Construction activity Tuesday, April 21, 2020 at Perry Homes’ Woodridge Village north of Elm Grove Village.
At the last meeting, Commissioners deferred action while staff investigated: A) whether the City of Houston would donate land to the Harris County Flood Control District to help defray the cost of several flood mitigation projects, and B) whether Montgomery County would adopt Atlas-14 rainfall statistics and close a loophole in its drainage regulations that allowed developers to avoid building detention ponds. Commissioners also discussed harmonizing City of Houston and Harris County flood plain regulations.
Perry’s original deadline for a County purchase was April 1, 2020. The company subsequently extended the deadline to May 15 to give the County time to explore the requests. Meanwhile Perry resumed and accelerated construction activity on the site. I counted 32 pieces of earthmoving equipment on my April 21st flyover. Since then, spotters have reported the arrival of additional equipment.
The offer to sell while construction activity accelerates has many observers scratching their heads.
Precinct Four Commissioner Jack Cagle says he is “cautiously optimistic” that the sale will go through.
Romerica is Baaaa-aaaack
Last year, after the Army Corps withdrew Romerica’s application to develop 5,000 condos and 50-story high-rises in the floodplain of the San Jacinto, the company swore it would retool its application. Shortly after that, they fell off the radar. Romerica took down its many websites and its spokespeople did not return phone calls, but the company never sold the land.
Looking northwest across Romerica land. River Grove soccer fields are in upper left and Barrington is in upper right. San Jacinto West Fork in foreground. Harvey deposited the sand in the foreground which killed many trees.
Now, under the cover of Corona Virus, “they’re baaaa-aaaack.” But with a different name. Instead of The Heron’s Kingwood, they now call the development Orchard Seeded Ranches. I was reviewing the City of Houston’s PlatTracker website and noticed this item pop up on 4/20/2020.
The location, Council district, acreage, street intersections, and applicant name all fit the previous application. Instead of Gregory Haddad, however, this time, it’s Emil Haddad.
The development name is a bit odd. But then, development names rarely have anything to do with reality. Look at Houston’s Heights. And what, after all, did the Heron’s have to do with 50-story high rises?
“Orchard Seeded Ranches” is in the very preliminary phases. Until we see a plat and construction drawings, we can’t know exactly what they plan. It could be 1200-square-foot gerbil ranches. Or it could be Times Square in the Floodway again.
The company does not yet have a web site up. Nor has the Army Corps/Galveston issued a Public Notice associated with a permit application. Kingwood residents should follow this one closely.
Anyone civic-minded groups want to make them an offer on the land? It really should remain wetlands and be dedicated to park land or forest that protects Kingwood from future flooding.
Forest Cove Golf Course and Ron Holley
Earlier this month, Lake Houston Area developer Ron Holley appeared on KPRC to discuss the re-development of the Kingwood Cove Golf Course in Forest Cove. Holley was in the process of revising his engineering plans to address neighbors concerns about flooding when I interviewed him. A Freedom of Information Act request to the City of Houston revealed that he had not yet filed any plans for the subdivision. PlatTracker confirms that. Holley’s name does not appear anywhere in the current six pages of new developments at various stages.
Regardless, Holley has a formidable record as a developer. You may remember that he successfully challenged the City over building in the floodway of the West Fork, before he sold his land east of River Grove Park to Romerica.
Ryko Between Spring Creek and West Fork
One of the largest undeveloped tracts of land remaining in the Lake Houston area lies northwest of the confluence of Spring Creek and the West Fork near US59. Wetlands cover much of the area. But it’s in Montgomery County. And you know what that means. No detention ponds may be required.
Looking southeast across Ryko land toward the US59 Bridge in background (center).
Pacific Indio Properties, Inc., a sister company of Ryko Development, owns more than 7,400 acres in the triangle below. To put that in perspective, that’s exactly half the size of Kingwood.
National Wetlands Inventory shows the site to be pockmarked with wetlands.
A Community Impact article from 2016 (before Harvey) says Ryko planned to build 7,000 homes in this area. Community Impact said at the time that the project had no timeline. Things may have changed since then, especially after Hurricane Harvey inundated the area.
A drainage analysis, soil survey, and environmental study usually come before plan submittal. And the Montgomery County Engineers office says no plans, studies, or surveys have yet been submitted for the property, though one source in Montgomery County believes the developer has had preliminary discussions with the county.
