FEMA Archives - Reduce Flooding

What Happens When Flood Maps Don’t Illustrate True Risk

3/25/25 – Almost eight years after Hurricane Harvey and a massive region-wide effort to update flood maps, FEMA still features maps on its website based on decades-old data that don’t come close to showing true flood risk. The old maps cause confusion among homebuyers who may not understand their limitations. And that helps developers pursue and profit from risky ventures in floodplains.

Three-Year Delay for New Maps and Still Counting

FEMA has yet to release maps based on recent Atlas-14 data developed after Hurricane Harvey. Harris County Flood Control District (HCFCD) anticipated release of FEMA’s new preliminary maps three years ago and release of the final maps by now. See the timeline below published in 2020.

*Source: Screen Capture from Harris County Flood Control District* *MAAPnext site in 2020.*

I requested the release date for the new maps from Harris County and Federal officials. However, they did not respond.

Delays Contribute to Confusion about Safety of New Developments

The delays have contributed to confusion about the safety of new developments near or in floodplains.

Take, for instance, the lawsuit between the City of Houston and one of the area’s largest developers. According to a Texas Supreme Court decision released last Friday, the Signorelli Companies want to develop more than 500 lots near the San Jacinto East Fork as part of The Commons of Lake Houston.

Plats show most of the lots outside the current 100-year floodplain. But floodplains will reportedly expand by 50-100% when the new flood maps come out. At that point, most if not all the lots will likely be deep in the floodplain.

So, the City imposed higher elevation requirements for homes in anticipation of the new flood maps. That triggered a property-rights lawsuit by the developer, which claimed the City’s requirements made the property “undevelopable.”

Sometimes We Just Never Learn

Sometimes, it feels as if we just never learn. I understand a company’s desire to make money from its land. But unsuspecting homebuyers could lose their life savings. Worse, more people could die.

Flood insurance is becoming unaffordable for many. Insurance companies are fleeing high-risk areas.

And we haven’t even mentioned yet the costs of flood mitigation, disaster relief, buyouts, and restoration of the natural ecosystems – that already protect people for free.

In my opinion, for the public good, some land just shouldn’t be built on.

The Commons of Lake Houston Proposal

The flood map for the Commons area on the East Fork was last updated in 2007. It is based on data acquired after Tropical Storm Allison in 2001. New Atlas 14 rainfall data is 30-40% higher than previous estimates and represents the current best efforts of scientists.

The map below shows the extent of those 100- and 500-year floodplains in 2007 maps as dotted lines superimposed over a proposed new section of the Commons called the Crossing.

*Close up of plat. *Floodway is to left of heavy dotted line. 1*00-year and 500-year floodplains are shown as lighter dotted lines farther right.*

Two Pictures Worth 2,000 Woods

These two pictures, sent to me by a nearby resident of an existing home on higher ground in the Commons, illustrate the problem.

*First image shows extent of the Harvey flood. Second shows Signorelli’s proposed development. High water mark during Harvey identified as Position 1.*

Think such a flood can’t happen again in your lifetime? That Harvey was a thousand-year storm?

It almost happened again in May 2024 during a no-name storm a month before the start of hurricane season. The screen capture below shows historical HCFCD data from a gage just upstream from the Commons. Note the last three entries.

*Historical flood heights from Harris County Flood Warning System Gage at East Fork and SH99.*

That no-name storm produced flooding almost five feet higher than Imelda and only about four feet lower than Harvey. It was the second highest flood at that location since HCFCD started keeping records!

Will We Repeat Mistakes of the Past?

The thing about floodplains is that they keep growing with upstream development – especially as other developers push into wetlands near rivers and streams. And the area upstream from the Commons is growing very quickly.

At some point (like now), it may make more sense to donate this land to an organization such as the Bayou Land Conservancy, Houston Parks, or Texas Parks and Wildlife. That would offer the developer some tax benefits. That could also help protect the public, protect lenders, help hold down insurance rates, provide recreation, and reduce future mitigation costs. It would even likely add value to homes on higher ground.

Posted by Bob Rehak based on 3/25/25

2765 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.

Still Have Storm Debris?

8/22/24 – If you still have storm debris from Hurricane Beryl, what you do by when depends on where you live and what you need picked up. Procedures and deadlines differ for:

Harris County Precinct 3 Unincorporated Areas
City of Houston
Montgomery County

This post describes what people in those areas need to do to ensure their debris gets removed. Read thoroughly and act swiftly. Some deadlines are only days away.

*Beryl debris*. *Scenes like this were reported throughout the Houston Area* *and not all have been removed.*

The City of Humble has completed its cleanup effort and so is not included in this post.

Harris County Precinct 3 Unincorporated Areas

The final deadline for reporting storm debris is Monday, September 2. If you still have storm debris in your yard, please be sure to place it at the curb and report it for final pickup. You can do so online or by phone.

