The moment that many Brays Oaks stakeholders and community leaders have been waiting for has finally arrived. 3PM Development Inc., a division of dh Homes, is underway with development of Sections 7 and 8 of the Northfield subdivision. After completing land development for 29 lots in 2016, nine new homes are already under construction on acreage west of the original Sections 1 & 2 along Pembridge, and the westward extensions of Hopewell Lane, Teal Run, Coachwood, and Ludington. They comprise the first phase of an extensive single-family development that could total 150 – 200 homes, according to dh Homes CEO, Jay Wohlgelernter. Land for the two new sections of Northfield, totaling 63 acres, was acquired from the original 17-member ownership group in late 2015.
Building sites and homes in Section 7 are large. Two series of homes are available. The 75’ Series offers 75’ frontage, 115’ deep lots with models ranging from one-story 3 BR/3BA 3,000 SF to a 4,380 SF model with 5 BR up, a study/flex room down and 4.5 baths. Altogether, there are 9 models available in the 75’ Series. A 110’ Series is also available on 110’x115’ lots. The models in this series range from 4,310 SF to 4,610 SF. The largest edition has 5 BR up, a study/flex room down and 4.5 baths. Prices for the 75’ Series homes range from $330,000 to $475,000, and for the 110’ Series from $480,000 to $510,000. All designs were executed by the Mirador Group.
All homes feature 10’ first floor ceilings, 9’ second floor ceilings, wood flooring in living areas, designer tile and stone finishes in bathrooms, custom cabinets with designer finishes, large glassed in showers and master soaker tubs, recessed LED can lights, luxurious master suites and master closets, kitchen islands, stone countertops, stainless steel appliances, decorative lighting fixtures, energy efficient double paned windows and patios.
The Brays Oaks district welcomes 3PM Development and dh Homes and their homebuyers to our community.
Whenever the calendar turns from one year to another, there is celebration, reflection, planning, and anticipation. The Brays Oaks Management District board of directors has had a unique opportunity to plan for the improvement and the future of our community. We’ve had a chance to reflect on and celebrate the accomplishments of the previous year, and we’re ready to dig into 2017, anticipating many more successful initiatives to come.
One of the issues that has riveted our focus has been resolving the drainage and flooding issues that affect the neighborhoods along Brays Bayou. As we have studied the watershed problem––both within our own District and in neighboring areas – we’ve also shared what we’ve learned with the community to arrive at holistic solutions. In 2016, the District created an infrastructure committee to examine the root causes of the flooding problems and hired the civil engineering firm, Cobb Fendley, to propose projects to help alleviate it.
Less flooding more greenspace! The Brays Oaks Management District is supportive of flood mitigation projects on the Brays Bayou Watershed protecting homes and business from flooding. The leadership provided by the management district will continue to advocate for dual use facilities that combined resources from the city, county, state and federal government to prevent flooding.
The Willow Waterhole Stormwater Detention Basin is designed to hold water during heavy rainfall to reduce peak flows in the channel that can cause flooding. Upon completion, the basin will hold approximately 600 million gallons of stormwater. In addition, the basin project will offer 279 acres of usable greenspace for the nearby community. The most recent news is that, in mid-December, the City of Houston approved plans for the construction of the Levitt Pavilion at Willow Waterhole––an ideal venue for music concerts and other performances, scheduled for completion in 2019. The District took a leadership role with the Willow Waterhole Greenspace Conservancy (WWGC) on this project which was more than five years in the making and we are extremely proud of our role in helping lead this effort.
While too much water can obviously be a problem for homeowners along the bayou, water is also a desirable and attractive environmental feature. We’re very fortunate to have a place as unique as the Willow Waterhole Greenspace right here in our own back yard. As a destination for nature lovers, birders, hikers, joggers, sports and music enthusiasts, this jewel we enjoy is still virtually unknown to most of the rest of the city––but that’s gradually changing.
The District has been actively involved in helping the Willow Waterhole Conservancy achieve the completion of a $399,999 grant that will fund significant projects. We’ve also helped support tree planting and the development of trails that everyone can enjoy.
Your management district is not only committed to these projects, but also to public safety, education, beautification projects, and economic development, as these are key factors in the continued development of a great community.
We have seen the successful use of security cameras to abate crime in specific trouble spots, and have supported National Night Out events to familiarize neighbors with each other and with local law enforcement.
To help our neighborhood schools, Brays Oaks has supported scholarships, after-school programs, transportation programs, and educational field trips. And in May we celebrated the dedication of the new Houston Community College Brays Oaks workforce center on West Bellfort – a $12 million project offering 28,000 square feet for classrooms, labs, offices, and conference space.
