Meritage has finished clearing all of its 40 acres between Pinehurst and Kings River. The property is just east of West Lake Houston Parkway and borders Kings Park Way, Texas Laurel Trail, and Pinehurst Trail Drive. The company plans to build 210 homes on the site in two phases.
Status of Phases 1 and 2
Meritage finished clearing the first 20 acres for Phase One west of Pinehurst Trail Drive in March this year. The company has already installed a large stormwater detention basin that occupies about a quarter of the site. But no homes have been built on the site yet.
Phase One in foreground looking east toward Lake Houston. Note large detention basin on right which already has grass growing around it to protect the slopes from erosion.
For the 20 acres east of Pinehurst Trail Drive, Meritage appears to be finished cutting trees. But they have yet to haul them all away. And Meritage has not yet done any drainage work for the second 20 acres. See below.
Looking east over Pinehurst Trail Drive. Contractors have cleared Phase 2, but trees have not all been hauled away yet.
However, no streets or homes have been constructed on either phase yet. Meritage’s website shows they build homes similar in size, look and price points to those found in surrounding neighborhoods.
So far, Meritage has managed to avoid any drainage fiascos similar to those associated with a nearby Trammell Crow apartment development.
But a drainage analysis by R.G. Miller Engineers for Meritage raised many questions about the sufficiency of the plans. The analysis:
Omitted data
Contained misstatements
Left out related reports
Included alarming assumptions.
Looking west toward West Lake Houston Parkway (out of sight at top of frame). Note pond in foreground.
Say Goodbye to the Wetlands
Parts of both phases of this development contained wetlands before Meritage cleared and graded the land.
The saying in the engineering business is, “Water has a memory.” It tends to go where it has gone before. I’m sure Meritage will do a good job grading and compacting the land. But building over wetlands usually entails environmental, structural and economic risks.
The environmental risks include:
Loss of Biodiversity
Water-Quality Degradation
Increased Flood Risk
Carbon Storage Loss
Erosion and sedimentation
Structural risks include:
Foundation Instability
Water Intrusion and Damage from High Water Tables and Mold Growth
Drainage Issues such as Water Pooling and Flooding Around Homes.
Homes built over wetlands also often have higher insurance costs due to these issues, which may also cause property value to decline over time.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241221-DJI_20241221112339_0571_D.jpg?fit=1100%2C619&ssl=16191100adminadmin2024-12-23 13:39:102024-12-23 14:06:41Meritage Finishes Clearing 40 Acres between Pinehurst and Kings River
12/22/24 – The West Lake Houston Parkway development between Kings Park Way and Upper Lake Drive is finally nearing completion, more than 2.5 years after land clearing began. Construction of the development has been plagued by stormwater control issues.
Property Ultimately Owned by Trammell Crow
The property has been developed in two phases by Kingwood Residences HTX and HTX II LLC. Both are limited liability companies owned by High Street Residential. High Street is a wholly owned operating subsidiary of Trammell Crow Company in Dallas, the nation’s #1-ranked commercial developer.
Stormwater Control Issues
The developer, its subsidiaries and contractor ran into trouble this January when they started clearing land for Phase 2 without silt fences in place. Sediment-laden runoff began pouring into the streets on less than a half inch of rain, even as a detention basin built as part of phase 1 remained empty.
Before the end of January, Harris County Engineering had cited the developer for stormwater violations. But a 1.44 inch rain in early February, flooded streets and storm sewers again with more sediment laden runoff.
In mid-February, contractors were caught on camera, still pumping silty stormwater into the surrounding neighborhood.
That persisted at least through mid-April, as contractors tried belatedly to expand their stormwater-detention basin and channel stormwater into it.
Discounting Leases
Since then, Phase 1 completed and started renting apartments. Phase 2 is still under construction but almost done.
Not following best management practices for stormwater, cost the developer time, money and reputation.
One detention basin serves both phases, but was built in two stages. Note how walls on the older top part are already failing.Most of the traffic in Phase 2 seems to be contractors doing finish work. Framing is complete. Phase 2 in foreground. Phase 1 at top of frame is already leasing.
