Sunrise Circle is an existing development on the western side of Town, off U.S. 377, that is currently on septic and does not have sewer service. The Town of Flower Mound is considering options for extending wastewater to the Sunrise Circle right of way for future connection, per the Town’s existing sewer policy (see the policy here, Sec. 70-91, and here, Sec. 70-743).
Below please find some frequently asked questions regarding Sunrise Circle, as well as resources and contact information. Para ver estas mismas preguntas y respuestas en español, haga clic aquí.
- Does the Town want to develop the Sunrise Circle area?
No. The Town does not develop, nor seek to develop, private property. The Town’s role in the development of private property is limited to administrating and enforcing the Town’s land development regulations.
- Why didn’t the Town finish the improvements it started in 2004?
The Town qualified for federal Community Development Block Grant (CDBG) funding in 2004 and proposed street, drainage, sewer, and fire coverage improvements for the Sunrise Circle and Oakridge Lane neighborhoods. At that time, the total construction budget was approximately $1,500,000. The Town spent all funding received each year from the U.S. Department of Housing and Urban Development (HUD). The Town was only able to complete the streets and drainage before HUD funding stopped in 2011. HUD funding stopped because the census block the Sunrise Circle and Oakridge Lane neighborhoods are in was no longer eligible following the results of the 2010 Census.
- Why didn’t the Town use CDBG funding to start with sewer improvements first?
At that time, the main sewer infrastructure being built by the Trinity River Authority (TRA) to serve Flower Mound, Argyle, Northlake, and other parts of Southwest Denton County was under construction. As such, there were no sewer mains close by to connect the Sunrise Circle and Oakridge Lane neighborhoods. The decision was made to use then available CDBG funding to begin design and construction of the streets and drainage and then design and build the sewer lines once the TRA mains were built.
- If the CDBG funding was pulled by HUD in 2011, why is the Town planning to bring sewer to the Sunrise Circle area now?
In recent years, the Town has met with individuals interested in developing several lots on Sunrise Circle and Oakridge Lane. As a result of increased development interest, the Town began planning to provide sewer access to the area.
- When did the development interest start that prompted the Town to start planning the sewer extension?
The project and budget were first presented to the Town Council during the August 19, 2021, work session for the Fiscal Year 2021-2022 budget. You may watch the video here. Discussion of all the proposed wastewater projects begin at 1:19:30, and the Sunrise Circle Wastewater Connection is specifically discussed at 1:21:43.
- Has the Sunrise Circle wastewater connection project been pulled from the Fiscal Year 2023-24 budget?
No. The budget for the project has not been established as Town staff is still engaging with the neighborhood on the best path forward and, ultimately, awaiting Town Council direction. Once the final project is determined, funding will be included during the annual budget process or will be added via a budget amendment.
- Why does the 2023-2024 budget not show the project listed at all, and why has the Town continued to reduce budgeting for this project year after year?
No approved funding has been reduced or removed from the project. As indicated in the previous question, the budget for the project has not been established as Town staff is still engaging with the neighborhood on the best path forward and, ultimately, awaiting Town Council direction. Once the final project is determined, funding will be included during the annual budget process or will be added via a budget amendment.
- Why was there $1,270,000 set to be allocated towards this project in the 2021-2022 budget, and only $470,000 allocated in 2022-2023?
During the 2021-2022 budget process, $150,000 was approved and funded for design and easement acquisition costs. No other funding was approved at that time. An estimated construction cost of $1,120,000 was placed on the capital plan for the following year. These dollars are placed on the CIP for planning and budgeting purposes and are not actual appropriated dollars. During detailed design, the design engineer provided an updated construction cost estimate that was less than the original estimate. Due to the updated construction cost estimate, and design and easement acquisition costs being lower than originally estimated, the funding requested during the 2022-2023 budget was updated to $320,000.
- What was the $1,270,000 reallocated towards?
The $1,270,000 indicated on the CIP was for planning and budgeting purposes only and did not represent actual appropriated funds. As such, no funds were reallocated. The Town estimates were reduced based on engineering design. A total of $470,000 was approved and funded for the capital project during the 2021-2022 and 2022-2023 budget processes.
- Is the Town planning any improvements for residents that live north of Oakridge Lane?
No. Properties north of Oakridge Lane are within the Town of Argyle Extraterritorial Jurisdiction (ETJ). The Town has no authority to plan or construct improvements in the Town of Argyle ETJ.
- Does Senate Bill 1248 prevent the Town from regulating the types of residential structures within the Sunrise Circle and Oakridge Lane neighborhoods?
