11/18/23 – It was a busy week for the new Northpark South development. A Drainage Impact Analysis submitted to Montgomery County for the development at the west end of Northpark Drive shows that the developer intends to drain its property through adjacent sand mines owned by other entities. The analysis does not address potential sedimentation issues.
The developer also applied for several variances from the Houston Planning Commission.
Meanwhile Century Land Holdings of Texas, LLC continued clearing land at the west end of Northpark Drive that borders the sand pits along the West Fork San Jacinto River. In the last week, contractors have cleared approximately one third to one half of the 54.4 acre development.
Drainage from 107.2 acres outside (upstream from) the development flows through the development on its way to the West Fork.
The remaining 43.2 acres will contain 236 homes on narrow lots for an average of 0.18 acres/home (1/6th acre) with impervious cover of 66%.
Proposed layout in drainage analysis.
Drainage from the development and areas upstream will be routed into an on-site 11.2 detention basin (above) and, from there, into sand pits and the West Fork (below).
Outfall path from Northpark South to sand pits, channel and river.
The drainage analysis claims the outfall from the proposed detention basin will not increase flow to the sand pits.
The analysis by RG Miller also indicates that the on-site basin will provide a storage rate of approximately 1.26 acre-feet per acre. That exceeds the minimum of .55 acre-feet per acre recommended by Harris County Flood Control District for sites this size draining into Harris County.
RG Miller claims that the water surface elevations in the sand pits will decrease during both 25-year and 100-year storm events.
The engineering firm also claims that the proposed development lies outside the 100-year floodplain of the West Fork. However, that claim is based on old data.
100-year floodplain, shown in aqua. Note 2014, pre-Harvey date.
New flood maps, expected to be released next year, will likely show the floodway and floodplains expanding by 50- to 100%, according to preliminary guidance from HCFCD and FEMA.
However, RG Miller makes no mention of the shifting floodplains. Nor do its engineers mention any wetlands on the property which the US government clearly shows.
Large green area on right was among first to be cleared.
The engineering firm concludes that their design will have “no adverse impact” on downstream properties. Nor will it “unreasonably”:
“Impede the natural flow of surface waters from higher adjacent properties”
“Alter the natural flow of surface waters so as to discharge them upon adjacent properties at a more rapid rate or in a different location…”
One hydrologist I interviewed about this plan said, “Well, this isn’t how I would do it. He is draining directly to the sand pit and showing that he isn’t increasing flows going to the sand pit. Nowhere in the report did he document that he had permission from the sand pit owner to drain to the sand pit. Also, he didn’t have any field survey to back up how he knew the topography and details on the hydraulic connections between the sand pits and the river. So I don’t know how he can be certain of his results.”
The drainage analysis did not address what effect the proposed routing would have on sedimentation. The outfall to the drainage ditch is already severely restricted by sediment accumulations.
Proposed outfall. 11/17/23
Variance Requests
A request for variances obtained from the Houston Planning Commission shows a different outline for the property. It omits the areas designated as commercial at the entry.
Note difference between this diagram and one above in lower right corner by Northpark.
The MoCo Appraisal District (MCAD) shows that Hanover Estates owns the parcels that bracket the entry. MCAD also shows that Hanover and another company called Maryfield LTD jointly own the sandpits. The drainage analysis does not address the ownership issues or permissions.
Requests for Variances from Houston Planning Commission
This property lies within the City of Houston’s extra territorial jurisdiction. The developer requested three variances from the Houston Planning Commission:
To allow lots less than 5000 square feet.
To exceed intersection spacing by not providing a southern stub street (outlet).
To exceed intersection spacing by not providing an east/west street
The planning commission has not yet responded to an information request about whether it granted the variances. Meanwhile, clearing continues.
One Third to One Half of Site Now Cleared
In the last week, contractors have taken down an estimated one half to one third of the trees on the site. See below.
Looking west across Northpark South toward West Fork San Jacintoon11/17/23. Intersection of Northpark Drive in foreground and Sorters-McClellan Road running diagonally through frame.
Friday morning, 11/17/23, four tree gobblers were hard at work.
At this rate, the entire site could be cleared by early December.
A Closing Thought
The goal of most drainage studies is to figure out how to develop property safely. If all of the studies were always correct, we would never flood. But we do. Why?
And why is property that was too dangerous to develop before Harvey now safe after Harvey … when we now realize how much greater the risk is?
More on that in my next post.
