Tag Archive for: Montgomery County

Floodplain Maps for 5,316 Acres West of Kingwood Contradict Developer’s Claim

11/4/2025 – FEMA floodplain maps contradict a claim made by Scarborough Development/San Jacinto Preserve in a presentation made to the City of Houston and Harris County officials on 10/29/25.

The developer recently bought 5,316 acres, mostly in the floodplains and floodways of Spring and Cypress Creeks, and the San Jacinto West Fork. The land lies in both Montgomery County and the City of Houston’s extra territorial jurisdiction. The developer also wants to build a bridge into Harris County.

In documents obtained from the City of Houston, the developer claimed it would only be “developing land at or above the Atlas 14 100-year floodplain.” See copy in red box below.

Presented by developer to City of Houston and Harris County on 10/29/25.

However, superimposing their development plan on FEMA’s current floodplain maps developed before Atlas 14 contradicts that claim. Why?

The extent of proposed development matches the limits of pre-, not post-, Atlas 14 100-year floodplains.

Net: developing in this area is more dangerous than it may look. 500-year floodplains could soon become 100-year floodplains.

For more detail, see the discussion of Atlas-14’s history and the sequence of maps below.

A Brief History of Atlas 14

FEMA’s current floodplain maps for this area date to 2014, four years BEFORE the start of Atlas 14 in Texas. And to my knowledge, FEMA has not yet released new flood maps based on Atlas 14 for this region.

From FEMA floodplain map of Scarborough/SJP property. Effective date: 8/18/2014. Screen captured today.

NOAA began updating rainfall precipitation frequency estimates in 2004; they called the effort “Atlas 14.” But NOAA didn’t update Texas statistics until 2018. Such rainfall estimates form the basis for flood maps.

In Montgomery County (MoCo), pre/post estimates for the standard 100-year/24-hour rainfall varied by more than a third. MoCo adopted Atlas 14 values of ~16.1 inches for the 24-hr, 1% storm (at Conroe), up from the previous standard of ~12 inches. That’s an increase of 4.1 inches or 34%.

Just as important, until earlier this year, MoCo drainage regulations often let developers avoid building stormwater detention basins that would offset that additional rainfall.

Also consider that Montgomery County has been one of the fastest growing counties in the region and in America. Its population has grown by almost a third (31%) since 2018. That population growth comes with a growth of impervious cover (roofs, driveways, streets, parking lots, etc.) that doesn’t soak up rainfall.

I’m not aware of any recent studies that show the cumulative impact of additional rainfall and impervious cover together with a deficit of detention.

Given those issues, common sense says flood elevations would increase. And in fact, preliminary guidance from Harris County indicates that floodplains will expand by 50% to 100% when FEMA releases updated flood maps based on Atlas 14.

New Plans Show Development Extending to Old 100-Year Floodplain

When I first saw the developer’s new plans, the plans didn’t seem to match the claim that they would only develop land “at or above the Atlas 14 100-year floodplain.” That made me suspicious. So, I performed an experiment.

I superimposed the developer’s plans over FEMA’s current (pre-Atlas 14) map dated 2014. I then varied the opacity of the layers in Adobe Photoshop so I could see how the two matched up. Long story short, they matched perfectly. See the sequence of images below.

Layer 1: From FEMA’s Flood Hazard Layer Viewer. Scarborough property is in center between Spring Creek (diagonal) and West Fork (right). Brown areas = 500-year floodplain. Aqua = 100-year. Striped = floodway.

Next, I superimposed the development plan that Scarborough presented to City of Houston and Harris County.

Layer 2: Gray areas with waffle pattern represent claimed “net developable area.” Red = property boundary.

Then, I varied the opacity of the development plan until you could see the floodplains behind it.

Composite with partial transparency of overlay

Enlargement clearly shows that development stops at the old, pre-Atlas-14, 100-year floodplain.

White lines from 2014 FEMA map form boundary between 100- and 500-year floodplains. And waffle patterns from developer’s plans stop at white lines.

New maps reflecting higher rainfall rates and more impervious cover will likely show those white lines cutting well into the brown so-called developable areas, if not eliminating some altogether.

Where Did Developer’s Claim Come From?

So, where did the developer’s Atlas 14 claim come from? I have talked to three people who were in the meeting. Not one could tell me with certainty. They all expressed reservations and doubts about it.

I have also reached out to Scarborough several times to understand their position, but they have yet to return phone calls or emails.

So, I’m going to remain skeptical until I see proof of their claim and FEMA’s new Atlas 14 maps. FEMA may release them in 2026. But the proposed maps will then go through public comment and revision cycles. That could mean they won’t become official for at least another three years.

Make This An Election Issue

In my opinion, the best use for this property would be to turn it into a state park. That would help protect areas both up and downstream. With an election coming up next year, our representatives will have their ears to the ground. The time to start a letter-writing campaign is now. Contact all candidates.

