Below are two videos taken by Jim Zura of Zura Productions before and after Harvey. Together with other still images, flooding statistics and the Army Corps’ Value Engineering report, they demonstrate how radically Harvey transformed the West Fork. As you review these, keep in mind that the proposed new high-rise development in this area based its engineering on pre-Harvey assumptions.
Zura, a videographer and local drone pilot, shot this first video in 2016. River Grove Park looked pristine. Beyond it, a massive clear cut area surrounds an idyllic little lake. This is where a developer plans to build a high-rise resort around a marina. The drone then rotates to reveal a river without blockages downstream, or in front of the boat docks. In just 18 months, everything would radically change.
River Grove Before Harvey and the Sand
Hurricane Harvey brought with it massive rainfalls that washed sediment downstream, clogging the West Fork. Onshore, they reached up to five feet and stretched 450 feet inland.
Still frame from Jim’s video compared to a shot I took from a helicopter two weeks after Harvey. The angles are slightly different but they show the same location.
It’s called reduced conveyance of the river. The Army Corps documented this in its Value Engineering Study. Here are some shots I took after Harvey from a helicopter. Consider them within the context of the videos above and below. You will understand why River Grove has been near-continuously inundated for a month. I wonder how the owners of luxury high-rise condos would feel about not being able to access their property for that long.
To get a feeling for how much sand was left in the river by Harvey, see how much lined both shores of the West Fork.Sand on both side of the river stretched 450 inland after Harvey. Nearest the river, it reached 5 feet in height through this reach of the West Fork.A giant sand bar 12 feet high and 1500 feet long was deposited in one event: Harvey. It blocked the drainage ditch that empties the western third of Kingwood. The proposed new high-rise development would also depend on this ditch.
I fail to see how the high-rise developer filling in hundreds of additional acres of floodplain with 12-feet of fill could have zero net impact. If every engineering survey ever submitted for a flood plain development were correct, the world would have no flooding problems.
River Grove after the Christmas flood. Water went down briefly then came back up during the next flood in early January. As of today, the soccer fields were still flooded. See the area that compares to the first video at the end of this one.
Posted by Bob Rehak on 1/8/2018
497 Days after Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/WF-B4AfterHarvey.jpg?fit=1500%2C488&ssl=14881500adminadmin2019-01-07 20:52:122019-01-13 12:33:21Before and After Harvey Images Show Impact of Sediment on West Fork Flooding
Sand Island South of the Kingwood Country Club’s Island Course. I took this picture from a helicopter shortly after Hurricane Harvey. This giant dune virtually blocks the entire West Fork. Experts think it contributes to repeated flooding upstream since Harvey.
After
Keith Jordan, a resident of Kingwood Lake Estates, sent me the pictures below today. They show how quickly Great Lakes Dredge and Dock and the Army Corps are reducing the giant blockage nicknamed “Sand Island” south of Kingwood Country Club. Keith generously consented to let share his pictures with you. He says that much of the island has already been brought down to the water line. It used to jut up 6-10 feet. Still, much dredging remains to reduce the portion below water and restore the conveyance of the West Fork. Progress may look greater than it actually is at the moment because of persistent flooding. As of this posting, the river is still at 46.07 feet according to the USGS gage at US59. That’s about 3.5 feet above normal.
This booster pump keeps sand moving upstream to placement area #2, an old sand mine on Sorters Road south of Kingwood College.
Dredge #2 from Great Lakes Dredge & Dock has been eating away that Sand Island since moving downstream from River Grove Park.
Much of Sand Island is now at the water level.
This wider shot gives you a good feeling for how little is left.
Hopefully, we will get more recent aerial shots from our local drone pilots soon. As the West Fork returns to its normal level, we will see exactly how much of Sand Island remains.
Posted by Bob Rehak on January 6, 2019
496 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2019/01/IMG_5434.jpg?fit=1280%2C960&ssl=19601280adminadmin2019-01-06 22:07:552019-01-07 06:45:28Sand Island Losing Ground to Army Corps
Guidelines for floodplain development can bewilder even professionals. Overlapping jurisdictions often have different guidelines. And guidelines often change, as Houston’s just did. Houston now manages the 100-year and 500-year floodplains differently. Cities also have building codes that include more requirements.