Posted by Bob Rehak on 11/18/23
2272 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.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2023/11/20231118-Screenshot-2023-11-18-at-6.37.37%E2%80%AFAM.jpg?fit=1100%2C512&ssl=15121100adminadmin2023-11-18 08:08:502023-11-18 10:32:42Northpark South Will Drain Through Sand Mines
The Northpark Drive Expansion Project struck oil this week. But this was no Jed-Clampett moment. Oil in the context of a construction project is not good.
Workers discovered what appears to be oil dumped some years ago on the site of what will become the north pond at the 59 entrance to Kingwood.
Ralph De Leon, project manager for the Lake Houston Redevelopment Authority/TIRZ, said that contractors are currently trying to discover the extent of the spill to avoid future contamination on the site. Although the photos below certainly look like excavation, the work is definitely not part of the pond-excavation project, according to De Leon.
Looking south at oil spill areaReverse angle shows trucks entering and leavingThe nasty surpriseClose up of contamination
De Leon also said the budget contained a line item for contingencies such as this. It should not affect the overall cost of the project.
West Sidewalks Complete
De Leon also said contractors have completed the sidewalks west of 59 that connect the main part of the project to the Kingwood Place West and Kingwood College.
This morning, the last cement pour was drying and contractors were removing forms from areas completed earlier.
Workers are still cleaning up, but the job is essentially done. Looking west toward HEB from over 59.Reverse angle. Looking easttoward 59 at top of frame.
Dr. Katherine Persson, retired head of Kingwood College, requested the sidewalk extension to fill in a critical gap for her students who rode their bicycles to school.
Other Highlights
Extension of the drain pipe to Ditch One behind Public Storage is nearly complete. However, contractors still need to install a concrete headwall around the pipe to prevent future erosion.
Contractors are preparing an estimate to install the city-approved, water-main detour under Northpark to the new Parkwood Baptist Church. The original water main was too high and interfered with the box culverts being installed in the median.
Centerpoint has nearly completed relocating its utilities that interfered with the box-culvert installation. As soon as CenterPoint completes that work, installation of the box culverts will resume.
The pole-mounted traffic signal at Northpark and Russell-Palmer must come out before contractors can install the box culverts under that intersection. A wire-mounted, temporary signal will replace the pole-mounted system. The wire will stretch across the road. As construction advances, that will enable the signals to be moved left or right as lanes change.
November 15, 2023 – The San Jacinto River Authority (SJRA) Board of Directors announced today the selection of Aubrey A. Spear, PE, as general manager.
Aubrey Spear
Duties
As general manager, Spear will oversee the development and implementation of SJRA’s vision, mission and strategic goals through the collaboration with the SJRA’s Operating Divisions: General and Administrative Services, Lake Conroe, Woodlands, Groundwater Reduction Plan, Highlands, and Flood Management. In addition to providing managerial oversight, Spear will be instrumental in overseeing the development and execution of capital improvement plans, planning, external affairs, leadership development, and budget.
SJRA Board President Ronnie Anderson expressed confidence in Aubrey Spear’s arrival saying, “After a thorough search, the SJRA Board of Directors is proud to welcome Aubrey to SJRA. Aubrey’s extensive experience in water utility management, water and wastewater infrastructure projects, and stakeholder relationships make him a great fit for our team.”
Goals
“I am excited to join the dedicated team at SJRA,” said Spear. “I look forward to collaborating with key stakeholders including employees, customers, and elected officials to determine major areas of focus for the Authority moving forward. I am passionate about implementing the river authority’s vision to provide reliable, cost-efficient, and sustainable water resource management that supports the significant growth in the region while earning the trust and confidence of our customers and community.”
Background
Aubrey Spear brings extensive professional leadership and managerial experience to SJRA. He served the City of Lubbock in a senior management role as Director of Water Utilities for 16 years leading the city’s Water Utilities Department of more than 200 employees. Additionally, he served as liaison to multiple water boards including the Lubbock Water Advisory Commission, Canadian River Municipal Water Authority, High Plains Underground Water Conservation District and served as the chairperson of the Region O Water Planning Group and on the executive committee of the Upper Brazos Regional Flood Planning Group.
Spear has also guided public relations, marketing, and customer service activities and facilitated major projects including the city of Lubbock’s first new surface water supply reservoir in more than 25 years, Lake Alan Henry.
Spear will start with SJRA in January 2024.
Challenges
Aubrey Spear’s appointment comes almost six months after Jace Houston resigned from SJRA at the end of May 2023.
After 16 years with the SJRA, Houston had become the focus of criticism over a groundwater reduction plan designed to reduce subsidence and ensure the water future of Montgomery County. Houston had led the conversion from dwindling groundwater to surface water. That included construction of a water treatment plant at Lake Conroe and several water distribution pipelines.
