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Zura Productions Posts Interview with High-Rise Developer and Q&A From Public Meeting

Jim Zura has posted three videos he shot at Romerica’s public meeting in the Kingwood Community Center on March 18, 2019. The first covers questions I asked Gabriel Haddad, one of Romerica’s two principles, before the meeting officially started. The next two cover questions and answers asked by community members after the formal presentations by Romerica and its suppliers.

Additional Videos to Follow

Zura says additional video will follow. He does national quality work from his base right here in Kingwood. Zura volunteered his services to the community on this project out of concern for the impact the development could have on the community. Please note: Zura fought a high level of ambient crowd noise to obtain these videos. While they won’t win an Emmy for sound quality, they very adequately capture the responses and promises made to the community regarding this controversial development.

The first video is me going one-on-one with Romerica developer Gabriel Haddad.

*Rehak (left) interviewing Haddad (right) at the Kingwood Community Center Public Meeting. That’s Dianne Lansden of the Lake Houston Area Grass Roots Flood Prevention Initiative in the background.*

Click here to see the Rehak-Haddad discussion on vimeo.com. It should open up in a new tab.

After presentations by Romerica and its associates, the audience got a chance to ask questions from the floor. Below is the first thirty minutes of the Q&A session.

See the Herons Meeting Kingwood Q&A Part 1 of 2 on vimeo.com.

The last part of the Q&A session runs for another 20 minutes.

See the Herons Meeting Kingwood Q&A Part 2 of 2 on vimeo.com.

Summary: Rehak Interview with Haddad

I ask Mr. Haddad how his development will generate $135 million in tax revenues and point out that that’s more than the rest of Kingwood combined contributes to the City of Houston or Harris County. He responds that that’s only if it’s all built out. I ask, “How likely is that?” He responds: “Not very.” Mr. Haddad then goes on to describe why and blames sedimentation in the river.

Audience Q&A: Part 1

Audience Q&A went for a total of 50 minutes. Unfortunately, some people turned questions into rants. Other people shouted questions from the floor that were not picked up by the microphone. So I’m not going to attempt to transcribe the entire session, but will provide time codes for the questions I could understand. That way you can fast forward to specific segments that may interest you. All time codes are approximate:

0:00 Concern about impact on land adjacent to the Romerica development
2:00 Concern about flooding and how it will be mitigated
3:15 Statement by lady who says she wants “Livable Forest,” not high-rises.
3:45 Are you not worried about building high-rises at ground zero for the worst natural disaster in U.S. history?
6:45 How are you getting around single-family residential deed restrictions?
8:45 Who do you expect to invest and what kind of businesses do you expect to attract? Concerned about inaccessibility of location. Says they will find other locations more attractive. (No response from developer.)
10:20. Gentleman asks for vote from floor about who approves/disapproves of development.
13:50 Lady observes that every home that flooded had surveys done assuring the owners that it would not. What makes your development different?
15:00 Have you engaged hydrologists and do you have money set aside to restore the property if the development fails.
17:30 Lady doesn’t like comparison to Woodlands. Says she moved here because it wasn’t so commercial.
18:20 Concern about lack of plans for traffic and noise mitigation.
22:20 Are you willing to pay for dredging?
24:15 How are you going to evacuate people from a dead-end road? Are you going to elevate Woodland Hills Drive?

Audience Q&A: Part 2

The same caveats apply here:

0:00 Concerns about loss of view and quiet?
2:50 Will you listen to and respect the will of the community?
3:30 Will ALL construction be postponed until solution is found for flooding? How will new flood maps and watershed study affect your plans? What’s the time frame for your development? (Hint: Answer: We will not do anything until there is a flooding solution.)
9:10 What is the source of your funding?
12:15 Do you have backup and failsafe plans?
13:15 How will you address flood levels that get worse with time?

Next Steps

As in my interview questions, sometimes the answers were direct and sometimes they weren’t. Sometimes, they just let people rant and didn’t answer at all. By the time Romerica wrapped everything up, most of the audience had left and they were turning out the lights.

Since the meeting, they have had more than a month to address the concerns that more than 700 people and groups submitted in protest letters to the Army Corps.

