Contractors have cleared two parcels of land totaling 19.7 acres on West Lake Houston Parkway between Upper Lake Drive and Kings Park Way. They are now installing drainage. The developer (High Street Residential) specializes in multi-family housing. A second developer familiar with project confirmed that High Street plans to build apartments.
Location
The map below shows the location of the two parcels on West Lake Houston Parkway. They are approximately halfway between the West Fork at the top of the frame and FM1960 at the bottom.
Looking north across the two parcels. West Lake Houston Parkway is on left.Looking south from intersection of West Lake Houston Parkway and Upper Lake Drive.
The contractor appears to run a clean operation. They maintain the entrances well. And they keep adjacent streets clean. Silt fences surround the work area. So far, so good.
Parent Company, High Street Residential, Specializes in Multifamily
A sign at the entrance to the property says “High Street Residential.”
The company’s website says, “High Street Residential, a wholly-owned operating subsidiary of Trammell Crow Company, specializes in the development of multifamily housing.”
Elsewhere it says, “Renting is becoming the norm for the Millennial generation, many of whom do not own cars and view home ownership as less desirable as they seek flexibility for job changes. At the same time, empty nesters are looking to downsize to a maintenance-free lifestyle …”
The nationwide firm has more than 10,000 units in process or in the pipeline totaling more than $2 billion.
Operating Company is Kingwood Residences HTX LLC
Harris County Appraisal District (HCAD) identities the owner. The parcels belong to KINGWOOD RESIDENCES HTX LLC. That company was incorporated in Delaware last July and in Texas last August. Developers often form operating companies for each of their projects.
Close examination of the aerial photos above reveals that contractors appear to be installing drainage for Kings River Commercial Drive already. Could more shopping or offices be in the near future?
The minutes from Harris County MUD #151 last August show that Kingwood Residences HTX LLC requested a transfer of capacity from Pinehurst Trail Holdings LLC, in the amount of 139 equivalent single-family connections. The connections are for water and wastewater capacity.
This does not necessarily mean the apartments will have 139 units. An adjustment factor applies, hence the word “equivalent.”
Specific Plans Not Yet Obtained
It’s not clear from photos where the site’s stormwater detention basin will go. However, Harris County specifies a minimum detention rate of .65 acre feet per acre for sites this large. Check back often. As more information and plans become available, I will provide updates.
Posted by Bob Rehak on 5/21/22
1726 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/2022/05/20220520-DJI_0462.jpg?fit=1200%2C799&ssl=17991200adminadmin2022-05-21 13:42:302022-05-21 17:32:2219.7 Acres Cleared on West Lake Houston Parkway
When last I reported on Lake Houston dredging, the focus of operations had shifted from the East Fork to Rogers Gully. However, the dredgers were still stationed hundreds of feet offshore. According to State Representative Dan Huberty, shallow water forced them to dredge their way into the Gully. (See below.)
Location of dredge on March 1, 2022.Mouth bars, like the one in the foreground are deposited where water slows down as it reaches the lake.
Compare Photos Taken Today
Now, 2.5 months later, the dredgers have reached the Rogers Gully mouth bar and have completed dredging most of it.
Looking east toward Lake Houston. Compare photo above.Looking west toward the Walden Country Club, upper right.
Aerial photos taken this afternoon show that all but a small portion has already been removed. The operation could be completed in the next week or two, weather permitting.
Pontoons ferry the spoils to a converted marina across the lake now used as a temporary placement area. From there, trucks take the spoils to a fill-dirt company on FM1960 near SH99 east.
Before Dredging Began
To appreciate the progress, compare the photo below taken two years ago.
Rogers Gully Mouth Bar on June 16, 2020 before dredging started.
It’s not clear yet where the dredges will go next. They’re on a mission, with money that Huberty helped obtain from the legislature, to open up more ditches and streams that empty into Lake Houston. Blockages like the one at Rogers Gully can reduce the conveyance of streams. They create sediment dams that back water up. And that contributes to flooding homes and businesses behind them.
Wetlands provide free stormwater retention. They also provide valuable habitat that supports a remarkable level of biodiversity. In terms of the number and variety of species supported, wetlands rival rainforests and coral reefs. Trouble is, they also provide cheap land for developers. That brings people into direct conflict with wildlife.
