Council Member Dave Martin would like to make residents aware that the City of Houston has launched its Homeowner Assistance Program. Here are details.
$1.17 Billion Available through Five Programs
The City of Houston has received $1.17 billion for housing recovery through the U.S. Department of Housing and Urban Development and the State of Texas General Land Office. The recovery funds will be used five ways:
Reimbursement for completed repairs
Homeowner-managed rehabilitation
City-managed rehabilitation and reconstruction
Buyouts
Interim mortgage assistance.
Available to Homeowners of All Income Levels
Priority will be given to low and moderate income homeowners. However, assistance is available to homeowners of all income levels.
Start With Online Survey
Start the application process by taking this Harvey Recovery Survey. It will help direct you to the appropriate recovery program and help the City prioritize those with urgent needs. You need nbo documentation to take the survey. t takes less than 15 minutes to complete.
Other Options to Apply
Those not comfortable with online surveys have several other options:
Call 832-393-0550 (Monday through Friday, 9:00 a.m. to 5:00 p.m.)
Or visit one of the mobile centers when it visits the Kingwood Community Center at 4102 Rustic Woods, Kingwood, TX 77345: Saturday, February 23, 10:00 a.m. to 1:00 p.m. or Wednesday, February 27, 11:00 a.m. to 1:00 p.m.
Visit the mobile unit in Kingwood or one of these permanent Recovery Centers to apply.
The nearest permanent Housing Recovery Center is at 9551 N. Wayside, Houston, Texas 77028. It is open Monday and Tuesday, from 9:00 a.m. to 6:00 p.m., Wednesday and Thursday from 10:00 a.m. to 8:00 p.m., Friday from 9:00 a.m. to 6:00 p.m., and Saturday from 9:00 to 3:00 p.m. The center is closed on Sundays.
Followup and For More Information
An Intake Specialist will contact you after you complete the Survey regarding next steps. For more information, please contact the Houston Recovery Center by calling 832-393-0550.
Posted by Bob Rehak on February 19, 2019
539 Days after Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/2543f2a6-d3f6-4b25-9d7f-d3e4145aa641.png?fit=947%2C851&ssl=1851947adminadmin2019-02-18 23:45:392019-02-18 23:45:46Mobile Hurricane Harvey Recovery Center Coming to Kingwood Feb. 23 and 27
Searches have revealed 35 companies so far that are registered with the Texas Secretary of State that belong to Gabriel M. Haddad and Fabio M. Covarrubias. Both men use multiple variations on their names, making it difficult to nail down a precise number of companies and partnerships that they control. They also register additional companies and partnerships in other states and countries, making ownership and accountability even more difficult to track.
Romerica Group’s website says they have 12 projects currently “running” in the U.S. and Mexico. However, a review of the company’s many websites found only two related to real-estate development – one in each country. The US project in Kingwood has not been constructed and the website for the development in Mexico shows only conceptual drawings. The Romerica Group website shows nine related entities, discussed below.
Motor Sports Resort
In November 2014, Covarrubias and Haddad bought a race track in Angleton at One Performance Drive in the middle of farmland (see below). Built in 2005, it was originally called MSR Houston. MSR stood for Motor Speedway Ranch. Photos on the site suggest that the tallest building on the property is two to three stories. It sold memberships and track time to owners of high-performance vehicles who wanted to drive fast legally in a controlled environment.
Racetrack in Angleton caters to performance driving enthusiasts. As of 3/21/18, Google Earth showed only a track with some garage space and a few other small buildings.
The Motor Sports Resort site mentions a real-estate company, MSR Houston Real Estate, that was supposedly introducing a master plan for the track by the summer of 2018. The MSR Houston web site does say, “Coming Soon,” but the Texas Secretary of State shows no record of such a company and a google search for it returned no results except the one below. I can find no details of a master plan on the website.
Tramontana and Lotus Driving Academy
The Romerica Group website also claims to have two other automotive related ventures:
MSR Tramontana LLC features a high-performance car. However, the site does not say what the group’s contribution to the vehicle is. It says that they are one-of-a-kind vehicles with “excellent levels of production and development” but doesn’t say how many have been built or how to buy one. Tramontana has a separate, dedicated website. That offers a little more detail. But on their partner page, they list a branding company, two fashion designers, and a web developer. I could find no references to manufacturing partners or where the vehicles were made.
Warning message when you check out from FAMA Design.
Romerica Insurance
Romerica Insurance does not have its own web site. However, it does have several Facebook pages. They sell many different types of insurance, including – ironically – flood insurance. FaceBook also lists an office for the insurance company at the Angleton racetrack.