To report online:

Visit pct3.com/service-request
Select “Road & Bridge Maintenance” in the service menu
Type “Hurricane Beryl Debris” in the comments section

To report by phone:

Call 713-274-3100 during business hours, Monday – Friday, 7 AM – 4:30 PM.

Instructions:

Please remember to separate your debris for efficient pickup! Visit www.pct3.com or see below for separation guidelines.

*From Harris County Precinct 3 Newsletter* *on 8/22/24.*

City of Houston

The City’s Solid Waste Management Department (SWMD) collected more than 2.1 million cubic yards of Beryl-related storm debris by August 15. The Department expects to conclude the first pass of storm collections by Saturday, August 31.

In preparation for the next phase of debris collections, SWMD requests residents to place all remaining storm debris at the curbside no later than Sunday, August 25. The department will begin the second pass in earnest on Monday, September 2.

“Residents do not need to report their storm debris to 3-1-1.”
Houston Solid Waste Management Department

“Storm debris contractors will drive down every street and collect storm debris piles in all public rights of way,” explained this Solid Waste webpage.

SWMD urges residents to:

Separate storm debris from bulk waste, and demolition and construction debris at the curbside. Contaminated debris piles might delay collection until the next bulk waste month.
Ensure that tree trunks are 3 feet or less in diameter and 3 feet or less in length and tree branches are 6 feet or less in length.
Place debris piles within 10 feet onto private property lines as crews cannot encroach beyond that limit.

Beryl struck before the Derecho cleanup finished. Beryl alone created an estimated 4 million cubic yards of storm debris – enough to fill NRG Stadium. So please be patient.

Montgomery County

To have Beryl storm debris picked up, Montgomery County residents must register by August 30. Click this link to begin registration.

If you are still waiting on the first or second passes, make sure you RE-REGISTER and upload a debris photo.

Property owners must fill out a debris removal survey to ensure your vegetative debris will be picked up— tree branches, trees stumps, tree trunks, and branches.
Place vegetative debris as close to road/curb as possible. But do not block ditches or the roadway.

Montgomery County is only picking up vegetative debris. The county is not removing appliances, demolition debris or construction waste.

DO:

Ensure debris is easily accessible
Place it away from obstacles like trees, poles, fire hydrants, meters, mailboxes, or any other structure that could hinder removal
Place it in a county or city right of way.

DON’T:

Block roadways or ditches. Avoid blocking water flow.
Include non-storm-related debris: Only storm-related vegetative debris will be collected.
Use trash bags for tree debris.
Place debris on private property: Collection is limited to the County/City right-of-way.
Place debris in gated communities: Collection does not occur in gated communities.
Obstruct traffic: Avoid placing debris in a way that could pose hazards for drivers.

Make sure you follow FEMA debris removal guidelines.

Residents who live on cul-de-sacs or dead end streets require special equipment to maneuver in tighter areas. That may take longer, so please have patience.

Montgomery County’s Office of Homeland Security and Emergency Management (OHSEM) is handling the Beryl response. The information provided when you register will enhance their ability to allocate resources appropriately and expedite the debris removal process.

Posted by Bob Rehak on 8/22/2024

2550 Days since Hurricane Harvey and 45 since Beryl

HCFCD Contractors Begin Clearing Trees Blocking Streams, Channels

8/17/24 – The clearing of trees blocking streams and channels in the Lake Houston Area has begun. The clearing began after a coordinated inventorying and reporting effort.

According to Chris Bloch, a member of the Bear Branch Trail Association Board, FEMA contractors working for Harris County Flood Control District (HCFCD), were seen this morning clearing trees blocking Bens Branch. The stream cuts diagonally through the middle of Kingwood.

If left in the stream, the trees can catch other debris floating downstream and create log dams that back floodwater up into streets and homes. So, contractors are cutting the fallen trees into sections and removing them.

This morning, I found them hauling the logs and underbrush out of the woods with a Bobcat fitted with grappling jaws. They stacked the debris near Woodland Hills Drive to be hauled away.

However, in coming days, contractors will be using much larger equipment and actually going down into the channel to remove logs and haul them off.

According to Bloch, just cutting the logs into small sections and letting them float away in the next flood is not the answer. They could still harm unsuspecting boaters and waterskiers in Lake Houston.

Beware of Heavy Equipment with Limited Visibility

It’s unclear at this time how long the clearing operation will take. But Bloch estimates that it could easily take a week or more to get all the way down Bens Branch.

Other contractors may be working on other channels simultaneously. However, I have been unable to verify that at this time.

*Photograph taken 8/17/24 near St. Martha School at Bens Branch and Woodland Hills Drive.*

Residents should exercise caution when using greenbelt trails during the removal operation. Operators maneuvering in tight spaces have limited visibility when transporting logs and brush. They will use greenbelt trails in some places and CenterPoint easements in others.

Residents who use the trails to get to school or for recreation should consider wearing brightly colored shirts or reflective vests to increase their visibility.

Members of the Bear Branch Trail Association Board met with the contractor last night to show them where obstructions are in Bens Branch and other channels.