Now the Corps needs to sift through all their responses and make sure they addressed valid concerns. You can expect plans to change. Romerica has already posted online that they are planning to elevate the entire development another six to ten feet. That will likely involve more fill and stimulate more concerns about flooding.

Thoughts expressed in this post represent my opinions on matters of public interest. 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 April 28, 2019

607 Days since Hurricane Harvey

Answer Day for High-Rise Developer

A reminder. Today, Romerica Investments, LLC. owes the Army Corps of Engineers answers to all of the questions, comments and concerns raised during the public comment period for its proposed high-rise development and marina resort.

More than 700 Protest Letters Filed

The Corps is ruling on a permit application for a 3.2 million square foot development near the floodway of the San Jacinto West Fork. The proposed development would surround the Barrington, and be adjacent to Kingwood Lakes, Trailwood, King’s Cove Deer Ridge Estates, Deer Ridge Park and River Grove Park.

According to the Corps, Kingwood residents raised a record number of concerns. More than 700 people and groups submitted letters of protest. Let’s look at just a few of the concerns; read some of the letters that include impacts on:

Water quality
Wetlands
Streams
Erosion
Flooding
Traffic congestion of local thoroughfares
River navigation/congestion
Air traffic interference
Education
Environment
Wildlife
Noise levels
School overcrowding
Neighborhood aesthetics
Conservation easements
Water supply
Subsidence
Safety
Surrounding communities

Additional Concerns

People and groups also raised concerns about:

And That Was Just for Starters

It will be interesting to see how Romerica responds to all these concerns. They can change their plans for the future. But they can’t change their past.

At a public meeting held AFTER the public comment period, Gabriel M. Haddad, co-owner, of a maze of related companies, partnerships, LLPs and LLCs in different countries and states, said it could take up to two years for the Corps to rule on his permit application.

*The Corporate Maze Related to Romerica*

I have a call in to the Corps to discuss next steps and how long they will take. Stay tuned.

Note: Ideas expressed in the post represent my opinions on matters of public interest. 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 4/27/2019

606 Days since Hurricane Harvey

Emily Murphy Photographs Active Eagle Nest Next to Romerica Property

Kingwood photographer and kayaker Emily Murphy has done it again. With her eagle eye, she spotted yet another eagle’s nest. This one is east of the stream that divides the Kingwood Country Club from Romerica property.

This nest clearly has two eaglets in it. Here you can see them both.

*Two eaglets in nest on Kingwood Country Club Property immediately adjacent to the property where Romerica wants to build its high-rise marina. Photo by Emily Murphy.*

It usually takes 10-12 weeks for bald eagles to leave the nest. However, fledglings then often stay around learning from their parents and honing their flying and feeding skills for another 1-2 months. Their heads gradually turn white over a period of up to five years.

*Eaglet tests its wings on the edge of the nest. Photograph courtesy of Emily Murphy.*

Emily got out of her kayak to examine the area below the nest. She found droppings and bones, both clear signs of feeding in the nest.

*Bone below eagle’s nest on golf course. If anyone recognizes what type of bone this is, please contact me through this web site.Photograph courtesy of Emily Murphy.*

Romerica’s Wish Comes True

The Romerica developers said they hoped someone would find eagles near their property at their March 18 meeting at the Kingwood Community Center; they got their wish. Now we will see how sincere they were.

Eagles can live up to 30 years and often return to the same nest year after year. They even build multiple nests in the same area, like the one Emily photographed from the river a couple weeks ago ON the Romerica property.

Please note: this is even closer than the nest I photographed in January. Texas Parks and Wildlife defines bald eagle habitat protection zones spreading outward from the nest. They prohibit certain construction activities within defined distances. Almost the entire Romerica property would fall within some kind of protection zone around this nest.

Posted by Bob Rehak on 4/10/19

589 Days since Hurricane Harvey

Deed Restrictions on Northern Parcels of Romerica Land

I previously discussed the deed restrictions on the southern portion of Romerica land, where they plan to build most of their high rises. The southern portion is deed restricted to single family residential. That usually means “one family in one house on one lot.”

The largest, northern portion of the land purchased by Romerica for its development between Kingwood Lakes and the Barrington has deed restrictions, too. The restrictions on Romerica’s northern parcels are not quite as limiting, but still conflict in some ways with the developer’s announced plans.