Ryko property lies in the floodways of both the West Fork and Spring Creek. Cross-hatched equals floodway, Aqua = 100 year floodplain, and Brown = 500 year floodplain.
Note that the floodplain map above is pre-Harvey. New floodplain maps using Atlas-14 data are likely to show an even grimmer picture when they become available in a year or two.
If the developer puts high-density homes on this property with no detention, people downstream can break out their scuba gear. All the more reason for The City of Houston, Harris County and Montgomery County to synchronize their flood plain regs.
That’s the roundup for my first weekly watch list. I hope this becomes a regular weekly feature. More news to follow the commissioner’s court meeting on Tuesday.
Posted by Bob Rehak on 4/25/2020
970 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.
Harris County Flood Control District’s (HCFCD) work on Ben’s Branch has been one of the bright spots in flood mitigation since Hurricane Harvey. The channel is now wide open, bulldozers are neatening up the banks, and crews are hydromulching this morning.
What Is Hydromulch?
Hydromulch (or hydraulic mulch seeding, hydro-mulching, hydraseeding) is a planting process that uses a slurry of seed, mulch, and fertilizer. It is often used as an erosion control technique on construction sites, as an alternative to dry seed. The “gel” accelerates the growth of grass by providing enough moisture and nutrients for the seeds to germinate even in dry weather.
Progress Photos
Paul Campbell of Towncenter Apartments caught this shot outside his apartment this morning.
Hydromulching the banks of Ben’s Branch on 4/25/2020. Photo courtesy of Paul Campbell.Looking northwest over Ben’s Branch toward YMCA soccer fields (upper left). This and photos below taken 4/21/2020.Looking west up Ben’s Branch toward Kingwood Greens and Kingwood Country Club Forest Course across West Lake Houston Parkway.YMCA soccer fields in upper left.Reverse shot of the wide-open Ben’s Branch Channel looking east toward YMCA across West Lake Houston Parkway.
Hydromulching is usually the last step in channel repairs. Planting grass reduces erosion. Without it, rain would simply carry silt back into the channel.
Like New Again
Many thanks to the hard-working folks of the Harris County Flood Control district and their contractors.
In the last year, they have removed approximately 80,000 cubic yards of silt from the area between Kingwood Drive and the YMCA. Despite setbacks during Tropical Storm Imelda. Conveyance should now be restored to what it was in the mid-1990s.
Ben’s Branch hasn’t looked this good in decades. And residents will be much safer from flooding in future storms.
Posted by Bob Rehak on 4/25/2020 with thanks to Paul Campbelland HCFCD
Yesterday, I posted pictures taken from a helicopter of a 7.5-acre sand bar in the San Jacinto West Fork that had been mined without a permit. Then last night, Josh Alberson sent me some video from a boat of the same area. Gabe Gosney, a passenger in Alberson’s jet boat, shot the video on GoPro and wants to share it with the community.
Giant Sand Bar Now Looks Like Example of Pit Capture
The area in question lies on the west side of the river, just south of SH99. When Alberson first saw it, he excitedly texted me, saying he found an example of “pit capture” on the West Fork. The only problem: there was no pit to capture. And no recent flood.
As Alberson sped down the West Fork, he spotted the area and slowed. Gosney shot hand held from the boat. Here’s what the carnage looked like from the river.
3 minute 15 second video by Gabe Gosney of 7.5 acre area in San Jacinto West Fork being mined for sand.
Changes to Riverine Environment
Several things become apparent immediately upon viewing the video.
Humans caused extensive damage to the river ecosystem (property of the state).
What looked like the edge of a sand bar from 300 feet up in a helicopter is actually small piles of sand left by the miners.
River current now flows through the mined area, but at a slower rate than the river itself.
Trees that used to form a small part of the edge of the bar in one area have toppled.
The sand bar outlined above in this Google Earth satellite image from 12/1/2019 no longer exists.It has been mined out of existence.
Alberson says the river was up about a foot to a foot and a half compared to normal because of the SJRA’s seasonal release of 529 cubic feet per second from Lake Conroe. He said the current was quite fast – difficult to stand in. He did not get out of the boat to see how deep the water was in the mined area, but his impression was that it was shallow.
During floods, the dying trees you see in the video will dislodge and float downstream where they will cause property damage or get lodged in bridge supports, form dams, and cause flooding.
When floodwaters spread out in this area, they will slow and deposit their sediment load. However, where the river channel becomes narrower downstream, the river will speed up again and likely accelerate erosion of river banks and other people’s property.