*Note the size of some of those logs. The pile is 6-8 feet tall.*

Inventorying the blockages was difficult. Now comes the really hard part.

Posted by Bob Rehak on 8/17/24

2545 Days since Hurricane Harvey and 40 since Beryl

FEMA Disaster Assistance Available

5/20/24 – A disaster declaration by Governor Abbott that covers May flood and windstorm damage has been partially approved by President Biden. That means FEMA disaster Assistance is now available for people who suffered damage in the Lake Houston Area plus Harris, Montgomery, Liberty and four more counties.

This post explains eligibility, benefits, and how to apply.

After inspection, people can be eligible for a number of benefits, including:

$750 in serious needs assistance
Displacement assistance for temporary housing
Home Repair Assistance

*Home damage from East Fork in May 2024* *flooding*

In addition, money may become available to governmental entities for mitigation assistance. Harris County will hold a special session of Commissioners Court tomorrow, in part, to discuss contracts for disaster response, debris removal and more.

Text of FEMA Press Release

AUSTIN – Texans who sustained damage from the recent severe storms, straight-line winds, tornadoes, and flooding that began April 26 may be eligible for disaster assistance under FEMA’s Individuals and Households Program. Currently, residents living in Harris, Liberty, Montgomery, Polk, San Jacinto, Trinity and Walker counties may be eligible for disaster assistance.

FEMA’s disaster assistance offers new benefits that provide flexible funding directly to survivors when needed the most. In addition, a simplified process and expanded eligibility allows Texans access to a wider range of assistance and immediate funds for serious needs.

New Benefits for Immediate Funds

Serious Needs Assistance, a $750 payment for households for essential items will now be provided in all disasters receiving Individual Assistance to help people make ends meet.
Displacement Assistance, a new benefit that will provide people with up-front funds to assist with immediate housing options of their choice, to keep people housed.

Serious Needs Assistance and Displacement Assistance are both funded after a completed inspection confirms eligibility.

Apply to FEMA

Survivors can apply to FEMA in several ways including online at DisasterAssistance.gov, downloading the FEMA App for mobile devices, or calling the FEMA Helpline at 800-621-3362. Calls are accepted every day from 6 a.m. to 10 p.m. CDT. Help is available in most languages. If you use a relay service, such as video relay (VRS), captioned telephone or other service, give FEMA the number for that service. To view an accessible video about how to apply visit: Three Ways to Register for FEMA Disaster Assistance – YouTube.

Additional Assistance and Benefits

Streamlined Application Requirements so people can apply to SBA and FEMA at the same time.
- Support for Underinsured People for the first time to help them cover aspects of home repair that insurance companies won’t pay for, but they can’t afford on their own, up to the full $42,500.
Simplified Assistance for Entrepreneurs by providing self-employed people with some initial financial support to replace disaster-damaged tools and equipment to help them land on their feet.
- Ex.: computers if you are a gig worker, lawnmower if you are a landscaper
Expanded Habitability Criteria to help people make their homes safer and cleaner post-disaster and so they can repair all aspects of their home post-disaster.
- Previously, if a home had a leaky roof pre-disaster, that area of the home wouldn’t qualify.
Made Accessibility Improvements to help people with disabilities improve their living conditions by making their homes even more accessible than they were pre-disaster.
Streamlined Temporary Housing Assistance Applications by reducing documentation requirements for applicants who need to extend their stay in FEMA-supported temporary housing.
Simplified the Process for Appeals so people who wish to appeal FEMA’s decisions will no longer need to provide a signed, written appeal letter to accompany the supporting documentation.
Computer Assistance for people who need to repair or replace disaster-damaged computers.

Rental Assistance for Temporary Housing

If you currently reside in Harris, Liberty, Montgomery, Polk, San Jacinto, Trinity and Walker counties and suffered damage to your primary residence, FEMA may be able to provide rent for a temporary place to live while you are displaced. Rental assistance is intended to cover monthly rent, security deposit and cost of essential utilities such as electricity and water.

Major Repairs and Out-of-Pocket Expenses

FEMA’s Individuals and Household Program assistance is intended to help jumpstart your recovery. Here are some examples of basic needs:

Home Repair Assistance may be provided to homeowners to repair the structural parts of your home. This includes windows, doors, floors, walls, ceilings, cabinets, heating, ventilation and air-conditioning system (HVAC), utilities (electrical, plumbing and gas systems) and entrance ways. FEMA may also reimburse for the actual cost to repair or replace your furnace, private well and septic system that was damaged or destroyed by the disaster.

For the latest information visit fema.gov/disaster/4781. Follow the FEMA Region 6 Twitter account at twitter.com/FEMARegion6 or on Facebook at facebook.com/FEMARegion6/.

Here is a PDF of FEMA’s press release that you can print and give to friends, neighbors and family members who may not have power.

Status of Other Counties Affected by Storms

The Governor’s press release states that presidential approval of the disaster request for other counties remains under review. Many counties are still collecting damage estimates.