For More Information
For a history of the development, see these posts:
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.
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12/21/24 – West Fork dredging spoils are being pumped across the East Fork and up Luce Bayou to where it joins the Inter-basin Transfer Project.
Left side of red line is current location of dredge. Box on right is placement area, about four miles east.
Just Outside of Floodplain
The first question I had after learning of the location was, “Is it out of the floodplain?”
Comparing drone photos taken today to FEMA’s Flood Hazard Layer Viewer and Harris County Appraisal District records shows that the placement area is just outside of the 500-year floodplain (shown as the tan-color below).
HCAD Parcel boundaries relative to floodplain boundaries. Boundaries are approximate.FM2100 runs N/S on right.
Part of Area Still Under Construction
As you can see above, the placement area was heavily forested before the start of dredging. DRC and its sister company, Callan Marine, are still clearing about half the land.
Note additional berms already being built upamong cleared trees.
As you can see below, DRC and Callan have constructed a series of berms around the perimeter to hold the spoils. Phase One, (the finished basin) measures approximately 35 acres. Phase Two (the area being cleared and/or still populated by trees) occupies another 35 acres, according to Eric Bushnell, Callan Marine’s project manager.
Wide shot looking east shows extent of placement area as of 12/21/24. Luce Inter-Basin Transfer Project Canal on left.
The interior dikes in the pond above slow the water down so that sediment drops out of suspension. Once “clarified,” gates visible to the right of the 18-inch pipe above can be opened to let the water out.
Note height of wallsand how quickly sediment drops out of suspension. Looking East. Note the channel cut into the trees to right of the Inter-Basin Canal. That channel returns “clarified” water to Luce.Looking ESE. Note height of berm around edge of pond. Callan is not excavating to create the pond area.
Sending Clarified Water Back to the Lake
After heavy particles of sediment, such as sand, drop out of suspension, DRC and Callan need to return water to Lake Houston. They do that by opening the gates discussed above. Then, they drain the water down the channel, which you can see in the bottom left of the picture below.
Looking WSW. Note return channel for water in lower left. Luce Bayou (upper right) joins Lake Houston (upper left).
Meaning of “Clarified” in this Context
“Clarified” is a relative term. The water isn’t perfectly clear like an ice cold pitcher of tap water. But it is much clearer than before. Large particles of sediment get trapped in the pond.
Remaining particles, usually clay, are so fine, they will likely never settle to the lake bed. Instead, they will float out into Galveston Bay and the Gulf of Mexico. They pose little to no flood risk.
Looking ENE. For reference, Palm Drive on right ends just below the frame near the western edge of the pond.
Ownership of Land
According to Harris County Appraisal District, the parcel of land shown above extends all the way from the west end of Palm Drive to FM2100. FM2100 is concealed by the tree line in the upper part of frame.
Contrary to rumor, DRC and Callan did not purchase this land. According to Bushnell, they have an agreement with the landowner. Harris County Appraisal District shows the owner is 157 Huffman LTD.
It’s unclear at this point what 157 Huffman LTD plans to do with the land when the dredging project is complete in two years. The owner has not shared that information with Callan or DRC.
Posted by Bob Rehak on 12/21/24
2671 Days since Hurricane Harvey
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12/20/2024 – Just in time for the holidays, the City’s new dredging program on Lake Houston finally launched this week, but with some changes.
The placement area for the spoils will now be near Luce Bayou, not Spanish Cove as previously reported.
This phase of dredging will be restricted to 181 acres on the West Fork. In a previous Town Hall meeting, presenters hinted it might also include East Fork sediment.
According to Dustin Hodges, Chief of Staff for District E City Council Member Fred Flickinger, delays earlier this year in the long-awaited dredging program had to do with the search for an optimal placement area.
DRC, the City’s contractor, and its sister company, Callan Marine, will dredge 876,672 cubic yards of West Fork sediment and pump it four miles to property they bought near Luce. Their objective: to restore the river to its pre-Harvey profile, thereby reducing the potential for flooding.