Nesting waterfowl make a pretty good biologic indicator of wetlands.
Property Rights vs. Right to Life and Right to Information
By law, it’s illegal to disturb migratory birds such as herons and egrets while they are nesting. But the contractors in question did not respect that law even though they could have waited a month or two.
Don’t get me wrong. I’m all for property rights. And I support responsible development. But that means finding balance. Balance sustains life. It also provides beauty that supports property values. Would you rather raise your kids in biological barrens? Or in close to nature in a place teeming with life?
Finally I believe in the right to information that helps people make informed decisions and markets self-regulate. For instance, if people fully knew the flood risk on a piece of property before buying it, that knowledge could reduce demand, perhaps moderate prices, and discourage future development of wetlands.
But sadly, flood potential is often the last thing buyers look at. At closing, they’re probably provided with a survey that shows they’re above the base-flood elevation (aka the 100-year or 1%-annual-chance floodplain). Then it’s “Where do I sign?” And, “When can I move in?”
But a little investigation with free apps or on public websites, might help buyers drive harder bargains that would pay for the foundation leveling they will probably need eventually.
FromU.S. Fish and Wildlife Service National Wetlands Mapper.This shows the wetlands that used to exist in the area where the birds were killed and maimed.1944 Aerial Photo of same area from Google Earth Pro.Cherrywood Bend Drive is where contractors were clearing land when they encountered the nesting egrets and herons.
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/2022/05/20220519-Screen-Shot-2022-05-19-at-11.12.49-AM.jpg?fit=1200%2C680&ssl=16801200adminadmin2022-05-19 14:58:262022-05-20 12:17:52Wetlands Once Covered Area Where 138 Nesting Birds Were Slaughtered, Maimed
19.7 Acres Cleared on West Lake Houston Parkway
Contractors have cleared two parcels of land totaling 19.7 acres on West Lake Houston Parkway between Upper Lake Drive and Kings Park Way. They are now installing drainage. The developer (High Street Residential) specializes in multi-family housing. A second developer familiar with project confirmed that High Street plans to build apartments.
Location
The map below shows the location of the two parcels on West Lake Houston Parkway. They are approximately halfway between the West Fork at the top of the frame and FM1960 at the bottom.
Aerial Photos Taken 5/20/22
The contractor appears to run a clean operation. They maintain the entrances well. And they keep adjacent streets clean. Silt fences surround the work area. So far, so good.
Parent Company, High Street Residential, Specializes in Multifamily
A sign at the entrance to the property says “High Street Residential.”
The company’s website says, “High Street Residential, a wholly-owned operating subsidiary of Trammell Crow Company, specializes in the development of multifamily housing.”
Elsewhere it says, “Renting is becoming the norm for the Millennial generation, many of whom do not own cars and view home ownership as less desirable as they seek flexibility for job changes. At the same time, empty nesters are looking to downsize to a maintenance-free lifestyle …”
High Street’s Facebook page shows a long stream of high-end apartment complexes.
The nationwide firm has more than 10,000 units in process or in the pipeline totaling more than $2 billion.
Operating Company is Kingwood Residences HTX LLC
Harris County Appraisal District (HCAD) identities the owner. The parcels belong to KINGWOOD RESIDENCES HTX LLC. That company was incorporated in Delaware last July and in Texas last August. Developers often form operating companies for each of their projects.
The local address for KINGWOOD RESIDENCES HTX LLC is 2800 POST OAK BLVD STE 400, HOUSTON TX 77056-6169. But the parent has offices at 2100 McKinney Avenue, Suite 800, Dallas, TX 75201.
The uncleared area south of these properties and north of the CVS on Lake Houston Parkway is still owned by Pinehurst Trail Holdings LLC according to HCAD.
The holding company sold the two cleared parcels to Kingwood Residences last year.
The uncleared property has an address on Kings River Commercial Drive immediately south of the cleared property.
Close examination of the aerial photos above reveals that contractors appear to be installing drainage for Kings River Commercial Drive already. Could more shopping or offices be in the near future?
The minutes from Harris County MUD #151 last August show that Kingwood Residences HTX LLC requested a transfer of capacity from Pinehurst Trail Holdings LLC, in the amount of 139 equivalent single-family connections. The connections are for water and wastewater capacity.
