Longtime Spring residents can remember traversing FM 2920 when it was a two-lane road surrounded by farmland and cattle. That image of the roadway has changed dramatically today as much of the rural landscape has been replaced by new businesses.

"I make jokes sometimes about how quick the area is growing," said Myeshi Briley, president of the Spring-Klein Chamber of Commerce. "Literally every morning you wake up and see something new."

As the influx of nearby oil and gas giants, the overall ongoing population boom in Harris County and infrastructure changes alter the landscape, developers continue to purchase every last available parcel of land along a thoroughfare that sees more development and traffic every day.

Growth across the board

Harris County issued 244 new commercial permits for development along FM 2920 between Hufsmith-Kohrville Road and I-45 from January 2012 to the end of April, according to Harris County officials. Briley said the chamber moved its offices to FM 2920 about three years ago, and much of its growth has been from businesses along the road.

"It ranges from really, really large development[s] to even a small business owner," she said. "[It] actually makes for a good combination for a community."

Much of the new development is concentrated near the intersection of FM 2920 and Kuykendahl Road among a wide variety of industries. Cinemark opened its Spring-Klein Theatre last September north of FM 2920 along Kuykendahl, while Sprouts plans to open a farmers market at the intersection in August.

In addition to the Northstar Urgent Care clinic that opened in late March at Kuykendahl and FM 2920 and plans to add a 28,000-square-foot professional building, Houston Methodist's Primary Care Group could open a 7,000-square-foot primary care practice at the intersection by the end of the year.

Stephen Spielman, president of the Houston Methodist Primary Care Group, said the practice will be a freestanding location that could house as many as six primary care physicians and see weekly visits from specialists.

"Methodist is looking to be out in our community so we can create access points to deliver the right care for our patients," Spielman said. "Certainly that makes a huge opportunity for us with the population growth of course with the Exxon development coming in and the industry out in that area."

The building will be part of French Quarter, a development owned by Joe Palumbo. Palumbo said the development already includes a two-story salon that is nearing 100 percent occupancy as well as multiple office buildings that could be leased by medical or professional service companies.

Palumbo said he and his father have developed land in the Spring area for 15 years.

"I've been out here since 1976," Palumbo said. "We always knew that 2920 was going to be a great potential road because it connects Tomball to I-45."

Contributing factors

Mark Seegers, communications director for Harris County Precinct 4, said Commissioners Court approves as many as 20 plats every two weeks, with as many as half of the plats coming within Precinct 4 in the last few months. Seegers attributed much of the new development to the influx of nearby oil and gas companies.

"The first answer and probably the second answer and probably the third answer [to 2920 growth] is ExxonMobil," Seegers said. "And you've got Noble Energy moving to the [Hwy.] 249 corridor."

Palumbo said much of the development along FM 2920 is related to ExxonMobil's 10,000-employee campus, under construction near I-45 and the Hardy Toll Road. However, he said the 4 percent office vacancy rate in The Woodlands has also caused many companies and developers to look to the Spring area for land.

Palumbo and Barbara Thomason, president of the Houston Northwest Chamber of Commerce, also attributed much of the growth to recovery from the recession.

"It really took off about four years ago," Thomason said. "We were emerging from this economic downturn and when money started loosening up, we started to see a lot more be developed."

Terry Lynch, owner of JT Lynch Company, said residential development often drives real estate growth, spurring the need for businesses and services.

"As residential [development] continues to grow, property values are going to increase and as they increase, the roads will take on a whole new look," Lynch said. "A lot of the older commercial properties that are worn out are going to be replaced because the people who own it are going to get tremendous value."

Much of the development along FM 2920 may be attributed to infrastructure improvements. In addition to the widening of the road from two lanes to five lanes in 1991 by the Texas Department of Transportation, the Bridgestone Municipal Utility District approved $5 million in bond money for improvements in 2001.

Skip Warren, treasurer for the Bridgestone MUD, said the bond funds allowed the MUD to expand its water and sewer system along FM 2920. Prior to the bond's passage, he said the district serviced about 2,200 connections. Today, the district services about 6,000 water and sewer connections.

Growing pains

Although the evolution of FM 2920 has brought more businesses and services for residents and employees along the roadway, the development brings several concerns, such as traffic congestion and the aesthetic appeal of the development.

"The good is that you've got people who live in Bridgestone [who] don't have to go far to shop," Warren said. "And that's good, because the money goes back into your district."

However, Warren said the increased development has led to more vehicles traveling the roadways. The average daily traffic count on FM 2920 has nearly doubled since the road's expansion in 1991 from 16,800 vehicles prior to the widening to 33,300 in 2014, according to TxDOT officials.

"We have become the next [FM] 1960 with two less lanes," Warren said.

TxDOT spokesman Danny Perez said a study performed in 2008 found a need to widen FM 2920 to seven lanes from I-45 to Kuykendahl Road. Perez said the project could begin once funding is available.

Several other mobility projects are underway that could alleviate the increasing congestion, Seegers said. In addition to segments F-1, F-2 and G of The Grand Parkway, which will connect Hwy. 290 to Hwy. 59 when it is completed by the end of 2015, Harris County could also complete the widening of Spring Stuebner Road by the end of this year.

The expansion of Spring Stuebner Road from two lanes to four lanes from Kuykendahl Road to I-45 will provide motorists another east-west corridor to travel to and from the Tomball area, Seegers said.

"There's room for increased traffic on Spring Stuebner," he said. "I would suspect once Spring Stuebner is opened up and it's open all the way through to its full capacity, hopefully that will have an immediate impact on the amount of traffic on 2920."

The aesthetics of the development along FM 2920 may be a concern as the section of the roadway from Hufsmith-Kohrville Road to I-45 is unincorporated and located outside of any zoning restrictions. Although developers must meet certain standards, including fire code and flood plain requirements, the county cannot tell a developer what they can and cannot build, Harris County officials said.

"It's free market and that's the way things are developing there," Thomason said. "Perhaps some day we'll find new tools to apply, but right now there's all too much happening at once to stop and say, 'Let's talk about this.'"

Briley said the Spring-Klein Chamber has formed committees to address the look of the area. Working with the nearby Lowes' management team, Briley said the beautification committee tries to improve the aesthetics where possible, including the entrances to some communities. The "Keep Spring Clean" initiative also organizes the clean-up of trash along certain streets.

"I've heard that [FM 2920 is becoming FM 1960] before, and that's why I'm trying to stay at the forefront of things by creating these committees," Briley said.