Depth of the dredged area will vary. But today, the contractor was working at an average depth of 7-8 feet when I visited the operation.
Funding Success Tied to Location
Funding for the program comes from FEMA via U.S. Congressman Dan Crenshaw. The City will use money left over from the West Fork Mouth Bar dredging. As a consequence, this phase of dredging will be limited to the West Fork to meet FEMA requirements.
However, an agreement to use property near Luce Bayou for placement of the spoils may be fortuitous for future East Fork dredging programs. The proximity of the disposal site to the East Fork could lower pumping costs and make dredging there more affordable.
Callan’s General Pershing Dredge working today on West Fork.Sediment will be pumped from the drill bit through this 18″ pipeline up Luce Bayou on the far side of the East Fork.
Mayor John Whitmire and City Council Members Fred Flickinger and Twila Carter have pushed this program since taking office.
Partially submerged drill bit at work.
When Whitmire was elected, he said he wouldn’t forget Kingwood. And he hasn’t.
Key to Reducing Flood Potential
The City’s new dredging program should reduce the potential for future flooding by increasing the conveyance of the river through this critical area.
It is here that water slows down as it meets the standing water in Lake Houston. That causes suspended sediment to drop out of suspension. When enough piles up as it did with the mouth bar, it can back water up into homes and businesses.
The West Fork Mouth Bar as it existed after Harvey. It has since been removed. The current dredging program will focus on areas beyond the mouth bar.
Posted by Bob Rehak on 12/20/24
2670 Days since Hurricane Harvey
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12/19/24 – Northpark and Loop 494 lane switches happen tonight to accommodate new construction. Two large lane switches will begin at 9PM.
One will be on the eastbound lanes between Kings Mill and the eastern end of the project at the Kingwood Diversion Ditch. The second will be on Loop 494 about a block north and south of the Northpark intersection.
In both areas, Harper Brothers Construction will switch traffic to new or temporary lanes to accommodate demolition of the old lanes, installation of drainage, and reconstruction of new lanes.
The project has two overall goals: accommodate increased traffic and create an all-weather evacuation route for 78,000 Kingwood residents when floods cut off other exits.
Eastbound NorthPark Drive Traffic Switch
Lake Houston Redevelopment Authority’s (LHRA’s) contractor, Harper Brothers Construction will shift east bound NorthPark Drive traffic from the existing eastbound lanes to the newly constructed center lanes. The shift of eastbound traffic to the center lanes will occur between Kings Mill Park Drive and the Kingwood diversion ditch, approximately 0.3 miles east of Russell Palmer Road.
No new changes to the westbound traffic will occur during this phase. The contractor will be installing new storm sewer pipes and inlets along the south side of NorthPark Drive along with new concrete roadway.
This shift is planned to last approximately 6 months.
For a printable map of the lane changes, see this PDF.
The pictures below may help you visualize the changes coming tonight.
Looking east from near Kings Mill Entrance. Lanes on right will be closed off and traffic diverted to center.Italianos is just out of frame on right.Eastbound traffic will continue in the center lanes past Russell Palmer Road.Eastbound traffic will merge back onto the existing lanes between the large dirt pile on left and Jiffy Lube, lower right.Kingwood Diversion Ditch parallels tree line at top of frame.
Loop 494 Traffic Switch:
Harper Brothers will also shift traffic from the east side of Loop 494 to the newly constructed concrete pavement on the west side. This shift of traffic to the newly constructed concrete lanes will occur between Northpines Drive and the east entrance to Kroger, approximately 0.2 Miles north of Northpark Drive.
This shift will last approximately four months while the contractor installs new storm sewer pipes and inlets along the east side of Loop 494, and new concrete roadway.
Here’s a second high-resolution, printable map of the lane changes on 494. See this PDF.
This photo may help you visualize the changes.
Looking S along Loop 494 across Northpark. Traffic on the gray, older roadbed on left will shift to the new concrete on right from the foreground, all the way to the top of the frame where road narrows.
One thing to note re: Loop 494. Southbound traffic turning west onto Northpark will have a dedicated right-hand turn lane separate from the southbound lanes. That was not there before.
