Harris County Precinct One Commissioner Rodney Ellis
Garcia Also Wanted to Add New Condition
Precinct 2 Commissioner Adrian Garcia also wanted to add a new condition. He wanted to get the City to give Harris County Flood Control District (HCFCD) a place on the City’s planning commission. At this point in the meeting, it looked like the motion could die again.
However, Houston Mayor Pro Tem DAVE MARTIN assured Precinct 2 Commissioner Adrian Garcia that he would fight to get HCFCD a place on the Planning Commission. Garcia then decided to vote for the motion. Earlier this month, the two jointly requested the Planning Commission to consider higher flood mitigation standards in their planning decisions.
How Vote Went Down
Garcia emphasized that he didn’t like the Woodridge Village motion per se, but that he trusted Martin to get the County a seat on the planning commission. Thus, he would vote for the Woodridge earnest money proposal.
Veteran observers of Commissioners Court say this was the first time Ellis, Hidalgo and Garcia contemplated splitting their vote. Previously, they have always voted as a block.
Commissioners Jack Cagle and Steve Radack had already voted for the motion. When Garcia flipped, Ellis and Judge Lina Hidalgo read the handwriting on the wall. They also voted for the Woodridge earnest money contract at that point. The final vote: 5-0.
What Comes Next
At this point, final language of the Inter-Local Agreement with the City must be hammered out in the next 120 days. The City must also agree to the conditions listed above by:
Identifying land worth half the purchase price
Contributing assets or cash equal to half the purchase and development costs
Updating certain regulations affecting flood plain development
It also seems to me that the County must develop plans for Woodridge so that it can estimate costs and how much the City will have to contribute.
Finally, Perry Homes and its subsidiary, Figure Four Partners, must agree to all the conditions and sign the earnest money contract.
There is still a long road ahead for this deal. But today was a great step forward. At least we’re on the road now, thanks in large part to Commissioner Jack Cagle and Houston Mayor Pro Tem Dave Martin who refused to let this deal die.
Posted by Bob Rehak on 9/15/2020
1113 Days after Hurricane Harvey and 362 since Imelda
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2020/09/Rodney-Ellis-9.15.20-mtg.jpg?fit=1200%2C796&ssl=17961200adminadmin2020-09-15 19:04:062020-09-15 19:29:07Harris County Commissioners Approve Negotiation of Earnest Money Contract for Woodridge Village
For the last few months, New Caney ISD has been clearing an approximately 60-acre site between Sorters-McClellan Road and US59 south of the Kingwood Medical Center. But only now have they started work on the detention pond. The site, formerly a par-3 golf course, will become home to the School District’s third high school.
Detention Pond Work Finally Underway
In the last few days, contractors have finally started excavating a planned detention pond at the southern end of the site. They appear to be using the dirt to build up the northern part of the site where the high school and playing fields will go. This two-part operation is a procedure called “cut and fill” in the industry.
Neighboring residents feared a repeat of Woodridge Village, as contractors clearcut the site without installing detention.
A storm, such as Imelda last year, could have accelerated sheet flow from the site and flooded them. However, so far, no major storms have hit the area this year. Everyone has lucked out to date.
However, clearing a site of this size and excavating the detention last increases risk. That increased risk argues for the City to adopt building code regulations that minimize the time between clearing and excavation of detention ponds.
It can be done. Some builders excavate ponds immediately and store the dirt in huge piles to redistribute after the rest of the site is cleared.
Pictures from 4 Corners of Site
Here are some pictures taken Friday, September 11. They show the operation in progress from the four corners of the site.
Looking west. South is to the left. The big pit being excavated in the middle of the picture will be the retention pond for the high school complex.Note the loaded truck heading off to the right (north).Looking south from the northeastern corner of the site toward the San Jacinto River, Humble and Deerbook Mall in the background.Looking SE from the NW corner of the site, you can see how dramatically this site slopes toward the upper right. That’s Sorters Road on the right.From the SW corner of the site looking NE toward Insperity and the Kingwood Medical Center, you can see excavated dirt being hauled to the upper portions of the site to build it up. US59 cuts diagonally through the upper right of the frame.
Project Scope
To put the size of this site in perspective, the New Caney ISD high school #3 is approximately:
Twice as big as the HCA Kingwood Medical Center site
Three times larger than Insperity’s complex
Six times larger than the Lowes site across US59.
It will contain the school, athletic fields, parking lots and the detention pond.
General plan for New Caney High School #3
The area west of the site along Sorters Road will be expanded to accommodate traffic. Even though the site is in Montgomery County, it sits entirely within the City of Houston. The City has handled all permitting for the project.
The District’s 2018 Bond Fund will pay for the project so it should not affect taxes, according to a Houston Chronicle article.
