4/6/2025 – After a little more than two inches of rain in a two hour period on 4/5/25, neighbors of the Meritage development in Atascocita bordering Pinehurst Trail Drive began noticing muddy runoff creeping toward their foundations.
Aerial photos taken today show that Meritage and its contractors have made some improvements to control runoff since previous storms. However, the attempts did not protect neighbors’ property during this storm, most likely because of poor execution and slow construction progress.
Failures Illustrate Need to Complete Drainage Work Faster
In Phase I, Meritage still has yet to install drainage and silt fence in areas it clearcut early in 2024.
In Phase II, dirt pushed silt fencing over in places. Muddy runoff invaded neighbors’ yards. Silty water also flooded Pinehurst Trail Drive.
These failures illustrate the need to complete drainage work faster once land is cleared.
Meritage is creating the same issues for its neighbors in Atascocita that the Perry Homes Woodridge Village development did with its neighbors in Kingwood.
Construction, in general, increases flood risk. For neighbors when construction practices are flawed or incomplete. And for larger, surrounding areas when increases in impervious cover may be insufficiently mitigated.
One-Year Rain Overcame Meritage Efforts
Before looking at photos of yesterday’s rain and its aftermath, let’s look at the rainfall totals. The closest Harris County Flood Control District gage is at West Lake Houston Parkway, a little more than a mile north. It received 2.6 inches of rain in a two-hour period on Saturday.
From Harris County Flood Warning System gage on West Lake Houston Parkway at West Fork.
That’s a one- to two-year rain according to NOAA’s precipitation-frequency estimates for this area. See the 2-hour row in Columns 1 and 2 below.
Atlas 14 Rainfall Probability Statistics for Lake Houston Area
It may have rained intensely yesterday. But the rain did not come close to setting any records. It’s EXPECTED. Statistically, construction companies should PLAN on encountering such rainfalls on virtually EVERY project of this scale.
But yesterday’s experience shows they don’t. At least Meritage and its contractor(s) didn’t.
Attempts to Control Drainage Fall Short
Meritage broke this project up into two phases on opposite sides of Pinehurst Trail Drive.
Contractors finished clearing Phase I on the west by the end of January 2024.
They finished clearing Phase II on the east by early 2025.
They added more silt fencing, staked out wattle rolls to help filter runoff, and built berms in places to help protect neighbors. They also placed sand bags next to storm sewer entrances to help stop sediment before it escaped into storm sewers.
But photos and video taken after yesterday’s rain also show:
In Phase I:
Severe erosion
Storm sewers and drainage pipes stacked and waiting for installation
No silt fencing protecting wetlands
No paving, no visible progress toward completion in months.
In Phase II:
Dirt pushed up against silt fences, knocking them over
Silty stormwater in neighbor’s yards near the damaged silt fence
Ponding water throughout the site
Runoff closing off half of Pinehurst Trail Drive.
See below.
Video and Photos From Day of Storm
A reader sent me these two clips. The first shows street flooding caused by runoff from Phase II. The second shows flooding in the Phase II site itself.
Pinehurst Trail Drive on 4/5/25 Near Meritage Phase II construction site.(13 seconds).
Meritage site on 4/5/25 after a one-year rain. (22 seconds).
A neighbor, James Montgomery, whose yard flooded badly sent me these shots.
Silty water approaching pool and house from Meritage site beyond fence.Hours later, his yard was still floodedwith silty water from construction site.
Aerial Photos Taken 24 Hours Later
Here’s how homes along the northern property line of Phase II looked around noon on Sunday.
Note damaged silt fence.Runoff from Phase II still creeping toward neighbors’ homes 24 hours after rainfall.Ponding water in Phase II on right overflowing into swale and heading toward storm sewer (top center).Note ponding water along entire silt fence on right. A well-constructed berm could have helped here.Looking E at entire Phase II of the Meritage site. Despite months of ideal construction weather since last major rain in February, runoff is still not controlled.Phase I shot shows grass around the detention basin finally taking hold. But drainage work is still far from completemore than a year after clearing.More drainage materials stacked up near western edge of Phase I. Note lack of silt fence and silty runoff escaping into wetlands that used to occupy a much larger part of Phase I.Entire site almost 1.5 years into development. Phase I in foreground. Phase II in upper left. Lake Houston at top of frame.
