Specific Plan Area #1

The general land use concept for Specific Plan Area #1 is one that proposes a high-end mix of retail, village retail, office and professional office development organized around pedestrian open space amenities on the two major roadways in the Town.  The locations for these commercial uses are established from an analysis of the proposed transportation system, parking needs and existing development patterns.   The primary area for this update of Specific Plan Area #1 is a change of proposed land use and development patterns between FM 2499 and Yucca Road, and modifications of other locations in Specific Plan Area #1 to relate to approved plans and developments.

Elements included in Specific Plan Area #1 are as follows:

a.  In the area bounded by FM 2499, FM 1171, Yucca Drive, and Sagebrush Drive, the following requirements are recommended: 

• Retail and professional office land uses along the east side of FM 2499.
• Along Yucca Drive, only professional office land uses are recommended.
• The existing trees should be preserved as this area redevelops.
• A 30’ width landscape buffer should be built on the west side of Yucca as redevelopment occurs.
• Surface parking to be divided into units of 100 cars or less, and landscaped in accordance with the Town’s Land Development Regulations.

b.  Additional retail land use, planned around a public open space or square, is recommended near the Town Center development.

c.  Additional office land uses are recommended along FM 1171 on the southern side of the road, west of Churchill.

d.  A 30’ wide living screen landscape buffer is recommended between commercial developments adjacent to all residential land uses.  These buffers would also be required to include masonry walls between dissimilar land uses, as required by the Town’s Land Development Regulations.

e.  The black arrows connecting roadways with development areas identify primary curb cuts for vehicular access.  The specific locations of property access will be dependent on adjacent property circulation, final site plan design and projected traffic data as defined by a transportation planner.

f.   Limited curb cuts will be allowed along FM 2499.  Access drives should be coordinated so that they allow cross-vehicular movement for more than one property.

g.  Roofs of commercial buildings 15,000 SF and under are to be hip, gable or a combination of the two. The Town Council may approve upon recommendation from the Planning and Zoning Commission, a waiver request to this requirement for buildings within this SPA 1 provided that: (1) any such building(s) being considered for a waiver shall be part of a multi-building development and, (2) possessing a meritorious Unified Design Theme. Structures larger than 15,000 SF should have no visible area of flat roof from any adjacent properties. A mansard parapet structure, in a combination of vertical and sloping sections, will be required along 100% of the roof perimeter.

h.  Additional office land uses are recommended along the east side of Old Settlers Road between Karnes and Peters Colony. Buildings fronting on Old Settlers shall be limited to one story in height.

Specific Plan Area #1

 

Specific Plan Area Controls #2

The Specific Plan Area #2 development controls are recommended to protect existing residential neighborhoods from negative impacts caused by new development, to minimize traffic conflicts on FM 2499 and to prevent strip development along FM 2499 through limiting driveway curb cuts.

In particular, the following specific planning, design and construction restrictions will be required for the recommended Office, Retail, Institutional and/or Residential on the west side of FM 2499 between Sagebrush and the creek to protect the adjacent existing residential areas:

• No zoning to be approved for this area until a coordinated Master Plan for the overall area is approved as part of the zoning approval process.
• Architectural design of structures must be similar to residential designs and must comply with design and material requirements of the Land Development Regulations for residential subdivisions; facades facing FM 2499 and Sagebrush are to be "front" elevations, with no visible service elements.
• All service areas, dumpsters, etc., are to be screened from view from FM 2499, Sagebrush and the abutting estate residential area.
• Buildings are to be one-story with maximum 10,000 square foot footprints, and massing of the structures must be articulated into maximum 2,500 square foot footprint elements to attain a residential scale similar to attached townhouses, with 65' setbacks from property lines.
• Development patterns should follow the existing residential property lines when feasible, to promote the desired residential scale aesthetics for the area.
• Individual driveway connections to FM 2499 are to be eliminated at the time the use of the property changes from single family residential use; no curb cuts to FM 2499 or Sagebrush are allowed for new land uses.
• Internal access for all parking and service is to be provided by an extension of Firewheel Drive to Sagebrush, aligned with the residential street across Sagebrush.   This drive should be phased concurrently with development of the property, and no property can develop it until it is served by the Firewheel extension.
• No developments or uses may generate a noise level greater than 50dBA, measured at the property line of any adjacent residential property.
• To protect adjacent residential development from adverse impacts, development between the extension of Firewheel and the adjacent residential property lines south of the Firewheel extension cannot be retail or restaurant development.
• Minimum 50' landscape buffer with dense, natural plantings required adjacent to existing SF Residential (Estate) area.
• All existing trees to be preserved as required by the Tree Preservation Ordinance.
• The existing natural creek environment is to be preserved.
• Provision of a multi-purpose trail, for eventual connection to the overall Town trail system is required.
• No parking or service areas are permitted between buildings and property lines along FM 2499 and Sagebrush; maximum 150-car parking lots, with minimum 25' landscaped buffer between lots.
• Special landscape treatment along Sagebrush Drive west of FM 2499 required to reflect the character of the existing residences on Sagebrush.
• Entrances to internal drive for new development to have exceptional quality landscape and signage design due to their high visibility.   The design should reflect the natural character of Flower Mound, and be compatible with the existing estate residences on Sagebrush.
• Primary signage at permitted curb cuts of FM 2499 and Sagebrush; internal signage only on building facades; no freestanding or rooftop signs.

