Council denied the requested planned development district for approximately 387 acres at 31575 Highway 281 North. The decision stopped the McCarti Ranch request before the later development reviews that council and staff spent much of the meeting examining, as established by the official meeting-recording review.
Council adopted a property tax rate of 0.295343 after the chair announced that the motion passed. The agenda's taxpayer statement estimated a city tax bill of $1,605 for the proposed year, compared with $1,358 for 2025. That is an increase of $247 a year, or about $20.58 a month, for the agenda's median-home example—not a prediction of every homeowner's bill.
The earlier Sept. 22 agenda preview placed the tax rate and McCarty Ranch at the center of the meeting. Earlier coverage also tracked the September budget hearing and the returning 387-acre McCarty proposal.
Why council rejected the ranch plan
The applicant described the property's zoning and application history, prior public concerns and the proposal's use of one-acre minimum lots and on-site sewer. The applicant's representative discussed downzoning, reduced density, steep topography, street-grade requirements and more specifically defined grading variances intended to provide lot access.
Council and staff discussed later master-development-plan requirements and confirmed that relief granted through the PDD could not be withdrawn during that later review. Council discussed phased tree surveys and confirmed that approving the PDD would make the proposed water facilities allowed uses rather than uses requiring separate special-use-permit hearings.
Council debated whether later plat review preserved sufficient oversight or whether granting the requested PDD relief would remove control over important development standards.
Citizen comments
A public commenter raised concerns about downstream drainage and tree removal and asked the city to require a complete drainage study before considering variances. A public commenter alleged that the development would create downstream flooding risks and asked for independent engineering review and city oversight if development proceeded. Those statements record the speakers' concerns; they do not independently establish that flooding would occur. The agenda separately provided time for general comments after regular business.
Taxes, budget and compensation
Staff presented the proposed budget's general-fund revenues and expenditures, including public safety, waste collection, capital improvements and vehicle costs. The posted agenda also contained separate hearings and ordinances for the budget and tax rate.
Council discussed a total 7.7 percent increase in the city manager's base salary, comprising the existing 5 percent cost-of-living adjustment and an additional 2.7 percent.
Council discussed updated park-rental fees, continuing operating losses and periodic review of the fee schedule.
Street controls and sign work
Staff presented itemized estimated costs for the recommended sign and safety improvements and explained that city staff would perform the work. Council considered an ordinance adding a stop sign at the intersection of Casey Road and Barton Hill Drive.
Council discussed a 135-foot no-parking zone on the north side of Marble Drive west of Premier Drive and clarified the distance shown in the recommendation. Council discussed relocating Security State Bank's existing grandfathered sign onto bank property because a transportation project was taking its current location.
Other city business
The mayor proclaimed September 17–23, 2026, as Constitution Week. Staff reported completing 24 patrol routes and identifying violations involving work without permits, a sign, a nuisance and zoning.
Council unanimously approved moving agenda items 3H and 3I forward for immediate consideration.
What happens next
A council member requested defined cut-and-fill information, a roadway safety analysis and site plans covering the commercial and multifamily areas before being comfortable beginning further consideration. A revised application or later agenda would show whether the developer returns with that material.
The agenda scheduled the City Council meeting for 6:30 p.m. Sept. 22, 2026, in the Bulverde City Hall Council Chamber. Readers can inspect the complete posted agenda for the full item list and the official meeting recording for the reviewed discussion and outcomes.