Romerica Real Estate
Romerica Real Estate does not have its own web site either. The link to Romerica Real Estate from the Romerica Groups Home Page is broken. HAR.com (Houston Area Realors) says that the Romerica Real Estate “page is no longer active.” Same for FaceBook. A Google search returns dozens of other “page not found” error messages. The Texas Real Estate Commission (TREC) shows that the company’s account is “inactive.” TREC also lists the real estate company’s address as the racetrack in Angleton.
The Texas Real Estate Commission lists the Romerica Real Estate, LLC account as inactive even though it has not expired. Note that the TREC also lists the address for the real estate company at the race track.
Torrenova Cuernavaca
Another link from the Romerica Group Home Page goes to Torrenova Cuernavaca. The subhead says it deals with Romerica land in Mexico. Last month, clicking on the link yielded another dead-end search.
However, the Torrenova-Cueranvaca site has since been updated to include concept drawings. It shows no actual photos of anything the “company” has constructed, though the site does list prices. Like the Romerica Group itself, Torrenova Cuernavaca is not registered to do business in the state of Texas (though in fairness, the site is in Spanish).
American Vision Regional Center solicits investments through the U.S. Citizenship & Immigration Service EB-5 program. EB-5 visas offer a legal pathway into the U.S. for foreign investors, their spouses and family members under 21.
Foreign investors are suing the developers for fraud in Houston district court. (See MARIA DEL CARMEN BORBOLLA AND MARIA DEL CARMEN GOMEZ, CAUSE NO. 2018 – 07276, 157th Judicial Court, Harris County, Tx.)
Clicking on the home page of AmericanVision.com takes the viewer to an unrelated site (AmericanVision.org) that sells religious books. AmericanVision.org is registered to a seemingly unrelated company in Paris, France.
The landing page for AmericanVision.com shows links to four sub-pages: Why EB-5?, Info For Investors, FAQs, and Our Parters. Links to each page are broken. They take you to a “page not found” error message on the bookstore site.
The SEC’s first warning sign: “Promises of a visa or becoming a lawful permanent resident.” The text explains, “Investing through EB-5 makes you eligible to apply for a conditional visa, but there is no guarantee that USCIS will grant you a conditional visa or subsequently remove the conditions on your lawful permanent residency. USCIS carefully reviews each case and denies cases where eligibility rules are not met. Guarantees of the receipt or timing of a visa or green card are warning signs of fraud.”
Copy on the AmericanVision.com About Us Page clearly states that their program was “…designated by the United States Citizenship and Immigration Services (USCIS) to offer Investor Visa / Green Card through the EB5 Immigrant Investor Program.”
Last line of copy shown above seemingly violates SEC guidelines.
To be clear, I am not accusing Romerica or its management of fraud. I am merely repeating US government advice for investors to be cautious in these circumstances.
Numerous questions exist about the people applying for permits to build high-rises feet away from the floodway of the San Jacinto? They surely know that the area where they want to build 25-50 story high rises will soon be INCLUDED in the floodway when new flood maps are approved. Who would build there? Why?
I do not wish to speculate on the motives of the developers. I can only point out inconsistencies that do not inspire confidence. Especially for someone developing what Houston City Council Member Dave Martin has described as a $2.5 billion project. Especially when they’ve shown no evidence that they have ever built anything.
Despite my seven requests for a meeting, the developers have refused to meet publicly to answer questions. Their official point of contact at the Manlove Advertising and PR agency has stated that they may consider one AFTER the public comment period closes.
One can only hope that the Army Corps and TCEQ will exercise due diligence in consideration of these permit requests.
As always, these comments represent my opinions on matters of public policy. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP statute of the Great State of Texas.
Posted by Bob Rehak on February 17, 2019
538 Days After Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/MSR-Houston-Track.jpg?fit=1500%2C885&ssl=18851500adminadmin2019-02-17 23:27:032019-02-18 11:17:57More Questions than Answers About Romerica Group, Romerica Investments, and Their Supposed $2.5 Billion Project
While I have primarily focused on legislation around sand mining, legislators in both the Texas House and Senate have filed bills that address other aspects of the Harvey disaster. I have arbitrarily grouped them into several categories below to make this rather lengthy list easier to follow.
The 86th Legislature of the State of Texas is now considering all of the proposed legislation in this post.
Preparedness
Remember how residents received no warning to evacuate before water invaded their homes? Remember how the storm overwhelmed emergency response systems?