Types of Eligible Expenses

Abbott’s press release also states that qualifying Texans who sustained damage may apply for FEMA Individual Assistance Program funding to assist with expenses, such as “temporary housing, emergency home repairs, uninsured and underinsured personal property losses, disaster legal services, disaster unemployment assistance, and medical, dental, and funeral expenses caused by the disaster.”

Hazard Mitigation Component

President Biden’s approval also authorizes additional FEMA Hazard Mitigation Grant Program resources to be made available. It’s not clear yet where that money would go or how it would be spent.

Harris County Commissioner’s Court will hold a special meeting tomorrow, Tuesday, May 21, 2024. On the Agenda, Lina Hidalgo, Harris County Judge has requested a discussion and possible action related to the disaster.

The discussion will include contracts for disaster response, debris removal, and recovery.

Posted by Bob Rehak on 5/20/24

2456 Days since Hurricane Harvey and two weeks since the last disaster

Flooded 3 Times in 7 Years in 500-Year Floodplain, But No Buyout

Daniel and Kathleen Moore live with their 8-month old baby near the East Fork San Jacinto in Montgomery County. The young couple desperately wants a buyout after their house on Idle Glen in New Caney flooded three times in seven years. But no buyout is in sight.

When they bought the home, they were told it was in the 500-year floodplain. In fact, Montgomery County flood maps still show their home is in the 500-year (.2% annual chance) floodplain.

However, that determination is based on floodplain data from the 1980’s – before the Moores were even born. And since then, the area upstream from them has boomed with new development.

New Upstream Development Invalidates Old Data

For instance, Colony Ridge, just 2.5 miles to the northeast on the other side of the river, has grown 50% larger than Manhattan since 2010 – with virtually no flood mitigation measures on the East Fork side of the area.

In one seven year stretch (2017 to 2024), the Moores flooded three times. During Harvey, they flooded to nine feet. In Imelda, they got one foot. And in the no-name storm of May 2024, five feet of floodwater destroyed everything in the bottom floor of their home.

Said Daniel, “I figured Harvey was extreme. I didn’t worry too much about that. But the next two storms were different. We just can’t afford to rebuild every two or three years.” Daniel works as a mechanic. “The pay isn’t that great,” he says. “We need to move.”

Rebuilding Without Flood Insurance

After the first two floods, they rebuilt the home with money from their own pockets – without benefit of insurance. But with a new baby, they can no longer afford that.

The Moores’ story underscores how inexperience can hamstring young couples on technical issues, such as floodplain delineation and flood insurance.

The moral of this story: before you invest in a new home, consult with a professional hydrologist about the risk. Talk to neighbors about past flooding. Look for tell-tale signs like mold on neighbors’ homes, rotting wood, and elevated structures.

And buy flood insurance. It’s available through FEMA and the National Flood Insurance Program. Not all agents feel the commission justifies the trouble of handling it, especially if the home has a history of flooding, so you may get mixed signals from them. Shop around.

Moore Photos During and After May 2024 Flood

Daniel tried to return home after spending the first night with his family in a motel. He couldn’t get onto the feeder road from SH99. This picture shows FM1485 totally flooded.

*Raging waters reached the top of the street sign and nearly touched the power wires.*

*Floodwater jumbled the living room furniture.*

Cleanup after the Flood

I took the following shots on 5/18/24. As Daniel worked to gut his uninhabitable home once again, his wife tended the baby at her mother’s home.

*Living room of Daniel and Kathleen Moore destroyed by flooding in May 2024*

*Daniel points to height of flood waters. For reference, he is 6’5″ tall.*

*Possessions carted to curb and picked over by scavengers.*

Scavengers feel, “What difference does it make? They’re throwing this out anyway.” But it makes flood victims feel victimized all over again. Daniel says he’s found people picking through his belongings every day since the flood.

*Floodwater reached the top of Kathleen’s Tahoe. It floated during the flood and turned 90 degrees. No one knows where the phone pole came from.*

*Daniel, tired, bewildered, and still a bit dazed.*

But the Moores’ trials and tribulations are not over.

Buyout Chances

The Moores have had a hard time connecting with anyone in Montgomery County who will offer them a buyout.

Ironically, the fact that they are in a 500-year floodplain that hasn’t been updated in 40 years could hurt their buyout chances. FEMA scoring generally favors those with higher risk.

FEMA also favors homeowners with flood insurance. That’s because buying out the homeowners would likely save FEMA money on insurance reimbursements after multiple floods.

But that’s not all.

River Rising Again

Before leaving the Moores’ home, I put my drone up and saw this.

*East Fork rising again. Out of banks and flooding FM1485 (right) near 1 PM on May 18, 2024. Looking E.* *Note river on middle right already had risen over one road in the neighborhood.* *Daniel says FM1485 is totally under water now.*

As of 6 PM, the National Weather service shows the river is still rising. They predict it will crest tonight just under major flood stage near 69 feet.

