12/08/17 1:15pm

WHAT IT TAKES TO JACK A HOUSE “Adam Bakir, a Houston builder and remodeler, does one or two home elevations a year. The job is akin to major surgery. Workers tunnel under the house, Bakir said, then raise the whole thing on jacks—the slab and the house that rests on it. Since Harvey, Bakir has received more than 20 inquiries about home elevation. If potential customers ask for a cost estimate, he’ll tell them: between about $75 and $100 per square foot. ‘If you have a 2,500-square-foot house, which is typical,’ he said, ‘the upper end of it would be about $250,000. The lower end, around $180,000.‘” [CityLab] Photo: Arkitektura Development

12/04/17 4:00pm

COMMENT OF THE DAY: THE ONLY MACKIE AND KAMRATH HOMES LEFT ON THE TIEL WAY LOOP “. . . My husband and I drove around Tiel Way after the storm to check on all the MacKie and Kamraths. There were several homes on the street that flooded — and not just by a few inches but into their second levels. One of the things that make the Kamraths of this era (and really, many high-end midcentury homes) so gorgeous and unique is the abundant use of wood panels for all walls, doors, built-in storage cabinets and seating — everything. But it also makes them particularly expensive and hard to fix after extensive water damage. As Swamplot reported earlier this year, the home at 2 Tiel Way was bought with the intention to restore but had so much termite and water damage it would have cost double to restore compared to a full rebuild price. So that’s what they are doing: rebuilding the same house. . . . It’s a controversial choice but in my opinion it’s the best architectural conservation alternative to demolition. But not everyone has the resources to undertake something like a full architectural rebuild. So while the demo of this house, one of Kamrath’s finest, is certainly a punch in the gut . . . I get it. They probably would have saved it if they could. Tiel Way was the last concentration of MacKie and Kamrath’s great residential works, at one point having 7 homes on the loop. After this demolition we will be down to 2.5: the Gold Brick–awarded restoration at 67 Tiel Way (which thankfully, did not appear to have Harvey flooding issues), Kamrath’s own residence at 8 Tiel Way (definitely flooded, but appears to be safe at the moment), and the rebuild currently in progress at 2 Tiel Way. 48 Tiel Way won’t be the only midcentury treasure lost to Harvey, but it’s certainly one of the saddest to see go.” [Rabbit, commenting on Daily Demolition Report: Tiel Repeal; previously on Swamplot] Photo of 48 Tiel Way: HAR

11/17/17 3:15pm

COMMENT OF THE DAY: WHAT FLOODING ON THE WEST SIDE TOOK AWAY “Homes underwater for extended periods can be rebuilt, as long as they were not subjected to currents sufficient to cause major structural damage or foundation scour. They just take longer to dry out (ours took over a month). Like Local Planner said, in many of the flooded neighborhoods north of the bayou, original-condition homes had basically no value before the flood (i.e. they were being sold for lot value and torn down). The process is indeed accelerating, with new builds being elevated à la Bellaire and Meyerland. The big question mark for me is how much of a market there’ll be for $1+ million new homes in a potentially flood-prone area (even if your elevated home doesn’t flood during the next big one, you’d likely lose the cars in your non-elevated garage and need to be evac’d by boat). The market was soft in the Energy Corridor even before the flood. A new supply of high-end homes doesn’t automatically beget demand. Hopefully the new MD Anderson complex in the area will help (and potentially spur further diversification of employment in the Energy Corridor beyond oil and gas).” [Grant, commenting on Daily Demolition Report: Memorial Glint] Illustration: Lulu

11/16/17 2:45pm

Teevee station KHOU is giving up on its 3.2-acre bayou-side home on Allen Pkwy. after repeated flooding and will soon be listing it for sale, according to a staff member’s Facebook post. The organization did file a permit for $594,740 worth of restoration work after Harvey between August and October, and hired 2 services to help with the clean-up — including Lewisville-based MrRestore, pictured above outside the building on August 30. Before Harvey, the studio enjoyed a 16-year dry run bookended by waters from Tropical Storm Allison back in 2001.

