I'd be curious to find out your route to CS. From 249 it takes me at least half an hour to get to 290 at Waller and then it's still over 50 miles to CS. What specific route do you take to get to 290 in 10 or so minutes?
BQ_2010 I don't have any suggestion, just saying I'd move if I had to drive to the Galleria every day.