RV Park Developer Clearing Land Near Site of Precinct 4’s New Edgewater Park

Higbie Ventures LP, a construction company headquartered at 3733 Westheimer, has started clearing more than 20 acres immediately north of Harris County Precinct 4’s new Edgewater Park at US59 and the San Jacinto West Fork for a recreational vehicle park that would hold 182 RVs. The land sits between the Union Pacific Railroad Tracks and Lakewood Cove just west of Laurel Springs Drive.

Looking S from over Union Pacific tracks on right. Lakewood Cove on left. Edgewater Park is the big treed area to the left of the railroad tracks in the distance. Photo taken 10/26/2021.

Goodbye Towering Pines, Hello Oleander

Landscaping plans indicate that the company will clear all the trees that buffer neighbors to the east from the noise of freight trains. Oleander would replace the towering pines. Oleander is pretty but poisonous. It’s toxic to humans and pets if even small amounts are ingested.

Neighbors’ Fears

Neighbors worry about how a nearby RV park could impact their home values, safety and quiet neighborhood traffic patterns. They generate a lot of heavy vehicle traffic that streets weren’t designed for. And the RV owners sometimes also decide to become permanent residents.

Neighbors also fear that changes in elevation could flood them. Dirt excavated from a large detention pond will be used to build up part of the site. The detention pond, which will have a dry bottom will occupy the southern end of the site and intercept all stormwater draining toward the cypress ponds in Edgewater Park to the south. The site’s grading plan states that “Stormwater runoff shall not cross property line.”

This could disrupt replenishment cycles of the cypress ponds in Edgewater Park which will be one of the signature attractions of the park.

Moreover, even though part of the property sits in the floodplain, Harris County Flood Control says it was not given an opportunity to review the plans. And the floodplains shown on the plans correspond to a pre-Atlas 14 era with rainfall amounts roughly 28% lower than today’s.

The contractor did not post a drainage analysis for the project but seems to be complying with Harris County Flood Control District guidelines of .65 acre-feet of floodwater detention capacity per acre.

Neighbors Claim No Public Notice Given

It’s unclear how Higbie got permits without a public notice. But at a meeting of 150 Lakewood Cove residents last week, not one could remember receiving a notice about the RV Park development.

However, the City of Houston Permitting site shows eight permits issued to the developer for the RV Park.

From Houston Permitting Center as of 5PM on 10/28/2021

Permits Seem to Apply Only to Sitework

The plan documents posted on the contractor’s website claim that ALL have received permits from the City of Houston, though they do not show permit stamps, only that they have been reviewed for compliance.

The permits above apply to site work only, not the construction of buildings on the site. These permits relate to site clearing, paving, sidewalks and utilities. However, there don’t appear to be any permits related to actual buildings shown on their plans.

Even though one of the permits shown in a database search is labeled “Building Pmt,” the actual permit says it is for “Structures Other than Buildings.” See below.

The “building permit” associated with the Higbie site says its for structures other than buildings.

Planned Buildings Not Yet Shown on COH Permit Site

But the site clearly contains buildings. They include a recreation center, comfort stations, dog wash facility, shop, cart storage buildings, outdoor fire pits, restrooms, laundry, showers.

Even though the contractor’s web site shows these structures as approved, the City of Houston Permitting Center does not.

Another possible permitting issue: Permits allow 182 pads for RVs but the site plan calls for 226!

The City of Houston District E office has not responded to enquires about whether the site is fully permitted or why the plans do not show permit stamps by city engineers.

Drone Photos Show Extent of Clearing To Date

Drone photos show the contractor has already cleared a large area on the northern portion of the site and is working south. These show the extent of clearing as of 10/26/2021.

Looking NW at site. Lakewood Cove in lower right. RV Park in Center. Lowes in upper right. US59 cuts across top of frame.
Looking S again. Site clearing is moving south. The southern edge of the RV Park will roughly parallel the southern extent of homes in this photo.
Looking N. The northern end of the site also roughly parallels the northern end of Lakewood Cove. So all homes in the subdivision would be affected.
Contractor is leaving trees around the perimeter for now, but the landscaping plan calls for them to eventually be replaced by oleander.