Personally, I hoped for more – especially from a company whose advertising slogan includes the words “Built. Better.” Construction opens a window of vulnerability to flooding. Companies should do everything they can to complete drainage work as fast as they can to close that window.
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.
12/7/24 – One of the leading environmental groups in the Houston region is the Bayou Land Conservancy (BLC). Their motto: “We preserve land along streams for flood control, clean water, and wildlife.”
Last year, BLC volunteers logged thousands of hours maintaining and improving natural areas and trails that help others appreciate nature’s wonders.
One such volunteer is Jeff Hodges. He helped restore land along Spring Creek in BLC’s Arrowwood Preserve, which is being used for environmental education. His story is a testament to the tenacity of BLC volunteers in their service of nature.Below are excepts from Hodges’ responses to my questions.
Preserve’s Contribution to Flood Reduction
Rehak: How does the Bayou Land Conservancy help reduce flooding?
Hodges: Development in the Houston area will continue. We need to understand how this can lead to increased flood risk of flooding if not managed correctly.
BLC is a land trust. It protects lands where rain water is absorbed and held as flood waters, slowing down the release of water into creeks, streams and rivers. That helps reduce or eliminate flooding downstream.
These lands are increasingly important. They let water soak into the land providing much needed water, to the water table and aquifers.
Currently, ever major aquifer in the U.S. is being depleted, except in the Pacific Northwest. This depletion contributes to subsidence, which increases flood risk. Areas in the Woodlands have lost two feet of elevation from subsidence.
The lands that BLC protects also provide habitat for wildlife and give people a chance to enjoy nature.
Rehak: Specifically, how does Arrowwood reduce flooding along Spring Creek.
Hodges: Arrowwood is a natural flood plain. It slows and stores rainwater flowing toward Spring Creek. A large portion of the preserve floods in heavy rains. It gives stormwater someplace to sit and wait instead of moving quickly downstream and flooding other areas already developed.
Restoring the Natural Environment
Rehak: I hear that in trying to make Arrowwood more user friendly, you and your fellow volunteers removed more than a mile of silt fence. How did it get there?
Hodges: A sand-and-gravel company installed the silt fence when it applied for a permit to turn the property into a quarry. But neighbors blocked approval of the permit. The mining company, after a number of years, donated the land to Bayou Land Conservancy.
Rehak: Removing that silt fence must have been a chore!
Hodges: We actually made a short movie about it. The preserve comprises 117 acres and the fence surrounded 22 acres. As work began to make the preserve accessible, we realized that we did not have the correct equipment to remove the silt fence.
Bayou Land Conservancy Volunteer Jeff Hodges led the Arrowwood Silt Fence Removal Project
We originally estimated the preserve had 2 miles of silt fencing containing approximately 700 posts, each weighing 5 pounds.
Jeff Hodges
The task seemed overwhelming. But we were very concerned about the impact of the fence on wildlife. Turtles and other small wildlife couldn’t get over or around it.
Volunteers Discover Task is Herculean
Rehak: What kind of problems did you encounter?
Hodges: I started to wonder if we could remove the silt fence manually. Bayou Land Conservancy gave me and a small team permission to work on it. The first day, two of us tried to develop a process to remove the silt fencing. In a half day, we could only remove about 10 posts and 50 feet of fencing.
Most of the posts had to be dug out by hand. Each was four feet and originally pounded into the ground to a depth of two feet. But over time, silt built up around the fence. Many sections were totally buried.
The silt fencing has three components: posts, heavy metal fencing, and a plastic tarp. The combination prevents silt, sand and rocks from washing into the creek.
After the first day, most people would have been discouraged. But our volunteers proved it could be done. It was just going to take a lot of time and effort.
Volunteers decided to separate the fence and post removal operations to speed things up.
We decided we would remove the metal fence along with the black tarp first. We left the posts until we were able to develop a better way to remove them.
But the removal of the fencing was not without problems. Portions of the fencing were buried, so we had to dig them out. Worse, the fencing had become overgrown. Before we could remove it, we first had to remove fallen trees, and cut away vines and brambles.
Triumph of Ingenuity, Sweat and Safety Goggles
Rehak: Did you ever develop a faster system?
