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Raveneaux Country Club At 9415 Cypresswood Dr.


mrfootball

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Rumors that Raveneaux Country Club is being re-developed with a new conference center and clubhouse. Old clubhouse mansion to be torn down and 9-holes (out of the original 36 hole golf course) to be developed into luxury patio or townhomes. Anyone know anything about this?

There's also a hi-rise development planned called Chateaux Raveneaux (see model below), spearheaded by the original developer of Champion Forest, Don Hand:

http://www.modelshop.bc.ca/porty2/file/3000/3022/3022-6.jpg

http://www.modelshop.bc.ca/porty2/file/3000/3022/3022-3.jpg

http://www.modelshop.bc.ca/porty2/file/3000/3022/3022-1.htm

Here's another look from the developer's website. It appears to differ from the model above with 3 separate towers, rather than one big one:

http://www.tkvw.com/chateaux/

http://www.chateauxraveneaux.com/floorplan...k_elevation.pdf

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The story in the neighborhood is that Raveneaux filed for bankruptcy. The rumor was they were forced into it by a land development group that bought a note and accelerated their payments on the loan which Raveneaux was unable to make. Some company now has either controlling interest or a very large interest in the club and they are making improvements. Currently they are reconstructing the old course. The rest about tearing down the clubhouse and such is still up in the air. They've revealed some drawings that show a multi-story building with a pro shop on the first floor and conference / hotel rooms on the next floor. Above those will be condos. Realtors in the area do not beleive the condos will market well. Either way, they have not firmly announced the clubhouse changes. The place is in shambles. It needs a complete renovation. The chairs by the pool are all beat up, the pool itself needs resurfaced and the dining rooms are old and smell like mold.

As far as Chateaux Raveneaux, the sign has been up forever and is rotted and falling down. They had a little office on Cypresswood that's been closed down for over a year. I don't think there's ever been much interest.

Unfortunately due to 1960 the whole Champions area is not what it use to be. I think the Kickerillo development of the 249 area will help.

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  • 3 weeks later...

UPDATE:

This project is a "Go"!

A flurry of activity as construction crews and earthmovers are on site, pipes being laid, trunk lines, foundation, etc.

As far as Chateaux Raveneaux, the sign has been up forever and is rotted and falling down.

FYI - Big new sign at the corner of Louetta and Champions Forest Dr.

Edited by mrfootball
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I have been driving past this site which is now moving forward and have been wondering if it was actually this named project. Since that sign has been sitting there for years, and the property looked so unattended for years I wonder if this actually is these residential condos, or just another strip center being put in by a developer who bought the property.

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Condos.

Very nice condos.

http://www.tkvw.com/chateaux/

This property is owned by Don E. Hand, who created Champion Forest and is considered one of the 'fathers' of the FM 1960 area (along with Kickerillo and the creator of Champions).

People who don't know the area don't realize that it is one of the nicest parts of the Houston area, with beautiful homes, trees, great schools and some of the highest Household Incomes in Harris County (a top 10 zip code for avg HH income).

Edited by mrfootball
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  • 3 weeks later...

Here's some info I googled up...one from the website which appears under construction, the other from a recent Cypress Forest Public Utility District (Champion Forest area Water district) meeting:

http://www.tkvw.com/chateaux/

"From our Greatroom to Guest Quarters, from our elevated covered parking to our expansive fitness and recreational facilities, Chateaux Raveneaux is a luxury resort experience that you can call home."

http://www.cyforestpud.com/meetings/minutes/2006/Jun606.pdf

RECEIVE UPDATE ON CHATEAUX RAVENEAUX PLACE HIGHRISE CONDOS, CONTRACT FOR CONSERVATORY SENIOR LIVING DEVELOPMENT AND FUTURE DEVELOPMENT

Mr. Joubran updated the Board on activities related to the construction of trunk lines to serve the Conservatory Senior Living Development and future development included in Bond Application No. 9. He reported that C.E. Barker, Ltd. has been issued a Notice to Proceed with a start date of June 9, 2006, and a term of 60 calendar days. He stated that the Texas Commission on Environmental Quality has notified the District that the application for release of escrowed funds to pay for this construction is administratively complete. No action was taken by the Board.

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  • 4 weeks later...

I attended a meeting at Ravenneaux last night. Tony Kindred (owner) has partnered with a venture capitalist/real-estate developer in an effort to redevelop the club. They stated that given the cash flow that Ravenneaux has right now, the club has three years left before it would need to shut its doors. The partnership presented their redevelopment plan which is primarily a residential development with a golf course/spa/fitness center at the core. The residential development is all multi-family with brownstones as the primary residence option. A couple muli-level condo units and new clubhouse with premium condos above it are also in the plan. Additionally, the plan contains redevelopment of the golf courses.