The 52,000-sq.-ft. studio, home to Channel 11 for 57 years, took on 5 ft. of water during the recent storm, forcing its staff to relocate broadcasting activity 3 times within the same day: first to a second floor conference room, then 2 blocks east on Allen Pkwy. to the Federal Reserve Bank, and finally to Houston Public Media’s office on Elgin St. just off I-45, where the news operation has now been headquartered for just over 2 months. That co-location wouldn’t be permanent, KHOU meteorologist Brooks Garner reported last month, although he indicated at that time that the station had not as yet decided whether to return home or seek a new venue.

Photos tweeted out by KHOU reporters of their original home showed the building at 1945 Allen Pkwy. taking on water during the storm. Here’s what the lobby looked like:

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Anchors Away
11/16/17 11:30am

The U.S. Chemical Safety Board’s animated video (above) on the explosions at the Arkema Chemical Plant in Crosby recounts the steps taken by the brave workers stuck in charge of the facility in the aftermath of Hurricane Harvey. But a few angles less charitable to the company’s emergency planning effort aren’t included — possibly because they’d be a little more involved to animate. For example, the noxious fumes that emanated from the first fire, on the night of August 31, which according to a lawsuit filed later Arkema gave no warning about — and sent 23 people to the hospital, many of them vomiting and gasping for cleaner air.

And another detail: The remote detonations of 6 trailers containing unrefrigerated organic peroxides were carried out by the Houston Police Department’s bomb squad. “The entire police operation was conducted without warning the public,” write the Houston Chronicle‘s Matt Dempsey and Jacob Carpenter. “Until the documents were released earlier this month by the EPA, the public didn’t know who performed the controlled burn, or how it was done.”

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Reefer Madness
11/08/17 1:30pm

THE KATY ELEMENTARY SCHOOL WITH A FLOOD POOL SECRET Some documents related to the Katy ISD’s 1998 purchase of the 15-acre site now occupied by Creech Elementary School at 4242 S. Mason Rd. have been frozen — in an attempt to preserve them, after they got flooded when Barker Reservoir got backed up after Hurricane Harvey. What those records might show, once thawed: some explanation for why school officials at the time signed a notice indicating they did not review a map filed with the county by Westbrook Cinco East LP (the developer from whom the property was purchased) that disclosed in a note that the land came with the risk of “extended controlled inundation.” Though several Katy schools sit on land near or in the Barker reservoir flood pool — the area expected to fill up with water when the dam is closed for a major flooding event — only Creech suffered major damage. All 800 Creech students are now attending classes at the University of Houston’s nearby Cinco Ranch campus while the school undergoes an estimated $5 million worth of repairs. The school district’s superintendent tells the Chronicle‘s Lise Olsen that he and other school officials were unaware that the school was built in the flood pool until they were contacted for her story. [Houston Chronicle] Photo of flooding at Creech Elementary School, 4242 S. Mason Rd., Katy: Breta Gatlin

11/06/17 3:45pm

COMMENT OF THE DAY: BEWARE OF NEIGHBORHOOD AVERAGES “Anything zoomed out to the neighborhood scale post-Harvey impact-wise waters down the data so much as to be useless. In the Knollwood-Woodside area where homes are “up ~3%,” it’s a mix of ~$800k newbuilds that mostly didn’t flood and ~$400-500k 1950s houses, some of which flooded and many-most that didn’t. That means any additional newbuild sale immediately skews the pricing average. What has already hit the market lately are mostly original homes that flooded, being sold as-is as teardowns (continuing the trend of the neighborhood), with lot-value on an upswing. I guess I presume all of Knollwood will be new construction in the near future, and almost all of ‘greater Braeswood’ being new construction soon, with everything getting higher elevations . . .” [juancarlos31, commenting on Harvey’s Effect on Housing Prices, Neighborhood by Neighborhood; Houston Press Stops the Presses; Astros Fans Flood Downtown] Photo of house for sale at 8311 Lorrie Dr., Knollwood Village: HAR

