Holley Archives - Reduce Flooding

CoH Public Works Asking for More Details on Kingwood Cove Golf Course Conversion

The City of Houston Planning Commission was to have considered plat approval on September 30th for redevelopment of the old Kingwood Cove Golf Course acquired by Ron Holley and his FLOG Partners. However, I learned late today from District E Councilman Dave Martin’s office that Planning Commission staff is recommending postponing the public hearing until at least the next regularly scheduled meeting on October 14th.

The Planning Department Staff met with Houston Public Works staff. Reportedly, the applicant has not yet provided all the information necessary for Publics Works to review the application.

Drainage Study Reportedly Not Detailed Enough

According to Martin’s office, Holley’s people submitted a drainage study for the Kingwood Cove development. However…

“Public Works indicated that it needed a more detailed analysis.”
Spokesperson for District E Council Member Dave Martin

Therefore, Planning Department Staff will reportedly recommend to the Planning Commission that Commissioners postpone the public hearing. This will likely happen in the meeting itself when the agenda item is called. But a delay is not automatically guaranteed.

As of this afternoon, approval of the Kingwood Cove plats was still on the agenda.

If Delayed, October 14 Next Possible Date

If the applicant were to provide all required information immediately so that staff could review and provide recommendations, the earliest date for reconsideration would be October 14^th (the next meeting following September 30).

The Planning Commission posted Holley’s current plans in two places:

A 24-page abbreviated version as part of the agenda
The 238-page full submission at a special link.

Holley’s plans are #133 on the Agenda. I’ve extracted the 24 relevant pages to make file size manageable (2.5 megs).

The full submission is much larger but I compressed the file size from 75 megs to 50 megs. It includes the drainage analysis.

I haven’t had time to review the entire set of plans yet, so I’m including them all here for you to review. However, I did note several items that may explain why Public Works raised questions.

No HCFCD Check Off Yet

Apparently, no one from Harris County Flood Control District (HCFCD) has reviewed or signed the drainage plans yet. Note how the signature blocks are empty.

*Note empty signature blocks on Flood Control approval page. Page #73 of 238-page PDF.*

No Public Works Check Off Yet

*Also note empty signature blocks on Page 58 of 238 page PDF.*

Beat-the-Peak Method Employed in Flood Calculations

The Kingwood Cove engineers apparently used the beat-the-peak hydrologic-timing method to support their claim of “no adverse impact.” They also based their calculations on profiles developed from 2001 LIDAR data and a 2012 model of the river basin.

Harris County and City of Houston have been urging upstream counties to abandon the beat-the-peak methodology for years now, in part because it does not take into account upstream developments since the last models were developed. It also allows developers to understate the amount of runoff subject to detention requirements.

Wrong Detention Ratios Apparently Used

The project engineers say on page 52 of the 238-page PDF that they based their conclusion of “no adverse impact” on a floodwater detention ratio of .55 acre feet of detention per acre. But the City requires .65 acre feet per acre. So does HCFCD. Thus, the capacity of the detention pond appears to be understated.

Detention Pond Just 2.5 Feet Above Normal River Level

*All the detention is located next to the floodway, where it could quickly become overwhelmed by rising floodwaters.*

According to the Kingwood Cove plans (page 47 of full set) the water surface of the detention pond would be at 47 feet. That’s just 2.5 feet above the normal river level and six feet below the parking lot for the golf course (according to the USGS National Map elevation profiler). It’s also 2.3 feet below the level where West Fork flooding becomes likely, according to the gage data at US59.

Floodway Boundary Will Likely Soon Change

FEMA’s National Flood Hazard Layer Viewer indicates that the boundary of the floodway shown above dates to 2008. Harris County Flood Control’s MAAPNext effort, however, is revising the flood maps. Floodways all over the county are expanding into the 100-year floodplain. So some or all of this detention pond could soon find itself within the floodway.

No Adverse Impact?

The Kingwood Cove engineers claim the detention pond would protect downstream residents in a 500-year storm, but the Harris County Flood Warning System shows, the pond would be under 9.5 feet of water in a 10-year storm. And 22 feet of water in a 500-year storm! I fail to see how the pond would be holding anything back in such situations.

*Photo taken from helicopter on June 16, 2020 shows area in middle where Kingwood Cove detention pond would go. Looking SW.*

A Grandfathering Play?