Additionally, the following controls apply to all developments within this area:

• Minimum 25' landscape setback required along FM 2499 for new development.
• Consolidated parking and access plan required for existing and new professional offices at Firewheel and FM 2499 to minimize driveway curb cuts onto FM 2499.
• Minimum 25' landscape buffer required between development at Sagebrush/FM 2499 and adjacent existing residential neighborhood.

 

 

Amendments to Specific Plan Area #2 are as follows:
Resolution #31-97
Adopted:  December 1, 1997

• No zoning to be approved on tracts within this area unless provisions are shown on a Conceptual Plan indicating that the other requirements of this section, as amended, are complied with.
• Buildings are to be a maximum of two story, with size, design, and material requirements to comply with the Land Development Regulations for commercial development.
• Deletion of the wording:  Development patterns should follow the existing residential property lines when feasible, to promote the desired residential scale aesthetics for the area.
• Curb cuts along 2499 will be reviewed at the site plan approval process.  Individual driveways along FM 2499 may be eliminated at the time each property is developed.  Minimum spacing requirements between driveways shall be 500'.
• Allowance shall be made for internal access for all parking service to be connected by an extension of Firewheel Drive to Sagebrush Drive.  This drive should be phased concurrently with the development of the property.  The cross access easement shall be a minimum of 27' in width with no direct access to parking spaces.
• Developer shall make provisions within the 50' buffer zone for an eventual connection to the overall Town trail system.

Amendment to Specific Plan Area #2 are as follows:

Ordinance #05-07
Adopted:  February 5, 2007

From and after the effective date of this Ordinance, the controls included in Specific Plan Area # 2 (SPA 2), beginning on page 3.11 and ending on page 3.12 of Section 3.0, the Specific Plans component of Master Plan 2001, shall apply to the subject property as they relate to the subject property and its location within SPA 2 save and except three specific controls described in detail below and which controls are hereby amended as follows: 

1. The first (1st) bulleted paragraph, found on page 3.11, which currently states “No zoning to be approved for this area until a coordinated Master Plan for the overall area is approved as part of the zoning approval process” is hereby deleted in its entirety as it applies to this property; 

2. The ninth (9th) bulleted paragraph, found on page 3.11, which currently states “To protect adjacent residential development from adverse impacts, development between the extension of Firewheel and the adjacent residential property lines south of the Firewheel extension cannot be retail or restaurant development” is hereby amended to read and state “To protect adjacent residential development from adverse impacts, development of the subject property may include premium retail uses, which uses shall not include restaurants”; and,

3. The fourteenth (14th) bulleted paragraph, found on page 3.12, which currently states “No parking or service areas are permitted between buildings and property lines along FM 2499 and Sagebrush; maximum 150-car parking lots, with minimum 25' landscaped buffer between lots” is hereby amended to read and state “No parking or service areas are permitted between buildings and the property line along FM 2499; parking lots are limited to maximum 150-car parking lots.

A copy of the concept plan for the Calloway’s Nursery development in the John Wizwell Survey, Abstract No. 1346, showing the layout of the development as submitted by the developer and reviewed and approved by the Town Council as the concept plan for the subject property is attached hereto as Exhibit “C” and incorporated herein. 

From and after the effective date of this Ordinance, the Concept Plan attached hereto as Exhibit “C” shall be included in Specific Plan Area # 2 (SPA 2), as an allowed alternative for the development of the subject property.

SPA 2

Specific Plan Area #3

The intersection of FM 2499 and FM 3040/Flower Mound Road is a significant intersection in Flower Mound.  It's commercial attraction is reflected in the fact that three of its corners are already zoned for retail use.  The area north of Flower Mound contains a creek and its drainage tributaries, which contributes to its many trees and attractive natural environment.   The recommended plan for Specific Plan Area #3 is intended to allow the development of commercial uses at the intersection of FM 2499 and Flower Mound Road, and to encourage residential development north of Forest Vista Drive to preserve the attractive natural amenities and to avoid the emergence of highway strip commercial development.

This area is also the location of The Flower Mound, from which the Town derived its name.   This significant landmark needs to be preserved  and protected as development occurs around it.

• Retail land uses are proposed in the northwest and southwest corner of FM 2499/FM 3040.   A 2.5-acre retail land use is also proposed adjacent to Forest Vista Drive.   These tracts have existing retail zoning.
• Office land use is proposed in the northeast corner of FM 2499/FM 3040.   While this tract has existing retail zoning, it is questionable whether there is enough market support for additional retail in this area.   Also, retail uses on this corner will encourage through-traffic on Forest Vista in conflict with the residential neighborhood and elementary school.  Office development will also be more compatible with the planned churches and adjacent to The Flower Mound.
• Proposed institutional land use (churches) are located near the Forest Vista Drive/FM 2499 intersection.   These appear to be currently planned and are appropriate adjacent to the existing residential neighborhood.
• Residential uses are recommended north of Forest Vista to preserve the natural amenities, provide compatible land uses with existing residential neighborhoods and to avoid the emergence of highway strip commercial development.
• Access management techniques are proposed to limit curb-cuts and assist in the movement of traffic on the major arterials and through one of the more significant intersections in the Town.