Traffic will shift left/west to new lanes along the red line while existing lanes are reconstructed.
I would definitely avoid these areas tonight as contractors erect new traffic barriers. And use extra caution in coming days as drivers get used to the changes.
12/18/24 – Bayou Land Conservancy (BLC), one of the area’s leading environmental groups, gave me an inside peak at what it takes to keep natural flood control natural.Preserving land for flood control along Houston area bayous and creeks is more difficult than it seems.
Kevin Muraira is BLC’s Land Stewardship Manager. He inspects more than 15,000 acres of land each year for encroachments. But he also oversees the ongoing restoration of BLC’s 117-acre Arrowwood Preserve near Tomball.
Muraira works with funding partners and community volunteers who share his vision to make Arrowwood an example of the natural diversity that supports native wildlife.
Below are excerpts from an interview with Muraira about the difficulties of keeping natural flood control natural.
The banks of Spring Creek in Arrowwood Preserve.
More than Flood Control
Rehak: Simply by preserving the 117 acres in BLC’s Arrowwood Preserve, you’re giving floodwaters a large area in which to safely collect without flooding nearby homes. And when the land isn’t flooding, it provides homes for native wildlife.
Muraira: Yes, a large part of what I’m doing there is helping restore native species that support native wildlife.
Rehak: BLC just acquired Arrowwood in 2020. What’s the current focus of your work there?
Muraira: We’re focusing on removing invasive species, such as tallow and privet. They crowd out the native species because they have no natural competition here. By removing them, we help native plants and trees re-establish themselves.
Tons of tallow grow throughout the preserve. In some areas, they dominate 80% of the canopy. It’s pretty bad. My group of volunteers and I started the invasive project in April of this year. Of the 117 acres, we’ve positively impacted about four acres total so far.
Muraira working on tallow removal
It doesn’t sound like much, but people need to remember that this was done by four volunteers plus me. We only work at it for a couple hours a week.
Replacing Invasive Species with Natural Species
Rehak: How does tallow damage the other species?
Muraira: Tallow leaves have high levels of tannings. They alter soil chemistry in ways that make it difficult for other plants to take root.
Invasive species like tallow don’t really have predators here that control them. Neither are they impacted by the same viruses and diseases that affect native plants. Gradually, they dominate the native plant community and crowd out native species that support local wildlife.
So, we have to remove it. When the canopy starts opening up, we will go back in and start replanting and taking care of our existing native trees, so they can thrive on the property.
Rehak: Those tallow seeds are poisonous to some bird species, too, aren’t they?
Muraira: They are. Tallow don’t really provide much ecological benefit. They just really take up space where we could have native plants growing. Those native plants could provide ecological benefits like food and shelter for wildlife. They also have deeper, more resilient root systems that can help stabilize stream banks and reduce erosion, which can lead to flooding.
Rehak: What will you replace the tallow with?
Muraira: Bald cypress. Water Oaks. Sycamores. River birch.
Planning to Maintain Flood Resilience
Rehak: Will removing tallow reduce flood resilience before the native species re-establish themselves?
Muraira: It’s possible that removing the tallow could de-stabilize stream banks. But we aren’t removing that many all at once. And we have a plan in place to reinforce the banks with other, more desirable native species. That will be a more desirable outcome.
Rehak: Certainly, if you’re doing four acres a year, it will minimize any impact on wetlands.
Muraira: Exactly.
Rehak: And it’s on a small enough scale that the rest of the preserve has a fighting chance to absorb the runoff.
Muraira: Exactly.
Building A Wildlife Sanctuary
Rehak: Are you planning other projects at Arrowwood?
Muraira: We plan on doing a wetland planting event in areas where the canopy opens up. Flowers, too. We plan on installing a native pollinator garden.
We’ve constructed a more robust trail system that enables better access. And our trail crew is working on installing benches along the trails and at scenic overlooks.
It’s a way to bring people out, like Lone Star students, and educate them about the value of wetlands.
Rehak: Aside from the trails, are you planning on letting Arrowwood revert back to nature as much as possible with the native species?
