Tag Archive for: Woodridge Village

How to Find and Verify Flood-Related Information: Part II

This is Part II in a series about how to find and verify flood-related information. Yesterday’s post focused on finding good information about flood vulnerabilities. This second part will focus on reviewing developers’ plans. The second can compound the first.

The very first sentence of the Texas Water Code § 11.086 begins with a warning not to flood your neighbors. It says, “No person may divert or impound the natural flow of surface waters in this state, or permit a diversion or impounding by him to continue, in a manner that damages the property of another by the overflow of the water diverted or impounded.”

The second sentence declares that a person injured by diverted water may sue to recover damages. Of course, at that point the damage has already been done. Lawsuits are expensive and take years. And the defendant, usually a developer, will always point to plans prepared by a professional engineer and approved by a government body. Suing them will require expert witnesses. And the defendant will likely claim that you wouldn’t have flooded except for an Act of God.

Lawsuits are tall, expensive mountains to climb. So concerned residents near new developments are better off closely scrutinizing plans before they’re built and closely monitoring construction to ensure developers follow the plans.

You can’t stop development. But you can ensure developers play by the rules.

But how do you find and verify their plans?

Need to Find and Verify Info

If you notice a large piece of property for sale near you, monitor it closely. Check with the listing agent. Also check Houston’s Plat Tracker website. It’s updated before every meeting of the Planning Commission and shows items on their agenda. Houston also maintains a map-based website that shows projects in various stages of approval throughout the City and its extra-territorial jurisdiction.

Leap into action if you find a potential cause for concern near you. The next step is to obtain the development’s plans, the drainage impact analysis and soil tests. The developer must prove “no adverse impact” to people and properties downstream.

How you obtain those plans and studies depends on the development’s location. If inside a municipality, check with your city council representative. If you live outside a municipality, your best starting point will probably be your county engineer or precinct commissioner.

The plans are public information and must be provided in response to Freedom of Information Act (FOIA) Requests.

Signed, Stamped, Approved and So Obviously Wrong

In every case I reviewed during the last four years where someone flooded because of a new development, something jumped out of the plans that should have raised concerns for reviewers, but didn’t.

For instance, after Colony Ridge engineers apparently mischaracterized soil types, Plum Grove flooded repeatedly. The engineer said soils would let more water soak in than actually could. That meant the developer didn’t have to build as many detention ponds and could sell more lots. But it also contributed to flooding homes downstream.

Another example, the engineers for Woodridge Village claimed there were no floodplains on the property when there were. The property just hadn’t been surveyed yet.

In those cases, multiple other issues surfaced after close review. Wetlands that had been ignored. Substandard construction of detention ditches that led to severe erosion. Failure to implement stormwater quality controls. Failure to follow plans. Ignoring Atlas-14 requirements that led to undersizing detention ponds by 40%. And more.

In another development, I spotted safety issues related to river migration that had been ignored. Underground parking next to the floodway of the San Jacinto River. Failure to consider flood evacuation.

Concerned citizens must learn how to obtain and review such plans for potential problems or hire a consulting engineer.

Here are some things I’ve learned to look for.

Soil Tests

Are they accurate? Were the samples taken at representative points? Or did they conveniently ignore wetlands? Permeability of the soils will affect the amount of detention needed. The level of the water table could affect the amount of detention provided.

  • Highly permeable soils like sand have a high rate of infiltration and will let developers get away with less detention. Clay-based soils will require more. One engineer told me, “Soils like Colony Ridge reported don’t exist in the State of Texas.”
  • If plans call for a ten-foot deep detention pond, but the soil test encounters a shallower water table, that will compromise the pond’s capacity. Capacity should be calculated from the top of standing water, not the bottom of the pond. If the pond is already half full, that half shouldn’t count.

You can check the soils that a developer reports against the USDA national soil database.

Floodplain Issues

Floodplain maps in Harris County are currently being revised. That may not be the case in surrounding counties. The lack of updated flood maps endangers current residents, by letting developers build to old and ineffective standards.

Developers often try to beat the implementation of new requirements. This happened in the case of Woodridge Village. It’s also happening in the case of the Laurel Springs RV Park and Northpark South along Sorters-McClellan Road. The entrance to the Northpark development sits in a bowl. A quick check of the elevation profile on the USGS National Map confirmed that. During Harvey, local residents tell me that not even high-water rescue vehicles could get through that intersection. Put the Cajun Navy on standby now.

Wetland Issues

Filling wetlands requires an Army Corps permit for some, but not all wetlands. Whether they fall under the Corps’ jurisdiction depends on how far up in the branching structure of a watershed they are. Those near the main stem are jurisdictional. Three levels up may not be.

The US Fish and Wildlife service has thoroughly documented wetlands in this area. Check their National Wetlands Database and appeal to the Corps if you find a problem. At a minimum, the developer may be forced to buy mitigation credits somewhere nearby, which could help reduce flooding.