Turn this into an election issue.

Make sure we elect someone who is more interested in protecting public safety than private profits.

Posted by Bob Rehak on 11/4/25

2989 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.

Developer Buys 5300 Acres of Floodplains, Floodways, Wetlands from Ryko

Update 10/16/25 at 10am – The Planning Department intends to recommend deferring consideration of the general plan discussed below until after the City of Houston District E and Harris County Precinct 3 have have met with the new owner.

10/15/2025 – San Jacinto Preserve and a sister company, Scarborough Houston LLC have purchased approximately 5300 acres of land west of Kingwood from Ryko Development and its sister company, Pacific Indio Properties.

Ryko tried for years to develop the property, most of which is floodplains, floodways and wetlands where the San Jacinto West Fork, Spring Creek, Turkey Creek and Cypress Creek all converge.

Concerns about flooding may have triggered Ryko’s sale after a succession of rapid-fire setbacks:

  • May 2024 floods and the second largest release from Lake Conroe in the history of the SJRA rekindled memories of Harvey’s devastation.
  • A Townsen Blvd. extension through the property was taken off Montgomery County’s 2025 Road Bond at the request of neighboring residents and MoCo Precinct 3 commissioner Ritch Wheeler.
  • The Montgomery County Engineer blasted Ryko’s drainage study
  • Harris County Flood Control did not approve Ryko’s flood-mitigation plans.
  • Harris County Precinct 3 Commissioner Ramsey lined up against a bridge that would connect the area to Humble.

Sale of Property to San Jacinto Preserve, LP, Scarborough Houston LLC

Under public pressure on all sides and faced with the loss of connectivity and critical infrastructure support, Pacific Indio sold the property to San Jacinto Preserve, LP and Scarborough Houston LLC in August of this year. Here is the Special Warranty Deed.

Both buyers have common ownership and management, as with Ryko and Pacific Indio. Companies often try to limit liability by setting up different companies for different projects. That way, if one part of the empire encounters trouble, it won’t bring down other parts.

In this case, the names of two men keep showing up: Ryan Burkhardt and James R. Feagin. Among the many companies under their control:

Scarborough Lane Development appears to be at the top of the food chain and headquarters in Addison, TX, a north Dallas suburb. All the other companies list the same address. So even though company names change, the same people control everything.

Scarborough Lane Development’s website says its “always committed to protecting the environment.” And it brags that it is “capable of handling the most challenging development projects.” We shall see.

Land Virtually Covered by Floodplains, Floodways

This project will test their talent as this map in Ryko’s drainage analysis shows. Only the small, dark gray areas in the red outline are above the 500-year floodplain.

Ryko drainage impact study illustration showing outline and floodplains.
Ryko’s drainage impact analysis showed this map of floodplains, floodways and streams on their property (outlined in red).

But keep in mind, that the floodplains will soon expand when FEMA releases new maps based on data acquired after Hurricane Harvey. The floodplain mapping above is from 2014. It predates the Memorial Day Flood, Tax Day Flood, Harvey, and the May 2024 flood.

On Houston Planning Commission Agenda for 10/16/25

San Jacinto Preserve’s (SJP) general plan is on the Houston Planning Commission’s consent agenda for Thursday, 10/16/25. See below. Their engineers chose to render the floodplains in barely distinguishable shades of gray this time.

Lisa Clark, who Chairs the Houston Planning Commission, also represents the San Jacinto Preserve.

Both Harris County Precinct 3 and City of Houston District E have requested the planning commission to postpone consideration until they have had the opportunity to meet with the developer and learn more about the plans.

Here is the General Plan that SJP submitted to the Planning Commission.

For a full-size, high-resolution PDF, click here.

This is a pretty high-level plan. It shows planned major thoroughfares, easements, pipelines, property boundaries, drill sites, and floodplains/floodways. But it’s not yet a plat that shows the street layouts of neighborhoods or homesites.

However, it does still show a Townsen Blvd. extension bridging across Spring Creek into Humble. That piqued my interest.

I called Mr. Burkhardt in Addison for clarification, but he did not return my phone call to confirm exactly what their plans are. So we shall have to wait and see. They will have challenges, no doubt.

MoCo Residents Successfully Protest Connectivity Plan

Yesterday, Benders Landing Estates (BLE) Property Owners Association (immediately north of the SJP property had a proposal on the Montgomery County Commissioners Court Agenda. SJP wanted to connect their new neighborhoods through a quiet, residential street (Shady Hills Landing Lane) in BLE.

They felt the street was not suited to handling the volume of traffic that a 5000+ acre development would generate. And their plan to block SJP access through the street succeeded.

Commissioners voted to abandon a one-foot-wide portion of Shady Hills Landing Lane in Benders Landing Estates Section 7. The land will vest to adjoining property owners, who can then effectively block SJP residents from exiting any new subdivisions through their property.

