In 2018, Lake Houston area leaders identified a three-pronged strategy to help mitigate flooding. They dubbed it the “Plea for DDG.” Additional dredging, detention, and gates. Since then, dredging and gates have garnered the most media attention. Yesterday, however, we received some good news regarding additional upstream detention.
HCFCD Buys First Part of Raveneaux Club
The Harris County Flood Control District (HCFCD) closed on the purchase of the Raveneaux Country Club on January 30, 2020. The final purchase price for 27.63 acres of land was $11,496,427.20 which is also the current appraised value for the property.
Cypress Creek runs through the Raveneaux Club before joining Spring Creek and the West Fork of the San Jacinto upstream from Lake Houston.
The final deal includes a leaseback allowing the Country Club to continue operating for up to one year.
The Flood Control District will begin discussions with the Cypress Forest Public Utility District in February regarding an agreement to acquire the remaining 206 acres that primarily make up the golf course. HCFCD intends to use the land for a future flood risk reduction project in the Cypress Creek watershed.
Benefit to Cypress Creek AND Lake Houston Area
That project could help the Champion Forest area where hundreds of homes flooded during Harvey and other recent storms. It could also help the Lake Houston Area. By reducing and delaying floodwaters coming down Cypress and Spring Creeks, it could help offset releases from the Lake Conroe Dam.
The Flood Control District realizes that community interest in this matter is very high. At this time, project specifics have not been determined. The Flood Control District will have community engagement meetings to solicit input and ideas about the future project.
Some feel the loss of the Club could adversely impact surrounding home values. However, the Club had reportedly been losing close to a million dollars per year for several years and was no longer financially viable.
In a special web page devoted to the acquisition, HCFCD says it cannot predict how property values will change as a result of this proposed project. However, HCFCD “knows that properties with a lower risk of flooding have a higher value than properties with a high risk of flooding.”
First Part of a Larger Solution
It is unlikely that HCFCD will find one undeveloped tract of land large enough to reduce flooding in the Lake Houston Area by itself. Acquiring a combination of smaller tracts such as Raveneaux will likely be necessary. Yesterday, HCFCD took the first step toward a larger solution.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2020/01/Raveneaux-Location.jpg?fit=1200%2C817&ssl=18171200adminadmin2020-01-30 22:44:502020-01-30 22:58:01HCFCD Closes on First Upstream Detention Property
In response to complaints filed on October 23, 2019, the Texas Commission on Environmental Quality (TCEQ) Houston Region Office issued a Notice of Violation to the developers of Woodridge Village. Figure Four Partners, LTD, a Perry Homes subsidiary, owns Woodridge Village, which contributed to the flooding of Elm Grove Village and North Kingwood Forest in May and September of 2019.
History of Uncorrected Violations by Perry Homes
The TCEQ originally investigated Woodridge Village in response to complaints filed after the May 7, 2019, flood. At that time, the Commission found that Perry Homes, et. al., had failed to implement and maintain effective Best Management Practices. They found that sediment-laden discharges had affected at least 2.5 miles of Taylor Gully. TCEQ sent that violation to its enforcement division.
Page 5 of the report states that pollution prevention measures implemented after the first investigation “did not appear sufficient to prevent sediment-laden discharge…”
The investigator observed tainted discharge 2.5 miles down Taylor Gully to the point where it disappears into woods and then joins White Oak Creek, Caney Creek, the East Fork, and Lake Houston. Said another way, the discharge appears to be polluting waters of the State of Texas and the drinking water for 2 million people.
Sediment laden water from Taylor Gulley where it joined the East Fork of the San Jacinto on January 11, 2020.
TCEQ is requiring Perry Homes, its subsidiaries and contractors to install sediment controls on all areas under their operational control at Woodridge. “There must be adequate structural controls to minimize sediment discharges from the site,” says the TCEQ in “Recommended Corrective Action” on page 7 of the 77 page report.
Perry Contractors Also Investigated
The release of findings today indicates that four Perry contractors at this site were also investigated by the TCEQ: D&J Construction Inc., Rebel Contractors Inc, Texassite LLC, and Double Oak Construction Inc.
No New Structural Controls Appear To Be In Place Yet
No additional structural controls appear to have been installed since the last investigation on October 25th. Sediment-laden runoff from the area of wetlands on the northern section of property continues unabated, although grass planted in other areas may be helping slightly.
Looking SE toward Taylor Gully, Elm Grove and North Kingwood Forest from the northwest corner of Woodridge Village. Everything slopes toward the detention pond in the upper left, but no structural controls to reduce runoff are in place.Photo taken 1/20/2020.
Unfortunately, grass planted last summer has been destroyed by new construction activity around the southern detention ponds – the area of highest concern, where water from the site enters Taylor Gully through the double culvert seen in the picture below.
Contractors have destroyed the grass and backslope interceptor swales previously constructed around the S2 detention pond. Erosion continues to etch the walls of the S2 detention pond which should be covered with grass by now.It was substantially complete in August of last year.Construction of the S2 pond continues months after Perry Homes promised the City of Houston construction would be complete. The pond should have been complete by the start of December.
