Today, Royal Pines looks vastly different from the way it did last April. If such a thing as “truth in development naming” existed, they would have to call it “The Barrens of Kingwood.”
I first reported on the clearing of 200+ acres for this new development back in April 2022.
Now see the four photos below taken from different angles on 10.31.22.
Looking NE from Porter across the barrens.Looking SE.The only thing taller than tire ruts are some piles of mulch that still need to be hauled away.Looking West from near White Oak Creek. Country Colony on left.Looking West from entrance.
Royal Pines bought the land from the 1992 Guniganti Credit Shelter Trusts on 12/9/21. The Guniganti family owns the Triple PG sand mine east of the area being cleared. You can see it in the background of the first two photos above.
The plan above shows that 80+ homes are in the pre-Atlas-14, 100-year floodplain. Six are in areas LOWER than the 100-year flood plain.
Use of old flood-plain maps could put unsuspecting buyers at risk. The flood plain maps for this area were last updated in 2014. New Atlas 14 maps may not become official for several more years…potentially after this developer starts selling homes.
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/2022/11/20221031-DJI_0079.jpg?fit=1200%2C799&ssl=17991200adminadmin2022-11-02 10:36:292022-11-02 16:58:10From Lush Forest to Pine Barrens in 7 Months
Harris County Flood Control District (HCFCD) says that, as of 10/31/22, Sprint Sand and Clay has hauled off 66,094 cubic yards of dirt from Woodridge Village. That means, despite the slowing real estate market, that the company has exceeded its Excavation and Removal contract minimum within nine months of the first year.
Objective of Excavation
The objective of the contract: to get a head start on the removal of up to 500,000 cubic yards of dirt from what will eventually become the sixth stormwater detention basin on the Woodridge Village property. Woodridge forms the headwaters of Taylor Gully.
Community Meeting Will Reveal Findings of Engineering Study
HCFCD is now planning a community meeting to share the results with affected residents before the end of the year.
It’s not clear yet exactly:
How much additional detention Woodridge will need
How much channel widening Taylor Gully will need
Whether any bridges need to be replaced
How upstream improvements will affect residents farther downstream.
The preliminary engineering report should address all those questions.
Photos from September and October
In the meantime, a parade of dump trucks visits the Woodridge site most days to haul off dirt from where the sixth basin will go. The sixth basin could double stormwater detention capacity on the site – if Sprint excavates all 500,000 CY.
Sprint’s contract calls for them to remove a minimum of 60,000 cubic yards per year or 5,000 per month.
The September and October pictures below show how far Sprint has come in the last six weeks.
End of September 2022End of October.Sprint has not gone much farther, but they have gone deeper.
See pictures taken below from the reverse angle. The majority of the work now takes place at the far end.
Extent of excavation on September 24.End of October 2022.
Groundwater appears to be seeping into excavated areas.
HCFCD did not confirm WHY Sprint appears to be digging shallower. Amy Stone, a HCFCD spokesperson, did say however that the site contains multiple types of soil. The volume removed in a particular location may relate to demand for a particular type.
More news about the community meeting and study findings when it becomes available.
Posted by Bob Rehak on November 1, 2022
1890 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2022/11/20221031-DJI_0038.jpg?fit=1200%2C799&ssl=17991200adminadmin2022-11-01 13:00:172022-11-02 14:38:13Woodridge Village Excavation, Taylor Gully Updates
This follows an approval on June 28 to spend $85 million on 16 projects. Two thirds of the benefit for those also went to Precincts 1 and 2.
Not one of the 20 projects approved to date is in the San Jacinto Watershed.
Where the Money Went
Of the four flood-mitigation projects approved for trust funding in October, three were in the Halls Bayou Watershed and one was in Sims.
In June, commissioners approved 16 other projects:
One in the Armand Bayou watershed
One in Brays
Two in White Oak
Three in Halls
Four in Greens
Four in Cypress and Little Cypress Creeks
One in Buffalo Bayou
Of the 16 projects, 14 benefited Precincts 1 and 2, but only 7 benefited Precincts 3 or 4. The totals for “projects” and “areas benefited” do not equal because sometimes benefits cross precinct boundaries.
Looking at both groups of expenditures, 20 benefited Precincts 1 and 2, while only 7 benefited Precincts 3 or 4. So about one quarter of the flood mitigation benefit has gone to the Republican-leaning half of the county.