Commissioners Court unanimously approved the measure. It was a minor victory and likely will not affect the long-term war. But it showed the will of the community.

Profits Over People?

The San Jacinto Preserve development comes with inherent flood risks. At this point, we need to wait and see what they propose. At a minimum, it will likely include:

  • A new drainage-impact analysis
  • New plats that show the exact location of homes and their density relative to floodplains
  • Street layouts
  • The amount of impervious cover added
  • How much forest is lost
  • Flood-mitigation plans
  • A no-adverse-impact statement from Texas-certified engineers.
  • Environmental/wetlands studies including impacts on water quality in Lake Houston
Wetlands in SJP floodplain

One seasoned hydrologist held out little hope for the safe development of this property. She told me that developing it would be like aiming a firehose at Kingwood. She also suggested that the developer was putting “profits over people” and that the people of Humble and Kingwood should oppose it for their own safety. Check back often as news develops.

Posted by Bob Rehak on 10/15/25

2969 Days since 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.

Enclave Construction Stopped While Engineers Review Drainage

6/4/25 Update: Construction has not yet stopped and it may not. It continues as City and County Authorities try to set up a meeting to review drainage plans with engineers.

6/2/25 – Construction has stopped, at least temporarily, at the Enclave, a new 11-acre residential development adjacent to the Northpark expansion project in Montgomery County.

Both Montgomery County and the City of Houston have asked engineers to review the drainage plans, which showed the development’s detention basin overflowing into the only evacuation route for 78,000 people during extreme weather events.

Enclave Detention Basin

HNTB, the engineer for the Northpark Expansion project, is going to conduct a peer review of EHRA plans for the Enclave’s drainage. They need to hurry.

Detention Basin Already Dug Out

Photographs taken between 5/31 and 6/2/25 show that construction crews have already excavated the proposed detention basin. And they are starting to install pipes and junction boxes for drainage.

Looking E. Northpark on left. Detention Basin, partially filled with water from last week’s rains, is already excavated.

However, I have received word that both the City and Montgomery County have asked for construction to be paused for a new independent peer review of the development’s drainage plans.

Partial Update to Outdated Drainage Plans

The new development is technically part of Kings Mill, which had its drainage plans approved in 2012. But after Harvey in 2018, Montgomery County and the City of Houston both adopted Atlas 14 rainfall probability statistics, which are 33% higher than those used to design virtually all of Kings Mill’s infrastructure.

That means Kings Mill – which is 20 times larger than the Northpark Enclave – funnels much more stormwater toward the Kingwood Diversion Ditch than it was designed to handle.

Yet Enclave engineers designed its detention basin to hold only the difference between the old and new rainfall statistics. And only for 11 acres, not all 240.

Concerns about Capacity, Its Impact and Inconsistencies

Several other things have happened since approval of the 2012 drainage study.

  • The Northpark Expansion project started. A major goal: to create an all-weather evacuation route when Hamblen Road, Kingwood Drive and Mills Branch Road are cut off by high water.
  • The developer’s plans raised concerns about where Enclave overflow will go during an extreme event. (See construction diagram above.)
  • Hurricane Harvey flooded hundreds of homes adjacent to the Kingwood Diversion Ditch, raising as-yet-unaddressed concerns about the capacity of the receiving ditch.
  • Construction plans showed inconsistencies between the initial drainage impact analysis and today, including the size of the Enclave.
  • The developer claims it can build ten homes to the acre with only 55% impervious cover, an extremely ambitious goal.

Photos Show Drainage Route to Kingwood Diversion Ditch

Photos below show the new Northpark Enclave development and the path that stormwater will take on its way to the Kingwood Diversion Ditch, which already has capacity problems of its own.

Hundreds of homes have flooded because of the ditch’s diminishing capacity as insufficiently mitigated new subdivisions began draining into it.

Harris County Flood Control District (HCFCD) has completed its preliminary engineering review of the Diversion Ditch. HCFCD is now in the process of selecting an engineering company to make final recommendations for improving the ditch. But it could take years to find the money to construct any recommendations that come out of the study.

So, MoCo and the City want to make sure they get this right. The photos below show how all the drainage will connect.

Looking SE over the intersection of Loop 494 and Northpark Drive at construction of the Northpark Enclave.
Still looking SE. From the new development, stormwater will move to the giant detention basin in the upper center of frame.
Contractors are already starting to install culverts that will carry runoff to the main Kings Mill Detention Basin.
From the Kings Mill Detention Basin, stormwater will flow into the ditch that angles toward top and then makes a left turn toward Russell-Palmer Road in the upper left corner of the frame.
Stormwater runoff goes a half mile east toward Russell-Palmer Road. Kings Mill’s drainage on left. Kings Manor’s on right.
Looking S along Kingwood Diversion Ditch and Russell-Palmer Road. Kings Mill Ditch on lower right. Kings Manor Ditch above it. Both outfall under the road into the Diversion Ditch. Bridge at top of frame by water tower is Kingwood Drive.

