Someone must have forgotten to tell the developers of the proposed high-rise development. Friendswood Development Company’s Commercial Development Guidelines prohibit buildings taller than 60 feet in Kingwood. Romerica Investments, LLC hopes to build multiple 250 to 500 foot buildings. They would exceed the maximum building-height requirements by 4X to 8X.
Section 2-13: Building Height
Section 2-13 of the guidelines, states, “Building height within master planned residential communities is limited by the use and location in each community as provided for in the deed. When the site is immediately adjacent to single family resident construction, the maximum building height is limited to thirty-five (35) feet at a point twenty-five (25) feet back from the property line. The building height may increase from that point at a 1:1 ratio to a maximum height of sixty (60) feet.”
The proposed development would surround the Barrington. It would also face Deer Cove, Trailwood and Kingwood Lakes.
Map of the proposed high-rise development in relation to surrounding residential subdivisions.
The development fronts another single family residential structure, too – on the east.
Eagle’s nest on 16th hole of Kingwood Country Club’s Island Course.
Benefits of Master Planned Community
Like many people, I moved to a master-planned residential community to avoid the specter of a high-rise building in my back yard. Friendswood Development Company actively sold their deed restrictions and development guidelines as a defense against that.
When I built my building opposite Kingwood Park High School in the late 1990’s, I had to abide by these restrictions like everyone else.
Friendswood Development’s Commercial Development Guidelines, Page II-13
Romerica Investments, LLC markets their proposal as the KINGWOOD Marina Resort. Have the rules suddenly changed?
To download the complete Friendswood Development Company Commercial Guidelines, click here.
As always, these are my opinions on matters of public interest and they are protected by the First Amendment of the U.S. Constitution and the Anti-SLAPP statute of the Great State of Texas.
Posted by Bob Rehak on 1/16/2019
505 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/IMG_0105.jpg?fit=1500%2C1010&ssl=110101500adminadmin2019-01-16 01:26:152019-01-22 21:24:36Commercial Development Guidelines for Kingwood Limit Building Height to 60 Feet
A resident of The Commons on Lake Houston contacted me about some severe erosion in her community. I can only describe it as stunning. It destroyed trails owned by the Property Owners Association that people used for hiking, biking and horseback riding. The loss of these trails limits recreational opportunities and has physically divided large parts of the community.
Sadly, it didn’t have to be that way. Infrastructure and ditch maintenance did not keep pace with development.
As development crept closer to the East Fork of the San Jacinto over the years, the erosion worsened. In older neighborhoods on higher ground, a series of small check dams in a major drainage canal reduced erosion.
A check dam is a small dam constructed across a drainage ditch to counteract erosion by reducing water flow velocity.
Wide grassy, gentle slopes and check dams keep erosion at bay in areas first developed. The last check dam. Downstream, it’s different.
Below Check Dams, Uncontrolled Erosion
The dams stop short of the East Fork. A tiny swale that residents used to step over has expanded into a steep-sided gully approximately 20 feet deep and 50-75 feet wide. Not even concrete can stop the erosion now.
Concentrated runoff below the check dams has peeled away concrete used to reduce erosion around this pipe.
Trails used to run alongside and across this ditch. Now they’ve been swallowed. Residents have nicknamed the ditch “The Grand Canyon.” They fear walking near the edge because of potential for cave-ins.
Water exits the other side of the pipe with the force of a fire hose. It has eroded a huge bowl, now eating trails and trees.Further downstream, a shallow ditch has turned into what residents now call “The Grand Canyon.”Resident points to where part of a horseback riding trail caved in.Trees falling into the center force the water wider during floods, worsening erosion.This tree created an eddy that ate away a foot path. It went from lower left to upper right.
Causes of Erosion
Erosion can result from many things. Multiple factors played a role in the Commons.
As the developer built up land to elevate foundations, he increased the slope. That accelerated runoff.
Clearing land for a new subdivision along the ditch also accelerated erosion of soft, sandy soil.