The District has also had a voice at the table during the planning of the Fondren Reconstruction Project, representing the interests of residents and businesses affected by this construction. Meanwhile, our beautification efforts have included lighting projects, esplanade improvements, and identifying markers.
Finally, we’re talking to local businesses and developers about ways to improve our commercial centers, as well as becoming more proactive about recruiting new businesses. We are confident this will help raise the profile of our shopping centers, draw in customers and patrons from outside the area, and help create new job opportunities right here in Brays Oaks.
We hope you are as excited about all these endeavors as we are, and will continue to celebrate the evolution of this unique community in the coming year.
Ralph Rieger, CPA, CGMA
Chairman, Brays Oaks Management District Board of Directors
Two new subdivisions are currently under construction in the Brays Oaks District, a long-hidden gem in the southwest of Houston. Both developments, the Venician and Netivot Braeswood, are taking advantage of the area’s convenient access to Beltway 8 and close proximity to the Texas Medical Center, the Uptown/Galleria area, and Sugar Land.
The Venician, a 9.5-acre planned community, is in development from AC Home on the west side of South Gessner, north of West Bellfort. AC Home acquired the property in December, 2015, and contracted American Citigroup Construction to do a site plan for the new community, which will include a landscaped detention pond. The Venician will consist of 99 new homes with a variety of floor plans, including 2BR 2B 1-story, 3BR 2 or 2.5B 2-story, and 4BR 2.5 or 3B 2-story homes, ranging from 1,250–1,650 SF and priced affordably for new buyers between $170,000 and $240,000. Lot frontages will average around 37 feet, similar to many of the new communities being built throughout Houston. Construction is underway on the first 37 homes, with another 14 to follow. Andrew Kottlowski, project manager for AC Home, expects to complete the project within two to three years.
In contrast, the Netivot Braeswood hopes to cater to a more upscale homebuyer. KinghornDriverHough (KDH) is developing the 12-home project on the southwest corner of South Braeswood and Glenfield, just west of Hillcroft. This small, single-family home community is situated on a one-acre parcel, purchased from MC Management & Development, Inc. in 2015 by Netivot LLC. Development will be high density, featuring 3-story homes with shared driveways priced above $500,000.
The Brays Oaks District is happy to see these projects break ground. The District believes they will not only support existing retail and restaurants in Brays Oaks, but also aid in the District’s ongoing efforts to bring new businesses into the community.
Please join the West Harris County Regional Water Authority for City of Houston MWSBE and DBE Pre-Certification Workshops for the Surface Water Supply Project
Please join us for a City of Houston Office of Business Opportunity workshop to learn about:
- the 39-mile Surface Water Supply Project construction
- the City of Houston Small Business Enterprise (SBE), Minority Business Enterprise (MBE), Women Business Enterprise (WBE), and Disadvantaged Business Enterprise (DBE) certification process
- MWSBE and DBE contracting opportunities with the Project’s future prime contractors that may be available beginning in 2018
MWSBE and DBE Pre-Certification Workshops
To register, please select the link for one of the workshop dates below and complete the online registration form. This event is free to attend, and lunch will be provided.
|Tuesday, March 21, 2017
12 – 2 p.m.
Melrose Community Center
1001 Canino Rd
Houston, TX 77076
Click here to register.
|Wednesday, March 29, 2017
12 – 2 p.m.
Fry Road MUD
20111 Saums Rd
Katy, TX 77449
Click here to register.
|Wednesday, March 22, 2017
12 – 2 p.m.
Tidwell Community Center
9720 Spaulding St
Houston, TX 77016
Click here to register.
|Thursday, March 30, 2017
12 – 2 p.m.
Acres Homes Multi-Service Center
6719 W Montgomery Rd
Houston, TX 77091
Click here to register.
|The pre-certification workshops will be conducted in English. Persons interested in attending the meeting who have special communication or accommodation needs, or need an interpreter, are encouraged to call the project hotline at 1-844-638-SWSP (7977) or email the project community outreach team at firstname.lastname@example.org. Requests should be made at least five business days before the pre-certification workshop. Every reasonable effort will be made to accommodate these needs.
The West Harris County Regional Water Authority encourages all subcontractors interested in submitting bids to the Surface Water Supply Project’s future prime contractors to utilize or be pre-certified as MWSBE or DBE contractors through the City of Houston Office of Business Opportunity.
The Surface Water Supply Project is a 39-mile-long cathodically-protected welded steel 8-foot-diameter water pipeline and two large pump stations that will be constructed by the West Harris County Regional Water Authority in partnership with the North Fort Bend Water Authority. The pipeline will supply surface water from Lake Houston, via the City of Houston’s Northeast Water Purification Plant, to west Harris and north Fort Bend counties to facilitate compliance with the regulatory plans of the Harris-Galveston Subsidence District and Fort Bend Subsidence District, respectively. Construction of the Surface Water Supply Project is currently anticipated to begin in late 2018. More information about the project is available at www.surfacewatersupplyproject.com.
|Contracting opportunities may include, but are not limited to:
Email email@example.com or call 1-844-638-SWSP (7977) with questions.
