The most cherished compliments come from the people you respect the most. Yesterday, I (and ReduceFlooding.com) received an award from the Lions Clubs International Foundation for Dedicated Humanitarian Services.
About Lions Clubs
You would be hard pressed to find a group of people more dedicated to community service than the 1.4 million members of 49,000 Lions Clubs in 200 countries around the world. They’re involved in causes as diverse as hunger, childhood cancer, disaster relief, the environment and more. They are the youngest major, global service organization, but have grown to be the largest.
Our local chapter, the Humble Noon Lions Club, focuses on pediatric eye screenings of pre-school children as young as six months. They also:
Collect used eyeglasses for people who can’t afford them
Support special needs children
Sponsor camps for disabled children
Assist HAAM with the distribution of Meals on Wheels to unsheltered clients
Support the Humble ISD Foundation with scholarships, teacher grants, and vision screening at their health fairs.
A Big ‘Thank You’ to Lions and Readers
So, it was quite an honor when the local Lion’s club honored my efforts with ReduceFlooding.com yesterday. My focus is on raising awareness of the causes of flooding and what people are doing to mitigate it…especially in the Houston region.
Award ceremony at what used to be Rehak Creative Services before I retired and is now the Creativity Shell.Tony Austin, presenting the award. I’m the suit. And the woman next to me is my wife of 50 years, Susan Davy.
I never really thought of myself as a humanitarian. I just wanted to make my community a safer place to live. But I will happily accept the award. And it will rest in a place of honor in my home.
Thank you, Lions for all you do. Thank you, Susan Davy, for all your help. And thank you, readers, for keeping the fight alive to make the Houston region a safer place to live. Together, we can do it.
Posted by Bob Rehak on 3/28/2025
2768 Days since Hurricane Harvey
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2025/03/20250327-DSC_1901.jpg?fit=1100%2C733&ssl=17331100adminadmin2025-03-28 10:53:252025-03-28 10:58:50Lions Clubs Award
3/26/25 – From a public policy perspective, is it more economical to permit floodplain developments or mitigate them after floods? I asked ChatGPT that question this morning. It was consistent with year’s of research on flooding.
The issue pertains directly to posts in the last two days about a proposed development called the Crossing at the Commons of Lake Houston. After being required by the City of Houston to raise the elevation of slabs two feet above the 500-year floodplain, the developer challenged the City all the way to the Texas Supreme Court.
Location of the Crossing at The Commons of Lake Houston relative to Kingwood and Lake Houston Park
Policymakers, urban planners, and economists wrestle with this question of prevention vs. correction all the time. The short answer: It’s generally more economical to restrict floodplain development than to pay for damages later. Here’s why.
Cost Comparison: Prevention vs. Mitigation
Upfront Development in Floodplains (Short-Term Gain)
Pros: Cheaper land, attractive to developers and buyers.
Cons: High long-term costs due to:
Property damage (often repetitive).
Infrastructure repair (roads, utilities).
Emergency response costs.
Health impacts (mold, contaminated water).
Insurance payouts or federal disaster relief.
FEMA reports that every $1 spent on mitigation saves an average of $6 in future disaster costs.
A scientific study published in the journal Nature Sustainability found similar results. Every dollar spent acquiring flood-prone land (a specific kind of mitigation) avoids five dollars in damages.
Examples of Mitigation Costs
Post-flood buyouts: Government often buys and demolishes homes after repeated flooding.
Levees/dams: Expensive to build and maintain — and they can fail.
Flood insurance subsidies: Taxpayers often foot the bill via programs like the U.S. National Flood Insurance Program (NFIP), which is deeply in debt.
Smart Prevention Strategies (More Economic in the Long Run)
Zoning restrictions to keep development out of high-risk zones.
Green infrastructure like wetlands that absorb floodwaters.
Elevated buildings or flood-resistant designs where development is unavoidable.
Buyouts and conservation easements before development occurs.
In the past, Houston allowed extensive floodplain development. As a consequence, it faced massive losses during Hurricane Harvey. Post-flood buyouts and infrastructure repairs have cost billions. The estimated costs of Harvey adjusted for inflation now approach $160 billion.
“While development in floodplains may seem cheaper at first, the long-term economic, environmental, and social costs almost always outweigh the initial savings,” according to ChatGPT.
The developer reaps the profit, but taxpayers bear the costs.
