Chapter Purpose: To ensure quality residential Chapter 3 and nonresidential uses around the lake Future Land Use Plan
Introduction An important part of this Comprehensive Plan is establishing the ideal Future Land Use Plan for the area. The Future Land Use Plan and Map portray the overall framework of desired land uses surrounding the Lower Bois d’Arc Creek Reservoir (LBCR). Specifically, the Future Land Use Plan designates various areas within the reservoir’s planning area for particular land uses, based principally on the specific land use policies outlined herein.
The Future Land Use Map, shown in Figure 14, is graphically depicted for use during zoning and development plan review process. It is important to note that the Future Land Use Map is not a zoning map, which legally regulates specific development requirements on individual parcels. Rather, the zoning map, which will be created once the Comprehensive Plan is completed, should be guided by the graphic depiction of the preferred long-range development pattern as shown on the Future Land Use Map.
53 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan • NTMWD Owned Property Future Land Use Categories How Does Future Land Use This section of the Future Land Use Plan provides an in depth Relate to Zoning? description of each recommended land use type as shown in Figure 14. This section also provides recommendations as to the The future land use plan informs the zoning ordinance by providing development of each land use type to provide some guidance for the a framework for where land uses are suitable around the lake. It is creation of the Zoning Ordinance. The Future Land Use categories recommended that all the land around the lake be initially zoned are: agricultural/open space to accommodate the existing uses. It would be impractical to zone all the land around the lake to match the • Agriculture/Open Space future land use plan because the dam has yet to be constructed • Large Lot Residential and the market cannot be accurately predicted. There are two • Small Lot Residential ways the County can rezone the land -- reactive and proactive. • Nonresidential The reactive way is when new uses are being planned by residents and developers they will submit a rezoning request to the zoning commission. The zoning commission will then review the request and use this comprehensive plan and future land use plan as a guide to determine if the rezoning is appropriate. The proactive way is to slowly rezone pieces of land before development happens. This should not be done all at once, but instead should be done after the dam is constructed and the lake starts to fill in. These gradual rezonings could help to attract certain types of development to particular locations.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 54 Agriculture/Open Space Desirable Undesirable
Vision Land with the designation of agriculture/open space is envisioned to take up the majority of the planning area surrounding the LBCR. This land use type will prevent overdevelopment from occurring as well as protect the water quality found in the region. The land use category is intended to support the continuing operation of an important part of the agricultural related businesses found in Fannin County. The designation includes land that is used for active farming or ranching, hunting, fishing, open space, and agricultural operations. It is important to note that Texas Parks and Wildlife Department regulates all hunting and fishing in Texas. Although the land should primarily be used for agricultural uses or left as open space, it is also appropriate for large lot residential developments to be found within this land use.
Recommendations Concentrated animal feeding operations (CAFOs) should not be allowed within this land use category. CAFOs are agricultural facilities in which animals are kept and raised in confined areas and whose waste is discharged into the water supply. Prohibiting CAFOs within the LBCR will ensure that there is a high level of water quality.
What is a Concentrated Animal Feeding Operation (CAFO)? In Texas, CAFOs are regulated by the Texas Commission on Environmental Quality. They are defined as “lots or other facilities, other than an aquatic animal production facility, where animals have been, are, or will be stabled or confined and fed or maintained for a total of 45 days or more in any 12-month period, and in which the animal confinement areas do not sustain crops, vegetation, forage growth, or post- harvest residues in the normal growing season over any portion of the lot or facility.” Source: Texas Commission on Environmental Quality
55 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Large Lot Residential Desirable Undesirable
Vision This land use is indicative of single family homes located on large properties in an effort to maintain the rural character of the area.
Recommendations All new developments should have lots greater than one acre in size to provide for a rural lifestyle. Lots should have 100’ of frontage to prevent homes from being densely packed along the roadway, resulting in a more densely developed area. Limits on impervious coverage should be set at 40%. Homes should have a front yard and rear yard setback of at least 80’ from the property line. This will prevent homes from encroaching on the road and the lake. Homes should have a 25’ side yard setback to ensure ample amount of spacing between homes. Having side yard setbacks will prevent homes from being clustered too close to one another. All large lot developments should have paved roads that are at least 28’ in width with a 60’ right-of-way. The roadways should have two driving lanes each with a width of 12’, as well as 2’ shoulders on each side. This will ensure that mobility throughout large lot residential areas is easily accessible not only for the residents but also for emergency vehicles. Water will be obtained either from a well or from a provider. Wastewater will be collected by community wastewater collection systems for new subdivisions. On-site sewage facilities are allowed at locations where community wastewater systems are not feasible, provided they protect water quality and meet the requirements of Subchapter D, Chapter 285 of the Title 30 Texas Administrative Code.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 56 Small Lot Residential The roadways should have two 12’ undivided driving lanes and 2’ shoulders on either side. This will ensure that mobility throughout Vision large lot residential areas is easily accessible not only for the Small lot residential land use is representative of traditional, single residents but also for emergency vehicles. family dwelling units found on half-acre lots. Quality construction should be utilized in all small lot neighborhoods to ensure long- Desirable Undesirable term structural durability as well as to preserve the long term visual integrity of the LBCR area. Quality building materials and landscaping should be encouraged. It is envisioned that HOAs would develop to create and maintain community amenities.
Recommendations The average lot size in these developments should be 30,000 sq. ft. or about two-thirds of an acre. This will allow for smaller lots that still maintain the look and feel of the rural setting. Lots should be required to have a 100’ frontage with a 200’ depth to ensure that lots are all of a similar shape and avoid the creation of flag lots. Limits on impervious coverage should be set at 40%. Homes should have both a front yard and rear yard setback of 40’ to ensure that homes are not being constructed either too close to the roadway or too close to neighboring homes to the rear. This will make the small lot areas look cohesive. Homes located within these neighborhoods should have a minimum dwelling area of 1,800 square feet. Having a minimum dwelling area for homes ensures that the area surrounding LBCR is developed with large, high quality homes. Similar to large lot developments, small lot residential developments should also have paved roads that are at least 28’ in width and a 60’ right-of-way.
57 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Office/Retail/Commercial Desirable Undesirable
Vision Nonresidential uses will be primarily located along major thoroughfares and will be limited throughout the planning area. Nonresidential uses should be constructed to a high quality to ensure that they are visually appealing as well as to prolong the longevity of the structure. Generally, nonresidential uses should include restaurants, hotels, small shops, and marinas. Marinas and public access areas will provide visitors of LBCR with great opportunities for boating activities. Marinas are harbors in which privately owned boats are kept, while public access points are locations in which boat ramps will be located to allow LBCR visitors to enter and exit the lake.
Recommendations Marinas should be the primary nonresidential use around the lake. There are three potential marina locations identified in Figure 22 in Chapter 5. Public access areas should be provided at multiple prime locations surrounding the LBCR. This will ensure that visitors of the lake are provided with the best possible access to the water. Nonresidential uses should also have a minimum lot size of one acre. The front yard setback requirement should be 80’. Nonresidential uses near the lake should consider the amount of parking needed to accommodate large trucks and boat trailers.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 58 NTMWD-Owned Property Desirable Undesirable
Vision The vision for this land use type is to support the operation of the lake as a reservoir and recreational area. Land with this designation is currently owned by the NTMWD. Its purpose is to allow for safe and efficient reservoir operations.