*Discussion applies to Romerica parcels roughly outlined in red.*

Retail Restrictions

The 29.094 acre parcel of property (green area) adjacent to Woodland Hills is limited to “…church, school, townhomes, triplexes, amenity retail, not to exceed a total of 8,000 square feet for community based retail services such as a restaurant, snack bar, cleaners, ice cream parlor, bar, coffee shop, bakery, gym or other retail…”

While Romerica primarily plans condos for this northern section, this may conflict with plans announced on one of the developer’s many web sites – for almost 900,000 square feet of retail.

Multi-Family Low- to Mid-Rise For-Sale Housing

That parcel may also be used for offices, or low- to mid-rise, for-sale, multi-housing residential and patio homes.

Other parcels east of the first one are limited to offices or low- to mid-rise, for-sale, multi-housing, townhomes or triplexes, residential, patio homes and a conference center. Romerica has said it plans to put its 50-story hotel and conference center south of the Barrington, where land is restricted to single-family residential.

In Harmony with Surrounding Architecture

All design and architecture must be in harmony with the surrounding areas’.

So much for homes on stilts! Romerica had planned to build its condos on stilts to reduce the amount of fill needed to elevate homes out of the flood plain.

Specifically EXCLUDED: For-rent apartments, traditional single family homes, and duplexes.

Drainage Liability

The developer must also consider the impact that any improvements have on off-site and on-site drainage patterns. If the developer adversely impacts the drainage of adjoining property, the developer must correct the condition to the satisfaction of the adjoining land owner(s).

Surface drainage must go to underground storm drain structures. This could conflict with Romerica’s canal network.

Retail, Open Space, Parking and Height Restrictions

The deed restrictions also prohibit certain types of retail establishments. They include gas stations, night clubs, “adult” establishments, or funeral homes.

A minimum 20% open space requirement applies. All parking and buildings must sit back a minimum of 50 feet from property lines.

Deed restrictions limit building height to five stories. The roof line may not extend more than 65 feet above the slab.

No Boats or Trailers

Significantly, NO BOATS OR TRAILERS may be stored on the property. that could be a disappointment for people who buy condos as part of a marina resort.

For Complete List of Restrictions

To read the exact text in its entirely, click here and scroll down to exhibit B.

Please note: Roman Arrow, listed in the deed is one of more than 35 companies owned by Romerica’s two managers. Also note: Romerica and its related companies own additional parcels that may have other deed restrictions.

The thoughts expressed in this post 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 4/6/2019

585 Days after Hurricane Harvey

Romerica Spokespeople Address High-Rise Project Phasing at Lake-Houston-Area-Chamber BizCom Event

Leah Manlove Howard of John Manlove Marketing and Communications and Michelle Hundley of Stratus Consulting gave a 14-minute presentation on the Romerica high-rise project today to members of the Lake Houston Chamber. For those who attended Romerica’s 2-hour public meeting at the Kingwood Community Center in March, there wasn’t much new. However, the spokespeople did discuss project phasing this time.

*The three areas labeled “project area” would be developed from top to bottom. See below.*

Phases of Development: North to South

Ms. Howard indicated that there would be three phases of development – in this order.

Northern section containing condos
Middle section containing retail
Southern section containing high-rise commercial development, condos, hotel, and marina.

Responding to Public Comments is Next Step

Developing all three areas could take years. Regarding immediate next steps, Ms. Howard said the developer’s team expects to receive public comments by Friday, April 5. They must be answered and returned by April 27. She predicted the Corps will hold a public hearing approximately four months after that. Ms. Hundley said that it could be two years before a permit could be issued. She also said it might be ten years before development started.

Emphasizing Importance of “Fixing River”

Throughout the meeting, Ms. Howard reiterated Gabriel Haddad’s main themes from the community center meeting in March:

Conceptual thinking on the project began years before Harvey
Concerns raised by community members and planning for an event like Harvey would ultimately improve the project
Any development remains contingent on making the river and lake navigable again, because the centerpiece of the project is a resort marina/hotel.
The tax revenue generated by the project could help fund long-term maintenance dredging of the river that keeps it navigable.