 

 

Amendments to Specific Plan Area #3 are as follows:
Resolution #7-96
Adopted:  March 4, 1996

Paragraph #3, Page 45 of the 1994 Comprehensive Master Plan has been amended to read:

Retail land uses are proposed in the northwest, southwest and southeast corner of FM 2499/FM 3040.  A 2.5 acre retail land use is also proposed adjacent to Forest Vista Drive.  With the exception of the southeast corner of FM 2499/Long Prairie Road and FM 3040/Flower Mound Road which is zoned agricultural, these tracts have existing retail zoning.

Paragraph #9, Page 46 of the 1994 Comprehensive Master Plan has been amended to read:

Retail land uses are proposed at the immediate southeast corner of FM 2499 and FM 3040.  Said retail shall be limited to no more than 15 acres.  Medium Density Residential, is to wrap around said retail and there shall be a pedestrian access between the Retail and Medium Density Residential, via the existing electrical easement.  Said easement shall extend into the Medium Density Residential, from the Retail and be used for a green belt park corridor for Town dedication.  In addition, Low Density Residential shall generally be located to buffer existing "estate type" residential to the south and "planned" Low Density Residential to the east.  All buildings on the entire site shall be set back from the existing Brazos Electric easement in accordance with the Chapter 12, Land Development Regulations, of the Code of Ordinances, as amended.

The change in the Comprehensive Master Plan, specifically the Master Land Use Map of the Town of Flower Mound, Texas, established and described in Section 1 herein, shall be hereby subject to the following conditions and requirements.

• The maximum amount of office/retail space shall be 125,000 square feet.
• Five drive openings shall be allowed to the retail site:  Two on FM 3040/Flower Mound Road, one to match the median opening for the retail tract at the northeast corner of FM 2499/Long Prairie Road and FM 3040/Flower Mound Road (Flower Mound Crossing Shopping Center) plus one to match the westernmost access point proposed for the Flower Mound Crossing Shopping Center; and three drive openings on FM 2499/Long Prairie Road, one of which is to align with a median opening approximately 615' south of the centerline of FM 3040/Flower Mound Road.  The northernmost drive opening to the retail site along FM 2499/Long Prairie Road will be restricted to "in-only" traffic.  The final location of the third drive opening will be determined at the time of site plan and must be approved by the Town.

All drive approaches and median openings as shown are conceptual in nature.  The necessity and/or location of any and all drive approaches and median openings shall be determined in conjunction with final site plan approval for the site.
C. The Owner/Developer, at such time as a zoning request is submitted, shall file a zoning amendment application for a planned development district in order to ensure that the components of Specific Plan Area 3 are adhered to.

Amendments to Specific Plan Area #3 are as follows: 
Resolution #1-97
Adopted:  January 6, 1997

A. Paragraph #6, page 45 of the 1994 Comprehensive Master Plan was amended to read:

"Office and retail uses are proposed for the site immediately north of Forest Vista.  Natural amenities shall be preserved as a buffer for the residential neighborhoods currently provided by creeks and existing vegetation."

B. Paragraph #6, page 46 of the 1994 Comprehensive Master Plan was amended to read:

"The site directly across FM 2499 from Chaparral is proposed to be Retail and Office.  Preservation of existing trees shall be maintained to the greatest extent possible."

Resolution #26-97
Adopted:  November 3, 1997

Changing the land use designation on a certain tract of land being approximately 3.25 acres in the J. White Survey, Abstract No. 1341, Flower Mound, Denton County, Texas, and presently master planned for medium density residential is changed to office.

 

Specific Plan Area #3 Controls

Development controls for Area 3 are recommended to allow the development of commercial development at the intersection without degrading the traffic characteristics of the FM 2499/Flower Mound Road intersection and the two major arterials.  An emphasis is placed in this area on protection and preservation of the natural amenities, particularly the enforcement of the Town's Tree Preservation Ordinance.  Because of the uncertainties of health risks associated with electromagnetic fields from the electrical transmission lines, 100' setbacks are recommended.  A special view corridor to protect views of the Flower Mound is recommended.