Recommendation As its primary function, this land use should be used to support the operation of the reservoir, which includes offices, buildings, infrastructure, and any other uses needed for the lake to function as a reservoir. It is anticipated that some of the areas will remain undeveloped in the immediate future, but may develop over time as residential subdivisions are constructed. As a secondary function, some of the properties within this land use category could be used as recreational opportunities. Notably, site evaluation is necessary to determine if land is suitable for recreational needs and to ensure that the primary function – supporting reservoir operations – is not compromised in any fashion. To the extent property currently owned by the NTMWD is determined unnecessary for reservoir operation following the construction of LBCR, such property may be sold and converted to some other use that is consistent with adjacent land uses and the Comprehensive Plan. The Comprehensive Plan would then be revised to reflect this change in use.
59 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Recreational Areas Desirable Undesirable
Vision Recreational areas are envisioned to provide both passive and active recreational opportunities to the visitors of the LBCR. There are locations shown on the Future Land Use Map (others may be added in the future) that are designated as appropriate for park lands. Areas that are designated as recreational areas will help ensure that land is protected from development, protects water quality, and enhances the area’s natural beauty. Further site evaluations are needed to be certain that these areas are suitable for recreational areas.
Recommendations Recreational areas are identified in Figure 14 and Figure 24. These areas should be developed to provide a superior recreation system for residents and create a regional destination for tourists. The implementation of these areas will require strategic partnerships with various entities in Fannin County. All recreational areas should be well maintained and designed to protect the natural environment of Fannin County. Generally, recreational areas should be developed adjacent to the lake, in areas that have proposed boat docks, near marinas, and near areas where major thoroughfares are located.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 60 Multi-Family How will PDs be used in Fannin County? This future land use category is not shown on the future land use When a property owner wants to develop their property with a map because multi-family developments require a large amount of different use than what is on the future land use plan and the infrastructure and it is unrealistic to determine a specific location zoning map, one option is to apply for a PD. The property owner can for this type of development at this time. If a developer decides to work with the County to agree on requirements such as building build apartments around the lake, they could use the PD process materials and landscaping. This allows for flexibility in implementing to rezone their land to a PD to allow for multi-family development the comprehensive plan and ensures that quality development to occur. This PD district will be a practical way for the zoning is occurring around the lake. It is anticipated that multi-family commission to approve multi-family developments while still have development will occur around the lake under the PD process. control over the design and other elements. It is recommended that when development proposals for multi-family are approved by the zoning commission, the Future Land Use Map be updated to reflect It is anticipated that multi-family development will the location. occur around the lake under the PD process
What is a PD? A planned development (PD) is a unique zoning tool to assist in implementing the vision and policies of the comprehensive plan. It allows the Commissioner’s Court to see development proposals and work with the property owner to ensure development is consistent with the vision of the comprehensive plan.
61 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Figure 14. Future Land Use Map
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Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 62 Residential Design Recommendations
Connections to Adjacent Uses As new residential developments begin to appear around the LBCR, it is important to consider the future connections that will be needed to adjacent neighborhoods and any nonresidential development. Doing so will improve the circulation throughout the neighborhoods as well as provide easy access for school buses and emergency vehicles. To avoid future connection issues, subdivisions should be required to have at least one street stub-out into currently undeveloped tracts of land. This will allow for new subdivisions to create roads that are a continuation of an existing street.
Plan for Trail Connections The LBCR area is envisioned to be predominately rural with recreational areas located throughout. There should be trails located in certain areas around the reservoir in order to provide access to open space, parks, and other facilities to help link various areas of the community to one another. The development of the trail system will be the responsibility of the County. It is important that trail connections are implemented as development occurs, in particular residential development. This can be done in the form of establishing sidewalks or paths that run through residential areas to create small trails within the subdivisions that can later be incorporated into the larger trail network. Trail connections can also be created by providing oversized shoulders on roads.
63 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Building Materials Industrialized Housing To promote a rural character around the lake, the required building (Per Section 1202.002 of the State of Texas Occupations Code, as may be amended) materials should less stringent while still promoting quality a. Industrialized housing is a residential structure that is: development. Wood/log, metal, brick, and stone/masonry building i. designed for the occupancy of one or more families; materials should be required. Additional details and requirements ii. constructed in one or more modules or constructed using one or more modular components built at a location other than the for each building material should be incorporated into the zoning permanent site; and ordinance. iii. designed to be used as a permanent residential structure when the module or the modular component is transported to the permanent site and erected or installed on a permanent foundation system. b. Industrialized housing includes the structure’s plumbing, heating, air Manufactured Homes conditioning, and electrical systems. There are two types of manufactured homes: manufactured (HUD c. Industrialized housing does not include: i. a residential structure that exceeds three stories or 49 feet in height; code) homes and industrialized (modular) homes. The primary ii. housing constructed of a sectional or panelized system that does not difference is that manufactured homes are constructed to the use a modular component; or iii. a ready-built home constructed in a manner in which the entire living Federal HUD code standards and modular homes are constructed area is contained in a single unit or section at a temporary location for to the same State of Texas codes as site built houses. According to the purpose of selling and moving the home to another location. State law, municipalities may not differentiate between modular Manufactured Housing homes and site built homes. Modular homes become a part of the (Per Section 1201.003 of the State of Texas Occupations Code, as may be amended) real property once installed and must be installed on a permanent a. Manufactured Home – HUD Code foundation system. Manufactured homes should be allowed in i. means a structure: 1. constructed on or after June 15, 1976, according to the residential areas around the lake as long as they conform to the rules of the United States Department of Housing and Urban building material standards that are outlined in the zoning ordinance. Development; 2. built on a permanent chassis; To promote quality development, industrialized homes should be 3. designed for use as a dwelling with or without a permanent encouraged over manufactured homes. foundation when the structure is connected to the required utilities; 4. transportable in one or more sections; and 5. in the traveling mode, at least eight body feet in width or at least 40 body feet in length or, when erected on site, at least 320 square feet; ii. includes the plumbing, heating, air conditioning, and electrical systems of the home; and iii. does not include a recreational vehicle as defined by 24 C.F.R. Section 82.8(g).
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 64 Nonresidential Design Outside Storage Recommendations Outside storage areas are generally defined as areas where goods and materials are displayed or stored outside a building for periods that are longer than 24 hours on a permanent basis. Examples Building Facades include pre-fabricated storage sheds, commercial equipment, Building material regulations in nonresidential areas are important landscaping material storage, and some agricultural uses. To avoid to enhance the aesthetic value of the community and to establish a unappealing views, new businesses should be required to locate cohesive look. Businesses should use high quality materials on the outside storage in areas not visible to public view. Screening with front façade of their buildings. The use of metal façades should not masonry walls or fences are useful methods. This should be required be promoted. of all outside storage except for those serving agricultural uses. Materials being stored should not exceed the height of the screening. Building Articulation Building articulation refers to offsets of the outer walls or roof line of a building. A perfectly flat wall with no variations has no articulation, and therefore provides no architectural character to a building. Within the nonresidential areas of LBCR, businesses should incorporate articulation to the front façade of the buildings to enhance the architectural quality of the area.