Finally, concentration of runoff also played a major role. When runoff spreads out over over acres, it poses no threat. But concentrating it turns a thousand trickles into a firehose aimed at loose, sandy soil. The result: severe erosion every time it floods.
Residents of The Commons have already seen how that erosion can destroy recreational opportunities and infrastructure. They pray that their developer will fix the Grand Canyon before it starts eating homes.
Lessons for Kingwood
This Commons story contains timely lessons for the residents of Kingwood as we consider a potential high-rise development in the floodway and floodplain of the San Jacinto.
The Commons erosion reminded me of the Kingwood Rapids. Whitewater enthusiasts gave that name to the drainage ditch that runs between Kingwood and Forest Cove near Deer Ridge Park, just south of Walnut Lane (see below).
The drainage ditch between Walnut Lane and Deer Ridge Park has jokingly been dubbed the Kingwood Rapids by whitewater enthusiasts. Ditch erosion now threatens yards and fences. Image courtesy of Google Earth.
The proposed new high-rise development would use this ditch to drain hundreds of acres that they intend to pave with concrete.
“Kingwood Rapids” in 2009 shows same processes at work here that threaten the Commons.
High-Rise Concern: Erosion and Incision
As you can clearly see, the ditch can barely handle existing runoff during storms. It’s severely eroding.
Draining high-rise, high-density commercial space into these ditches will cause them to “incise.” Incise means “cut into.” Runoff will deepen and/or widen ditches. But ditch erosion already threatens nearby homes.
This same ditch runs through River Grove Park, which already cost Kingwood residents more than half a million dollars in repairs after major storms in 2015, 2016 and 2017. The soccer program at River Grove still has not fully recovered. The lacrosse league has abandoned its lease there. One shudders to think of the damage that the loss of River Grove to do to the entire community.
Impact on Water Quality
All this erosion also has a direct impact on water quality in several ways. First, the sediment flows into the lake. There, it reduces lake capacity. The sediment also increases turbidity, which increases water treatment costs and harms riparian vegetation. That vegetation helps stabilize banks, protect property and provide cover for fish which waterfowl and eagles feed on6
More food for thought as you compose your letters to the TCEQ and Army Corps.
Posted by Bob Rehak on 1/16/2019
506 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/CommonsErosion07-copy.jpg?fit=1500%2C1000&ssl=110001500adminadmin2019-01-15 23:10:272019-01-16 18:34:20Dangers of Erosion when Developing Floodplains
The City of Houston ran out of chairs. At least 500 people tried to cram into a meeting room set to accommodate about 100. Before the meeting could start, partitions had to be opened and hundreds of chairs were added to the room.
An overflowing crowd attended the January 14 meeting at the Kingwood Community Center to learn more about the proposed new high-rise development.
Yes, we’ve had bigger meetings organized by officials that were planned for months, but none like this one. It largely happened over the weekend in response to concerns raised in FaceBook.
Meeting in Response to Imminent Deadline
Concerned citizens organized the meeting hastily in response to a rapidly narrowing window for public comments pertaining to a proposed high-rise development. By developers’ own estimates, the proposal would add more than 8,800 vehicles to already crowded Kingwood traffic. The proposal would also add 25-50 story high-rises within a hundred yards of eagle nests and rambling ranch homes. Thousands of yards of fill would be brought in to elevate the new buildings by 12 feet. Residents worry that the fill will alter drainage patterns and increase flood risk to their homes hand neighbors’.
At the Meeting
Barbara Hilburn discussed the impact on internal drainage.
Bob Rehak discussed how the Army Corps and TCEQ will evaluate permits and how to phrase comments for maximum impact.
Bill Fowler discussed the history of the Corps permitting process
Dave Martin discussed the history of the development
Dozens of residents expressed their concern
Kaaren Cambio represented Congressman Dan Crenshaw. Kim Brode (Ted Poe’s long-time assistant) is now representing Harris County District 4 Commissioner Jack Cagle. Kim also attended and sent these pictures of the crowd. Sadly, I didn’t realize Kim was in the crowd! She sent me this picture after the event and graciously allowed me to share them.