Drainage Issues

Is a new development’s detention pond capacity adequate? Is it based on the right percentage of impermeable cover? If the pond(s) fill up, where will the water go?

Calculating detention capacity requires math skills most people don’t have. But you can check the basis for the calculations. Are plans based on new Atlas-14 requirements? Are plans meeting current Houston and Harris County requirements?

Current City of Houston and Harris County Requirements for Detention Pond Capacity

In the case of the RV park, the developer will provide roughly half the current capacity requirement thanks to a grandfather clause in the regs. You can find construction guidelines for Houston, Harris County, MoCo and Liberty County on the Reports Page under the Construction tab.

Also see where they’re routing excess water in case of an overflow.

In the case of the Laurel Springs RV Park, the developer said they would route the water to a detention pond near Hamblen and Laurel Springs in anything greater than a two year rain. See below.

Screen Capture from Laurel Springs RV Resort Drainage Impact Report shows that in anything greater than a 2-year rain, overflow water will could threaten homes in Lakewood Cove.
RV Park Site Outlined in White. Overflow described above would presumably follow red path.
Laurel Springs RV Park as of 11/29/21. Detention pond will go in foreground, but overflow will go into pond at top of frame according to text above.

Missing Details from Drainage Impact Analysis

I have requested additional details three times from the City but still have not received them. I suspect they may not exist. All other plan requests have been filled.

So what happens when the Lakewood Cove detention pond fills up? Or gets covered up in a flood? Overflow from the RV park will contribute to flooding someone downstream.

The developer also said excess capacity would get to the Lakewood Cove pond by overland sheet flow. That could threaten homes on the southwest corner of Lakewood Cove – visible in the middle of shot above.

But a City engineer reviewing the plans said overflow would follow the railroad tracks on the western side of the RV park. Hmmmm. Two engineers – one who developed the plans and another who approved them – 180 degrees apart. What’s a concerned citizen to do?

If the engineers who develop and review such plans were always right, no one would ever flood. But we do. So always find and verify those plans.

To see the first part of this series, click here.

Posted by Bob Rehak on 11/29/2021

1553 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.

Humble ISD North Transportation Center Now Complete, New Ag Barn Getting There

Humble ISD’s North Transportation Center adjacent to Woodridge Village on Ford Road is now complete. And the District’s new Ag Barn should be completed by the start of next year.

North Transportation Center Now Fully Operational

As I drove by the transportation center on Ford Road in Porter today, I noticed a steady stream of buses exiting the facility to pick students up from schools. Contractors were still completing the interior buildout just a few months ago. I quickly put up a drone and captured the images below.

Humble ISD’s press office confirmed today that the project is now totally complete and operational.

The property, located at 24755 Ford Road, encompasses about 12 acres.  The new center will save an estimated $2 million in operating costs due to shorter routes and improved response times.

(Looking north) Note the bus exiting the facility toward Ford Road on left.
This large detention pond on the north side of the transportation center will reduce the risk of flooding caused by rapid runoff from all that concrete.
Looking south. The project was completed so recently, that silt fencing from the construction still has not been removed.

Ag Barn Construction Could Finish by Early Next Year

While I had the drone up, I also took several pics of Humble ISD’s new ag barn about a block south. Note the cell tower in the photo above. It’s the same one in the photo below.

According to an Humble ISD spokesman, the contractor has finished exterior construction and is now focusing on interior buildout.

Looking north toward Humble ISD’s new ag barn in Porter. Ford Road in upper left. Transportation center in upper right.
Looking south toward smaller, triangular detention pond next to Mills Branch Road (upper right) and North Kingwood Forest (also upper right).
Wider shot showing location of new ag barn, where Ford Road (right) turns into Mills Branch Road (top) across from entrance to North Kingwood Forest.

Mills Branch (the creek) originates in the woods in the upper left. Mills Branch then goes through Woodstream Forest and Royal Brook before joining White Oak Creek and Caney Creek.

New ag barn is right under the C in Montgomery County. From Harris County Flood Education Mapping Tool.

Posted by Bob Rehak on 9/21/2021

1484 Days since Hurricane Harvey

Commissioners Approve Excavation Contract for Regional Detention Pond on Taylor Gully

In yesterday’s Harris County Commissioners Court meeting, commissioners unanimously approved a contract with Spring Sand & Clay LLC for excavation of a regional detention pond on Taylor Gully in Montgomery County at the Woodridge Village site.

Preliminary Engineering Began in Early July

Earlier this year, Harris County purchased Woodridge Village from Perry Homes for this purpose. Currently, engineers are examining several Taylor Gully alternatives.

Woodridge Village
Looking north across Woodridge Village toward Porter from over the Harris/Montgomery County line. The abandoned development currently has five detention ponds that will hold about 60% of the rain in an Atlas-14 100-year storm.