Refuse Containers The placement of trash and recycling receptacles is often an overlooked component of site design. They are often placed, unintentionally, in highly visible locations. Receptacles, however, do not have to be unsightly or reduce the visual quality of nonresidential developments. To ensure refuse containers do not become eyesores, they should be screened from public view or located behind the main structure. This can be done with a variety of materials such as masonry walls or landscaping.
65 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Business Signage Signage establishes an identity to buildings, businesses, and developments. As one of the most visible elements in a streetscape or corridor, signs significantly influence the visual environment. As development occurs, special consideration should be given to the types of permitted signage. Monument signs should be predominately used since they are visually appealing and do not create clutter along roadways. Attached signs would also be acceptable since they are of a smaller scale and can be easily attached to small shops or boutiques. Detached signage should have a height restriction that does not allow for billboards to be placed along roadways.
Wayfinding Signage Wayfinding signs are aimed at providing guidance to specific locations or features of an area. Wayfinding signs may be used to direct vehicular traffic to parks and boat ramps located around the LBCR. They may also be used to help pedestrians or bicyclists identify public facilities, parks, public access areas, trails, marinas and other areas of interest within the LBCR. Acceptable types of wayfinding signs may be pole mounted, part of a monument sign, attached to traffic signal poles, or attached to light poles.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 66 Recreational Vehicle (RV) Parks and Camping Areas The area surrounding the LBCR is envisioned to include recreational opportunities. Therefore, it is recommended that the County develop standards for future recreational vehicle (RV) parks and camping areas. These RV parks and camping areas will be allowed to be located within the nonresidential areas since they fall within the commercial category. The following standards are recommended to be applied to all RV parks and camping areas surrounding LBCR.
Park Area The minimum area of RV parks and camping areas should be 3 acres.
Rental Space Size A minimum rental space of 1,500 square feet should be required for all individual sites (including concrete pad and open space). There should not be a minimum square footage requirement for tent sites or building sizes. Rental cabins tend to be small since most time is spent outside of the cabin utilizing the recreational areas.
Rental Pads A minimum of 80 percent of all spaces should be equipped with a surfaced area that has a minimum area of 10 feet by 40 feet. These areas should have water, sewer, and electricity hookups available. Surfacing should consist of concrete or asphalt, unless otherwise approved by the County. Other alternatives are pervious pavement or reinforced grass, which promote infiltration and have many benefits to water quality.
67 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Streets Streets within RV parks should be designed to provide the safest and most convenient access to all rental spaces and common use facilities. Streets should be constructed in a manner that allows emergency vehicles easy access into the park and throughout the internal street network. It should be required that all streets be paved with concrete or asphalt of a similar standard, and are a minimum of 24’ for two-way traffic and 15’ for one way traffic. Wherever an interior street is meant to curve, it should be required that there be a 45’ turning radius to facilitate access for emergency vehicles.
Frontage To provide ample space between rental spaces, all spaces should be required to have a minimum frontage of 30’ along an interior roadway.
Disposal Stations RV parks should be required to have at least one sanitary disposal station. These stations should only be used to remove and dispose of waste from RV holding tanks.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 68 Utilities Refuse Disposal Water — A supply of accessible, adequate, safe, and potable Refuse disposal should be made accessible to all occupants of the water that is under pressure should be provided within an RV RV park. One small refuse container should be required within park. All aspects of the water supply from design, construction, each rental space and several large containers should be located and maintenance should be required to comply with the Texas throughout the park. Large refuse containers should be required to Commission on Environmental Quality (TCEQ) standards as well as be screened from public view. Park owners should be responsible for Fannin County standards. Rental RV spaces that are equipped with the appropriate collection and removal of refuse. sewer and electrical connections should have two water outlets, while all other spaces only need one. Landscaping Grass and other natural landscaping should be required throughout Sewer — Sewer connections should be connected to a public sewage all RV parks and should be designed to give parks an aesthetically system or an approved on-site sewage system if a public sewage pleasing appearance within the park and along the frontage from system is not available. Sanitary sewage systems should be installed major roadways. Landscaping should also serve as a buffer between and maintained in compliance to TCEQ standards. the RV park and adjacent properties.
Electricity — Electrical outlets should be made available to all Structural Additions rental pad sites. They should be installed in compliance to the State Canvas awnings, screened enclosures, platforms, or any other of Texas Electrical Code. Electrical utility lines should be placed temporary structure that is normally associated with camping should underground so as to not disrupt the look and feel of the RV park. be allowed within a rental space, but must be removed when the space is vacated. No other structural additions should be allowed.
69 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 3 | Future Land Use Plan Stormwater Management Recommendations
Subdivision Plats A subdivision plat should not be approved that does not make adequate provisions for stormwater runoff. Additionally, a stormwater drainage plan should be prepared in accordance with standard engineering practice, as part of the subdivision final plat.
Design Criteria Drainage structures should be designed to accommodate runoff from a storm event. The County should work to develop the appropriate threshold. The facilities should also be designed so as to minimize any increase in the quantity or velocity of stormwater runoff from the subdivision.
Low-Lying Lands Along Natural Drainage Course Low-lying lands along natural drainage courses subject to flooding or overflowing during storm periods should be preserved and retain their natural state as drainage ways, and should not be included as residential lots in the subdivision.
Primary Roads Additional right-of-way may be needed at intersections and for specific site features to promote efficient stormwater management practices.
Chapter 3 | Future Land Use Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 70 Summary | Future Land Use Plan
The Future Land Use Plan and Map lay the foundation for how the lake area should be developed. This chapter establishes land uses and the types of development envisioned to occur. Recommendations for the important qualities of development are also listed.
Major Themes:
1. The lake area should be developed as a desirable home, commercial, and tourist destination
2. The lake area should primarily have a rural feel, with some areas for more intense development
3. The southern half of the lake is anticipated to develop first and should have a mixture of large and small lot residential development
4. Nonresidential uses should occur at locations shown on the Future Land Use Map
Chapter Purpose: To ensure that roadways provide access around all parts of the lake and to all destinations Chapter 4 in the County Transportation Plan
Introduction Existing Transportation Conditions The thoroughfare system forms one of the most visible and permanent elements in a community. It establishes the framework Daily Traffic Volumes for community growth and development and, along with the Future U.S. Highway 82 and State Highway 78 experience the highest Land Use Plan, forms a long-range statement of public policy. As traffic volumes in the area surrounding the Lower Bois d’Arc Creek the alignment and right-of-way of major transportation facilities Reservoir (LBCR). The lowest traffic volumes are found on east FM are established and adjacent property is developed, it is difficult 100 and north FM 273. According to the TxDOT Annual Average Daily to facilitate system changes without significant financial impacts. Traffic Counts shown in Figure 15, there are approximately 6,900 However, by incorporating programmed land uses and planning for cars per day at the western end of the planning area and 5,400 cars future roadway needs, strategies that maximize the land use and per day along the eastern end near Honey Grove. This can indicate transportation relationship can be developed. that US 82 mainly serves as a connection for cities that lie along the roadway. More specifically, the transportation system should: Current Transportation Systems • Provide mobility and accessibility at appropriate levels • Expand as needed to meet the demands of the area’s Regional Highways anticipated development There are three major highways that run at a close proximity to the • Be economically feasible for the citizenry and the County LBCR and play a key role in providing current and future mobility to • Be correlated with regional considerations the reservoir: SH 78, SH 56, and US 82.