Download Key Information
I’ve summarized information about the development, how the Corps and TCEQ will evaluate applications, how to compose a response that’s on point, and where to submit your concerns. It’s all in an easy-to-download text-based PDFthat should give you 90% of what you need. You can find additional information and sample letters on this site’s new High-Rises page.
Remember, the deadline for comments is January 29.
Thank you for your overwhelming support. It was nice to learn that people are listening! In the coming days, I’ll be posting additional information about the project. Check back often.
Posted by Bob Rehak on January 14
504 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/IMG_1649-e1547529190597.jpeg?fit=1200%2C900&ssl=19001200adminadmin2019-01-14 23:49:402019-01-15 00:09:55Concern over High-Rise Development Triggers Biggest Turnout for Impromptu Meeting since Annexation
Commercial Development Guidelines for Kingwood Limit Building Height to 60 Feet
Someone must have forgotten to tell the developers of the proposed high-rise development. Friendswood Development Company’s Commercial Development Guidelines prohibit buildings taller than 60 feet in Kingwood. Romerica Investments, LLC hopes to build multiple 250 to 500 foot buildings. They would exceed the maximum building-height requirements by 4X to 8X.
Section 2-13: Building Height
Section 2-13 of the guidelines, states, “Building height within master planned residential communities is limited by the use and location in each community as provided for in the deed. When the site is immediately adjacent to single family resident construction, the maximum building height is limited to thirty-five (35) feet at a point twenty-five (25) feet back from the property line. The building height may increase from that point at a 1:1 ratio to a maximum height of sixty (60) feet.”
The proposed development would surround the Barrington. It would also face Deer Cove, Trailwood and Kingwood Lakes.
The development fronts another single family residential structure, too – on the east.
Benefits of Master Planned Community
Like many people, I moved to a master-planned residential community to avoid the specter of a high-rise building in my back yard. Friendswood Development Company actively sold their deed restrictions and development guidelines as a defense against that.
When I built my building opposite Kingwood Park High School in the late 1990’s, I had to abide by these restrictions like everyone else.
Romerica Investments, LLC markets their proposal as the KINGWOOD Marina Resort. Have the rules suddenly changed?
To download the complete Friendswood Development Company Commercial Guidelines, click here.
As always, these are my opinions on matters of public interest and they are protected by the First Amendment of the U.S. Constitution and the Anti-SLAPP statute of the Great State of Texas.
Posted by Bob Rehak on 1/16/2019
505 Days since Hurricane Harvey
Dangers of Erosion when Developing Floodplains
A resident of The Commons on Lake Houston contacted me about some severe erosion in her community. I can only describe it as stunning. It destroyed trails owned by the Property Owners Association that people used for hiking, biking and horseback riding. The loss of these trails limits recreational opportunities and has physically divided large parts of the community.
Sadly, it didn’t have to be that way. Infrastructure and ditch maintenance did not keep pace with development.
As development crept closer to the East Fork of the San Jacinto over the years, the erosion worsened. In older neighborhoods on higher ground, a series of small check dams in a major drainage canal reduced erosion.
A check dam is a small dam constructed across a drainage ditch to counteract erosion by reducing water flow velocity.
Below Check Dams, Uncontrolled Erosion
The dams stop short of the East Fork. A tiny swale that residents used to step over has expanded into a steep-sided gully approximately 20 feet deep and 50-75 feet wide. Not even concrete can stop the erosion now.
Trails used to run alongside and across this ditch. Now they’ve been swallowed. Residents have nicknamed the ditch “The Grand Canyon.” They fear walking near the edge because of potential for cave-ins.
Causes of Erosion
Erosion can result from many things. Multiple factors played a role in the Commons.
As the developer built up land to elevate foundations, he increased the slope. That accelerated runoff.
