man jogging along path on the lake

THE PATH FORWARD

Follow our journey to realizing the full potential of Furst Ranch.

DEVELOPMENT


Furst Ranch will be a landmark development, but the size of the project and the length of development will require an extremely complex set of actions to move through the development process. There are major areas of work that will have to be accomplished in order to bring this exceptional development to fruition. Not only are there several steps needed, the development will take several years to be accomplished.

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upscale neighborhood with amenities

1. ANNEXATION

The first element to realizing the vision of the Furst Ranch is to bring all of the property within the Town limits of Flower Mound. As represented, a total of 2,066 acres are within the Furst Ranch development Currently, 449 acres are within Bartonville’s ETJ and another 32 acres are within Argyle’s ETJ. The plan is for all of this property to be annexed into the Town of Flower Mound. This will enable uniform regulation and development of the property under one municipal jurisdiction.

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Young professional man enjoying lunch in the park with his laptop near corporate campus

2. MASTER PLAN AMENDMENTS

The second element relates to the Town of Flower Mound’s Master Plan, which is the guiding document for development within municipal limits. The proposal is to amend the future land use designation of the northern end of the site to Mixed Use, and to change the mixed-use designation of the land west of 377 to Business Park. In addition to the land use change, the Thoroughfare Plan will need to be amended to reflect a more efficient design of the collector road between FM 1171 and US 377.

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Young woman works on her laptop in a coffee shop

3. MIXED-USE ZONING

In conjunction with the Master Plan amendments, the zoning of the property will need to be changed to match the Master Plan. The current zoning of Agriculture and Interim Holding are only temporary designations slated to change with the ultimate development of the land. Also, the property currently not within the Town of Flower Mound will need to be given a zoning designation when it is annexed by Flower Mound.

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Large tree adjacent to beautiful pond near shopping area

4. PID | TIRZ

As noted below, the major infrastructure costs for the proposed developments are significant. Fortunately, not all of the costs will be at the start of the project. These later costs can be absorbed by the new development being created. However, some of these costs will need to be incurred earlier in the process, as a first step in the development process. Furst Ranch needs to be able to use funding mechanisms to pay for some of this major infrastructure. Creating both Public Improvement Districts (PID) and Tax Increment Reinvestment Zones (TIRZ) is critical to developing Furst Ranch. The PID district will require authorization by Town Council and a vote by the citizens of Flower Mound. A TIRZ can be created by the Town Council, and it is expected that Denton County would also participate.

INFRASTRUCTURE REQUIRED

The major infrastructure costs for the proposed development are estimated to be approximately $320 million dollars.  This infrastructure will support an estimated $3.3 billion (at full build out) in projected improvements based on a market study performed for Furst Ranch.  Over a 20-year period, the improvements will generate an estimated $2.2 billion dollars in tax revenue for the town.  The $320 million in infrastructure costs are planned to be financed approximately 50% through a PID / TIRZ structure and 50% by the developer.  The assessments for the PID bonds will be paid by the residents and commercial business owners in Furst Ranch and not by the town.  Even with the PID assessments as part of the overall tax rate paid by the residents, the tax assessments will still be at or below the competitive master planned communities.

This development is complex and will take many years and phases to be complete. A project of this size requires an understanding of the major infrastructure costs associated with the project. The list below highlights a few major line items, including major roadways and dam reconstruction.

  • Lake and Dam
  • Bridges
  • Connector Road Between FM 1171 & US 377
  • Off and On-site Utilities
  • Amenities
  • Community Parks
  • Greenspaces
  • Tree Farm
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Engineers and architects discussing blueprints and planning for property development

5. CONCEPT PLAN

Furst Ranch will be a landmark development, but the size of the project and the length of development will require an extremely complex set of actions to move through the development process. There are major areas of work that will have to be accomplished in order to bring this exceptional development to fruition. Not only are there several steps needed, the development will take several years to be accomplished.

land use map

PLANNED TXDOT FLYOVER INTERCHANGE

There is a current plan to widen US 377 and upgrade the intersection with FM 1171. The TXDOT plans show a six-lane roadway and a grade separated interchange with FM 1171 being elevated above US 377. The construction of the interchange will have a significant impact on Furst Ranch.

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