• Access management techniques are proposed to limit curb-cuts and assist in the movement of traffic.
• Retail land uses are proposed for the southwest corner of FM 2499 and FM 3040.  Buffers will be required between the adjacent Single Family, Medium Density Residential development and this site.  A 100' building setback is required from the edges of the existing electricity and gas easement that runs through this site.
• Retail land uses are also proposed for the northwest corner of FM 2499 and FM 3040.  Buffers will be required between this site and the adjacent Single Family, Medium Density Residential development.  Preservation of existing trees will be required.  Special landscape and signage treatments will be required at the entrances.  Traffic routes through the site should be discontinuous.  The southeast corner of the site is considered a "High Visibility Site" and will require an exceptional architectural solution.
• Single Family, High Density (minimum 8,500 square feet) Residential land use is proposed for the site south of Chaparral.  Preservation of existing trees will be required on this site.
• The site directly across FM 2499 from Chaparral is proposed to be Single Family, Medium Density Residential.  Preservation of existing trees will also be required on this site.
• An Institutional land use is proposed for the northeast corner of Forest Vista Drive and FM 2499.  Buffers should be provided on this site where adjacencies with residential uses exist.  Because of existing views along FM 2499 into this site, a unique Architectural Feature should be developed on this site to act as a focal point.
• Retail land uses are proposed at the northeast corner of FM 2499 and FM 3040.  The building zone on this site is of great importance in order to maintain views to The Flower Mound and to planned architectural features.  Service areas on this site should be internal, and shared by the retailers.  A buffer should be provided between this site and the adjacent Single Family Residential land use to the east of this site.  Retail, Office, and/or Institutional land uses are proposed on this site adjacent to FM 3040.
• A Single-Family, Low Density Residential land use is proposed for the southeast corner of FM 2499 and FM 3040.  A 100' building setback is required from the edges of the existing electricity and gas easement that runs through this site.
• A 50' landscape setback is required on FM 2499 south of FM 3040 and a 25' setback is required north of FM 3040.
• A 25' landscape setback is required along FM 3040 east and west of FM 2499.
• All four corners at the intersection of FM 2499 and FM 3040 require special landscape treatments that should be coordinated on each corner.
  

Specific Plan Area #4

The study area that is proposed as Specific Plan Area #4 is defined by property that exists on both sides of FM 2499, north of Euclid and south of Timber Creek. 

The general land use concept for Specific Plan Area #4 is one that mixes medium density residential with neighborhood retail, professional office and a combination of the two.   The locations for commercial land uses are established from an analysis of the proposed transportation system and existing development patterns.  Many, if not all, of the land use recommendations are established to be compatible with existing development patterns and natural features in the existing landscape. 

Elements included in Specific Plan Area #4 are as follows:

a.  Professional office is recommended along the west side of FM 2499.   This land use should be developed in a pattern that creates courtyards and pedestrian-scaled spaces.  Surface parking for the development should be screened from FM 2499 and the Westchester neighborhood with a wide landscaped area.  This site is proposed to be nestled into areas of existing trees in a manner intended to save natural trees stands and make maximum use of their screening and buffering potential.  

b.  Neighborhood retail and/or professional office are recommended along the eastern side of FM 2499 with appropriate landscape buffers and development controls.  In this area no development or fill can occur in the adjacent 100-year flood plain.   Protection and preservation of mature trees in accordance with the Town’s Tree Ordinance is required for development along this side of FM 2499.

c.  A 30’ wide living screen landscape buffer is recommended between commercial developments adjacent to all residential land uses.  These buffers would also be required to include masonry walls between dissimilar land uses, as required by the Town’s Land Development Regulations.  One example of a location where the landscape screen would be required would be between the Pecan Estates/Westchester neighborhoods and the adjoining land, which is recommended to be professional office.

d.  Limited curb cuts will be allowed along FM 2499.  Access drives should be coordinated so that they allow cross-vehicular movement for more than one property.

e.  The black arrows connecting roadways with development areas identify primary curb cuts for vehicular access.  The specific locations of property access will be dependent on adjacent property circulation, final site plan design and projected traffic data as defined by a transportation planner. 

f.   Roofs of commercial buildings 15,000 SF and under are to be hip, gable or a combination of the two.  Structures larger than 15,000 SF should have no visible area of flat roof from any adjacent properties.  A mansard parapet structure, in a combination of vertical and sloping sections, will be required along 100% of the roof perimeter.

g.  No development should occur in the Timber Creek 100-year floodplain.

Specific Plan Area #5

Specific Plan Area #5 is bounded on its southern limit by Timber Creek and extends north to the intersection of FM 2499 and Dixon Road.   Rippy Road, Waketon Road and Chinn Chapel Road form the western boundary of the plan area.  The eastern element of the plan is a strip approximately five-hundred feet in depth that extends from Timber Creek to the south connecting to Dixon Road to the north.

The general land use concept for Specific Plan Area #5 is one that mixes low-density residential with neighborhood retail, village retail, and professional office.  The locations for commercial were established from an analysis of the proposed transportation system and existing development patterns.

Within Specific Plan Area #5, College Parkway, Waketon Road and Dixon Road intersect with FM 2499.  Possible development around these key intersections should serve to accommodate the Town's need for an expanded retail base.  

In each of the neighborhood retail development areas emphasis is placed on orientation of buildings, creating public open space, landscape buffers and limited access to aid transportation and traffic flows.

On the west side of FM 2499 beyond the neighborhood retail and village retail land uses are segments of residential low density land use that extend to the limit of the plan area.  Points of pedestrian access interconnect the neighborhood retail and residential developments.
A unique design element is the use of landscape screens that vary from 30' to 50' in width along both sides of FM 2499.  Along the western and northern boundary abutting the roadways is the Town's pedestrian trail system extending through the plan area and linkiong with the trail system beyond.