Meeting in Austin Next Week

The Romerica team will meet legislators in Austin next week to discuss funding for “fixing” the lake and river. They will be meeting with “leaders that can make something happen.” Later when asked to clarify who they would meet, Ms Howard elaborated. According to Bill Fowler, one of the leaders of the Lake Houston Area Grass Roots Flood Prevention Initiative, she said “Huberty, Creighton, and committee heads in charge of appropriations.”

Core Questions Not Really Addressed

Ms. Howard began her presentation by saying Romerica’s condos would be “different.” By that, she meant “built on stilts”. After the presentation, I asked her where all the fill was going if everything would be built on stilts. Like the CivilTech engineer at the earlier meeting, she did not provide an answer. Neither did she answer Bill Fowler’s question about the previous experience of the developers.

Both Fowler and I then requested a small meeting with the developers and their team of experts to discuss answers to such questions. They include:

How developers intend to get around deed restrictions
How they hope to evacuate thousands of people living in the floodway during floods.

To her credit, Ms. Howard at least acknowledged that Romerica needed to answer the last question. However, she didn’t have a firm plan yet. She said they still hope Hamblen Road can be connected with Woodland Hills and implied that could help with evacuation efforts. However, she did not address raising Hamblen or how that could affect flooding of nearby properties. No meeting has been set at this point to discuss any of these issues.

Posted by Bob Rehak on April 4, 2019

583 Days after Hurricane Harvey

Next Countdown Clock Starts Ticking for Romerica’s High-Rise Development in Kingwood

The Galveston District, U.S. Army Corps of Engineers Regulatory Branch announced today public comments were forwarded to Romerica Investments, LLC, regarding permit application SWG-2016-00384 for a project in Kingwood, Texas.

*Poster of Commercial District displayed by Romerica at Kingwood Public Meeting on 3/18/2019*

Thirty Days from March 28

“We appreciate the time and effort of those concerned to meet the extended deadline,” said Elizabeth Shelton, a USACE Galveston District Regulatory project manager. “We have forwarded the public notice comments received to the applicant for response by letter dated 28 March 2019. The applicant has 30 days from the date of the letter to respond to the comments received.”

That means Romerica has until April 27 to respond to the hundreds of letters written by concerned residents and environmental groups. At this point, that means they have 24 days left to respond.

Discharge of Fill into Wetlands and Streams

Shelton said the Corps Regulatory Division’s role, in this permit application, is to evaluate, under Section 404 of the Clean Water Act, the proposed activity, the discharge of fill material into waters of the U.S., and the compliance of this proposed activity with other Federal laws, as applicable.

“The Division is evaluating the discharge of 68,323 cubic yards of fill material into 42.35 acres of wetlands and an estimated 285 cubic yards of fill material into 771 linear feet of streams adjacent to the West Fork of the San Jacinto River,” said Shelton.

The initial close of comment period was January 29. Corps Regulatory Division officials made the decision to allow for 30 additional days which extended the comment period to March 1.

The notice can be viewed at: https://www.swg.usace.army.mil/Media/Public-Notices/Article/1722068/swg-2016-00384-romerica-investments-llc-west-fork-of-the-san-jacinto-river-harr/

Romerica At BizCom

Romerica will be giving a brief presentation at the Lake Houston Area Chamber of Commerce BizCom meeting, on Thursday, April 4th, , 11 a.m., at Kingwood Park High School. Ms. Leah Manlove Howard, CMC, Chief Strategy Officer, VP and Program Chair of the American Advertisers Federation – Houston; and Michelle Hundley, President & CEO, Stratus Consulting will deliver the Heron Project Update, according to the Chamber.

Posted by Bob Rehak on 4/3/2019

582 Days since Hurricane Harvey

Juvenile and Nesting Bald Eagles, Plus Other Area Wildlife Photos

Kingwood kayaker and wildlife photographer Emily Murphy has done it again. This time her great eye and quick reflexes captured this juvenile bald eagle flying over the San Jacinto West Fork near where Romerica proposes to build 25-50 story high rises. It’s evidence that eagles are nesting nearby.

Juvenile Bald Eagle photographed flying over the San Jacinto River West Fork by Emily Murphy. Catching birds in flight like this is very difficult. It requires a good eye and very fast reflexes. The equipment Murphy uses in her kayak weighs six to seven pounds, making it difficult to hold and maneuver while on the water.