This does not necessarily mean the apartments will have 139 units. An adjustment factor applies, hence the word “equivalent.”
Specific Plans Not Yet Obtained
It’s not clear from photos where the site’s stormwater detention basin will go. However, Harris County specifies a minimum detention rate of .65 acre feet per acre for sites this large. Check back often. As more information and plans become available, I will provide updates.
Posted by Bob Rehak on 5/21/22
1726 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.
Dredgers Reach Rogers Gully Mouth Bar
When last I reported on Lake Houston dredging, the focus of operations had shifted from the East Fork to Rogers Gully. However, the dredgers were still stationed hundreds of feet offshore. According to State Representative Dan Huberty, shallow water forced them to dredge their way into the Gully. (See below.)
Compare Photos Taken Today
Now, 2.5 months later, the dredgers have reached the Rogers Gully mouth bar and have completed dredging most of it.
Aerial photos taken this afternoon show that all but a small portion has already been removed. The operation could be completed in the next week or two, weather permitting.
Pontoons ferry the spoils to a converted marina across the lake now used as a temporary placement area. From there, trucks take the spoils to a fill-dirt company on FM1960 near SH99 east.
Before Dredging Began
To appreciate the progress, compare the photo below taken two years ago.
Harris County Flood Control District had just finished dredging the area behind the cart bridge about a month before I took the shot above. But the City owns the part of the gully near the lake.
Where Next?
It’s not clear yet where the dredges will go next. They’re on a mission, with money that Huberty helped obtain from the legislature, to open up more ditches and streams that empty into Lake Houston. Blockages like the one at Rogers Gully can reduce the conveyance of streams. They create sediment dams that back water up. And that contributes to flooding homes and businesses behind them.
The City of Houston issued a request for proposals to create a long-range dredging plan for the lake. However, no plan has yet been published. News to follow when it becomes available.
Posted by Bob Rehak on 5/20/22
1725 Days since Hurricane Harvey
Wetlands Once Covered Area Where 138 Nesting Birds Were Slaughtered, Maimed
Last weekend, a contractor killed or maimed 138 nesting egrets and herons in the Cypress Towne Lake Area while clearing land. Little surprise the birds were nesting there. That area was once pockmarked with wetlands that are rapidly being developed.
Wetlands provide free stormwater retention. They also provide valuable habitat that supports a remarkable level of biodiversity. In terms of the number and variety of species supported, wetlands rival rainforests and coral reefs. Trouble is, they also provide cheap land for developers. That brings people into direct conflict with wildlife.
Nesting waterfowl make a pretty good biologic indicator of wetlands.
Property Rights vs. Right to Life and Right to Information
By law, it’s illegal to disturb migratory birds such as herons and egrets while they are nesting. But the contractors in question did not respect that law even though they could have waited a month or two.
Don’t get me wrong. I’m all for property rights. And I support responsible development. But that means finding balance. Balance sustains life. It also provides beauty that supports property values. Would you rather raise your kids in biological barrens? Or in close to nature in a place teeming with life?
Finally I believe in the right to information that helps people make informed decisions and markets self-regulate. For instance, if people fully knew the flood risk on a piece of property before buying it, that knowledge could reduce demand, perhaps moderate prices, and discourage future development of wetlands.
But sadly, flood potential is often the last thing buyers look at. At closing, they’re probably provided with a survey that shows they’re above the base-flood elevation (aka the 100-year or 1%-annual-chance floodplain). Then it’s “Where do I sign?” And, “When can I move in?”
That the home might have been built on wetlands is the farthest thing from their minds…until the foundation settles, the walls crack, and doors and windows start to stick.
Where to Learn about Property Built on Wetlands
But a little investigation with free apps or on public websites, might help buyers drive harder bargains that would pay for the foundation leveling they will probably need eventually.
Cypress Towne Lakes is a miracle of engineering that created livable space out of areas that once were wetlands. But the developer’s website shows only impressive homes and amenities, including a chain of lakes. It mentions none of the area’s natural history.
“You Can’t Outsmart Nature”
A wise banker once told me, “You can’t outsmart nature. Nature always wins. We need to give Mother Nature her room.” Perhaps that’s why his bank has almost a billion dollars in assets.
Posted by Bob Rehak on 5/19/22
1724 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.