Photo at Arrowwood courtesy of Phil de Blanc
Muraira: That’s the goal. I would love for Arrowwood to become a sanctuary for wildlife. There’s a lot of development going on nearby. So protecting this land, and planting and maintaining the native species that wildlife utilize for shelter and sustenance, is important.
Main Value of Arrowwood Preserve
Rehak: What is the main value of this preserve in your mind?
Muraira: For me, the number one value is flood prevention or mitigation. Neighbors have told us that neighborhood has flooded a lot in the past. They were really concerned when they found out that a previous owner planned to turn the property into a quarry.
But they know that we’re not impacting them negatively. We’re providing a place that holds water and retains run off to help protect them.
Rehak: What percentage of the preserve is wetlands?
Muraira: 104 acres out of 117 are completely in the floodway – so, most of it. When we get big rains, all 104 acres are completely flooded. You cannot walk through it. Only a little more than 12 acres are accessible and that’s still pretty difficult.
Ways to Support BLC’s Long-Term Vision
Rehak: Do you have a long-term vision for Arrowwood?
Muraira: To have a place for wildlife to survive; we’re losing habitat at an astronomical rate. And to have an outdoor classroom, where we can bring people out and educate them about the importance of protecting habitat for wildlife and protecting neighbors from floodwater.
Rehak: If somebody wanted to help you, what’s the best way?
Muraira: Call me. We have a number of ways. One of the most popular is our ambassador program. It’s like a mini-Texas-Master-Naturalist crash course. But beyond that, it gives folks a chance to see what Bayou Land Conservancy is all about. We try to keep natural flood control natural.
Posted by Bob Rehak on 12/18/24based on an interview with Kevin Muraira of BLC
2668 Days since Hurricane Harvey
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12/17/24 – The two Mercer Stormwater Detention Basins along Cypress Creek at FM1960 and the Hardy Tollroad were originally scheduled for completion in April of this year. Pictures taken today, however, show contractors are far from finished.
Wide shot looking NE shows both Mercer Stormwater Detention Basins. FM1960 on right. Hardy Tollroad on left.
Together, the two basins will be able to store 512 acre feet of stormwater when complete. They will help reduce flooding along Cypress Creek. And depending on the location storms and the timing of floodwaters, they could even help offset releases from Lake Conroe that affect the Lake Houston Area.
Better late than never, I guess.
Mercer North Basin
Shot of north pond shows state of finish and ongoing construction.
The north basin appears almost completely excavated and has a concrete inlet, but the sides and bottom are unfinished.
Looking NW at Cypress Creek and concrete inlet for first basin.Concrete reduces erosion during floods.A lone 54″ concrete pipe will let water back into the creek as floodwaters recede.
Mercer South Basin
The second basin to the south (left, below) appears about half excavated.
Looking Wat South Mercer Basin shows depth of excavation.FM1960 on left. Hardy at top.Culvert connecting two basins not yet complete.
The second basin will catch overflow from the first. See diagram below.
Construction Started Late, Will End Late
The Harris County Flood Control District (HCFCD) website construction timeline shows that the project, in Rodney Ellis’ Precinct 1, was to have been expedited. It was originally scheduled to take 348 days.
HCFCD has not yet posted a new expected completion date.
The HUD Grant that helped finance the project stipulated that construction needed to finish by Fall 2024. Fall ends next Sunday. I hope they got an extension. Because it doesn’t look like they will finish by next week.
The U.S. Department of Housing and Urban Development’s Community Development Block Grant Disaster Recovery program provided a $15.4 million grant for the project. Another $9.7 million comes from the 2018 Bond Program.
Posted on 12/17/2024 by Bob Rehak
2667 Days since Hurricane Harvey
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12/16/2024 – Decades ago, someone told me the 10 two-letter words that make all the difference in the world. The words have stuck with me ever since.
“If it is to be, it is up to me.”
The 10 two-letter words
The quote has been attributed to various individuals, but most often William H. Johnsen. It beautifully encapsulates the essence of personal responsibility combined with the spirit of self-drive. And it inspires an immediate sensation of empowerment.