73 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 4 | Transportation Plan other roadway in Fannin County. The heaviest traffic volumes on US State Highway 78 82 are near the intersection with CR 2915. Currently, TxDOT has a SH 78 is a TxDOT maintained highway located just west of the project under development pertaining to US 82 - an approximately proposed LBCR. The roadway runs in a predominately southwest-to- 14.5-mile strip located between SH 78 and FM 100 expected to have northeast direction beginning at the intersection with IH 30 in Dallas two lanes in each direction and shoulders. The estimated cost for and travels approximately 90 miles north-northeast to Oklahoma’s the project is around $38,000,000, and there is no expected start or border. The highway provides a major link from the DFW Metroplex completion date known at this time. to the LBCR area. U.S. Highway 82 State Highway 56 SH 56 is a TxDOT maintained highway located just south of the proposed LBCR. The roadway runs east-west parallel with US 82 from Whitesboro to Honey Grove. This highway will not be affected by the lake; however, it connects the Fannin County cities of Savoy, Ector, Bonham, Dodd City, Windom, and Honey Grove. SH 56 is anticipated to see increased traffic due to the proximity to the LBCR.
U.S. Highway 82 US 82 will be a key to the growth and development of LBCR’s surrounding area. The County should ensure that it is aware of and greatly involved in any discussions or decisions related to US 82. Figure 15 depicts the traffic volumes for the major roadways surrounding the LBCR. US 82 carries more vehicles per day than any
Chapter 4 | Transportation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 74 Public Transportation TAPS Service Area Map Texoma Area Paratransit System (TAPS) Public Transit The TAPS Public Transit provides curb-to-curb service that runs throughout the Texoma Council of Governments region, which includes the counties of Clay, Cooke, Fannin, Grayson, Montague, and Wise. Trips are prioritized to seniors (60+ years) and individuals with disabilities. Seniors and individuals with disabilities may request a trip for any purpose, including to keep an appointment, get to work, go shopping, get to an educational facility, or any other reason. Riders are asked to schedule a ride with the Get-a-Ride services at least two days before the trip date.
Source: www.tapsbus.com Air Transportation
Municipal Airport Example Jones Field Airport The Jones Field Airport was constructed in 1941. The airport is located 2 miles north of the central business district of Bonham and five miles southwest from what will be the LBCR. Jones Field Airport covers an area of approximately 300 acres, at an elevation of 618 feet above the mean sea level. Once an Air Force base, the airport currently serves as a general aviation airport owned by the City of Bonham. The airport is predominately used by people who have single engine airplanes. Each fall, the airport hosts one of Bonham’s biggest festivals, the Bonham Festival of Flight, which attracts people from all over Fannin County to see the airshow. Access to Jones Field Airport is provided via SH 78, north of its intersection with US 82.
75 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 4 | Transportation Plan Figure 15. Traffic Count Map
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Chapter 4 | Transportation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 76 Access Management and Connectivity Access management refers to the practice of controlling access allowed onto a roadway by considering specific design criteria for the location, spacing, design and operation of driveways, median openings and intersections. Generally, as the capacity of a roadway is increased, it is important to ensure the safe access to adjacent properties. Not only does access management provide for safer driving conditions, but it also enhances the visual appearance of roadways. To avoid having access points at a close proximity to one another, only one driveway should be allowed per lot. If that is not feasible, driveways should be separated by a minimum of 150’. Developments that are placed within 100’ of neighboring establishments should provide connections and cross access easements, both as walkways and drives. Additionally, vehicles should not park within the right-of-ways leading to adjacent properties.
Figure 16. Functional Classification
77 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 4 | Transportation Plan Local Thoroughfare System The Transportation Plan for LBCR is based upon a classification system that recognizes that every roadway within the planning area can be described according to its anticipated function. Thoroughfare types, as discussed in the following sections, will be classified as primary, secondary, and local. Although this does not follow the typical functional classification system (i.e., arterial, collector, and local roadways), the hierarchy used herein is thought to be the most suitable for the LBCR area. The following section contains roadway cross-sections for the applicable types of thoroughfares shown on the Transportation Plan Map. The cross-sections are intended to help the County provide for adequate mobility along the expected future high-traffic roadways, while also providing for access to local land uses. The Transportation Plan Map shows the future recommended roadways according to the hierarchical system defined herein. Table 9 describes the roadway types in relation to various characteristics.
Table 9. Summary of Roadway Cross-Sections Right-of-Way Roadway Type Purpose Width
Accommodate high levels of traffic vol- umes; provide access to and around the Primary Roadway 120’ lake; mobility is key element; access to properties is limited
Secondary Road- Provide greater access to the lake; mobility 100’ way and access are equally important
Provide access to properties; slower speed Local Roadway 60’ facilities
Chapter 4 | Transportation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 78 Primary Roadways Secondary Roadways It is recommended that a Primary Roadway have 120 feet of right- Secondary roadways are intended to distribute traffic from local of-way width. It is the largest roadway section within the area access streets and funnel it to major thoroughfares. Secondary that is immediately surrounding LBCR. Additionally, trails can be roadways are intended to provide more mobility than local streets, implemented in the shoulders of the roadways at a future date and local streets are intended to provide more access than secondary when trail connectivity exists. Figure 17 provides a cross-section for roadways. Secondary roadways should provide access to adjacent a Primary Roadway with a trail implemented into the right-of-way. land uses as well as the key areas found around the LBCR, such There are eight Primary Roadways shown on the Transportation Plan as marinas and nonresidential developments. It is recommended Map, which include: that roadways of this classification have a 100’ right-of-way that will ultimately accommodate a four-lane undivided roadway. Examples • US 82 around LBCR include: • E. Sam Rayburn Drive • FM 897 • FM 273 • FM 100 • County Road 2615 • FM 409 • FM 2029 Local Roadways • FM 1396 Roadways identified as local are designed to convey light volumes • SH 78 of traffic, generally around 1,000 or fewer vehicles per day. These roadways are primarily intended to provide access to adjacent These roadways are expected to be the main routes that travelers properties. The mobility aspect of local roadways is secondary will use to access the different areas of the lake. These roads create a to accessibility. Due to the fact that local roadways are generally large loop around the lake, with one roadway, FM 897, bisecting the constructed within residential areas, safety is of high importance. lake from north to south. It is recommended that local streets be configured to discourage through-traffic movement. All County Roads and a few FM roadways within the LBCR planning area have been designated as local roadways. Refer to Figure 19 for a graphic depiction of the recommended local roadways.
