After more than eight months of clearing, grading and drainage prep, The Residences at Kingwood, a 19.7 acre apartment complex on West Lake Houston Parkway between Upper Lake Drive and Kings Park Way, is finally under construction. The developer’s website says the complex will feature 240 Garden Apartments and 49 Townhomes.
The photos below show that carpenters have started framing buildings on the south end of the property and are working their way north.
Looking S. West Lake Houston Parkway on right. Upper Lake Drive in lower right.Closer shot of construction at south end of property.Detention basin seems to be functioning. Harris County specifies a minimum detention rate of .65 acre feet per acre for sites this large.
Although neighbors have complained of mud on West Lake Houston Parkway and surrounding streets, I have received no complaints of flooding yet.
Location
The map below shows the location of two parcels on West Lake Houston Parkway that comprise the new development. They are approximately halfway between the West Fork at the top of the frame and FM1960 at the bottom.
From HCAD.The cul-de-sac at the south end of the property (right)will be called Kings River Commercial Drive.
About the Developer and Project
The developer, High Street Residential, is a wholly-owned operating subsidiary of Trammell Crow Company.” In the last 15 years, High Street Residential has completed more than $2.7 billion with a current pipeline of more than 4,500 units.
The Residences at Kingwood will offer homes ranging in size from one to three bedrooms and will feature stainless steel appliances, in-unit washers and dryers, custom cabinetry, and nine-foot ceiling heights. Select units will also offer walk-in closets, private outdoor space, and one- or two-car garages. The development will feature:
A resort-style pool
Grilling areas
Fitness center with a yoga & Pilates studio, and an outdoor workout area
Resident lounge with an art gallery and an entertaining kitchen, along with a conferencing and remote-work suite
Pet grooming center
On-site storage
Putting green, bocce courts, pickle ball court
Multiple outdoor dining areas
Connection to the Kingwood Greenbelt trail system.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2023/01/20230103-DJI_0641.jpg?fit=1200%2C799&ssl=17991200adminadmin2023-01-03 14:25:382023-01-03 14:29:27240 Apartments, 49 Garden Homes Going Up on West Lake Houston Parkway
The problem: Changes affect both water quality downstream and land development upstream. That’s why the rules change so often. Competing interests! Public health and safety vs. economic expansion.
The Cuyahoga River caught fire a total of 13 times dating back to 1868. It is still rated one of the most polluted rivers in America by almost every group that compiles lists. Photo: Cleveland State University Library.
The photographers took about 81,000 images, more than 20,000 of which were archived. At least 15,000 have been digitized by the National Archives. They form a time capsule showing the way things were.
Warning: These images are disturbing…for people on both sides of the political net.
Why the Changes This Time?
The AP article by Jim Salter and Michael Phillis says, “The Trump-era rule, finalized in 2020, was long sought by builders, oil and gas developers, farmers and others who complained about federal overreach that they said stretched into gullies, creeks and ravines on farmland and other private property.”
However, the writers continued, “…the Trump rule allowed businesses to dump pollutants into unprotected waterways and fill in some wetlands, threatening public water supplies downstream and harming wildlife and habitat.”
They quoted Kelly Moser, Senior Attorney for the Southern Environmental Law Center’s Clean Water Defense Initiative. She said, “Today, the Biden administration restored needed clean water protections so that our nation’s waters are guarded against pollution for fishing, swimming, and as sources of drinking water.”
At Issue: Definition of “Waters of the U.S.”
Meanwhile, courts at various levels are still pondering the definition of “Waters of the U.S.” At issue: How far up in the branching structure of a river may the government enforce regulations? As far as it’s navigable? One level up from that? Two? Three? Infinitely? And do the rules apply to desert areas the same way they do to subtropical areas like SE Texas?
The Biden administration decision is a setback for various industries. It broadens which wetlands, streams and rivers can be regulated under the Clean Water Act.
But given the impacts to public health and the immense economic interests at stake, this won’t be the last time we see the rules change. An army of lobbyists is likely mobilizing right now.
Local Impact
Several developments in the Lake Houston Area contained wetlands affected regulation changes. Consider, for instance, the case of Woodridge Village. The Army Corps ruled that it contained wetlands, but that the wetlands didn’t fall under their jurisdiction because of rules in effect at the time. So there was no violation of the Clean Water Act. Hundreds of homes in Elm Grove and North Kingwood Forest flooded, partially as a result of the environmental destruction.