*NWS prediction as of 5:52 PM on 5/28/24 for gage within blocks of Moore home.*

That should bring the water close to the Moores’ front door again.

As I drove around his neighborhood, I marveled at the number of abandoned and flooded homes. One can only wonder whether this neighborhood will survive.

Please pray for the safety of all who live there.

Posted by Bob Rehak on 5/18/24

2454 Days since Hurricane Harvey and 2 Weeks since the No-Name Flood of 2024

City Mobilizing for More West Fork Dredging

Mobilization for the next phase of San Jacinto West Fork dredging is underway. The City of Houston and its contractor DRC (a subsidiary of Callan Marine) are already staging equipment in two places on the West Fork.

The program, funded by FEMA, will remove an estimated 800,000 cubic yards of silt and sediment between the original location of the West Fork Mouth Bar and FM1960. The contractor will use primarily hydraulic dredging and the program will take approximately two years, according to District E City Council Member Fred Flickinger.

West Fork Dredging Project Dates Back to Dave Martin Era

Flickinger credits his predecessor, former Council Member Dave Martin, and Chief Recovery Officer Stephen Costello’s tireless efforts in protesting the initial amount proposed for dredging by FEMA back in 2019. FEMA’s initial proposal, based on a four-page, table-top study produced by the Army Corps, called for dredging 283,000 cubic yards.

Martin strongly disagreed with the Corps’ report and appealed it while the City produced its own 94-page technical report. It showed a much higher volume deposited by Harvey. Remember: Harvey funds could not be used to address sediment deposited before Harvey. The City report produced by Tetra Tech relied extensively on core samples. Tetra Tech proved that Harvey laid down the sand in the mouth bar and that the dredging volume should be closer to a million cubic yards.

In August 2020, FEMA and the Corps finally concurred with the City, after extensive discussions and a massive assist from U.S. Representative Dan Crenshaw. Crenshaw and others had been pushing FEMA for years for the additional dredging.

Current Status

The new West Fork dredging program should be ready to go within weeks. DRC is currently bringing in the equipment that they will need.

DRC plans to use primarily hydraulic dredging. They will attack the area between where the mouth bar was (south of Scenic Shores in Kings Point) and the FM1960 Bridge. See map below.

*Map from City study showing area of focus.*

*Hydraulic dredge being assembled at old Army Corps mobilization site south of Forest Cove pool. Photo taken 4/1/24.*

*DRC is also starting to stockpile mechanical dredging equipment such as these pontoons on Berry Madden’s property south of River Grove Park (top center).*

This is good news. The new West Fork dredging will help ensure that water doesn’t back up like it did before. It’s not a guarantee against flooding. Dredging is only one part of a multi-faceted mitigation program that also includes more upstream detention and new floodgates on the Lake Houston dam. More news on those topics to follow.

Posted by Bob Rehak

2407 Days since Hurricane Harvey

Flood-Mapping Changes Recommended to FEMA

On October 30, 2023, the Technical Mapping Advisory Council (TMAC) recommended that FEMA implement six flood mapping changes. The objectives:

Reduce the number of uninsured losses
Reduce future flood losses compared to maintaining the status quo
Improve transparency around the potential impacts of climate change and proposed development

SFHA and FPA Definition Recommendations

FEMA currently defines a Special Flood Hazard Area (SFHA) as land “subject to a 1 percent or greater chance of flooding in any given year.” The SFHA may contain several different zones that show different degrees of risk. Historically, FEMA has equated the SFHA with “floodplain” or “flood-prone area” (FPA).

TMAC recommends redefining these terms to give them different meanings. TMAC also recommends using a higher standard of accuracy (95% confidence level as opposed to 50%), but more on that later.

If FEMA adopts the recommendations, the term “Special Flood Hazard Area” would apply to areas that currently require flood insurance for mortgages made by federally regulated lending institutions.

The term Flood-Prone Area, on the other hand, they argue, should be reserved to reflect future risks from climate change and development. See below.

Why separate the two? Lenders would face resistance to enforcement of the insurance-purchase mandate if it meant requiring flood insurance on homes or businesses not yet in the 1-percent-annual-chance floodplain.

But having a separate, second definition that reflects future risk could help floodplain managers lower the probability of future flooding for homes under construction by applying to building codes, elevation requirements, and more. It could also give home buyers additional information on which to base their decisions.

Recommendation for Higher Confidence Limits

Because of a perceived rise in flood occurrences on properties lying outside the SFHA, the lending community has become more suspicious of the standard’s accuracy. People see the SFHA’s flood insurance requirement as a binary choice. “I need it or I don’t.”

But the current definition is based on the AVERAGE chance of flooding. That means 50% of properties would have a higher risk than indicated and the rest would have a lower chance.

After a flood, surprised borrowers sometimes blame their mortgage companies. “How come you didn’t tell me I was at risk?” Many buyers conclude they are safe based on a misunderstanding of technical details related to the 1% annual-chance standard.