Note that Halff engineers submitted their Kingwood Cove drainage analysis on March 17, 2021, and the City implemented its .65 acre feet of detention per acre on March 31, 2021. Holley is just now seeking approval.

If he’s expecting to get a pass because he submitted the plans before a change in regulations, I would submit that we saw how dangerous that can be in the case of Woodridge Village and Elm Grove. Woodridge Village engineers calculated detention requirements based on pre-Atlas 14 data and got it grandfathered by MoCo even though everyone knew the requirements were changing.

There’s certainly lots to think about in these plans. They deserve more close scrutiny.

Posted by Bob Rehak on 9/27/2021 based on documents downloaded from the City Planning Commission website.

1490 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.

Development Watchlist: Perry, Romerica, Colony Ridge and More

Here’s an update to last week’s watchlist. It includes seven Lake Houston Area developments – four from last week and three new.

Perry Homes’ Woodridge Village

On April 28, 2020, Harris County Commissioners approved the purchase of Woodridge Village from Perry Homes with two conditions: 1) that the City of Houston would defray half the cost by contributing $7mm worth of land that HCFCD needed for other flood control costs, 2) that the City would adopt new Atlas-14 rainfall statistics.

The next day, Houston Mayor Pro Tem Dave Martin discussed the deal on a Facebook live “virtual lunch” with the Lake Houston Area Chamber. At about 26:20 into the video, he said that the stipulations had already been agreed to. He said the City had already identified 11 pieces of property, 6 of which were presented to the County during its consideration of the deal in executive session the previous night. He also said the City would divert water from Taylor Gully to the Kingwood Diversion Ditch and build a barrier between Elm Grove and Woodridge, while the county built a regional detention facility.

Perry contractors went back to work the next day before Martin spoke. They continued working all week. They worked near Mace in Porter, on N2 (the large detention pond in the middle of the western border), and N3 (another detention pond on the eastern border).

A reliable source who needs to remain anonymous told me that the work was at the request of Perry’s lawyers. The source said that Perry and its contractors were simply complying with their contract.

This week marks the anniversary of the first storm (May 7th) that landed Perry in hot water. And forecasters predict an above-average hurricane season, which starts in four weeks. The lawyers may have had that on their minds, too. As they say in legal circles, “The third time is the pen.” Woodridge contributed to flooding Elm Grove twice last year, in May and September.

*Excavator working near Mace in Porter on April 29, 2020.*

Romerica’s “Orchard Seeded Ranches”

This is the 331-acre project formerly known as the Heron’s Kingwood. It wound around the Barrington and River Grove Park. Romerica is now trying to develop the same land under a different name, “Orchard Seeded Ranches.”

However, on Thursday, 4/30/2020, the Houston Planning Commission deferred approval of the developer’s General Plan.

plat of orchard seeded ranches — *General Plan of Orchard Seeded Ranches in Kingwood Texas*

The Commission then asked the developer to consult with the City Engineer; the Planning and Development Department; and Harris County Flood Control before bringing further requests back to the Commission.

That should send a strong signal to the developer that rough waters lie ahead. Any proposal will likely be debated publicly when/if the developer returns.

The development is still listed in CoH’s PlatTracker. So we will continue to watch this one.

Holley’s Kingwood Cove Golf Course Redevelopment

A review of the City of Houston’s PlatTracker Plus Map indicates that Holley has not yet applied for any permits on the golf course in Forest Cove. City of Houston confirmed that via a FOIA request (Freedom of Information Act).

Note how golf course on left is unshaded. That indicates no activity with the Planning Commission. Compare that to the purple area on the right for Romerica’s property. That indicates approval of a General Plan is still pending.

A review of the Harris County Appraisal District website indicates a limited liability company in Pittsburgh, PA, actually owns the golf course.

*Harris County Appraisal District info for property at 805 Hamblen, aka Kingwood Cove Golf Course.*

It’s not unusual for developers to use other people’s money. I shall continue to watch this. Holley says his engineer is reworking plans based on input from people surrounding the course.

Ryko Property Near Confluence of Spring Creek and West Fork

This property is in Montgomery County and the City of Houston’s Extra Territorial Jurisdiction. The Montgomery County Engineers office says the company has not yet filed any plans that have been approved. The City of Houston PlatTracker Plus Map also shows the owner has not yet filed any applications.

