Council grants variance for cuts, fills and steep-slope disturbance after applicant reduces grading and preserves oak trees

The Bulverde City Council on Jan. 14 approved variances related to cuts, fills and steep-slope disturbance for a proposed commercial development at 4360 U.S. Highway 21 after the applicant revised plans to reduce grading and preserve large trees.

City staff told council the applicant had returned after council requested plan revisions in an earlier meeting. The applicant’s civil engineer, Nelson Winnie, reported the project team reduced the building footprint from about 30,000 square feet to about 27,000 square feet, cut area from roughly 34,900 square feet to about 30,200 square feet (a reduction of ~13.5 percent), and shortened retaining-wall lengths. The submittal also indicated a final impervious cover of about 53 percent; staff and the applicant contrasted that with neighboring commercial parcels that were previously developed at higher impervious cover percentages.

Winnie said the applicant preserved two oak trees along the northern property line, specifically a 25-inch live oak and an 11-inch live oak, and lowered peak retaining-wall heights to about 8.5 feet in the revised grading plans. He described on-site detention and draining to the city’s stormwater system and said a full drainage analysis would be completed during permitting.

Council members asked questions about downstream impacts, how nearby lower-elevation lots would drain and whether parking could be reduced. The applicant said code-required parking for the proposed mixed-use/contractor-office and retail use required about 72 spaces; the current plan provides 74.

After discussion the council approved the requested variances; staff said the project will proceed to normal permitting steps (detailed drainage analysis, tree review and architectural review) before issuance of building permits.