Hodges: As we removed fencing over the next couple of months, we worked on developing a technique to remove posts without digging. Eventually, we developed a technique that sped up the operation. We hit the posts with a sledge hammer on all four sides to loosen them. Then we hooked up a farm jack to pry them out of the ground.
Working as a team, we could remove about 15 posts per hour. Some, buried to the top in heavy clay, still had to be dug out by hand. Those just took longer.
Everyone working on this project had to wear long pants, long sleeves, safety glasses, and heavy-duty work gloves. We also had to be up to date on our tetanus shots, too for obvious reasons.
Rehak: What did the final boxscore say?
Hodges: All in all, the team ended up removing 499 posts and more than 1.5 miles of fencing. While working on the fencing, we also removed trash and litter which seemed to be everywhere. Fencing and trash filled two industrial dumpsters.
Some of the trash and fencing materials removed from the BLC Arrowwood Preserve.
It was grueling work. But the transformation of the land is overwhelming. And very satisfying. The beauty of what this preserve will become is now evident.
Postscript: Jill Boullion, Bayou Land Conservancy Executive Director, said, ““Jeff was awarded our Trailblazer Award for 2024 because of his leadership on this project. It’s an important part of our restoration plan for Arrowwood that will make the preserve even more ecologically valuable for the community. We appreciate volunteers like Jeff and the crew that did this very difficult project.”
Posted by Bob Rehak and Jeff Hodges on 12/7/24
2657 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2024/12/20241207-Bayou-Land-Conservancy-Arrowwood-1.jpg?fit=1100%2C603&ssl=16031100adminadmin2024-12-07 18:17:022024-12-07 18:30:07Bayou Land Conservancy Volunteers Protect Nature’s Flood Protection
Improving building codes to mandate higher home elevations
Requiring greater setbacks from rivers, streams and bayous
De-snagging to prevent log-jams from backing water up
Preserving wetlands, grasslands and forests to absorb and slow runoff, and to create recreational opportunities for nearby homeowners
Bio-swales and ditches to create more stormwater storage and positive drainage around homes
Buying out flood-prone homes and converting the property to recreational or flood-mitigation space.
I’m sure more techniques exist. But those represent the big categories.
Complex Decisions Involving Many Factors
No one tool works for all situations. And many of the tools that reduce flood risk fly in the face of other human values. They may conflict with other values beyond safety, that we hold dear. Consider, for instance, property rights, individual freedom, job formation, expanding the tax base, a desire to live near water, and risk-taking.
So how do professionals decide which tools to apply where and when?
Again, it depends on a number of factors. To name a few:
Is State or Federal disaster-mitigation aid available?
Is Disaster Relief aid available?
Homeowner Inquiry Prompted Exploration
A homeowner reacted to one of my posts today. She lives in a low-lying area near FM1485 and the San Jacinto East Fork. It flooded badly on May2, 2024. She was certain that dredging and tree removal from the East Fork would help. But after investigating the area online, then from the ground and air, I wasn’t sure.
The normal river elevation in that area is 47.25 feet.
But on May 2, the river rose to 77.4 feet – 17 feet above the top of the river banks and 30 feet above normal!
Jeff Lindner, Harris County Meteorologist, had this to say about the May flood. “Since 1994, this was the second highest crest of the river at FM 1485. It exceeded Tropical Storm Imelda by 4.0 ft and the October 1994 flood by 1.0 ft.”
Lindner continued, “The flood of record remains Harvey which was 4.0 ft higher than the May 2024 event. The river exceeded the .2% (500-yr) exceedance probability elevation at the FM 1485 bridge by 1.5 ft. The table below shows the top five highest peaks on the East Fork of the San Jacinto River since 1994 at that location.”
Residents in this neighborhood experienced five 100-year-or-greater floods in 20 years. That’s one every four years. Is the risk 1% or 25% per year?
See the FEMA floodplain map below for the area in question.
It shows you how difficult flood prediction can be. It also shows you why even nature lovers should give water in Texas a wide berth unless they are prepared to lose everything. The May flood wasn’t even related to a tropical event!
Yellow/green diagonal line is the Harris/Montgomery County line. Image shows neighborhood S of FM1485 near East Fork. Crosshatch=floodway, Aqua=100-year and Tan=500 year floodplain.
