Tag Archive for: City of Houston

SJRA Resumes Seasonal Release 3 Days Before Scheduled End

For the record, this morning, the SJRA resumed lowering Lake Conroe just three days before the scheduled end of its Spring seasonal release. As of 1PM, the SJRA is releasing 1581 cubic feet per second. Recent rains raised the lake level more than a half foot from the target of 200 feet to 200.53 feet.

Source SJRA.net as of approximately 11 a.m. on May 29, 2020.

SJRA Coordinated with CoH

The lake had risen to approximately 200.4 feet for the last two weeks of May. And, when heavy rains entered the forecast, readers began to ask whether SJRA would lower it to 200 again. However, SJRA did not resume lowering at that time.

Reportedly, the City of Houston was worried about overloading Lake Houston at a time when:

  • Dam repairs were in progress
  • Heavy rainfall was in the forecast

So the SJRA held water back.

What 500 CFS looks like. Photographed 7/31/2018, during a tour of the Lake Conroe Dam. The current release is three times this rate.

According to sources, the Coastal Water Authority has opened its gates on Lake Houston and is coordinating release rates with the SJRA so as not to flood downstream residents.

Exact Text of Spring Lake Lowering Policy

For the record, here is the official SJRA lake lowering policy renewed with some modifications after months of divisive debate. Lake Houston residents wanted the extra buffer against flooding. Lake Conroe residents claimed there was no proof it worked. They also claimed that it was lowering their property values and destroying their tax base.

In the Spring, the policy calls for:

“Beginning April 1, release only an amount of water from Lake Conroe to create a one foot capacity to catch rainfall and storm runoff (from 201’ mean sea level to 200’ msl). Recapture of lake level beginning June 1.”

Average Lake Level By Month for 46 Years

Also note that the lake level rarely reaches 201. The average varies each month depending on rainfall and evaporation. So when Lake Conroe reached 200.53, it exceeded the norm.

Lake Conroe seasonal levels by month. Source: SJRA

We need to watch this closely. In 2.5 days, this release should stop until the SJRA resumes seasonal releases on August 1. Please report any flooding through the contact page on this web site.

Text of Fall Policy

The fall seasonal lowering coincides with the peak of hurricane season. The SJRA Fall seasonal lowering policy states:

Beginning August 1, release only an amount of water from Lake Conroe to create a one foot capacity to catch rainfall and storm runoff (from 201’ msl to 200’ msl). After September 1, increase capacity an additional six inches (from 200’ msl to 199.5’ msl). If a named storm is predicted to impact our region, the COH may initiate an additional release of six inches (to 199’ msl) by notifying SJRA in writing of their call for release. Recapture beginning October 1.

Posted by Bob Rehak on 5/29/2020

1004 Days after Hurricane Harvey

City of Houston Contractors to Begin East Fork Debris Removal

Disaster Recovery Corporation, a contractor for the City of Houston will soon begin debris removal on the San Jacinto East Fork.

Scope of Work

The scope of this particular phase of debris removal extends from just north of the southern tip of Lake Houston Park to about halfway up the east side of the 5000 acre park. See the start and stop points on the satellite image below.

The City of Houston should begin debris removal on the east side of Lake Houston Park next week.

The distance covered equals 2 miles as crow flies or 3 miles as the fish swims.

Debris Includes…

Here are FEMA guidelines for debris removal. Debris can include trees, sunken boats, old tires, vehicles, and other things washed downstream in floods. It is basically any debris in the water, or below the surface at a depth that is equal to the maximum draft level of the largest vessel that would use the waterway plus 2 feet. Debris also includes trees that are leaning or that pose a threat to public safety.

Beginning First Week in June

Work should start the first week in June. Authorities eventually expect the work to extend up to the Harris County line at FM1485 near the extension of the Grand Parkway.

Debris Removal to Date

Debris removal to date in other places on the East and West Forks and their tributaries has consisted mainly of the removal of downed trees. On Lake Houston, debris removal began almost exactly two years ago.

The trees pose hazards to navigation and can form logjams that back water up in floods, threatening homes and businesses. They also can get hung up on bridge supports and the Lake Houston Dam, threatening infrastructure.