The new standard proposes a 95% confidence interval as opposed to an average risk. That would include homes expected to flood in all but 5% of floods. A confidence interval in statistics is another way to describe probabilities.

TMAC argues that an easily understood and interpreted standard would balance safe land use with economic benefit. It would also protect lenders, educate buyers, and encourage borrowers to act responsibly.

Redefining Flood-Prone Areas

The illustration below depicts TMAC’s concept for developing the FPA elevation and associated boundary. It includes an extra safety margin for climate change and future development.

This “freeboard factor” would be a proxy for estimated future conditions.

However, TMAC recognizes there may not be:

• Adequate land-use information to determine the impact of future development or
• Planned development expected to change flood conditions or
• Sufficient information to determine the impacts of climate change.

0.2% Annual Chance Flood Recommendations

For consistency and ease of communication/education, TMAC recommends applying the 95% confidence limit to .02% annual chance floods also. These were previously known as 500-year floods.

Fill Recommendations

Bringing fill dirt into a floodplain to elevate homes reduces the amount of storage capacity for floodwaters. Fill can also often increase hazards to nearby property owners and have negative environmental impacts.

Currently, a maze of regulations governs the use of fill. TMAC recommends consolidating and clarifying all fill requirements in flood-prone areas.

Among the recommendations: Prohibiting fill as a floodproofing technique.

Notice of Fill Impacts

TMAC recommends that FEMA should require participating communities, as part of permitting duties, to quantify and put on file the impacts of proposed fill and other development on flood height and the environment prior to issuing fill permits.

When increases in flood elevation or potential negative environmental consequences are found and cannot be mitigated, at a minimum, property owners and appropriate environmental agencies should be notified prior to issuing permits.

Many such requirements already exist for floodways. This recommendation would expand the requirement to floodplains.

The TMAC report observes that large amounts of fill placed in the flood fringe can potentially create significant impacts upstream, downstream or both. But there are no impact notification requirements in many communities and states.

“This is in effect a risk transfer to uninformed landowners and environmental stewardship organizations,” says the report.

“While a requirement to notify falls short of a requirement of consent, it is an improvement over today’s framing where risks are allowed to be transferred to others without their awareness.”
TMAC

Status of Adoption Unclear at this Point

Due to the holidays, I’ve had trouble determining where FEMA stands in adopting these recommendations. TMAC clearly labels these “interim recommendations.”

Congress plans to take up the subject of flood insurance in January or February. So we may get some clarity then. Check back often.

The problem with proposed changes to regulations is that they create winners and losers. People with risky land to sell may not want fuller disclosure. On the other hand, those in danger of flooding may want more information.

The states seem divided on flood-insurance reform. Some want to continue encouraging floodplain development by keeping NFIP premiums low. Others want to avoid burdening taxpayers with NFIP bailouts. They claim higher premiums help avoid development of flood-prone land.

It could take years to find suitable compromises. In the meantime, buyers beware. Perhaps TMAC’s recommendations will help improve awareness.

Posted by Bob Rehak on 12/27/2023

2311 Days since Hurricane Harvey

TWDB to Consider $50 Million Grant for Lake Houston Gates

Save the date. On December 7, 2023, the Texas Water Development Board will consider a $50 million grant to the City of Houston for structural improvements to the Lake Houston Dam. The improvements will extend the life of the dam and enable rapid lowering of lake levels in advance of a flood.

The project, led by outgoing Houston Mayor Pro Tem Dave Martin and Chief Recovery Officer Stephen Costello, will benefit thousands of residential properties in the surrounding area.

Make sure the next mayor supports it. Get out and vote. Better yet, take your neighbors with you!

Background

The $50 million grant will complement funds from other sources including FEMA. The addition of new tainter gates will enable Lake Houston to shed water faster before and during storms, reducing the risk of flooding.

Until now, pre-releasing water has been risky. The old gates on the Lake Houston dam can release only 10,000 cubic feet per second. As a result, to significantly lower the lake, releases must start far in advance of a storm. But storms can veer away during that extended time. That increases the chances that the City could waste water.

After several years of study, the City has found that the optimal option would be to add tainter gates to the eastern, earthen portion of the dam. But the cost increased significantly compared to the crest gates initially favored.

*Proposed location for new tainter gates.*

Earlier this year, the Legislature set aside more funds for the new tainter gates and specifically directed the Texas Water Development Board (TWDB) to provide those funds. The TWDB’s executive administrator has recommended authorizing the funds. The Board just needs to approve them.

TWDB Board Meeting In Houston

The TWDB board will consider the approval at a rare Houston meeting at the Harris County Flood Control District in early December.

Date/Time:
Thursday, December 07, 2023; 9:30 AM

Location:
In person at 7522 Prairie Oak Drive
Michael Talbott Pavilion, Harris County Flood Control District Service Center
Houston, TX 77086

To view the webinar online, you must register for details.

Visitors who wish to address the Board should complete a visitor registration card and attend the meeting in person. The Texas Open Meetings Act prohibits visitor participation by telephone only. The visitor registration card is available and should be completed and submitted by e-mail to Customer Service no later than 8:00 a.m. on December 7, 2023, or in person at the registration desk.