79 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 4 | Transportation Plan Figure 17. 120’ ROW Cross-Section for Primary Roadways Figure 19. 60’ ROW Cross-Section for Local Roadways
Figure 18. 100’ ROW Cross-Section for Secondary Roadways
Chapter 4 | Transportation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 80 [This page is intentionally left blank for double-sided printing]
81 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 4 | Transportation Plan Figure 20. Transportation Plan
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Chapter 4 | Transportation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 82 Summary | Transportation Plan
The thoroughfare system is the backbone of the Plan. These roadways will help transport people to, from, and around the lake. This chapter establishes the hierarchy and locations of the thoroughfares.
Major Themes:
1. It is important to plan for access around the entire lake
2. It is important to ensure that all emergency service vehicles can quickly access all parts of the lake area
3. Roads and roadway improvements will help to drive growth and development
4. Trails along certain roadways will help to provide a superior recreational system
Chapter Purpose: To create a unique, well-connected recreation system for County residents and Chapter 5 visitors to enjoy Parks, Recreation, Trails, and County Connectivity Plan
Introduction A vital component for a community is the space devoted to satisfying active and passive recreational needs. The LBCR will provide a recreational asset to Fannin County. The lake’s close proximity to the Dallas-Fort Worth region will attract many weekend visitors. While it is important to provide space for parks and recreation, it is also important to preserve open space to maintain the natural feel of the environment. This chapter will help coordinate parks and recreation efforts by Fannin County and other regional entities.
85 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Public Access to the Lake Varying lake levels were taken into account when identifying public access points because the upper end of the lake (the western Public access to the LBCR is vital to Fannin County and its residents. portion) will be the first part of the lake to experience limited access It is important that residents and visitors are able to fully access and in a season of drought, due to higher elevations. Figure 21 depicts enjoy the lake, even if they do not own lake front property; however, the pool elevations of the LBCR. the public access points should still be appropriately situated to allow the County to better manage public resources and safety. A limited School districts were also taken into account in the placement of number of public access points are proposed because the County public access points. Development generally occurs around public seeks to maintain quality public boat ramps while ensuring fiscal access points near major thoroughfares; thereby creating residential responsibility. tax revenue for the school districts. There are three public access points initially planned at various locations around the lake. Public access points for launching boats in the water are identified in Figure 22. These public access points are easily accessible via roadways and trails. Most of the lake’s visitors will likely come from US 82; therefore, two public access points were identified on the south side of the lake. Public access points were identified on all sides of the lake to give all residents and visitors sufficient access. Three of the public access points are near areas identified for suitable marina locations. These access points are also areas where non-residential uses could potentially develop. The other identified public access points are in areas where parkland was identified.
Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 86 Figure 21. LBCR Pool Elevations
Lower Bois 'd Arc Creek Reservoir Pool Elevations
515' Elevation Contour 520' Elevation Contour 525' Elevation Contour 529' Elevation Contour 534' Elevation Contour (Conservation Pool) 541' Elevation (Flood Pool) 545' Elevation Contour ®
1:24,000
2,000 0 2,000 4,000 6,000 8,000 10,000
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87 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Figure 22. Public Access Points Map
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Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 88 Parks | Active Recreation Lakes are generally associated with boating recreation; however, there are more recreational opportunities around the lake that will add value to the LBCR. Large parks with playgrounds and trails should be developed around the lake near the areas designated for public access. Most parks should be connected by the trail system, which may be paved or unpaved. In certain areas, outdoor fitness equipment can be installed to promote healthy activity. This type of recreation is ideal for families and those that want to enjoy the lake without boating. Camping facilities will also add value to the LBCR. These facilities should be located near the water so that visitors can have a view of the lake. To protect the environment and the water quality, concrete pad sites with electricity should be provided. The campgrounds should be for short-term visitors only, to maintain the character of the lake. Additionally, visitors will have the ability to bring their pets to these public parks and trails. A regulation should be enacted that requires pet owners to pick up waste from their pets. All parks and trails should have pet waste stations installed to encourage cleanliness. Playground Swimming area
The LBCR parks are envisioned to have:
• Camping
• Playgrounds
• Swimming areas
Multi-use trail RV camping sites • Trails (paved and unpaved)
• Fitness trails/exercise areas
Locations for potential parks have been identified in Figure 24.
89 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Parks | Passive Recreation Many people enjoy lakes for the natural beauty rather than active recreation. The land around the lake is currently sparsely developed and very rural. This will allow for large amounts of land to be preserved for open space. This is not only important to preserve the environment, but also protect water quality. The land around the lake is home to many types of natural species, which can allow bird and animal watching. These environmentally-sensitive areas are generally on the southern portion of the lake and have been planned to be preserved as wetlands and open space by the NTMWD. Areas should also be designated for public picnic areas with seating, tables, and waste receptacles so that visitors can have a place to rest and eat. Another form of passive recreation is pier fishing, which is ideal for families with young children.
Picnic tables Nature preserve
The LBCR parks are envisioned to have:
• Nature preserves
• Bird-watching
• Pier fishing
Fishing pier Pavilion • Picnic areas
• Pavilions
Locations for potential parks have been identified in Figure 24.
Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 90 Trail Connections Multi-use concrete trail Trails and sidewalks are important to the LBCR to promote non- vehicular mobility. All of the proposed parks are also connected by the trail system, which will allow visitors to freely move around the lake while enjoying the natural environment.
Trail Connections around the Lake The trail connections around the lake should connect as many parks and recreational amenities as possible so that visitors can travel freely between them. The trails should also tie into the regional trail network to increase the accessibility of the lake. Many of the proposed trails shown in Figure 24 are along existing roadways or easements to make implementation of the trails easier and more practical. There are many existing utility easements that are already cleared. Agreements and partnerships with landowners and the Natural trail owner of the easement would allow for a useful trail connection. All trail connections should also be coordinated with surrounding entities to ensure that critical destination points are not overlooked. For example, the City of Bonham is the closest municipality to the lake and will be a destination where many visitors will stay. Coordination with Bonham’s current park and trail system, including connections to adjacent Lake Bonham, are critical. It is not feasible to have a trail all the way around the lake near the water’s edge because of private property. All trails should be multi-use to allow walkers, runners, and cyclists. Generally, a multi-use trail is 12’ wide. The trail can either be paved or left natural depending on the environment of the area.
91 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Utility Line Trail An existing utility line and easement runs through the southern portion of the lake and may make a practical trail location. The trail may not cross the lake, but would connect different portions of the lake with smaller trail segments. The trails can be built as development occurs around the lake. The utility easement can be seen on the Future Parks and Trails map in Figure 24.
