Mobility, open space and zoning standards are key issues

As the Magnolia Parkway region continues to grow, community leaders are seeking ways to be proactive in how the area is developed and defined. The Magnolia Parkway area, which is in unincorporated Montgomery County land, is roughly defined as a five-mile radius around the intersection of FM 2978 and FM 1488.

"This is a unique time where we all have the opportunity to step back, look at the big picture, [and] work together as a community to develop this area in a way that we inside the area desire, rather than seeing the area develop around us without our input or opinion," said Brian Gremminger, Magnolia Parkway Chamber of Commerce board member and economic development committee chair.

Because the area is not within a city, there are no zoning or design standards for incoming businesses and developers.

"We don't have any restrictions, so anyone can buy a piece of property and develop whatever they want," Gremminger said.

In March, area residents and members of local homeowners associations successfully lobbied against a multi-family apartment development planned for the Magnolia Parkway area.

"Members of the local community spoke out against it and were able to provide information to other residents, and the local community did a good job of speaking up," said Jason Rinn, chair of the Magnolia Parkway Chamber board.

After hearing from the community, the developer of the project—the Mark Dana Corporation—decided against moving forward.

"Everyone thought it was a great program and a good thing, but they didn't want it there," said David Koogler, CEO of the Mark Dana Corporation. "Our projects are well-managed and well-controlled. When people don't really understand what we do, it's hard to get that message across."

Not another 1960

One refrain that is oft repeated by people in the area is that they do not want the FM 2978/FM1488 area to be another FM 1960.

"In that area, what happened was without any restrictions on what types of businesses could come in, residents experienced quickly diminishing property values because of smoke shops, adult video entertainment stores and bars opening up," Gremminger said. "All of that drove traffic and revenues so it was allowed, but it didn't help the area as far as creating a consistent image or sending a message that this is a place for families."

Groups or individuals who want to open a business in the Magnolia Parkway area pull permits through Montgomery County, which does not have the power to restrict or regulate the types of businesses coming in, according to Montgomery County Precinct 2 Commissioner Craig Doyal.

"The good and bad news of that is you have the freedom to do what you want, but you might build a $1 million home and have a less than desirable business open next to you," Doyal said. "My advice for community members is to stay involved with developers that come to the area, and, through the Chamber, encourage them to be community friendly and build the type of facades that enhance the beauty and quality of life of the area."

Michell Bradie, who is a partner at Bradie, Bradie and Bradie law firm in Magnolia, moved from the FM 1960 area to the Parkway area seven years ago.

"I decided 1960 was too crazy, and I'm afraid 1960's following me," she said. "I think this area has the potential to wind up looking very cluttered with billboards like 1960 because we don't have any zoning. I think we need to be involved in the community to make sure people voice their concerns."

Bradie said she would like to see incentives and encouragement for businesses to leave up green belts and plant flowers.

"One of the benefits of The Woodlands area is the greenery and sense of nature around them," she said. "What attracted me to the area was the trees and the country, and I hope we can hold onto that."

Mobility

Another top concern for the area is infrastructure and mobility. The widening of FM 1488 from a two-lane to a four-lane road, which was completed in fall 2011, was a key step forward.

The next priority projects for the area are the extension of FM 2978 south of FM 1488 and the expansion of the Fish Creek Thoroughfare on the northern end. Although the Texas Department of Transportation has gone through the engineering process for the widening of FM 2978 from a two- to four-lane road from Dry Creek to FM 1488, funding for construction has yet to be identified, according to TxDOT's Houston district engineer Mike Alford.

The expansion of Fish Creek was one of the projects that would have been funded by the $200 million road bond proposed by Montgomery County on the November 2011 ballot. The project would have expanded Fish Creek Thoroughfare to a five-lane road from FM 1488 to Sendera Ranch.

"All projects that require funding require public support," Gremminger said. "A lot of residents have noticed bottleneck around the area and complained, but they also voted 'no' on the bond issue."

The county plans to put the bond to a public vote again on the May 2013 ballot, Doyal said.

"I take part of the blame [for the bond not passing] on not getting people as informed as I should have for what projects would be accomplished," he said. "If you look at the bond passed in 2005, four of those projects—1488, 1485, 1314 and 1486—have been finished, and 242 is scheduled to go to bid in July."

As the Magnolia Parkway area looks to the future, Gremminger said it is important for residents to ask questions and be a part of the dialogue.

"I would encourage people to definitely be involved in their homeowners associations and local chamber so they have a hub of information available to them," he said.