Park Plan Update

Dennis Johnston, Harris County Precinct 4 Parks Director was kind enough to supply these most recent plans for Edgewater Park. The RV park would be above the black line at the top of the frame below. This first image shows trails within and around the park as well as an alternate route to connect Hamblen Road with the bridge over US59 leading to the Sorters-McClellan bridge. The alternate route would provide a way for traffic to avoid blind turns onto 494.

The most recent plans for Precinct 4’s new Edgewwater Park. Even though the Park was announced long before the RV facility, the park is still in permitting according to Johnston. For a high-res printable pdf of this plan, click here.
Edgewater Park Plans
Edgewater Park Plans. Blue areas indicate wetlands. For a high-res printable pdf of this plan, click here.

Petition Circulating

More than 160 Lakewood Cove residents have already signed a petition protesting the RV park. But it’s not clear whether anything can be done at this point to affect the developer’s plan. Neither the developer, Laurel Springs RV, LLC nor contractor have responded to pleas for meetings with residents according to one community leader that I have talked to.

Accordingly, Lakewood Cove is circulating a petition on Change.org targeted at community leaders and elected officials, pleading for help.

This development raises many questions. I sincerely hope the developer choses to engage with the community to answer neighbor’s questions.

Posted by Bob Rehak on 10/28/2021 and updated 10/29/2021 to reflect a difference between the contractor and developer.

1520 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.

Garcia’s Proposal to Divert $191 Million in Flood Funds from Cedar Bayou is Defeated

During a spirited, but cordial debate Thursday that lasted almost two hours, Harris County Commissioners Court decided NOT to divert $191 million designated for Cedar Bayou in the flood bond. The deciding factor: previous promises not to cancel projects made by Lina Hidalgo and, you guessed it, Adrian Garcia himself.

Commissioners also recognized a need to ask voters for more flood-mitigation money and feared that cancelling projects would jeopardize the trust of voters and put future bonds at risk.

In the end, Commissioners Cagle and Ramsey got Judge Lina Hidalgo to agree with them, and Garcia withdrew his motions to transfer the money. It was reportedly the first time in years that Democrats broke ranks. Garcia seems crushed.

Two Sides Lay Out Opening Positions

Democrats primarily argued that we need to spend the money quickly to protect populated neighborhoods that have repeat flooding instead of newly developing areas.

Garcia led off the debate by stating the ideas behind the motion: flood bond matching funds have not yet fully materialized, so money is short. And cure is more important than prevention.

Republicans argued that voters approved a bond with a list of projects, and that diverting money would violate the public trust and jeopardize future bonds.

Cagle Reminds Hidalgo and Garcia of Previous Promises

Precinct 4 Commissioner Jack Cagle started his talk by showing this series of visuals. Within it was this four-page letter from Hidalgo to State Legislators dated February 27, 2019. In it, she said, “Let us start with this unequivocal truth: every project on the 2018 Flood Bond project list will be completed.”

The last page of the letter also contained a FAQ sheet. The very first question: “Is Harris County going to cancel my project?” Answer” “No, every project on the Flood Bond project list will be completed.”

Cagle also showed a rambling statement Garcia himself made at Commissioners Court on 8/27/2019. “If anybody and if anybody is watching on live streaming that believes that this body has somehow taken action to eliminate projects that were already planned, already posted, and already listed, I want people to know that whoever is spreading that rumor, whoever may be making phone calls, whoever may be having someone make phone calls, whoever may be out there telling people to call you and tell you come down to Commissioners Court and tell them don’t eliminate our projects or why are you eliminating our projects. I want to make sure you know that that is blatantly false if not maybe a lie. If anyone is getting that kind of information that things of that nature are happening, I’m not sure how this information is getting out there but it is just downright false.”

Whew. That first sentence is 88 words long! But the gist of it is that, “The allegation that we’re eliminating projects is blatantly false.”