Unfortunately, most of the homes in this neighborhood didn’t look like people could afford to lose everything. And I saw several that had been totally obliterated along with two roads that washed out.
I’m not sure what this was. But it was the only structure semi-standing for blocks around.
Professionals Say Buyouts Best Option In This Case, But…
In an area like this, flood-mitigation professionals have few good options. Given the depth of flooding, three professionals told me that intervention would have to be on a massive and costly scale to make a difference. As a result, each suggested buyouts as the best, most cost-effective alternative in this area.
Shortly after the May event, I interviewed a young couple named Daniel and Kathleen Moore. They lived on some of the highest land in the subdivision, but had flooded three times in the seven years that they owned their home (Harvey, Imelda, and May 2024).
They were hoping for a buyout. I called again today to see if they succeeded, but they were selling their property and moving out of state with their new baby. Why?
While Daniel was restoring the home, someone burned it to the ground on July 28th. Nothing stands there now but a charred chimney.
This was a heartbreaking story that deeply affected me personally. I once lived in a home near a creek that flooded frequently when I had two young babies.
While buyouts may sometimes be the most cost-effective option, they are not easy, according to a County Emergency Management Director that I interviewed. Counties must apply for FEMA buyout money and then it can take years to evaluate and rank all the applications and distribute the money.
Forest Cove buyouts took five years after Harvey to complete.
Ironically, the fact that the Moore’s were in a 500-year floodplain may have hurt their buyout chances. FEMA likes money to go to homes that are insured but which flood frequently.
So What About Dredging and Tree Removal?
The Moore’s lived in Montgomery County. But the other family that contacted me lived on the Harris side of the county line in the same neighborhood.
Typical scene in East Fork south of FM1485Area has trees down everywhere.
Experts I talked to suggested dredging wouldn’t make an appreciable difference given the narrow width of the river channel and the height of flooding. Plus, it could undermine more trees along the heavily wooded banks.
Removing trees that have already fallen, they say, is a good idea. They could float downstream, form log dams that flood other homes, and/or harm boaters in Lake Houston. But who is responsible for removing them?
I asked Matt Barrett, head of SJRA’s Flood Management Division. Said Barrett, “SJRA’s jurisdiction does not include Harris County, so projects constructed in Harris County would have to be led by HCFCD.”
Distant Chances for Other Flood Mitigation
That said, Barrett also volunteered that SJRA has partnerships with both HCFCD and the City of Houston. The entities work together on multiple projects from the San Jacinto River Basin Master Drainage Plan. But finding funding remains a challenge. And large scale projects are not quick to implement.
That brings us full circle to the original question in the headline. What was or is the best thing(s) homeowners can do to reduce their flooding chances? In my opinion:
Avoid buying property near water if you have a flooding concern
I’m not a professional engineer and I do not render professional engineering opinions. But I have interviewed a lot of flood victims who wish they could turn back the hands of time and build on higher ground.
Foundation being endangered by riverbank erosion.
If you have the slightest qualms about flooding when purchasing property, make sure you consult a professional engineer to evaluate your risk and mitigation options.
Posted by Bob Rehak on 8/20/24
2548 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/2024/08/20240820-DJI_20240820122419_0652_D.jpg?fit=1100%2C619&ssl=16191100adminadmin2024-08-20 19:27:412024-08-20 20:02:13What Can Be Done to Reduce Flood Risk?
Meritage Flooding Atascocita Neighbors
4/6/2025 – After a little more than two inches of rain in a two hour period on 4/5/25, neighbors of the Meritage development in Atascocita bordering Pinehurst Trail Drive began noticing muddy runoff creeping toward their foundations.
Aerial photos taken today show that Meritage and its contractors have made some improvements to control runoff since previous storms. However, the attempts did not protect neighbors’ property during this storm, most likely because of poor execution and slow construction progress.
Failures Illustrate Need to Complete Drainage Work Faster
In Phase I, Meritage still has yet to install drainage and silt fence in areas it clearcut early in 2024.
In Phase II, dirt pushed silt fencing over in places. Muddy runoff invaded neighbors’ yards. Silty water also flooded Pinehurst Trail Drive.
Meritage is creating the same issues for its neighbors in Atascocita that the Perry Homes Woodridge Village development did with its neighbors in Kingwood.