Existing Utility Easement Utility Easement with Trail
Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 92 Regional Trail Connections “Old Bob” Rail Line - Connection to LBCR and Lake It is important to connect the County with trail connections and Ralph Hall now is the best time to plan for these future trails. The regional trail One way to connect the Northeast Texas Trail and Lake Ralph Hall connections should have a strong tie with historical areas and future to the LBCR is using the “Old Bob” rail line. The “Old Bob” rail line is developments to offer superior recreational opportunities. an abandoned railroad corridor that runs north-south from Ladonia to Honey Grove. This corridor intersects with the Northeast Texas Northeast Texas Trail Trail and could provide a connection from the trail and Lake Ralph When the Northeast Texas Trail is completed, it will be the longest Hall to the LBCR. This corridor is not land banked, which means that hike and bike trail in Texas and the fourth largest in the United the old line runs through private property. Right-of-way acquisition States. It is currently 130 miles long and runs from Farmersville would be necessary to piece the corridor back together and make it (Collin County) to New Boston (Bowie County). It links 19 rural towns possible for the public to use. While the possibility of acquiring the and seven counties. The trail is on an abandoned rail line that was old railroad right-of-way is remote, this may be an opportunity in the released by Union Pacific and the Chaparral in the late 1990s and has coming decades to provide recreational opportunities and preserve now been land banked. This corridor does not have any active rail, east Fannin County history. but the entire corridor is preserved so that it could be used again for rail in the future. This trail is a very popular attraction and could be connected to the LBCR to add value to the lake and the trail. The trail runs south of Ladonia, near the potential site for Lake Ralph Hall. It will be necessary to provide connections from the LBCR to the trail to bring bicyclists and other people looking for trail recreation, allowing the LBCR to become a destination for parks and trails.
93 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lake Ralph Hall Lake Ralph Hall is a proposed reservoir for the Upper Trinity Regional Water District (UTRWD). The proposed new water supply will be located on the North Sulphur River in Fannin County, south of the LBCR and north of Ladonia. The addition of two lakes gives Fannin County a chance to plan for a successful future and leverage the lakes to benefit the County. Trail connections between the LBCR and Lake Ralph Hall are critical. As previously mentioned, the “Old Bob” rail line is a potential connection. There are also many existing water lines and utility easements that could be used as right-of-way for trail installation. The trail(s) between the two lakes should be wide enough to accommodate runners, walkers, cyclists, and even horses. Since the trail will be a true multi-purpose trail, it should be made of natural materials. This will be a fiscally-responsible way to implement a trail and also help to preserve the natural beauty of the area between the two lakes. The easiest way to acquire land for the trail connection would be to use the right-of-way along SH 34.
Funding Mechanisms:
• The County will be responsible for implementing regional trail connections
• Partnerships with nearby cities, entities, and organizations
• State and Federal grants
Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 94 Figure 23. Regional Trail Connection Map
Lower Bois d' Arc Creek Reservoir Regional Recreation
Potential Trail Connections Reservoir Surface
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Farm-to-Market Road County County Road 3525 Chapter 5 | Parks, Recreation, Trails, and County Connectivity Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 96 Summary | Parks, Recreation, Trails, and County Connectivity Plan
One of the main purposes of the lake is to provide recreational opportunities for residents and visitors. This chapter establishes a plan for providing recreational opportunities in and around the lake. Additionally, this chapter plans for recreational connections between the LBCR and Lake Ralph Hall.
Major Themes:
1. The recreational system will be a major asset for the County
2. Resident and visitors will be able to enjoy a superior recreational system
3. Hiking and biking opportunities will attract visitors
4. The LBCR will be a regional destination for tourists
5. Public access to the lake is important and will be accomplished through public boat ramps and marinas that are aesthetically-pleasing
6. Parks are planned to serve active and passive recreational needs
7. Trail connections are designed to be an asset to homeowners and visitors
8. Trails will take decades to develop, but the locations must be planned now
9. Linking the LBCR and Lake Ralph Hall will be a major accomplishment
10. Connecting to the Northeast Texas Trail will open both lakes to more tourists and recreational opportunities
Chapter Purpose: To recommend standards for the development of uses around the lake’s edge that can inform NTMWD’s plan for boat docks and lake activities, Chapter 6 while protecting water quality Lake Edge Development Standards
Introduction The guidelines in this chapter are specific to the development around the edge of lake and are important to protect water quality and the natural beauty of the LBCR. These guidelines should be incorporated in the development of the zoning ordinance for the area close to the lake edge. Any guidelines or regulations related to developing on the land adjacent to the lake will be enforced by Fannin County. Any guidelines or regulations related to structures on or over the water will be under the authority of the NTMWD. Initial and annual fees will be required for boat docks and piers. The NTMWD owns the land under the water and the water itself. This chapter explains the County’s vision for docks on the lake. The County recognizes that NTMWD is the sole authority responsible for allowing docks on the lake. A cooperative partnership between the County and NTMWD will ensure that desirable development occurs, while protecting the natural environment and water quality as well as minimizing shoreline erosion.
99 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Residential Guidelines for Boat Docks Private docks are owned and maintained by and Piers private individuals; therefore, the individual assumes all responsibilities associated with the Registration and Inspection maintenance of a dock. Dock owners may also be Boat docks should only be permitted with the approval of the subject to additional hold harmless agreements. NTMWD. This will benefit the owner if emergency response or law enforcement is called to the location. Registration of boat docks will also help NTMWD locate the dock owner in the event of an emergency or maintenance issue. All boat docks are subject to inspection periodically and dock owners will be required to provide proof of adequate liability insurance as required by NTMWD. The dock owner is responsible for all dock maintenance.
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 100 Fixed Docks Fixed dock Fixed docks consist of pilings fixed into the lake bed with decking on top. Since these docks do not move, they require less maintenance, support larger loads, will last longer, and are structurally stable. The biggest issue with fixed docks is that they can become submerged at high lake levels and can be unusable during low lake levels.
PWC Floats or Lifts Personal watercraft (PWC) floats or PWC lifts should be permitted along with the dock.
Fixed dock Fixed dock with PWC lift
101 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Design Guidelines for Docks and Piers Prospective dock owners should check the water depth in the dock location to ensure it is adequate for the dock and associated activities. For example, small shallow coves may make it difficult to moor a large boat.
Stress Loads The stress exerted on a dock is proportional to its size and height. Larger docks must be engineered so that toppling is avoided and to accommodate increased stress by wind and waves. This stress occurs when a floating dock must absorb both the tallest side of the wave and the lowest side of the wave at the same time. This is more common in areas where the lake is wide and deep. A qualified engineer or dock builder should be consulted to determine the size and height that is best for the particular location. The dock should not be permitted if it cannot be proven to handle appropriate stress loads.
Desirable boat docks Recommended Guidelines:
• No dock or structure shall exceed 1,500 square feet • Covered (roofed) structures must be open and not walled or enclosed. One exterior side may be walled for the placement of an approved storage area. • A dock and any of its structures may not exceed 30 feet in height, as measured from the highest point of the structure above the normal pool elevation of the lake. • Dock length shall be the shortest amount feasible to allow access to the lake, as determined by NTMWD, but in no case should exceed 150 feet
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 102 Dock and Pier Maintenance It is essential to perform regular maintenance on boat docks to ensure the dock’s usefulness. Poor maintenance can lead to a dock breaking loose and causing a hazard in the open waters. The owners should agree to maintain all docks in an acceptable and safe condition. All docks and piers should be subject to inspection.