During Harvey, trees swept downstream and caught up in the supports for the Union Pacific and the southbound Highway 59 bridges over the West Fork in Humble. Both bridges had to be replaced. Trees also blocked flow at the FM1960 bridge and the rail bridge in Lake Houston.

Trees enter the waterway when floodwaters undermine river banks or simply rip trees out by their roots.

Downed trees on West Fork after Hurricane Harvey flood. Photo taken September 14, 2017
Dead tree removal on Lake Houston in June 2018.
This pontoon carried dead trees as well as fencing that had been swept into the river. September 2018.

Posted by Bob Rehak on 5/29/2020

1004 Days after Hurricane Harvey and 253 since Imelda

Development Watch List: Orchard Seeded Ranches From the Air

The Romerica high-rise project near the floodway of the San Jacinto West Fork was reborn recently as Orchard Seeded Ranches. Same property. Same developer. Undisclosed concept as of this date.

When the developer sought approval of their general plan from the City of Houston Planning Commission, the City deferred approval. Instead they asked the developer to consult with the City Engineer and Harris County Flood Control, before coming back to the commission.

Despite the location of the development in the floodplain and floodway of the West Fork, ironically, the City had only procedural comments on the plans. The comments had to do with things like the spacing and labelling of streets. Incredibly, they did not refer to potential flooding or wetlands issues.

Pending Regulation Changes Could Affect Development

However, regulation changes are pending. Harris County has made adoption of its Atlas-14-based stormwater design and floodplain standards a condition of participating in all flood bond projects. Those standards would require elevation of any homes built on the Romerica property. In practical terms, that means building on stilts. And that, in turn, means dollars.

Specifically, the County wants the City to change Article III: Standards for Flood Hazard Reduction in the Houston Code of Ordinances, Chapter 19 Floodplain (September 2018):

  • 19-33(a) Base Flood Elevation Requirements –Must also include a provision that no fill will be allowed to elevate structures proposed for the 100-year floodplain.  These structures must be on open foundations designed by a structural engineer.

Where Property Is

Here’s where the property is. It wraps around the Barrington, which was elevated significantly and still flooded during Harvey. It also wraps around River Grove Park Kingwood Country Club, and Deer Ridge Park.

Purple area represents proposed site of Romerica’s Orchard Seeded Ranches Development.

Large Concentration of Forested Wetlands

All aerial photos below were taken on 5/11/2020.

Looking southeast from the southwest corner of Romerica’s property. Hamblen Road enters the from on the middle right. That’s the San Jacinto West Fork cutting through the top of the frame.
Looking southeast while hovering over Woodland Hills Drive. The northern part of Romerica’s property lies between the front and back nines of the Kingwood Country Club Lake Course. That’s the Barrington on the right.
Those same trees serve as a nesting ground for hundreds of great egrets.
Looking southwest from near the entrance from Barrington. Deer Ridge Park wraps around the water tower.
Looking SE over Woodland Hills and the Barrington entrance. The property contains three artificial lakes, which I believe were excavated to elevate the Barrington. Note how high lake level/water table is. River Grove soccer fields are on right. Look closely and you can also see the Kingwood Diversion Ditch entering the park from the lower right.

From the ground, beneath the dense canopy of trees, you can see palmettos galore. Palmetto plants are an important biologic indicator of wetlands. They only grow where the ground is underwater at least part of the year.

Source: USGS National Wetlands Inventory. Blue areas = lake. Green = Forested Wetlands.

Role of Wetlands in Reducing Flooding

The EPA cites flood protection as one of the primary benefits of wetlands.

“Wetlands function as natural sponges that trap and slowly release surface water, rain, … and flood waters. Trees, root mats and other wetland vegetation also slow the speed of flood waters and distribute them more slowly over the floodplain. This combined water storage an braking action lowers flood heights and reduces erosion,” says the Agency.

They continue: “Wetlands within and downstream of urban areas are particularly valuable, counteracting the greatly increased rate and volume of surface- water runoff from pavement and buildings. The holding capacity of wetlands helps control floods… Preserving and restoring wetlands together with other water retention can often provide the level of flood control otherwise provided by expensive dredge operations and levees. The bottomland hardwood- riparian wetlands along the Mississippi River once stored at least 60 days of floodwater. Now they store only 12 days because most have been filled or drained.”