Texas Parks and Wildlife is investigating. More news to follow.
Posted by Bob Rehak on 4/24/2020with thanks to Josh Alberson and Gabe Gosney
969 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/2020/04/Video-Key-Frame.jpg?fit=1200%2C636&ssl=16361200adminadmin2020-04-24 17:10:362020-04-24 17:29:30Video From Boat of 7.5-Acre Area in San Jacinto West Fork Mined for Sand
Weekly Watch List: Perry, Romerica, Holley, Ryko
Those concerned about flooding in the Lake Houston Area should keep four potential developments on their watch lists. Here’s a brief update on each.
Perry Homes Woodridge Village
It’s back on the Harris County Commissioner’s Court Agenda again this week. Commissioners will discuss possible purchase of the 268 acres for a regional flood detention facility during an executive (closed) session on Tuesday.
At the last meeting, Commissioners deferred action while staff investigated: A) whether the City of Houston would donate land to the Harris County Flood Control District to help defray the cost of several flood mitigation projects, and B) whether Montgomery County would adopt Atlas-14 rainfall statistics and close a loophole in its drainage regulations that allowed developers to avoid building detention ponds. Commissioners also discussed harmonizing City of Houston and Harris County flood plain regulations.
Perry’s original deadline for a County purchase was April 1, 2020. The company subsequently extended the deadline to May 15 to give the County time to explore the requests. Meanwhile Perry resumed and accelerated construction activity on the site. I counted 32 pieces of earthmoving equipment on my April 21st flyover. Since then, spotters have reported the arrival of additional equipment.
Woodridge Village contributed to Elm Grove flooding twice last year. According to Perry, a regional flood detention facility would reduce flood risk for approximately 800 homes.
The offer to sell while construction activity accelerates has many observers scratching their heads.
Precinct Four Commissioner Jack Cagle says he is “cautiously optimistic” that the sale will go through.
Romerica is Baaaa-aaaack
Last year, after the Army Corps withdrew Romerica’s application to develop 5,000 condos and 50-story high-rises in the floodplain of the San Jacinto, the company swore it would retool its application. Shortly after that, they fell off the radar. Romerica took down its many websites and its spokespeople did not return phone calls, but the company never sold the land.
Now, under the cover of Corona Virus, “they’re baaaa-aaaack.” But with a different name. Instead of The Heron’s Kingwood, they now call the development Orchard Seeded Ranches. I was reviewing the City of Houston’s PlatTracker website and noticed this item pop up on 4/20/2020.
The location, Council district, acreage, street intersections, and applicant name all fit the previous application. Instead of Gregory Haddad, however, this time, it’s Emil Haddad.
The development name is a bit odd. But then, development names rarely have anything to do with reality. Look at Houston’s Heights. And what, after all, did the Heron’s have to do with 50-story high rises?
“Orchard Seeded Ranches” is in the very preliminary phases. Until we see a plat and construction drawings, we can’t know exactly what they plan. It could be 1200-square-foot gerbil ranches. Or it could be Times Square in the Floodway again.
The company does not yet have a web site up. Nor has the Army Corps/Galveston issued a Public Notice associated with a permit application. Kingwood residents should follow this one closely.
Anyone civic-minded groups want to make them an offer on the land? It really should remain wetlands and be dedicated to park land or forest that protects Kingwood from future flooding.
Forest Cove Golf Course and Ron Holley
Earlier this month, Lake Houston Area developer Ron Holley appeared on KPRC to discuss the re-development of the Kingwood Cove Golf Course in Forest Cove. Holley was in the process of revising his engineering plans to address neighbors concerns about flooding when I interviewed him. A Freedom of Information Act request to the City of Houston revealed that he had not yet filed any plans for the subdivision. PlatTracker confirms that. Holley’s name does not appear anywhere in the current six pages of new developments at various stages.
Regardless, Holley has a formidable record as a developer. You may remember that he successfully challenged the City over building in the floodway of the West Fork, before he sold his land east of River Grove Park to Romerica.
Ryko Between Spring Creek and West Fork
One of the largest undeveloped tracts of land remaining in the Lake Houston area lies northwest of the confluence of Spring Creek and the West Fork near US59. Wetlands cover much of the area. But it’s in Montgomery County. And you know what that means. No detention ponds may be required.
Pacific Indio Properties, Inc., a sister company of Ryko Development, owns more than 7,400 acres in the triangle below. To put that in perspective, that’s exactly half the size of Kingwood.