Commissioner Ramsey focused mostly on a project he wanted to kill just six months ago, so he could use the money on one he considered more important in the same watershed. However, he was told that he couldn’t. Ramsey, in essence, was arguing that a double standard seemed to exist.

Those reminders seemed to turn Hidalgo. Realizing there was no hope of a win, Garcia withdrew the motions (#136 and #323) to divert the Cedar Bayou money.

Garcia Makes New Motion

But that didn’t end the discussion. Garcia made another motion. He asked the county administrator to work with Flood Control to come back with a funding recommendation “for projects outside the 100-year flood plain.” The motion carried unanimously without debate.

However, someone should have asked if he was so concerned about repeat flooding why would he focus efforts on 500-year floods instead of floods with higher frequency.

Misrepresentation of Available Funds

Repeated falsehoods marred the discussion. One had to do with the amount of money available. On numerous occasions, Garcia claimed only $2.5 billion was available. However, because of partnership funds already received and transfers from HCTRA, the total committed to flood mitigation to date exceeds $4 billion. As of June 2021, only another $951 million is needed to fully fund all bond projects with seven years left to find the money. And the GLO is waiting in the wings with another $750 million from HUD. That one grant could come close to fully funding all bond projects.

So funding is not quite as dire as Garcia stated. Flood bond projects are fully funded for at least the next six years.

Misrepresentation of Number of Homes Flooded

Garcia also misrepresented the number of homes flooded along Cedar Bayou; he claimed 400. But Harris County Flood Control Federal Reports show the number was more than 2,200. Garcia contrasted that with 2,494 in the area where he wanted to shift the money.

If you look closely in Garcia’s spreadsheet, you will also see that his consultant claims Garcia’s projects will take more homes out of floodplains than Harvey flooded. Hmmmm, 2494 flooded in Harvey vs. 3697 removed from floodplains. Wonder how that works.

Show Me the List!

Finally, after repeatedly talking about specifics and referring to “this project” or “these projects”, the number of homes that could be removed from the 500-year floodplain, and the rankings of projects, Garcia pretended that “a list” was still in development. However, I later obtained a copy. While Garcia may still be fine tuning the list, he had one that he shared with other commissioners but not the public. That list identified 17 projects from which he compiled the 2,494 structures saved.

The 17 projects include Carpenters Bayou, Vince Bayou, Goose Creek, Jackson Bayou, Spring Gully, Armand Bayou, Galveston Bay, Greens Bayou and San Jacinto watersheds.

List of projects Garcia wanted to fund with $191 million from Cedar Bayou. For a high res pdf, click here.

Projects Fall within Boundaries of Precinct 2 Proposed in Ellis Plan

The flood bond already included money for nine of those projects. So transferring money for them should have been unnecessary, but Garcia included their costs in his total dollars needed.

Nine were within Cities (Pasadena, Baytown, La Porte). And eight were in unincorporated areas. The county’s primary mission is to serve unincorporated areas.

As predicted, virtually all of the projects fell within the boundaries of a new Precinct 2 proposed by Rodney Ellis.

Proposed new Harris County Precinct Boundaries in Ellis Plan
Proposed new Harris County Precinct Boundaries in Ellis Plan. Lines represent existing boundaries and colors represent proposed new boundaries.

This supports the hypothesis that the attempted transfer related to bolstering Garcia’s re-election chances.

The location of the projects relative to the proposed Precinct 2 boundaries never came up in debate, however. That’s probably because dozens of additional people complained about redistricting plans today BEFORE the discussion of shifting Cedar Bayou money.

Head Scratcher

Garcia also repeatedly mentioned homes that flooded in the 500-year flood plain. And his motion talked about removing homes from the 500-year floodplain rather than protecting homes in the 10, 50, and 100 year floodplains. Those flood far more frequently and he said upfront that his primary concern was repeat flooding.

Redistricting Not Decided Tuesday

Commissioners debated redistricting Tuesday, but deferred any decision until at least Thursday when they will hold another special session to take up the subject. They did debate the merits of different maps but asked a contractor to develop even more. Garcia stated that he, like Rodney Ellis, wanted to see a map with four Democratic precincts. Then they made a hasty departure for the Astros first World Series game.

