Gully Branch Archives - Reduce Flooding

Phases One and Two of two new developments on FM2090, Townsend Reserve and Presswoods, appear to have finished clearcutting and building stormwater retention basins. They are now building streets and homes along Gully Branch, which has been channelized through the developments in Splendora.

More than 1,000 Acres at Buildout

Together, the developments eventually comprise more than 1,000 acres at buildout.

Knock on deadwood. I’ve heard no complaints yet about neighbors being flooded. Please contact me, however, if you have information to the contrary.

Photos Taken on 4/2/2023

The photos below show the first 600 acres. Assuming six houses to the acre, the land you see below could soon hold approximately 3,600 homes.

But according to the Census Bureau, Splendora currently has a population of 1,780 people. And this real estate site says the city has 737 housing units.

So get ready for some change. These two developments could bring 10,000 new residents to Splendora, increasing the population more than 5X.

*Looking SE from the midpoint of the two developments across the entry to Presswoods.*

*Looking S from the same point.* *Gully Branch is now a drainage ditch that parallels the tree line that bisects the frame from L to R.*

*Looking SW toward Townsend Reserve along FM2090.*

*Looking E from over Townsend Reserve toward Presswoods. Note how Gully Branch has been channelized* *and framed by stormwater retention basins.*

*Farther east, still looking east toward US59 from over Presswoods.*

For People with a Passion for Rural Living

The developments are all south of FM2090 opposite Splendora High School, Junior High and Piney Woods Elementary.

Presswoods seems to be developing faster than Townsend Reserve. DR Horton, the nation’s largest homebuilder is already selling homes in Presswoods. They range in size from 1.400 to 2.300 SF and in price from $220,000 to $300,000.

As I flew over this area today, I couldn’t help but wonder where all these new residents would shop. Splendora has several dollar stores, a small grocery store and some fast food. And growth will inevitably attract more retail. But the nearest major retail center is Valley Ranch, 10+ miles to the south.

Moving to areas like this requires a passion for rural life, a tolerance for long commutes, and a desire to stretch your housing dollar.

New Rainfall Estimates, Old Flood Maps

The drainage impact analyses for these developments are based on Atlas-14, but old flood maps. It’s not clear yet whether Montgomery County intends to update its flood maps for this area or when. The latest drainage criteria manual on the County’s
Engineering website is dated 2019.

Before I bought a home here, I would want to make sure my house was elevated far above street level.

Posted by Bob Rehak on 4/2/2023

2042 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.

Splendora is exploding with growth. On FM2090 west of U.S.59 near the Splendora High School, two new developments have already cleared 598 acres and have another 611 to go. Together, they could easily quintuple the population of a rural town that only had 1900 residents in the last census.

Development Well Underway

I first covered this story in January. The developers have made remarkable progress since then. Townsend Reserve, Ltd. and Forestar USA, have built drainage, utilities, stormwater detention basins, roads and model homes on most of the land already cleared. Now, they’re building the first homes for sale. Rural, sleepy Splendora will soon change forever.

Here’s the layout and photos of work in progress.

Forestar USA has named its development Presswoods. Townsend Reserve USA has simply called its Townsend Reserve.

This image has an empty alt attribute; its file name is 20221009-DJI_0877-1024x682.jpg — *Looking east along FM2090 at expanse of two developments. Splendora High School on right.*

Closer Look at Detention Basins

This image has an empty alt attribute; its file name is 20221009-DJI_0879-1024x682.jpg — *Close up from shot above. Two detention ponds in Presswoods by Forestar USA bracket Gully Branch. Gully Branch drains into Peach Creek and eventually the East Fork of the San Jacinto.*

This image has an empty alt attribute; its file name is 20221009-DJI_0886-1024x682.jpg — *Another Forestar USA detention basin in the foreground.* *Looking West*.

This image has an empty alt attribute; its file name is 20221009-DJI_0895-1024x682.jpg — *Looking NE at a fourth detention basin on Townsend Reserve that parallels Gully Branch.*

This image has an empty alt attribute; its file name is 20221009-DJI_0891-1024x682.jpg — *Entrance to Townsend Reserve from FM2090 on right.* *Note yet another long detention basin that parallels the entry road on the left.* *Looking NW toward FM2090.*

This image has an empty alt attribute; its file name is 20221009-DJI_0901-1024x682.jpg — *First of the new homes going up.*

Three things strike me about these photos.

Stormwater detention basins everywhere you look. Let’s hope the volume is sufficient. Engineers based their calculations on pre-Harvey runoff estimates. As other developers clear additional forests beyond these, drainage assumptions could change radically.
Huge financial risk. As interest rates continue to climb, will there be buyers for these homes?
Vast expanse of forests surrounding the developments. They seem endless. But not for long.

People hoping to find a quiet life in the country are gobbling up the very thing they seek.

Maybe this is inevitable. Developers tell me that smaller lot sizes and higher density don’t allow them to preserve trees anymore. Builders just plant one in the front yard when they’re done.

Population Impact

It’s not exactly clear yet how many homes the developers hope to build here. But in the last census, Splendora’s population was only 1,900 people. Even if they just built 5 homes per acre on 800 developable acres and the average household size was 3, that would mean 12,000 people could live here – more than 6X the current population.

Posted by Bob Rehak on 10/10/22

1868 Days since Hurricane Harvey

Tag Archive for: Gully Branch

Homes Going Up on 600 Acres Along Gully Branch in Splendora