Here is the full agenda. The $50 million grant for more gates is #14. Here is the backup information.

New, higher capacity gates were one of the three primary recommendations made by the Lake Houston Area Task Force after Harvey to mitigate flooding in the area. If all goes according to plan, construction could start in mid-2026, according to Costello.

Will Next Houston Mayor Support the Project?

Large infrastructure projects like this depend on unwavering political support. Completion of this project could take until the NEXT mayoral election. In the meantime, make sure we elect a mayor who will support the Gates Project until then. Keep it moving forward.

In that regard, John Whitmire has already demonstrated his support. If you haven’t yet voted, make sure you do. Take your neighbors, too. And then walk around your block and knock on some doors. Keeping this project will depend on turnout in the current runoff election.

So far, Acres Homes has had eight times more early voters than Huffman. And fewer than 4,000 people have voted in Kingwood.
As of 12/1/2023 according to Harris Votes.

The last day for early voting is December 5th. Polls are open from 7 am to 7 pm except for Sunday when they open at noon. Your last chance to vote is on Election Day, December 9th. For complete election information, visit Harris Votes.

Posted by Bob Rehak on 12/1/2023

2285 Days since Hurricane Harvey

FEMA’s Swift Current Program Attempts to Speed Up Disaster Recovery Assistance

FEMA’s Hazard Mitigation Assistance Division is attempting to speed up disaster relief with its Swift Current program. The goal is to shorten the disaster/repair cycle for repetitively flooded or substantially damaged properties.

According to a FEMA press release, “Swift Current strives to better align the delivery of flood mitigation funding with the disaster survivor experience. Swift Current seeks to speed up the availability of flood mitigation funding to disaster survivors.”

Rather than rely on annual grant cycles, Swift Current makes money available immediately from a pool of $3.5 billion under the Bipartisan Infrastructure Law. This is the second of several rounds of assistance.

The application period for this round opened on Nov. 15, 2023 and will close on Jan. 15, 2025. The funding opportunity is available on Grants.gov.

Eligibility Criteria

For Fiscal Year 2023, Swift Current Flood Mitigation Assistance will offer $300 million after flood disasters for eligible individual flood mitigation projects. Eligible projects include:

Repetitively flooded or substantially damaged properties…
Insured by the National Flood Insurance Program (NFIP)…
Following a flood-related disaster event.

Local government agencies must apply for grants first; individuals will be considered sub-applicants and must apply through the local government agency.

You or your local government relief agency can use grants to:

Acquire property, demolish structures and relocate residents
Elevate structures
Dry flood-proof historic residential structures or non-residential structures
Retrofit existing structures and facilities
Mitigate reconstruction

Applicants will meet eligibility criteria if they have received a major disaster declaration for a flood-related disaster event between June 1, 2023 – May 31, 2024. Flood-related disaster events include coastal storms, hurricanes, remnants of hurricanes, and floods. Additionally, one of the following criteria must be met:

The state has at least $1 million in prior National Flood Insurance Program claims from June 1, 2022 to disasters declared before May 31, 2024.
The state has 500 or more National Flood Insurance Program claims in a declared flood-related disaster event from June 1, 2022 to May 31, 2024.

75% – 100% Federal Cost Share

Swift Current funds for individual flood-mitigation projects fall into several different categories:

Repetitive Loss
Severe Repetitive Loss
Substantially Damaged
Socially Vulnerable

See below. The federal match varies depending on the category.

For a higher resolution PDF, see FEMA PDF here.

Application Information

All eligible applicants must submit their FY 2023 Swift Current grant applications to FEMA via Mitigation eGrants. Upon Swift Current activation, the application deadline date will be provided to the applicant. All applications must be received by the deadline.

Local governments should consult with their state, tribal, or territorial agency to confirm deadline to submit subapplications for consideration.

For more information about the program and how to apply, visit FEMA’s Swift Current Page.

This program is sorely needed and highly welcome. I know people whose homes have not yet been repaired from Hurricane Harvey in 2017.

Posted by Bob Rehak on 11/24/23 with thanks to Congressman Dan Crenshaw

2278 Days since Hurricane Harvey

Northpark South Starts Clearing Wetlands, Floodplain

Colorado-based Century Land Holdings of Texas, LLC has started clearing land for Northpark South in Porter along the West Fork of the San Jacinto River at the west end of Northpark Drive.

Documents from the Houston Planning Commission, USGS, and FEMA; eyewitness accounts from nearby residents and flood professionals; and aerial photos indicate:

Most of the area is in floodplains defined decades ago and not updated since.
The entire area – and then some – went underwater during Harvey.
The entrance to the property near Northpark Drive and Sorters-McClellan Road sits in a bowl that rescue trucks could not get through during Harvey. That would make evacuation difficult in the event of another large flood.
Wetlands dot the property.
Abandoned sand mines may pose safety threats.