Rep. Will Metcalf introduced HB26 that would create an alert system. It stipulates that the dam operator must provide: time of release, expected duration of release, expected level of flooding that will result, etc.
Rep. Richard Raymond introduced HB34 that would create a statewide disaster alert system under the Texas Division of Emergency Management (which is part of DPS).
Rep. Sarah Davis sponsored HB1294 requiring emergency management training for officers and employees of political subdivisions whose responsibilities include emergency preparedness or management.
Sen. Boris Miles introduced SB 285. It would require the Governor to issue a proclamation each year before hurricane season. The proclamation would direct state agencies, municipalities and counties to review and update hurricane preparedness plans. It would also require them to conduct community outreach and education activities on hurricane preparedness.
Sen. Charles Perry introduced SB396 relating to state and regional flood planning. It would create a state flood planning process administered by the Texas Water Development Board.
Dam Hazards
Concerned about that upstream dam that might flood you?
Rep. Gina Hinojosa introduced HB137 that would require the TCEQ to notify communities of significant dam hazards.
Involving Public in Permitting Processes
Concerned about how sand mine and superfund sites get permitted next to your water supply without anyone in your community knowing?
Rep. Jessica Farrar introduced HB245. It would require applicants for environmental and water-use permits to post a copy of the applications online.
Flood Insurance Disclosure
Did you think you had flood insurance coverage when you didn’t?
Rep. Mary Ann Perez filed HB 283. It would require insurers to disclose on the top page of a commercial or residential policy whether the policy covers loss caused by flooding.
Disclosure of Prior Flooding
Concerned that the people selling you a home might not fully disclose flood risks and the property’s history re: flooding?
Senator Joan Huffman introduced SB339. relating to a seller’s disclosure notice for a residential property regarding floodplains, flood pools, or reservoirs. It would require a seller of residential property to disclose existing information about whether the property is within the 100-year floodplain, the 500-year floodplain, the flood pool of a reservoir, or within five miles downstream of a reservoir and the property has flooded in a flood event.
Adequacy of Infrastructure
Concerned about how our infrastructure couldn’t handle Harvey and about how long it is taking to fix those issues?
Rep. Dade Phelan introduced HB478 that would help fund flood planning, mitigation and infrastructure projects.
Rep. Amando Walle introduced HB801 that would establish a task force to conduct a comprehensive study on flood control infrastructure for Harris County.
Sen. Boris Miles introduced a companion bill to HB801. SB 179 requires U of H to provide staff and administrative support for the task force. It also directs Harris County Flood Control to advise the task force.
Rep. Dennis Paul introduced HB1010 that would establish regional flood planning that includes a prioritized list of projects necessary to meet the needs of the region for the next 10 years.
Rep. Eddie Lucio III introduced HB1059 that requires the TCEQ to appoint a Green Stormwater Infrastructure and Low Impact Report Group. It would report every other year on systems and practices that manage stormwater, and that protect water quality and associated habitat.
Sen. Charles Perry sponsored SB397 related to the funding of flood-related projects by the Texas Water Development Board. It also includes flood-related projects administered by the State Soil and Water Conservation Board.
Senator Brandon Creighton introduced SB695. It creates a Texas Infrastructure Resiliency Fund administered by TWDB to provide grants, low-interest loans, or zero-interest loans to eligible political subdivisions. for
flood projects.
Sen. Charles Perry proposed a constitutional amendment providing for the creation of a State Flood Plan Implementation Fund to assist in the financing of certain flood-related projects. It also calls for transferring $1.2 billion from the economic stabilization fund into State Flood Plan Implementation fund on 11/30/19.
Sand Mining
Concerned about whether aggregate production operations (sand mines) will destroy a river near you?
Rep. Terry Wilson, introduced HB509. It would allow the Railroad Commission to regulate aggregate production and requires them to consider the cumulative impact of multiple operators in an area.
Rep. Dan Huberty filed HB907 that increases penalties for failure to register aggregate production operations.
Huberty also introduced HB908. It increases penalties for other violations by aggregate production operations and requires inspections by the TCEQ every two years instead of three.
HB909, also by Huberty requires the TCEQ to establish a set of Best Management Practices for aggregate productions operators.
Sen. Donna Campbell introduced SB694. It increases the frequency of aggregate production operations by the TCEQ and allow unannounced inspections for APOs that had violations in the preceding two years. It also increases the maximum possible penalty for APO violations to $20,000 per day from $10,000.
Aquifer Storage and Retrieval
Concerned about loss of lake capacity due to sedimentation from flooding? About subsidence? About the long-term availability of ground water?
