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Residents and builders raise drainage, permitting and third-party review concerns at Bulverde council meeting
Summary
Multiple residents and local builders told the council current drainage requirements and an engineering change have increased permit costs and delays; staff acknowledged the concerns and said ordinance and process reviews are underway.
Several residents and local builders used the Feb. 11 Bulverde council meeting public-comment period to press the city on drainage mitigation requirements, the cost of Tier 2 drainage analyses, and a perceived change in interpretation by the city’s engineering reviewer.
Linda Pablo, a recent lot purchaser near Lewis Creek, said the city rejected her proposed post-construction runoff mitigation plan and that staff did not cite the specific code basis for the rejection. Pablo asked for clarification about which SCS (soil-conservation) or runoff method the city requires for developments and why off-site discharge rules were being applied to her lot. Planning staff asked her to follow up by email so staff could provide specific engineering responses outside the public meeting.
Multiple builders and developers also said the city’s new contract engineer interprets the ordinance differently than the prior reviewer, imposing higher costs and longer turnaround. One small homebuilder said he had been quoted $10,000 to complete a required Tier 2 drainage analysis and would face a separate $1,500 review fee charged by the city for a third-party review; he described the cumulative cost as a barrier for modest single-family construction.
Staff and council members acknowledged the concern and said the city was reviewing the ordinance and the third-party review process. Council members and staff said they were already considering ordinance edits and process clarifications; staff committed to follow up with impacted residents and builders and to present proposed clarifications to council at a future meeting.
Why it matters: Developers and property owners said current interpretations and third-party costs can raise construction budgets and slow building timelines. Council members indicated they understand the economic impact and plan to review the ordinance language and the city’s third-party review practice to reduce uncertainty for small builders while maintaining required drainage protections.
Ending: Staff invited commenters to send specific property and engineer contact information by email for staff review. Council said it will return to the issue for ordinance and process clarification in a forthcoming meeting.
