RV Park Being Built in Luce Bayou Floodway, Floodplain

An angry Houstonian wrote me earlier this week about a new RV park. It lies mostly in the floodway of Luce Bayou next to Huffman/Cleveland Road – near rotting shells of abandoned homes, repeatedly flooded. This is inside the City of Houston. So the City permitted it, not Harris County.

“The Retreat” Will Debut This Year

The developer bills it as an RV and camping resort called The Retreat. Copy says, “The premier destination is planned to include RV camping sites, cabins, tiny homes, wagons, and elevated yurts. Families, couples, and groups of all ages can enjoy fishing, kayaking, paddle boarding, walking trails, boating, outdoor games, lounging at the pool, and more!” Sounds idyllic until you drive around in the surrounding neighborhoods and see all the flood wreckage.

Is This Type of Development Safe for This Location?

I’m sure the developer will argue that:

  1. The RVs are technically vehicles that can be moved out of harm’s way when floods come up.
  2. Any permanent structures are built on higher ground in the 500-year floodplain.
  3. A retention pond will offset any increase in runoff.

But do these arguments really hold water?

  1. Will owners have time to evacuate everyone?
  2. Will the ground be high enough after floodplain maps are redrawn?
  3. How much water will the detention pond hold back if the river exceeds its banks?

See more below.

Enough Evacuation Time?

Imelda dumped 6.4 inches of rain in ONE HOUR. And 3.8 inches in 30 minutes. Upstream at FM1485, water came out of the East Fork by two miles. It moved so fast, it washed homes off foundations and swept cows into ditches where they died.

During Harvey, people up and down the West Fork woke up in the middle of the night with water coming into their homes.

An architect who designs RV resorts told me it can easily take a novice half an hour to lower the trailer; disconnect electricity, water and septic lines; and hitch up a truck – in ideal conditions.

Now imagine you’re doing it during an intense rainfall and moving to the exit with a hundred other campers…at night…onto a two lane blacktop road…as the bridge goes under water…and the kids are crying.

How High is High Enough?

According to the Weather Channel, just two feet of water is enough to carry away most vehicles. They also say that water levels in flash floods can rise a foot in just five minutes. Six inches of water will reach the bottom of most passenger cars, causing loss of control and potential stalling. Finally, they say that water flowing at just 7 mph has as much force per unit area as wind in an EF5 tornado.

During Imelda, Archie Savage and Rosemary Fain, who live upstream, documented water bridging from the East Fork San Jacinto to Luce Bayou. If that happened again, campers could find themselves potentially cut off from escape routes.

Worse, flood maps have not yet been updated from Harvey and Imelda. The new 100-year flood is based on roughly 30-40% more rainfall. So floodways and floodplains in updated maps will soon expand beyond those shown below.

Moreover, thousands of acres upstream in Liberty County are being clearcut and developed without detention ponds. That will almost certainly increase the speed and level of floods, which can already be bad at this location. And even when flood maps ARE updated, they won’t reflect the impact of all the clearcutting at Colony Ridge.

The following images tell the story.

Photos and Maps

This image shows the location of the developer’s property between Luce Bayou and Huffman-Cleveland Road. The inter-basin transfer canal cuts across the bottom of the frame and FM2100 cuts diagonally through the upper right. Lake Houston is out of frame at the bottom.
FEMA’s National Flood Hazard Layer Viewer shows the extent to which the floodway and floodplains of Luce Bayou infringe on the property. All but the northwest corner near the letter “I’ is currently in a floodplain or floodway. That could soon change when flood maps are updated from Harvey.
FEMA’s base flood elevation viewer shows that in a 100-year flood, about three quarters of the property would go under 5 or more feet of water. Another 10-20% would go under 1-4 feet. Again, these maps are based on pre-Atlas 14 data.
The Retreat RV Resort and Campground
The lower part of the property is just a few feet about the river level.
Looking south toward the Huffman-Cleveland Road Bridge over Luce Bayou.
The detention pond actually appears to be several feet lower than the bayou. That won’t hold back much water in a flood. Note the green color.