Once contractors have drain pipes and culverts in the ground and start pouring concrete, it will be very difficult to make any changes. So, it’s good that construction has been paused now for peer review.

Posted by Bob Rehak on 6/2/2025

2834 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.

Is Downstream Flood Mitigation Keeping Pace with Upstream Development?

5/14/25 – This morning, I gave a presentation that compared the pace of downstream flood mitigation with the pace of upstream development. Are we gaining or losing ground in the Lake Houston Area?

Presentation Connects Many Dots

Answering that question requires connecting many dots. Here are the slides from the presentation with my narrative.

To download a PDF of the presentation, click here.
Offsetting Forces

As new upstream development adds impervious cover (roads and roofs) that can increase and accelerate runoff, building flood peaks higher and faster. And that can erode the safety of downstream residents. Managing flood risk becomes a struggle between competing forces.

MoCo One of Fastest Growing Counties in Country

The Lake Houston Area lies downstream from one of the fastest growing counties in the country. Montgomery County (MoCo) grew 68% in the last 15 years and 4.8% in 12 months recently. MoCo is currently the seventh fastest growing county in the entire country.

Ryko Exemplifies Danger of Upstream Development

Let’s look at a proposed MoCo development in the headwaters of Lake Houston. A company named Ryko bought 5,500 acres about a quarter mile west of Kingwood. It’s in the southern part of a triangle formed by Spring Creek, the San Jacinto West Fork and the Grand Parkway.

US59 Bridge in foreground by the confluence of the Sand Jacinto West Fork and Spring Creek.
“Like Aiming a Firehose At Kingwood”

Ryko, which is a Syrian-owned company, is reportedly working with Wan Bridge, a Chinese company, to develop 7,000 homes on the property. One of the leading hydrologists in the area told me that developing this property would be “like aiming a firehose at Kingwood.”

Many “Guardrails” Being Removed

Government has established many guardrails over time to protect people from insufficiently mitigated upstream development. But many of the guardrails are being removed. Or people are trying to remove them.

In this case:

  • A change to the state property code in 2023 gave developers the right to opt out of a city’s extra territorial jurisdiction (ETJ). ETJs lay the groundwork for future annexation by ensuring new infrastructure meets the standards of areas that might annex them someday. But if developments are not in an ETJ, they could change plats without approval.
  • Two bills pending in the legislature, HB23 and its companion SB2354, would essentially let developers “self-permit” by hiring engineering firms that replace government oversight.
  • The Endangered Species Act (ESA) constrains development in areas inhabited by threatened or endangered species. But Executive Order 14192 could change that. The US Fish and Wildlife Service has proposed a change under the order that means Ryko would no longer have to work around endangered species on its property.
  • An ex-Senior VP of Ryko for 21 years is now chair of the Houston Planning Commission. She still reportedly represents the company as an independent consultant,
  • The Montgomery County Drainage Criteria Manual hasn’t had a serious update for 40 years. The County still allows controversial practices, such as hydrologic timing surveys, to “prove” that upstream developments have no adverse impact on downstream residents.

Let’s take a closer look at the Ryko property with these issues in mind.

Upstream Development Almost Entirely in Floodplains

With that as a backdrop, what’s going on with the Ryko land? The map in the background for this next slide comes from Ryko’s Drainage Impact Analysis. It shows that their property (outlined in red) lies at the confluence of four major streams. All that blue represents floodplains and floodways.

Property outline and stream names enhanced for readability.
How Bad Is Ryko’s Flood Risk?

FEMA’s base-flood-elevation viewer shows that at the southern end of Ryko’s property, any homes would be under 25 feet of water in a 500-year flood (18.7 feet in a 100-year flood). Even at the higher elevations farther north, homes would be under 7 feet of water in a major flood.

Frequent Bald Eagle Sightings

Homeowners father north report frequent sightings of bald eagles. They believe the eagles live on Ryko’s property which is currently wilderness. One resident sent me a video of two eagles that landed in a tree right outside her living room window.

Click here for video.
How Developers Document “No Adverse Impact”

The Texas Water Code contains a rule that states upstream development can have “No Adverse Impact” on downstream neighbors. To prove no adverse impact, engineers compare estimated pre- and post-development runoff.

If post-development estimates are less than or equal to pre-development, they satisfy the requirement.

Estimates Based on Hydrologic Timing Not Always Accurate

But how accurate are those estimates? Montgomery County’s antiquated drainage criteria manual still lets engineers use hydrologic timing surveys, a practice now prohibited by the City of Houston and Harris County for several reasons.

Timing studies let developers avoid building detention basins if they can show that their development’s stormwater “beats the peak” of a flood. The theory: they aren’t adding to the peak.