Reasons Romerica Application Previously Withdrawn

Last year, when Romerica tried to develop this area as condos and high rises, they ran into protests from US Fish and Wildlife Service, the Army Corps, environmental groups, and the Kingwood community. Major concerns included the filling of wetlands, nesting bald eagles, river migration, flood dangers to residents, and lack of evacuation routes.

Fence separating Romerica property from Hamblen road after Harvey.

All those concerns still exist. Romerica should take a cue from the Humble ISD. They’ve had two ag barns in this area. The District abandoned one (that was actually on Romerica property), moved to higher ground, is trying to abandon the second, and hopes to move to higher ground yet again.

As of this writing, Romerica has not yet reapplied to the City Planning Commission. Nor has the City adopted all of the County’s Atlas-14 regulations.

Posted by Bob Rehak on 5/27/2020

1002 Days after 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.

Flood Regs: What County Wants City to Do as Part of Woodridge Village Purchase Deal

Through a Freedom of Information Act (FOIA) request, ReduceFlooding.com has obtained details of Harris County’s request to the City of Houston to revise its flood regs. Complying with the request is one of two conditions the City must meet before the County will purchase Perry Homes’ Woodridge Village.

Background

Woodridge Village twice contributed to flooding in Elm Grove and North Kingwood Forest last year. Ever since, flood-weary residents have pled with Harris County and City of Houston officials to buy the property and build regional floodwater-detention facilities there that would protect them. The City initially declined. The County agreed, but with two conditions.

  • First, the County wanted the cash-poor City to pay for half the purchase through the donation of land that the County could then use to help offset costs for other HCFCD projects.
  • Second, the County wanted the City update to its stormwater and floodplain ordinances to make them consistent with the County’s.

Harmonizing the regulations would provide consistency between the three largest governmental agencies tasked with drainage projects in the our area: Harris County Engineering Department, Harris County Flood Control, and the City of Houston. 

This is the first step in getting all municipalities and County governments that drain to Harris County to adopt similar standards to help reduce flooding risks and protect the billions of dollars of drainage infrastructure investments currently being made in the area.

A Houston Chronicle article (that didn’t even mention Elm Grove) said, that in the future, the county would not share flood bond money with any of 34 different municipalities within its jurisdiction that have not updated and harmonized their regulations with Harris County’s.

So what were the requested changes?

Below are revisions needed for the City of Houston to comply with Harris County Infrastructure Regulations (2019 version) and the HCFCD Policy, Criteria and Procedures Manual.

In all cases cited below, Harris County flood regulations exceed the City of Houston’s. The County does not ask the City to relax any guidelines.

Houston Chapter 9 (Stormwater Design Requirements – July 2019)

General Note – The City updated this Chapter in late 2019 to add Atlas 14 rainfall information for use in storm sewer design. The County also added Atlas 14 to its regulations.

However, the County requests that the City make additional changes as follows:

Section 9.2 Design Requirements:

  • 9.2.01(B)(3)(a)(1) Table of Rational Method Runoff Coefficients – Must be updated for lots greater than ¼ acre to be consistent with Harris County requirements. 
  • 9.2.01(C)(7)(d) Table 9-2 – Revise inlet capacities for Type A, D, D-1, C-2, C-2A, D, D-1, and E inlets to be consistent with Harris County requirements. 
  • 9.2.01(D)(3)(c) Relationship of Structures to Street – Revise finished slab elevation criteria to be consistent with Harris County requirements of 18” above the 100-year floodplain, one foot above the maximum ponding depth within a 10’ radius of the structure or at or above the 500-year floodplain, whichever is higher.
  • 9.2.01(H)(2)(d) Waiver of Detention Requirements – Remove this section; it would allow developments to be constructed without detention. 
  • 9.2.01(H)(3)(a-e) Calculation of Detention Volume – Revise to remove detention rates based on tract size, revise detention rates to be consistent with Harris County requirements of 0.75 acre-feet/acre for storm sewer outfalls and 1.0 acre-feet/acre for roadside ditch outfalls, or HCFCD requirements if outfalling to HCFCD facility.
  • 9.2.01(H)(3)(a-e) Tracts >50 acres – Refer to HCFCD requirements if outfalling to HCFCD facility, otherwise refer to Harris County requirements if outfalling to storm sewer or roadside ditch. 
  • 9.2.01(H)(4) Calculation of Outlet Size – Revise to be consistent with Harris County requirements,  remove minimum restrictor size, remove allowable discharge rates of 0.5 cfs and 2.0 cfs per acre and include calculated allowable rates.  
  • 9.2.01(H)(5)(a) Private Facilities – Include Harris County pumped detention information including detention rate, allowable drain times, and percentage that must be drained by gravity.  Add minimum bottom slopes and pilot channel slopes from Harris County requirements. 

