Spring - Klein Edition | April 2023

ON THE HORIZON Two apartment complexes and a neighborhood of single-family homes are currently being constructed along FM 2920 near Falvel Road in Spring, providing more housing options to residents.

FM 2920 improvements Continuous raised medians, right turn lanes and improved trac signals are being added Cost: $3.6 million Timeline: February 2022-mid-2023 Funding source: state sources

Location

Timeline

Size

N. WILLOW ST.

249

99 TOLL

Territory at Falvel 1

T U E B N E R R D .

3880 FM 2920, Spring

2920

BRIDGESTONE RANCH DR. 4

276 multifamily housing units

August 2022-second quarter 2024

SOURCES: THE TEXAS DEPARTMENT OF TRANSPORTATION, MEDISTAR CORP., DHANANI PRIVATE EQUITY GROUP, VM PARTNERS LLCCOMMUNITY IMPACT

Survey Analysts report. Construction began in October on another multifamily project near FM 2920 and Falvel Road, Viruto Spring. Houston real estate developer Medistar Corp. expects the about 300-unit apartment complex to open in the third quarter of 2024, according to Avi Elfezouaty, Medistar’s senior vice president of development and acquisitions. Next door, construction on Territory at Falvel began in August, Daredia said. Another housing project planned for this area, Carol Estates, will include about 28 single-family homes from Iberica Style Builders, according to the developer’s website. An opening date had not been announced as of press time. As for commercial development, an 11,960-square- foot multitenant plaza dubbed Lighthouse Shopping Center was completed in October by construction and design company VM Partners. Other new businesses in the area include Sun Auto, which will open in mid-May near Gosling Road and Certied Bar & Grill, a restaurant and bar that opened Feb. 14 near FM 2920 and Meadowhill Drive. Across the street, Banh Mi Eatery—a Vietnamese restaurant and drink shop—held its grand opening in mid-January. In a March 15 email, co-owner Thang Nguyen said they were drawn to the area due to its With ongoing community growth, certain pockets of land can boom after seeing little development previously, Lieb said. “[Land] owners get to a point where ... the value of the land is attractive enough for them to be willing to sell the land to a developer,” Lieb said. As additional commuters and residents ©ocked to FM 2920, the roadway’s intersection with Falvel saw an 18% increase in its average daily trac count from 2002-21, according to TxDOT. Trac counts peaked at 40,864 annually in 2015. To address trac and safety concerns on the increasingly busy roadway, TxDOT began replacing FM 2920’s continuous center-turn lane with raised medians in February 2022, Hall said. Dedicated right-turn lanes and ©ashing yellow left turn arrows are also being added along the corridor. While some residents may not appreciate the growing population. Evolving community

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Virtuo Spring 2

276-unit apartment complex, said Ahsan Daredia, the group’s principal of investor relations and marketing. Planned for completion in the second quarter of 2024, Territory at Falvel’s location was chosen due to the area’s activity. “The trac count on FM 2920 and overall growth in Spring has been strong and brought our interest here,” Daredia said in a March 9 email. Planned projects for the area include another apartment complex, a 28-unit single-family neighborhood, a multitenant shopping plaza and multiple businesses. The intersection of FM 2920 and Falvel Road saw an average daily trac count of about 33,090 in 2021, according to The Texas Department of Transportation. The trac sparked a $3.6 million project from TxDOT, which is slated to nish in mid- 2023. The project will add improvements including raised medians along FM 2920 from North Willow Street in Tomball to I-45 in Spring. “The project will improve safety, reduce congestion by reducing crashes [and] improve connectivity, mobility and reliability,” said Bambi Hall, a public information ocer for TxDOT. The changes underway along FM 2920 are not seen as improvements universally, however. Resident Kirsti Sherlock, who has lived in the Meadow Hill Run neighborhood located o Falvel Road between FM 2920 and Spring Stuebner Road since 2007, said she is thinking of moving away due to the area’s growth and development. “It is nice to have businesses close to home, but I also feel like we ... moved to this area because it wasn’t so overpopulated, and now it’s kind of turning that way,” Sherlock said. Development underway Similar to the corridor’s increase in development, a population growth of roughly 21% was observed for ZIP code 77388—which includes FM 2920 from I-45 to Kuykendahl Road—from 2016-21, according to American Community Survey ve-year estimates. From 2020 to 2030, 680 new housing occupancies are expected for a parcel of land running along Falvel Road from FM 2920 to Spring Stuebner Road, according to Klein ISD’s 2020-21 Population and

4126 FM 2920, Spring

314-333 multifamily housing units

October 2022-third quarter 2024

The Lighthouse Shopping Center 3

Intersection of Falvel Road and FM 2920

11,960 square feet

April 2022- October

Carol Estates 4

Intersection of Bridgestone Ranch Drive and FM 2920 TBA 28 single- family homes

ongoing development along FM 2920, Mike Perkins said he feels some demonize any growth that happens after they move into the community. Since the early 2000s, Perkins has lived in the Thicket neighborhood, located near the intersection of Ella Boulevard and Louetta Road. “If this were still a rural community, we wouldn’t have restaurants, we wouldn’t have high-speed ber internet,” Perkins said. “[Residents] tend to ignore the fact that there are some benets to this.”

SPRING KLEIN EDITION • APRIL 2023