Currently, Idcus, Inc., an engineering company, has been contracted to look at:

  1. Whether existing detention and proposed channel improvements would suffice to mitigate flooding
  2. Whether expanding existing detention would eliminate the need for channel improvements
  3. A combination of the two scenarios above – determining the amount of additional detention and channel improvements necessary to ensure no adverse impact all the way to Lake Houston.
  4. Out-of-the-box alternatives that ensure no adverse impact while maximizing flood mitigation and minimizing construction costs.

The Idcus contract calls for the company to deliver channel and basin layouts for Taylor Gully no later than 300 days from the notice to proceed, which presumably was given in early July. However, excavation could start much sooner than that. (See below.)

Pieces of Puzzle Falling into Place

The no-cost contract with Sprint lets them set their own timetable as long as they complete improvements within three years. Sprint’s timetable will be driven by the company’s ability to sell the material they excavate; that forms their compensation.

The next step is for Harris County Flood Control District (HCFCD) to provide a grading plan to the contractor. While that will not happen tomorrow, the good news is that it won’t require waiting 300 days.

HCFCD can start excavating the retention pond before plans are finalized. After all, it’s not a problem if a detention pond holds more than the minimum required. It’s only a problem if it holds less. Engineers and contractors can adjust plans if necessary after excavation starts. This approach should minimize flood risk for worried Elm Grove and North Kingwood Forest residents.

All the pieces of the puzzle are starting to fall into place.

Posted by Bob Rehak on 7/21/2021

1422 Days since Hurricane Harvey

Commissioners Vote Tuesday on Contract for Woodridge Village Detention Pond Excavation

Tuesday, 7.20.21, Harris County Commissioners will vote on a contract with Sprint Sand & Clay for excavation of a Woodridge Village detention basin. Item #21-3394 on the agenda is only for $1000, but it gives the contractor the right to enter the site and begin removing up to 500,000 cubic yards of dirt (at no cost to HCFCD) which it can then sell.

Backup provided to commissioners states that “This benefits the District because excavation and removal is always the highest cost of any stormwater detention basin that is constructed.”

Details of Proposed Contract

Here is the full text of the proposed agreement. Highlights include:

  • Amount of excavation TBD – somewhere between 20,000 and 500,000 cubic yards, depending on plans that HCFCD will deliver to the contractor based on the outcome on an engineering study currently underway.
  • The contractor must properly dispose of the spoils, which it is allowed to sell to make its money on the contract.
  • Contractor is liable for any materials that are disposed of improperly, i.e., within Base Flood Elevation or the 500-year flood plain and must identify all disposal locations.
  • Time allowed: 3 years.
  • Termination of contract possible if contractor fails to excavate a minimum average of 5,000 cubic yards every month.
  • Contractor responsible for environmental mitigation if necessary, excluding wetlands.
  • The contractor must provide an approved Stormwater Pollution Prevention Plan and abide by it.

The contract outline contains the map above but does not specify the exact size, depth or location of the proposed work within the outlined area – just that it will occur in Montgomery County. Engineers will supply additional details at a later date.

Making up for the 60% Solution

Assuming commissioners approve this, it is good news for the people who live who live in Elm Grove and North Kingwood Forest – indeed, for everyone who lives along Taylor Gully. The detention ponds installed by Perry Homes before they sold the land to Harris County were based on old rainfall statistics and will only hold about 60% of a new 100-year rain defined in Atlas-14.

Looking SE across Woodridge Village toward Elm Grove and North Kingwood Forest, areas where hundreds of homes flooded badly in 2019 – twice. Photo taken May 26, 2021.

Sprint Sand and Clay is a regular contractor for HCFCD. Currently, the company is excavating the massive Cutten Detention Basin near 290, Beltway 8 and Cutten Road.

Posted by Bob Rehak on 7/20/21

1421 Days since Hurricane Harvey

What Next for Woodridge Village, Taylor Gully

When Harris County and the City of Houston closed on the purchase of Woodridge Village, flood victims in Elm Grove, North Kingwood Forest and along Taylor Gully were elated. Harris County purchased the land to create a regional floodwater detention basin. That immediately raised questions about what comes next and when?

Public Input

Although an exact date has not yet been announced, the Harris Count Flood Control District (HCFCD) plans to hold community engagement meetings in the near future.

The first will occur early in the development of the Preliminary Engineering Report (PER). The goals: to inform the community of each project’s purpose and receive community input during preliminary engineering.  

A second meeting will occur once the final draft of the preliminary engineering report is complete. Its purpose: to present the results to community.

HCFCD will also communicate with local groups such as homeowner associations and the Kingwood Service Association in regularly scheduled virtual meetings as needed. Those will provide project updates and information about other Flood Control District efforts (e.g., buyouts, maintenance projects, smaller capital projects) in the Kingwood area throughout the PER process.

The Flood Control District will also identify opportunities to participate in regularly scheduled meetings and develop project-specific presentations to convey project information and proposed project features.