As Spear prepares to navigate new waters in SE Texas, he will be forced to thread a needle between downstream and upstream interests.
Memories of the SJRA’s role in downstream flooding during Harvey when it released 79,000 cubic feet per second from Lake Conroe will constrain him. So will the reluctance of Lake Conroe residents to live with seasonally lower lake levels. Lake lowering didn’t generate much controversy this year. Because of drought, lake lowering wasn’t necessary.
However, it could in the future if the project to add more flood gates to Lake Houston ever gets off the drawing boards.
Posted by Bob Rehak on 11/15/23 based in part on a press release from SJRA
2269 days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/04/LC-Dam-e1719277556742.jpg?fit=1200%2C549&ssl=15491200adminadmin2023-11-15 13:58:312023-11-15 15:57:11SJRA Appoints Aubrey Spear New General Manager
Northpark South Will Drain Through Sand Mines
11/18/23 – It was a busy week for the new Northpark South development. A Drainage Impact Analysis submitted to Montgomery County for the development at the west end of Northpark Drive shows that the developer intends to drain its property through adjacent sand mines owned by other entities. The analysis does not address potential sedimentation issues.
The developer also applied for several variances from the Houston Planning Commission.
Meanwhile Century Land Holdings of Texas, LLC continued clearing land at the west end of Northpark Drive that borders the sand pits along the West Fork San Jacinto River. In the last week, contractors have cleared approximately one third to one half of the 54.4 acre development.
Drainage Analysis Shows Routing
A drainage impact analysis obtained from the Montgomery County Engineer’s office reveals that:
Drainage from the development and areas upstream will be routed into an on-site 11.2 detention basin (above) and, from there, into sand pits and the West Fork (below).
The drainage analysis claims the outfall from the proposed detention basin will not increase flow to the sand pits.
The analysis by RG Miller also indicates that the on-site basin will provide a storage rate of approximately 1.26 acre-feet per acre. That exceeds the minimum of .55 acre-feet per acre recommended by Harris County Flood Control District for sites this size draining into Harris County.
RG Miller claims that the water surface elevations in the sand pits will decrease during both 25-year and 100-year storm events.
The engineering firm also claims that the proposed development lies outside the 100-year floodplain of the West Fork. However, that claim is based on old data.
New flood maps, expected to be released next year, will likely show the floodway and floodplains expanding by 50- to 100%, according to preliminary guidance from HCFCD and FEMA.
However, RG Miller makes no mention of the shifting floodplains. Nor do its engineers mention any wetlands on the property which the US government clearly shows.
The engineering firm concludes that their design will have “no adverse impact” on downstream properties. Nor will it “unreasonably”:
One hydrologist I interviewed about this plan said, “Well, this isn’t how I would do it. He is draining directly to the sand pit and showing that he isn’t increasing flows going to the sand pit. Nowhere in the report did he document that he had permission from the sand pit owner to drain to the sand pit. Also, he didn’t have any field survey to back up how he knew the topography and details on the hydraulic connections between the sand pits and the river. So I don’t know how he can be certain of his results.”
The drainage analysis did not address what effect the proposed routing would have on sedimentation. The outfall to the drainage ditch is already severely restricted by sediment accumulations.
Variance Requests
A request for variances obtained from the Houston Planning Commission shows a different outline for the property. It omits the areas designated as commercial at the entry.
The MoCo Appraisal District (MCAD) shows that Hanover Estates owns the parcels that bracket the entry. MCAD also shows that Hanover and another company called Maryfield LTD jointly own the sandpits. The drainage analysis does not address the ownership issues or permissions.
Requests for Variances from Houston Planning Commission
This property lies within the City of Houston’s extra territorial jurisdiction. The developer requested three variances from the Houston Planning Commission:
The planning commission has not yet responded to an information request about whether it granted the variances. Meanwhile, clearing continues.
One Third to One Half of Site Now Cleared
In the last week, contractors have taken down an estimated one half to one third of the trees on the site. See below.
Compare that to this previous post.
At this rate, the entire site could be cleared by early December.
A Closing Thought
The goal of most drainage studies is to figure out how to develop property safely. If all of the studies were always correct, we would never flood. But we do. Why?
And why is property that was too dangerous to develop before Harvey now safe after Harvey … when we now realize how much greater the risk is?
More on that in my next post.
Posted by Bob Rehak on 11/18/23
2272 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.