What Next for Troubled Perry Homes and Woodridge Village?
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/2020/01/20200120-RJR_7283.jpg?fit=1200%2C800&ssl=18001200adminadmin2020-01-30 19:36:142020-01-30 19:36:30TCEQ Issues Notice of Violation to Perry Homes’ Woodridge Village Development
Harvey and the 80,000 CFS SJRA release during the storm destroyed virtually everything Camille Muñoz Pagel and her family had. The SJRA is now considering whether to continue lowering Lake Conroe seasonally and temporarily until other flood mitigation measures can be implemented. Pagel wants to share her experience in the hope that the SJRA will continue the policy which provides extra safety against flooding for people downstream.
How the Pagel Family Lost Most Everything They Had
That people are upset because they can’t put their bloody boats in the water for a little bit, while we downstream literally put ALL of our prized belongings on our yard is unfathomable.
One of the SJRA board members lives across the street and I hope he remembers what this was like and can reason peacefully with Conroe residents. It’s not a forever solution and it can save lives.
Deerwood Country Club on Sunday August 27, 2017. “The water level is chest deep here – about 5 feet,” said Pagel. The SJRA issued a press release at noon on that day saying they were releasing record amounts of water. By next morning, you couldn’t even see the golf course and the release rate would more than double.Water in the Pagel home reached 4.5 feet after the release. “Almost every belonging we had was below 4.5 feet,” said Pagel.“My kids didn’t get to jet ski. They got to gut their kitchen instead of being in school.” — Camille Pagel.
“I can’t imagine a world,” said Pagel, “where you see families lose everything and can only think of the time you lost jet skiing or boating.”
“If these pictures can help Conroe folks see that this is about more than pleasure boating, please share them,” said Pagel.
— Camille Muñoz Pagel
Well, Camille, I can’t imagine going through what you went through. So here they are world.
Last SJRA Board Meeting Before Big Vote
The next SJRA board meeting on February 20 will be your last chance to comment on their policy of lowering Lake Conroe seasonally until other flood mitigation measures can be put in place. For more details about the meeting and the policy, see the Lake Lowering page on this web site.
Please come. At the last board meeting, Kingwood people were outnumbered at least 20 to 1 by red-shirted residents from Lake Conroe.
January SJRA board meeting. Lake Houston area people are wearing white shirts in the foreground. Lake Conroe people are wearing red shirts.
If you would like to share your pictures and story with Lake Conroe residents, please also consider sending them to me for publication via the Submissions page of this web site.
Posted by Bob Rehak on 1/30/2019 based on input from Camille Pagel
884 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2020/01/Camille-Pagel-1.jpg?fit=800%2C1067&ssl=11067800adminadmin2020-01-30 15:39:332020-01-30 15:59:15Camille Pagel’s Hurricane Harvey Experience and Plea to Continue Lowering Lake Conroe
HCFCD Closes on First Upstream Detention Property
In 2018, Lake Houston area leaders identified a three-pronged strategy to help mitigate flooding. They dubbed it the “Plea for DDG.” Additional dredging, detention, and gates. Since then, dredging and gates have garnered the most media attention. Yesterday, however, we received some good news regarding additional upstream detention.
HCFCD Buys First Part of Raveneaux Club
The Harris County Flood Control District (HCFCD) closed on the purchase of the Raveneaux Country Club on January 30, 2020. The final purchase price for 27.63 acres of land was $11,496,427.20 which is also the current appraised value for the property.
The final deal includes a leaseback allowing the Country Club to continue operating for up to one year.
The Flood Control District will begin discussions with the Cypress Forest Public Utility District in February regarding an agreement to acquire the remaining 206 acres that primarily make up the golf course. HCFCD intends to use the land for a future flood risk reduction project in the Cypress Creek watershed.
Benefit to Cypress Creek AND Lake Houston Area
That project could help the Champion Forest area where hundreds of homes flooded during Harvey and other recent storms. It could also help the Lake Houston Area. By reducing and delaying floodwaters coming down Cypress and Spring Creeks, it could help offset releases from the Lake Conroe Dam.
Funding for Acquisition
Funding for the Raveneaux acquisition will come from the 2018 HCFCD Bond. See Project F-20 Cypress Creek Right-of-Way Acquisition and Floodplain Preservation.
Community Input Sessions Planned
The Flood Control District realizes that community interest in this matter is very high. At this time, project specifics have not been determined. The Flood Control District will have community engagement meetings to solicit input and ideas about the future project.
Some feel the loss of the Club could adversely impact surrounding home values. However, the Club had reportedly been losing close to a million dollars per year for several years and was no longer financially viable.
In a special web page devoted to the acquisition, HCFCD says it cannot predict how property values will change as a result of this proposed project. However, HCFCD “knows that properties with a lower risk of flooding have a higher value than properties with a high risk of flooding.”
First Part of a Larger Solution
It is unlikely that HCFCD will find one undeveloped tract of land large enough to reduce flooding in the Lake Houston Area by itself. Acquiring a combination of smaller tracts such as Raveneaux will likely be necessary. Yesterday, HCFCD took the first step toward a larger solution.