Houston Code of Ordinances, Chapter 19 Floodplain (September 2018)

Under Article III: Standards for Flood Hazard Reduction:

  • 19-33(a) Base Flood Elevation Requirements – Must also include a provision that no fill will be allowed to elevate structures proposed for the 100-year floodplain.  These structures must be on open foundations designed by a structural engineer.
  • 19-33(c) AO Zones – Revise to require finish floor elevation of three feet above the depth number noted in the specific zone, or 6 feet if no depth number is specified.   
  • 19-34(a)(4)  – Remove this item that allows fill to be placed in the 0.2% floodplain without mitigating excavation. 
  • 19-34(d) Critical Facilities – Add requirement for these facilities to have the lowest floor elevated 24” above the crown of the adjacent street if that is higher than 3’ above the 0.2% elevation. 
  • 19-43 (c)&(d) Floodways – Require an engineering report for the foundation in addition to the “no-rise” analysis and mitigation requirements. Add Harris County requirements for foundation design.
  • 19-43(e) Bridges – Add requirement that all bridge construction that modifies the base flood elevation or that modifies the geometry of the bridge or channel must submit a CLOMR and LOMR.
  • 19-75 Manufactured home placement in a floodway or coastal high hazard area – Remove this section that allows for manufactured homes to be placed in these areas.

The County also recommends that the Harris County Floodplain Administrator should review Chapter 19 for additional changes to ensure consistency with Harris County floodplain regulations.

Negotiations Still Reportedly Ongoing

City of Houston did not discuss conditions of the Perry purchase in last week’s City Council session. Neither are County Commissioners scheduled to discuss them this week. However, negotiations with Perry are reportedly continuing despite the passage of Perry’s extended deadline.

Meanwhile, with hurricane season less than two weeks away, Perry Homes’ new contractors continue to put the full-court press on construction of detention ponds. They have made more progress in two months than the previous contractors did in two years.

Posted by Bob Rehak on 5/19/2020 with keyframe from Jim Zura, Zura Productions

994 Days after Hurricane Harvey and 243 after Imelda

HCFCD Finishes Clean-Out of Its Portion of Rogers Gully; But Mouth Bar Remains

Aerial photos taken on April 21, 2020 show that Harris County Flood Control District (HCFCD) finished its Rogers Gully project in the Walden area of Lake Houston south of FM1960. However, a significant mouth bar remains in the portion of the ditch owned by the City of Houston.

Looking west from shoreline of Lake Houston. Harris County Flood Control excavated accumulated sediment earlier this year in the visible portions of Rogers Gully.
Looking east from same position, shows work still remains in the City-owned portion of Rogers Gully.

Project Did Not Extend to Lake Houston

The channel repair project extended from Trophy Place to approximately 1,400 feet downstream. Matt Zeve, Deputy Executive Director of HCFCD, said “We had worked this location a year ago, and the sediment accumulated in this spot again very quickly, so we had to come back.”

However, he added, “We won’t be getting the mouth bar.” The mouth bar is yet another one of the jurisdictional issues that plague homeowners around Lake Houston. The map below shows the HCFCD right-of-way in yellow. City of Houston (COH) is the red (actually COH owns all of the lake area even though it doesn’t show up on the map).

HCFCD excavated the yellow portion of Rogers Gully.

Zeve also said, “The mouth bar will have to be handled by another dredging contract that will come after the COH executes the $30 million program.” The $30 million program refers to the Huberty Amendment to SB500 passed during the last legislature.