Elements included in Specific Plan Area #5 are as follows:

a.  Neighborhood and village retail and/or professional office land uses are identified along the corridor with major retail at and about the southwest corner of Dixon Road and Long Prairie Road (FM 2499) (the “Robertson’s Creek development”).  The key concerns for planning these developments are as follows:

• Development organized around public open space amenity.
• Amenity can be a public square or other form.
• Surface parking to be divided into units of 100 cars or less, and landscaped in accordance with the Town’s Land Development Regulations, except for the Robertson’s Creek development.
• Only single double-sided bay of parking along FM 2499 frontage.
• Limit curb cuts from major roads by coordinating curb cuts between adjoining properties.
• Double-sided access to retail that faces public open space amenity element.
• Uniform architectural design within contiguous areas.

b.  Realignment of Waketon Road with large radius curves for vehicular safety in two locations was Waketon Road transitions from a north-south alignment to an east-west alignment west of FM 2499.  The intersection of Waketon and FM 2499 should be signalized at the time that it meets UMTCD warrants, as should other major intersections of public streets.

c.  Low density residential is recommended along the east side of Rippy Road south of Waketon Road.  The depth of this land use is recommended to be 550’ from Rippy Road, measured from the ROW line at Rippy Road and parallel to the Rippy Road ROW line.

d.  Low density residential also is recommended along the west side of Rippy Road to the limits of Specific Plan Area #5.

e.  Village retail is recommended along FM 2499, as indicated on the plan, to increase economic development opportunities and commercial land uses along FM 2499. 

f.   Neighborhood retail is recommended along Dixon Road in the northern limits of this Specific Plan.  The vehicular access to this retail should be coordinated with the access for the Major Retail north of Dixon Road in Specific Plan Area #6.

g.  FM 2499 should have a landscape treatment of long sweeping curves of plantings that vary between 20’ and 35’ from the maximum ROW line.

h.  Pedestrian linkages should be provided between neighborhood retail/professional office land uses and the adjacent residential uses.  These pedestrian linkages are to be integrated into all site planning for development proposals in the identified areas.

i.   Dixon Road, Waketon Road and College Road respectively, west of FM 2499 as indicated on the plan, are proposed to transition from a divided road section to an undivided section with a more rural character.  This character should include no median and consideration of a swale drainage system instead of concrete curb and gutter.  

j.   The existing trees along Dixon Road are to be integrated and preserved as Dixon Road is improved and/or widened, as much as is fiscally possible.  If preservation of the trees is to occur, additional ROW will need to be acquired for roadway improvements. 

k.  A Town-wide pedestrian trail system has been adopted as part of the Town’s Parks and Trails Master Plan.  Its location in this Specific Plan is indicated by the dots linking neighborhoods together.  The system should follow creek alignments and existing tree stands as much as possible.

l.   A 30’ wide living screen landscape buffer is recommended between commercial developments adjacent to all residential land uses.  These buffers would also be required to include masonry walls between dissimilar land uses, as required by the Town’s Land Development Regulations.

m. Limited curb cuts will be allowed along FM 2499.  Access drives should be coordinated so that they allow cross-vehicular movement for more than one property.

n.  Buildings should incorporate human-scale proportions at entries and front facades through the use of arcades, porte-cocheres, and other shade producing elements.

o.  Roofs of commercial buildings 15,000 SF and under are to be hip, gable or a combination of the two.  The Town Council may approve, upon recommendation from the Planning and Zoning Commission, a waiver request to this requirement for buildings within this SPA 5 provided that:  (1)  any such building(s) being considered for a waiver shall be part of a large-scale multi-building development of 25 acres or larger; and, (2)  possessing a meritorious Unified Design Them.  Structures larger than 15,000 SF should have no visible area of flat roof from any adjacent properties.  A mansard parapet structure, in a combination of vertical and sloping sections, will be required along 100% of the roof perimeter.

p.  The black arrows connecting roadways with development areas identify primary curb cuts for vehicular access.  The location of property access will be dependent on adjacent property circulation, final site plan design and projected traffic data as defined by a transportation planner.

q.  No development shall occur in the Timber Creek 100-year floodplain.

Specific Plan Area #6

Specific Plan Area #6 is unique in that it has a broad diversity of land uses proposed and is separated into two subparts.   The larger of its two segments is located generally north of Dixon Road, south of FM 407 and centered about the southeast and southwest quadrants of the intersection of FM 2499 and FM 407. The smaller segment is located north of FM 407, west of Chinn Chapel and east of Jernigan Road. This smaller segment is approximately 450' in depth along the FM 407 frontage.

The general land use concept for Specific Plan Area #6 is one that proposes a mixture of major retail, village retail, and professional office around existing light industrial developments.  The locations for commercial uses are established from an analysis of the proposed transportation system and existing development patterns.

Planned Development 27, PD-27 is fully contained within the plan area.   It is strategically placed in a manner to take full commercial advantage of the intersections of FM 2499 with Dixon Road and FM 407.   Envisioned in the plan area are larger retail land uses sited with smaller buildings in a manner to screen parking and create open plazas. Gateway features are proposed at the FM 407 - FM 2499 intersection at both of the corners.

East of the retail center and fronting FM 407 there exists a pattern of small commercial and industrial sites interspersed with undeveloped agriculturally zoned tracts. As these areas develop and/or redevelop, the plan envisions transformation to retail, professional office and light industrial uses. Numerous points of access and median openings are indicated along FM 407 to serve the patchwork of small tracts that are expected to remain near their current pattern.