For more details as they become available, see: https://www.hcfcd.org/Find-Your-Watershed/Cypress-Creek/Raveneaux-Acquisition-Information
Posted by Bob Rehak on January 31, 2020
885 Days since Hurricane Harvey
TCEQ Issues Notice of Violation to Perry Homes’ Woodridge Village Development
In response to complaints filed on October 23, 2019, the Texas Commission on Environmental Quality (TCEQ) Houston Region Office issued a Notice of Violation to the developers of Woodridge Village. Figure Four Partners, LTD, a Perry Homes subsidiary, owns Woodridge Village, which contributed to the flooding of Elm Grove Village and North Kingwood Forest in May and September of 2019.
History of Uncorrected Violations by Perry Homes
The TCEQ originally investigated Woodridge Village in response to complaints filed after the May 7, 2019, flood. At that time, the Commission found that Perry Homes, et. al., had failed to implement and maintain effective Best Management Practices. They found that sediment-laden discharges had affected at least 2.5 miles of Taylor Gully. TCEQ sent that violation to its enforcement division.
Findings of a second investigation released today indicate that the violations continued after the first investigation.
The investigator observed tainted discharge 2.5 miles down Taylor Gully to the point where it disappears into woods and then joins White Oak Creek, Caney Creek, the East Fork, and Lake Houston. Said another way, the discharge appears to be polluting waters of the State of Texas and the drinking water for 2 million people.
Investigations, such as the TCEQ’s, represent a snapshot in time. The investigator in this case visited the site on October 25, 2019. Unfortunately, observations by local residents indicate that the sediment-laden discharge continues.
TCEQ Requiring Structural Controls for Sediment
TCEQ is requiring Perry Homes, its subsidiaries and contractors to install sediment controls on all areas under their operational control at Woodridge. “There must be adequate structural controls to minimize sediment discharges from the site,” says the TCEQ in “Recommended Corrective Action” on page 7 of the 77 page report.
Perry Contractors Also Investigated
The release of findings today indicates that four Perry contractors at this site were also investigated by the TCEQ: D&J Construction Inc., Rebel Contractors Inc, Texassite LLC, and Double Oak Construction Inc.
No New Structural Controls Appear To Be In Place Yet
No additional structural controls appear to have been installed since the last investigation on October 25th. Sediment-laden runoff from the area of wetlands on the northern section of property continues unabated, although grass planted in other areas may be helping slightly.
Unfortunately, grass planted last summer has been destroyed by new construction activity around the southern detention ponds – the area of highest concern, where water from the site enters Taylor Gully through the double culvert seen in the picture below.
What Next for Troubled Perry Homes and Woodridge Village?
A story in the Houston Chronicle earlier this week reported that Perry Homes was seeking a bailout for this “floodplain property” from Harris County, Montgomery County and the City of Houston. Harris County commissioners reportedly considered the proposition in executive session on Tuesday this week. However, no decision or action has yet been announced. It should also be noted that Perry Homes’ engineering company, LJA, denies a floodplain even exists on this property.
Posted by Bob Rehak on 1/30/2020
884 Days After Hurricane Harvey 133 After 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.
Camille Pagel’s Hurricane Harvey Experience and Plea to Continue Lowering Lake Conroe
Harvey and the 80,000 CFS SJRA release during the storm destroyed virtually everything Camille Muñoz Pagel and her family had. The SJRA is now considering whether to continue lowering Lake Conroe seasonally and temporarily until other flood mitigation measures can be implemented. Pagel wants to share her experience in the hope that the SJRA will continue the policy which provides extra safety against flooding for people downstream.
How the Pagel Family Lost Most Everything They Had
This morning I reached a boiling point. AJ Corso from Montgomery has been on my poop list since last week’s meeting in front of the SJRA. His poster asking to “restore my dream” with his red boat in the foreground makes me want to scream. It’s not helpful, I know, but it seems so outrageous that we should even have to argue about this issue of safety at all.
One of the SJRA board members lives across the street and I hope he remembers what this was like and can reason peacefully with Conroe residents. It’s not a forever solution and it can save lives.
“I can’t imagine a world,” said Pagel, “where you see families lose everything and can only think of the time you lost jet skiing or boating.”
“If these pictures can help Conroe folks see that this is about more than pleasure boating, please share them,” said Pagel.
— Camille Muñoz Pagel
Well, Camille, I can’t imagine going through what you went through. So here they are world.
Last SJRA Board Meeting Before Big Vote
The next SJRA board meeting on February 20 will be your last chance to comment on their policy of lowering Lake Conroe seasonally until other flood mitigation measures can be put in place. For more details about the meeting and the policy, see the Lake Lowering page on this web site.
Please come. At the last board meeting, Kingwood people were outnumbered at least 20 to 1 by red-shirted residents from Lake Conroe.
Other Ways to Register Your Support
If you can’t make the meeting in person, please consider emailing the SJRA board about your Harvey experience. Please consider also signing this petition.
If you would like to share your pictures and story with Lake Conroe residents, please also consider sending them to me for publication via the Submissions page of this web site.
Posted by Bob Rehak on 1/30/2019 based on input from Camille Pagel
884 Days since Hurricane Harvey