We are proud of Brays Oaks Management District Senior Advisor David Hawes for his work on this important project with Mayor Sylvester Turner. Homelessness and panhandling are both chronic problems of any major city, but Houston has made incredible strides in ameliorating both. Below is the City’s multi-part, holistic plan to address these problems further. You can also learn more from Mayor Turner’s press release.
Check out the video from Click2Houston here:
Homeless/Panhandling Plan 3/2/17
While other cities, like New York City, are seeing dramatic increases in their homeless populations, Houston has achieved national recognition for reducing homelessness by more than 50 percent. Six years ago, there were more than 8,500 homeless in Houston. Today, that number sits at around 3,600, with less than one-third of these people living on the streets. I am committed to cutting those numbers even more. It is simply not acceptable for people to live on the streets; it is not good for them, and it is not good for the city. So, today, we are embarking on a more holistic approach to the problem.
This is a complicated issue that we will tackle humanely with a meaningful approach that balances the needs of the homeless and the concerns of neighborhoods they impact. There will be an incremental implementation and I will need everyone’s patience and help to make it work.
Our six point plan involves expedited efforts to permanently house the homeless, more shelter beds, new public health and safety regulations and an anti-panhandling awareness campaign.
The Way Home
At the center of the plan is expansion of The Way Home, the coordinated housing initiative of 100 public and private organizations that has reduced overall homelessness by 57 percent over the last five years. Using this proven approach, another 500 chronically homeless individuals will be placed in permanent supportive housing within six months. Coupled with this aggressive goal is continued investment in new permanent supportive housing units, but more apartments are still needed. I am calling upon apartment owners and landlords with vacant units to step forward and be part of the solution.
Another 215 shelter beds will come online in August when the new Star of Hope campus on Reed Road is finished. In addition, the city is pursuing creation of one or more secure and professionally managed covered outdoor spaces with restroom facilities where up to 75 individuals could stay temporarily. The goal is to get as many people as possible into permanent housing or shelters, but even with everything we are doing, there will still be people who choose to stay on the streets. It would be wrong to tell these people they cannot be here or there without providing a suitable alternative. I want the community and City Council to help identify locations in their districts we can use as temporary outdoor shelters and for feeding the hungry.
The city will continue weekly cleanups of encampments to address health and safety concerns while the homeless are transitioning to shelters and permanent supportive housing.
The Houston Police Department Homeless Outreach Team (HOT) is being expanded so there can be increased interaction and assistance for the homeless.
There will be a new ordinance outlawing tents on public property. This will prohibit people from putting up tents but will not make it illegal to sleep outdoors. We cannot have people setting up tent cities where there are no restrooms or other accommodations to meet basic human needs. Not only is it unsanitary, it deters from the goal of getting people into permanent supportive housing. There will be a 30-day transition period during HPD’s HOT team and others will work to compassionately redirect those in encampments to housing options.
The Texas Department of Transportation is assisting by installing “no camping” signs at freeway underpasses and is working to allow the city to have access to the underpasses for parking and economic development, something I noticed during last year’s trade mission to Mexico City.
We are also taking aim at panhandling with a new ordinance prohibiting obstruction of roadways and an anti-panhandling media campaign involving TV, radio, print and social media ads, street signage, billboards and a way to donate to service organizations via text and online giving. The campaign, which is being funded by 15 management districts, urges residents to help bring about “meaningful change” by donating their “spare change” directly to organizations that provide services.
The signs and the ads are expected to be up and running within a month. The PR will be coupled with a pilot program to connect panhandlers to employment opportunities.
Feeding the Hungry
We will work with Council Members and faith and nonprofit organizations to create additional designated sites for charitable food service
Mental Health, Substance Abuse
A lot of the homeless have mental health issues and have repeatedly fallen through the cracks of the social service system. We can implement all of the assistance options we can think of, but without increased funding for mental health and substance abuse treatment programs the cycle will continue to repeat itself. I have directed our lobbying team to add this issue to our legislative priorities in Austin.
Our existing programs and the expanded ones I have outlined today lead all major cities in dealing with a nationwide problem. In this city, we are not going to abandon our most vulnerable. This is a realistic, holistic approach that provides meaningful solutions. By offering multiple choices and a little bit of tough love we hope to convince more of our street population to get off the streets while also easing the pressure in neighborhoods. We will never totally eliminate homelessness, but with the entire community’s help, we can reduce it even more.