No. Senate Bill 1248 (SB 1248), passed during the 2017 Texas Legislative Session, regulates “manufactured homes” located within “manufactured home communities,” and located on “manufactured home lots,” as each is defined by Section 94.001, of the Texas Property Code (TPC). The TPC provides for these definitions:
- Manufactured home means a HUD-code manufactured home or a mobile home.
- Manufactured home community means a parcel of land on which four or more lots are offered for lease for installing and occupying manufactured homes.
- Manufactured home lot means the space allocated in the lease agreement for the placement of the tenant's manufactured home and the area adjacent to that space designated in the lease agreement for the tenant's exclusive use.
The Sunrise Circle and Oakridge Lane neighborhoods are platted individual lot single-family subdivisions, and are not regulated under SB 1248. SB 1248 does apply to other mobile home communities in Town such as Rocky Point Estates Mobile Home Park, Flower Mound Mobile Home Park, The Parks, and Village Oaks. Therefore, in accordance with SB 1248, the Town does not consider the manufactured homes within the Sunrise Circle and Oakridge Lane neighborhoods to be part of a “manufactured home community, park, or subdivision.”
- Did the annexation service plan adopted on September 9, 1999 (Ord. 58-99) require the Town to extend sewer service to the Sunrise Circle area?
No. For water and wastewater services, the annexation service plan states the following for future services to be extended upon annexation:
“It is the policy of the Town of Flower Mound to provide all extension of water and wastewater facilities in accordance with Ordinance No. 25-78, regulations for water and sewer extensions within the Town of Flower Mound. The area proposed for annexation shall be provided with water and sewer services in accordance with the Ordinance when requested by individual owners, residents, or developers subject to rules and regulations promulgated by the Texas Natural Resource Conservation Commission (TNRCC) and subject to existing certificates of convenience and necessity.”
According to Ordinance 25-78, services will be extended upon request and payment by the property owner(s). Under the ordinance, the property owner is responsible for the cost to extend services to their lot.
Notes: The TNRCC is now known as the Texas Commission on Environmental Quality (TCEQ).
Ordinance 25-78 has been recodified since 1999 and can be found in the Town’s code of ordinances here.
- Does the Sunrise Circle petition require the Town to extend sewer services?
No, not by itself. As indicated above, the Town’s ordinance requires payment for the cost to extend services.
- What does the Town consider to be a failed or malfunctioning septic system?
Even with proper maintenance, a septic system can fail and/or malfunction. A malfunctioning system includes a system that is causing a nuisance or is not operating in compliance with the State and Town regulations. By recognizing the signs early, potential failures, along with environmental hazards and financial woes, can be minimized. Below are some key factors in recognizing a malfunctioning system.
- Water backing up into the house or yard.
- If there is more water entering the septic system than the system can handle, water can/will back up into the easiest places, such as homes and yards.
- Foul odors can be an indicator of septic failure or malfunction. If foul odors are noted in the drain or application field, around the tanks, etc., contact your licensed maintenance provider immediately.
- Damp, wet areas, pooling, or ponding in the drain field or spongy, bright, green grass in the area of the drain field or spray heads could be a sign of a damaged or failed drain line or damaged spray heads. Many times, this can be caused by driving or mowing over the area and damaging the lines or spray application heads.
- An alarm will sound at the point of failure for certain types of systems. Alarm notifications will be triggered on the control panel. This is a definite sign that the system is in need of maintenance or repair.
- Regular, routine maintenance and inspections, including regular pumping and cleaning, help to reduce the likelihood of system failure.
- How many septic systems are currently failing in the Sunrise Circle area?
One. The Town is currently working with the property owner on replacement of their system. Since the system was determined to be failing, the property owner has worked to keep the tanks pumped out to prevent water surfacing. This mitigation strategy may be used temporarily for septic systems until they can be replaced.
- What happens if my septic system fails, and I cannot afford to replace it?
The Town understands the burden replacing a septic system can place on property owners. The Town’s policy is to work with property owners on a strategy to first mitigate any public health concerns while looking for a permanent solution. In an effort to eliminate any immediate health concern, an owner may be allowed to have the system pumped until it can be repaired or replaced. The Town can provide a list of registered septic contractors that the property owner can contact for quotes for replacement.
- If the Town extends sewer to just inside the neighborhood, will the Town force me to extend sewer if my septic system needs repair or fails, and I’m within 300 feet of the sewer line?
An owner may make necessary repairs at any time. If the septic system has failed, the owner will be required to connect to the sewer line.
