McCarty Ranch Revision Caps Tree Mitigation at $200,000

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.