How To Improve A Development Rezone Change

How To Improve A Development Rezone Change

I serve on my city’s Planning and Zoning Commission, a volunteer board dedicated to shaping the city’s future and vision. Together with the City Council, we make important decisions on matters, such as updates to the Unified Development Code (UDC), future land use and zoning maps, and city infrastructure projects for utilities, parks, and public facilities. We also review and approve planned unit developments, zoning changes, plats, and conditional use permits.

One of the most common concerns we hear from residents is: “That new development is going to flood my house or my neighborhood.” In many cases, these neighborhoods have a history of flooding. During Hurricane Harvey, for example, many homes experienced flooding or had water right at their doorstep.

As someone with over a decade of experience in site development, I understand that when developments are built according to approved plans and modern drainage standards, they are not expected to worsen flooding. Still, I recognize the emotional weight of these concerns. The city actively works to mitigate flooding issues in older neighborhoods when funding allows. Committees such as the Drainage Bond Committee, on which I previously served help prioritize and direct spending toward infrastructure improvements.

Unfortunately, the need for drainage projects often exceeds available funding, so each project must be evaluated based on its cost-benefit ratio.

Many older neighborhoods were built before current drainage standards existed. They often have undersized storm sewer systems, homes with finished floor elevations below FEMA’s current base flood elevations, and little to no detention or lot grading. These factors make them more vulnerable during major storm events.

To make matters more challenging, rainfall intensities have increased significantly. According to NOAA’s Atlas 14 Precipitation Frequency Estimates, a 100-year, 24-hour storm that once produced about 13 inches of rain now produces roughly 17 inches. That’s a substantial increase and it requires much larger storm sewers or ditches than what was designed decades ago.

It’s easy to understand why residents worry. They see it more concrete and assume it means more runoff. And while that’s true, today’s developments must include detention ponds designed to hold runoff from a 100-year storm and use restrictors to release water at rates consistent with undeveloped conditions. These modern standards are what prevent professionally designed developments from increasing flooding risk in surrounding areas.

Communicating and Building Trust

The best way to calm residents’ fears is to clearly explain in the simplest terms how a proposed development will manage drainage and protect surrounding properties. Developers should be prepared to outline their mitigation measures and show that they are committed to being good neighbors.

As a commissioner, I make it a priority to ask the right questions of staff, engineers, and developers during public meetings to help address community concerns. Transparency is key. When residents understand the “how” and “why” behind a design, it often eases the uncertainty.

I encourage developers to meet with homeowners’ associations (HOAs) and nearby residents early in the process before public hearings to discuss the project, listen to feedback, and explain how the development will add value to the community. A proactive approach fosters trust, reduces misconceptions, and shows genuine respect for existing neighbors.

This is my perspective as both a commissioner and a professional experienced in site development. I hope these insights help residents better understand how drainage and development interact and reassure them that the city, its engineers, and its appointed boards are all working toward the same goal: building a resilient, safe, and thriving community for everyone.

Credits

Written by: Jennifer Henrichs (President of JRH Engineering and Environmental Services)