The April photo of the mouth bar above was taken after a large rain when the lake level was up slightly. When the level is down, here is what the problem looks like.

Still shot from Jack and Greg Toole’s video. Used with permission.

The Rogers Gully mouth bar still appears to have the potential to back water up and contribute to neighborhood flooding.

Posted by Bob Rehak on 5/10/2020

985 Days after Hurricane Harvey and 234 after Imelda

Contractors Begin Excavation of N1 Detention Pond at Perry Homes’ Woodridge Village

In the last week, contractors have finally started excavating the N1 detention pond at Woodridge Village. Work on the excavation of N2 continues. It also appears that they may have started prep work for excavating the N3 pond. See photos below.

All this comes:

The next Commissioners’ Court Meeting is set for May 19. The agenda for that meeting should be posted May 15.

Excavation Begins on N1 Pond (First Pond on Northern Section)

On May 5, 2020, Jeff Miller, an Elm Grove resident, noticed excavation activity near the Webb Street entrance to Perry Homes’ Woodridge Village. Engineers designated this area for the N1 (first northern) detention pond.

Photo Courtesy of Jeff Miller from Webb Street Entrance in Porter taken on 5/5/2020 shows excavation beginning on N1
Closer photo by Miller from Webb Street Entrance also taken on 5/5/2020
Wider shot by Miller on same date shows additional prep work on N1 site

Miller also shot this video on 5/6/2020, showing the progress contractors have made on the excavation in one day.

Video by Jeff Miller, Elm Grove resident on 5/6/2020.

N2 Excavation Continues

I took the shot below on May 1 with a telephoto lens from the north end of Village Springs in Elm Grove. It shows excavation work continuing on the N2 pond.

Excavation work on N2. Photo taken on 5/1/2020.

Additional Work in Area of N3 Pond

Additional work near area of N3. This excavator was loading up three dump trucks on May 1, 2020.
The dump trucks hauled dirt back to the soupy portion of the Woodridge Villages northern section, then circled back.

On May 5th, Jeff Miller photographed the N3 area from a closer vantage point. It appears only the surface layer has been scraped off so far.

Photo of N3 area courtesy of Jeff Miller taken on 5/5/2020.

Putting New Work in Context of Entire Project

Here’s the layout for the five Woodridge Village Detention Ponds. Contractors finished work on the two southern ponds earlier this year.

Woodridge Village has five detention ponds at various stages of completion. Northern ponds are now under construction. Southern ponds are completed.
At the time of last year’s May flood, only S1 was complete. S2 was substantially completed by September’s flood. The northern ponds had not yet been started.

When the northern detention ponds are complete, the detention system will still not be fully functional because there are no streets or storm drains yet to funnel water into them. Still, some detention is better than no detention with hurricane season three weeks away and an above average season predicted.

City Still Needs to Meet Two Conditions

Perry Homes swears that the work being done now will not affect the purchase price if the County makes a decision on the property by May 15th. At their last meeting, commissioners made the purchase contingent on the City of Houston:

  • Adopting Atlas-14 rainfall statistics
  • Donating $7 million worth of land to HCFCD for flood control projects and to help offset the purchase price of Perry’s property.

No items relating to the purchase appeared on this week’s City Council agenda. But Council meets again next week before the deadline expires.

The County hopes to meet with the City next week to discuss the donation of land. The County also reportedly feels that the four days between Perry Homes’ extended deadline (May 15) and the next commissioners’ court meeting (May 19) will not present a problem if the the City meets the conditions.

Posted by Bob Rehak on 5/6/2020 with thanks to Jeff Miller

981 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.

Planning Commission Concerns About Romerica Land Seem More Procedural than Flood-Related

Last week, the Houston Planning Commission deferred approval of the General Plan for Romerica’s Orchard Seeded Ranches in Kingwood. A City of Houston Planning and Development Department document obtained this afternoon suggests that concerns about the West Fork development may have been more procedural than flood-related.

Much of Romerica’s land lies between the Barrington in foreground and San Jacinto River in background. All 283 homes in Barrington flooded during Harvey.

Of the ten concerns listed in a letter to the permit applicant, only one had to do with flooding. And that came from Harris County Flood Control, not the City. Nine other concerns had to do with street spacing and layouts or labelling.