Construction, in general, increases flood risk. For neighbors when construction practices are flawed or incomplete. And for larger, surrounding areas when increases in impervious cover may be insufficiently mitigated.
One-Year Rain Overcame Meritage Efforts
Before looking at photos of yesterday’s rain and its aftermath, let’s look at the rainfall totals. The closest Harris County Flood Control District gage is at West Lake Houston Parkway, a little more than a mile north. It received 2.6 inches of rain in a two-hour period on Saturday.
That’s a one- to two-year rain according to NOAA’s precipitation-frequency estimates for this area. See the 2-hour row in Columns 1 and 2 below.
It may have rained intensely yesterday. But the rain did not come close to setting any records. It’s EXPECTED. Statistically, construction companies should PLAN on encountering such rainfalls on virtually EVERY project of this scale.
But yesterday’s experience shows they don’t. At least Meritage and its contractor(s) didn’t.
Attempts to Control Drainage Fall Short
Meritage broke this project up into two phases on opposite sides of Pinehurst Trail Drive.
Both sides flooded already earlier this year on February 11. The West Lake Houston Parkway gage received less than a 1-year rain that time. A public outcry caused Meritage to step up its efforts to control runoff. And they did. Somewhat.
They added more silt fencing, staked out wattle rolls to help filter runoff, and built berms in places to help protect neighbors. They also placed sand bags next to storm sewer entrances to help stop sediment before it escaped into storm sewers.
But photos and video taken after yesterday’s rain also show:
See below.
Video and Photos From Day of Storm
A reader sent me these two clips. The first shows street flooding caused by runoff from Phase II. The second shows flooding in the Phase II site itself.
A neighbor, James Montgomery, whose yard flooded badly sent me these shots.
Aerial Photos Taken 24 Hours Later
Here’s how homes along the northern property line of Phase II looked around noon on Sunday.
Personally, I hoped for more – especially from a company whose advertising slogan includes the words “Built. Better.” Construction opens a window of vulnerability to flooding. Companies should do everything they can to complete drainage work as fast as they can to close that window.
For More Information
Meritage builds homes in 11 states. Their website also shows they build homes in 34 communities in the Houston area alone. The posts below contain photos of and background materials about the development.
2/13/25 Meritage Site Overflows Despite Detention Basin
12/23/24 Meritage Finishes Clearing 40 Acres between Pinehurst and Kings River
10/27/24 – Concerns About Fill Height in New Atascocita Development
3/11/24 – New Kings River Development Gets a Buzz Cut
2/13/24 – Meritage Begins Clearing 40 Acres for 210 Homes, Many Over Wetlands
2/26/24 – New Kings River Development Drainage Analysis, Plans Raise Questions
Posted by Bob Rehak on 4/6/25
2777 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.
Bayou Land Conservancy Volunteers Protect Nature’s Flood Protection
12/7/24 – One of the leading environmental groups in the Houston region is the Bayou Land Conservancy (BLC). Their motto: “We preserve land along streams for flood control, clean water, and wildlife.”
Last year, BLC volunteers logged thousands of hours maintaining and improving natural areas and trails that help others appreciate nature’s wonders.
One such volunteer is Jeff Hodges. He helped restore land along Spring Creek in BLC’s Arrowwood Preserve, which is being used for environmental education. His story is a testament to the tenacity of BLC volunteers in their service of nature. Below are excepts from Hodges’ responses to my questions.
Preserve’s Contribution to Flood Reduction
Rehak: How does the Bayou Land Conservancy help reduce flooding?
Hodges: Development in the Houston area will continue. We need to understand how this can lead to increased flood risk of flooding if not managed correctly.
BLC is a land trust. It protects lands where rain water is absorbed and held as flood waters, slowing down the release of water into creeks, streams and rivers. That helps reduce or eliminate flooding downstream.
These lands are increasingly important. They let water soak into the land providing much needed water, to the water table and aquifers.
Currently, ever major aquifer in the U.S. is being depleted, except in the Pacific Northwest. This depletion contributes to subsidence, which increases flood risk. Areas in the Woodlands have lost two feet of elevation from subsidence.
The lands that BLC protects also provide habitat for wildlife and give people a chance to enjoy nature.