Confluence of Spring Creek and West Fork by 59 Bridge. TCEQ found that Liberty Mines discharged 56 million gallons of white waste water into the West Fork.Repeated and multiple breaches atTriple PG mine discharged sediment-laden water directly into Caney Creek. This one lasted for months.
Searching on the word “breach” in ReduceFlooding.com pulls up 116 stories, many of which show multiple breaches.
But mining isn’t the only upstream issue at stake. So is sediment pollution from new development.
Drainage ditch in Artavia.March 2020 in West Fork watershedEroding ditch in Colony Ridge (East Fork Watershed) due to lack of backslope interceptor systems and grass.
Making Private Expenses a Public Cost
The EPA lists sediment as the most common pollutant in rivers, streams, lakes and reservoirs. It has contributed to flooding thousands of homes in the Lake Houston Area.
West Fork mouth bar almost totally blocked the river where it meets Lake Houston.East Fork Mouth Bar grew 4000 feet in two years between Harvey and Imelda.
Both mouth bars above have since been dredged at great public expense, but abuses continue. I just wish we could all find a way to live together. This should not be a case of health and safety vs. economic development. We need all three for communities to prosper.
Posted by Bob Rehak on 1/2/23
1952 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/2019/11/RJR_4154-e1775771233982.jpg?fit=1100%2C733&ssl=17331100adminadmin2023-01-02 11:04:302023-01-02 11:49:14Biden Changes Trump’s Changes to Water Regulations
On November 21, 2022, the U.S. Government filed a 70-page motion for a summary judgment in the Addicks-Barker Downstream Cases. In 2020, Judge Loren A. Smith dismissed the downstream cases, ruling that the plaintiffs had no right to sue the government for “taking” their property in what he called a 2,000-year storm. However, in June 2022, a federal appeals court reversed Judge Loren’s decision, re-opening the case. The appeals court ruled on a number of procedural issues and remanded the case back to Loren’s court for further consideration.
Both appellants and the government had urged the appeals court to order a summary judgment. But the appeals court declined. It noted that “due to the fact-intensive nature of takings cases, summary judgment should not be granted precipitously.”
In summary, the government contends that the Addicks and Barker dams:
Historically prevented far more damage ($16.5 billion through 2016) than the release of water during Harvey caused
Reduced plaintiff’s level of flooding by up to 7-8 feet
Did not “cause” – in a legal sense – the plaintiffs’ flooding
Further, the government contends that plaintiffs’ claims are based on a single, extraordinary, catastrophic event and any action undertaken by the Corps during the event does not constitute a “taking” under the Fifth Amendment.
Dams Modified in Response to Downstream Development
The original design from the 1930s included a downstream channel with a capacity of approximately 18,000 cubic feet per second (CFS), and 4 ungated and 1 gated outlets on each dam. They permitted a combined, uncontrolled discharge of floodwater into Buffalo Bayou of approximately 15,700 cfs.
In 1948, the Corps constructed gates on two additional conduits on each dam so that three of the five conduits were gated. This design reduced the combined uncontrolled discharge into Buffalo Bayou to approximately 7,900 cfs, which was considered at that time to be the capacity of that channel.
“However, increasing urban development along Buffalo Bayou in the 1940s and 1950s created a potential flood threat from uncontrolled releases at that level,” says the motion.
The Corps then added gates to additional conduits in the early 1960s to provide more protection to developing downstream areas. With all conduits gated, “[t]he total of all releases, plus local runoff downstream of the dams, would start at 4,000 cfs and be gradually increased to 6,000 cfs except under emergency conditions.”
Later, the motion states, “Continued residential development along Buffalo Bayou downstream of the reservoirs resulted in channel encroachment and by late 1970, water flows in excess of 3,000 cfs in the unimproved channel below the dams would begin to threaten the first floor elevations of some residences, and release rates of 2,500 to 2,800 cfs would produce nuisance type flooding of flower beds, trees and lawns in some areas along Buffalo Bayou and its tributaries.”
Causation Argument
Plaintiffs claimed that the opening of the dams’ gates during Harvey caused their flooding. But the government argues that the plaintiffs must demonstrate what would have happened if the government had not acted at all. In other words, the government argues that “causation” must be “based on the entirety of government actions.” See Page 26. That includes construction of the dams! And without them, the government says on Page 42, “properties along Buffalo Bayou would have experienced much greater flooding.”
