When Hurricane Harvey devastated the Houston region with a deluge of rain, one of the places where the water escaped its bounds was near a Spring Branch floodway known as Brickhouse Gully, satellite data shows. There, it filled a golf course, which federal maps indicated had a high risk of flooding.
Today, that golf course has been turned into a 115-acre master-planned community built on newly created hills above its neighbors. A series of man-made lakes double as detention ponds, meant to prevent heavy rains that previously had pooled onto the golf course from impacting neighbors or those living downstream.
The story of how it was built encapsulates the tensions between those seeking to build more safely in the floodplains and those who believe such practices will not protect against the heavier rains predicted in the future — and who would prefer such land to remain undeveloped to allow stormwaters room to flow.
Four months before Harvey made landfall, the Arizona-based homebuilder Meritage Homes announced it planned to build roughly 800 single-family homes on what had been the Pine Crest golf course. The master-planned community would be named Spring Brook Village.
One out of every seven residential building permits issued in Houston since Harvey were located in the Federal Emergency Management Agency’s 2009 Flood Insurance Rate Maps. While some were for pre-existing, flood-damaged homes that homeowners had decided to rebuild, many were for new homes that have put an increasing number of people in areas predisposed to flood. One of the highest concentrations of such permits was in Spring Brook Village.
After both Tropical Storm Allison and Hurricane Harvey, standards for building in floodplains were tightened. Homes are now required to be built higher and with more detention. Meritage Homes, which said no one was available for comment, was building to the updated standards. But it also had done something else — started the process of having the floodmap changed.
Since Harvey, a sweeping federal floodmap update called Atlas-14 has been underway. Anticipated to be released this fall, it will look at rainfall data up to and including Hurricane Harvey. An early analysis indicated that the size of Harris County’s floodplains would grow because the expected rainfall in a flood event had been revised upward.
But a number of small, manual changes to floodplain maps have been taking place. Developers can submit applications to the Harris County Flood Control District and FEMA arguing that the flood designation for their communities should be changed, often because of flood mitigation steps taken. Until floodmaps are updated to reflect new rainfall averages, these one-off revisions have had the opposite effect: On paper, the county’s floodplains have been shrinking.
The changes often mean that homeowners in the area will not be required by their lenders to purchase flood insurance — which makes buying a home in the new community more affordable but puts homeowners who opt out of the expense at risk if the area does flood.
What could possibly go wrong? It’s a long story, part of the Chron’s ongoing coverage of Hurricane Harvey’s five-year mark, so go read the rest. And maybe double-check the flood map your home is in.