- If the Town does not proceed with any sewer extension project, will the Town force me to extend sewer if my septic system needs repair or fails?
No. An owner may use, repair, and replace the septic system as necessary.
- What is the cost to properly abandon a septic system?
The Town recommends that you obtain multiple estimates from qualified contractors. Each situation will be different, but you can plan on the cost to properly abandon a septic system to range between $1,000 - $2,000.
- What is the cost to extend the Town's sewer to my lot?
Without specific details of your circumstances, it’s extremely difficult to provide an estimated cost, and the Town recommends that you obtain multiple estimates from qualified contractors. Each situation will be different, but you can plan on the cost to extend a public sewer system to range between $50 to $120 per linear foot. Cost estimates will increase with bores, the addition of manholes, and addressing unforeseen conflicts that may be present in the Town’s right-of-way.
- What is the cost to connect my home to the Town's sewer?
Without specific details of your circumstances, it’s extremely difficult to provide an estimated cost, and the Town recommends that you obtain multiple estimates from qualified contractors. The Town reached out to plumbers to obtain a general ballpark estimate, and you can expect the cost to range between $200 to $400 per liner foot. Cost estimates will fluctuate based on where the private sewer line must connect to your home, the depth of the Town’s sewer line in the right-of-way, and any unforeseen conflicts in your yard. The Town maintains a list of registered contractors where you can search for plumbers that can provide cost estimates specific to your situation.
- What other costs are there to connect to the Town's sewer system?
Aside from the private costs to abandon the septic system and install the private plumbing from the house to the Town’s sewer system, there is also a $467 impact fee.
- Who provides drinking water to Sunrise Circle and Oakridge Lane?
Drinking water is provided from Texas Water Utilities by SouthWest Water Company, formerly Monarch Utilities. Customer Service can be reached at 866.654.7992 or TXcustomercare@swwc.com.
- Where can I find the latest Water Quality Report from SouthWest Water Company?
The most recent report is available at https://www.swwc.com/wp-content/uploads/files/tx/ccr/ccr-stes-2022.pdf.
- If I have questions about water quality, who with SouthWest Water Company should I contact?
Chuck Barry, SouthWest Environmental Health and Safety Manager, is available via phone at 512.531.6271 or email at firstname.lastname@example.org.
- What regulatory agency regulates my drinking water provider and how can I contact them?
Public Water Systems are regulated by the Texas Commission on Environmental Quality (TCEQ). You can find additional information at https://www.tceq.texas.gov/. Their main hotline number is 512.239.4691. Ask about "Total Coliform in drinking water" to be routed to the groundwater quality group.
- How can I find information about my drinking water system and water quality test results?
Information on Public Water Systems can be found on the TCEQ Drinking Water Watch website at https://dww2.tceq.texas.gov/DWW/.
- Water System Number: 0610059
- Water System Name: Stonecrest Estates
- Click on the Water System No. shown on the next webpage.
- What is a total coliform positive or present sample?
A water sample is "present for total coliform" or "total coliform positive" if coliform bacteria are found in the sample. Generally, coliforms are bacteria that are not harmful and are naturally present in the environment. They are used as an indicator that other, potentially harmful, fecal bacteria (indicated by the E. coli species) could be present. If any routine or repeat sample is total coliform positive or present, the system (i.e., the lab) must further analyze that sample to determine if E. coli are present. E. coli is a more specific indicator of fecal contamination and is a potentially more harmful pathogen than other bacteria typically found in the total coliform group. The presence of coliform bacteria in tap water suggests that there could be a problem with existing equipment or treatment systems, contamination of the source water, or a breach in the distribution system that could introduce E. coli contamination. *Source Environmental Protection Agency (EPA)
When a water system receives a total coliform positive or total coliform present sample result, within 24 hours, the owner or operator of the system must collect a set of repeat total coliform samples in the distribution system; all groundwater sources must be sampled for E. coli. The purpose of the repeat samples are to confirm the presence of coliform bacteria in the system and to determine if the groundwater source or distribution system is contaminated with E.coli.
If repeat samples are negative, ROUTINE sampling will be conducted the following month.
- Where can I view the routine and extra Total Coliform Rule (TCR) sample results?
TCR results can be viewed on the Drinking Water Watch website at https://dww2.tceq.texas.gov/DWW/. After entering the System Name (Stonecrest Estates) or System Number (0610059), click on the TCR Sample Results.
- What is the Town's Residential Rehabilitation Program?
This program will assist low-and moderate-income homeowners with the rehabilitation of their single-family, owner-occupied homes. This includes assistance with replacing a failing septic system. If an applicant meets all criteria, he/she will receive assistance in the form of a forgivable loan up to $60,000, which is forgiven over a maximum period of five years.
- Who qualifies for the Residential Rehabilitation Program?
In order to be eligible for this program, an applicant must be a U.S. citizen or legal resident alien. He/she must also meet income requirements set by the U.S. Department of Housing and Urban Development. Applicants will be asked to provide income/asset documentation, proof of homeowner’s insurance, and proof that payments are current on the home’s mortgage and property taxes.
- What properties are eligible?
The property must be located within the Town limits. It must be the principal residence of the applicant, and he/she must hold majority title to the property. Owner-occupied mobile homes are eligible if they are considered part of the community’s permanent housing stock.
- How do I get more information?
Detailed Program Guidelines, which outline the eligibility requirements and the step-by-step process are available there. Applications are available on the Town website or at Town Hall (2121 Cross Timbers Road). Applications are accepted on a first come-first serve basis, and they will only be considered complete once all supporting documentation is received.
- What is the current zoning of my property?
The entire Sunrise Circle and Oakridge Lane area is designated as Interim Holding. This is a designation that is given to property when it is first annexed into the Town with the expectation that once a property owner was interested in further developing their property, they would request final zoning.
- What are the limitations to Interim Holding?
Interim Holding allows the uses that are permitted under Agricultural zoning. (Click here to review the list.) It is also held to the limitations of Agricultural zoning, such as minimum building setbacks and maximum lot coverage. (Click here to review these dimensional limitations.) Agricultural zoning is typically assigned to lots that are at least 2-acres in size, so one of the biggest challenges the Agricultural dimensions create for future development of the lots in Sunrise Circle and Oakridge Lane is that it requires 25-foot minimum side yard setbacks, which makes it very challenging to place a new home on the lot within those parameters. Another challenge is that Interim Holding doesn’t allow the lot lines of property to be changed at all, so a property owner can neither expand or reduce the size of their lots.
- What is the current land use of my property?
In the Town’s Master Plan identifying appropriate land uses for this area, it is designated for either Medium Density Residential or Office uses. Medium Density Residential is further defined within the land use plan of the Master Plan as single-family residential uses with lot sizes of minimum 10,000 square feet.
- How do the land use and zoning relate?
In Flower Mound, there are specific zoning districts that are identified as being appropriate within all of the different identified land uses. If a property owner requests approval on either an initial zoning or rezoning that do not comply with the underlying land use, that application would also require a Master Plan Amendment application that would have to be approved be 3/4’s of the Town Council (or four out of five members) before the zoning request could be considered.
- What zoning district correlates with Medium Density Residential land use?
SF-10 (Single-Family District – 10) is the zoning district that would be permitted by right without the need for a Master Plan Amendment within areas designated as Medium Density Residential land use.
- Is the Town of Flower Mound willing to take any actions in relation to the zoning in the Sunrise Circle and Oakridge Lane area?
Yes, the Town will bring forward a Town-initiated zoning request to SF-10 for any property within these areas that is requested by the property owner. Once approved, the SF-10 zoning would allow the property owner to take advantage of reduced side yard setbacks of 10 feet, making the properties more developable. In addition, it would allow property owners the possibility of adjusting property lines through the platting process.
- What if my lot is currently smaller than 10,000 square feet? What would it mean for my property to be rezoned SF-10?
The dimensional standards, including setbacks, that are associated with SF-10 would be applied to the lot, even if it was not 10,000 square feet. (Click here to review these standards.) The 10,000 square foot minimum size would only come into play if a property owner wanted to amend their plat. If a property owner wanted to change the size of their lot, it would have to meet that minimum size. There is nothing within the zoning that would prevent a person from developing their lot with the dimensions that have already been approved within the plat. However, it would be challenging to build a house with a septic system on a lot that is smaller than 10,000 square feet. We have not seen this happen to date in Flower Mound.
Town staff held a Sunrise Circle Public Meeting on July 13, 2023 at Argyle High School. You can view the presentation below, in either English or Spanish.
Questions? Reach out to the appropriate contact below.
Town of Flower Mound
SouthWest Water Company (formerly Monarch Utilities)
Toll-free Phone: 866.654.7992
Texas Commission on Environmental Quality (TCEQ)
Main Hotline Number: 512.239.4691
Ask about "Total Coliform in my drinking water" to be routed to the groundwater quality group.
Drinking Water Watch Website
Water System No: 0610059
Water System Name: Stonecrest Estates