“Plaintiffs have not alleged—let alone identified any evidence to prove—that their properties experienced more flooding than they would have experienced if the Corps had never constructed the Project, their claims fail,” the government argues.
Doctrine of Relative Benefits
The government also invokes a legal principle called the “relative benefits doctrine.” Under the relative benefits doctrine, “[e]ven if a causal relationship exists between the Government’s action and plaintiff’s damage . . . no liability attaches if the Government’s conduct bestowed more benefit than detriment on plaintiff’s property.”
The motion then alleges that the benefits to downstream properties far outweigh the Harvey-related damages. A 2016 study the government quotes alleges the dams reduced/avoided damages to downstream properties by $16.5 billion. That total is updated annually and based on a with/without the dams comparison.
Comparison of Peak Inflows/Outflows
The government motion cites the following statistics of the two reservoirs during Harvey:
Addicks peak inflow: 70,000 cfs
Addicks peak release: 6,500 cfs or 9.3% of the peak inflow.
Barker peak inflow: 77,000 cfs,
Barker peak outflow: 4,821 cfs or 6.3% of the peak inflow.
Peak flow rates downstream along Buffalo Bayou ranged from 13,800 cfs to 36,400 cfs. The government alleges that at those levels, plaintiffs properties would flooded regardless of discharge from the dams. The government also alleges that without the dams, flooding in Piney Point would have been 7 to 8 feet higher.
The Corps calculated after Harvey that the dams prevented 30,000 structures from flooding.
In this section of the motion, government lawyers point out that plaintiffs’ properties would have flooded in previous floods such as Tax Day and Memorial Day had it not been for the dams.
What Constitutes a Taking?
In conclusion, the government argues that the flooding during Harvey did not constitute a “taking” under the Fifth Amendment.
It was not intended.
It resulted from an extreme hurricane with unprecedented rainfall.
The government’s role in any flooding of downstream properties was secondary to the severe rainfall.
The dams were designed and built decades before the plaintiffs’ properties.
Releases during Harvey were designed to protect the integrity of the dam.
Flooding of plaintiffs’ property is not frequent enough to rise to the level of a taking.
The failure of government to take certain actions alleged by plaintiffs would constitute a tort a most, not a taking.
A tort is a failure to take action that results in damage to someone.
I will let you know how the plaintiffs’ lawyers respond later this month.
Posted by Bob Rehak on 1/1/2023
1951 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2022/05/20210520-RJR_6640.jpg?fit=1200%2C725&ssl=17251200adminadmin2023-01-01 14:12:402023-01-01 14:22:49Government Again Moves for Summary Judgment In Addicks-Barker Downstream Cases
240 Apartments, 49 Garden Homes Going Up on West Lake Houston Parkway
After more than eight months of clearing, grading and drainage prep, The Residences at Kingwood, a 19.7 acre apartment complex on West Lake Houston Parkway between Upper Lake Drive and Kings Park Way, is finally under construction. The developer’s website says the complex will feature 240 Garden Apartments and 49 Townhomes.
The photos below show that carpenters have started framing buildings on the south end of the property and are working their way north.
First Photos of New Year
All photos below were taken on 1/3/2023, one day after a quarter-inch rain.
Although neighbors have complained of mud on West Lake Houston Parkway and surrounding streets, I have received no complaints of flooding yet.
Location
The map below shows the location of two parcels on West Lake Houston Parkway that comprise the new development. They are approximately halfway between the West Fork at the top of the frame and FM1960 at the bottom.
About the Developer and Project
The developer, High Street Residential, is a wholly-owned operating subsidiary of Trammell Crow Company.” In the last 15 years, High Street Residential has completed more than $2.7 billion with a current pipeline of more than 4,500 units.
Trammell Crow Company has been the nation’s #1-ranked commercial developer for nine traight years. On the residential side, High Street has climbed to #3.
The Residences at Kingwood will offer homes ranging in size from one to three bedrooms and will feature stainless steel appliances, in-unit washers and dryers, custom cabinetry, and nine-foot ceiling heights. Select units will also offer walk-in closets, private outdoor space, and one- or two-car garages. The development will feature:
For more information and project updates, visit www.ResidencesatKingwood.com.
