Flower Mound commission backs Eden Ranch thoroughfare-plan amendment to remove east–west collector and reclassify Shiloh

The Flower Mound Transportation Commission voted to recommend a master plan amendment for the Eden Ranch development on Feb. 11, approving the proposed removal of an east–west collector between Red Rock Lane and Shiloh and the reclassification of a roughly 1,600-foot segment of Shiloh to an urban minor arterial undivided.

The recommendation, identified in the packet as MPA 2046006, was presented at the meeting by town staff and by representatives for Eden Ranch. Matt Hotelling, assistant director for the Town of Flower Mound, said the traffic impact analysis (TIA) prepared for the project modeled a conservative scenario of 223 single-family homes and examined multiple scenarios — with and without the east–west collector, with and without a hooded left-turn treatment at the main entrance, and with alternative lot counts.

“The total conditions…add in the development, and when that happens, Shiloh goes to a level of service D,” Hotelling said, describing how the TIA found the roadway would fall below the town’s “smart growth” threshold of level of service C unless either the east–west collector remained or Shiloh was reclassified and designed for higher capacity. Hotelling said reclassifying the 1,600-foot segment of Shiloh and removing the collector together would return the modeled operations to the town’s standard.

Project representatives said the Eden Ranch design reduces internal right-of-way and aims to limit impervious surface and drainage impacts compared with an earlier plan. The applicant representative, Tyler Radbourne, said the family-owned project seeks a rural, agriculture-oriented neighborhood with amenities such as community farming and educational features. “Eden Ranch is essentially…modeled just like a golf course, but instead of a golf course, all of the place that normally people would be golfing will be a functional farm,” Radbourne said.

Presenters and staff outlined several technical specifics from the TIA: the conservative 223-unit analysis produced roughly 1,405 weekday AM and PM peak trips (figures reported in the meeting), the TIA did not include trips generated by nonresidential uses proposed for the site, and one mitigation analyzed was a hooded left-turn into the main entrance from 1171. Town staff also flagged that a future traffic signal at the Red Rock–1171 intersection could be warranted if traffic volumes rise; the TIA recommends monitoring that intersection.

Developers said the revised design reduces the project’s internal right-of-way from about 24 acres under the prior design to about 13 acres in the current plan, which they equated to reduced impervious area, less habitat disturbance and lower design speeds for internal streets. Quintin (presenter surname on file) said crossings of the two main drainages were narrowed and located to reduce disturbance and improve wildlife movement.

Public comment included residents who supported the design’s open-space and farm elements and highlighted neighborhood safety. Fred Vincent, who said he lives about 1.5 miles west of the site, told the commission he supported the plan and its traffic assumptions, and added, “I wanna live there.”

Commission discussion focused on whether removing the collector would materially reduce townwide connectivity. Commissioners noted the east–west connector in that area would not extend far enough to function as a full alternate to 1171, and several members said the combination of removing the collector and reclassifying Shiloh was a reasonable technical solution to maintain the town’s LOS standard for the tested scenarios.

The commission motion to recommend approval of the thoroughfare plan amendment (MPA 2046006) passed on a roll call vote with all recorded members voting yes. The recommendation will proceed to Planning & Zoning and, ultimately, Town Council for final action; staff noted the change is part of the broader Eden Ranch plan and zoning applications that will travel together through subsequent hearings.

If Planning & Zoning or Town Council decline the developer’s rezoning or plan, the motion’s approval does not by itself change the thoroughfare plan: Hotelling said the town could withdraw the master plan amendment if the development does not proceed or if council rejects the related applications.

The Eden Ranch team and staff said several technical approvals remain required, including coordination with TxDOT on access and hooded-left-turn design at 1171 and any required culvert or floodplain work where drainages are crossed. Roadway capacity and any turn-lane lengths on 1171 will be subject to TxDOT review and the town’s access-management policy; the presenters said off-site improvements would be paid on a proportionate-share basis if required.