Purpose of the Trust
The Flood Resilience Trust Fund was originally conceived to facilitate:
Acceptance of a grant that requires a local match exceeding secured local funds
Awarding construction projects that exceed the amount of secured funds
A change in contract for a construction project underway that exceeds the amount of secured funds
In all of the most recent cases, the expenditures avoided delays for projects already underway. In each, partnership funds did not materialize as expected. See below.
Polls are open from 7 A.M. to 7 P.M. Monday through Friday this week for early voting. Election Day is on November 8. It’s a long ballot. Make sure you vote all the way to the end, because several key races/proposals are hidden in the middle of all the judicial races. For instance, the race between Lina Hidalgo and Alexandra Mealer for County Judge comes after family court judges on the ballot.
All registered voters in Harris County may vote for County Judge. A heavy turnout in this area could swing the election. It’s close. As of this morning, however, fewer than 10,000 people in Kingwood have voted.
Also, Precincts 2 and 4 will elect Commissioners this year. (The Lake Houston Area is now in Precinct 3 and won’t vote for commissioner until 2024.)
There are also three county bond proposals on the ballot totaling $1.2 billion being pushed by Precinct 2 Commissioner Adrian Garcia. Despite promises made by the County Administrator months ago, none has a defined project yet, so if you approve the Garcia Bonds, you’re writing a blank check.
That echoes lopsided Flood Resilience Trust and 2018 Flood Bond spending to date. Don’t miss your chance to bring fiscal control and balance back to Commissioners Court. And some flood-mitigation benefits to the Lake Houston Area.
Posted by Bob Rehak on 10/31/22
1889 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2022/10/20221031-Screenshot-2022-10-31-at-11.07.25-AM.jpg?fit=1200%2C616&ssl=16161200adminadmin2022-10-31 11:42:432022-10-31 12:47:25County Approves Another $15 Million for Flood Mitigation in Precincts 1, 2
From Lush Forest to Pine Barrens in 7 Months
Today, Royal Pines looks vastly different from the way it did last April. If such a thing as “truth in development naming” existed, they would have to call it “The Barrens of Kingwood.”
I first reported on the clearing of 200+ acres for this new development back in April 2022.
Now see the four photos below taken from different angles on 10.31.22.
Royal Pines bought the land from the 1992 Guniganti Credit Shelter Trusts on 12/9/21. The Guniganti family owns the Triple PG sand mine east of the area being cleared. You can see it in the background of the first two photos above.
The development company is headquartered in Tempe, Arizona according to the Montgomery County Appraisal District website.
Clearing started before TCEQ issued a Stormwater Pollution Prevention permit.
They Call This Progress
Compare what the development looked like:
The plan above shows that 80+ homes are in the pre-Atlas-14, 100-year floodplain. Six are in areas LOWER than the 100-year flood plain.
Use of old flood-plain maps could put unsuspecting buyers at risk. The flood plain maps for this area were last updated in 2014. New Atlas 14 maps may not become official for several more years…potentially after this developer starts selling homes.
The subdivision at buildout will comprise at least three sections. Houston Business Journal said Royal Pines will ultimately feature between 350 and 450 homes targeted at first-time home buyers.
Other developers are in the process of clearing hundreds of additional acres farther up White Oak Creek.
Plans for the Barrens
The following links will show you the general plan and layouts for the first three sections of Royal Pines:
Posted by Bob Rehak on 11/2/22
1891 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.
Woodridge Village Excavation, Taylor Gully Updates
Harris County Flood Control District (HCFCD) says that, as of 10/31/22, Sprint Sand and Clay has hauled off 66,094 cubic yards of dirt from Woodridge Village. That means, despite the slowing real estate market, that the company has exceeded its Excavation and Removal contract minimum within nine months of the first year.
Objective of Excavation
The objective of the contract: to get a head start on the removal of up to 500,000 cubic yards of dirt from what will eventually become the sixth stormwater detention basin on the Woodridge Village property. Woodridge forms the headwaters of Taylor Gully.
The Woodridge property flooded up to 600 homes in Elm Grove and North Kingwood Forest twice in 2019. That happened after the a developer clearcut the property before installing sufficient stormwater detention capacity.