Site of the proposed new marina and high rise development. Shot from over the West Fork shortly after Harvey. Note sand deposited by Harvey. 25 and 50-story high-rises would be built on the narrow strip between the lake and the Barrington at the top of frame.
Overview
People ARE generally allowed to build and place fill in floodplains. However, they must follow local floodplain guidelines and obtain permits that restrict what they can do. They must also submit environmental surveys, mitigate wetlands, and provide hydrologic and hydraulic studies. In Houston, they may move earth from one location to another within a floodplain, but not add to the total volume. The general rule of thumb: zero negative impact on the conveyance of the river.
If a development destroys wetlands, wetland credits must be purchased from a mitigation bank. Mitigation banks place conservation easements on some of our most valuable wetlands. By helping to finance conservation of those areas, destruction of less valuable wetlands elsewhere may be permitted. Generally but not always, the mitigation credits must be within the same watershed. However, this is not always the case. Extenuating circumstances may exist.
KSA once considered placing East End Park in a mitigation bank as a way to help finance its long range parks plan. The conservation easement would ensure that the character of the park never changed. And the money raised would have provided needed improvements to other parks at no cost to residents.
Federal Guidelines and How They Relate to Local
FEMA establishes minimum standards for a community to enroll in the National Flood Insurance Program (NFIP). By enrolling and administering floodplain regulations, it allows their residents the opportunity to purchase Flood Insurance through the NFIP. You must at least build at FEMA’s base flood elevation (BFE). But communities can and do set higher standards. And each may have different guidelines.
Engineers and regulators often talk about “freeboard factors.” Freeboard, a nautical term, means “the height of a ships side between the waterline and the deck.” In a flooding context, freeboard means minimum elevation above the BFE. You often see it described as “BFE + 1 ft.” Or 2 feet. Or X feet. Think of it as a safety margin. Any freeboard above the BFE is considered a local community’s higher standard.
To provide a context, below are links to some of the floodplain management orders/ordinances.
Note Chapters 9 and 13. They changed on September 1, 2018. Changes address building code issues for FEMA X zones. Zone X includes the 500 year flood plain. Many such areas flooded during Harvey.
If a development affects a major waterway like the San Jacinto River, its wetlands, its flow, or endangered wildlife, the Army Corps will also review studies submitted as part of the permitting process. They would look at applications from the point of view of the EPA and Clean Water Act, especially Section 404.Section 404 of the Clean Water Act (CWA) establishes a program to regulate the discharge of dredged or fill material into waters of the United States, including wetlands. … For most discharges that will have only minimal adverse effects, a general permit may be suitable. This is the major focus of the permitting process now underway for the high-rise development in Kingwood.
TCEQ
The Clean Water Act also contains a section 401. It specifically focuses on how States and Tribes can use their water quality standards in Section 401 certifications to protect wetlands. States and Tribes can review and approve, condition, or deny any Federal permits or licenses that may result in a discharge to waters of United States within their borders, including wetlands. States and Tribes make their decisions to deny, certify, or condition permits or licenses primarily by ensuring the activity will comply with applicable water quality standards. In addition, States and Tribes look at whether the activity will violate effluent limitations, new source performance standards, toxic pollutants restrictions and other water resource requirements of State or Tribal law.
Jurisdictional Divides
The Houston ordinance only applies to Houston’s jurisdiction. Houston does not influence neighbors and cannot control or force their policies on other jurisdictions. That is important since Kingwood is surrounded by Humble, unincorporated Harris County (Atascocita and Huffman), and unincorporated Montgomery County.
The Key
Understand that if a developer/individual meets the requirements identified in the floodplain ordinance(s), they can develop in the floodplain (including the floodway). Floodplain administrators must follow the law. However, they try to discourage dangerous floodplain development by “working to rule.” By strictly following all rules with no wiggle room, floodplain administrators can drag permitting processes out. A knowledgeable floodplain administrator can find problems with plans, surveys, and engineering reports for years. By requesting revisions, they can make life so difficult for applicants that it affects the economics of their developments. Eventually they may decide that a project falls into that great black box called “too hard to do,” and walk away.
Words of Wisdom
A regulator told me today that the more people who protest a permit, the harder they are to ignore.