Posted by Bob Rehak on 10/27/2021

1520 Days since Hurricane Harvey

Ellis Wants You To Address Commissioner’s Court on Redistricting

After 100 people objected to Commissioner Rodney Ellis redistricting plan at last Thursday’s Commissioner’s Court, the following day he placed item #336 on the Emergency Agenda for this Tuesday’s meeting.

The item says, “Request by the Commissioner of Precinct 1 to receive public input regarding Harris County Commissioners Court redistricting plans, and consider and possibly adopt an order approving a new district/precinct plan for Harris County Commissioners Court, including any amendments thereto.”

An Invitation from Rodney Ellis to You

So it should come as no surprise that Mr. Ellis sent out the following message today. I’m reprinting it verbatim below and will add a few observations at the end.

But the important thing is that Mr. Ellis wants you to sign up to comment during Commissioner’s Court on his plan, so the world can hear what you think of it.

Ellis’ Letter


Dear Friends,

Every decade, after each U.S. census, states, cities and counties engage in a process called redistricting, where they adjust the boundaries of their governing districts to reflect changes in population growth and other factors.

For the last six weeks, Harris County has held public meetings across the county to hear your thoughts. 

Based on what we learned, and in compliance with the U.S. Constitution and the Voting Rights Act, we’re proposing new boundaries for county commissioner districts that are reflected in the map posted here [his]. Our plan seeks to keep communities of interest together and brings together areas that have been split apart for years.

For too long this county has been intentionally divided by precinct boundaries that deny people the opportunity to elect representation that accurately reflects the views of the majority of our communities. 

“The boundaries proposed cease that continued suppression, and allows (sic) the voices and views of the people to be reflected by those who represent them.”

Rodney Ellis

In Harris County, we’re committed to a fair and transparent process. That’s why we held public meetings across the county and why we are taking public comment now on the proposed maps.

You will hear some of my colleagues complain – and complain loudly. Sadly, they are more concerned about preserving their political power and getting headlines than they are about getting better representation for you. 

You can provide YOUR feedback on the proposed maps in person or virtually. Public hearings on the adoption of a redistricting map in Harris County will be held on Tuesday, October 26 and Thursday, October 28. You MUST complete this form in order to testify.

For questions or assistance with the Appearance Request Form, please contact CommissionersCourt@hctx.net or 713-274-1111. If you cannot attend, you can still let your voice be heard by submitting your written comments to CommissionersCourt@hctx.net.

Redistricting will impact the direction of this county for years to come. We will continue to fight for you to have the fair representation that everyone in Harris County deserves.

For more information on the Harris County redistricting process, you can visit the Harris County Attorney Office’s redistricting page.

Sincerely,

Rodney Ellis


Rehak Comments

I have five comments.

  1. Denies representation? How does he think Adrian Garcia, Lina Hidalgo and he got elected?
  2. Communities of interest intentionally divided? A third of the comments last week must have pointed that out as a flaw in HIS map.
  3. The boundaries in Ellis’ map would cease suppression? During the last presidential campaign Harris County voted 55.9% Democrat and 42.7% Republican. Democrats currently hold 60% of the voting power on Commissioners Court and Ellis’ map would make that 80%. And in the last meeting, Ellis asked to see a map with 100% Democratic precincts! With 80% of the vote, Democrats would have a super-majority and could raise taxes without Republican consent.
  4. Allows voices and views of people to be reflected by those who represent them? Let’s hear from the people of Cedar Bayou about how they like Adrian Garcia trying to shift $191 million of flood bond money to another area – immediately before redistricting.
  5. Fair and transparent process? Why don’t we know where Garcia wants to shift the money? The vote on that is tomorrow, right before they take up redistricting!

Please sign up to talk Tuesday. If you can’t, please email CommissionersCourt@hctx.net.

Posted by Bob Rehak on 8/25/2021

1518 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.