Posted by Bob Rehak on 1/3/2023
1953 Days since Hurricane Harvey
Biden Changes Trump’s Changes to Water Regulations
The Associated Press reported on December 30, 2021, that the Biden administration had reversed Trump-era changes to water regulations, which themselves were changes to Obama regulations and other previous administrations. This is getting to be like a tennis match. “Advantage Downstream.”
The EPA regulations have changed numerous times over the years. Enforcement changes, too.
The problem: Changes affect both water quality downstream and land development upstream. That’s why the rules change so often. Competing interests! Public health and safety vs. economic expansion.
Rivers Before the EPA and Clean Water Act
About two thirds of Americans alive today had not yet been born when Cleveland’s Cuyahoga River caught fire in 1969. So they have no memory of the event that helped give birth to the Environmental Protection Agency (EPA) in 1970.
Shortly after its founding, the EPA dispatched photographers all around the country to document environmental abuses.
The photographers took about 81,000 images, more than 20,000 of which were archived. At least 15,000 have been digitized by the National Archives. They form a time capsule showing the way things were.
Warning: These images are disturbing…for people on both sides of the political net.
Why the Changes This Time?
The AP article by Jim Salter and Michael Phillis says, “The Trump-era rule, finalized in 2020, was long sought by builders, oil and gas developers, farmers and others who complained about federal overreach that they said stretched into gullies, creeks and ravines on farmland and other private property.”
However, the writers continued, “…the Trump rule allowed businesses to dump pollutants into unprotected waterways and fill in some wetlands, threatening public water supplies downstream and harming wildlife and habitat.”
They quoted Kelly Moser, Senior Attorney for the Southern Environmental Law Center’s Clean Water Defense Initiative. She said, “Today, the Biden administration restored needed clean water protections so that our nation’s waters are guarded against pollution for fishing, swimming, and as sources of drinking water.”
At Issue: Definition of “Waters of the U.S.”
Meanwhile, courts at various levels are still pondering the definition of “Waters of the U.S.” At issue: How far up in the branching structure of a river may the government enforce regulations? As far as it’s navigable? One level up from that? Two? Three? Infinitely? And do the rules apply to desert areas the same way they do to subtropical areas like SE Texas?
The Biden administration decision is a setback for various industries. It broadens which wetlands, streams and rivers can be regulated under the Clean Water Act.
But given the impacts to public health and the immense economic interests at stake, this won’t be the last time we see the rules change. An army of lobbyists is likely mobilizing right now.
Local Impact
Several developments in the Lake Houston Area contained wetlands affected regulation changes. Consider, for instance, the case of Woodridge Village. The Army Corps ruled that it contained wetlands, but that the wetlands didn’t fall under their jurisdiction because of rules in effect at the time. So there was no violation of the Clean Water Act. Hundreds of homes in Elm Grove and North Kingwood Forest flooded, partially as a result of the environmental destruction.
In this area, sediment pollution is one of our most serious concerns. We’ve seen repeated and almost constant releases into the West Fork from 20-square miles of sand mines immediately upstream from us.
Searching on the word “breach” in ReduceFlooding.com pulls up 116 stories, many of which show multiple breaches.
But mining isn’t the only upstream issue at stake. So is sediment pollution from new development.
Making Private Expenses a Public Cost
The EPA lists sediment as the most common pollutant in rivers, streams, lakes and reservoirs. It has contributed to flooding thousands of homes in the Lake Houston Area.
Both mouth bars above have since been dredged at great public expense, but abuses continue. I just wish we could all find a way to live together. This should not be a case of health and safety vs. economic development. We need all three for communities to prosper.
Posted by Bob Rehak on 1/2/23
1952 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.
Government Again Moves for Summary Judgment In Addicks-Barker Downstream Cases
On November 21, 2022, the U.S. Government filed a 70-page motion for a summary judgment in the Addicks-Barker Downstream Cases. In 2020, Judge Loren A. Smith dismissed the downstream cases, ruling that the plaintiffs had no right to sue the government for “taking” their property in what he called a 2,000-year storm. However, in June 2022, a federal appeals court reversed Judge Loren’s decision, re-opening the case. The appeals court ruled on a number of procedural issues and remanded the case back to Loren’s court for further consideration.