Since then:
Community Meeting Will Reveal Findings of Engineering Study
HCFCD is now planning a community meeting to share the results with affected residents before the end of the year.
It’s not clear yet exactly:
The preliminary engineering report should address all those questions.
Photos from September and October
In the meantime, a parade of dump trucks visits the Woodridge site most days to haul off dirt from where the sixth basin will go. The sixth basin could double stormwater detention capacity on the site – if Sprint excavates all 500,000 CY.
As of mid-September 2022, Sprint Sand and Clay had removed 57,785 cubic yards (CY). Currently, they have removed a total of 66,094 CY. That means they removed 8,309 CY in the last 6 weeks. And that in turn means the current monthly rate is about 5500 CY.
Sprint’s contract calls for them to remove a minimum of 60,000 cubic yards per year or 5,000 per month.
The September and October pictures below show how far Sprint has come in the last six weeks.
See pictures taken below from the reverse angle. The majority of the work now takes place at the far end.
Groundwater appears to be seeping into excavated areas.
HCFCD did not confirm WHY Sprint appears to be digging shallower. Amy Stone, a HCFCD spokesperson, did say however that the site contains multiple types of soil. The volume removed in a particular location may relate to demand for a particular type.
More news about the community meeting and study findings when it becomes available.
Posted by Bob Rehak on November 1, 2022
1890 Days since Hurricane Harvey
County Approves Another $15 Million for Flood Mitigation in Precincts 1, 2
On October 25, 2022, the three Democrats on Harris County Commissioners Court approved the expenditure of another $15 million from the Flood Resilience Trust. All the money will be spent to avoid delays on flood mitigation projects in Precincts 1 and 2.
This follows an approval on June 28 to spend $85 million on 16 projects. Two thirds of the benefit for those also went to Precincts 1 and 2.
Where the Money Went
Of the four flood-mitigation projects approved for trust funding in October, three were in the Halls Bayou Watershed and one was in Sims.
In June, commissioners approved 16 other projects:
Of the 16 projects, 14 benefited Precincts 1 and 2, but only 7 benefited Precincts 3 or 4. The totals for “projects” and “areas benefited” do not equal because sometimes benefits cross precinct boundaries.
Looking at both groups of expenditures, 20 benefited Precincts 1 and 2, while only 7 benefited Precincts 3 or 4. So about one quarter of the flood mitigation benefit has gone to the Republican-leaning half of the county.
Purpose of the Trust
The Flood Resilience Trust Fund was originally conceived to facilitate:
In all of the most recent cases, the expenditures avoided delays for projects already underway. In each, partnership funds did not materialize as expected. See below.
The $100 million dollars in Trust Fund expenditures approved to date leaves a balance of only $28 million in the fund. So…
To see the full report on June projects, click here.
For the full October report, click here.
Fix This Discrimination
Polls are open from 7 A.M. to 7 P.M. Monday through Friday this week for early voting. Election Day is on November 8. It’s a long ballot. Make sure you vote all the way to the end, because several key races/proposals are hidden in the middle of all the judicial races. For instance, the race between Lina Hidalgo and Alexandra Mealer for County Judge comes after family court judges on the ballot.
All registered voters in Harris County may vote for County Judge. A heavy turnout in this area could swing the election. It’s close. As of this morning, however, fewer than 10,000 people in Kingwood have voted.
Also, Precincts 2 and 4 will elect Commissioners this year. (The Lake Houston Area is now in Precinct 3 and won’t vote for commissioner until 2024.)
There are also three county bond proposals on the ballot totaling $1.2 billion being pushed by Precinct 2 Commissioner Adrian Garcia. Despite promises made by the County Administrator months ago, none has a defined project yet, so if you approve the Garcia Bonds, you’re writing a blank check.
Also, the three Democrats on Commissioners Court have announced their intention to distribute the $1.2 billion unequally. The two Republican Precincts would get only $220 million each or a total of $440 million. So Republican Precincts would get 36% while Democrat Precincts would get 63%.
That echoes lopsided Flood Resilience Trust and 2018 Flood Bond spending to date. Don’t miss your chance to bring fiscal control and balance back to Commissioners Court. And some flood-mitigation benefits to the Lake Houston Area.
Posted by Bob Rehak on 10/31/22
1889 Days since Hurricane Harvey