Commission reviews Eden Ranch master-plan concept: 335-acre cluster proposal raises traffic, open-space and park-location questions

Commissioners spent more than two hours in a work session reviewing Eden Ranch, a proposed 335-acre master-plan amendment and planned-development rezoning that would allow a clustered single-family subdivision, dedicated agricultural “ag lots,” and open-space areas in the Cross Timbers Conservation Development District.

Town staff introduced the project as a two-part proposal that would amend the thoroughfare plan (removing an east–west collector across the property and triggering required improvements to Shiloh Road) and permit a cluster development. Staff said the submitted concept shows 168 single-family lots in three size tiers — 1-acre lots, three-quarter-acre lots and half-acre lots — with a mix of open space and nine separate agricultural lots that the applicant envisions for community farming, a learning center, or small, ag-related uses.

Planning staff identified several outstanding issues commissioners must consider when the application returns as a formal zoning request, including: whether proposed house placement and lotting preserve scenic view corridors from Red Rock and Shiloh roads; how the town should treat the nine agricultural lots and whether code definitions align with the applicant’s stated noncommercial intent; whether proposed masonry entrance walls and an 80-foot combined buffer set-back should be allowed or require exceptions; whether the project meets the cluster-development goal of about 50% conserved open space (the applicant’s plan is roughly 44–45% open space, with additional acreage in deed-restricted agricultural lots); and how to handle grading/benching and slope exceptions for smaller lots.

Applicant representatives said the project is intended as a “purpose-driven” or regenerative community. Owner Tyler Radbourne said the development is intended to be his family’s long-term home and to include active agriculture, food production, and on-site education. Quintin Redmond, who presented a short video, described Eden Ranch as “building a community where people can thrive” and said the ag areas and internal trails are intended as shared amenities rather than commercial farms. The applicant clarified the plan would retain the existing band of open drainages and stressed efforts to reduce impervious areas; removing the internal collector shown on the thoroughfare plan would remove roughly 10 acres of impervious surface, the applicant said.

Traffic and access were recurring concerns. Staff said the traffic impact analysis (TIA) that accompanied the application found that removing the east–west collector requires improvements to Shiloh — specifically widening 1,600 feet of Shiloh to a four-lane urban minor arterial — because traffic otherwise would be forced to nearby FM 1171. Commissioners and multiple public commenters from neighboring Double Oak asked for more coordination with Denton County and Double Oak officials; several requested that the proposed northeast entrance that aligns with Kings Road be limited to emergency access only or be redesigned to reduce cut-through traffic.

Parks and open-space placement was also disputed. The applicant proposes a park and pond located to serve Flower Mound neighborhoods on the north side of Cross Timbers; the Parks Board told staff it preferred the town accept a different tract farther west as public parkland. The applicant said the proposed park location better serves Flower Mound residents and offered to negotiate alternate acquisitions if the town preferred.

Commissioners repeatedly asked the applicant to clarify specific items before a formal application: 1) precisely where and how right-of-way dedications for Shiloh and Red Rock will be measured, 2) definitive definitions for the nine agricultural lots’ permitted uses and whether those uses are commercial, 3) exact open-space acreage outside of required street buffers, 4) a tree-preservation and slope-grading plan (the applicant asked for relief from mandatory benching for lots one acre and larger), and 5) more detailed traffic coordination with Denton County and Double Oak. Staff said the work session was for information, no votes were taken, and the application remains under review.