Meritage has finished clearing all of its 40 acres between Pinehurst and Kings River. The property is just east of West Lake Houston Parkway and borders Kings Park Way, Texas Laurel Trail, and Pinehurst Trail Drive. The company plans to build 210 homes on the site in two phases.
Status of Phases 1 and 2
Meritage finished clearing the first 20 acres for Phase One west of Pinehurst Trail Drive in March this year. The company has already installed a large stormwater detention basin that occupies about a quarter of the site. But no homes have been built on the site yet.
Phase One in foreground looking east toward Lake Houston. Note large detention basin on right which already has grass growing around it to protect the slopes from erosion.
For the 20 acres east of Pinehurst Trail Drive, Meritage appears to be finished cutting trees. But they have yet to haul them all away. And Meritage has not yet done any drainage work for the second 20 acres. See below.
Looking east over Pinehurst Trail Drive. Contractors have cleared Phase 2, but trees have not all been hauled away yet.
However, no streets or homes have been constructed on either phase yet. Meritage’s website shows they build homes similar in size, look and price points to those found in surrounding neighborhoods.
So far, Meritage has managed to avoid any drainage fiascos similar to those associated with a nearby Trammell Crow apartment development.
But a drainage analysis by R.G. Miller Engineers for Meritage raised many questions about the sufficiency of the plans. The analysis:
Omitted data
Contained misstatements
Left out related reports
Included alarming assumptions.
Looking west toward West Lake Houston Parkway (out of sight at top of frame). Note pond in foreground.
Say Goodbye to the Wetlands
Parts of both phases of this development contained wetlands before Meritage cleared and graded the land.
The saying in the engineering business is, “Water has a memory.” It tends to go where it has gone before. I’m sure Meritage will do a good job grading and compacting the land. But building over wetlands usually entails environmental, structural and economic risks.
The environmental risks include:
Loss of Biodiversity
Water-Quality Degradation
Increased Flood Risk
Carbon Storage Loss
Erosion and sedimentation
Structural risks include:
Foundation Instability
Water Intrusion and Damage from High Water Tables and Mold Growth
Drainage Issues such as Water Pooling and Flooding Around Homes.
Homes built over wetlands also often have higher insurance costs due to these issues, which may also cause property value to decline over time.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241221-DJI_20241221112339_0571_D.jpg?fit=1100%2C619&ssl=16191100adminadmin2024-12-23 13:39:102024-12-23 14:06:41Meritage Finishes Clearing 40 Acres between Pinehurst and Kings River
12/22/24 – The West Lake Houston Parkway development between Kings Park Way and Upper Lake Drive is finally nearing completion, more than 2.5 years after land clearing began. Construction of the development has been plagued by stormwater control issues.
Property Ultimately Owned by Trammell Crow
The property has been developed in two phases by Kingwood Residences HTX and HTX II LLC. Both are limited liability companies owned by High Street Residential. High Street is a wholly owned operating subsidiary of Trammell Crow Company in Dallas, the nation’s #1-ranked commercial developer.
Stormwater Control Issues
The developer, its subsidiaries and contractor ran into trouble this January when they started clearing land for Phase 2 without silt fences in place. Sediment-laden runoff began pouring into the streets on less than a half inch of rain, even as a detention basin built as part of phase 1 remained empty.
Before the end of January, Harris County Engineering had cited the developer for stormwater violations. But a 1.44 inch rain in early February, flooded streets and storm sewers again with more sediment laden runoff.
In mid-February, contractors were caught on camera, still pumping silty stormwater into the surrounding neighborhood.
That persisted at least through mid-April, as contractors tried belatedly to expand their stormwater-detention basin and channel stormwater into it.
Discounting Leases
Since then, Phase 1 completed and started renting apartments. Phase 2 is still under construction but almost done.
Not following best management practices for stormwater, cost the developer time, money and reputation.
One detention basin serves both phases, but was built in two stages. Note how walls on the older top part are already failing.Most of the traffic in Phase 2 seems to be contractors doing finish work. Framing is complete. Phase 2 in foreground. Phase 1 at top of frame is already leasing.
For More Information
For a history of the development, see these posts:
The thoughts expressed in this post represent opinions on matters of public concern and safety. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP Statute of the Great State of Texas.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241221-DJI_20241221112028_0563_D.jpg?fit=1100%2C619&ssl=16191100adminadmin2024-12-22 18:35:552024-12-22 18:45:16West Lake Houston Parkway Development Almost Finished
12/21/24 – West Fork dredging spoils are being pumped across the East Fork and up Luce Bayou to where it joins the Inter-basin Transfer Project.
Left side of red line is current location of dredge. Box on right is placement area, about four miles east.
Just Outside of Floodplain
The first question I had after learning of the location was, “Is it out of the floodplain?”
Comparing drone photos taken today to FEMA’s Flood Hazard Layer Viewer and Harris County Appraisal District records shows that the placement area is just outside of the 500-year floodplain (shown as the tan-color below).
HCAD Parcel boundaries relative to floodplain boundaries. Boundaries are approximate.FM2100 runs N/S on right.