Posted by Bob Rehak on 9/14/2020
1112 Days since Hurricane Harvey and 361 since Imelda
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2020/09/20200911-RJR_0914.jpg?fit=1200%2C800&ssl=18001200adminadmin2020-09-14 14:38:032020-09-14 14:44:35Development Watch: Detention Pond for New Caney ISD High School Number 3 Finally Started
The purchase of Woodridge Village from Perry Homes’ subsidiary Figure Four Partners is back on the agenda for Harris County Commissioners Court next Tuesday. All conditions previously imposed on the deal by Precinct 1 Commissioner Rodney Ellis have been addressed this time.
Part of the 268-acre Woodridge Village being considered for purchase as a flood control facility. If purchased, HCFCD would greatly expand the flood detention capacity. While Perry Homes has virtually finished construction of their planned detention ponds, those are still about 40% short of Atlas-14 requirements.
This time, the County Attorney will present the proposal, not Flood Control or the County Engineer’s office. See item 14 G below.
Agenda Item 14-G
14. County Attorney
g. Request that Commissioners Court authorize the Real Property Division manager or assistant division manager to sign an earnest money contract with Figure Four Partners, Ltd., for the purchase of two tracts of land containing approximately 267.35 acres in Montgomery County for the Woodridge Village stormwater detention basin in the amount of $14,019,316, approximately $5,100,770 below the appraised value, with purchase of the property being contingent upon certain conditions and commitments.
Reportedly, the agenda item moved to the county attorney this time because the purchase of the property is a legal issue.
Any projects done on the property after the purchase will fall into the domains of Flood Control or Engineering.
From the letter above, it appears the county has an opportunity to purchase the land below the market appraisal – a rarity.
Previous Conditions Specified in Letter
The purchase will be contingent on Flood Control and the City of Houston entering an Inter-Local Agreement within 120 days of the execution of an earnest money contract. The earnest money contract will also require several commitments by the City. Commitments include, but are not limited to, the following:
City will contribute land to the county equal to one-half of the purchase price for flood damage reduction projects.
City and the Flood Control District will equally share costs associated with the basin’s development AND post-development maintenance. The deed will show both the City and District as co-owners of the two tracts of land.
City will adopt updated detention and fill mitigation requirements that, at a minimum, match Harris County regulations and Atlas 14 requirements – BOTH inside the City AND within the City’s extraterritorial jurisdiction.
Will Ellis Add New Conditions?
The subject of Woodridge has come up at Commissioners Court at least five times in the last six months. Each time, Precinct One Commissioner Rodney Ellis has used the occasion to add new conditions to the deal. All of his conditions, however, have been addressed in the letter above from Robert Soard, the First Assistant County Attorney.
If you would like to speak to the commissioners on this topic, you need to sign up no later than 8 a.m. on the day of the Commissioners Court meeting at https://appearancerequest.harriscountytx.gov/.
Posted by Bob Rehak on 9/13/2020
1111 Days since Hurricane Harvey and 360 since Imelda
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2020/09/20200911-RJR_1153.jpg?fit=1200%2C800&ssl=18001200adminadmin2020-09-13 12:55:182020-09-13 13:59:48Woodridge Village Purchase Back on Commissioners Court Agenda – With All Conditions Addressed
Harris County Commissioners Approve Negotiation of Earnest Money Contract for Woodridge Village
Harris County Commissioners Court just approved a motion authorizing negotiation of an earnest money contract with Figure Four Partners, Ltd. (Item 14G on today’s agenda). The contract will lock in the purchase price of 267.35 acres in Montgomery County for the Woodridge Village stormwater detention basin. The amount: $14,019,316 – $5,100,770 below the appraised value.
Conditions Must Still Be Met Before Purchase
The City of Houston still must meet certain conditions and commitments before the actual purchase comes up for a vote. Within 120 days, the City must:
Ellis Tried to Add More Conditions
In at least five previous meetings, Precinct One Commissioner Rodney Ellis successfully delayed the vote by adding new conditions to the motion.
True to form, he tried again today. He wanted to use the purchase as leverage to get the City to adopt his “equity” guidelines. Those guidelines rank flood bond projects in his district above those in others.
Garcia Also Wanted to Add New Condition
Precinct 2 Commissioner Adrian Garcia also wanted to add a new condition. He wanted to get the City to give Harris County Flood Control District (HCFCD) a place on the City’s planning commission. At this point in the meeting, it looked like the motion could die again.
However, Houston Mayor Pro Tem DAVE MARTIN assured Precinct 2 Commissioner Adrian Garcia that he would fight to get HCFCD a place on the Planning Commission. Garcia then decided to vote for the motion. Earlier this month, the two jointly requested the Planning Commission to consider higher flood mitigation standards in their planning decisions.
How Vote Went Down
Garcia emphasized that he didn’t like the Woodridge Village motion per se, but that he trusted Martin to get the County a seat on the planning commission. Thus, he would vote for the Woodridge earnest money proposal.
Veteran observers of Commissioners Court say this was the first time Ellis, Hidalgo and Garcia contemplated splitting their vote. Previously, they have always voted as a block.