Houston and Harris County
Looking at Houston and Harris County as opposed to national figures, evidence again suggests that proactive floodplain management is far more cost-effective than reactive mitigation.
The enormous expenses associated with post-flood recovery—illustrated by the massive losses from Hurricane Harvey—underscore the economic and social benefits of investing in prevention. Not only does prevention save money, it also helps protect community well-being, property values, and local infrastructure.
Houston and Harris County have adopted several preventive measures. Chief among them:
Floodplain Development Regulations:
Houston enforces stringent regulations for construction within flood-prone areas. The city’s Floodplain Management Office oversees permitting to ensure compliance with the floodplain ordinance and FEMA regulations. Notably, new structures are required to be elevated at least two feet above the 500-year flood elevation to mitigate potential flood damage.
Home Buyout Programs:
The Harris County Flood Control District administers voluntary home buyout programs aimed at relocating residents from high-risk flood zones. These programs have successfully acquired and demolished numerous properties, restoring approximately 1,300 acres to their natural floodplain functions and preventing future flood damages.
Such investments in flood mitigation have proven to be economically beneficial not just nationally, but in Houston, too. Studies indicate that for every $1 spent on mitigation, there is an average savings of $6 in future disaster costs.
$2.5 Billion 2018 Flood Bond
In 2018, Harris County voters passed a $2.5 billion flood bond. While primarily aimed at correcting past problems, it will also prevent future flooding. But so far, most of the money has been spent in Low-to-Moderate Income areas. That leaves more affluent areas, including the Commons of Lake Houston, with elevated flood risk.
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.
https://i0.wp.com/reduceflooding.com/wp-content/uploads/2025/03/Crossing-Location.jpg?fit=1100%2C680&ssl=16801100adminadmin2025-03-26 15:02:502025-03-26 15:36:31Is it more economic to permit floodplain developments or mitigate them after floods?
3/25/25 – Almost eight years after Hurricane Harvey and a massive region-wide effort to update flood maps, FEMA still features maps on its website based on decades-old data that don’t come close to showing true flood risk. The old maps cause confusion among homebuyers who may not understand their limitations. And that helps developers pursue and profit from risky ventures in floodplains.
Three-Year Delay for New Maps and Still Counting
FEMA has yet to release maps based on recent Atlas-14 data developed after Hurricane Harvey. Harris County Flood Control District (HCFCD) anticipated release of FEMA’s new preliminary maps three years ago and release of the final maps by now. See the timeline below published in 2020.
Source: Screen Capture from Harris County Flood Control DistrictMAAPnext site in 2020.
I requested the release date for the new maps from Harris County and Federal officials. However, they did not respond.
Delays Contribute to Confusion about Safety of New Developments
The delays have contributed to confusion about the safety of new developments near or in floodplains.
Take, for instance, the lawsuit between the City of Houston and one of the area’s largest developers. According to a Texas Supreme Court decision released last Friday, the Signorelli Companies want to develop more than 500 lots near the San Jacinto East Fork as part of The Commons of Lake Houston.
So, the City imposed higher elevation requirements for homes in anticipation of the new flood maps. That triggered a property-rights lawsuit by the developer, which claimed the City’s requirements made the property “undevelopable.”
Sometimes We Just Never Learn
Sometimes, it feels as if we just never learn. I understand a company’s desire to make money from its land. But unsuspecting homebuyers could lose their life savings. Worse, more people could die.
And we haven’t even mentioned yet the costs of flood mitigation, disaster relief, buyouts, and restoration of the natural ecosystems – that already protect people for free.
In my opinion, for the public good, some land just shouldn’t be built on.
The map below shows the extent of those 100- and 500-year floodplains in 2007 maps as dotted lines superimposed over a proposed new section of the Commons called the Crossing.
Close up of plat. Floodway is to left of heavy dotted line. 100-year and 500-year floodplains are shown as lighter dotted lines farther right.
Two Pictures Worth 2,000 Woods
These two pictures, sent to me by a nearby resident of an existing home on higher ground in the Commons, illustrate the problem.
First image shows extent of the Harvey flood. Second shows Signorelli’s proposed development. High water mark during Harvey identified as Position 1.
Think such a flood can’t happen again in your lifetime? That Harvey was a thousand-year storm?
It almost happened again in May 2024 during a no-name storm a month before the start of hurricane season. The screen capture below shows historical HCFCD data from a gage just upstream from the Commons. Note the last three entries.