Rep. Lyle Larson introduced HB720. It appropriates water for use in aquifer storage and recovery projects.
HB721, also sponsored by Larson, requires the Texas Water Development Board to conduct studies of aquifer storage and recovery, and to prepare and submit reports on the same.
Lake-Houston-Area Interests
Concerned that no dedicated entity is looking out for the interests of Lake Houston Area residents?
Rep. Dan Huberty introduced HB911 that creates a Lake Houston Watershed Commission that will be responsible for planning for the area, share information and publish information.
If you are aware of other bills that should be on this list, please contact me. I will update it periodically throughout the legislative session.
You can track the progress of bills through the legislative session by clicking on links to the bills above. You can also track a group of bills by creating a list at My Texas Legislature Online.
Posted by Bob Rehak on 2/16/2019
536 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/capitole_1024.jpg?fit=1024%2C768&ssl=17681024adminadmin2019-02-16 15:51:082019-02-16 19:30:24Two Dozen Pieces of Legislation Introduced to Help Prevent Another Disaster like Harvey
State Representative Dan Huberty introduced House Bill 1671 this week. It amends Section 26.551 of the Water Code to give the West Fork of the San Jacinto protections enjoyed by the John Graves Scenic District on the Brazos as a result of a pilot program started in 2005. The bill covers the portion of the West Fork between Lake Conroe and Lake Houston which has 20 square miles of sand mines.
Visual Inspections Twice a Year
If adopted, it would obligate Texas Parks and Wildlife Department to conduct visual inspections of the West Fork twice a year. The inspections would consist of two parts: flyovers and from the water surface. TPWD would conduct one set of inspections in summer and the other in winter.
Any fines received as a result of these inspections would go into a fund for reclamation and restoration of “beds, bottoms, and banks of water bodies affected but the unlawful discharges.”
Pilot Program Ends in 2025
If approved HB1671 would take effect on September 1, 2019, and run through September 1, 2025. That’s because the original bill was conceived as a pilot program that expires in 2025.
Greater Setbacks, Performance Bonds and Best Practices
The original bill also prohibits the construction or operation of any new quarry, or the expansion of an existing quarry, located within 1,500 feet of a water body located in a water quality protection area. However…
Exceptions may be granted if the quarry can prove that it satisfies performance criteria that address:
(A) slope gradients that minimize the potential for erosion, slides, sloughing of quarry walls, overburden piles, and banks into the water body and related water quality considerations;
(B) whether operations could result in significant damage to important historic and cultural values and ecological systems;
(C) whether operations could affect renewable resource lands, including aquifers and aquifer recharge areas, in which the operations could result in a substantial loss or reduction of long-range productivity of a water supply or of food or fiber products; and
(D) whether operations could affect natural hazard land, including areas subject to frequent flooding and areas of unstable geology, in which the operations could substantially endanger life and property.
River is migrating toward pit in background at 12 feet per year. Only 38 feet remain before river breaks through dike. Wider setbacks, like those mandated in HB1671, would reduce this danger and consequent sedimentation.
The other major provisions of the bill make quarry operators:
Post a performance bond that covers site reclamation when they finish mining.
Pros
This bill would be a good first step in protecting the shores of the San Jacinto.
It would requires new operations to move farther back from the river. That should help reduce sedimentation and erosion in the long run. Lake Houston Area flood prevention activists have pushed this idea for more than a year.
HB1671 would also force operators to follow industry best-management practices and to reclaim land when they are done mining.
Cons
Unfortunately, the pilot program only runs for six more years. However, if successful, the legislature could make the program permanent in 2025.
The twice yearly inspections are a disappointment though. The major damage to water quality comes from breached dikes. Operators can patch dikes and plant grass which conceals the evidence of breaches after a few weeks in this climate. Landsat images, such as those in Google Earth, provide a much more effective method of monitoring. The satellite goes over this area every 1.5 hours…16 times a day. Monitoring operations from a computer monitor in near-real time would be much more effective and cheaper. One person could monitor every mine in the state on a daily or weekly basis.
About one month after this West Fork sand mine breach, new grass was already knee high. Inspections need to be made more frequently than once every six months. Satellite photos provide a more timely and cost-effective solution.
However, neither miners, regulators, nor legislators seem eager to take advantage of this technology when I bring the subject up. It makes one wonder why.
Recommendation
All in all, I love what HB1671 is trying to do and support it whole-heartedly. I hope as it makes its way through committee, the amendment can be amended to include more frequent satellite inspections.
