Why didn't Houston develop more towards to Gulf? (Dallas, Pasadena: insurance, tax)

[Buildings Ar Us]

Instead of putting full effort on the South West side towards Sugarland, Galleria, Katy, why couldn't they of developed that along the 45? Im aware of the hurricanes but there must be more reasoning behind this.. i just feel like its a missed oppurtunity for property value and taking advantage of geographic location closer to the bay and gulf. Almost like an LA westside style dense sprawl. You'd at least be close to Galveston instead of the middle of flat land. Having the galleria inbetween downtown and Galveston sounds like it can change the perspective on how the world see's Houston and actually have a chance for tourism and global status. I dont mean this in any harsh way, i like Houston the way it is now.. but this question has always disturbed me as a recent California transplant.

[Jack Lance]

Originally Posted by Buildings Ar Us

Instead of putting full effort on the South West side towards Sugarland, Galleria, Katy, why couldn't they of developed that along the 45? Im aware of the hurricanes but there must be more reasoning behind this.. i just feel like its a missed oppurtunity for property value and taking advantage of geographic location closer to the bay and gulf. Almost like an LA westside style dense sprawl. You'd at least be close to Galveston instead of the middle of flat land. Having the galleria inbetween downtown and Galveston sounds like it can change the perspective on how the world see's Houston and actually have a chance for tourism and global status. I dont mean this in any harsh way, i like Houston the way it is now.. but this question has always disturbed me as a recent California transplant.

Ask the insurance companies and land developers. There is no governmental regulations preventing development of the Metro in pretty much any direction. The difference between 5 to 10 feet of elevation and 50 feet is enormous

[Htown homie]

Pasadena, Clear Lake, Deer Park, La Porte, Friendswood, Kemah. Low elevations, flooding and petrochemical complexes.

[Texas Ag 93]

Originally Posted by Htown homie

Pasadena, Clear Lake, Deer Park, La Porte, Friendswood, Kemah. Low elevations, flooding and petrochemical complexes.

Good point about the elevation, but if you are talking specifically about the I-45 corridor, then that doesn't include most of the locations in the above list, nor are there petrochemical plants or refineries off of 45- Texas City being an exception. If you are citing that list as suburbs that are accessible via 45 (as Sugarland is to 59 or Katy is to I-10), then I get what you are saying.

As someone who lives in this area, I have also been perplexed by the lack of retail development South of about Dickinson. Nowhere near the shopping and restaurant options South of there as there is North of there. All the best seems to be concentrated in Clear Lake, specifically between El Dorado to NASA Road 1. Not sure I mind that, though, because I hate the mall and surrounding area, it's a terribly designed exit and exchange, and I only access the area from surface streets to the East, never 45.

I do know League City is trying to do a tax increase or proposal to enhance the retail development so going up to Clear Lake (which is Harris versus Galveston County) is not the only option. I have mixed feelings about that based on the increased traffic and hassle it will bring. As it is now, once I get to I-45, I can get on and just fly going South to the Island.

[Htown2013]

Originally Posted by Texas Ag 93

Good point about the elevation, but if you are talking specifically about the I-45 corridor, then that doesn't include most of the locations in the above list, nor are there petrochemical plants or refineries off of 45- Texas City being an exception. If you are citing that list as suburbs that are accessible via 45 (as Sugarland is to 59 or Katy is to I-10), then I get what you are saying.

As someone who lives in this area, I have also been perplexed by the lack of retail development South of about Dickinson. Nowhere near the shopping and restaurant options South of there as there is North of there. All the best seems to be concentrated in Clear Lake, specifically between El Dorado to NASA Road 1. Not sure I mind that, though, because I hate the mall and surrounding area, it's a terribly designed exit and exchange, and I only access the area from surface streets to the East, never 45.

I do know League City is trying to do a tax increase or proposal to enhance the retail development so going up to Clear Lake (which is Harris versus Galveston County) is not the only option. I have mixed feelings about that based on the increased traffic and hassle it will bring. As it is now, once I get to I-45, I can get on and just fly going South to the Island.

It was growing in that direction. Think Friendswood, which is supposedly very nice. Then TWIA happened. It is still growing and developing but slower. Also Energy Cooridor in West Houston may explain the growth on the west side.

[Oildog]

Galveston county insurance.

[bu2]

Look at the hurricane flood maps.

I know 288 South took a long time to develop because it was difficult and expensive to set up the proper drainage.

[cBach]

If you look at the Houston metro area from a satellite, it's clear it stretches from downtown all the way to Galveston with a gap between Dickinson and 1764. So it's almost continuous all the way to Galveston.

The only other direction it stretches so far is to the north, from downtown all the way to Conroe with a gap between the Woodlands and Conroe.

[Buildings Ar Us]

Do you guys feel as if Houston's core was just slightly closer to the gulf, it would have more of a "Gulf Coast global city" identity and vibe? I dont feel like i'm close at all to the "coast" as a downtown resident.

Houston has the biggest port in the United States if im not mistaking. Bigger than Long Beach thats forsure.

The Metro makes more since as "Houston, Baytown, Galveston," not "Houston, Sugarland, The Woodlands".

Why create another inland sprawl metro design like Dallas, Atlanta, Phoenix? We have the geographic advantage to be something unique and different. It's like if Los Angeles was centered in the high desert or coachella valley.

[Buildings Ar Us]

Galveston's historic core is actually already very vibrant, full of history, and pleasing architecture. Imagine if we could of revitalized it rather than a build a whole new galleria district far away in the land of endless grass.

We could have had "the biggest downtown outside downtown" (excluding Brooklyn). A Galveston more urban than than Century City and Oakland in California.