Rehak: Specifically, how does Arrowwood reduce flooding along Spring Creek.
Hodges: Arrowwood is a natural flood plain. It slows and stores rainwater flowing toward Spring Creek. A large portion of the preserve floods in heavy rains. It gives stormwater someplace to sit and wait instead of moving quickly downstream and flooding other areas already developed.
Restoring the Natural Environment
Rehak: I hear that in trying to make Arrowwood more user friendly, you and your fellow volunteers removed more than a mile of silt fence. How did it get there?
Hodges: A sand-and-gravel company installed the silt fence when it applied for a permit to turn the property into a quarry. But neighbors blocked approval of the permit. The mining company, after a number of years, donated the land to Bayou Land Conservancy.
Rehak: Removing that silt fence must have been a chore!
Hodges: We actually made a short movie about it. The preserve comprises 117 acres and the fence surrounded 22 acres. As work began to make the preserve accessible, we realized that we did not have the correct equipment to remove the silt fence.
The task seemed overwhelming. But we were very concerned about the impact of the fence on wildlife. Turtles and other small wildlife couldn’t get over or around it.
Volunteers Discover Task is Herculean
Rehak: What kind of problems did you encounter?
Hodges: I started to wonder if we could remove the silt fence manually. Bayou Land Conservancy gave me and a small team permission to work on it. The first day, two of us tried to develop a process to remove the silt fencing. In a half day, we could only remove about 10 posts and 50 feet of fencing.
Most of the posts had to be dug out by hand. Each was four feet and originally pounded into the ground to a depth of two feet. But over time, silt built up around the fence. Many sections were totally buried.
The silt fencing has three components: posts, heavy metal fencing, and a plastic tarp. The combination prevents silt, sand and rocks from washing into the creek.
After the first day, most people would have been discouraged. But our volunteers proved it could be done. It was just going to take a lot of time and effort.
We decided we would remove the metal fence along with the black tarp first. We left the posts until we were able to develop a better way to remove them.
But the removal of the fencing was not without problems. Portions of the fencing were buried, so we had to dig them out. Worse, the fencing had become overgrown. Before we could remove it, we first had to remove fallen trees, and cut away vines and brambles.
Triumph of Ingenuity, Sweat and Safety Goggles
Rehak: Did you ever develop a faster system?
Hodges: As we removed fencing over the next couple of months, we worked on developing a technique to remove posts without digging. Eventually, we developed a technique that sped up the operation. We hit the posts with a sledge hammer on all four sides to loosen them. Then we hooked up a farm jack to pry them out of the ground.
Working as a team, we could remove about 15 posts per hour. Some, buried to the top in heavy clay, still had to be dug out by hand. Those just took longer.
Everyone working on this project had to wear long pants, long sleeves, safety glasses, and heavy-duty work gloves. We also had to be up to date on our tetanus shots, too for obvious reasons.
Rehak: What did the final boxscore say?
Hodges: All in all, the team ended up removing 499 posts and more than 1.5 miles of fencing. While working on the fencing, we also removed trash and litter which seemed to be everywhere. Fencing and trash filled two industrial dumpsters.
It was grueling work. But the transformation of the land is overwhelming. And very satisfying. The beauty of what this preserve will become is now evident.
Postscript: Jill Boullion, Bayou Land Conservancy Executive Director, said, ““Jeff was awarded our Trailblazer Award for 2024 because of his leadership on this project. It’s an important part of our restoration plan for Arrowwood that will make the preserve even more ecologically valuable for the community. We appreciate volunteers like Jeff and the crew that did this very difficult project.”
Posted by Bob Rehak and Jeff Hodges on 12/7/24
2657 Days since Hurricane Harvey
What Can Be Done to Reduce Flood Risk?
Flood-control experts have many tools in their tool chests to reduce flood risk. They include:
I’m sure more techniques exist. But those represent the big categories.
Complex Decisions Involving Many Factors
No one tool works for all situations. And many of the tools that reduce flood risk fly in the face of other human values. They may conflict with other values beyond safety, that we hold dear. Consider, for instance, property rights, individual freedom, job formation, expanding the tax base, a desire to live near water, and risk-taking.
So how do professionals decide which tools to apply where and when?