Commissioners Jack Cagle and Steve Radack had already voted for the motion. When Garcia flipped, Ellis and Judge Lina Hidalgo read the handwriting on the wall. They also voted for the Woodridge earnest money contract at that point. The final vote: 5-0.
What Comes Next
At this point, final language of the Inter-Local Agreement with the City must be hammered out in the next 120 days. The City must also agree to the conditions listed above by:
It also seems to me that the County must develop plans for Woodridge so that it can estimate costs and how much the City will have to contribute.
Finally, Perry Homes and its subsidiary, Figure Four Partners, must agree to all the conditions and sign the earnest money contract.
There is still a long road ahead for this deal. But today was a great step forward. At least we’re on the road now, thanks in large part to Commissioner Jack Cagle and Houston Mayor Pro Tem Dave Martin who refused to let this deal die.
Posted by Bob Rehak on 9/15/2020
1113 Days after Hurricane Harvey and 362 since Imelda
Development Watch: Detention Pond for New Caney ISD High School Number 3 Finally Started
For the last few months, New Caney ISD has been clearing an approximately 60-acre site between Sorters-McClellan Road and US59 south of the Kingwood Medical Center. But only now have they started work on the detention pond. The site, formerly a par-3 golf course, will become home to the School District’s third high school.
Detention Pond Work Finally Underway
In the last few days, contractors have finally started excavating a planned detention pond at the southern end of the site. They appear to be using the dirt to build up the northern part of the site where the high school and playing fields will go. This two-part operation is a procedure called “cut and fill” in the industry.
A storm, such as Imelda last year, could have accelerated sheet flow from the site and flooded them. However, so far, no major storms have hit the area this year. Everyone has lucked out to date.
However, clearing a site of this size and excavating the detention last increases risk. That increased risk argues for the City to adopt building code regulations that minimize the time between clearing and excavation of detention ponds.
It can be done. Some builders excavate ponds immediately and store the dirt in huge piles to redistribute after the rest of the site is cleared.
Pictures from 4 Corners of Site
Here are some pictures taken Friday, September 11. They show the operation in progress from the four corners of the site.
Project Scope
To put the size of this site in perspective, the New Caney ISD high school #3 is approximately:
It will contain the school, athletic fields, parking lots and the detention pond.
The area west of the site along Sorters Road will be expanded to accommodate traffic. Even though the site is in Montgomery County, it sits entirely within the City of Houston. The City has handled all permitting for the project.
The project should take about another two years to complete. New Caney ISD hopes to open the school in August of 2022.
The District’s 2018 Bond Fund will pay for the project so it should not affect taxes, according to a Houston Chronicle article.
Posted by Bob Rehak on 9/14/2020
1112 Days since Hurricane Harvey and 361 since Imelda
Woodridge Village Purchase Back on Commissioners Court Agenda – With All Conditions Addressed
The purchase of Woodridge Village from Perry Homes’ subsidiary Figure Four Partners is back on the agenda for Harris County Commissioners Court next Tuesday. All conditions previously imposed on the deal by Precinct 1 Commissioner Rodney Ellis have been addressed this time.
This time, the County Attorney will present the proposal, not Flood Control or the County Engineer’s office. See item 14 G below.
Agenda Item 14-G
14. County Attorney
g. Request that Commissioners Court authorize the Real Property Division manager or assistant division manager to sign an earnest money contract with Figure Four Partners, Ltd., for the purchase of two tracts of land containing approximately 267.35 acres in Montgomery County for the Woodridge Village stormwater detention basin in the amount of $14,019,316, approximately $5,100,770 below the appraised value, with purchase of the property being contingent upon certain conditions and commitments.
For more explanation of the agenda item, see the letter below or click this link for a hi-res printable pdf.
Any projects done on the property after the purchase will fall into the domains of Flood Control or Engineering.
From the letter above, it appears the county has an opportunity to purchase the land below the market appraisal – a rarity.
Previous Conditions Specified in Letter
The purchase will be contingent on Flood Control and the City of Houston entering an Inter-Local Agreement within 120 days of the execution of an earnest money contract. The earnest money contract will also require several commitments by the City. Commitments include, but are not limited to, the following:
Will Ellis Add New Conditions?
The subject of Woodridge has come up at Commissioners Court at least five times in the last six months. Each time, Precinct One Commissioner Rodney Ellis has used the occasion to add new conditions to the deal. All of his conditions, however, have been addressed in the letter above from Robert Soard, the First Assistant County Attorney.
Will Ellis say “Good enough” this time? Or will he throw more obstacles in the path of a purchase? Tune in to the next exciting episode of Harris County Commissioners Court. Tuesday, September 15, at 10AM.
If you would like to speak to the commissioners on this topic, you need to sign up no later than 8 a.m. on the day of the Commissioners Court meeting at https://appearancerequest.harriscountytx.gov/.
Posted by Bob Rehak on 9/13/2020
1111 Days since Hurricane Harvey and 360 since Imelda