The absence of white in the chin and cheeks of this eagle suggests it is very young and recently fledged. However, Fred Collins from Harris County Precinct 3, who is director of the Kleb Woods Nature Preserve in Tomball, thinks it is older. Says Klebs, “I think this is last year’s chick. I am fairly confident it is not this year’s hatch because it is molting.”

Regardless, the good news is that we seem to have an active and expanding eagle population on the San Jacinto and in Lake Houston. Below are a couple shots I took in January while on a ride-along with HPD Lake Patrol, graciously arranged by Houston City Council Member Dave Martin. Weather conditions were rough; the boat was pitching wildly. But we still photographed several eagles.

*Bald Eagle photographed in Atascocita on Lake Houston from HPD Lake Patrol Boat on 1/31/2019 by Bob Rehak*

*Nesting Bald Eagle near Walden on Lake Houston. Photographed by Bob Rehak from HPD Lake Patrol Boat on 1/31/2019.*

Other Area Wildlife

The Lake, River, swamps and wetlands this time of year teem with nesting birds of many species. Right about now, egrets are pairing up, building nests and laying eggs. So are the roseate spoonbills. Within a few weeks, chicks will hatch and by June, a new generation will be hunting the shorelines. Meanwhile, many other species are migrating through the area about now.

Get out and enjoy the wildlife in our wonderful parks! East End is a favorite location for birders. They have spotted more than 140 species there, including several that are threatened or endangered. Below are several shots that I took in the last two years.

*Male great egret returning with stick to build nest. Photo by Bob Rehak.*

Roseate Spoonbill in flight. Photo by Bob Rehak.

*Female great egret preening on nest. Photo by Bob Rehak.*

*Great Egret Chicks. Feathers have still not unfurled. Photo by Bob Rehak.*

*Blue Grosbeak in meadow of East End Park. Photographed by Bob Rehak.*

*Black and White. Cormorant and Great Egret. Photo by Bob Rehak.*

So grab your binoculars or camera and get out and enjoy this wonderful spring weather. After all, this is why we live here. Kingwood really is the livable forest!

Posted by Bob Rehak on 3/30/2019

578 Days since Hurricane Harvey

Emily Murphy Photographs Inactive Bald Eagle Nest on Romerica Property from River; Active Nests Likely in Vicinity

Correction: Since posting this story two hours ago, I have spoken with an enforcement officer from US Fish & Wildlife Service. He investigated this particular nest and found no droppings or fish bones around the base of the tree. He said you would expect that if the nest was active. He also said the tree was dead, likely a victim of all the sand deposited by Hurricane Harvey along the river. Finally, he said that bald eagles often establish multiple nests in an area and sometimes switch between them. This nest may have been abandoned when the tree began to die after Harvey. The eagle in the photo may have been revisiting it because it was a good perch for fishing. So I have edited the story to remove all mentions of “apparently active.”

Emily Murphy took the shot below on 3/27/19 from her kayak on the West Fork. It clearly shows a bald eagle and a very large nest.

*Bald Eagle and Nest on Romerica Property. Romerica hopes to build a series of high rises within 750 feet of this nest.*

Ironically, I photographed what appears to be the same nest from the river on January 31, 2019 while on a ride-along with HPD Lake Patrol. My shot appears closer than Murphy’s because I took it with a 1000mm super-telephoto lens.

Photo taken by Bob Rehak on 1/31/19 from West Fork of San Jacinto with 1000mm lens. Note the similarity of the bark stripped from tree opposite the nest. GPS coordinates are embedded in the JPEG and virtually identical to Murphy’s.

*Location of nest pinpointed and circled below.*

The Balcom family, which lives near the river at the western (left) edge of the satellite image above, photographed a pair of bald eagles on their property in December.

*Pair of bald eagles outside Balcom residence on River Bend, one mile west of nest site. Photo by Melissa and Jim Balcom.*

Boaters, Please Report Sightings

Boaters, please help. Let me know through the contact page on this web site if you see activity in this area. If you see a nest – active or not – do not approach it or disturb the birds in any way. It’s illegal. See below. And do not enter Romerica’s property. That’s trespassing.