First Engineering Firm Already Selected

The engineering firm elected to develop the Preliminary Engineering Report for Taylor Gully improvements, IDCUS, will also consider Woodridge Village within its scope of work. IDCUS will consider what detention volume can be achieved on the Woodridge Village property and how that would affect the Taylor Gully project. 

The Flood Control District plans to set up a separate project with a different consultant team to provide the detailed design services for the proposed detention basin. 

Role of Rustling Elms Bridge in Flooding to Be Examined

Many residents have observed that the bridge over Taylor Gully at Rustling Elms seems to be a choke point that backs water up into surrounding homes. HCFCD will examine the role of the bridge in flooding. But, said Matt Zeve, Deputy Executive Director of HCFCD, “I cannot guarantee that the recommended plan will include any modifications to Rustling Elms.”

Looking downstream at the Rustling Elms Bridge over Taylor Gully during peak of May 7, 2019 flood. Note how water downstream from the bridge is within banks, but water upstream is overflowing.

The different heights of water above and below the bridge relate its design. See below.

Looking upstream at same bridge at later date, you can see how the twin-culvert design severely restricts flow.

However, retaining more water upstream might eliminate the need to make any costly changes to the bridge. Everything works together. It’s just too early to tell.

Other Changes Being Considered

The Flood Control District is considering a regional stormwater detention basin for the Woodridge Village site. A portion of the property will be owned by the City of Houston for a future wastewater treatment plant. 

Looking south across the main portion of Woodridge Village toward homes that flooded twice in 2019. HCFCD will have the southern two thirds of this property (toward the top of the photo) to use for a regional detention basin.

Other amenities could be considered for the site, but would require a partner to construct and maintain those amenities. “The Flood Control District does not design, construct, or maintain amenities such as dog parks, trails, playgrounds, or sports fields,” said Zeve. However, HCFCD expressed a willingness to meet and work with community groups to discuss potential partnerships and make sure that input is included in design considerations.

Atlas 14 Will Form Basis of Design

Perry Homes sized detention ponds currently on the site to meet pre-Atlas-14 requirements. That means their detention capacity will fall about 30-40% short of Atlas-14 requirements. Montgomery County’s Atlas-14 requirements are lower than Harris County’s. When asked about this, Zeve responded, “HCFCD will use Atlas 14 rainfall rates for our designs even if the watershed area is not in Harris County.” That should provide some extra capacity that provides a buffer against additional upstream growth in the watershed.

Could Excavation Start Before Hurricane Season?

The Flood Control District will sometimes starts excavation on sites before final design plans are completed.  HCFCD uses this program frequently to get a head start on excavation for large stormwater detention basins.  “The District may not have enough time to get that program up and running by June 1, 2021, but we can certainly provide updates on this effort via our website,” said Zeve.

Posted by Bob Rehak on 3/11/2021

1290 Days since Hurricane Harvey

Harris County, City of Houston Finally Close on Purchase of Woodridge Village Property

Today, almost two years after Perry Homes’ Woodridge Village development first contributed to flooding Elm Grove Village and North Kingwood Forest in Kingwood, Harris County and the City of Houston finally purchased the aborted, ill-conceived development.

Current plans are for the City of Houston to build a wastewater treatment plant on the northern portion. Harris County Flood Control District will use the southern portion to build a regional floodwater detention center. The latter should alleviate flooding problems adjacent to the development as well as other areas farther downstream on Taylor Gully.

Exact Plans for Additional Detention Capacity Not Yet Developed

It is not immediately clear how much additional detention pond capacity HCFCD will build on the property or where. However, on February 9, 2021, HCFCD hired an engineering company to develop preliminary plans.

A press release issued today by Harris County Flood Control said, “The next step is to undergo an engineering analysis to maximize stormwater detention volume, quantify the benefit to the community and determine project cost and funding. Additional community engagement will be scheduled to gather input from area residents on the proposed project and to present project alternatives.”

History of Flooding

The flooding problems began on May 7, 2019 when approximately 200 homes flooded from sheet flow coming from the development. Two to three times that number of homes flooded on September 19th, 2019 during Imelda.

Contributing factors included:

Eventually, Perry Homes, its subsidiaries and contractors managed to build five detention ponds, but their capacity still fell about 40% short of Atlas-14 requirements. Thus, the development would have posed a risk forever after had Harris County and the City not stepped in.

Photos of Property Just Purchased

Here are pictures of Woodridge Village taken on 3/3/2021 from several different angles.

Woodridge Village looking SW from the NE corner of the property in Montgomery County. The diagonal near the top of the frame and the detention pond is the Harris/Montgomery County line. Ford Road is on left.
Looking SE from the NW corner over Webb Street in Porter. The land slopes from the corner in the foreground to the detention pond in the background. Taylor Gully starts just beyond the detention pond.
Looking west along the northern boundary. The City portion of the property will border the tree line on the left and extend into the small area at the top.
Looking east along the southern border. Camera position was over Kingwood Park High School.
Looking NE from the southern border over Sherwood Trails Village in Kingwood.
Looking north up Village Springs Drive in Elm Grove. Taylor Gully starts on the right at the county line just below the concrete junction.
Looking NW from over North Kingwood Forest. Taylor Gully is on bottom right. The land slopes toward the camera position.