Part of Area Still Under Construction
As you can see above, the placement area was heavily forested before the start of dredging. DRC and its sister company, Callan Marine, are still clearing about half the land.
Note additional berms already being built upamong cleared trees.
As you can see below, DRC and Callan have constructed a series of berms around the perimeter to hold the spoils. Phase One, (the finished basin) measures approximately 35 acres. Phase Two (the area being cleared and/or still populated by trees) occupies another 35 acres, according to Eric Bushnell, Callan Marine’s project manager.
Wide shot looking east shows extent of placement area as of 12/21/24. Luce Inter-Basin Transfer Project Canal on left.
The interior dikes in the pond above slow the water down so that sediment drops out of suspension. Once “clarified,” gates visible to the right of the 18-inch pipe above can be opened to let the water out.
Note height of wallsand how quickly sediment drops out of suspension. Looking East. Note the channel cut into the trees to right of the Inter-Basin Canal. That channel returns “clarified” water to Luce.Looking ESE. Note height of berm around edge of pond. Callan is not excavating to create the pond area.
Sending Clarified Water Back to the Lake
After heavy particles of sediment, such as sand, drop out of suspension, DRC and Callan need to return water to Lake Houston. They do that by opening the gates discussed above. Then, they drain the water down the channel, which you can see in the bottom left of the picture below.
Looking WSW. Note return channel for water in lower left. Luce Bayou (upper right) joins Lake Houston (upper left).
Meaning of “Clarified” in this Context
“Clarified” is a relative term. The water isn’t perfectly clear like an ice cold pitcher of tap water. But it is much clearer than before. Large particles of sediment get trapped in the pond.
Remaining particles, usually clay, are so fine, they will likely never settle to the lake bed. Instead, they will float out into Galveston Bay and the Gulf of Mexico. They pose little to no flood risk.
Looking ENE. For reference, Palm Drive on right ends just below the frame near the western edge of the pond.
Ownership of Land
According to Harris County Appraisal District, the parcel of land shown above extends all the way from the west end of Palm Drive to FM2100. FM2100 is concealed by the tree line in the upper part of frame.
Contrary to rumor, DRC and Callan did not purchase this land. According to Bushnell, they have an agreement with the landowner. Harris County Appraisal District shows the owner is 157 Huffman LTD.
It’s unclear at this point what 157 Huffman LTD plans to do with the land when the dredging project is complete in two years. The owner has not shared that information with Callan or DRC.
Posted by Bob Rehak on 12/21/24
2671 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241221-DJI_20241221124417_0585_D.jpg?fit=1100%2C619&ssl=16191100adminadmin2024-12-21 18:26:592024-12-21 18:41:34West Fork Dredging Spoils Being Deposited Near Luce IBT Canal
Meritage Finishes Clearing 40 Acres between Pinehurst and Kings River
Meritage has finished clearing all of its 40 acres between Pinehurst and Kings River. The property is just east of West Lake Houston Parkway and borders Kings Park Way, Texas Laurel Trail, and Pinehurst Trail Drive. The company plans to build 210 homes on the site in two phases.
Status of Phases 1 and 2
Meritage finished clearing the first 20 acres for Phase One west of Pinehurst Trail Drive in March this year. The company has already installed a large stormwater detention basin that occupies about a quarter of the site. But no homes have been built on the site yet.
For the 20 acres east of Pinehurst Trail Drive, Meritage appears to be finished cutting trees. But they have yet to haul them all away. And Meritage has not yet done any drainage work for the second 20 acres. See below.
However, no streets or homes have been constructed on either phase yet. Meritage’s website shows they build homes similar in size, look and price points to those found in surrounding neighborhoods.
So far, Meritage has managed to avoid any drainage fiascos similar to those associated with a nearby Trammell Crow apartment development.
But a drainage analysis by R.G. Miller Engineers for Meritage raised many questions about the sufficiency of the plans. The analysis:
Say Goodbye to the Wetlands
Parts of both phases of this development contained wetlands before Meritage cleared and graded the land.
The saying in the engineering business is, “Water has a memory.” It tends to go where it has gone before. I’m sure Meritage will do a good job grading and compacting the land. But building over wetlands usually entails environmental, structural and economic risks.
The environmental risks include:
Structural risks include:
Homes built over wetlands also often have higher insurance costs due to these issues, which may also cause property value to decline over time.
For More Information
Meritage builds homes in 11 states. Their website also shows they build homes in 34 communities in the Houston area alone. The posts below contain photos of and background materials about the development.
10/27/24 – Concerns About Fill Height in New Atascocita Development
3/11/24 – New Kings River Development Gets a Buzz Cut
2/13/24 – Meritage Begins Clearing 40 Acres for 210 Homes, Many Over Wetlands
2/26/24 – New Kings River Development Drainage Analysis, Plans Raise Questions
Posted by Bob Rehak on 12/23/24
2673 Days since Hurricane Harvey
West Lake Houston Parkway Development Almost Finished
12/22/24 – The West Lake Houston Parkway development between Kings Park Way and Upper Lake Drive is finally nearing completion, more than 2.5 years after land clearing began. Construction of the development has been plagued by stormwater control issues.