If they receive annexation from the PUD, they will begin the brownstone development. They are in the $450 - $700,000 range and will line Cypresswood Drive. The brownstones are architected by the same firm that architected the brownstones on the Woodlands waterway. If they do not get annexation from PUD, they will be forced to develop the land as retail as the current utility structure will not support anything else. The new clubhouse will be developed ONLY if they pre-sell 70% of the condo units that are above the clubhouse. So, even if they receive approval by the PUD, but do not pre-sell 70% of the units, they property will become a large residential development with no club.

The debate was heated with at least one very active real estate agent forming a group to discourage the PUD from annexing the property. I'm not exactly sure what she feels is a better option. She is a resident of Champion Forest across the street. I guess she thinks it's better to be REALLY close to a Walmart.

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Hmmm, I think I would rather have a $450K-$700K Brownstone across the street than more crappy retail. I realize residents who enjoyed the Golf Course view (and likely paid good money for it) would understandibly be upset, hopefully they'll be able to come to a compromise that makes everyone happy without adding more stinking retail. I think it would be a great idea redevelop Raveneaux into more of a 'Destination'...I think they could also use a Conference Center.

Was Don Hand there by any chance?

Edited by mrfootball
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FYI...I also confirmed that the Chateaux Raveneaux project is not begining. At this point, they have not presold enough units to obtain financing. The activity at the corner of Cypresswood and Champion Forest is for the assisted living facility that is under construction further down on Cypresswood.

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No, Don Hand was not there. At least I don't think he was.

Yes, the planning of the new clubhouse includes conference rooms and hotel rooms as well. The hotel rooms are catered to those visiting the club for weddings, spa use, etc...

I thought it was a fabulous use of the space and I liked the business model. I was in the minority though. I am skeptical of the price of the brownstones. I don't think the NW area is positioned to steal the inner loop crowd that would be in the market for a 450-700K 4-story brownstone. But, it worked in the Woodlands. The real estate agent who was against the redevelopment made it quite clear that those would not sell and they would end up constructing cheap townhomes.

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No, Don Hand was not there. At least I don't think he was.

Must've been busy finishing off that forest... :angry:

I think they could sell at $300-$400k....I'm not sure about $700k though you never know, a luxury resort spa, and the proximity to what is expected to be good shopping at Vintage Park might help the upper end pricing...especially if the development group lands a major corporate tenant (ie. Exxon Mobil) and they locate a good number of high $$ jobs to the area. All of the homes across from Raveneaux are $1 Million +.

How much are the 'stones' going for in the Woodlands?

Edited by mrfootball
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Are these proposed brownstones for the south side of Cypresswood and west of Raveneaux? Also, does anyone know what the condos at Chateaux Raveneaux are proposed to sell for? They look nice. I don't know if this is exactly the place for that sort of buyer, most of us are the house type. The older area residents tend to move to the patio homes in the area when they downsize but condo? I don't know. I would hope they did some sort of feasibility study before proceeding? It looks like a large project, just not sure where the buyers will come from. I tried to click the link to see the floorplans, but it wanted a password (great way to try to sell a house...especially a house that won't sell).

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Well, I think they might go over well being near the golf course. There are people who are either work-a-holic professionals or older people who seem to like not having a yard (I don't understand this at all) to maintain that this sort of thing appeals to...not too mention the allure of golf.

I think what may propel this thing is the likelihood of several big corporate tenants relocating to new buildings in the Vintage Park area. This, along with the proposed changes to the Raveneaux business model, would certainly help fuel demand for this sort of thing. The amenity package in this area will improve dramatically over the next 2 years (assuming we still have some trees).

Edited by mrfootball
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I just don't know about all this condo business. Don't get me wrong I love a nice beautiful condo complex, but is this really the type of area that would support that sort of housing? It just seems rather out of place, granted we have the courses, but would this be enough to fill something like Chateaux Raveneaux? Timber Top is such a rare beast in the area which is what makes it special. Having a few might not be a good thing. This place looks like it will be big. Our area appears to draw more folks looking for single family, do you have any idea as to the number of units the property will have? Price...that would also be nice to know. Trust me, I'm not knocking it, if I felt it was sellable I might be interested for an investment.

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  • 2 months later...

As some of you may already know, a developer has purchased Raveneaux Country Club with plans to redevelop the property, below are some of the details presented to the Cypress Forest Public Utility District which serves the Champion Forest area, and who's permission is needed to provide infrastructure to make such a project work:

http://www.cyforestpud.com/meetings/minutes/2006/Aug0906.pdf

Mr. Kindred stated that the Country Club will continue to be a private club and that the course will be a 27-hole facility. He reviewed Phase One and Final Phase land plans, copies of which are attached, including relocation of the pool and tennis courts, construction of a new practice range, extension of Champions Drive, construction of two buildings containing a total of 72 brownstone units, and construction of a clubhouse on the current clubhouse location with 28 to 30 hotel rooms, a spa/wellness center, and 60 condominium units. He reviewed an example rendering of the brownstone units, a copy of which is attached.