Bald and Golden Eagle Protection Act

Although no longer an endangered species, bald eagles are still protected under the Bald and Golden Eagle Protection Act (16 U.S.C. 668-668d) is a United States federal statute.) The statute protects two species of eagle. According to Wikipedia, the bald eagle was chosen as a national emblem of the United States by the Continental Congress of 1782 and was given legal protection by the Bald Eagle Protection Act of 1940. This act was expanded to include the golden eagle in 1962.^[1]

Since the original Act, the Bald and Golden Eagle Protection Act has been amended several times. It currently prohibits anyone, without a permit issued by the Secretary of the Interior, from “taking” bald eagles. Taking is described to include their parts, nests, or eggs, molesting or disturbing the birds. The Act provides criminal penalties for persons who “take, possess, sell, purchase, barter, offer to sell, purchase or barter, transport, export or import, at any time or any manner, any bald eagle … [or any golden eagle], alive or dead, or any part, nest, or egg thereof.”^[2]

Purpose of Protection Act

The purpose of the Bald and Golden Eagle Protection act is to protect bald and golden eagles from disturbance, abuse, and interference with their lifestyle. That includes sheltering, breeding, feeding, and nesting.^[3]

Posted by Bob Rehak on 3/28/2019

576 Days since Hurricane Harvey

Stilts Not Always Answer, Evac Not Always Possible For High Rises Near Floodway

Last Monday, Gabriel Haddad, the Romerica developer who wants to put up 25-50 story high rises and 5,000 condos near the floodway of the West Fork, told a packed audience at the Kingwood Community Center that he would construct his buildings on stilts.

Of course, he also wants to put 150,000 cubic yards of fill in wetlands and streams which is why he’s applying for the Army Corps permit. But put that aside for the moment.

Catching Debris and Creating Backwater

Stilts may be the best answer when building near floodways. They can reduce the net impact on flooding compared to fill. However, they still have their drawbacks…as these pictures show. For instance, stilts, stairs and anything below a building will catch debris being washed downstream and back water up.

Debris washed downstream and caught on Balcom property — *Debris washed downstream caught on stairs. Photo by Melissa Balcom.*

All the trees caught in the bridge supports for the old 59 bridge reportedly formed a “dam” during Harvey that backed water up into Humble businesses. Ask Humble Mayor Merle Aaron about his feelings on the subject.

*Debris caught under bridges during Harvey. Photos by David Seitzinger.*

Stilts didn’t help thousands of homes on the Bolivar Peninsula during Hurricane Ike. They have to be high enough to elevate the home above the flood. More than a 100 people died on Bolivar who failed to evacuate before Ike. They thought their elevated homes would keep them safe.

Evacuation Routes Flooded

The next three pictures show one of the planned evacuation routes, Hamblen Road. As you can see, connecting Woodland Hills to Hamblen might help with normal traffic, but it would not help at all during a flood.

*Hamblen Road during the Tax Day Flood of 2016. Photo by Melissa Balcom. Note height of street lights.*

Hamblen Road during the Memorial Day flood of 2016. “This is when we thought things were as bad as they would ever get!” said Melissa Balcom who lives between Hamblen and the West Fork of the San Jacinto.

*Same area on Hamblen during Harvey. Compare street lights in the background. The brick wall on the left is completely submerged.*

“The water is actually even deeper than it appears because those street lights are on a hill that lines the side of Hamblen,” said Melissa Balcom, who took these photos. “The water is so deep you can’t even see the white brick fence that lines Hamblen. It completely covers it! That’s one of the reasons why making Hamblen a cut through street is so ridiculous.”

Horror Movie in the Making

When I asked Mr. Haddad how he planned to evacuate 15,000 people by boat if there were ever another midnight release from the Conroe dam without warning, he said that people could shelter in place.

Imagine being in a high rise…in August, when the water comes up, the power goes out, the toilets overflow, the AC fails, the humidity hits 99%, and you can’t open the windows. That may be a Navy Seal’s idea of luxury living, but not mine. I’ll pass, thank you!

Posted by Bob Rehak on 3/24/2019

572 Days since Hurricane Harvey

High-Rise Meeting Doesn’t Change Many Minds and Raises Big Concern

A standing-room-only crowd of 800-plus people packed the Kingwood Community Center last night for a high-rise meeting. They were there to hear for the first time from Romerica and the people who hope to build high rises in an area deed restricted to single-family residential.