Posted by Bob Rehak on February 14, 2019
535 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/SJR_434_025.jpg?fit=1800%2C1200&ssl=112001800adminadmin2019-02-15 21:29:012019-02-15 21:33:33Huberty Introduces HB1671 To Extend Water-Quality Protections to West Fork
Kingwood’s Kingwood Lakes Community Association has threatened legal action over a portion of the proposed high-rise development between Lake Kingwood and the Barrington. Developers planned multi-family condominium units on stilts for that area. But deed restrictions limit construction to single-family housing compatible with surrounding architecture.
View from Milan Saunders home in Kingwood Lakes during Harvey. This is why Kingwood Lakes residents are so concerned about the diversion of drainage from the proposed high-rises and condos towards them.
Single-family usually means “one family in one house on one piece of land.” The developers had planned 65′ high, MULTI-FAMILY condos. That would not look anything like the classic homes in either Kingwood Lakes or the Barrington.
Drainage Issues Compound Deed Restriction Issues
Deed restrictions also prevent diversion of drainage onto the property of others. According to the US Army Corps’ public notice, the developers planned to divert runoff into Lake Kingwood. That lake is owned and maintained by the Kingwood Lakes subdivision. Without the permission of the Association, that would also constitute a deed restriction violation.
The letter warns that if development commences, the association will seek “judicial enforcement of deed restrictions, architectural guidelines and protection of its property. Such action may include claims for injunctive relief as well as relevant damages.”
The letter closes by saying that the Association hopes no further action will be required.
Kingwood Lakes addressed the letter to the Army Corps. However, the homeowners’ association also copied officials at Harris County Flood Control and the City of Houston.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2018/07/Deck-1-e1532494854628.jpg?fit=900%2C1200&ssl=11200900adminadmin2019-02-14 15:11:042019-02-14 15:11:10Kingwood Lakes Threatens Legal Action Over Portion of Proposed High-Rise Development
Romerica Investments LLC has filed permit applications with the Army Corps, City of Houston, and Harris County Flood Control. Romerica Investments hopes to build 5,000 mid-rise condos, a series of high-rise towers ranging from 25 to 50 stories, and a marina to hold 800 40-foot boats and 200 jet skis – all on property deed-restricted to “single-family residential” in a bald-eagle habitat protection zone. The property is near River Grove Park in the floodplain and floodway of the San Jacinto’s West Fork.
However, a title search revealed that Romerica Investments does not own the property on which it intends to build. A search for who does own the property led through a maze of more than 30 other entities in Texas. Two individuals run virtually all of them. The individuals sometimes use different names and different spellings of their names when registering their businesses with the Texas Secretary of State. They also list offices that are sometimes vacant; phone numbers that have been disconnected; and an address on a street that does not exist. In the case of the land in question, they even registered the company under the first name of one man and the last name of the other. Innocent mistakes or part of a pattern? You judge.
In case you’re doing a double take, that’s the first name of one man with the last name of another. They amended that filing last year so that their names now appear as Fabio M. Covarrubias Piffer and Gabriel M. Haddad Giorgi.
Filing for Permit to Develop
Whew! Got all that? Now get this. Romerica Investments, the company that filed the permit application with the Corps, lists Mr. Covarrubias as both manager and director under two different names. Also note that the address on “Nuntucket” for Mr. Haddad does not exist; there is no such street. (Many of their filings use this misspelling. A Nantucket street does exist in Houston.)
Romerica Investments’ management information. Note the different names, addresses and positions for Mr. Covarrubias. Also note the different positions for Mr. Haddad and the misspelling of his street name. Google Maps street view shows rather expensive homes at this address, so “Suite C” seems odd.
Kingwood Marina website suggests that Romerica Group, not Romerica Investments will develop property. It also states that developers believe in “dialog with stakeholders,” but they have refused to meet publicly.
So Many Questions, So Little Time; Developers Refuse to Meet
These observations raise many questions. Despite the developers’ claimed “commitment to dialog with stakeholders at every level,” they have refused to meet publicly to answer questions before the end of the Army Corps’ comment period. I have personally requested a meeting by phone, email, or certified mail seven times in the last seven weeks – all to no avail.
Developers commonly use different companies to acquire, sell, or subdivide land. That doesn’t bother me. The fact that registrations for so many of these companies contain inconsistencies, inaccuracies, misspellings, wrong addresses, aliases, broken links, dead ends and disconnected phone numbers does concern me.