Clearing land for a new subdivision along the ditch also accelerated erosion of soft, sandy soil.
Finally, concentration of runoff also played a major role. When runoff spreads out over over acres, it poses no threat. But concentrating it turns a thousand trickles into a firehose aimed at loose, sandy soil. The result: severe erosion every time it floods.
Residents of The Commons have already seen how that erosion can destroy recreational opportunities and infrastructure. They pray that their developer will fix the Grand Canyon before it starts eating homes.
Lessons for Kingwood
This Commons story contains timely lessons for the residents of Kingwood as we consider a potential high-rise development in the floodway and floodplain of the San Jacinto.
The Commons erosion reminded me of the Kingwood Rapids. Whitewater enthusiasts gave that name to the drainage ditch that runs between Kingwood and Forest Cove near Deer Ridge Park, just south of Walnut Lane (see below).
The proposed new high-rise development would use this ditch to drain hundreds of acres that they intend to pave with concrete.
High-Rise Concern: Erosion and Incision
As you can clearly see, the ditch can barely handle existing runoff during storms. It’s severely eroding.
Draining high-rise, high-density commercial space into these ditches will cause them to “incise.” Incise means “cut into.” Runoff will deepen and/or widen ditches. But ditch erosion already threatens nearby homes.
This same ditch runs through River Grove Park, which already cost Kingwood residents more than half a million dollars in repairs after major storms in 2015, 2016 and 2017. The soccer program at River Grove still has not fully recovered. The lacrosse league has abandoned its lease there. One shudders to think of the damage that the loss of River Grove to do to the entire community.
Impact on Water Quality
All this erosion also has a direct impact on water quality in several ways. First, the sediment flows into the lake. There, it reduces lake capacity. The sediment also increases turbidity, which increases water treatment costs and harms riparian vegetation. That vegetation helps stabilize banks, protect property and provide cover for fish which waterfowl and eagles feed on6
More food for thought as you compose your letters to the TCEQ and Army Corps.
Posted by Bob Rehak on 1/16/2019
506 Days since Hurricane Harvey
Concern over High-Rise Development Triggers Biggest Turnout for Impromptu Meeting since Annexation
The City of Houston ran out of chairs. At least 500 people tried to cram into a meeting room set to accommodate about 100. Before the meeting could start, partitions had to be opened and hundreds of chairs were added to the room.
Yes, we’ve had bigger meetings organized by officials that were planned for months, but none like this one. It largely happened over the weekend in response to concerns raised in FaceBook.
Meeting in Response to Imminent Deadline
Concerned citizens organized the meeting hastily in response to a rapidly narrowing window for public comments pertaining to a proposed high-rise development. By developers’ own estimates, the proposal would add more than 8,800 vehicles to already crowded Kingwood traffic. The proposal would also add 25-50 story high-rises within a hundred yards of eagle nests and rambling ranch homes. Thousands of yards of fill would be brought in to elevate the new buildings by 12 feet. Residents worry that the fill will alter drainage patterns and increase flood risk to their homes hand neighbors’.
At the Meeting
Kaaren Cambio represented Congressman Dan Crenshaw. Kim Brode (Ted Poe’s long-time assistant) is now representing Harris County District 4 Commissioner Jack Cagle. Kim also attended and sent these pictures of the crowd. Sadly, I didn’t realize Kim was in the crowd! She sent me this picture after the event and graciously allowed me to share them.
Download Key Information
I’ve summarized information about the development, how the Corps and TCEQ will evaluate applications, how to compose a response that’s on point, and where to submit your concerns. It’s all in an easy-to-download text-based PDFthat should give you 90% of what you need. You can find additional information and sample letters on this site’s new High-Rises page.
Remember, the deadline for comments is January 29.
Thank you for your overwhelming support. It was nice to learn that people are listening! In the coming days, I’ll be posting additional information about the project. Check back often.
Posted by Bob Rehak on January 14
504 Days since Hurricane Harvey