“Tanglewood properties may only be used for single-family residential purposes.”
“Business or commercial use of any Tanglewood property is prohibited.”
There is nothing inherently wrong with a business owning residential property.
The issue in this case is that one of Mr. Covarrubias Piffer’s 30+ companies headquarters in the house; deed restrictions prohibit that.
Legal filings in an investor-fraud case against Mr. Covarrubias Piffer in Houston establish the Doliver Drive property as his Houston address. However, depositions also reveal that he and his partner claim they visit Houston only one day per week on business. (See MARIA DEL CARMEN BORBOLLA AND MARIA DEL CARMEN GOMEZ, CAUSE NO. 2018 – 07276, 157th Judicial Court, Harris County, Tx.)
Expensive Office
Harris County Appraisal District records show that the property actually belongs to another company controlled by Mr. Covarrubias Piffer, FAMA Properties LTD Ptnrshp.
One of Covarrubias’ companies owns a home being used by another of his companies as an office. The $3.2 million Tanglewood home is deed restricted to residential use only.
The Kingwood Connection
Regular readers of this blog may recognize FAMA Properties LTD Partnership as the Alberta, Canada partnership that bought the proposed Kingwood high-rise land in 2012. FAMA bought it from HS Tejas LTD, a Texas Limited Partnership, settled the transaction in Walton County, Florida and Chicago Title recorded it.
Mr. Covarrubias Piffer then sold the same land yet again to two other companies he controls, Romerica RMR 4 LLC and Romerica M 5 LLC. Both are Texas Limited Liability Companies.
Yet another company controlled by Mr. Covarrubias Piffer, Romerica Investments, applied for the Army Corps permit to develop the Kingwood property.
Seems like there’s a lot of business going on in that residence!
Posted by Bob Rehak on 2/15/2019
545 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/SOS-Doliver-Cova-HQ.jpg?fit=1500%2C688&ssl=16881500adminadmin2019-02-25 16:45:162019-02-25 16:54:53High-Rise Developer May Violate Tanglewood Deed Restrictions, Too
Only five more days remain to protest the proposed high-rise development near River Grove Park. The deadline for public comments? Friday, March 1.
About the High-Rise Development
Two developers from Mexico have bought up land east of Woodland Hills between Kingwood Lakes and the San Jacinto River. They hope to build 5000 condos, a retail mail, parking for 8,800 vehicles (some below ground), commercial high-rises, residential high-rises, a 50-story hotel, and a marina for 640 boats and 200 jet-skis.
Altogether, they plan to build more than 3 million square feet of residential, commercial and retail space around the Barrington. To put that in perspective, it’s roughly three times the size of Deerbrook Mall … at the end of a dead end street … four miles from the nearest highway. On the edge of the floodway. In an old meander of the San Jacinto. Without any consideration for the traffic it would add to Kingwood Drive. Or dedicating any land for additional school facilities.
What Corps and TCEQ are Considering
The Army Corps of Engineers and TCEQ are currently reviewing the developer’s proposal. The Corps is evaluating the impact of adding up to 12 feet of fill to wetlands and streams in the area against the need for the project. They also review more than a dozen other “public interest” factors, such as safety, environmental impact, navigation on the San Jacinto, sedimentation, and potential to worsen flooding. The TCEQ is evaluating water-quality issues only.
Please send this post to all your friends, neighbors, relatives, kids, etc. Have them write letters, too. If you have already submitted a letter and have thought of new concerns, you may submit an additional letter.
Email Preferred to Snail Mail
Make sure you include the project number in the subject line of your email. It’s the same for either group: SWG-2016-00384.
As always, the thoughts in these posts represent my opinions on matters of public policy. They are protected by the First Amendment of the U.S. Constitution and the Anti-SLAPP statute of the great State of Texas.
Posted by Bob Rehak on February 25, 2019
545 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/Slide2-e1551063488977.jpeg?fit=305%2C540&ssl=1540305adminadmin2019-02-24 20:51:262019-02-24 21:03:27Now or Never: Friday is Last Day to Protest High-Rise Development in Floodplain Near River Grove Park
Two top geologists, now retired from one of the world’s leading oil companies, have developed a reliable and repeatable way to estimate the volume of sediment deposited in the West Fork mouth bar by Hurricane Harvey. They calculate that Harvey deposited at least 268,000 cubic yards of sediment in that area alone.
Stream mouth bar where the West Fork of the San Jacinto meets Lake Houston creates a sediment dam. It backs water up throughout the entire Hunble/Kingwood area during floods. Water must flow uphill approximately 40 feet to get over this hump.