Half of Land in Floodway

Half of Orchard Seeded Ranches is in the floodway (below red line) of the San Jacinto West Fork.
Half of Orchard Seeded Ranches is in the floodway (below red line) of the San Jacinto West Fork. That line will shift north on new flood maps.

Half of the land lies in the floodway of the West Fork. The other half lies in the hundred-year floodplain. The development would be built on the same property that Romerica tried to get approved last year. The company wanted to build a series of high rises and 5,000 condominiums. That proposal drew a record 770 letters of protest to the Army Corps. Despite all that…

The Planning Commission document indicates that the City Engineer had no comments on the proposal.

Last week it appeared that the balance of power might be shifting at City Hall from developers to flood-weary residents. This week, it appears the other way around.

Only Harris County Flood Control Raises Serious Objections

Harris County Flood Control District (HCFCD) recommended deferral of any approvals until the master drainage plan for the development is reviewed. HCFCD also said, “This area has historically been prone to flooding with numerous home buyouts immediately to the west. The Flood Control District, City of Houston, Montgomery County, and San Jacinto River Authority are working on a planning study to reduce flood risk in this area.”

Those partners should complete the San Jacinto Regional Watershed Master Drainage Plan final report by September this year.

Part of that plan will include new flood surveys. They will likely show the floodway expanding to take in an even greater percentage of Romerica’s property.

Gear Up for Another Lengthy Fight

It should not take the developer much time to address City’s concerns. It’s unclear at this time whether the City will heed the HCFCD’s concerns.

As a result, this controversy could wind up back in the hands of the Army Corps and/or the US Fish and Wildlife Service again. Last year, the Fish and Wildlife Service wrote an uncharacteristically frank recommendation to the Corps, urging the Corps to deny Romerica’s permit. Their reasoning had to do with the value of wetlands on the property and the presence of American Bald Eagles, a protected species.

Bald eagle photographed adjacent to Romerica property in February, 2020.

In the meantime, the developer may realize that it still faces an uphill struggle even with City approval. Perhaps they will come to their senses and sell this land to a group or groups that wish to preserve it as green space for flood control and recreation.

Light pole near River Bend in North Shore as Harvey receded. Note the "wet marks" several feet up on pole. Photo by Jim Balcom.
Light pole by westernmost Romerica property as Harvey receded. Photo by Jim Balcom.

As if to underscore the value of that proposition, the Bayou City Initiative today announced a virtual meeting to discuss the difficulty of mass evacuations and sheltering during the hurricane season as the COVID crisis continues. Remember that most of this land was under 20+ feet of water during Harvey.

Posted by Bob Rehak on 4/5/2020

980 Days since Hurricane Harvey

Tools to Track Permit Applications for Developments Near You

Have you ever been flooded by a new development? Did you learn about the development AFTER bulldozers started knocking down trees? There’s a much better way. The City of Houston offers several tools to help you track applications for new developments long before the bulldozers start belching diesel fumes.

GIS PlatTracker Map

The first is an interactive, color coded GIS map that shows the status of all permit applications in the City and its ETJ (extra-territorial jurisdiction). The ETJ extends well beyond the boundaries of the City. Going up 45, it extends to 242. Going up 59, it extends to Roman Forest.

City of Houston PlatTracker map for Northeast Houston and Lake Houston Area as of 4/30/2020

If someone has applied for a permit to develop a piece of land, it will show up on the map. Notice the purple areas along the West Fork west of the Kingwood Country Club. That’s how I learned about the reactivation of Romerica’s plans.

The color of the parcels corresponds to the stage of the application. Clicking on the parcel pulls up an information panel that gives you more history including the date the developer submitted the application, when it will be reviewed, the review stage, and more.

Zoom in and out as wide as you want. Just be aware that the wider you zoom, the longer it takes the screen to refill with all the plat information. There’s a lot more of it!

As I zoomed out around Kingwood, the number of new developments that I was unaware of shocked me. If you want to see humongous changes, look south of Humble, east to Huffman, west to Spring, and north to Porter and New Caney. Kingwood is a relative island of quiet in a sea of change.