Property Ultimately Owned by Trammell Crow
The property has been developed in two phases by Kingwood Residences HTX and HTX II LLC. Both are limited liability companies owned by High Street Residential. High Street is a wholly owned operating subsidiary of Trammell Crow Company in Dallas, the nation’s #1-ranked commercial developer.
Stormwater Control Issues
The developer, its subsidiaries and contractor ran into trouble this January when they started clearing land for Phase 2 without silt fences in place. Sediment-laden runoff began pouring into the streets on less than a half inch of rain, even as a detention basin built as part of phase 1 remained empty.
Before the end of January, Harris County Engineering had cited the developer for stormwater violations. But a 1.44 inch rain in early February, flooded streets and storm sewers again with more sediment laden runoff.
In mid-February, contractors were caught on camera, still pumping silty stormwater into the surrounding neighborhood.
That persisted at least through mid-April, as contractors tried belatedly to expand their stormwater-detention basin and channel stormwater into it.
Discounting Leases
Since then, Phase 1 completed and started renting apartments. Phase 2 is still under construction but almost done.
Not following best management practices for stormwater, cost the developer time, money and reputation.
Today, in a reportedly tight housing market, they are deeply discounting leases. They offer:
Pictures Taken on 12/21/24
The new development is now called the Residences at Kingwood.
For More Information
For a history of the development, see these posts:
4/12/24 – Trammell Crow Contractors Still Pumping Silty Stormwater into Street
3/18/24 – Trammell Crow Contractors Expanding Stormwater Detention Basin
2/18/24 – Trammell Crow Contractor Pumped Silty Stormwater into Street…Again
2/3/24 – WLHP Developer Still Flooding Neighborhood
1/31/24 – After Quitting Time, Contractor Pumps Silty Stormwater into Street
1/29/24 – Developer on WLHP Cited for Stormwater Violations
1/14/24 – Developer Clearing Land without Normal Safeguards
1/3/223 – 40 Apartments, 49 Garden Homes Going Up on West Lake Houston Parkway
12/03/22 – Mitigation for Clearcutting: Two Ways It Could Work Cost Effectively
6/30/22 – June Construction Update: Six Lake-Houston-Area Projects
5/21/22 – 19.7 Acres Cleared on West Lake Houston Parkway
Posted by Bob Rehak on 12/22/24
2672 Days since Hurricane Harvey
The thoughts expressed in this post represent opinions on matters of public concern and safety. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP Statute of the Great State of Texas.
West Fork Dredging Spoils Being Deposited Near Luce IBT Canal
12/21/24 – West Fork dredging spoils are being pumped across the East Fork and up Luce Bayou to where it joins the Inter-basin Transfer Project.
Just Outside of Floodplain
The first question I had after learning of the location was, “Is it out of the floodplain?”
Comparing drone photos taken today to FEMA’s Flood Hazard Layer Viewer and Harris County Appraisal District records shows that the placement area is just outside of the 500-year floodplain (shown as the tan-color below).
Part of Area Still Under Construction
As you can see above, the placement area was heavily forested before the start of dredging. DRC and its sister company, Callan Marine, are still clearing about half the land.
As you can see below, DRC and Callan have constructed a series of berms around the perimeter to hold the spoils. Phase One, (the finished basin) measures approximately 35 acres. Phase Two (the area being cleared and/or still populated by trees) occupies another 35 acres, according to Eric Bushnell, Callan Marine’s project manager.
The interior dikes in the pond above slow the water down so that sediment drops out of suspension. Once “clarified,” gates visible to the right of the 18-inch pipe above can be opened to let the water out.
Sending Clarified Water Back to the Lake
After heavy particles of sediment, such as sand, drop out of suspension, DRC and Callan need to return water to Lake Houston. They do that by opening the gates discussed above. Then, they drain the water down the channel, which you can see in the bottom left of the picture below.
Meaning of “Clarified” in this Context
“Clarified” is a relative term. The water isn’t perfectly clear like an ice cold pitcher of tap water. But it is much clearer than before. Large particles of sediment get trapped in the pond.
Remaining particles, usually clay, are so fine, they will likely never settle to the lake bed. Instead, they will float out into Galveston Bay and the Gulf of Mexico. They pose little to no flood risk.
Ownership of Land
According to Harris County Appraisal District, the parcel of land shown above extends all the way from the west end of Palm Drive to FM2100. FM2100 is concealed by the tree line in the upper part of frame.
Contrary to rumor, DRC and Callan did not purchase this land. According to Bushnell, they have an agreement with the landowner. Harris County Appraisal District shows the owner is 157 Huffman LTD.
It’s unclear at this point what 157 Huffman LTD plans to do with the land when the dredging project is complete in two years. The owner has not shared that information with Callan or DRC.
Posted by Bob Rehak on 12/21/24
2671 Days since Hurricane Harvey