The April 19 work session demonstrated that residents have voiced widespread enthusiasm for the Lakeside DFW concept plan, but council members are still grappling with the benefits and safeguards of the Mixed Use Ordinance and its unconventional application process.

It should be noted that no current council members sat on the council that unanimously approved the Mixed Use Ordinance in September 2008.

Below, we examine some of the important nuances of the Mixed Use Ordinance.

How is a Mixed Use zoning application different from conventional zoning applications?

Conventional zoning applications

• Are designed for single-use projects (e.g., homes, shopping centers, warehouse) that can be constructed in 1-2 years.
• Applications spell out every detail.

MU zoning applications

• For projects with multiple, integrated uses that are constructed over as many as 10-15 years
• require only a concept plan and development standards or form-based zoning that is approved by the town
• flexible and responsive to the market over time — individual uses (retail, residential, office) will be added to the project as the market for each use dictates. Over time, the market creates demand for all projected uses.
• Guidelines set out in the concept plan prevent one particular use (e.g., residential) from dominating over the other planned uses.

Who created the Mixed Use Ordinance and why?

• The Master Plan Update Steering Committee (MPUSC), which solicited public input over six months and held numerous public hearings, recommended such an ordinance be created in the fall of 2006.  The issue arose as the committee considered a request from Lakeside DFW officials for residential zoning along its lakefront acres.
• The committee suggested the town hire a consultant to lead a group of stakeholders (i.e., residents, town officials, and developers) to craft an ordinance. The group was originally called the Lakeside Stakeholders’ Committee.
• The Mixed Use Ordinance unanimously passed the Town Council in September 2008.
• All meetings of the MPUSC and stakeholders’ committee were public and included many public hearings and significant public input.

Has a zoning application been processed under the Mixed Use Ordinance before?

• No.  A complete mixed use zoning application has never been processed by staff.

Are there any other true mixed-use projects in Flower Mound?

Parker Square is not a mixed-use project.

• It is simply a small, dual-use project that was designed to mimic the appearance of Southlake Town Square. Connectivity to other areas and uses (i.e., adjoining residential), which is a hallmark of mixed-use projects, was intentionally blocked.

River Walk is designed to look like a mixed-use project BUT

• Its zoning application was processed as a planned development. So, its mix of uses is  set and inflexible. Mixed-use projects are by definition organic and flexible within the guidelines of a concept plan.  As long as the uses of River Walk remain inflexible, River Walk is NOT technically a mixed-use project.

Why was a Master Plan Amendment proposed in Feb. 2010 to limit application of the Mixed Use Ordinance to SPA 8 (and exclude Lakeside DFW)? 

• Some council members may have mistakenly believed that mixed use at Lakeside would prevent office development. In fact, office statistics demonstrate that  mixed-use projects promote office development. Campus commercial zoning, which legislates office parks like the old Las Colinas, is no longer attracting office development without a mixed-use component.  Click for related story.
  • NOTE: In 30 years of trying to market the property at Lakeside DFW to corporate users, exactly two companies have seriously considered the property (UPS 20 years ago and Deloitte Touche in 2007).  Both passed. The majority of the land zoned campus commercial has remained dormant. Many have been thrown into bankruptcy or returned to the lenders.
•  P&Z did not recommend council consider this motion since Master Plan Amendments are customarily considered over long periods of time with lots of public input.  This proposed amendment did not meet those requirements.

Why is the Lakeside DFW mixed-use project so important to Flower Mound

• Provide the public with views and access to Lake Grapevine, the town’s hidden jewel
• Upgrade Flower Mound’s amenities  (e.g., lake-view dining, lakeside trails, shopping, housing options) to promote sustainable and desirable growth.
• Invest in a project in the right location and with the proper components to attract employers and office tenants of all sizes over the long-term. Click for related story.
• Ignite demand for the dormant acres surrounding Lakeside DFW.
• Grow a tax revenue stream that is independent of residential property taxes.

Every attempt is being made to generate input from citizens so that the plan presented to the town embraces citizens’ wishes.

Assuming that we have incorporated this input properly, citizens should expect the town to approve the plan largely as presented.

If the town rejects the initial plan for Lakeside DFW, a modified plan will submitted.

One way or another, a new zoning entitlement will reached and development will begin on the project. The business interests of the investors dictate this property be put into play.

Your voice is important

It is up to citizens of the town to participate in the process by expressing their views both to Lakeside DFW and, a plan is made public, to Planning and Zoning and Town Council members.

The zoning is process is public process. Citizens who show up to the hearings will be heard.