Unsafe dock
103 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Residential Wastewater Permitting, Registration, and Inspection Per section 3.2.16 of the Fannin County Subdivision Ordinance: Marinas should be permitted by and registered with the NTMWD. This will benefit the owner if emergency response or law “to use individual on-site septic systems for sewage treatment a suitability enforcement are called to the location. Initial and annual marina fees study will be performed on the property and the study will be submitted may be required. Additionally, all marinas are subject to inspection with the preliminary plat. The purpose of the study is to verify that all of by the NTMWD or Fannin County; therefore, the marina owner is the proposed lots in the subdivision will comply with the Fannin County responsible for making all improvements necessary to comply with regulations for on-site sewage facilities. The individual of company the lake edge development guidelines. It should be required that performing the study must be qualified to perform site evaluations under a marina owner maintain comprehensive general or public lability the rules for on-site sewage facilities. Minimum lot size is one acre per the insurance that is suitable for the type of commercial use in operation. Fannin County On-Site Sewage Facility Regulations.”
Undesirable marina If these regulations cannot be met, the homeowner must connect to a centralized sewage system. Ideally, all homes would be on a centralized wastewater system to protect water quality.
Nonresidential Guidelines for Marinas
Location Potential marina locations are identified and shown on the Future Parks and Trails Map in Figure 24.
Size and Height A marina should not exceed 30’ in height. All marina roofs should be pitched to provide aesthetic appeal.
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 104 Restrooms Safety Tips for Fueling Restrooms should not be allowed on docks, piers, or over the water • Clear the area of anyone not involved in fueling the boat in any manner. All restrooms for nonresidential uses must be on land and connected to an approved septic system or centralized • Make sure the boat is secure to the gas dock wastewater system. No portable restrooms should be allowed • Turn off engine(s) and electronics near the shoreline. All floating buildings must provide continuous connection to the marina’s wastewater system. • Never fuel around an open-flame or while smoking
• Keep nozzle in contact with the edge of the fill to prevent Fuel and Pumpout Stations spills Sanitary wastewater pumpouts are required for all marinas to • Do not top off tank – know how much fuel the tank address boats and RVs. Sewage will introduce dangerous pathogens can hold and stop at 90% because fuel expands as into the water and must be controlled and addressed properly. temperatures rise
Limiting the number of stations helps protect water quality. Boat • Clean up any fuel spill immediately and wipe down any fueling should be done at a gas dock. Fueling stations should be part of the boat that may have come in contact with fuel prohibited from using fuel with ethanol. Additionally, storing fuel in • Treat fueling operations with care and remain present the large quantities should be banned near the lake edge. The pumpout entire time stations should be connected to an approved septic system or • Use extra caution when fueling PWCs, since they sit closer centralized wastewater system. All fueling stations must have a sign to the water that clearly displays the TCEQ emergency spill hotline. All fueling • Report any fuel spills immediately to the TCEQ emergency docks should have wave protection to help stabilize boats. It is spill hotline at 1-800-832-8224 (24 hours a day) recommended to also have a personal watercraft (PWC) dock or platform to help stabilize the PWC.
105 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Fish Cleaning Stations of the vessel. Fish cleaning stations should be provided, which provides for the • To the extent practicable, minimize the use of soap and sanitary disposal of fish waste. Rinse water from stations should detergents in the marina environment. not runoff into the lake or use septic systems. Fish waste should not • Ensure vessels, and any portable containers on such vessels, are be disposed into the marina and fish cleaning on docks and floats appropriately drained of water to prevent the introduction or should not be allowed. spread of invasive species.
Pollution Control Stormwater runoff from marina parking lots and other impervious Recommended Guidelines: areas is a significant source of pollution. Activities at marinas (boat scraping, cleaning, fueling, engine repair, fisheries, etc.) can elevate • All areas of the marina should be cleaned on a regular basis pollutant concentrations in runoff. The following practices will to prevent oil, paint, dust, sanding residues, and other wastes minimize the impacts marina operations have on stormwater. from washing into surface waters, storm drains, ditches, swales, sloughs, and other watercourses. Boat Maintenance To prevent pollution and protect water quality, certain boat • All drainage associated with maintenance, sandblasting, and maintenance should be performed with the vessel out of the water. repair activities should be separated from other stormwater If there is a likelihood that pollutants may be lost in the water, the discharges, and best management practices specific to those maintenance should be performed in an area that is designed for activities should be employed to minimize the chance for that purpose. The following maintenance should be performed with release. the vessel out of the water or in a designated area: • Sweep or vacuum boatyard areas and collect the debris. • Repairs requiring the disassembly of the outboard or lower drive Sandblast grit, dust, and other work area debris should not units. accumulate. • Bilge repairs requiring opening or penetrating the hull. • Scraping, sandblasting, or painting the hull exterior or drive units. • Covered work areas can prevent contamination of stormwater • Interior or on-deck painting or similar activity involving aerosol run-off, and can reduce the need for structural controls. application with a risk of over-spray or drip beyond the confines
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 106 Public Boat Ramps Public boat ramps should only be located at public access points, as shown in Figure 22 or as amended in the future. Limiting the number of Examples of public boat ramps public access points will ensure that the water’s edge is protected and that the boat ramps can be easily maintained.
Recommended Guidelines:
• Each public boat ramp should have a designated parking area that is close to the ramp
• The parking lot should be connected to the ramp by the same pavement
• Boats that are trailered to launch at a boat ramp are typically 26 feet in length and all boat ramp facilities, including the parking lot, should accommodate this size
• The accepted national standard for the slope of a boat launch is 12% to 15%, and the preferred is 14%
• Each launch lane should be at least 20 feet - a 10 foot occupy zone and a five foot buffer zone on each side
• If more than one launch lane is provided, there should be boarding float access between each lane
107 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Nonresidential Setbacks A parking lot or permanent structure, other than a dock or a Undesirable boat storage combined storage area on the water’s edge, should be set back at least 100’ from the shoreline.
Nonresidential Wastewater All marinas and nonresidential uses must be connected to a centralized wastewater system or an approved system. Septic tanks should be prohibited.
Open Storage In areas around the lake’s edge, mini warehouses and open storage should not be viewable from any primary or secondary street. Open storage uses along the roadway should screen all storage from public view. Boats should not be stored out in the open. Boat storage areas Enclosed boat storage should be screened at least 6’ high with a masonry wall or a row of evergreen trees.