No Prohibition, But Plenty of Warnings

Evidently, no laws or regulations prohibit this type of development. Chapter 19 of the City Code of Ordinances contains floodplain regulations but does not address recreational vehicles. Chapter 29 addresses recreational vehicles but does not address floodplains.

However, a website called RVParkUniversity.com which advises RV Park investors says, “RVs do float – but they’re not designed to. Floodplain and RVs do not get along well. So if you’re looking at buying an RV park that has “floodplain” shown on the survey, it cannot be taken lightly. Flood plains destroy your ability to obtain a loan, find a future buyer, and create huge liability for you with your customers.”

Also, the Texas Water Development Board advises people camping near water to ask the park operator about flood warnings and evacuation plans. The State does have regs that govern RV parks in floodplains. The problem is, the rules are easily circumvented. For instance, people can not leave campers in the same location for more than 180 days. But nothing prevents owners from getting around that by moving them to the next pad. In this way, temporary recreational amenities become permanent residences.

Up and down the East Fork, developers are building more such facilities.

Yesterday, I posted about how we often sow the seeds of our own disasters. This could be one of those cases in the making. Are we putting people in harm’s way without anticipating the speed or magnitude of the next big flood?

Posted by Bob Rehak on February 26, 2021

1277 Days since Hurricane Harvey and 526 since Imelda

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.

Disaster Creep: How Bad Decisions Can Turn Extreme Events Into Bigger Catastrophes

Disasters may seem sudden. But their seeds can be sown decades before the actual event. How? A series of seemingly inconsequential individual decisions can collectively have massive unexpected negative consequences after an extreme event at a later date. No one decision by itself “causes” the catastrophe, but collectively they lay the groundwork to magnify damages. I have adopted the term “Disaster Creep” to explain what happens when:

  • Individual decisions gradually erode margins of safety over a period of years.
  • Then, an extreme, precipitating event pushes defenses past the point of failure.

We saw it:

Both disasters followed similar patterns. Each upfront decision benefitted some people in some ways, but gradually eroded margins of public safety. Then, in both cases, unanticipated weather events threw the state into chaos it could not handle.

US59 during Harvey. Photo by Melinda Ray.

Before Floods

Some, but certainly not all developers:

Even some governments are complicit. They:

Not only is the last point a dangerous policy in and of itself, it encouraged urban sprawl. In concert with lax enforcement of regulations, the sprawl destroyed more wetlands, forests, and riparian vegetation that buffered us from flooding.

Individual residents bore part of the blame, too, for not:

  • Learning about the factors that contribute to flood risk, then…
  • Buying homes in safe places, with good drainage, thus encouraging developers to discontinue bad practices.
  • Purchasing flood insurance.
  • Holding government accountable.
  • Monitoring upstream developments that cut corners on drainage.

Then came the big rains and predictable results. An extreme event touched off a man-made disaster years in the making. Had we not let margins of safety erode, far fewer homes and businesses would have flooded.

Before Texas Power-Grid Failure

We can trace similar decisions, each of which appeared innocent (or even beneficial in some ways) – until a massive winter storm touched off a chain reaction that cost dozens of lives and billions in property damage.

To name just a few contributing factors to the power failure, we:

  • Created a grid that was largely (but not wholly) isolated from surrounding states that might have helped provide power.
  • Deregulated power generation without ensuring adequate standby peak-generating capacity.
  • Constructed wind-power without winterizing turbines.
  • Failed to anticipate the freezing of natural gas wellheads and pipelines.
  • Let the free market create complex wholesale plans that cut pricing to the bone, thereby discouraging investment in additional capacity.
  • Exposed consumers to unimaginable financial risk.
  • Created a market where producers could profit handsomely from shortages.
  • Ignored FERC recommendations to winterize power plants more than a decade ago.

Surprise, surprise. Then, when the temperature plunged below freezing, a quarter of Texas lost power. Half the state had to boil water. Dozens of people died. And repairs will cost billions.

