Ranch-owner presents low-density preservation development for land near Bulverde Road; council to consider PDD process

Matthew Bremer, who was identified in the meeting agenda as “Matthew Brenner,” presented a high-level concept for a mixed-use, preservation-style development on the west side of Bulverde Road near Casey Road and John Charles Road, saying the design would cluster small homes around preserved natural areas and center on a small, farm‑to‑table hotel and restaurant. He described the intent as low‑density and intergenerational, and repeatedly said water, floodplain and wastewater feasibility will determine final density and timing.

Bremer told the council he envisions “clusters of homes around preservation areas and natural features” connected by walking paths and preserved woodlands; he emphasized the project is not a suburban tract and that he expects the prototype housing to be smaller than standard single-family lots. Attorney Rob Killen outlined a likely entitlement path under a planned development mechanism in the city code and said the team hopes to work with staff on annexation and a comprehensive plan review before filing an application.

Residents who spoke during public comment pressed the project team for more detail. Steve Harper, who said he has lived in the area 32 years, asked specifically about traffic, school impacts, wastewater and construction impacts, and said, “I heard the dream, and then there’s this big step from the dream to reality” when it comes to roads, schools and public safety. Another commenter asked whether the wastewater generated by a projected buildout would be routed into nearby creeks; Bremer and Killen said the team is examining clustered septic, package treatment plants and other localized solutions rather than direct discharge to waterways.

Council members thanked the presenters for sharing an early vision but repeatedly told the team the council and staff will need more detailed studies on traffic, drainage, fire/emergency access and wastewater before any formal zoning or annexation request moves forward. Councilmember Hawkins noted the city’s Sunrise 2050 plan emphasizes large‑lot residential character for much of that corridor and urged careful review of zoning alignment; Bremer said his preliminary yield estimate is roughly 150 homes on the larger parcel but stressed that number “is optimistic” and depends on water and wastewater solutions.

The council did not act on any entitlement tonight. Staff and council described workshops and a formal PDD (planned development district) application as the expected next steps if the applicant files, and Mayor Hayes said council members will only meet with the applicant in open forums or scheduled workshops per city policy.

What’s next: The developer indicated an intent to pursue a PDD application and to coordinate with city staff and consultants; council requested additional technical information and said the matter will return to the planning and zoning commission and city council following the city’s regular application review process.