*US FWS Wetlands Map shows wetlands throughout the Ryko property between Spring Creek and the West Fork.*

New Caney ISD High School #3

The New Caney Independed School District plans to build a third high school south of the HCA Kingwood Medical Center and behind the car dealerships that front US59. I don’t know much more about this except that they plan to extend roads into the area that is now forest. High schools usually have large parking lots. And that means rapid drainage. It is unclear at this time whether MoCo will require detention ponds.

Northpark Woods

This high-density development along the West Fork San Jacinto River in Montgomery County is now about one-third to one-half built. Construction continues.

The Colonies in Plum Grove

North of SH99 in Plum Grove and east of the East Fork in Liberty County, lies one of the largest developments in the Houston region without detention ponds.

In January of 2017, the Houston Chronicle wrote about how La Colonia was transforming Plum Grove. They interviewed local residents who lamented the loss of forests. ABC13 ran a story about the squalid living conditions. Yet the area continues to expand.

Formally known as Colony Ridge, some locals call it “The Colonies.” Colony Ridge bills itself as a “master-planned” community with six major subdivisions: Sante Fe, Camino Real, Grand San Jacinto, Rancho San Vincente, Montebello, and Bella Vista. Together they comprise 30,478 lots on approximately 10,000 acres at present. And they’re still growing!

*The Colonies currently cover an area almost as large as Kingwood. Photo 4/21/2020.*

*Drainage empties into the East Fork San Jacinto*. *While flying over the area, I did not see one detention pond.*

*Mobil homes make up most of the housing stock.* *Note open-ditch drainage.*

Colony Ridge advertises itself as “an escape from the city, land on which to grow and build a home, no restrictions and easy credit.” Aerial photos reveal people scratching out hardscrabble lives on barren lots.

This is a blue collar neighborhood. The developer says his target market is poor Latino laborers. They see this as a step up from apartment living and a chance to own a part of the American dream.

But while flying over it, I did not see one detention pond.

As SH99, the Grand Parkway, pushes east from 59, this area will boom. Without better drainage regulations, Liberty County and Plum Grove will heap their drainage problems on those downstream.

*FEMA’s National Flood Hazard Layer Viewer shows East Fork Flood Plains relative to Colony Ridge (right).*

The good news is that Liberty County has joined with seven other counties to form a Southeast Texas Drainage District. The bad news is that Harris County is not one of the seven.

Posted by Bob Rehak on 5/3/2020

978 Days after Hurricane Harvey

Weekly Watch List: Perry, Romerica, Holley, Ryko

Those concerned about flooding in the Lake Houston Area should keep four potential developments on their watch lists. Here’s a brief update on each.

Perry Homes Woodridge Village

It’s back on the Harris County Commissioner’s Court Agenda again this week. Commissioners will discuss possible purchase of the 268 acres for a regional flood detention facility during an executive (closed) session on Tuesday.

At the last meeting, Commissioners deferred action while staff investigated: A) whether the City of Houston would donate land to the Harris County Flood Control District to help defray the cost of several flood mitigation projects, and B) whether Montgomery County would adopt Atlas-14 rainfall statistics and close a loophole in its drainage regulations that allowed developers to avoid building detention ponds. Commissioners also discussed harmonizing City of Houston and Harris County flood plain regulations.

Perry’s original deadline for a County purchase was April 1, 2020. The company subsequently extended the deadline to May 15 to give the County time to explore the requests. Meanwhile Perry resumed and accelerated construction activity on the site. I counted 32 pieces of earthmoving equipment on my April 21st flyover. Since then, spotters have reported the arrival of additional equipment.

Woodridge Village contributed to Elm Grove flooding twice last year. According to Perry, a regional flood detention facility would reduce flood risk for approximately 800 homes.

The offer to sell while construction activity accelerates has many observers scratching their heads.

Precinct Four Commissioner Jack Cagle says he is “cautiously optimistic” that the sale will go through.

Romerica is Baaaa-aaaack

Last year, after the Army Corps withdrew Romerica’s application to develop 5,000 condos and 50-story high-rises in the floodplain of the San Jacinto, the company swore it would retool its application. Shortly after that, they fell off the radar. Romerica took down its many websites and its spokespeople did not return phone calls, but the company never sold the land.

Looking northwest across Romerica land. River Grove soccer fields are in upper left and Barrington is in upper right. San Jacinto West Fork in foreground. Harvey deposited the sand in the foreground which killed many trees.