That no-name storm produced flooding almost five feet higher than Imelda and only about four feet lower than Harvey. It was the second highest flood at that location since HCFCD started keeping records!
Will We Repeat Mistakes of the Past?
The thing about floodplains is that they keep growing with upstream development – especially as other developers push into wetlands near rivers and streams. And the area upstream from the Commons is growing very quickly.
At some point (like now), it may make more sense to donate this land to an organization such as the Bayou Land Conservancy, Houston Parks, or Texas Parks and Wildlife. That would offer the developer some tax benefits. That could also help protect the public, protect lenders, help hold down insurance rates, provide recreation, and reduce future mitigation costs. It would even likely add value to homes on higher ground.
Posted by Bob Rehak based on 3/25/25
2765 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.
Lions Clubs Award
The most cherished compliments come from the people you respect the most. Yesterday, I (and ReduceFlooding.com) received an award from the Lions Clubs International Foundation for Dedicated Humanitarian Services.
About Lions Clubs
You would be hard pressed to find a group of people more dedicated to community service than the 1.4 million members of 49,000 Lions Clubs in 200 countries around the world. They’re involved in causes as diverse as hunger, childhood cancer, disaster relief, the environment and more. They are the youngest major, global service organization, but have grown to be the largest.
Our local chapter, the Humble Noon Lions Club, focuses on pediatric eye screenings of pre-school children as young as six months. They also:
A Big ‘Thank You’ to Lions and Readers
So, it was quite an honor when the local Lion’s club honored my efforts with ReduceFlooding.com yesterday. My focus is on raising awareness of the causes of flooding and what people are doing to mitigate it…especially in the Houston region.
I never really thought of myself as a humanitarian. I just wanted to make my community a safer place to live. But I will happily accept the award. And it will rest in a place of honor in my home.
Thank you, Lions for all you do. Thank you, Susan Davy, for all your help. And thank you, readers, for keeping the fight alive to make the Houston region a safer place to live. Together, we can do it.
Posted by Bob Rehak on 3/28/2025
2768 Days since Hurricane Harvey
Is it more economic to permit floodplain developments or mitigate them after floods?
3/26/25 – From a public policy perspective, is it more economical to permit floodplain developments or mitigate them after floods? I asked ChatGPT that question this morning. It was consistent with year’s of research on flooding.
The issue pertains directly to posts in the last two days about a proposed development called the Crossing at the Commons of Lake Houston. After being required by the City of Houston to raise the elevation of slabs two feet above the 500-year floodplain, the developer challenged the City all the way to the Texas Supreme Court.
Policymakers, urban planners, and economists wrestle with this question of prevention vs. correction all the time. The short answer: It’s generally more economical to restrict floodplain development than to pay for damages later. Here’s why.
Cost Comparison: Prevention vs. Mitigation
Upfront Development in Floodplains (Short-Term Gain)
A scientific study published in the journal Nature Sustainability found similar results. Every dollar spent acquiring flood-prone land (a specific kind of mitigation) avoids five dollars in damages.
Examples of Mitigation Costs
Smart Prevention Strategies (More Economic in the Long Run)
In the past, Houston allowed extensive floodplain development. As a consequence, it faced massive losses during Hurricane Harvey. Post-flood buyouts and infrastructure repairs have cost billions. The estimated costs of Harvey adjusted for inflation now approach $160 billion.
“While development in floodplains may seem cheaper at first, the long-term economic, environmental, and social costs almost always outweigh the initial savings,” according to ChatGPT.
The developer reaps the profit, but taxpayers bear the costs.
Houston and Harris County
Looking at Houston and Harris County as opposed to national figures, evidence again suggests that proactive floodplain management is far more cost-effective than reactive mitigation.
The enormous expenses associated with post-flood recovery—illustrated by the massive losses from Hurricane Harvey—underscore the economic and social benefits of investing in prevention. Not only does prevention save money, it also helps protect community well-being, property values, and local infrastructure.
Houston and Harris County have adopted several preventive measures. Chief among them:
Floodplain Development Regulations:
Houston enforces stringent regulations for construction within flood-prone areas. The city’s Floodplain Management Office oversees permitting to ensure compliance with the floodplain ordinance and FEMA regulations. Notably, new structures are required to be elevated at least two feet above the 500-year flood elevation to mitigate potential flood damage.