Other Related Interactive Maps

The PlatTracker Plat Map is just one of thirty other interactive maps that you can use to explore and monitor the City around you. They include, but are not limited to:

  • Land use
  • Water flood hazards
  • Governmental boundaries
  • Demographics
  • Annexation history
  • Address and Permit Information

PlatTracker Agenda/Spreadsheet

Once you have identified a development you are interested in, another site can help you learn more about when the Houston Planning Commission will consider applications related to the site. It will also give you:

  • Subdivision plat name
  • Application Number
  • Date Submitted
  • Subdivision type
  • Variance requests
  • Location on the Commission’s agenda
  • County
  • Council district
  • Precinct
  • Census Tract
  • Zip Code
  • School district
  • TIRZ (tax increment reinvestment zone) if any
  • Superneighborhood Council
  • Land Use
  • Number of Lots
  • Acreage
  • Appraisal district numbers
  • Developer Name
  • Applicant Company
  • Applicants Name
  • Phone Number

You can even download the latest documents related to the application.

For Planning Commission meeting dates and agendas, click here.

Situational Awareness for Concerned Citizens

Wow. Everything you need to put your mind at ease. Or stage a protest. All at your fingertips.

These are great tools for concerned residents and citizen activists.

I’m sure a lot of Elm Grove residents wish they had known about these tools before the bulldozers started knocking down trees in Woodridge Village.

For future reference, I’ve added links for these sites within ReduceFlooding’s Links Page under the Community heading.

Posted by Bob Rehak on 4/30/2020

975 Days since Hurricane Harvey

Commissioners Will Vote Tuesday On Measure That Could Improve Drain/Ditch Maintenance

On Tuesday, Harris County Commissioners will vote on an asset-swap proposal that could improve drain and ditch maintenance county wide. It’s item 2A1 on the Commissioners Court Agenda. But it may take a while to implement. Here’s the background.

Untangling Overlapping Responsibilities

During recent storms, many blamed local flooding on lack of drain and ditch maintenance. The 80,000 cubic yards of silt clogging the lower portion of Ben’s Branch is just one example. Hundreds of others exist throughout the City of Houston and Harris County.

As the City and County Flood Control District tried to determine who was responsible for what, they became mired in legal tangles. Often, they discovered, both entities had responsibility for different portions of the same ditch.

But determining where one’s responsibilities stopped and the other’s started delayed mitigation and ran up legal fees. And even where responsibilities were clear cut, they wound up mobilizing two different crews, when one would have sufficed. This duplication of efforts ran up mitigation costs needlessly. It also often resulted in a patchwork quilt of repairs where one part of a ditch was maintained and another was not. And that reduced effectiveness.

Dividing Responsibilities by Core Competency

Luckily, common sense prevailed. The City and County reached an agreement in principle after Harvey to exchange responsibilities. Now each will focus on its core competency to maximize efficiency.

The goal: to get to a point where the City takes over responsibility for underground drainage and the County takes responsibility for above ground inside City limits.

One of the Flood Control District’s core competencies resides in ditch maintenance and improvements. Likewise, the City Public Works Department specializes in storm drains and sewers.

Any business school grad can tell you that companies maximize efficiency when focusing on their core competencies. The key: outsourcing parts of businesses where others offer greater efficiency.

Gradual Changeover In Series of Asset Swaps

However, the changeover won’t be like flipping a universal switch. It will happen gradually over several years with a series of asset swaps. Why? To ensure that neither side becomes saddled with deferred maintenance costs of the other.

Accordingly, each asset must be brought up to standards before swapping responsibilities.

See the explanation for Agenda Item 2A1 – The Houston City Council approved the interlocal agreement on February 27, 2020. Harris County Commissioners will vote on it on Tuesday, 4/28/2020.

Along with the agreement, the parties have identified the first batch of properties for exchange. However, they have not yet publicized those.

Only One Potential Problem

I only see one problem with this program. Some ditches that desperately need maintenance may not qualify for exchange before people flood.

Kings Forest, for example, has a ditch that parallels Valley Manor, west of Kingwood High School. Like Ben’s Branch, the City never maintained it. Now, water backs up dangerously close to homes on Kingsway Court and Twin Grove during heavy rains.

Rick Beaubien, a resident who lives near the ditch, took the pictures below.

