The revised McCarty Ranch filing cuts its stated minimum lot count from 229 to 228, requires a buried water tank and bars protected-tree removal in the riparian buffer, while retaining requests for other development-code exceptions. Bulverde published the changes in its Sept. 1 meeting packet.
The proposal would organize 387 acres at 31575 Highway 281 North into single-family, multifamily and commercial areas, including roughly 228 to 235 one-acre single-family lots.
In August, the commission tabled the proposal until requested revisions were completed. That action followed the public hearing covered in Comal.News’ earlier McCarty Ranch preview.
What changed after the tabling
The commission requested eight revisions. The resubmittal says the project’s water-storage tank would be underground, protected trees could not be removed from the riparian buffer, two of three existing wells would be capped and driveways would stay off slopes steeper than 25%. It also adds a tree-inventory overlay and an exhibit showing fire-apparatus turning movements.
The tree response does not adopt the commission’s request for two 4-inch trees on each lot. The applicant instead proposes paying cash in lieu of all replacement planting, with a $200,000 maximum. The filing estimates about 2,454 inches of tree mitigation, but staff says it cannot verify that figure without a code-compliant tree survey and infrastructure plans.
Other requested exceptions remain. They include a different minimum tangent between reverse road curves, disturbance of as much as 25% on land with 20% to 25% slopes, cuts reaching 20 feet on six lots and fills reaching 15 feet on nine lots. The proposal would also allow portions of 10 lots inside the riparian buffer, with the encroachments placed in drainage easements.
How the land plan breaks down
The filing describes 329 acres of single-family land, 13 acres retaining multifamily zoning and 45 acres retaining commercial zoning. Roads in the single-family area would remain privately maintained unless another arrangement is reached during platting. Individual septic systems are proposed there, while a regulated public water system would serve the development.
The commission will hold a public hearing at 6 p.m. Sept. 1 at Bulverde City Hall and may act on the planned-development request. Residents can use the official packet to inspect item 2.VI, the staff analysis, site exhibits and participation instructions before the hearing.