10/30/17 12:30pm

A LAKESIDE ESTATES HOME NOW WORTH ITS WEIGHT IN WATER Before the Army Corps of Engineers straightened the section of Buffalo Bayou between Hwy. 6 and Beltway 8 in the mid 1960s, the cul-de-sac at the end of Riverview Dr. in Lakeside Estates wasn’t just near the waterway, it was in it. But the “view” and “side” in the names the subdivision’s developers later attached to the property east of Wilcrest Dr. as they built on it didn’t hold: “When [Allen] Wuescher says he had 17 feet of water inside his house, it’s one of those things you have to see to believe. It is the fifth time in 26 months that his house flooded, and the third time his entire first story was destroyed by water deep enough for a diving board,” writes Meagan Flynn. “Since the home was built in 1979, homeowners at this address have recouped more than $850,000 in flood damage losses through FEMA’s National Flood Insurance Program, at this point making the home more expensive to taxpayers just to exist than for the government to buy it and destroy it. It was appraised at $825,000 by the Harris County Appraisal District. The FEMA flood insurance loss payments so far don’t even include the extraordinary damage wrought by Harvey. And when we enter the home through Wuescher’s garage — which looks like a scene out of The Texas Chainsaw Massacre but with the lights on and with mold instead of blood — it’s immediately clear that the house really is not a house anymore.” [Houston Press] Photo of 10807 River View Dr. living room: Realtor.com  

10/24/17 4:45pm

COMMENT OF THE DAY: A QUICKER END TO MEMORIAL BEND’S MOD ERA “The Memorial Bend neighborhood (which includes the featured Faust Lane home) was impacted hard by Harvey. It has/had some of the best collections of mid-century modern homes in Houston. Due to escalating land values, their numbers were already dwindling annually before the storm and I’m afraid this will only reduce their numbers faster. At least, we’ll have historic Google street view as a reference.” [Native Houstonian, commenting on Daily Demolition Report: The Faust and the Furious] Photo of 442 Faust Ln.: Griffin Vance

10/23/17 12:30pm

That’s not a retention pond pictured near the center of these aerial shots highlighting the vacant lot at 12906 Memorial Dr. — or at least that wasn’t its original main purpose: It’s the Sam Houston Tollway, shown filled almost to the brim after Hurricane Harvey flooding. “Lot has been cleared and is ready for construction,” declares the listing description for the featured 11,760-sq.-ft. vacant property, one house away from the corner of Memorial and Beltway 8. It’s now marked down to $505,000.

The only photos of the lot included in the listing are drone views that include the adjacent Memorial Dr. underpass, shown in its full-of-water configuration:

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Where the Water Goes
10/18/17 3:30pm

ADDICKS AND BARKER RESERVOIRS ARE NOW COMPLETELY EMPTY AND READY FOR THE NEXT FLOOD All water stuck behind the Addicks and Barker dams has now been released, the Army Corps of Engineers announced late yesterday. That means that for the first time since Hurricane Harvey-triggered rains began filling the 24,520-acre reservoirs, they are now dry and available for use again as parkland. The last bits of water actually left the Addicks and Barker reservoirs last Thursday, October 12th, and Friday the 13th respectively; the announcement was delayed, a public-affairs officer tells reporter Amelia Brust, in order to “receive legal guidance.” The Corps, writes Brust, “is now a defendant in multiple lawsuits brought by surrounding property owners who say their homes and businesses were flooded as a result of the dams’ releases.” [Community Impact] Photo of American Shooting Centers and Millie Bush Dog Park off Westheimer Pkwy. in Barker Reservoir, flooded after Memorial Day, 2015: U.S. Army Corps of Engineers [license]