Not building detention basins saves developers money and adds to the number of salable lots. But “beat the peak” studies have serious limitations and can often mislead.

They assume, for instance, a uniform storm across an entire watershed. But that rarely happens. Imagine the case of a storm like Harvey, which approaches from the south as developers to the north rush to get their water to the river. God help the people caught in the middle.

Timing surveys, in the case of Montgomery County, are also based on decades old data that ignores the cumulative impacts of other developments over time.

How Avoiding Detention Can Add to Flood Peaks

What often happens in reality is that you get higher peaks than if you had built detention. This graph shows three lines. The two at the bottom show typical pre- and post-development runoff rates where/when hydrologic timing studies are prohibited.

Not building detention often leads to earlier, higher peaks.

The height difference could be the difference between flooding or not flooding.

MoCo Still Doesn’t Require More Reliable Method

In short, building stormwater detention is a sure thing. Hydrologic timing is not.

Banning hydrologic timing studies would force developers to design systems that TRULY detain and slow runoff. But Montgomery County still permits timing studies. The County’s new Drainage Criteria Manual that prohibits them has been sitting on the shelf for more than a year.

Downstream Mitigation Slowing

Now, let’s look at what downstream residents are doing to offset the impacts of upstream development.

Compared to the period after Harvey, that activity has slowed. The Lake Houston Area Task Force identified three crucial needs to reduce flood risk.

  • Dredging to increase throughput
  • More floodgates on Lake Houston to speed up output
  • Upstream detention to reduce input.
Dredging is Highlight to Date…

Dredging continues. We’ve spent approximately $200 million to date and that total is still increasing.

Images shot current West Fork dredging plan, location of dredge by FM1960, and spoils placement area by Luce Bayou.
…But More Sediment Keeps Coming

After the Army Corps finished its emergency West Fork Dredging Project, they recommended regular maintenance dredging to ensure our rivers had sufficient conveyance and our drainage ditches were not blocked. State Representative Charles Cunningham authored HB1532 to create a dredging district for the Lake Houston Area.

HB1532 passed overwhelmingly in the House and is now waiting to be heard by Senator Paul Bettencourt’s Local Government committee in the Senate.

But this legislative session ends in two weeks. Any bill not out of committee by this Friday is effectively dead. And Bettencourt has not yet scheduled Cunningham’s bill for a hearing.

Construction on More Floodgates Not Likely Before 2027

The additional floodgates on Lake Houston have been delayed repeatedly for various reasons. Simultaneously, the Coastal Water Authority (CWA) is looking at the costs of repairing the dam and replacing it altogether. The 70+ year old dam is near the end of its useful life.

CWA board member Dan Huberty stated that engineering for additional gates should be complete by 2027. At that time, the project will go out for bids.

The CWA won’t receive preliminary reports on dam repairs and replacement until at least July of this year.

No Progress on Upstream Detention, None Likely Anytime Soon

Meanwhile, virtually nothing has happened yet in terms of upstream detention. The San Jacinto River Authority identified 16 areas for upstream detention basins/lakes in its River Basin Master Drainage Study.

SJRA has no construction funds. So many of the projects were incorporated into the state flood plan. But the state’s Flood Infrastructure Fund does not have a committed revenue stream.

The Texas Water Development Board has about a billion dollars currently available to build $54 billion worth of requests in the flood plan.

So keep the pressure on elected representatives who can protect your family.

Posted by Bob Rehak on 5/14/25

2815 Days since Hurricane Harvey

New MoCo Drainage Criteria Manual Still Not Finalized

11/27/24 – Montgomery County is operating off a 1989 Drainage Criteria Manual that received minor updates in 2019. MoCo still has not finalized its new drainage criteria manual, a process it began in August 2022.

In February 2024, Montgomery County published a draft of a comprehensive new update to its drainage criteria manual. The draft brought the County’s standards up to date and made them more in line with surrounding areas’ standards.

In April, I discussed the major changes. They included, but were not limited to:

  • Use of industry-standard modeling software by engineering companies submitting plans
  • A requirement that new developments produce “no adverse impact” on downstream areas
  • Mandates to use certain “roughness coefficient standards” for different situations. These determine how models calculate flood peaks.
  • Stipulations that all projects shall mitigate and attenuate runoff for 5-, 10-, and 100-year storm events
  • Stormwater detention for all developments regardless of size
  • A discussion of flood mitigation measures
  • Identification of entities responsible for maintenance of stormwater detention facilities, channels, etc.
  • Adoption of Atlas-14 rainfall rates
  • A minimum detention rate of .55 acre-feet per acre (almost up to Harris County’s rate)
  • Prohibition of hydrologic-timing surveys (also known as flood-routing or beat-the-peak studies).

For a more complete discussion, see my April post which contains links to the relevant documents. Also see below. After publication of the draft, MoCo sought public comment.