Mr. Kindred stated that approximately seven acres of the current Raveneaux County Club tract are located within the District and that approximately 42.5 acres are proposed for annexation in the development project. He stated that the estimates for proposed Phase One development are $4,600,000 for construction of the utilities infrastructure, $4,000,000 of which is reimbursable to the land owners, and $114,000,000 in new assessed value. He stated that estimates for the proposed second phase development are $2,000,000 for construction of the utilities infrastructure, all of which is reimbursable to the land owners, and $175,000,000 in new assessed value. He requested that the Board consider holding a bond election on the November 2006 general election date.

Mr. Kindred stated that the plans are for the mid-rise condominiums to be constructed at five stories, the brownstones to be constructed at three to four stories, and the clubhouse to be constructed at eight stores. He stated that no detention or channel facilities are included in the proposed development for maintenance by the District.

Edited by mrfootball
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Chronicle: Developer reveals plans for Raveneaux Country Club

Appears that they've already gone ahead and secured utilities through Kleinwood having usurped the Cypress Forest's PUD's power over the proposed development. I'm curious as to what Kleinwood (ahem...Benedict Arnold) PUD is getting in return?

I think it could be really neat, or it could piss a lot of CF residents off. Probably both.

They (Kindred & JP) need to be in the mindset that they are going to add value to the property or else they're going to stir up a hornet's nest. They best work with the HOA and Cypress Forest PUD to work out the best possible solution. Of course Don Hand is against it, because he wants to build his luxury hi-rise condo right down the street and this will surely compete.

Again, if they can all work together, I bet they can come up with a plan that's agreeable to everyone. It's a beautiful property.

Edited by mrfootball
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Chronicle: Developer reveals plans for Raveneaux Country Club

Appears that they've already gone ahead and secured utilities through Kleinwood having usurped the Cypress Forest's PUD's power over the proposed development. I'm curious as to what Kleinwood (ahem...Benedict Arnold) PUD is getting in return?

I think it could be really neat, or it could piss a lot of CF residents off. Probably both.

They (Kindred & JP) need to be in the mindset that they are going to add value to the property or else they're going to stir up a hornet's nest. They best work with the HOA and Cypress Forest PUD to work out the best possible solution. Of course Don Hand is against it, because he wants to build his luxury hi-rise condo right down the street and this will surely compete.

Again, if they can all work together, I bet they can come up with a plan that's agreeable to everyone. It's a beautiful property.

Don't you mean Champion Forest?

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  • 3 weeks later...

Judge Eckels throws down the NIMBY card when it comes to Raveneaux development plans!

Amazing how quickly things can change if it personally affects him!

Shot fired across the bow from Eckels:

"The flood-control district could ask the county engineering department not to issue the developers a building permit if it concluded the project would increase flooding and stormwater runoff."

And returned from Kindred, who brings up Big Daddy Eckels, whom most have forgotten:

"Kindred said he was surprised that Eckels didn't call him and ask him to explain the project. He said he thought he had a good relationship with Eckels and that he also knew his late father, former Precinct 3 Commissioner Bob Eckels."

Edited by pineda
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I think the Raveneaux development people created some bad blood when they proudly presented their "end around" via the Kleinwood PUD last month. That wasn't a smart move IMO, and will not garner them any sort of goodwill with a group that simply wished to preserve the neighborhood they love.

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The Ravenneaux developers gave the Cypress Forest PUD ample opportunities. I was appalled and embarrassed at how the developers were treated at those inital meetings with the PUD and Ravenneaux members. The developers purchased the land, it is theirs, and they are ready to start making some money on it. They presented a plan that I agree had holes (how they are going sell $400K-$700K + townhomes in that area is beyond me) but it was a whole lot better than other alternatives - like a strip mall. It's actually very attractive. The CF PUD blew it by trying to table the discussion until spring and asking for too much information. I don't blame them for going to Kleinwood at all.

I'm not sure why everyone is so against this project. When you bought into that neighborhood you knew there was private property across the street. That is an unzoned, unincorporated part of Houston. Anything could happen. This is the best alternative. Private golf clubs don't work anymore. They are closing all over the country. It beats looking over at an old, crumbling building with wood over the windows.

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minutes from a special meeting between Raveneaux developers and the adjoining utility district

Notice in the minutes, Mr. Kindred says that the only Mark Jordan is involved at this meeting is because of the bankruptcy proceedings. If this plan is not accepted, what ARE the options, considering the bankruptcy? And why is Don Hand of Greenwood Properties presenting an alternate plan for property he doesn't own?

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And why is Don Hand of Greenwood Properties presenting an alternate plan for property he doesn't own?

Don Hand is the original developer of Champions Forest.

One has to wonder what would be better for CF residents...a PUBLIC park (ie. Eckels plan which would I suppose turn Raveneaux into a Muni) or redevelopment of Raveneaux? I too think it would be cool to turn it into a resort/conference center, however the idea of 500 units of Brownstones/Condos doesn't sound appealing, though it could be workable. I'm not a big fan of 'density' in suburban neigbhorhoods. Perhaps they can come to a happy medium. I hope they do. I love that area, we lived there for 10 years.

Edited by mrfootball
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