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
12/20/2024 – Just in time for the holidays, the City’s new dredging program on Lake Houston finally launched this week, but with some changes.
The placement area for the spoils will now be near Luce Bayou, not Spanish Cove as previously reported.
This phase of dredging will be restricted to 181 acres on the West Fork. In a previous Town Hall meeting, presenters hinted it might also include East Fork sediment.
According to Dustin Hodges, Chief of Staff for District E City Council Member Fred Flickinger, delays earlier this year in the long-awaited dredging program had to do with the search for an optimal placement area.
DRC, the City’s contractor, and its sister company, Callan Marine, will dredge 876,672 cubic yards of West Fork sediment and pump it four miles to property they bought near Luce. Their objective: to restore the river to its pre-Harvey profile, thereby reducing the potential for flooding.
Depth of the dredged area will vary. But today, the contractor was working at an average depth of 7-8 feet when I visited the operation.
Funding Success Tied to Location
Funding for the program comes from FEMA via U.S. Congressman Dan Crenshaw. The City will use money left over from the West Fork Mouth Bar dredging. As a consequence, this phase of dredging will be limited to the West Fork to meet FEMA requirements.
However, an agreement to use property near Luce Bayou for placement of the spoils may be fortuitous for future East Fork dredging programs. The proximity of the disposal site to the East Fork could lower pumping costs and make dredging there more affordable.
Callan’s General Pershing Dredge working today on West Fork.Sediment will be pumped from the drill bit through this 18″ pipeline up Luce Bayou on the far side of the East Fork.
Mayor John Whitmire and City Council Members Fred Flickinger and Twila Carter have pushed this program since taking office.
Partially submerged drill bit at work.
When Whitmire was elected, he said he wouldn’t forget Kingwood. And he hasn’t.
Key to Reducing Flood Potential
The City’s new dredging program should reduce the potential for future flooding by increasing the conveyance of the river through this critical area.
It is here that water slows down as it meets the standing water in Lake Houston. That causes suspended sediment to drop out of suspension. When enough piles up as it did with the mouth bar, it can back water up into homes and businesses.
The West Fork Mouth Bar as it existed after Harvey. It has since been removed. The current dredging program will focus on areas beyond the mouth bar.
Posted by Bob Rehak on 12/20/24
2670 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241220-DSC_1432.jpg?fit=1100%2C733&ssl=17331100adminadmin2024-12-20 19:40:532024-12-22 09:41:08City’s New Dredging Program Launched
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
City’s New Dredging Program Launched
12/20/2024 – Just in time for the holidays, the City’s new dredging program on Lake Houston finally launched this week, but with some changes.
According to Dustin Hodges, Chief of Staff for District E City Council Member Fred Flickinger, delays earlier this year in the long-awaited dredging program had to do with the search for an optimal placement area.
DRC, the City’s contractor, and its sister company, Callan Marine, will dredge 876,672 cubic yards of West Fork sediment and pump it four miles to property they bought near Luce. Their objective: to restore the river to its pre-Harvey profile, thereby reducing the potential for flooding.
Depth of the dredged area will vary. But today, the contractor was working at an average depth of 7-8 feet when I visited the operation.
Funding Success Tied to Location
Funding for the program comes from FEMA via U.S. Congressman Dan Crenshaw. The City will use money left over from the West Fork Mouth Bar dredging. As a consequence, this phase of dredging will be limited to the West Fork to meet FEMA requirements.
However, an agreement to use property near Luce Bayou for placement of the spoils may be fortuitous for future East Fork dredging programs. The proximity of the disposal site to the East Fork could lower pumping costs and make dredging there more affordable.
Mayor John Whitmire and City Council Members Fred Flickinger and Twila Carter have pushed this program since taking office.
When Whitmire was elected, he said he wouldn’t forget Kingwood. And he hasn’t.
Key to Reducing Flood Potential
The City’s new dredging program should reduce the potential for future flooding by increasing the conveyance of the river through this critical area.
It is here that water slows down as it meets the standing water in Lake Houston. That causes suspended sediment to drop out of suspension. When enough piles up as it did with the mouth bar, it can back water up into homes and businesses.
Posted by Bob Rehak on 12/20/24
2670 Days since Hurricane Harvey