Public Comment Period Remained Open for 10 Months

Since April, I have checked back periodically to see whether MoCo had finalized the new Drainage Criteria Manual after the public comment period.

Until earlier this week, the invitation to make public comments remained up on the county’s website. Most public-comment periods last a month or two. So this was highly unusual.

The MoCo engineering department has had some serious turnover recently. It was caused in part by retirements and the sudden, unexpected death of a County Engineer.

So, I emailed the County Engineer’s office to ask why the public comment period was remaining open so long.

Thomas E. Woolley Jr., Director of Engineering Services, wrote, “Thanks for pointing this out. With all the reshufflings in the department, this was overlooked. We will remove the Drainage Criteria Manual Draft from our website until we are ready to move forward.”

I next asked when they would move forward. Woolley replied that he hoped to get it passed by May 2025. He says that he’s currently focused on a related project – updating development regulations.

Developers Reportedly Recommending Which Changes to Adopt

Reportedly, MoCo is having or will soon have a committee incorporate public comments into the draft Drainage Criteria Manual. Before it could be adopted, the revised document would likely have to go back out for another round of public comment. However, it could also depend on the extent and nature of public comments made on the first draft, which still have not been published to my knowledge.

Most Important Recommendations Likely At Risk

I am told (not by Woolley) that developers comprise the committee. While they are certainly important constituents and their opinions should count as much as anyone else’s, reportedly they are pushing back on the most important recommendations in the first draft.

Those include:

  • The stormwater detention requirement for all new developments
  • Elimination of hydrologic-timing surveys.

New developments without sufficient mitigation typically increase the amount and speed of runoff during storms. One hundred percent of the water hitting concrete runs off quickly, rather than soaking into forest floors and wetlands.

To compensate, stormwater detention basins hold back water during a flood. But they cost money to build and they reduce the number of lots developers can sell. They increase developer’s expenses and reduce their income.

Hydrologic-timing surveys are a way some engineers use to exempt their clients from requirements to build detention basins.

In theory, if they show a developer can get runoff to a stream or river faster than the peak of a flood arrives, then the development won’t add to the flood peak…so no detention is required. Hence their nickname, “beat the peak” surveys.

However, in reality, such surveys have faults. According to the previous Montgomery County Engineer, they:

  • Don’t consider the cumulative effects of other developments.
  • Almost always rely on outdated hydrologic models
  • Assume “ideal” storm conditions.

Such surveys encourage developers to get their floodwater to rivers as quickly as possible. That’s exactly the opposite of what you need to reduce flooding.

Only good things come from more detention. But when developers don’t build detention, people downstream can pay the price.

Which Way Will Political Currents Flow?

MoCo commissioners already rejected the elimination of hydrologic timing surveys and mandatory detention requirements in 2019 when they did a minor update to drainage regs developed in the 1980s.

Will they do so again now that more and more of their own residents are flooding? We won’t know for certain until May at the earliest. But it’s pretty easy to see which way the political currents are flowing.

Posted by Bob Rehak on 11/27/2024

2647 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:
  1. Visit pct3.com/service-request
  2. Select “Road & Bridge Maintenance” in the service menu
  3. 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

Past Catching Up With Montgomery County

5/23/24 – The past may be catching up with Montgomery County. Heavy rains earlier this month may have flooded more homes in Montgomery County than Harris.

For decades, many Montgomery County leaders refused to acknowledge that they had a flooding problem. Neither, for that matter, did they seem exceptionally concerned about the downstream impact that lax regulations and enforcement had on flooding in Harris County.

For instance, they failed to:

  • Establish a flood control district.
  • Keep drainage channels clear and well maintained.
  • Update floodplain data from the 1980s.
  • Update their subdivision and drainage criteria regulations.
  • Close loopholes that let developers avoid building stormwater detention basins.
  • Fund the inspection of new infrastructure to ensure it complied with regulations.
  • Adequately regulate sand mining.

In fact, they encouraged exponential growth of sand mining by giving miners ag and timber exemptions on their real estate taxes, which the Texas Comptroller says they are not entitled to.

Flooded subdivision near West Fork San Jacinto in Montgomery County. Photo 5/22/24.

Floodplains as a Shifting Target

As a result of all these issues, flooding problems got worse over time. People who had built homes and even entire developments too close to rivers and streams flooded repeatedly. Homes deteriorated and lost value.

Young first-time homebuyers and other low-income people snapped them up, hoping they wouldn’t flood. In some cases, the homeowners didn’t even think they needed flood insurance because of the out-of-date flood maps. Many lost life savings and lived in deplorable conditions until they could scrimp together enough savings to fix their homes.

Many also sought buyouts and disaster relief. But such expenses usually fall on the federal government. So Montgomery County had little incentive to change on that count.

As a result of shortsighted policies and willful blindness, some MoCo leaders presided over the decay of once-proud homes into flood-ravaged housing stock.