Gabriel M. Haddad, one of Romerica’s partners, seemed decent and sincere. He answered questions directly with a few exceptions, and remained cool in the face of hostile questioning. His main point: he wanted to solve the flooding and sedimentation problems on the river and in Lake Houston to make his project viable.

Haddad even admitted that the property where he wanted to build most of the high rises was deed restricted to single-family residential. He said that his plan was to get a permit and THEN get Friendswood to change the deed restrictions.

No Details, No Plan

However, neither Haddad nor the other speakers provided specific details about the project. Several people commented that the speakers from SWCA and Civil Tech seemed unprofessional, unprepared, not responsive to questions.

Several posters scattered around the room made grandiose claims without any support. For instance, they claim:

The high-rise project would generate $135 million of property tax revenue for the City.
Up to 70% of the property is planned to be preserved.
They will preserve wetlands (while filling them in).

Few Chances for Followup Questions

Upon questioning, Haddad confessed that it might take 30 years to reach property tax revenues of $135 million. That would translate to almost $5 billion in appraised value. That’s more than all the appraised value of all commercial properties in the entire Humble ISD including Deerbrook Mall! But then the meeting format didn’t allow for follow up questions.

Weasel Words

Regarding the “up to” in front of 70%: that includes a lot of territory starting with 1%.

That’s a pretty neat trick with the wetlands. Oops, they forgot to mention the wetlands will be preserved somewhere else.

Omissions, Insufficient Explanations, and Public Meetings for Dummies

I was very concerned about evacuation plans, so I asked. Guess what. There is none. “We’ll have people shelter in place.”

No evacuation plan? I guess someone forgot to consider heart attacks, sewers that back up in floods, and power outages that would leave people sweltering in their vertical footprints for days in August. No evacuation plan needed for high-rises in what soon will become the floodway of the San Jacinto! Seriously?

They also hoped to address traffic problems with a bridge and a Hamblen-Road extension that voters already rejected, thus showing a total lack of understanding of local history and values.

A Civil Tech employee couldn’t tell me where more than 150,000 cubic yards of fill was coming from or going to.

Mr. Haddad felt that his condos were no longer in the Kingwood Lakes Homeowner Association. (They are.)

Mr. Haddad claimed that they were no longer soliciting investments through EB-5 visas because the project had “outgrown” them. (However, they still operate an EB-5 regional center and website.)

Financing for a supposed $5 billion project was never addressed.

They invitation said they would talk about phasing and they didn’t.

Sizzle No Substitute for Substance

The posters seemed to revolve around buzzwords, such as conservation, preservation, sustainability, mobility, and resiliency. However, they used the same support points over and over again for each…without ever explaining how they supported the buzzwords.

For instance, they supported sustainability with “natural water systems, promoting alternative modes of transportation, vertical development and preserving forests.”

To mix it up a little bit, they promote resiliency with “natural water systems, preserving forests, a compact development footprint, and alternative modes of transportation.”

You get the idea. You’ve heard it all before. And that, I think, pretty much sums up the takeaway for most of the people that I talked to. “No substance. No specifics. No plan. No answers. No way.”

Not Buying It

During the Q&A at the end of the meeting, one of the questioners asked people in the audience who were still against the development to stand up. Almost everyone stood.

*People standing to show their opposition. Photo and video courtersy of Jim Zura, Zura Productions.*

Now that was one message that was clear and unambiguous.

Reinforcing Worst-Nightmare Scenario

At one point, Mr. Haddad said, “We’ll start slowly, and if we see it’s uneconomic, we’ll do something else.” This confirmed the worst fears of many in the audience who saw the developers disturbing the environment and then abandoning the job half finished.

They never did address the vast majority of the questions I posted on Friday. Had they done so, they might have changed some minds. But by ignoring them, many people felt the developers had something to hide or that Kingwood people were easily bluffed.

Little wonder that Manlove chose not to have a public meeting while the Army Corps’ public comment period was still open.

As always, the thoughts herein represent my opinions on matters of public interest. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP laws of the great State of Texas.

Posted by Bob Rehak on March 19, 2019

567 Days since Hurricane Harvey