The smaller segment to the north of FM 407 and west of its intersection with Chinn Chapel is further subdivided into two land uses.  The eastern half is proposed as a Town park and for institutional uses of approximately ten acres and the western half, a neighborhood retail center. The boulevard that separates the park from the retail development to the west is proposed to be heavily screened with 30' landscape buffers along the right-of-way. Two points of access serve both the park and retail site. The Town's multi-use trail extends along the north side of FM 407, crossing at the intersection with Chinn Chapel and then extending the full length of the plan area to its eastern limit along the south side of FM 407.

Elements included in Specific Plan Area #6 are as follows:

a.  Major retail centers are recommended at the SE and SW corners of the intersection of FM 2499 and FM 407. These retail centers should be organized around public open space amenities and designed as master planned developments that address architecture, circulation, signage, lighting and landscape.  They should include a 30’ wide living screen landscape buffer between their built area and neighboring residential land uses. These buffers would also be required to include masonry walls between dissimilar land uses, as required by the Town’s Land Development Regulations. The developments should provide pedestrian and vehicular linkages to adjacent residential neighborhoods as they develop.

b.  Neighborhood retail land uses are identified in the western most area of FM 407.   The key concerns for planning in this development are as follows:

• Development organized around public open space amenity.
• Amenity can be a public square or other form.
• Surface parking to be divided into units of 100 cars or less, and landscaped in accordance with the Town’s Land Development Regulations.
• Only single double-sided bay of parking along FM 407 frontage.
• Limit curb cuts from major roads by coordinating curb cuts between adjoining properties.
• Double-sided access to retail that faces public open space amenity element.
• Uniform architectural design within contiguous areas.

c.  Gateway treatments as described in the Town’s Urban Design Plan are proposed for the SE and SW corners of FM 2499 and FM 407.

d.  Institutional, a public park and/or recreational land use is recommended along FM 407, west of FM 2499.

e.  FM 2499 should have a landscape treatment of long sweeping curves of landscape plantings that vary between the back of the curb of the street to the limit of the 25’ landscape buffer.

f.   FM 407 should have a landscape treatment of formal tree plantings with shade trees identified in the Town’s Land Development Regulations planted at 30’ on center along the right of way line.

g.  The SE corner of FM 2499 and FM 407 that fronts on FM 407 and is currently light industrial uses is proposed to eventually redevelop into major retail.  This redevelopment, when proposed by the landowner, should be master planned to coordinate with the entire corner of major retail located in the SE quadrant.

h.  If existing light industrial land uses along FM 407 redevelop, they should change into office and flex office.  This redevelopment would happen only when proposed by the landowner.

i.   A Town-wide pedestrian trail system has been adopted as part of the Town’s Parks and Trails Master Plan.  Its location in this Specific Plan is indicated by the dots linking neighborhoods together.  The system should follow creek alignments and existing tree stands as much as possible.

j.   Limited curb cuts will be allowed along FM 2499 and FM 407.  Access drives should be coordinated so that they allow cross-vehicular movement for more than one property.

k.  The black arrows connecting roadways with development areas identify primary curb cuts for vehicular access.  The location of property access will be dependent on adjacent property circulation, final site plan design and projected traffic data as defined by a transportation planner.

l.   Buildings should incorporate human-scale proportions at entries and front facades through the use of arcades, porte-cocheres, and other shade producing elements.

m. Roofs of commercial buildings 15,000 SF and under are to be hip, gable or a combination of the two, provided that the Town Council may approve, upon recommendation from the Planning and Zoning Commission, a waiver request to this requirement for buildings within this SPA 6. Any such biulding(s) being considered for a waiver shall be a part of a large-scale multi-building development of 25 acres or larger, possessing a meritorious Unified Design Theme, and not being less than 12,000 square feet.  Structures larger than 15,000 SF should have no visible area of a flat roof from any adjacent properties.  A mansard parapet structure, in a combination of vertical and sloping sections, will be required along 100% of the roof perimeter.

Specific Plan Area #8

The general land use concept for this Specific Plan Area 8 is one that proposes a collection of mixed use developments centered around the intersection of FM 1171 and US 377.  SPA 8 provides a transition between the higher intensity uses at the intersection and the Prairie Vista district to the east.

Elements included in Specific Plan Area #8 are as follows:

a. The land use plan shows higher density mixed uses at the intersection of FM 1171 and US 377, extending to the overhead transmission lines to the east.

b. From the mixed use core and major roadway areas, mixed use neighborhood areas are planned moving to the east.  On the north of FM 1171 the mixed use neighborhood area extends to the environmental transition zone which includes the flood plain.  On the south side of FM 1171, the mixed use neighborhood area extends to Dunham Road.

c. East US 377, south of FM 1171 there exists a pattern of industrial sites interspersed with undeveloped agriculturally zoned tracts. As these areas develop and/or redevelop, the plan envisions transformation to mixed use.

d. Retail land use is proposed in the far northern triangle along US 377.  Since this location is a gateway entrance into Flower Mound, any project in this location should have a unified, high quality architectural, landscape and signage design.

e. A neighborhood transition zone is proposed south of Smoot Lane to provide a buffer between the mixed use area and the Prairie Vista area to the north.

f. The roadway system shown reflects the Town’s Thoroughfare Plan and includes:

• A grade separated intersection at FM 1171 and US 377.
• A new connector roadway extending from FM 1171 to US 377.
• Realignment of Dunham Road.
• A new crossing of the railroad tracks west of US 377.

g. The roadways and intersections shown are conceptual and will have to meet the Town’s standards when developed.

h. The SPA 8 area is one of the gateway areas of the Town.  All landscaping and entrance monuments should comply with the Town’s Median and Rights-of-Way Design Guidelines.