And now, that damaged housing stock has created festering eyesores that may tarnish the image of the county as a destination for those trying to flee Harris County’s problems.

Flooded street one mile from West Fork San Jacinto in Montgomery County. Photo 5/22/24.

Self-Destructive Policies Hit Home

The self-destructive policies listed above have become…well…self destructive.

Leaders of decades past could explain away Harvey. “A 1000 year storm!”

But what about the no-name storm of May 2024? Ten-year rains produced so-called “50-year flooding” that rose higher than floodwaters from Tropical Storm Imelda – a greater than 500-year storm. MoCo math strikes again.

I drove for six hours through Montgomery County yesterday, visiting one flooded neighborhood after another. As victims continued to drag waterlogged drywall, carpet, insulation and furniture to the curb, they did not have good things to say about some elected officials.

FEMA Disaster Recovery officials swarmed neighborhoods like this today (5/22/24).

Downriver from the scene above, the main drainage channel through a new development called Evergreen has turned into a river of mud because of rampant erosion. It appears to have no:

  • Silt fences.
  • Backslope interceptor swales.
  • Grass on the sides of ditches.
Evergreen in Montgomery County at SH242 and FM1314 drains into West Fork below the flooded homes above. Did the erosion here reduce the conveyance of the river, back water up and contribute to flooding?

Will Change Come Anytime Soon?

Yes, the past may be catching up with Montgomery County. But change must come from within the county. Harris County can’t dictate it.

The final figures are not yet in. But based on an unscientific “driving around” survey, it appears that Montgomery County suffered as much flooding as Harris County did this May – if not more.

This should be a wake-up call for a course correction by Montgomery County leaders before it’s too late.

Since taking office a short while ago, newly elected MoCo Precinct 4 Commissioner Matt Gray has fought hard to upgrade MoCo standards. The rest of Montgomery County drains through his precinct. Perhaps this event will open the eyes of his fellow Commissioners and County Judge.

We’re all in this together. Even the people north of Lake Conroe will live downstream from others in fast-growing, surrounding counties someday as the region expands relentlessly outward.

The sand mines will follow that growth. Get ready. They’re coming.

San Jacinto River, blocked by sand, now flows through abandoned West Fork sand mine, sending even more sediment downriver.

Dozens of Montgomery County homes flooded downstream from the fiasco in the photo above. Sedimentation may have played a role as it has in the past. It’s just too early to tell.

The time to reach out and work together is now. Not after MoCo math and stuck-in-the-past policies start to look attractive to commissioners and judges in surrounding Liberty, Waller, Grimes, Walker and San Jacinto Counties.

Posted by Bob Rehak on 5/23/24

2359 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.

Northpark Drive Expansion Begins in Earnest

Note: This story was updated on 7/26/23 to include more information about phasing of the Northpark Drive expansion project.

After what turned out to be a ceremonial groundbreaking on 4/13/23, the Northpark Drive expansion project appears to have started in earnest on 7/25/2023. Northpark is a vital evacuation route for tens of thousands of Kingwood and Porter residents during floods.

Cones and Culvert Line Northpark Center Ditch

Traffic cones line the center ditch between Russell-Palmer and the Kingwood Diversion Ditch.

Looking west toward Russell-Palmer Road

Contractors have also stacked what looks like six-foot reinforced-concrete pipe on the edge of the Northpark Drive ditch where it enters the Kingwood Diversion Ditch.

Looking SE across Northpark from Fireworks Stand parking lot to Flowers of Kingwood.

They have also begun excavating the Northpark center ditch.

Looking E to Kingwood and City Limit (Green sign).

Project Partners

Project partners include:

  • Lake Houston Redevelopment Authority
  • City of Houston District E
  • Montgomery County Precinct 4
  • Texas Dept. of Transportation
  • Harris County Flood Control

Plan Vs. Execution

In general, the project partners plan to widen Northpark by a lane in each direction (toward the middle). But instead of taking land and parking from merchants, the project partners plan to replace the center ditch with culvert then pave over it.

Early plans indicated that the area between US59 and Russell-Palmer would be Phase One and that Russell-Palmer to the Diversion Ditch and eventually beyond Woodland Hills would follow.

However, Ralph Deleon, a TIRZ engineer/project manager indicated that contractors are taking pieces of the phases out of order. Why? Contractors are ready to go. But not all the right-of-way and utility issues have been resolved.

So they’re approaching drainage first and starting at the downstream end – a best practice. In coming days, we should see additional activity on other portions of Northpark Drive. But Deleon emphasized that the public should have two lanes of traffic in both directions at all times.

The Lake Houston Redevelopment Authority (TIRZ 10) website contains a number of videos and construction docs that detail the ultimate vision for the project as well as next steps.

Will Culvert Convey as Much as Ditch?

The first thing that popped into my mind when I looked at the size of the culvert and the size of the ditch was that the culvert could not possibly convey all the water that the ditch used to.