If you have concerns about the high rise development in Kingwood, make sure you register them with the Army Corps (which is currently reviewing the permitting from a CWA 404 perspective). The deadline: January 29.
Comments and requests for additional information should reference USACE file number, SWG-2016-00384, and should be submitted to:
Evaluation Branch, North Unit
Regulatory Division, CESWG-RD-E
U.S. Army Corps of Engineers
P.O. Box 1229
Galveston, Texas 77553-1229
409-766-3869 Phone
409-766-6301 Fax
swg_public_notice@usace.army.mil
Posted By Bob Rehak on January 9, 2019
498 Days Since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2018/03/Harvey-SanJac_179-e1546828712317.jpg?fit=1500%2C1000&ssl=110001500adminadmin2019-01-06 21:33:032019-01-13 12:35:07Guide to Lake Houston Area Floodplain Regulations
Before and After Harvey Images Show Impact of Sediment on West Fork Flooding
Below are two videos taken by Jim Zura of Zura Productions before and after Harvey. Together with other still images, flooding statistics and the Army Corps’ Value Engineering report, they demonstrate how radically Harvey transformed the West Fork. As you review these, keep in mind that the proposed new high-rise development in this area based its engineering on pre-Harvey assumptions.
Zura, a videographer and local drone pilot, shot this first video in 2016. River Grove Park looked pristine. Beyond it, a massive clear cut area surrounds an idyllic little lake. This is where a developer plans to build a high-rise resort around a marina. The drone then rotates to reveal a river without blockages downstream, or in front of the boat docks. In just 18 months, everything would radically change.
River Grove Before Harvey and the Sand
Hurricane Harvey brought with it massive rainfalls that washed sediment downstream, clogging the West Fork. Onshore, they reached up to five feet and stretched 450 feet inland.
The Reason for Increased Flooding Frequency
It’s called reduced conveyance of the river. The Army Corps documented this in its Value Engineering Study. Here are some shots I took after Harvey from a helicopter. Consider them within the context of the videos above and below. You will understand why River Grove has been near-continuously inundated for a month. I wonder how the owners of luxury high-rise condos would feel about not being able to access their property for that long.
I fail to see how the high-rise developer filling in hundreds of additional acres of floodplain with 12-feet of fill could have zero net impact. If every engineering survey ever submitted for a flood plain development were correct, the world would have no flooding problems.
Posted by Bob Rehak on 1/8/2018
497 Days after Hurricane Harvey
Sand Island Losing Ground to Army Corps
Before
After
Keith Jordan, a resident of Kingwood Lake Estates, sent me the pictures below today. They show how quickly Great Lakes Dredge and Dock and the Army Corps are reducing the giant blockage nicknamed “Sand Island” south of Kingwood Country Club. Keith generously consented to let share his pictures with you. He says that much of the island has already been brought down to the water line. It used to jut up 6-10 feet. Still, much dredging remains to reduce the portion below water and restore the conveyance of the West Fork. Progress may look greater than it actually is at the moment because of persistent flooding. As of this posting, the river is still at 46.07 feet according to the USGS gage at US59. That’s about 3.5 feet above normal.
Hopefully, we will get more recent aerial shots from our local drone pilots soon. As the West Fork returns to its normal level, we will see exactly how much of Sand Island remains.
Posted by Bob Rehak on January 6, 2019
496 Days since Hurricane Harvey
Guide to Lake Houston Area Floodplain Regulations
Guidelines for floodplain development can bewilder even professionals. Overlapping jurisdictions often have different guidelines. And guidelines often change, as Houston’s just did. Houston now manages the 100-year and 500-year floodplains differently. Cities also have building codes that include more requirements.
Site of the proposed new marina and high rise development. Shot from over the West Fork shortly after Harvey. Note sand deposited by Harvey. 25 and 50-story high-rises would be built on the narrow strip between the lake and the Barrington at the top of frame.
Overview
People ARE generally allowed to build and place fill in floodplains. However, they must follow local floodplain guidelines and obtain permits that restrict what they can do. They must also submit environmental surveys, mitigate wetlands, and provide hydrologic and hydraulic studies. In Houston, they may move earth from one location to another within a floodplain, but not add to the total volume. The general rule of thumb: zero negative impact on the conveyance of the river.