None of the companies shows projects they have completed. Sometimes one company lists another as the owner, but the companies may be incorporated in different states or different countries. Plus they’re selling:
Swampland dressed up as investments in a luxurious lifestyle
My advice: Buyers beware. I use the term “buyers” in a global sense to include officials granting permits. I’m not buying any of this.
As always, these posts contain my opinions on matters of public policy which are protected by the First Amendment of the US Constitution and the Anti-SLAPP statute of the Great State of Texas.
Posted by Bob Rehak on February 14, 2019
534 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/RomericaGroup2.jpg?fit=1479%2C1096&ssl=110961479adminadmin2019-02-14 12:56:452019-02-17 19:43:14Search for Owners of High-Rise Properties Leads to Maze of More Than 30 Companies in Texas Alone
Last night, I posted about some problems with the copy in the new website for the high-rise Kingwood Marina project. This morning, The Manlove Agency started changing the copy in many of the FAQs without explanation. Their disclaimer did not change, however.
I have screen captures of the original text. If anyone wants to see it, please email me.
Rather than do an hourly critique of the website, I’m going to give them a day or two to vet their facts. Then I will revisit it. Use extreme caution in the meantime. For instance,:
Their video still says they will have slips for 800 boats. But the Army Corps’ public notice states 640. A huge “disconnect”!
The copy still states that Romerica Group will now develop the property. The Texas Secretary of State has no listing for a Romerica Group. The phone number listed in their website is disconnected. And their name appears nowhere on the permit application.
The copy still says the development will be 364 acres although the Corps Public Notice states 331.
The developer has acquired all of the property in red, but only the portions marked Project Area are included in the current project.
Fixing One Problem Creates Another
Yesterday, I pointed out that raising the property to 57 feet would not make them flood safe. Manlove revised yesterday’s copy to suggest that the buildings will now have an additional five feet of fill beneath them. The developer will now raise them 17 feet above their current elevation, not 12 as stated in the original permit application. This would result in the loss of more than 1800 acre-feet of floodplain storage capacity and could impact surrounding communities.
Offending Copy About Permit Approval Removed
Manlove removed the copy about the City, County and Corps permitting the site for construction after finding no impact on surrounding communities. I confirmed with Harris County Flood Control that they never issued a permit for the property. The Corps is currently evaluating a permit. Hence, this public comment period. I’m confirming whether the City issued a permit to begin excavation.
No Public Meeting
The developers have refused to meet with the community to address the many concerns surrounding this project. I have personally tried SIX times to set up such a meeting. They agreed to have a private meeting with me. I said I would agree if I could videotape it. They refused. So the private meeting was cancelled, too.
As always, the content of this post represents my opinions on matters of public policy. Those opinions are protected by the First Amendment of the US Constitution and the Anti-SLAPP statute of the Great State of Texas.
Posted on February 13, 2019, by Bob Rehak
533 Days after Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/Woodland-hills-map.png?fit=1061%2C1024&ssl=110241061adminadmin2019-02-13 11:44:352019-02-13 12:52:35Manlove Changing High-Rise Website, but Problems Remain
The developers of the proposed high-rise development near River Grove Park launched a new web site today, TheHeronsKingwood.com. In it, they make many new claims designed to put the public’s concerns to rest. It had the opposite effect on me. Why?
They told the Corps the Marina would hold 640 boats. It’s 160 boats larger now. The website video states 800.
The Army Corps thinks the development is 331 acres. The website claims 364.
After telling community leaders they would hold a public meeting before the close of the comment period, they now say after.
After previously touting their connections to an Italian architectural firm, Torrisi and Procopio (which I suspected was a fake site), they now say Skidmore Owings and Merrill (SOM) developed the design. But SOM in San Francisco referred me to their legal department, which did not take my calls. The Italian site was developed in English and registered in Aruba by a Canadian Company.
They now claim that a subsidiary of Romerica Investments, the Romerica Group, will develop the project. They claim Romerica Group has existed since 2007 and is located in Houston. The Texas Secretary of State has no listing for Romerica Group. Neither do Florida, Delaware or Alberta, Canada – other known locations where the developers have incorporated. The phone number listed on the Romerica Group website is disconnected. The office was unoccupied last time I checked several weeks ago.
“Romerica Group” does not appear on any of the permit applications associated with this project at the Army Corps, City of Houston or Harris County Flood Control.
Romerica Investments does not own the property being permitted.
They claim that 25-story condominium towers are single family homes. That’s the world’s largest family!
They say that only the northern half of the development is subject to height restrictions without offering any proof that “single-family residential” deed restrictions have been removed from the southern half.
