Locally, the East Montgomery County Improvement District launched a program to help business owners fund exterior improvement projects, while the Greater East Montgomery County Chamber’s new initiative awards property owners who already maintain exceptional curb appeal.
At the county level, Precinct 4 Commissioner Matt Gray said he has taken the lead on updating countywide development and drainage regulations in hopes of holding developers accountable while also protecting the investments and livelihoods of local residents.
“We’re head and shoulders growing faster than the other areas [of Montgomery County],” Gray said. “You can’t stop the growth and you can’t stop people from moving here, but what we can do is steer it and manage it and that’s the goal: to manage how we develop.”
Officials said each of these initiatives are working in tandem for the future of East Montgomery County.
What's being done
In March, Montgomery County commissioners adopted the first overhaul of its development regulations in nearly 40 years. Gray said the county’s rapid growth, particularly in Precinct 4, is part of what motivated him to prioritize updating the regulations.
“We’ve had more transformer hookups on the Entergy grid in the last five years—more than the state of Louisiana, Mississippi and Arkansas combined—right here in Precinct 4,” Gray said. “So that’s why it was so paramount to get these development regulations updated.”
Among the changes made, Gray highlighted that the updated development regulations established minimum width for lot sizes and certain types of roads, and built in a minimum threshold for curb-and-gutter neighborhoods.
“Those have a pretty big impact [because] ... you had lot sizes smaller than that, that were open ditch and asphalt and they’re impossible to maintain,” Gray said. “And it becomes a burden for the taxpayer because we’re spending money trying to fix a problem that we shouldn’t have had in the first place.”
The court likewise updated the county’s drainage criteria manual in August. Gray noted one of the most important amendments to this document was including the language that states “no adverse impact” is permitted. The changes also included updates to required detention and technical updates on what triggers a drainage review.
“Ultimately, this is trying to protect my kids and future taxpayers and the county to where we do it right the first time because there’s no do-overs when you’re developing out; you’ve got to get it right the first time,” Gray said.
In November, the GEMCC launched the Proud Property Award Program, which recognizes East Montgomery County properties that demonstrate outstanding maintenance and visual appeal. Chamber President and CEO Mark Linabury said the program aims to encourage property owners to maintain and improve upon existing buildings as new development continues.
“[Some business owners think] ‘My business is doing well, I don’t care if my sign is faded and broken because I’m successful,’” Linabury said. “Well, it makes a difference and we want to encourage people to look at it ... from an outsider’s [perspective]. What is the first impression? What is the lasting impression?”
Amy Vollert, owner of Salons at the Loft, was honored with the first Proud Property Award on Nov. 21. Vollert said the business opened in 2009 and is a “one-stop shop” for beauty services.
“As someone who takes pride in the building, getting the recognition really makes a difference,” Vollert said. “I think the more recognitions and the more awards ... people will see that and maybe they’ll step up and take care of their properties.”
Linabury said community members are invited to participate in the program by submitting nominations year-round. A selection committee of chamber representatives will review submissions and present awards on a quarterly basis.
Per information on the GEMCC website, buildings must be at least 2 years old, well-maintained and free from visible damage. Evaluation criteria includes:
- Exterior paint should not be faded, flaking or peeling.
- Grounds must be well-maintained, neatly trimmed and free of debris.
- Signs should be clean, intact and unfaded.
- Parking areas are paved, clearly striped and free of debris.
The inspiration
Linabury said the Proud Property Award Program was inspired by EMCID’s Facade Improvement Grant Program, which launched last fall. EMCID Chief Operating Officer Kelley Mattlage—who previously served as vice president and chief communications officer—said the grant program provides funding to commercial property owners located within the district’s boundaries for qualified exterior building and site improvements.
“You only have one chance to make a good first impression, and that’s what we want,” Mattlage said. “It’s amazing what just a fresh coat of paint can do for the front of a business to make it more appealing.”
As of late November, Mattlage said EMCID had received four applications for the grant program and awarded two to DECA Beer Company and J&R’s Ace Hardware. Mattlage said the program is funded through sales tax generated within EMCID’s boundaries, noting the district’s sales tax rate ranges from $0.005 to $0.015, depending on the area.
So far, EMCID has doled out just over $6,196 for the grant program, she said.
“The funds are an investment in your business, just like marketing or advertising,” Mattlage said. “A storefront is a very visual tool to draw in customers. Grant funds from the program is free money a business can use to enhance their project or add on something.”
According to information on EMCID's website, applications must be received and approved in writing before facade construction begins. Eligible expenses include those solely related to exterior building and site improvements.
Approved applicants are eligible for a 50% reimbursement on eligible expenses up to $10,000, and a 30% reimbursement on additional eligible expenses for a maximum grant amount of $10,000.
Applications can be submitted online at www.emctx.com.
Managing the impact
Precinct 4 also launched two volunteer-based litter abatement programs in January.
Precinct 4’s Adopt-A-County Mile Program allows interested, qualified groups or organizations to contract with Montgomery County annually to clean a designated stretch of roadway on a quarterly basis. As of late November, Gray said about 28 miles of roadway had been adopted with about 680 miles of road still available.
Similarly, Precinct 4’s Community Clean-Up Program allows individuals, families, schools, groups, businesses or private civic organizations to remove litter from public areas.
For both programs, participants coordinate clean up dates with Precinct 4, and Gray’s office provides the necessary equipment and supplies.
“We love that residents and people in the community want to have clean roadways as well,” Gray said. “They realize we can’t get it all [and] we have limited resources ... so this helps.”
Gray noted Precinct 4 spans 314 square miles, has about 1,000 miles of road and 2,000 miles of open ditch, and is roughly 87% unincorporated.
One more thing
Earlier this year, Gray said he also worked with state legislators on House Bill 2012, which allows counties to enforce regulations against roadside vendors. The bill was passed during the 89th Texas Legislature, and Montgomery County commissioners approved roadside vendor and solicitor regulations in August.
Effective Sept. 1, the ordinance bans the solicitation of money as well as the sale or distribution of food and merchandise on public highways, roads or rights of way.
“With all the growth ... we’ve had a lot of people moving to the area that set up on the roadside ... creating unsafe road conditions,” Gray said. “This bill allows our law enforcement to do what they need to keep those people moved out of the right of way and median areas.”