No Pre-Harvey Measurements Hampered Dredging Program Approval
According to the Army Corps of Engineers and Stephen Costello, the City of Houston’s Chief Resiliency Officer, the lack of a reliable way to estimate the volume due to Harvey was a major stumbling block in funding the dredging effort. The City, FEMA and the Corps have reportedly been arguing about this for at least nine months. The issue has to do with the Stafford Act, FEMA’s enabling legislation. The Stafford Act prohibits FEMA from spending disaster relief funds on cleanup not related to the disaster in question.
Because the City of Houston had no reliable sedimentation survey taken immediately before Harvey, calculating the volume due to Harvey became problematic.
How a Mouth Bar Forms
A mouth bar forms at the mouth of a river where it meets still water (in our case, Lake Houston). As moving water encounters the still water, coarser sediment like sand is deposited. It begins building up and up until sand bars emerge above the surface.
The Insight that Led to a Reliable Way to Estimate Volume
Mainly sand comprises the mouth bar; sand moves only during major floods. The sand above water can only be deposited when floodwater is much higher than the top of the bar. That insight became the key to unlocking the mystery of how much sand Harvey deposited.
RD Kissling and Tim Garfield reasoned that if they could calculate the percentage of above-water growth during Harvey from satellite images, they could then apply that same percentage to the total volume of sand deposited below water between 2011 and 2018.
Calculation for visible “above water” growth of the mouth bar during Harvey.
But to determine the total volume added between 2011 and 2018, they first had to:
Digitize the difference map
Create polygons around the different colors
Calculate the area of the polygons
Multiply area times thickness for each
Add up the results.
Digitized difference map shows boundaries between areas of different thickness.Multiplying the area of the polygons times the thickness from the difference map yielded volumes for each area.
Tetra Tech Delays May Push Project Past Deadline
According to Costello, the City hired a company called Tetra Tech in early January to calculate the Harvey volume. He said they would do that by harvesting and analyzing core samples. The City expected the results of their study by the end of January. But when I talked to Costello in mid-February, he said Tetra Tech still had not finished harvesting core samples and that he wasn’t expecting results of their analysis until the end of February or early March.
Pro Bono Effort Might Save Taxpayers $18 Million
Kissling and Garfield developed their methodology and donated their time to help save money and to get the mouth bar removed before the start of the next hurricane season. If the current dredging program can be extended before the end of April, taxpayers could save the cost of recommissioning all the equipment. That could total $18 million.
The two geologists reasoned that their methodology would give all parties a basis for allowing the dredging to continue. Then, if Tetra Tech came back later with a different figure, the contract could be adjusted up or down.
I am presenting it here to start a dialog that leads to additional dredging without incurring the cost of remobilizing the massive amount of equipment now on the river.
Estimate is Only a Fraction of What Needs to Be Removed
Kissling and Garfield emphasize that this is just a start. Even if all 268,000 cubic yards were removed, the river would still be up to 20 feet shallower than at the time of impoundment. They hope this leads to a broader discussion of additional dredging which could be financed through other sources, such as the county flood bond and Proposition A. Finally, they point out the need for maintenance dredging after major floods to keep the sediment buildup at sub-critical levels.
Said Garfield, “We are confident this estimate of Harvey-specific sedimentation on the mouth bar is reasonable and should be used to support FEMA funded continuation of dredging. However, removing that volume alone still won’t solve the problem, because the mouth bar is much bigger than that and it remains the largest restriction of flow conveyance to the lake.”
Garfield continued:
“At a minimum, to restore flow and reduce flood risk, a 300-400’ wide channel 20’-25’ deep needs to be dredged to connect the river from the upstream dredging now nearing completion, through the mouth bar, to the FM1960 bridge. That is at least 5 or 6 times as much sediment as our estimate of what FEMA can fund, but without that the recent dredging alone has not solved the flood risk problem in our area.”
Posted by Bob Rehak on February 24, 2019 with help from R.D. Kissling and Tim Garfield
544 Days after Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/Harvey-SanJac_437-cropped-e1775595968700.jpg?fit=1100%2C456&ssl=14561100adminadmin2019-02-23 22:18:462019-02-24 18:58:59Local Geologists Develop Way to Estimate Volume of Sediment in Mouth Bar Due to Harvey
High-Rise Developer May Violate Tanglewood Deed Restrictions, Too
Fabio M. Covarrubias Piffer is one of the two men applying for a permit to develop high rises near the floodway of the San Jacinto West Fork. A title search revealed that Friendswood deed restrictions seemingly limit development to “single-family residential. Mr. Covarrubias-Piffer has refused to meet publicly with the Kingwood community to explain how he plans to get around the deed restrictions.