Again, it depends on a number of factors. To name a few:
Homeowner Inquiry Prompted Exploration
A homeowner reacted to one of my posts today. She lives in a low-lying area near FM1485 and the San Jacinto East Fork. It flooded badly on May2, 2024. She was certain that dredging and tree removal from the East Fork would help. But after investigating the area online, then from the ground and air, I wasn’t sure.
The normal river elevation in that area is 47.25 feet.
But on May 2, the river rose to 77.4 feet – 17 feet above the top of the river banks and 30 feet above normal!
Jeff Lindner, Harris County Meteorologist, had this to say about the May flood. “Since 1994, this was the second highest crest of the river at FM 1485. It exceeded Tropical Storm Imelda by 4.0 ft and the October 1994 flood by 1.0 ft.”
Lindner continued, “The flood of record remains Harvey which was 4.0 ft higher than the May 2024 event. The river exceeded the .2% (500-yr) exceedance probability elevation at the FM 1485 bridge by 1.5 ft. The table below shows the top five highest peaks on the East Fork of the San Jacinto River since 1994 at that location.”
Date Peak Elevation
HCFCD calculates the elevation of a 100-year flood is 70.6 feet.
So…
See the FEMA floodplain map below for the area in question.
It shows you how difficult flood prediction can be. It also shows you why even nature lovers should give water in Texas a wide berth unless they are prepared to lose everything. The May flood wasn’t even related to a tropical event!
Unfortunately, most of the homes in this neighborhood didn’t look like people could afford to lose everything. And I saw several that had been totally obliterated along with two roads that washed out.
Professionals Say Buyouts Best Option In This Case, But…
In an area like this, flood-mitigation professionals have few good options. Given the depth of flooding, three professionals told me that intervention would have to be on a massive and costly scale to make a difference. As a result, each suggested buyouts as the best, most cost-effective alternative in this area.
Shortly after the May event, I interviewed a young couple named Daniel and Kathleen Moore. They lived on some of the highest land in the subdivision, but had flooded three times in the seven years that they owned their home (Harvey, Imelda, and May 2024).
They were hoping for a buyout. I called again today to see if they succeeded, but they were selling their property and moving out of state with their new baby. Why?
While Daniel was restoring the home, someone burned it to the ground on July 28th. Nothing stands there now but a charred chimney.
This was a heartbreaking story that deeply affected me personally. I once lived in a home near a creek that flooded frequently when I had two young babies.
While buyouts may sometimes be the most cost-effective option, they are not easy, according to a County Emergency Management Director that I interviewed. Counties must apply for FEMA buyout money and then it can take years to evaluate and rank all the applications and distribute the money.
Forest Cove buyouts took five years after Harvey to complete.
Ironically, the fact that the Moore’s were in a 500-year floodplain may have hurt their buyout chances. FEMA likes money to go to homes that are insured but which flood frequently.
So What About Dredging and Tree Removal?
The Moore’s lived in Montgomery County. But the other family that contacted me lived on the Harris side of the county line in the same neighborhood.
Experts I talked to suggested dredging wouldn’t make an appreciable difference given the narrow width of the river channel and the height of flooding. Plus, it could undermine more trees along the heavily wooded banks.
Removing trees that have already fallen, they say, is a good idea. They could float downstream, form log dams that flood other homes, and/or harm boaters in Lake Houston. But who is responsible for removing them?
I asked Matt Barrett, head of SJRA’s Flood Management Division. Said Barrett, “SJRA’s jurisdiction does not include Harris County, so projects constructed in Harris County would have to be led by HCFCD.”
Distant Chances for Other Flood Mitigation
That said, Barrett also volunteered that SJRA has partnerships with both HCFCD and the City of Houston. The entities work together on multiple projects from the San Jacinto River Basin Master Drainage Plan. But finding funding remains a challenge. And large scale projects are not quick to implement.
That brings us full circle to the original question in the headline. What was or is the best thing(s) homeowners can do to reduce their flooding chances? In my opinion:
I’m not a professional engineer and I do not render professional engineering opinions. But I have interviewed a lot of flood victims who wish they could turn back the hands of time and build on higher ground.
If you have the slightest qualms about flooding when purchasing property, make sure you consult a professional engineer to evaluate your risk and mitigation options.
Posted by Bob Rehak on 8/20/24
2548 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.