More About the Sale

All of the 267.35 cleared acres fall within Montgomery County. But a provision within the 2018 Flood Bond allows Harris County to purchase land in other counties if it helps control flooding in Harris.

The Harris County Flood Control District and the City of Houston jointly purchased the property for approximately $14 million. The Flood Control District is using funds from the 2018 Bond Program (Bond ID Z-02) to acquire the land. The City of Houston contributed approximately $3.8 million dollars for the use and ownership of 73 acres on the northern part of the property.

Reaction from Government Officials

“This is a great example of government doing what government is supposed to do – listening to the people who live in those neighborhoods and working to protect them from future flooding,” said Harris County Precinct 4 Commissioner R. Jack Cagle, who pushed this project through against opposition in Commissioner’s Court.

Houston Mayor Pro Tem Dave Martin also worked tirelessly to make the deal happen. It involved trading City land to the County for flood control projects and getting the City to adopt the County’s flood control standards. “This purchase is integral for investment in the future of the Kingwood area as well as many homes along the county line. Collaboration like this is essential in providing a sense of security to residents who have endured so much uncertainty these last few years,” said Mayor Pro Tem Dave Martin.

Congressman Dan Crenshaw lauded Cagle, Martin, and community support. “This is an important step forward in building a more resilient community,” he said.

State Senator Brandon Creighton said, “This type of partnership and investment will make Kingwood and surrounding areas better protected.”

State Representative Dan Huberty complimented the City and County for working together. “This is a great example of different areas of government working together to achieve the best outcomes for local residents,” he said.

Additional detention ponds are not yet built, but this is a huge step forward. A big “thank you” and “whew” to all involved.

Posted by Bob Rehak on 3/3/2021

1283 Days since Hurricane Harvey and 532 since Imelda

Three Kingwood Flood-Mitigation Projects on Harris County Commissioners Court Agenda Next Tuesday

Harris County Commissioners posted their agenda for next Tuesday and it has three Kingwood flood-mitigation projects on it.

  • Preliminary engineering and final design services for improvements to:
    • Taylor Gully
    • Kingwood Diversion Ditch
  • Purchase of Woodridge Village to build a stormwater detention basin in Montgomery County.

In case you plan to watch the meeting, all three items fall under Harris County Flood Control District (HCFCD). Unless commissioners take items out of order, HCFCD projects usually come second on the agenda after Engineering. Below: exact text of each agenda item.

Agenda Item Text

Item 79:

Recommendation that the Harris County Flood Control District be authorized to negotiate an agreement for engineering services with IDCUS Inc. to provide preliminary engineering and final design services for improvements to Taylor Gully on HCFCD Unit G103-80-03.1. (San Jacinto River Watershed, Bond ID F-14, Project ID G103-80-03.1-E001, Precinct 4).

Item 82:

Recommendation that the Harris County Flood Control District be authorized to negotiate an agreement for engineering services with Neel-Schaffer, Inc. to provide preliminary engineering and final design services for improvements to the Kingwood Diversion Channel on HCFCD Unit G103-38-00. (San Jacinto River Watershed, Bond ID F-14, Project ID G103-38-00-E001, Precinct 4).

Item 92:

Recommendation that the Harris County Flood Control (District) be given authorization to decree that this District project serve a public purpose and public necessity require that the Harris County Real Property Division be directed to acquire two (2) fee simple tracts for the public project known as Woodridge Village Stormwater Detention Basin on behalf of the District, for the purpose of stormwater detention, in Montgomery County.

Woodridge Village Plan

If purchased from Perry Homes, HCFCD will swap part of Woodridge Village – the northern 77 acres of the 268 total – with the City of Houston. The City wants to build a wastewater treatment plant there and has negotiated with the County to swap land elsewhere in the City that HCFCD can use to reduce the cost of flood mitigation projects. The land reportedly includes parcels along Halls and Greens Bayous. This swap represents a win/win that helps protect more people throughout the City and County.

Woodridge Village
Looking north, at most of the 268-acre Woodridge Village Property. Road connects to Woodland Hills Drive new Kingwood Park High School out of frame on left. City is interested in portion at top of frame. Flood Control would use the rest for mitigation.