They claim they’re creating a connection to Hamblin Road (sic), which the Corps Public Notice does not mention and no one in Forest Cove seems to know about.
They claim that “Both the city and county have approved construction and permits have been issued, they have determined that the community will not have an adverse effect on surrounding communities.” This makes it sound like they have been given permits for the entire development. Not true. Neither is the second half of the statement. Developers requested a permit to start excavating the marina. They promised they would haul excavated material offsite. However, things changed by the time the Corps issued its public notice. The public notice states that they will use the fill to raise the elevation 12 feet. Hmmm. Sounds like cause to revoke those permits to me!
They again claim that raising elevations to 57 feet will make the buildings flood safe when the area has flooded over 57 feet at least six times in the last 25 years.
They call roads an alternative mode of transportation!
They think ExxonMobil is spelled Exxon Mobile.
But the best part is this! Read the disclaimer. It’s the most self-generous disclaimer in the history of words. Nobody is responsible for anything the site says. Make sure you read the fine print.
Ain’t nobody responsible for nothin’.
As always, this post represents my opinions on matters of public policy. They are protected by the First Amendment of the United States Constitution and the Anti-SLAPP Statute of the Great State of Texas.
Posted by Bob Rehak on February 12, 2019
532 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/Disclaimer3.jpg?fit=1500%2C160&ssl=11601500adminadmin2019-02-12 21:02:162019-02-12 23:27:15High-Rise Developers Make New Claims, Give Themselves Most Generous Disclaimer in History of Words
Romerica Investments proposed high-rise marina property has a long history of flooding. In fact, the flooding which has gotten progressively worse through the years, has stymied one developer after another.
The property flooded 52 times since Lake Houston was built in 1955. That means it floods almost every year. And in the last year (February ’18 to January ’19). it flooded SIX times.
Timeline Shows Link Between Flooding, Sales, Lawsuit
As you review this chronology, clicking on the links will take you to the actual deeds. Here’s a timeline that shows how sales of the property relate to water and flooding. As you review it, remember all deed restrictions run with the land. That means they carry forward from one buyer to the next…unless the original entity imposing the restrictions consents to removing them.
Notice how subsequent transfers summarize restrictions in the earlier transfers: “This conveyance…is made and accepted subject to any and all … restrictions … relating to the property, but only to the extent that they are … shown of record in the herein above mentioned County…”
We could find no documents in county records removing the single-family residential restriction that Friendswood Development Company placed on the property. The developer has provided none to date.
Title and Flood History
1950 – Foster Lumber Company sells 3200 acres to City of Houston for the purpose of creating Lake Houston.
1955 – Lake Houston created.
1973 – City of Houston sells two tracts of land not inundated by Lake Houston to Friendswood Development Company and King Ranch. City puts several deed restrictions on property. The significant ones: 1) No use that could alter the reservoir capacity of Lake Houston through fill or erosion. 2) Any fill must be compensated with excavation immediately adjacent to the fill. 3) City reserved the right to enforce pollution controls on activities up to the 51 foot contour elevation line. This is significant because it would include marina operations. The Lake and river normally pool at 42.5 feet back to the US59 bridge.
1994 – In October, historic flooding hits area. Crest at US59 = 67.30 feet.
1994 – On December 30, Friendswood and King Ranch sell property to Holley-Strother Kingwood Lakes Estates, LTD. Deed restrictions limit property use to “single family residential homes with accompanying greenbelt, park, pool, recreational facilities and for no other purpose or purposes” for a period of 40 years. Also, drainage cannot be altered in a way that affects surrounding property. Finally, before the developers could begin construction, they had to get a declaration of use restrictions affecting all the property approved in writing by the grantor. This would force homebuyers to abide by the deed restrictions, too.
1998 – West Fork crests at 60.1 feet at US59 on 11/15.
2001 – 2007 – River crests above 50 feet inundating Holley-Strother property seven times in seven years.
2007 – June 18, FEMA approves new Flood Insurance Rate Maps (FIRMS). This put a large part of the Holley Strother property in the floodway for the first time. City of Houston also adopted a new ordinance that prohibited the City Engineer from permitting any buildings in a floodway.
Current flood map used by FEMA and CoH is dated 6/17/2007. Expansion of floodway (crosshatched area) kept Holley-Strother from developing land. COH rules prohibit building in floodway. Current developer appears to be rushing to get property permitted before flood maps are updated again. Updates will likely show all high-rise portion in floodway.
