By Don Bommer
Contributing Writer

The Bulverde Planning and Zoning Commission approved a development agreement Tues-day with DH/JB Partnership for the Johnson Ranch subdivision located on the east side of U.S. Highway 281 between FM 1863 and Texas 46. The next step is approval by the City Council.

The project consists of 747.9 acres, of which 19.08 acres are located within the city limits of Bulverde. The development plan calls for a master planned, mixed-use community consisting of residential units and commercial buildings. The project will also include the construction of all streets, sidewalks, lighting, street and land drainage, centralized water and wastewater utilities, electric utilities, and other facilities necessary to implement the master plan.

The plan calls for a minimum lot size of 30,000 square-feet for residential lots; however, the size of individual single family lots may vary above or below the requirement so long as the total residential units average no more than the 30,000-square-foot requirement. This will allow for cluster development in residential areas.

City Public Works Director John Nowak said the agreement will eliminate the need for multiple variances being applied for during the construction process.

“Phase one variances would carry over to phase two and future phases,” Nowak said. “This document has been approved by City Attorney Frank Garza. The city will gain additional revenue from the commercial development portion of the agreement and this document does not basically undermine our city ordinances and adheres to the city council’s basic philosophy.”

Mayor Ray Jeffrey said the agreement is a specific agreement for Johnson Ranch only and that it does not relieve other developers from seeking variances.

Jeffrey, along with Council-man Jim Binkley and Mayor Pro-Tem Pam Cole, attended the meeting.

Developer David Hill said the agreement would help shift the tax burden from property to sales tax revenue from the commercial portion of the development.

“It will also enable the city to utilize part of the wastewater treatment facilities,” he said. “This agreement was formulated after consultation with city staff and local officials.”

Hill also told commissioners the project will promote cluster development and reduce impervious cover by having sidewalks on one side of the street only, have narrower 22-foot streets and 37-foot connector streets. All of this would reduce impervious cover by 13 acres.

“I voted against the agreement because it appears to me the developer is in the drivers seat and the city is making too many concessions, especially with regard to the elimination of variance requirements,” said Commissioner Keith Allen.

Commission Chairman Kenny Whistler said he was pleased with the agreement.