If a development destroys wetlands, wetland credits must be purchased from a mitigation bank. Mitigation banks place conservation easements on some of our most valuable wetlands. By helping to finance conservation of those areas, destruction of less valuable wetlands elsewhere may be permitted. Generally but not always, the mitigation credits must be within the same watershed. However, this is not always the case. Extenuating circumstances may exist.
KSA once considered placing East End Park in a mitigation bank as a way to help finance its long range parks plan. The conservation easement would ensure that the character of the park never changed. And the money raised would have provided needed improvements to other parks at no cost to residents.
Federal Guidelines and How They Relate to Local
FEMA establishes minimum standards for a community to enroll in the National Flood Insurance Program (NFIP). By enrolling and administering floodplain regulations, it allows their residents the opportunity to purchase Flood Insurance through the NFIP. You must at least build at FEMA’s base flood elevation (BFE). But communities can and do set higher standards. And each may have different guidelines.
Engineers and regulators often talk about “freeboard factors.” Freeboard, a nautical term, means “the height of a ships side between the waterline and the deck.” In a flooding context, freeboard means minimum elevation above the BFE. You often see it described as “BFE + 1 ft.” Or 2 feet. Or X feet. Think of it as a safety margin. Any freeboard above the BFE is considered a local community’s higher standard.
To provide a context, below are links to some of the floodplain management orders/ordinances.
Houston Guidelines
Houston Ordinance
HOW Ordinance is Executed
Note Chapters 9 and 13. They changed on September 1, 2018. Changes address building code issues for FEMA X zones. Zone X includes the 500 year flood plain. Many such areas flooded during Harvey.
Humble Guidelines
Flood Damage Protection Ordinance
Harris County Guidelines for Unincorporated Areas
Main Website
Laws
Cheat Sheet: Quick View of Changes Implemented in January
Montgomery County For Unincorporated Areas
Floodplain
Drainage Manual For Commercial Developments Greater than 15,000 SF
Army Corps
If a development affects a major waterway like the San Jacinto River, its wetlands, its flow, or endangered wildlife, the Army Corps will also review studies submitted as part of the permitting process. They would look at applications from the point of view of the EPA and Clean Water Act, especially Section 404. Section 404 of the Clean Water Act (CWA) establishes a program to regulate the discharge of dredged or fill material into waters of the United States, including wetlands. … For most discharges that will have only minimal adverse effects, a general permit may be suitable. This is the major focus of the permitting process now underway for the high-rise development in Kingwood.
TCEQ
The Clean Water Act also contains a section 401. It specifically focuses on how States and Tribes can use their water quality standards in Section 401 certifications to protect wetlands. States and Tribes can review and approve, condition, or deny any Federal permits or licenses that may result in a discharge to waters of United States within their borders, including wetlands. States and Tribes make their decisions to deny, certify, or condition permits or licenses primarily by ensuring the activity will comply with applicable water quality standards. In addition, States and Tribes look at whether the activity will violate effluent limitations, new source performance standards, toxic pollutants restrictions and other water resource requirements of State or Tribal law.
Jurisdictional Divides
The Houston ordinance only applies to Houston’s jurisdiction. Houston does not influence neighbors and cannot control or force their policies on other jurisdictions. That is important since Kingwood is surrounded by Humble, unincorporated Harris County (Atascocita and Huffman), and unincorporated Montgomery County.
The Key
Understand that if a developer/individual meets the requirements identified in the floodplain ordinance(s), they can develop in the floodplain (including the floodway). Floodplain administrators must follow the law. However, they try to discourage dangerous floodplain development by “working to rule.” By strictly following all rules with no wiggle room, floodplain administrators can drag permitting processes out. A knowledgeable floodplain administrator can find problems with plans, surveys, and engineering reports for years. By requesting revisions, they can make life so difficult for applicants that it affects the economics of their developments. Eventually they may decide that a project falls into that great black box called “too hard to do,” and walk away.
Words of Wisdom
If you have concerns about the high rise development in Kingwood, make sure you register them with the Army Corps (which is currently reviewing the permitting from a CWA 404 perspective). The deadline: January 29.
Comments and requests for additional information should reference USACE file number, SWG-2016-00384, and should be submitted to: