Pecan Meadows HOA - Grocery Store Rippy Road

How to stay informed/ Contact info for this Project:

Facebook page: Rippy Road Residents - a discussion forum
- Please contact the site admins if you could help with additional admin support especially for Pecan Acres, Highland Court and Bradford Park.
- This facebook page is to connect with neighbors and to be positive, friendly, supportive, and, above all, neighborly.
- It is also independent of any HOA board.
Flower Mound Notify Me Sign up to receive notifications when projects from a specific zone (or all of the zones) within the Town are placed on an agenda.
Interactive Map - The Town's Development Services has a webpage dedicated to providing information related to current development projects. The interactive map will allow you to see current projects that are under review, on agenda, approved, under construction, and completed.
Project manager: codie.hay@flowermound.gov
P & Z Committee: PZ@flowermound.gov
Town Council: towncouncil@flowermound.gov

Update August 21, 2026

Traffic Study: as per the towns traffic manager:

Every 2 years the Town selects a panel of 3 suppliers that Developers can choose from to conduct Traffic Studies. All costs associated with the traffic studies are to be covered by the developer. The current panel for the Town of Flower Mound is:

Kimley Horn - Reilly North Carolina - https://www.kimley-horn.com/ - selected
Lee Engineering
Westwood
The Regency Center traffic study will be combined with the traffic study for the Cottonwood development ( Costco).
- Once completed, we have requested to receive a copy of the traffic study.
- FYI - The Cottonwood project (Costco) is still under P&Z review as well.
Data range for traffic study:
- Traffic studies are conducted based on the data for a single day only.
- For the regency Development 2 dates were used (red) to ensure traffic data during school days was included.
- And yes, we thought this was very interesting that only 1 day of data was used, so we ask for additional dates and data ranges as well to get a better understanding of the accuracy and validity of the data for this study - pls see below.
- As a comparison, data for 2499 & 1171 was included as well

Update August 21, 2026

1) Status Development Application:

The Towns P & Z Committee is currently going through their standard work session reviews to address all non compliances in the application to either address them or to mandate the submission of an exception application. Once the work sessions are completed a public review meeting will be scheduled. Flower Mound Notify Me

2) Project renderings:

This is what we have requested from the Project Manager:
- Confirmation of the total height of the retaining wall and screening wall measured from the current street elevation of Rippy Road ( pic 1)
- The building elevation details for the proposed grocery anchor store (in addition to pic 2).
- The site plan/elevation drawings for the proposed detention pond along Rippy Road, including the “active space” features requested by the Town, such as benches and other amenities.
- Detailed site plans, including the detailed site plan for the College Parkway roundabout entrance to Highland Court

Update from The Flower Mound Planning Manager received May 4th, 2026:

"Thank you for your inquiry. The Town has received Master Plan Amendment and Zoning Planned Development applications for Regency Centers. Please follow the link below to the development map to view project details.

www.Fmdevmap.com

Once on this webpage, select the ‘Under Review’ tab. Regency Center project is listed as number 23 on the map.

At this time, the project remains under review and has not been scheduled for a work session or public hearing with the Planning and Zoning Commission or the Town Council. When meeting dates are set, individuals who have subscribed for updates within this zone will receive a notification from the Town."

Thank you,

Poornima Kashyap, AICP

Planning Manager

Planning Services Division

Ph: 972-874-6349

Dear Neighbors,

It was great seeing & meeting so many of you at the 2 meetings set up by Regency Center, the developer for the proposed 130,000 ft grocery anchor store along Rippy Road.

For those of you that were not able to attend, please see below meeting notes and a copy of the 2D site plan from the developer.

Please keep in mind, this is shared for informational purposes only. It does not express an opinion of this HOA and may not include all relevant details.

Next Steps - as per the Towns Planning Manager:

The Developer will submit a Master Plan Amendment (MPA) and a Zoning Planned Development (ZPD) application for staff review.

Associated materials such as a concept site plan, concept landscape plan, tree survey, concept utility and drainage plans, building elevations, and other relevant information will be reviewed as part of the application process.

Requirements for a traffic analysis and review by the Environmental Conservation Committee will also be determined at that time.

Both the MPA and ZPD applications require public hearings before the Planning and Zoning Commission and the Town Council.

How to stay informed:

Facebook page: Rippy Road Residents- a discussion forum
- Please contact the site admins if you could help with additional admin support especially for Pecan Acres, Highland Court and Bradford Park.
- This facebook page is to connect with neighbors and to be positive, friendly, supportive, and, above all, neighborly.
- It is also independent of any HOA board.
This website
Notify Me - Sign up to receive notifications when projects from a specific zone (or all of the zones) within the Town are placed on an agenda.
Interactive Map - The Town's Development Services has a webpage dedicated to providing information related to current development projects. The interactive map will allow you to see current projects that are under review, on agenda, approved, under construction, and completed.

2D Site Plan

Regency Centers

Community Meeting Summary January 28th and 30th, 2026

Proposed Estate Development Project – Regency Centers

A community meeting was held to discuss a proposed estate development project by Regency Centers (RC). The subject land parcel is located between Rippy Road, Waketon Road, FM 2499, and College Parkway.

Property & Zoning

The land is currently zoned commercial along FM 2499 and residential along Rippy Road, i.e. east of Jacob Lugo way to 2499 is zoned Commercial and west of Jacob Lugo Way to Rippy is currently zoned Residential
A zoning change is required only for the portion of the property adjacent to Rippy Road.
The purchase contract between Regency Centers and the Hawk Family Trust is contingent upon approval of this zoning change.

Proposed Development

Regency Centers plans to develop a 130,000 square foot anchor grocery store.
During the January 30 meeting, a key speaker inadvertently confirmed the anchor tenant to be HEB.
The development will also include smaller retail and restaurant sites.

Site Grading & Retaining Wall

The site will be graded down to the elevation of Waketon Road.
A retaining wall will extend from the south end of FM 2499, along College Parkway, to Rippy Road.
The wall will increase in height, reaching approximately 12 feet along Rippy Road, plus a berm.
ADA compliance requires a maximum 3% slope across the entire property.

Parking

Parking is planned at 7 spaces per 1,000 square feet.
This results in approximately 910 parking spaces for the anchor store, in addition to parking for the smaller retail sites.

Drainage & Stormwater Management

A detention pond with bioswales is planned for the southwest corner at Rippy Road and the College Parkway sidewalk extension.
Underground piping will retain and route stormwater to the Town’s storm system along FM 2499.
No stormwater is intended to drain onto FM 2499, and Rippy Road is uphill from the site.

Buffers & Setbacks

A 60-foot buffer is planned adjacent to Highland Court.
There will be approximately 130 feet between the anchor store and the retaining wall along Rippy Road.

Traffic & Access

Main Access:
- Three deceleration lanes from FM 2499
- College Rd
- Waketon Road - also planned for main truck access
There will be no access to Rippy Road from the development.
College Parkway will not connect to Rippy Road for vehicle traffic; only a 10-foot-wide pedestrian sidewalk is planned.

Roads & Deliveries

Jacob Lugo Way, currently planned as a public road connecting the College Parkway roundabout to Waketon Road, would instead be a privately maintained road by the developer.
All deliveries will enter from 2499/ Waketon Road, turning left onto Jacob Lugo Way and circulating behind the anchor store.
The anchor store (HEB) owns approximately 90% of its delivery trucks, which Regency Centers indicated would allow for better control of delivery operations.
The Town has an ordinance limiting truck noise to 62 decibels

Traffic Impact Analysis (TIA)

Regency Centers is required to retain a Traffic Impact Analysis through the Town.
The developer anticipates the TIA may recommend additional deceleration lanes on FM 2499 and improvements to College Parkway and Waketon Road to accommodate increased traffic.

Resident Concerns Raised

Residents expressed concerns regarding:

Increased traffic congestion
- Waketon Rd (customers & trucks) and College RD ( customers)
Drainage and flooding, particularly for Highland Court and along Rippy Road
Adequacy of buffer zones between commercial development and adjacent residential neighborhoods
The presence of 21 existing grocery stores within a 5-mile radius
Light and noise pollution
Child safety, especially for Highland Court residents who will be near the entrance off College Parkway