Horseshoe Bay subdivision delayed again amid city concerns over terrain
The Horseshoe Bay City Council delayed a decision on a variance request made for the proposed Richter’s Ranch subdivision, citing concerns about the development’s viability due to the area’s steep terrain. Image courtesy of city of Horseshoe Bay
The Horseshoe Bay City Council on Oct. 14 put a developer’s request on hold to make a slight change to plans for a subdivision, citing concerns about the project’s viability and the rough terrain on which it would be built.
The council’s Tuesday meeting was originally intended to address a simple variance request for the proposed Richter’s Ranch development. However, it ended with no decision as councilors postponed the item to the Nov. 10 meeting to give the developer time to address worries over steep grading of the land, infrastructure, and the project’s long-term success.
The proposed 54.5-acre development at the intersection of Mountain Dew and Rocky Ridge would include 123 single-family residential lots and seven communal lots, all on land with harsh elevation changes that could make construction challenging. The developer is seeking a variance from the city of Horseshoe Bay’s grading restrictions—which limit cut-and-fill to 4 feet in right-of-way areas and 8 feet elsewhere—so it can proceed with improvements to roads, drainage, and utilities.
An approval of the request would allow changes to the existing Grassy Knoll road and the creation of two water detention ponds to collect runoff, but the City Council’s sight extended beyond the variance.
Ultimately, council members agreed to postpone the decision and provide the developer with a clear list of remaining questions and concerns to answer before the Nov. 10 meeting.
“We don’t want developments in our city that aren’t successful if the lots don’t sell,” said Mayor Elsie Thurman, addressing members of the Richter’s Ranch development team who attended the meeting. “To hear the lots are (located in difficult terrain), I don’t want to set someone up down the road to buy a lot and it’s too challenging or not cost-effective to build there. I wish you would have brought more of a picture of what it is going to look like.”
The project has faced challenges since November 2024, when the Horseshoe Bay council denied its preliminary subdivision plat due to noncompliance with the city’s cut-and-fill standards. Since then, the developer significantly revised its approach to reduce drastic changes in elevation, preserve trees, and include a connection to the city’s trail system. However, the project cannot proceed without variance approval.
“We’re happy to put another presentation together,” development partner Andrew Brewer told the council on Tuesday. “I think part of the challenge, and where we’re a little confused, is that we feel like we’ve been asked these exact same questions. We went through multiple revisions with city staff to define an acceptable alternative that addresses the concerns as best we can.”