Home Buyout Programs:
The Harris County Flood Control District administers voluntary home buyout programs aimed at relocating residents from high-risk flood zones. These programs have successfully acquired and demolished numerous properties, restoring approximately 1,300 acres to their natural floodplain functions and preventing future flood damages.
Such investments in flood mitigation have proven to be economically beneficial not just nationally, but in Houston, too. Studies indicate that for every $1 spent on mitigation, there is an average savings of $6 in future disaster costs.
$2.5 Billion 2018 Flood Bond
In 2018, Harris County voters passed a $2.5 billion flood bond. While primarily aimed at correcting past problems, it will also prevent future flooding. But so far, most of the money has been spent in Low-to-Moderate Income areas. That leaves more affluent areas, including the Commons of Lake Houston, with elevated flood risk.
All this underscores the need for accurate, up-to-date flood maps.
Posted by Bob Rehak on 3/26/25
2766 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.
What Happens When Flood Maps Don’t Illustrate True Risk
3/25/25 – Almost eight years after Hurricane Harvey and a massive region-wide effort to update flood maps, FEMA still features maps on its website based on decades-old data that don’t come close to showing true flood risk. The old maps cause confusion among homebuyers who may not understand their limitations. And that helps developers pursue and profit from risky ventures in floodplains.
Three-Year Delay for New Maps and Still Counting
FEMA has yet to release maps based on recent Atlas-14 data developed after Hurricane Harvey. Harris County Flood Control District (HCFCD) anticipated release of FEMA’s new preliminary maps three years ago and release of the final maps by now. See the timeline below published in 2020.
I requested the release date for the new maps from Harris County and Federal officials. However, they did not respond.
Delays Contribute to Confusion about Safety of New Developments
The delays have contributed to confusion about the safety of new developments near or in floodplains.
Take, for instance, the lawsuit between the City of Houston and one of the area’s largest developers. According to a Texas Supreme Court decision released last Friday, the Signorelli Companies want to develop more than 500 lots near the San Jacinto East Fork as part of The Commons of Lake Houston.
Plats show most of the lots outside the current 100-year floodplain. But floodplains will reportedly expand by 50-100% when the new flood maps come out. At that point, most if not all the lots will likely be deep in the floodplain.
So, the City imposed higher elevation requirements for homes in anticipation of the new flood maps. That triggered a property-rights lawsuit by the developer, which claimed the City’s requirements made the property “undevelopable.”
Sometimes We Just Never Learn
Sometimes, it feels as if we just never learn. I understand a company’s desire to make money from its land. But unsuspecting homebuyers could lose their life savings. Worse, more people could die.
Flood insurance is becoming unaffordable for many. Insurance companies are fleeing high-risk areas.
And we haven’t even mentioned yet the costs of flood mitigation, disaster relief, buyouts, and restoration of the natural ecosystems – that already protect people for free.
In my opinion, for the public good, some land just shouldn’t be built on.
The Commons of Lake Houston Proposal
The flood map for the Commons area on the East Fork was last updated in 2007. It is based on data acquired after Tropical Storm Allison in 2001. New Atlas 14 rainfall data is 30-40% higher than previous estimates and represents the current best efforts of scientists.
The map below shows the extent of those 100- and 500-year floodplains in 2007 maps as dotted lines superimposed over a proposed new section of the Commons called the Crossing.
Two Pictures Worth 2,000 Woods
These two pictures, sent to me by a nearby resident of an existing home on higher ground in the Commons, illustrate the problem.
Think such a flood can’t happen again in your lifetime? That Harvey was a thousand-year storm?
It almost happened again in May 2024 during a no-name storm a month before the start of hurricane season. The screen capture below shows historical HCFCD data from a gage just upstream from the Commons. Note the last three entries.
That no-name storm produced flooding almost five feet higher than Imelda and only about four feet lower than Harvey. It was the second highest flood at that location since HCFCD started keeping records!
Will We Repeat Mistakes of the Past?
The thing about floodplains is that they keep growing with upstream development – especially as other developers push into wetlands near rivers and streams. And the area upstream from the Commons is growing very quickly.
At some point (like now), it may make more sense to donate this land to an organization such as the Bayou Land Conservancy, Houston Parks, or Texas Parks and Wildlife. That would offer the developer some tax benefits. That could also help protect the public, protect lenders, help hold down insurance rates, provide recreation, and reduce future mitigation costs. It would even likely add value to homes on higher ground.
Posted by Bob Rehak based on 3/25/25
2765 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.