Downed trees in ditch between Valley Manor and Twin Grove.
Clogged drain in same ditch.
North side of Kingwood Drive looking south. Trees and silt block channel and culverts. You can tell by the size of the trees that no one has maintained this ditch in a long time.
Same culverts, but in center of Kingwood Drive.
Exit of same culvert south of Kingwood Drive

Dustin Hodges, District E North Sector Manager for Mayor Pro Tem Dave Martin indicates that Public Works is working on a plan to maintain this and other ditches. However, he also admits that “Currently, there are no available funds to address this ditch and there is no timeline on when any funds would be available for this ditch.”

Theory Good, Time Will Tell

I wholeheartedly support the asset-exchange program outlined in agenda item 2A1. Voting against it will not immediately accelerate the maintenance of ditches such as the one above. However, in principle and in the long run, it should help if the City and County treat neighborhoods equitably and partisan politics don’t intervene.

Posted by Bob Rehak on 4/26/2020 with thanks to Rick Beaubien

971 Days since Hurricane Harvey

SJRA Starts Seasonal Release to Lower Lake Conroe

After the Easter weekend, the San Jacinto River Authority (SJRA) started its seasonal-release plan. The river authority is currently releasing at a rate of 529 cubic feet per second (CFS) from Lake Conroe. At that rate, the lake should reach its target level of 200 feet above sea level by the end of April, according to Jace Houston, general manager of the SJRA.

Seasonal Release from Lake Conroe, 529 cfs from one tainter gate open six inches.
SJRA Seasonal Release on 4/15/2020. One tainter gate open six inches releases a slow, steady stream of 529 cfs. Image courtesy of SJRA.

The slow rate of release avoids flooding downstream property and the lower lake level provides additional capacity in the lake. That additional capacity provides a buffer against flooding for downstream residents.

About Seasonal Lake Lowering Policy

Houston said the River Authority will hold the lake at 200 feet through the end of May, then allow it to reach its normal level for most of the summer.

Lake Conroe actually reached 200.75 feet before SJRA began its seasonal lowering this week. A reduction of .14 feet equates to about one and two-thirds inches of lowering so far.

At 200.75 feet, Lake Conroe was actually above its highest average monthly level for the year, which is 200.44 feet in May. The normal level for April is 200.32 feet.

Lake Conroe seasonal levels by month. From SJRA board presentation by Chuck Gilman in January.

Earlier this year, a bitter fight broke out between upstream and downstream property owners over the seasonal lake lowering policy. The SJRA board decided to extend the lake lowering plan, but modify it. In the fall, they will let the City of Houston, which owns two-thirds of the water in the lake, decide whether to take the lake down below 199.5 feet.

The extra lowering in the fall helps protect against hurricanes and tropical storms, such as Harvey and Imelda. The SJRA begins slowly lowering the lake in August for the peak of hurricane season in September and then letting it resume its normal level again in October. For the exact details of the policy adopted by the board in its February meeting, click here.

Lake Houston Level Declining

Despite the start of the seasonal release and last week’s rains, the level of Lake Houston has declined this week. And rivers are far from flooding.

Normal level for Lake Houston is 42.5 feet, but City is still lowering lake for spillway maintenance.

Uncertain Weather for This Weekend

Jeff Lindner, Harris County meteorologist, predicts that storms this weekend could bring several inches of rain. “With the Gulf of Mexico water temperatures running several degrees above average for this time of year, winds blowing off the Gulf will need little time to supply a rich moisture-laden air mass.” 

The NWS predicts a 30-40% chance of showers and thunderstorms for this weekend as a front passes. However, Lindner notes, models diverge widely in their predictions. The Global Forecast System (GFS model) predicts that most rain will happen over the Gulf with little impact to land.

However, the European Medium Range Forecast Model (ECMWF) predicts a very wet weekend with several rounds of storms and several inches of rainfall for much of southeast Texas.

Which Model is Better?

ECMWF is considered one of the premiere global forecasting models for the mid-latitudes. Statistically, it has been more accurate than the GFS model.

NOAA has tripled spending on supercomputing capacity to make GFS the best model in the world again.

Posted by Bob Rehak on 4/15/2020

960 Days after Hurricane Harvey