Business Headquartered in Deed-Restricted Residential Property
Meanwhile, a search of the Texas Secretary of State’s business registration database reveals that Mr. Covarrubias-Piffer lists 5651 Doliver Drive in Tanglewood as the headquarters of one of his companies, Cova Capital Inc.
However, Tanglewood deed restrictions prohibit the operation of businesses in homes, too. Page 21 of the policy manual clearly states that:
There is nothing inherently wrong with a business owning residential property.
Legal filings in an investor-fraud case against Mr. Covarrubias Piffer in Houston establish the Doliver Drive property as his Houston address. However, depositions also reveal that he and his partner claim they visit Houston only one day per week on business. (See MARIA DEL CARMEN BORBOLLA AND MARIA DEL CARMEN GOMEZ, CAUSE NO. 2018 – 07276, 157th Judicial Court, Harris County, Tx.)
Expensive Office
Harris County Appraisal District records show that the property actually belongs to another company controlled by Mr. Covarrubias Piffer, FAMA Properties LTD Ptnrshp.
The Kingwood Connection
Regular readers of this blog may recognize FAMA Properties LTD Partnership as the Alberta, Canada partnership that bought the proposed Kingwood high-rise land in 2012. FAMA bought it from HS Tejas LTD, a Texas Limited Partnership, settled the transaction in Walton County, Florida and Chicago Title recorded it.
Five years later, Fabio Covarrubias Piffer, acting as the sole general partner of FAMA Properties Limited Partnership, sold the same property to Romerica Landco, LP, a Delaware Limited Liability Company, in 2017. Mr. Covarrubias Piffer also controls Romerica Landco, LP.
Mr. Covarrubias Piffer then sold the same land yet again to two other companies he controls, Romerica RMR 4 LLC and Romerica M 5 LLC. Both are Texas Limited Liability Companies.
Yet another company controlled by Mr. Covarrubias Piffer, Romerica Investments, applied for the Army Corps permit to develop the Kingwood property.
Seems like there’s a lot of business going on in that residence!
Posted by Bob Rehak on 2/15/2019
545 Days since Hurricane Harvey
Now or Never: Friday is Last Day to Protest High-Rise Development in Floodplain Near River Grove Park
Only five more days remain to protest the proposed high-rise development near River Grove Park. The deadline for public comments? Friday, March 1.
About the High-Rise Development
Two developers from Mexico have bought up land east of Woodland Hills between Kingwood Lakes and the San Jacinto River. They hope to build 5000 condos, a retail mail, parking for 8,800 vehicles (some below ground), commercial high-rises, residential high-rises, a 50-story hotel, and a marina for 640 boats and 200 jet-skis.
What Corps and TCEQ are Considering
The Army Corps of Engineers and TCEQ are currently reviewing the developer’s proposal. The Corps is evaluating the impact of adding up to 12 feet of fill to wetlands and streams in the area against the need for the project. They also review more than a dozen other “public interest” factors, such as safety, environmental impact, navigation on the San Jacinto, sedimentation, and potential to worsen flooding. The TCEQ is evaluating water-quality issues only.
For More Information
To read more about the controversy swirling around this project, review the “High-Rises” Page of this web site. On it, you will find links to the Army Corps’ Public Notice describing the project as well as sample letters that other groups and individuals have already written. You will also find a series of posts that I have written to give you more background about the proposal and the people behind it.
The developers refused multiple requests for a public meeting to answer questions about the project, such as how they intended to get around “single family residential” deed restrictions and height requirements in Kingwood’s commercial development guidelines.
Instead, to communicate their vision, they are relying on a series of promotional websites with information that often conflicts with the Public Notice and ignore the public’s concerns. (See VTRUSA.com, RomericaGroup.com, AmericanVisionEB5.com, Torrisi-Procopio.com, YouTube, and TheHeronsKingwood.com).
It May Be Now or Never!
Dave Martin, Houston City Council Member for District E, has stated that the City has no power to stop this development. In fact, the City has already issued a permit to begin excavation of the marina. So the Army Corps may be your best hope to stop this project.
Please send this post to all your friends, neighbors, relatives, kids, etc. Have them write letters, too. If you have already submitted a letter and have thought of new concerns, you may submit an additional letter.