A natural disaster? Certainly not. States in far colder climates enjoyed continuous power throughout the event. So this was preventable.

Why Do We Let Disaster Creep Happen Repeatedly?

We want to believe that government will establish rules that keep us safe and that level the playing field for competitors. But is anyone really watching? Who really reads or understands all those regulations and reports anyway?

We look at the engineers’ stamps and assume compliance.

Who really investigates the county or city engineer’s department before buying a home to ensure they enforce their own regulations? No one!

Who really understands how ERCOT is put together and what all of its vulnerabilities are?

We assume government oversight that in many cases simply does not exist.

How many people:

Very few, I bet. Kind of makes you wonder where the next big vulnerability is. Public health? No. Wait. That was 2020.

Posted by Bob Rehak on 2/25/2021

1276 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.

Bridge over Tracks, Upstream Detention on Friday’s Commissioners Court Agenda

Two Kingwood-related items are on Harris County Commissioner’s Court agenda for this Friday.

#60 Recommendation to execute a Partnership Agreement with TXDoT for preliminary engineering and environmental review for a railroad grade separation on Hamblen Road, from Loop 494 to Laurel Springs Lane.

#83 Authorization to negotiate an interlocal agreement for a partnership project with the SJRA, Humble, and five utility districts for a feasibility study and conceptual design on the Spring Creek Watershed Flood Control Reservoirs.

Bridge over UP Tracks

The first item relates to the development of Precinct 4’s new Edgewater Park at 59 and the West Fork. Hamblen Road will be re-routed during park construction so that it connects with the first bridge over US59 north of the West Fork and Sorters-McClellan Road.

This would improve traffic flow and expand the development area of the 90-acre park that will serve as a key anchor park along the Spring Creek Greenway trail.
The current two-lane asphalt segment of Hamblen Road runs across the Union Pacific Railroad track through the middle of the proposed park. Plans include rerouting the new segment diagonally from Loop 494 at Sorters-McClellan Road to Laurel Springs Lane and upgrading it to a four-lane concrete with a bridge over the railroad track. The previous Hamblen Road segment could then be repurposed to serve park visitors. If approved, construction will not affect the park’s cypress ponds.

Tentative plans for a new Edgewater Park at Hamblen Road and Loop 494. The proposed bridge across the railroad would be part of the diagonal segment.

The bridge would also provide an evacuation route from Kingwood in the event of a railroad accident. UP plans to increase the length of its trains making a bridge more important than ever. In the event of a derailment, the longer trains (without the bridge) could block all Kingwood exits to US59.

Also, the current intersection is one of the most dangerous in Kingwood. Danny Sullivan, of Sullivan’s Automotive, says he tows vehicles almost daily from this stretch of road. There are a number of blind turns with people trying to cut across multiple lanes as traffic zooms north off the San Jacinto bridge.

Spring Creek Reservoirs: Feasibility Study, Conceptual Design

The second item arose out of the San Jacinto River Basin Master Drainage Study and a Spring Creek Siting Study conducted in parallel. This current project would study the feasibility of alternative locations and provide conceptual designs for one or more reservoirs.

Additional upstream detention is one of the three main legs of the Lake Houston Areas flood-reduction strategy. Upstream detention would reduce the inbound flow; dredging is restoring conveyance of the West Fork; and additional gates on the Lake Houston Dam will help eliminate backups.

Peak flows from various tributaries during Hurricane Harvey. Source: SJRA.

During Harvey, Spring Creek provided one third of the flow coming down the West Fork between Humble and Kingwood. To put that in perspective, that was as much as the peak release from Lake Conroe. Retaining even a portion of Spring Creek’s floodwater upstream would benefit people in Precinct 3 and Precinct 4 all across northern Harris County.

So even though this would be far upstream and not in our area, it still has the potential to reduce flooding significantly in the Lake Houston Area. And that’s very good news.

Thanks to Precinct 4 Commissioner Jack Cagle, Harris County Flood Control and their partners for pushing this project forward.

Posted by Bob Rehak on 2/24/2021

1275 Days since Hurricane Harvey