Scope of Engineering Studies Still Unclear

Contracts for the engineering studies have not yet been negotiated. However, we do have clues in the Kingwood Area Drainage Assessment final report about what these projects might include. Last October, HCFCD talked about:

  • Widening and deepening Taylor Gully to increase conveyance and/or building the detention pond in Woodridge Village, which empties into Taylor Gully. So Woodridge and Taylor Gully are related; what happens with one will affect the other.
  • Widening the Kingwood Diversion Ditch all the way from St. Martha’s Catholic Church at the county line to the San Jacinto West Fork. The Diversion Ditch project also included building a detention pond to ensure no adverse downstream impacts. Finally, the Drainage Assessment recommended splitting the ditch near Deer Ridge Park. The split would convey part of the floodwaters straight to the West Fork instead of routing all through River Grove Park via a circuitous route that takes them under Woodland Hills Drive which has washed out in the past.
Red line is Bens Branch. White Line is Kingwood Diversion Ditch. Green line shows where Kingwood Area Drainage Assessment recommended splitting flow as it approached West Fork at bottom of frame. Detention pond location not yet finalized.

No Recommendations Certain Yet

Nothing is certain yet. Commissioners Court deferred the Woodridge Village purchase five times last year – in April, May, July, August and September.

And as for the engineering work, a close reading of the text above shows that HCFCD has not yet negotiated contracts. HCFCD simply wants permission to negotiate the agreements. “Once we receive authorization to negotiate the agreements from Commissioners Court, we can meet with the consultants and develop the scope, schedule, and budget,” said Matt Zeve, Deputy Executive Director of HCFCD.

Regardless, this is good news and welcome progress for flood-weary Kingwood residents still struggling with recovery. These projects put us three steps closer to solutions.

For the full agenda, click here.

Posted by Bob Rehak on 2/5/2021

1256 Days after Hurricane Harvey and 505 After Imelda

January Digest of Flood-Related News in Lake Houston Area

From construction developments to political developments, here’s your January digest of ten stories that could affect flooding or flood mitigation in the Lake Houston Area.

1. New Caney ISD High School #3

This site is located between Sorters-McClellan Road and US59 south of the HCA Kingwood Medical Center. New Caney ISD is building a new high school on the site of the old par 3 golf course behind the car dealerships that front US59. Construction crews are still pouring concrete for foundations and parking lots. Not much happened between flyovers on December 7 and January 1. But then, not much happens anywhere during the holidays. The two photos below show the progress. Construction of the detention pond is nearing completion. However, contractors still need to plant grass to reduce erosion before spring rains arrive.

New Caney ISD High School #3 site as of December 7, 2020
As of January 1, 2021.

New Caney ISD has not posted a project update since last September. Projected occupancy for the building is still Fall 2022.

2. Kingwood Cove Golf Course Redevelopment

I first talked about Ron Holley’s redevelopment of the Kingwood Cove (formerly Forest Cove) Golf Course in April last year. Since then Holley says he has been working with engineers, community groups and regulators to accommodate different interests.

Now, the development is back on the planning commission agenda for this Thursday. Holley is seeking approval of his latest General Plan and Plat. Neither show any detention ponds. The only place they could go would be in “Reserve C.” The General Plan shows that to be in the floodway and 100-year floodplain. Both could soon expand.

The West Fork floodway cuts through the southern part of Holley’s property.

The City raised an issue regarding compliance with regulations governing the re-plat of golf courses at the 12/17/2020 Planning Commission meeting. The City requested information relating to Local Government Code 212.0155.

That regulation requires, among other things, that:

  • Public notice of the re-plat be printed in newspapers
  • The Forest Cove Property Owners Association is notified
  • Residents have an opportunity to voice their opinions at public hearings
  • Owners of all properties within 200 feet of the new plat be notified in writing via US Mail.
  • If 20% of the owners object, the re-plat must win the approval of 3/5ths of the planning commission.
  • The developer proves there is adequate existing or planned infrastructure to support the new development.
  • The new subdivision will not adversely affect health, safety traffic, parking, drainage, water, sewer, or other utilities
  • The development will not have a materially adverse effect on existing single-family property values.
  • The new plat complies with all applicable land-use regulations and restrictive covenants and the City’s land-use policies.

That’s a lot to do over the holidays. So the general plan may need to be withdrawn and resubmitted after all the information has been produced. We should know more by Wednesday afternoon.

3. Dredging

Mayor Pro Tem Dave Martin’s January newsletter stated that Disaster Recover Corporation has removed 385,000 cubic yards from the West Fork Mouth Bar out of an estimated total of 400,000 cubic yards.

Then he alluded to dredging another 260,000 cubic yards from the area north of the mouth bar.

He also alluded to a Second Phase: dredging the San Jacinto East Fork and other locations in Lake Houston.

Finally, Martin discussed maintenance dredging. “Additionally,” he says, “during Phase Two of the project, City of Houston, Harris County, HCFCD, SJRA, and Coastal Water Authority (CWA) will develop and execute a plan for the City of Houston or CWA to assume long-term dredging operations on Lake Houston. This effort will include determining funding for dredging operations in perpetuity.”