Specific Plan Area #9

The general land use concept for Specific Plan Area #9 is one that proposes four high-end neighborhood retail developments organized around pedestrian open space amenities, with the use of significant landscape plantings for both site landscape and as perimeter buffer.   
All development in this Specific Plan Area should conform to the following design elements:

a. The development plan for the four corners shall be organized around public open space amenities; which can be accomplished with a public square or other form.

b. Preferred uses include; specialty grocery, drug store, bank, dessert/ice cream shop, coffee house, bagel/shop, sit down restaurant, book store, florist, antique store, dance, drama, or music studio, and professional offices.

c. Retail uses less than 5,000 square feet in area shall not be allowed within 400' of the intersection of FM 3040, Morriss Road, and Gerault Road, measured radially from the center point of the intersection.

d. All of the buildings within the SPA should have a coordinated design including, architecture, color palate and use of materials.

e. No outside speakers, except customer service speakers, should be allowed within the SPA.   

f. Outside lighting should minimize spillover to areas outside the boundaries of the SPA.

g. Corner buildings should provide “front door” elevations facing each of the roads toward which they are oriented.  Buildings should be designed along the roads so that they screen service areas from view from the public rights of way.

h. Limited curb cuts and median cuts should be allowed along FM 3040.  Curb and median cuts should be coordinated to discourage cut-through traffic between FM 3040 and Gerault/Morriss Road.

i. Roofs of commercial buildings 15,000 SF and under are to be hip, gable or a combination of the two.  Structures larger than 15,000 SF should have no visible area of flat roof from any adjacent properties.  A mansard parapet structure, in a combination of vertical and sloping sections, will be required along 100% of the roof perimeter so that all roof equipment will be hidden from view.

j. Surface parking areas should be divided into units of 100 cars or less, and landscaped in accordance with the Town’s Land Development Regulations.

k. A 25’ living screen buffer is proposed along perimeter edges of this plan area where commercial development is proposed close to existing or planned residential development.  This 25’ landscape buffer should screen the commercial from view from within the residential neighborhoods.

l. The black arrows connecting roadways with development areas identify primary curb cuts for vehicular access.  The location of property access will be dependent on adjacent property circulation, final site plan design and projected traffic data as approved by the Town Engineer.  Hooded left turn lanes will be considered at final site plan design in conjunction with a traffic impact analysis.

The proposed SW quadrant has some unique design issues that will need to be addressed during the development approval process.  These include:

1. Notwithstanding the design reflected on the concept plan a single tenant use larger than 25,000 SF is allowed only with the approval of a Specific Use Permit (SUP) that would evaluate the impact of such a use and allow for conditions to be placed on a development to insure compatibility with the surrounding neighborhoods. 
2. The design treatment of the development facing each of the roads on three sides of the quadrant as “front door” facades.
3. The development must be sensitive to the creek on the west side.
4. Buffering the development from the existing neighborhood directly to the west across the creek.
5. Buffering the development from the existing neighborhood directly to the south across Lexington Drive.
6. The buffer along the western property line shall be a minimum of 80 feet. 
7. The height of any building within 300 feet of the western property line shall be one story.
8. All buildings within 100 feet of the western property line shall not include rear service areas and have minimal parking along the western boundary of the development.
9. A masonry/stone/wrought iron 8’ fence shall be installed to separate the development from the creek area. 
10. Existing trees along the western portion of the site and existing tree groupings on the southwest corner shall be preserved.
11. The existing evergreen trees in excess of five feet in height in the northeast corner shall be preserved.  Site planning and design for the quadrant should incorporate these trees into the overall site development in a manner that will ensure their survival.
12. Any loading facilities shall be fully screened from a public right of way or adjacent residence using a screen wall which is of adequate length and height to completely enclose the delivery vehicle, additionally berms and landscaping may be added to enhance screening. which may be accomplished by the use of walls, berms, and landscaping.
13. It is recommended that the hours of delivery be reviewed as part of any SUP approval.
    

 

Specific Plan Area #10 (CBD)

The general land use concept for Specific Plan Area #10 is one that combines commercial, residential, civic, and institutional uses in a mixed use development organized into a pedestrian-oriented environment comprised of a network of streets, neighborhoods, blocks, buildings, and public open space. Specific Plan Area #10 will include a river walk park that traverses Specific Plan Area #10, and will include a street landscaping and tree program, as well as significant landscape plantings in parks, open space areas and buffers. 