A Community Impact article from 2016 (before Harvey) says Ryko planned to build 7,000 homes in this area. Community Impact said at the time that the project had no timeline. Things may have changed since then, especially after Hurricane Harvey inundated the area.
A drainage analysis, soil survey, and environmental study usually come before plan submittal. And the Montgomery County Engineers office says no plans, studies, or surveys have yet been submitted for the property, though one source in Montgomery County believes the developer has had preliminary discussions with the county.
FEMA’s Flood Hazard Layer Viewer shows that virtually all of the land is in floodway or floodplain.
Note that the floodplain map above is pre-Harvey. New floodplain maps using Atlas-14 data are likely to show an even grimmer picture when they become available in a year or two.
If the developer puts high-density homes on this property with no detention, people downstream can break out their scuba gear. All the more reason for The City of Houston, Harris County and Montgomery County to synchronize their flood plain regs.
That’s the roundup for my first weekly watch list. I hope this becomes a regular weekly feature. More news to follow the commissioner’s court meeting on Tuesday.
Posted by Bob Rehak on 4/25/2020
970 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.
Ben’s Branch Update: Channel Wide Open, HCFCD Hydromulching Banks
Harris County Flood Control District’s (HCFCD) work on Ben’s Branch has been one of the bright spots in flood mitigation since Hurricane Harvey. The channel is now wide open, bulldozers are neatening up the banks, and crews are hydromulching this morning.
What Is Hydromulch?
Hydromulch (or hydraulic mulch seeding, hydro-mulching, hydraseeding) is a planting process that uses a slurry of seed, mulch, and fertilizer. It is often used as an erosion control technique on construction sites, as an alternative to dry seed. The “gel” accelerates the growth of grass by providing enough moisture and nutrients for the seeds to germinate even in dry weather.
Progress Photos
Paul Campbell of Towncenter Apartments caught this shot outside his apartment this morning.
Hydromulching is usually the last step in channel repairs. Planting grass reduces erosion. Without it, rain would simply carry silt back into the channel.
Like New Again
In the last year, they have removed approximately 80,000 cubic yards of silt from the area between Kingwood Drive and the YMCA. Despite setbacks during Tropical Storm Imelda. Conveyance should now be restored to what it was in the mid-1990s.
Ben’s Branch hasn’t looked this good in decades. And residents will be much safer from flooding in future storms.
Posted by Bob Rehak on 4/25/2020 with thanks to Paul Campbell and HCFCD
970 Days After Hurricane Harvey
Video From Boat of 7.5-Acre Area in San Jacinto West Fork Mined for Sand
Yesterday, I posted pictures taken from a helicopter of a 7.5-acre sand bar in the San Jacinto West Fork that had been mined without a permit. Then last night, Josh Alberson sent me some video from a boat of the same area. Gabe Gosney, a passenger in Alberson’s jet boat, shot the video on GoPro and wants to share it with the community.
Giant Sand Bar Now Looks Like Example of Pit Capture
The area in question lies on the west side of the river, just south of SH99. When Alberson first saw it, he excitedly texted me, saying he found an example of “pit capture” on the West Fork. The only problem: there was no pit to capture. And no recent flood.
As Alberson sped down the West Fork, he spotted the area and slowed. Gosney shot hand held from the boat. Here’s what the carnage looked like from the river.
Changes to Riverine Environment
Several things become apparent immediately upon viewing the video.
Alberson says the river was up about a foot to a foot and a half compared to normal because of the SJRA’s seasonal release of 529 cubic feet per second from Lake Conroe. He said the current was quite fast – difficult to stand in. He did not get out of the boat to see how deep the water was in the mined area, but his impression was that it was shallow.
Mining Not Permitted According to Authorities
The TCEQ regulates mining in the floodplain. Texas Parks and Wildlife Division regulates mining in the river. And the SJRA has commissioned a study on the possibility of building “sand traps” in the river.
Potential Dangers
During floods, the dying trees you see in the video will dislodge and float downstream where they will cause property damage or get lodged in bridge supports, form dams, and cause flooding.
When floodwaters spread out in this area, they will slow and deposit their sediment load. However, where the river channel becomes narrower downstream, the river will speed up again and likely accelerate erosion of river banks and other people’s property.
Texas Parks and Wildlife is investigating. More news to follow.
Posted by Bob Rehak on 4/24/2020 with thanks to Josh Alberson and Gabe Gosney
969 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.