/health dangers.”
The letter ended with a plea for HCFCD to demonstrate “no adverse impact” before proceeding with Phase 3 of the tunnel study and again at some future point if the Phase 3 study recommends construction of the flood tunnel.
“We also request that your “no adverse impact” evaluation reflect actual, current conditions,” said the directors. “Please DON’T base the evaluation on planned mitigation measures, which might not happen for political reasons.”
“Also, please DON’T base the evaluation on outdated conveyance data for the San Jacinto West Fork,” they continued. “Montgomery County is the second-fastest growing county in the region. It allows new subdivisions to use hydrologic timing surveys to avoid building floodwater detention basins. In 2019, Harris County Engineering and Flood Control proposed eliminating that practice, but MoCo Commissioners voted no. As a result, the Humble/Kingwood area faces constantly increasing flood risk from thousands of upstream acres being developed without sufficient mitigation.”
Those new developments shift flood peaks in a way that could potentially coincide with an altered peak from Cypress Creek.
See the full letter here.
To review HCFCD’s flood tunnel studies and leave a public comment, click here.
Posted by Bob Rehak on 9/23/22
1851 Days since Hurricane Harvey
In the interest of transparency, I should disclose that I am a member of the KFCA board.