Both appellants and the government had urged the appeals court to order a summary judgment. But the appeals court declined. It noted that “due to the fact-intensive nature of takings cases, summary judgment should not be granted precipitously.”
Now three years later, the parties are again asking for summary judgement. The government has already filed its motion and the plaintiffs have until January 10, 2023, to respond with their own cross-motion.
Government Claims
In summary, the government contends that the Addicks and Barker dams:
Further, the government contends that plaintiffs’ claims are based on a single, extraordinary, catastrophic event and any action undertaken by the Corps during the event does not constitute a “taking” under the Fifth Amendment.
Dams Modified in Response to Downstream Development
The government brief contains an illuminating historical discussion (starting on Page 23) of how the Army Corps modified the release capacity of the dams over the years in response to downstream development. Both dams release water through concrete box culverts, some of which have been gated to help the Corps reduce discharges.
The original design from the 1930s included a downstream channel with a capacity of approximately 18,000 cubic feet per second (CFS), and 4 ungated and 1 gated outlets on each dam. They permitted a combined, uncontrolled discharge of floodwater into Buffalo Bayou of approximately 15,700 cfs.
In 1948, the Corps constructed gates on two additional conduits on each dam so that three of the five conduits were gated. This design reduced the combined uncontrolled discharge into Buffalo Bayou to approximately 7,900 cfs, which was considered at that time to be the capacity of that channel.
“However, increasing urban development along Buffalo Bayou in the 1940s and 1950s created a potential flood threat from uncontrolled releases at that level,” says the motion.
The Corps then added gates to additional conduits in the early 1960s to provide more protection to developing downstream areas. With all conduits gated, “[t]he total of all releases, plus local runoff downstream of the dams, would start at 4,000 cfs and be gradually increased to 6,000 cfs except under emergency conditions.”
Later, the motion states, “Continued residential development along Buffalo Bayou downstream of the reservoirs resulted in channel encroachment and by late 1970, water flows in excess of 3,000 cfs in the unimproved channel below the dams would begin to threaten the first floor elevations of some residences, and release rates of 2,500 to 2,800 cfs would produce nuisance type flooding of flower beds, trees and lawns in some areas along Buffalo Bayou and its tributaries.”
Causation Argument
Plaintiffs claimed that the opening of the dams’ gates during Harvey caused their flooding. But the government argues that the plaintiffs must demonstrate what would have happened if the government had not acted at all. In other words, the government argues that “causation” must be “based on the entirety of government actions.” See Page 26. That includes construction of the dams! And without them, the government says on Page 42, “properties along Buffalo Bayou would have experienced much greater flooding.”
“Plaintiffs have not alleged—let alone identified any evidence to prove—that their properties experienced more flooding than they would have experienced if the Corps had never constructed the Project, their claims fail,” the government argues.
Doctrine of Relative Benefits
The government also invokes a legal principle called the “relative benefits doctrine.” Under the relative benefits doctrine, “[e]ven if a causal relationship exists between the Government’s action and plaintiff’s damage . . . no liability attaches if the Government’s conduct bestowed more benefit than detriment on plaintiff’s property.”
The motion then alleges that the benefits to downstream properties far outweigh the Harvey-related damages. A 2016 study the government quotes alleges the dams reduced/avoided damages to downstream properties by $16.5 billion. That total is updated annually and based on a with/without the dams comparison.
Comparison of Peak Inflows/Outflows
The government motion cites the following statistics of the two reservoirs during Harvey:
Peak flow rates downstream along Buffalo Bayou ranged from 13,800 cfs to 36,400 cfs. The government alleges that at those levels, plaintiffs properties would flooded regardless of discharge from the dams. The government also alleges that without the dams, flooding in Piney Point would have been 7 to 8 feet higher.
In this section of the motion, government lawyers point out that plaintiffs’ properties would have flooded in previous floods such as Tax Day and Memorial Day had it not been for the dams.
What Constitutes a Taking?
In conclusion, the government argues that the flooding during Harvey did not constitute a “taking” under the Fifth Amendment.
A tort is a failure to take action that results in damage to someone.
To see the exact text of the full 70-page motion, click here.
I will let you know how the plaintiffs’ lawyers respond later this month.
Posted by Bob Rehak on 1/1/2023
1951 Days since Hurricane Harvey