Email Preferred to Snail Mail
Make sure you include the project number in the subject line of your email. It’s the same for either group: SWG-2016-00384.
Army Corps
swg_public_notice@usace.army.mil
TCEQ
401certs@tceq.texas.gov
As always, the thoughts in these posts represent my opinions on matters of public policy. They are protected by the First Amendment of the U.S. Constitution and the Anti-SLAPP statute of the great State of Texas.
Posted by Bob Rehak on February 25, 2019
545 Days since Hurricane Harvey
Local Geologists Develop Way to Estimate Volume of Sediment in Mouth Bar Due to Harvey
Two top geologists, now retired from one of the world’s leading oil companies, have developed a reliable and repeatable way to estimate the volume of sediment deposited in the West Fork mouth bar by Hurricane Harvey. They calculate that Harvey deposited at least 268,000 cubic yards of sediment in that area alone.
No Pre-Harvey Measurements Hampered Dredging Program Approval
According to the Army Corps of Engineers and Stephen Costello, the City of Houston’s Chief Resiliency Officer, the lack of a reliable way to estimate the volume due to Harvey was a major stumbling block in funding the dredging effort. The City, FEMA and the Corps have reportedly been arguing about this for at least nine months. The issue has to do with the Stafford Act, FEMA’s enabling legislation. The Stafford Act prohibits FEMA from spending disaster relief funds on cleanup not related to the disaster in question.
Because the City of Houston had no reliable sedimentation survey taken immediately before Harvey, calculating the volume due to Harvey became problematic.
How a Mouth Bar Forms
A mouth bar forms at the mouth of a river where it meets still water (in our case, Lake Houston). As moving water encounters the still water, coarser sediment like sand is deposited. It begins building up and up until sand bars emerge above the surface.
The Insight that Led to a Reliable Way to Estimate Volume
Mainly sand comprises the mouth bar; sand moves only during major floods. The sand above water can only be deposited when floodwater is much higher than the top of the bar. That insight became the key to unlocking the mystery of how much sand Harvey deposited.
Everyone could see from satellite images how much the above-water portion of the bar had grown. But there was no way to tell how much the bar grew below water. Then in October of 2018, Costello presented a “difference map” that showed the sediment buildup between 2011 and 2018.
RD Kissling and Tim Garfield reasoned that if they could calculate the percentage of above-water growth during Harvey from satellite images, they could then apply that same percentage to the total volume of sand deposited below water between 2011 and 2018.
But to determine the total volume added between 2011 and 2018, they first had to:
Tetra Tech Delays May Push Project Past Deadline
According to Costello, the City hired a company called Tetra Tech in early January to calculate the Harvey volume. He said they would do that by harvesting and analyzing core samples. The City expected the results of their study by the end of January. But when I talked to Costello in mid-February, he said Tetra Tech still had not finished harvesting core samples and that he wasn’t expecting results of their analysis until the end of February or early March.
Pro Bono Effort Might Save Taxpayers $18 Million
Kissling and Garfield developed their methodology and donated their time to help save money and to get the mouth bar removed before the start of the next hurricane season. If the current dredging program can be extended before the end of April, taxpayers could save the cost of recommissioning all the equipment. That could total $18 million.
The two geologists reasoned that their methodology would give all parties a basis for allowing the dredging to continue. Then, if Tetra Tech came back later with a different figure, the contract could be adjusted up or down.
Kissling and Garfield emphasize that their methods are conservative, reliable and repeatable. For peer review and public comment, this presentation shows how they arrived at their estimates in a step by step fashion.
I am presenting it here to start a dialog that leads to additional dredging without incurring the cost of remobilizing the massive amount of equipment now on the river.
Estimate is Only a Fraction of What Needs to Be Removed
Kissling and Garfield emphasize that this is just a start. Even if all 268,000 cubic yards were removed, the river would still be up to 20 feet shallower than at the time of impoundment. They hope this leads to a broader discussion of additional dredging which could be financed through other sources, such as the county flood bond and Proposition A. Finally, they point out the need for maintenance dredging after major floods to keep the sediment buildup at sub-critical levels.
Said Garfield, “We are confident this estimate of Harvey-specific sedimentation on the mouth bar is reasonable and should be used to support FEMA funded continuation of dredging. However, removing that volume alone still won’t solve the problem, because the mouth bar is much bigger than that and it remains the largest restriction of flow conveyance to the lake.”
Garfield continued:
Posted by Bob Rehak on February 24, 2019 with help from R.D. Kissling and Tim Garfield
544 Days after Hurricane Harvey