2008 – West Fork floods and crests at 62.8 feet at US59 on September 18. Holley and Strother excavate a lake on the southern portion of their land to help build up the level of the Barrington, which is still under construction. On September 30, Holley and Strother sue the City. They claim that the City Ordinance against building in the floodway constitutes “illegal taking” of their land under the 14th amendment of the U.S. Constitution.
2009 – 2012 – Floods above 50 feet inundate the property three more times.
And so history repeats itself. The current rush to beat redrawing of the flood maps reminds one of the events in 2007 and 2008.
I have numerous questions about this project. About the safety of building high rises in an old meander of the San Jacinto. About the wisdom of approving a permit to build such immense structures on the edge of the floodway – when we know the flood maps will soon be revised again. About expanding a marina toward the river when the river is migrating toward the marina at the rate of 20 feet per year.
Who are These People?
Meanwhile, I’m also struggling with questions about the developers. I’m struggling to understand the maze of companies, partnerships, addresses, and registrations in other states and countries. These two men have 19 entities here in Texas alone.
This raises so many questions that I hope the Corps extends the public comment period yet again until we can learn who these men are and where their money comes from. The community needs to understand who we are dealing with. But they have not yet consented to a public meeting despite numerous requests.
As always, these are my opinions on matters of public interest. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP statute of the great State of Texas.
Posted by Bob Rehak on February 6, 2019
531 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/02/High-Rises-on-Flood-Plain.jpg?fit=1500%2C1013&ssl=110131500adminadmin2019-02-11 18:43:092019-02-12 09:27:14History of Proposed High-Rise Property Tied to Flooding For Decades
Imagine trying to evacuate 640 40-boats before a storm. The biggest threat to water quality is the one thing in this development that needs to be near the river: the marina.
Main Concerns
My main concerns are:
This development appears to violate legally binding deed restrictions. We can find no documents registered with the county clerk that legally change allowable land use from “single family residential” to commercial, retail and hotel high rises.
The developers many websites touting this project appear to violate rules from the SEC, FTC, FINRA, National Association of Realtors, and Texas Real Estate Commission governing real-estate investment advertising. See letter section 15 (e) XX on page 15.
The developers are foreigners who operate through a maze of companies that makes it hard to understand whom the community is dealing with.
The developers are being sued by investors for fraud.
One huge thing I believe we need: Confidence in the legitimacy of the developers.
Their refusal so far to appear at a public meeting to answer questions about their development raised red flags. I found many others. Four pages worth. See pages 16-19 in the letter. A small sampling:
Dunn and Bradstreet reports that Romerica Investments, LLC, the applicant is inactive and out of business. They have no working phone and appear to have no sales, assets, or profits.
The Romerica Group is not registered in Texas even though they say their headquarters is in Houston and that they have been doing business here since 2007.
The initial contact number listed by the Army Corps for Romerica was a “wrong number.” Contact numbers for several of the developers other companies are not in service.
Investors are suing them for fraud in District Court. (See MARIA DEL CARMEN BORBOLLA AND MARIA DEL CARMEN GOMEZ, CAUSE NO. 2018 – 07276, 157th Judicial Court, Harris County, Tx.)
The RomericaInvestments.com website was registered in 2013 and still shows a “Future Home of…” home page.
The people of Kingwood don’t need another Gucci outlet as much as they need freedom from flooding. I therefore called for a moratorium on all flood plain permitting until flood mitigation measures can be put in place and safety restored.
Conclusion
Any one of these factors by itself might be sufficient to deny the permit request. Taken together, they leave no doubt; the negatives far outweigh any positives. According to Army Corps guidelines, the permit must therefore be denied. Too many questions remain unanswered about the developers and the development to approve this permit.
Or send them in their entirety and say, “I agree!” Here’s a customizable word.doc that you can download and send. Remember to insert your name and contact information on the first page and your name again on the last page. You can then send it by clicking on the links in the letter.
I am sending my letter only in a digital format because of all the hyperlinks embedded in it.
Emailed Letters Preferred
The recipients have expressed a desire for electronic versions over paper copies anyway. Electronic makes it easier for them to forward and file the documents; no scanning necessary.
As always, the thoughts in the letter and this post represent my opinions on matters of public interest. They are protected by the First Amendment of the United States Constitution and the Anti-SLAPP statute of the Great State of Texas.
Posted on February 9, 2019 by Bob Rehak
529 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/boat1.jpg?fit=980%2C759&ssl=1759980adminadmin2019-02-09 18:41:352019-02-09 19:45:49Rehak Letter about Proposed High-Rise Development Spells Out New Concerns