What Would You Like to See Improved?
Don’t like the way the Kingwood Drive median looks? Pick up the phone. Call your City Council Member. Knock on doors. Get your neighbors to show up and start chopping vines.
Some of the volunteers who helped trim back vines along Kingwood Drive last month.
Tired of the way your HOA enforces deed restrictions? Start going to your board’s meetings. Speak up. Join a committee. Better yet, run for the HOA board.
Think grass is growing too tall in the medians on our thoroughfares? Do what Michelle Stahlman did. Find out from the City what its mowing schedule is. Organize all the trail associations into a JOINT Trail Association. Get them to fund mowing in off weeks. Then bid and award the job.
Hate seeing your community ravaged by flooding? Do what Chris Bloch did. Put on a pair of boots. Slog through the mud. Talk to the engineer who designed our drainage systems. Figure out what’s wrong. Talk to more engineers about how to fix it. Engage political leadership at all levels. Get agreement to fund and pursue fixes.
Want to see your community’s entries renovated and decorated? Get involved with the Kingwood Service Association, like Dee Price did. Spend time with a landscape architect. Present recommendations and costs to the KSA Parks Committee. Forge a political consensus. Get 50% of KSA members to agree with you. Supervise the contractor. Till it’s done to your satisfaction.
It’s possible. Ordinary people do things like these every day. But Kingwood is growing older. Along with its residents.
Teach the Next Generation
So, teach your kids early in life about the attitude and skills that make a difference. Teamwork. Sacrifice. Initiative. Leadership. A willingness to take ownership of problems. And an eye for opportunities.
Together, we can achieve anything we put our minds to. Volunteers made Kingwood great. And volunteers can keep it great.
We just need to live by the 10 two-letter words. “If it is to be, it is up to me.”
2666 Days since Hurricane Harvey
Posted by Bob Rehak on 12/16/2024
With grateful thanks to our elected leaders, civil servants, and everyone who ever volunteered to serve on a board or committee in the community. And my humble apologies to the thousands of unseen volunteers whose names I omitted.
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12/15/24 – Houston District E City Council Member Fred Flickinger issued a newsletter on 12/11/24. It contains updates on Lake Houston dredging and additional floodgates for the Lake Houston Dam.
Dredging Details
According to Flickinger, the City’s dredging contractor will begin south of the West Fork-Mouth Bar this week. DRC will remove approximately 800,000 cubic yards of silt and sediment.
“The removal will take two years.”
District E Council Member Fred Flickinger
DRC will use a combination of mechanical and hydraulic dredging.
FEMA is providing funds the additional dredging in this area. The funds came from tireless efforts in protesting the initial volume that FEMA approved for dredging back in 2019. Congressman Dan Crenshaw, previous Council Member Dave Martin, and former Chief Recovery Officer Stephen Costello protested FEMA’s ruling tirelessly.
Photo taken December 8 of DRC/Callan Marine Dredge anchored off Royal Shores as it prepares for new dredging program.
Council Member Martin strongly disagreed with the USACE’s original four-page tabletop study. He continued to push for the volume he knew the Lake Houston Area deserved.
Said Flickinger, “We are excited to see this additional dredging finally get going. We are working to find funding for continued dredging throughout Lake Houston and its tributaries.”
Floodgates Timeline
Phase II for the Lake Houston Dam Spillway Improvement Project is underway. Phase II includes the final design engineering and construction of eleven new floodgates. They will be built in the existing embankment on the east side of the Lake Houston Dam Spillway.
New gates will go in the sunlit area in the embankment to the right of the existing gates and channel.
Building the new gate structure in the east embankment removes the high-construction risk of modifying the existing gate structure or spillway. The old plan, which involved shaving down the existing spillway and adding crest gates was abandoned when the City could not find bidders willing to assume the risk.
The new plan also allows continued use of the existing gate structure during construction.
Each gate will be 20 ft x 20 ft and release approximately 7,100 cubic feet of water per second (cfs) per gate when fully open. The combined total water release of all 11 gates will be approximately 79,000 cfs.
