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Commission approves downzoning at 8000 Northway Road over neighbors' flood concerns
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Summary
The McGowan City Commission approved changing zoning at 8000 Northway Road to R-2 (medium density) to allow townhomes despite neighborhood objections about runoff and a requested independent hydrology review; commissioners said subdivision engineering will address stormwater during the platting process.
The McGowan City Commission approved a rezoning request for property at 8000 Northway Road, changing the site to R-2 (medium density) to allow townhomes.
Residents of the adjacent Woodridge Estates urged the commission to delay or deny the rezoning until the city and the developer produced a credible flood-control plan. Gloria Koepke, a nearby resident, told the commission, “We urge the council to delay or deny rezoning until credible, flood control plan is completed. Require independent hydrologies, studies and updated flood risk assessments.” Lorena Ledesma, another neighbor, said the site sits “approximately 4 feet above surrounding properties” and asked the city to “conduct a thorough review of the grading, drainage, and elevation impact of the development.”
The developer’s engineer, Donaldo Rodriguez of RJC Development Group, told the commission the project will be built to meet city ordinances and standards and noted the request is a downzoning from commercial and multifamily uses to townhomes. “We’re actually zoning down from commercial and multifamily. We’re zoning down to townhomes. So that’s a plus in this case,” Rodriguez said. He also said grading, retaining walls and on-site detention would be part of the subdivision plan.
City staff and several commissioners told residents that engineering controls and the subdivision review process, not rezoning alone, are where stormwater mitigation is required and enforced. Mayor Villalobos told residents he would follow the project through the planning and subdivision steps and said, “You have my commitment on that, ma’am.” Planning staff noted the Planning and Zoning Commission unanimously recommended approval of the R-2 request after hearing objections about privacy, traffic, noise and drainage.
In discussion commissioners and staff said the downzoning reduces the maximum potential intensity compared with commercial development and that required subdivision engineering would include detention to discharge at predevelopment rates and measures to address elevation differences. Staff also noted the parcel is part of the final segment needed to build 30 Third Street, a future street-improvement project that staff said will improve drainage in the area.
A motion to approve the rezoning carried. The vote and motion language were recorded during the meeting; the commission’s approval moves the matter to the subdivision review and engineering phase, where the developer must submit grading, drainage and detention plans for city review.
Why it matters: Neighbors say existing flooding has recurred over years and that new development that raises grade or adds impervious surfaces can increase runoff. The commission’s action allows the applicant to pursue a subdivision plan that will trigger engineering review and required stormwater controls under city code.