Now, under the cover of Corona Virus, “they’re baaaa-aaaack.” But with a different name. Instead of The Heron’s Kingwood, they now call the development Orchard Seeded Ranches. I was reviewing the City of Houston’s PlatTracker website and noticed this item pop up on 4/20/2020.

Orchard Seeded Ranches

2020-0676

04/20/2020

General plan

A-Consent

Harris

City

E;

H4

336H

251000

77339

Humble ISD

KINGWOOD AREA

3

WOODLAND HILLS; HAMBLEN; KINGWOOD

General Plan

361.6796

0

0410470000014,0410470000028,0410470000143,0410470000144,0410470000145,0410470000161,0410470004001,0410470004007,0410470004012,0410470004016,0410470004017,0451270000001,0451270000005,0451270000006,0451270000012,0451270000018,0451270000026,0451270000029,045

EIC Surveying

E.I.C. Surveying Company

Emil Haddad

281-955-2772

Orchard Seeded Ranches

The location, Council district, acreage, street intersections, and applicant name all fit the previous application. Instead of Gregory Haddad, however, this time, it’s Emil Haddad.

The development name is a bit odd. But then, development names rarely have anything to do with reality. Look at Houston’s Heights. And what, after all, did the Heron’s have to do with 50-story high rises?

“Orchard Seeded Ranches” is in the very preliminary phases. Until we see a plat and construction drawings, we can’t know exactly what they plan. It could be 1200-square-foot gerbil ranches. Or it could be Times Square in the Floodway again.

The company does not yet have a web site up. Nor has the Army Corps/Galveston issued a Public Notice associated with a permit application. Kingwood residents should follow this one closely.

Anyone civic-minded groups want to make them an offer on the land? It really should remain wetlands and be dedicated to park land or forest that protects Kingwood from future flooding.

Forest Cove Golf Course and Ron Holley

Earlier this month, Lake Houston Area developer Ron Holley appeared on KPRC to discuss the re-development of the Kingwood Cove Golf Course in Forest Cove. Holley was in the process of revising his engineering plans to address neighbors concerns about flooding when I interviewed him. A Freedom of Information Act request to the City of Houston revealed that he had not yet filed any plans for the subdivision. PlatTracker confirms that. Holley’s name does not appear anywhere in the current six pages of new developments at various stages.

Regardless, Holley has a formidable record as a developer. You may remember that he successfully challenged the City over building in the floodway of the West Fork, before he sold his land east of River Grove Park to Romerica.

Ryko Between Spring Creek and West Fork

One of the largest undeveloped tracts of land remaining in the Lake Houston area lies northwest of the confluence of Spring Creek and the West Fork near US59. Wetlands cover much of the area. But it’s in Montgomery County. And you know what that means. No detention ponds may be required.

*Looking southeast across Ryko land toward the US59 Bridge in background (center).*

Pacific Indio Properties, Inc., a sister company of Ryko Development, owns more than 7,400 acres in the triangle below. To put that in perspective, that’s exactly half the size of Kingwood.

*National Wetlands Inventory shows the site to be pockmarked with wetlands.*

A Community Impact article from 2016 (before Harvey) says Ryko planned to build 7,000 homes in this area. Community Impact said at the time that the project had no timeline. Things may have changed since then, especially after Hurricane Harvey inundated the area.

A drainage analysis, soil survey, and environmental study usually come before plan submittal. And the Montgomery County Engineers office says no plans, studies, or surveys have yet been submitted for the property, though one source in Montgomery County believes the developer has had preliminary discussions with the county.

FEMA’s Flood Hazard Layer Viewer shows that virtually all of the land is in floodway or floodplain.

*Ryko property lies in the floodways of both the West Fork and Spring Creek. Cross-hatched equals floodway, Aqua = 100 year floodplain, and Brown = 500 year floodplain.*

Note that the floodplain map above is pre-Harvey. New floodplain maps using Atlas-14 data are likely to show an even grimmer picture when they become available in a year or two.

If the developer puts high-density homes on this property with no detention, people downstream can break out their scuba gear. All the more reason for The City of Houston, Harris County and Montgomery County to synchronize their flood plain regs.

That’s the roundup for my first weekly watch list. I hope this becomes a regular weekly feature. More news to follow the commissioner’s court meeting on Tuesday.

Posted by Bob Rehak on 4/25/2020

970 Days since Hurricane Harvey