79,000 CFS equals the volume of water released each second from Lake Conroe by the SJRA during the peak of Hurricane Harvey.
The current timeline is to have the final design and construction plans completed by December 2025.
The City will bid and award the contract for construction in 2026.
Finally construction will begin by Q4 2026 or Q1 2027, almost ten years after the storm that made people realize the need for the project.
The existing Lake Houston floodgates have one-fifteenth of Lake Conroe’s release capacity. That makes any kind of coordinated release strategy virtually impossible. It also means that people both up- and downstream may get slammed with higher floods than if the City had a meaningful pre-release capability.
According to Flickinger, the District E office continues to sit in on bi-weekly coordination meetings for this project.
12/14/24 – Contractors yesterday were busily preparing for major changes at both ends of the Northpark Drive expansion project. Weather permitting, they should take place on December 19th and 20th.
On the west end, they were prepping for a concrete pour between US59 and Loop 494 on the north side of Northpark.
On the east end, they were beginning to pave the middle between Russell Palmer Road and G&S Tire and Auto near the Kingwood Diversion Ditch in preparation for a major lane switch.
The project will ultimately accommodate increased traffic while providing an all-weather evacuation route for Kingwood residents.
West End of Northpark
The pictures below taken on 12/13/24 show what’s happening where.
Looking west at Northpark Drive from over US59. Note major changes to left side of road. Reverse angle looking west toward US59from over Loop 494
A crew will begin paving this area on 12/20/2024 in the early morning, according to the schedule posted on the Lake Houston Redevelopment Authority’s website.
Why Use Tar as a Base Layer
According to ChatGPT, contractors often put tar (or more specifically, a liquid asphalt or bituminous layer) over dirt before pouring concrete or laying asphalt. There are several important reasons:
1. Moisture Barrier – Tar acts as a barrier to prevent moisture from the soil below from seeping into the concrete or asphalt layer above. Excess moisture can weaken the concrete over time, cause cracking.
2. Dust Control – Applying a tar layer helps control dust from the underlying dirt or aggregate base. This ensures a cleaner, more stable surface for the concrete or asphalt to adhere to.
3. Adhesion Enhancement – Tar is often used as a “tack coat” to create a bond between the road base and the concrete or asphalt layer. This helps prevent separation over time, which could lead to road failure.
4. Stabilization – Tar helps stabilize the soil or aggregate base beneath the road. This provides a consistent and uniform surface for pouring concrete, reducing the likelihood of uneven settlement.
5. Sealing the Base – Tar seals small cracks and voids in the base material, preventing water infiltration. Water infiltration can erode the base, leading to instability and potential road damage.
6. Improved Longevity – By addressing the issues of moisture, dust, and adhesion, the tar layer contributes to the overall durability and lifespan of the road.
Using tar as a base layer is especially common in areas where the soil composition or environmental conditions might otherwise compromise the road’s structural integrity.
East End – Russell Palmer to G&S Tire and Auto
I also took these pictures on 12/13/24. They show work at the eastern end of the Phase One project. This work will pave the way for a major traffic switch on December 19th.
Looking East toward Diversion Ditch from Over Russell Palmer IntersectionLooking west from eastern end of Phase One of Northpark expansion.Existing eastbound lanes (left) will soon be closed off.
On the night of Thursday December 19, 2024, contractors will switch traffic eastbound Northpark traffic from just east of Kings Mill to the area shown in the photo immediately above. Traffic will detour into the middle. They will then close off the existing eastbound lanes through that same stretch of Northpark in preparation for demolition and repaving.
Loop 494 Traffic Switch
That same night, December 19, 2024, contractors will move all traffic onto the new concrete paving on Loop 494. See below.
Looking south on Loop 494 across Northpark Drive and recently poured concrete.
They will then close off the existing lanes (on the left above) for demolition and repaving.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241213-DJI_20241213120604_0397_D.jpg?fit=1100%2C619&ssl=16191100adminadmin2024-12-14 17:05:102024-12-14 17:30:22Major Changes Coming Soon At Both Ends of Northpark Expansion Project