Northpark Expansion Project Struck Oil
The Northpark Drive Expansion Project struck oil this week. But this was no Jed-Clampett moment. Oil in the context of a construction project is not good.
Workers discovered what appears to be oil dumped some years ago on the site of what will become the north pond at the 59 entrance to Kingwood.
Ralph De Leon, project manager for the Lake Houston Redevelopment Authority/TIRZ, said that contractors are currently trying to discover the extent of the spill to avoid future contamination on the site. Although the photos below certainly look like excavation, the work is definitely not part of the pond-excavation project, according to De Leon.
De Leon also said the budget contained a line item for contingencies such as this. It should not affect the overall cost of the project.
West Sidewalks Complete
De Leon also said contractors have completed the sidewalks west of 59 that connect the main part of the project to the Kingwood Place West and Kingwood College.
This morning, the last cement pour was drying and contractors were removing forms from areas completed earlier.
Dr. Katherine Persson, retired head of Kingwood College, requested the sidewalk extension to fill in a critical gap for her students who rode their bicycles to school.
Other Highlights
For More Information
For more information about the project including construction plans, visit the project pages of the LHRA/Tirz 10 website. Or see these posts on ReduceFlooding:
Posted by Bob Rehak on 11/17/23
2271 Days since Hurricane Harvey
SJRA Appoints Aubrey Spear New General Manager
November 15, 2023 – The San Jacinto River Authority (SJRA) Board of Directors announced today the selection of Aubrey A. Spear, PE, as general manager.
Duties
As general manager, Spear will oversee the development and implementation of SJRA’s vision, mission and strategic goals through the collaboration with the SJRA’s Operating Divisions: General and Administrative Services, Lake Conroe, Woodlands, Groundwater Reduction Plan, Highlands, and Flood Management. In addition to providing managerial oversight, Spear will be instrumental in overseeing the development and execution of capital improvement plans, planning, external affairs, leadership development, and budget.
SJRA Board President Ronnie Anderson expressed confidence in Aubrey Spear’s arrival saying, “After a thorough search, the SJRA Board of Directors is proud to welcome Aubrey to SJRA. Aubrey’s extensive experience in water utility management, water and wastewater infrastructure projects, and stakeholder relationships make him a great fit for our team.”
Goals
“I am excited to join the dedicated team at SJRA,” said Spear. “I look forward to collaborating with key stakeholders including employees, customers, and elected officials to determine major areas of focus for the Authority moving forward. I am passionate about implementing the river authority’s vision to provide reliable, cost-efficient, and sustainable water resource management that supports the significant growth in the region while earning the trust and confidence of our customers and community.”
Background
Aubrey Spear brings extensive professional leadership and managerial experience to SJRA. He served the City of Lubbock in a senior management role as Director of Water Utilities for 16 years leading the city’s Water Utilities Department of more than 200 employees. Additionally, he served as liaison to multiple water boards including the Lubbock Water Advisory Commission, Canadian River Municipal Water Authority, High Plains Underground Water Conservation District and served as the chairperson of the Region O Water Planning Group and on the executive committee of the Upper Brazos Regional Flood Planning Group.
Spear has also guided public relations, marketing, and customer service activities and facilitated major projects including the city of Lubbock’s first new surface water supply reservoir in more than 25 years, Lake Alan Henry.
Spear will start with SJRA in January 2024.
Challenges
Aubrey Spear’s appointment comes almost six months after Jace Houston resigned from SJRA at the end of May 2023.
After 16 years with the SJRA, Houston had become the focus of criticism over a groundwater reduction plan designed to reduce subsidence and ensure the water future of Montgomery County. Houston had led the conversion from dwindling groundwater to surface water. That included construction of a water treatment plant at Lake Conroe and several water distribution pipelines.
However, several signatories to the Groundwater Reduction Plan eventually balked at higher prices despite the reduction in subsidence. Conroe state representative Will Metcalf proposed an amendment to the SJRA’s sunset review bill that would have ousted Houston had the state senate supported it.
As Spear prepares to navigate new waters in SE Texas, he will be forced to thread a needle between downstream and upstream interests.
Memories of the SJRA’s role in downstream flooding during Harvey when it released 79,000 cubic feet per second from Lake Conroe will constrain him. So will the reluctance of Lake Conroe residents to live with seasonally lower lake levels. Lake lowering didn’t generate much controversy this year. Because of drought, lake lowering wasn’t necessary.
However, it could in the future if the project to add more flood gates to Lake Houston ever gets off the drawing boards.
Posted by Bob Rehak on 11/15/23 based in part on a press release from SJRA
2269 days since Hurricane Harvey