4. Appointments to SJRA Board

Governor Greg Abbott has appointed Wil Faubel and Rick Mora, M.D. and reappointed Kaaren Cambio to the San Jacinto River Authority Board of Directors. Their terms will expire on October 16, 2025. 

Kaaren Cambio of Kingwood is a field representative for United States Congressman Dan Crenshaw. She is a former member of Women’s Business Enterprise National Investment Recovery Association, Pipeline Contractors Association, and the Houston Pipeliners Association. Cambio received a Bachelor of Business Administration from San Diego State University.

Wil Faubel of Montgomery is President of Borets US Inc. He is a veteran and senior executive in the Oilfield Services industry with more than forty years of service. He has both domestic and international experience and is a lifelong member of the Society of Petroleum Engineers and a former board member of the Petroleum Equipment Suppliers Association. Faubel received a Bachelor of Science in Mechanical Engineering from Southern Methodist University.

Rick Mora, M.D. of The Woodlands is a partner at US Anesthesia Partners and Chief of Anesthesiology for Memorial Hermann Pinecoft Surgery Center. He has served as chair of the Montgomery County Hispanic Chamber of Commerce and is a founding Board member of the non-profit, Los Doctores de The Woodlands. Mora received his MD from the University Of Illinois College Of Medicine.

5. Forest Cove Townhome Buyouts

Harris County Commissioner’s Court will vote today on an item to exercise eminent domain on seven townhomes in the Forest Cove complex. The entire complex was destroyed after Harvey and many owners simply walked away from their properties without leaving forwarding addresses. Flood Control has been unable to find the owners after years of trying. Several may have moved out of the country. Eminent domain on these last few properties will clear the way for demolition of the entire complex and restoration of the area to nature or park land.

The once proud and idyllic townhomes in Forest Cove next to West Fork.

6. Woodridge Village

The purchase of Woodridge Village from Perry Homes is not on today’s Commissioner’s Court Agenda. However, all energies are reportedly still positive. It’s just taking time to work out the complex three-way purchase arrangements.

7. Romerica

Houston PlatTracker shows that the Romerica people may have acquired more land. But so far, they have not returned to the planning commission for approval on the latest iteration of the developer’s plans. No news is good news in this case.

8. Lake Houston Spillway Improvement Project

The City is close to finalizing the Preliminary Engineering Plan. Sources say the benefit/cost ratio looks very positive. We may see the final recommendations this month.

Engineers have examined several alternatives to add more gates to the Lake Houston dam or to increase its spillway capacity.

9. Noxxe Cleanup

The Railroad Commission could start plugging wells, removing storage tanks, and cleaning up the abandoned Noxxe lease in Forest Cove soon. The project manager has submitted work orders for final approval.

Small part of Noxxe lease next to Forest Cove baseball fields.

10. Kings Harbor New Construction

New condos are going up in Kings Harbor faster than Flood Control can tear down the ones in Forest Cove down. And they’re even closer to the river!

See new concrete pads (left center) and new construction (right foreground).

Posted by Bob Rehak on 1/5/2020

1125 Days after Hurricane Harvey

The thoughts expressed in this post represent opinions on matters of public concern and safety. They are protected by the First Amendment of the US Constitution and the Anti-SLAPP Statute of the Great State of Texas.

Houston City Council Unanimously Approves Motion to Purchase Woodridge Village from Perry Homes

This morning, Houston City Council unanimously approved the purchase of Perry Homes’ 268-acre Woodridge Village tract in Montgomery County.

The 268 acres of Woodridge Village could soon become public property to be used for stormwater detention, parks and wastewater treatment.

The ordinance that passed also included approval of an Interlocal Agreement between the City and Harris County Flood Control (HCFCD) that will govern the use and maintenance of the property as well as the terms of its purchase and development. See below.

As this deal wound its way through city and county political systems for the last 20 months, it morphed several times.

Terms of Deal that City Approved This Morning

Here’s what the City Council approved this morning:

  • Total purchase price = $14,019,316.00.
  • Of that, the City will contribute $4,021,500.00 in cash.
  • And of that, $3,830,000.00 will go toward sole ownership of 73 acres within the 268 acres that the City will use to build a new wastewater treatment plant.
  • The two parties will co-own, co-develop and co-maintain the rest of the property to be used for stormwater detention and parks.
  • The parties will split the cost of the remaining property 50:50 which will be jointly owned, developed, operated and maintained.
  • For its portion of the remaining cost, the City will donate property worth approximately $5,150,000 to HCFCD that the County can then use for flood control projects in areas of the City that flood.
  • The City will also, at a minimum, match Harris County’s detention and fill mitigation requirements.
  • The City will adopt and enforce NOAA’s new higher Atlas-14 Precipitation Frequency standards within the City and in the City’s extra-territorial jurisdiction.
  • The City agreed to require a minimum detention rate of 0.55 acre-feet per acre.
  • All this must happen within 120 days.
  • If the sale falls through, nothing in the terms of the agreement obligates the seller to perform additional flood mitigation.