Google Earth shows width of v-shaped ditch is 50 feet. Circular pipe is 6 feet.

Then I read this letter from Harris County Flood Control to the engineering company. It states, “The proposed improvement includes enlarging the proposed storm sewer system to provide inline detention and modeling the restrictors needed to meet allowable outflow requirements for both outfalls.”

The pipes shown above would definitely act as restrictors. I sure hope they don’t back water up into the street.

Having worked near Northpark for 22 years, I’ve seen the ditch overflow on multiple occasions. I’ve seen cars plunge to the bottom, emergency rescues, and stalled vehicles.

Here is the engineering company’s drainage impact analysis. And this presentation provides a project overview for the pre–bid conference for the western portion of the project. It shows a 32-month construction schedule for the western portion alone – even with a six day work week.

More Info to Follow

The TIRZ docs for the eastern portion of the project (Russell-Palmer to Diversion Ditch, Woodland Hills and beyond) are less comprehensive.

I’m meeting with the engineers and contractors tomorrow to learn more. Check back for more news and analysis.

Posted by Bob Rehak on 7/25/2023 and updated on 7/26/23

2156 Days since Hurricane Harvey

New MoCo Commissioner Matt Gray Discusses Development, Drainage Plans with Kingwood Group

New Montgomery County Precinct 4 Commissioner Matt Gray addressed a breakfast meeting of the Kingwood Executive Group today. Gray, who comes from the oil-and-gas industry, has a background in managing large maintenance/construction projects. Just six months into his new job, he has wasted no time in applying that expertise to Montgomery County.

The no-nonsense, get-it-done commissioner emphasized both service to constituents and action.

Balancing Development and Drainage

EPA research suggests that highly urbanized areas can increase stormwater runoff by 45% while reducing infiltration by 50%. And Matt Gray’s precinct is rapidly becoming urbanized. He began his talk with some alarming statistics about growth in his Precinct 4 which borders the Lake Houston Area.

Entergy, a worldwide power provider which also services Montgomery County, says the average growth rate for its network is 1.7%. But during the last three years, MoCo Precinct 4 has had an average growth rate between 5% and 7%.

Montgomery County Precinct 4 Commissioner Matt Gray addresses Kingwood Executive Group
Matt Gray addressing Kingwood Executive Group on 7/12/23.

Entergy claims they have installed more meters in Precinct 4 than they have in the states of Mississippi and Arkansas combined.

Matt Gray, MoCo Precinct 4 Commissioner

All that development is happening upstream from the Lake Houston Area. Moreover, the rest of Montgomery County drains through Precinct 4. So, simultaneously managing growth and drainage have become two of Matt Gray’s key concerns.

Gray talked about working with engineers revising/updating the Montgomery County drainage criteria manual and subdivision rules. He affirmed the need for stormwater detention requirements that will protect not only his own residents but those downstream as well.

Another huge issue: siltation that affects both roadside ditches and local streams. Gray has mobilized crews to make sure water can drain efficiently.

Since assuming office in January, Gray has launched an aggressive effort to clear ditches of accumulated sediment.

Road Improvements, Evacuation Routes

Mindful that many people in both Harris and Montgomery Counties use his roads as evacuation routes, Gray also addressed at length road improvement projects in southeast Montgomery County.

He’s focusing on arterial improvements.

  • Crews are already widening Ford Road.
  • He’s working with TxDoT to improve access between Highway 99 and other major arteries.
  • Northpark Drive widening and the construction of a Loop 494/Railroad overpass should begin any day now.

Such projects will improve key evacuation routes during storms as well as the everyday quality of life for residents and commerce for business owners.

Other Priorities, Wish List

Gray’s other priorities include:

  • Cleanup and beautification
  • Repaving/restriping roads
  • Improving park maintenance
  • Mosquito control
  • Construction of a recycling center which would include the handling of old appliances

This presentation catalogs Gray’s impressive list of accomplishments during his first six months as well as his wish list for the future.

Gray in the tan blazer, front row, surrounded by members of the Kingwood Executive Group.

Importance of Working Together

An interesting side note that underscores the importance of working across the county line! The meeting room this morning flooded to the top of the photo above. It cost the Kingwood Country Club more than $50 million to renovate the facility after Harvey. The renovation took almost exactly two years.

The club was just one of 3,300 businesses in the Lake Houston Area that flooded in that storm, which also damaged 16,000 homes.

I’ve written several stories recently about cut-throat politicians pursuing self-interest. So, it’s refreshing to see someone in Gray’s position, willing to work across jurisdictional boundaries for the benefit of all. Good luck, Matt Gray.

Posted by Bob Rehak on 7/12/2023

2173 Days since Hurricane Harvey

Homes Going Up on 600 Acres Along Gully Branch in Splendora

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.

Splendora Developments on 2090

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.