The same developer just completed a sister development called Northpark Woods across a drainage channel from this one. But so far, the gutsy developer has avoided any consequences for its risky gamble thanks in large part to a multi-year drought and interminable delays at FEMA releasing the new post-Harvey flood maps.

All Underwater During Harvey

Eyewitness accounts and damage reports indicate that Harvey floodwaters stretched about a third of a mile east of Sorters-McClellan to Northpark and Kingwood Place Drive. That’s on the high side of Sorters-McClellan; the new development will be on the low side.

Floodwaters in this area stopped at about 83 feet above sea level. However, the entrance to the new subdivision is at 75 feet, according to the USGS National Map. That means the water was an estimated 8 feet deep at the entrance.

One long-time resident in the area said, “The intersection of Sorters and Northpark sits in a bowl. It was not passable by Montgomery County Precinct 4 constables in an Army deuce and a half [used for high-water rescue]. Water from the river came right up past that intersection and continued up Northpark to just past the intersection of Kingwood Place Dr.”

Also on the high side of Sorters-McClellan, six of nine buildings at nearby Kingwood College flooded during Harvey. Restoration cost: $60 million!

And then there’s Tammy Gunnels‘ former home a quarter mile south of the new development. It flooded 13 times in 11 years and had to be bought out by Montgomery County and FEMA.

Documents obtained from the Houston Planning Commission indicate that RG Miller is the engineer of record for Northpark South.

Bordering River and Sand Mines

During Harvey, 160,000 cubic feet per second rampaged down the West Fork behind this property.

*Looking west past Sorters-McClellan Road toward what will become Northpark South.* *Note clearing starting in the middle in what used to be wetlands* *(see below).*

*From the National Wetlands Inventory.* *Dark green area on right corresponds to cleared area above.*

Looking NW. Intersection of Northpark and Sorters-McClellan in lower left. Another subdivision called Northpark Woods by the same developer is in the upper right. West Fork San Jacinto and sand mines at top of frame.

Here’s what they hope to build on this property.

*General plan submitted to Houston Planning Commission in 2021.*

Current Floodplains Will Soon Expand

Most of the property already sits in floodway or floodplains. But the FEMA map below has not yet been updated to reflect new knowledge gained as a result of Memorial Day, Tax Day, Harvey and Imelda floods.

In fact, the 2014 date on the map below is misleading. It reflects an update of the base map, but the data that determines the extent of floodplains has not been updated since the 1980s, according to an expert familiar with Montgomery County flood maps.

*From FEMA’s National Flood Hazard Layer Viewer*.

FEMA and Harris County Flood Control have warned people that when new “post-Harvey” flood maps are released in the next year or two, floodplains will expand 50-100%. The floodway (striped area above) will likely expand into the 100-year floodplain (aqua). In turn, the 100-year will expand into the 500-year (tan). And the 500-year floodplain will extend past any of the colored areas.

That’s consistent with eyewitness accounts. And that could potentially put the entire property in floodplains.

Taking Advantage of Map-Update Window

The developer seems to be taking advantage of a window between post-Harvey flood surveys and release of the new maps.

I’m sure the developer’s lawyers would argue that they are complying with all current, applicable laws. But an ethical question arises. Will the new development expose unsuspecting homebuyers to greater-than-expected risk?

If so, why aren’t officials pushing to update maps and floodplain regs faster?

Could some officials be prioritizing economic development now over public safety later?

Certainly not all are. But many flood professionals worry about that.

Next to 5-Square Miles of Sand Mines

The new development sits next to the largest sand-mining complex on the San Jacinto West Fork. Sand mines in this area occupy almost five square miles. However, not all the mines are active. But they still show signs of heavy sediment pollution.

*Looking E toward Sorters-McClellan from over West Fork. Northpark South is at top of frame beyond the sand pits.*

*The operator of this mine decided not to fish its equipment out when they abandoned the site.*

*More colors than Crayola. No telling what’s growing in these ponds.*

Will routing drainage from Northpark South through these sand mines pose a safety risk for people downstream?

Will it be safe for kids to play or fish near these steep-sided pits?

Floodplain Development Called New Form of Redlining

This is an example of why the population of Texas floodplains is greater than the populations of 30 entire states. Yep. Thirty entire states have populations smaller than that of Texas floodplains.

One former floodplain administrator, who requested to remain anonymous, characterized these types of developments as a new form of redlining.

More than a few floodplain and wetland developers target minorities who may not fully understand the flood risk.

Owner financing often accompanies floodplain developments. Such financing can bypass many flood-risk detection procedures that accompany traditional bank financing.

Then, when floods come, the people who can least afford to repair homes suffer the most and longest. Neighborhoods decay faster. And that makes it harder for people to recover their investments.

Years later, the public is left holding the bag. We are asked to fund expensive flood-mitigation projects that would not be necessary had the developer built in a safer area.

Posted by Bob Rehak on 11/11/2023

2265 Days since Hurricane Harvey