County Must Now Approve on December 15

Harris County Commissioners Court must still approve the Interlocal Agreement in its December 15 meeting before it becomes effective.

Woodridge Village contributed to flooding hundreds of homes in Elm Grove Village and North Kingwood Forest twice last year, because of insufficient detention.

No Mention of Lawsuits

Nothing in the terms of the sale or interlocal agreement mentions the hundreds of lawsuits that arose out of that flooding. They should not be affected.

Pace of Development To Depend on Speed of Funding

The Parties (City and County) agreed to jointly fund the cost of designing and constructing flood mitigation facilities on the Land and to work cooperatively to secure funding. They targeted completion of the project within five years.

Both Parties agree the Land can stay in its current condition until funds are jointly secured to build the project, which may be built in phases based upon available funding.

Any Project on the Land will involve gravity detention. In other words, no pumps will be involved. Perry Homes has already constructed approximately 60% of the required detention.

Stormwater Detention To Be Based on Current Needs

The amount of the Stormwater Detention allotted to each Party will be based on its pro rata share of costs contributed to the Project. The Parties agree that the Stormwater Detention shall only be used for mitigation of existing flood risks, and not to mitigate the flooding risks of any new developments that arise after the execution of this Agreement.

Martin Thanks Turner for Being Mayor for “All the People”

Mayor Pro Tem Dave Martin sponsored the ordinance that council approved this morning and worked to align support. Mayor Turner supported the agreement despite the fact that the majority of Kingwood voted for his opponent in the last mayoral election. In his presentation, Martin specifically commented on that and thanked the Mayor. He said that Turner promised after the election that he wanted to be mayor for all the people. Martin said this was proof that he was good to his word.

Posted by Bob Rehak on 12/9/2020

1198 Days since Hurricane Harvey and 447 since Imelda

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.

Woodridge Village: Perry Homes’ 60 Percent Solution Now Complete

When last I checked on the status of Perry Homes’ Woodridge Village project in Montgomery County north of Elm Grove, contractors were still putting the finishing touches on detention ponds. Since then, Perry has:

  • Erected chain-link fencing with barbed wire around the perimeter
  • Planted some grass to stabilize the soil
  • Removed all construction equipment from the site.

More Than a Year After Imelda, Still No Deal

Perry is waiting to see if Harris County and the City will be able to finalize a deal to purchase the site and turn it into a regional detention basin. The three sides have been talking for more than a year. The project twice contributed to flooding Elm Grove last year after Perry cleared the land but before they built all of the required detention capacity.

Now that they’re finished though, they still have only 60% of what they need. That’s because the company rushed to get the project permitted before new, higher Atlas-14 regulations went into effect.

In February this year, the City declined to consider purchasing Woodridge Village. The City said it was the County’s responsibility because voters passed a flood bond, even though the City had approved Perry’s plans even before LJA’s drainage analysis had been submitted.

Harris County has subsequently tried to buy the land and build more detention capacity since April. But Precinct 1 Commission Rodney Ellis has heaped new conditions on the sale every time the sides seem close to reaching a deal. Commissioners finally voted to approve negotiation of an earnest money contract in September. But then, at the October 27 Commissioners Court Meeting, Ellis hinted that he now wants the City to apply his “equity” standards to its own flood mitigation projects. “I’m going to propose that they give us a recommendation or I’ll come up with one,“ he bragged. Or threatened.

In the meantime, Perry Homes hinted to Elm Grove leaders that, “It sure would be nice if all those lawsuits went away.” Perry Homes also still has a “For Sale” sign up on the property, although the listing company does not show the property on their website.

Entrance to Woodridge Village from Woodland Hills.

This all reminds me of a line from one of my favorite movies. “Once the plan gets too complex, everything can go wrong.”

Walter Sobchak in Big Lebowski

At this rate, the 60% solution may stay the 60% solution for a long time. Certainly, the lawsuits show no sign of going away any time soon. The Harris County District Clerk’s website (see CAUSE NO. 2019-33415) has seen a flurry of filings in recent months.

Current Pics

Here’s how the site looks today.

Looking east over S1 towards S2, the two detention ponds on the southern border of Woodridge Village.
Looking north along the eastern border toward N3, the third pond on the northern section.
Where the northeastern portion of the site drains into the head of N3. Note security fence around perimeter.
Looking south along N3 toward Taylor Gully in the background.
Looking east along the northern border toward Ford Road in Porter.
Looking west along the northern border
Looking southwest across the northern portion of Woodridge Village, with N3 on the left.
N1, the first detention pond on the northern section of Woodridge Village
The massive N2 pond along the southwestern border of the northern section.

The detention ponds passed several minor tests last spring and summer, but have yet to see a major challenge.

Posted by Bob Rehak on 11/9/2020

1168 Days since Hurricane Harvey and 417 since Imelda