Elements included in Specific Plan #10 are as follows:   

a. In the area bounded by FM 1171 on the south, FM2499 on the west, Morriss Road on the east and Timber Trails Park on the north a variety of office, retail and residential uses within a pedestrian oriented, vertical and horizontal mixed use environments will include:

• Retail along FM 1171, at the corner of FM 2499 and FM 1171, along FM 2499, along Central Park Ave., along the River Walk and along Central Park Ave. 
• Hospital along FM 2499 north of Central Park Ave.
• A Central Park linked to other open space areas by a linear river walk water feature
• Residential uses along Morriss Road including Townhomes and Multi-family and loft over units located above retail and offices uses
• Office uses located throughout Specific Plan Area 10.

b. Specific Plan Area #10 will be composed of a number of smaller neighborhoods (subdistricts) with distinct characteristics including principal uses, building type, scale, street types and sidewalk sections.   

c. Specific Plan Area #10 will be a focal point for Flower Mound.   Its design will allow and encourage people to work and live in close proximity.   It shall provide a pedestrian-oriented environment that encourages people to park their cars and walk to their destinations and that is accented by a linear park traversing Specific Plan Area #10 that incorporates a river walk water feature and provides linkages to the various sub-districts and other parts of the community.

d. Architectural diversity will be encouraged but shall be executed in a consistent and complementary manner.

e. Buildings shall be designed and built utilizing quality materials and workmanship.

f. Both vertical and horizontal articulation of the building facades shall be encouraged, so long as the overall effect is an integrated and interesting streetscape.

g. The design and location of streets, squares, parks, and buildings shall provide a series of linked places, creating variety and interest.

h. Closely interrelated to walk-ability is the goal of creating well-designed, interconnected public spaces of varying scales, characters and uses.  

i. Landscape elements will play a critical role in the shaping and character of public, semi-public, and private open space.

 

Specific Plan Area #11

Specific Plan #11 encompasses properties located within a Gateway Entrance to the Town on the north-west quadrant of the intersection of Old Orchard Road and FM 3040/Flower Mound Road. These properties were identified by the Master Plan Update Steering Committee as being appropriate for a potential infill development site. The Committee recommended that a new Specific Plan be created to address the future development of the properties and institute appropriate development standards. The Committee also recognized the need for age-restricted housing options within the Town. Finally, the Committee expressed a need to define the gateway entrances to the Town. 

The only current use of the properties is a church on the western portion of the site next to the existing residential neighborhood. The vacant properties are currently zoned for industrial and retail uses, which zoning is inconsistent with the surrounding uses. The site is bounded to the north and east by residential areas within the City limits of Lewisville. The area to the west of Specific Plan #11 is developed as an existing single-family residential subdivision.

The recommended plan for Specific Plan #11 is intended to allow the development of high quality, age-restricted, single-family high-density residential uses, and high quality retail development on the vacant parcels. The existing church will be given the designation of Institutional to reflect the current use.

Elements included in Specific Plan #11 are as follows:   

a. An existing Church building (institutional use) is located on a tract of land to the west of the vacant parcels. This property is currently zoned A (Agriculture). The development ability of this tract will remain unaffected under the proposed Specific Plan #11.

b. High quality retail uses are recommended at the corner of the gateway intersection of FM 3040/Flower Mound Road and Old Orchard Lane. The key concerns for retail development in this Specific Plan are as follows:

1. Appropriate development to frame the entrance into the Town, including the location of a gateway entrance monument.
2. All of the retail buildings within Specific Plan #11 should have a coordinated design including, architecture, color palate and use of materials, and shall comply with the Town's Urban Design Plan.
3. Development shall be organized around a public open space amenity. This amenity can be a public square or other form.
4. Roofs of commercial buildings 15,000 SF and under are to be hip and/or gable style.
5. Roofs of structures larger than 15,000 SF should have no visible area of flat roof from any adjacent properties. A mansard parapet structure, in a combination of vertical and sloping sections, will be required along 100% of the roof perimeter.

c. Age-restricted, single-family high-density residential uses are allowed. The minimum lot size for any residential development shall be 5,000 square feet. This pattern is proposed to help transition to the existing surrounding residential developments. The key concerns for residential development in this Specific Plan are as follows:

1. The development of the high quality residential should include open space and amenity areas that are integral to the development and include a plaza, park, linear greens and/or environmental preserves that provide a community gathering space for the residents.
2. In addition to the meeting the Town's minimum masonry requirements, individual homes should have sufficient architectural differentiation to create an interesting and lively streetscape.
3. With the first development application for any residential development, the Developer shall provide deed restrictions that restrict the age of the residents within the development.

d. Curb cuts shall align with existing median openings along FM 3040/Flower Mound Road where possible, and in accordance with the Town's Access Management Policy. Access drives are to be coordinated so that they allow cross-vehicular movement within the retail portion as well as to the existing institutional use.

e. Specific Plan #11 sits at a Gateway entrance to the Town as described in the Town's Urban Design Plan. The development of these tracts shall conform to the recommendations of the Medians and Rights-of-Way Design Guidelines in regards to Gateway monuments and landscaping.

Specific Plan Area #11 Controls

Dimensional Controls for Area 11 include the following:

a. A 15' landscape setback is required on Old Orchard Lane.

b. A 25' landscape setback is required along FM 3040/Flower Mound Road.

An appropriate buffer is recommended between retail development and residential land uses. In addition to the buffer, the overall design of the Specific Plan should also provide for pedestrian connection between the uses.