10/17/17 12:45pm

SURVEYING THE SOGGY AFTERMATH OF HOUSTON’S ULTIMATE HOME-TOUR TEST Talk about timing: The Rice Design Alliance’s annual home tour this past March opened to inspection 6 structures built in Houston floodplains with some sort of strategy to make it through a major water event. How’d these properties survive the cataclysm that followed only 5 months later? A 1965 Meyerland home on the tour by Houston architects Brooks and Brooks one block north of Brays Bayou was damaged, Jack Murphy reports. And his follow-up story on the RDA’s H2Ouston tour includes no word on the Harvey experiences of François de Menil’s 5-story Temple Terrace townhome or the 3-story butterfly-roof home on Logan Ln. backing up to Buffalo Bayou Taft Architects built in 1996. But 2 more recently built homes on the tour — 2-story structures by architects Brett Zamore in Linkwood and Nonya Grenader in Shirkmere survived without much more than messes in their garages (and a flooded-out car), according to Murphy. Then there’s the Sunset Coffee Building fronting Buffalo Bayou Downtown, which serves as the offices of the Buffalo Bayou Partnership, and which in its recent redo by Lake Flato and BNIM (pictured), was designed to take on water: “All sources indicate that the design performed as anticipated. . . . The staff moved exhibit materials to the second floor and secured the elevator on an upper floor. But there are always issues. The grease trap filled with water, thermostats need to be replaced, and the elevator shaft had five feet of standing water at the bottom, causing electrical issues. Security cameras mounted on the building filled with water and malfunctioned. The fire alarm went off for four days, making the area sound like a war zone, even catching the attention of a CNN reporter. Still, water didn’t crest into the offices on the second floor. (It was almost this high during Allison.) Shortly after the waters receded, the building was habitable again.” But this sort of resilience wasn’t just added to the building by its renovators: “The BBP’s Rebecca Leija and Anne Olson told me their insurance adjuster said the Sunset Building, built in 1910, was well-suited to handle floods due to its height and angle relative to the bayou. Sure enough, in plan the building is set at an angle to the bayou’s flow, presenting a corner to floodwaters rather than a flat face. And, its east façade breaks slightly, perhaps to further reduce the surface area ‘seen’ by floodwaters and therefore reduce their force on the walls and foundation.” [OffCite] Photo of Sunset Coffee Building renovation: Adam Williams  

10/13/17 3:30pm

WHAT MAKES WEST HOUSTON THE BERMUDA TRIANGLE OF REAL ESTATE DISCLOSURE None of the more than half a dozen residents interviewed by The Texas Tribune and ProPublica after the floods said they knew they were living inside Addicks or Barker — many of their neighborhoods are several miles away from the dams. Several local officials — including Houston’s ‘flood czar’ and a neighboring county executive — said they had no idea the neighborhoods had been built inside the flood pools. Several real estate agents said they didn’t realize they were selling homes inside the pools.” This from the latest exposé on how 14,000 homes came to be located in designed-to-flood areas inside the Addicks and Barker reservoirs. First, the good news: Of those 14,000 homes, only 5,138 of them flooded this time! Among the many additional OMG-worthy revelations from this latest report from the crack Houston-flooding investigations team of Neena Satija, Kiah Collier, and Al Shaw: Of those homes built inside the reservoirs, at least 4,000 of them were built after Tropical Storm Allison hit in 2001. That’s interesting to note, considering that a Harris County Flood Control District report published in 2003 warned that as many as 2,000 acres of private land inside the reservoirs might easily have flooded in that storm if the rains had fallen in a slightly different location. Also included: this little glance at the area’s real-estate future: “One five-bedroom home in Lakes on Eldridge . . . was listed for $678,000 about two weeks before it flooded during Harvey. The seller’s agent, Moira Holden, tried to put a positive spin on things when she updated the online listing that decreased the asking price by $10,000. ‘Unfortunately this stunning home did flood and is being refurbished to the highest spec!’ it says. ‘Fabulous chance to choose your finishes!‘ When asked if she would disclose to potential buyers that the home was inside Addicks Reservoir, Holden didn’t have a clear answer. ‘I will obviously disclose whatever we are required to disclose,’ she said, pointing out that the home wasn’t in a floodplain. ‘I would hope that the buyer’s Realtor would do their due diligence on that.'” [Texas Tribune; previously on Swamplot] Photo of 13119 Shermons Pond, for sale in Lakes on Eldridge: HAR