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 108 Water Quality Recommended Guidelines: The LBCR is an important water supply source; therefore, water quality is of the utmost importance. To ensure the best quality • Do not leave fuel containers on an open deck drinking water possible, certain restrictions will be put in place by • Store fuel in an approved container in vented storage areas the NTMWD. Boating and fishing will still be allowed. All sightings • Hazardous materials are not allowed to be stored on the marina of littering, pollution, or illegal dumping should be immediately (batteries, fuel, tires, oil, cleaners, antifreeze) reported to the lake office. In the event of a fuel spill, the Texas • Boats should be out of the water to be cleaned below the water Commission on Environmental Quality’s (TCEQ) emergency hotline line should be contacted immediately. • It is recommended to use a minimal amount of cleaning
Tires near the shoreline products • All cleaning products should be phosphate-free and biodegradable • Boats with sewage holding tanks must use an approved sewage pumpout facility at a marina around the lake • Report any boat that is submerged or partially submerged at a marina, since the boat may contain gasoline, oil, or other hazardous materials • Antifreeze is very harmful to water quality and the fish habitat and should be appropriately applied and properly disposed of Dumpster near the water • Properly dispose of any trash and litter • Any pollution concerns should be reported immediately
Immediately report any fuel spills to the TCEQ emergency spill hotline at 1-800-832-8224 (24 hours a day)
109 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Water Withdraw Water may not be drawn from the lake for residential or commercial uses unless approved by NTMWD.
NTMWD Easement (Flowage and Floodplain Easement) This easement is to be free and clear of all habitable structures. The easement cannot have any fill or dirt added to it. The easement is located between the 541’ elevation (take line) and the 545’ elevation. This is shown by the red line (easement contour) in Figure 25.
Figure 25. 545’ Easement Location
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 110 Erosion Control/Shoreline Stabilization Shoreline erosion is a natural part of any lake. Controlling shore Example of natural shoreline erosion is important to reduce sedimentation and the growth of algae and weeds, and to prevent property from eroding which decreases lot size. The following are basic stabilization methods to control and prevent shoreline erosion.
• Native vegetation – the deep roots of these plants keep the earth together and removal of the plants can cause the shore to weaken
• Gentle slopes – the gradual slope on a natural shoreline will absorb the energy of the waves
• Healthy trees – help to stabilize the shoreline Retaining wall
• Rip-rap – refers to medium/large granite or limestone stones covering the shore to prevent erosion by decreasing the impact of waves on the shoreline and is the preferred method of erosion control
Retaining Walls Retaining walls should be considered on a case-by-case basis and should be designed by an engineer. Retaining walls should be constructed from quality materials and should be designed to be aesthetically pleasing. Restrictions should be set for the amount of impervious surfaces that are immediately adjacent to the shoreline (excluding rip-rap and other bank stabilization structures). This will help to ensure best practices and preservation of riparian vegetation.
111 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards Lighting All boat docks, piers, and marinas should be lighted continuously Lighting examples from sunset to sunrise and should meet all lighting requirements established by NTMWD. All lights should be required to be fixed – not blinking – so boaters do not confuse the light with a buoy light. It is recommended that lighting be directed downward to clearly identify the marina. All lighting should be designed to illuminate the boat dock so that the light does not “blind” boat operators when they pass the structure. No bulbs should be directly visible to boaters or a neighbor’s property. The following outlines what type of lighting should and should not be used.
• White lights - discouraged because they attract insects and can have an adverse blinding effect on boaters
• Yellow/amber lights - encouraged because they are less likely to attract insects and are easy on the eyes
• Red/green lights - prohibited because boaters may confuse with the lighting that typically marks navigation
• Reflectors - must be white or amber and and at least 20 square inches and cannot be used to replace lighting
• Bulb wattage - low watts are encouraged (40 watts or less); low wattage fluorescent lights in incandescent bases have a longer lifespan
Chapter 6 | Lake Edge Development Standards Lower Bois d’Arc Creek Reservoir Comprehensive Plan 112 Electrical Recommended Guidelines: Electrical wiring over the open water surface should be prohibited. Additionally, it is the marina owner’s responsibility and liability to • All electrical equipment and materials must be approved by protect the safety of guests while on the marina. It is recommended the manufacturer for use in wet/damp locations that an electrical system on a marina be installed and maintained in • All electrical equipment and materials must be firmly compliance with the National Electrical Code (NEC) and the National attached to the surface on which they are mounted Electrical Safety Code (NESC). The National Fire Protection Association • Only copper conductors should be used (NFPA) 303 Marinas and Boat Yards document should also be used as • All electrical equipment that is in locations where physical a guideline. All electrical systems should be designed and installed by damage may occur must have guards or enclosures a licensed electrician. • All unused openings in boxes and conduits should be closed • Suitable covers should be on all boxes and enclosures to prevent accidental contact with energized parts • Electrical cables installed in the water should only be Type G, Type W, or Marina and Boatyard Cable • A strain relief device should be installed at all termination points • Never use extension cords in place of permanent electrical wiring • Low-voltage (non-battery operated) and solar-powered systems are highly recommended and must be in accordance with the National Electric Code (NEC) • Floating marinas must provide additional slack on wiring to accommodate varying lake levels • The service equipment used for the system must be located on the adjacent shore
113 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 6 | Lake Edge Development Standards
Summary | Lake Edge Development Standards
The lake edge and its future development is critical in determining the future of the lake. This chapter defines how the lake edge development will occur.
Major Themes:
1. Quality guidelines have been developed to show the vision for this type of development
2. Septic tanks are limited to large lot residential developments of one acre or more because of the hazardous effect that a failing septic tank can have on the quality of the water supply
3. Nonresidential guidelines have been established to promote quality marina development
4. Shoreline erosion control is recommended
5. The recommendations of this chapter should be enforced through a zoning ordinance
6. There are constraints around what can be constructed in the NTMWD easement
Chapter Purpose: To use the vision for the lake and plan recommendations to create specific implementation steps for the County to achieve the Chapter 7 vision of the Comprehensive Plan Implementation Plan
Introduction such efforts creates the County as it is seen and experienced by its citizens and visitors. If planning is to be effective, it must guide Successful plans establish a clear vision for the future and identify each and every individual development decision. The County, in its the steps necessary to achieve that vision. This section completes daily decisions pertaining to whether to surface a street or amend a the Comprehensive Plan by providing implementation techniques zoning ordinance provision should always refer to the basic concepts and priorities that address the vision, recommendations, and related outlined within the Comprehensive Plan. A private builder or policies established herein. This Implementation Plan is structured investor, likewise, should recognize the broad concepts and policies into a coordinated action program so that County leaders, staff, of the Plan so that their efforts become integrated into planning and other decision-makers can easily identify the steps that are efforts of the LBCR area and the County. necessary to achieve the vision for the LBCR. It is also important to note that counties or cities cannot afford to complete all of the Zoning and Subdivision desired tasks at once; therefore, it is important to identify the top The processes for reviewing and processing zoning amendments, priorities that are most critical for achieving the vision. Many of development plans, and subdivision plats provide significant these recommendations will take several years to complete, but this opportunities for implementing the Comprehensive Plan. Each zoning plan will help the County to identify action items. and development decision should be evaluated and weighed against The Role of the Comprehensive Plan applicable recommendations and policies contained within this Comprehensive Plan. The Plan allows the County to review proposals and requests in light of an officially prepared document adopted A Guide for Daily Decision-Making through a sound, thorough planning process. If decisions are made Many diverse individuals and groups will be involved in the that are inconsistent with Plan recommendations, then they should development of land surrounding the lake. In the future, each include actions to modify or amend the Plan accordingly in order new development that takes place represents an addition to the to ensure consistency and fairness in future decision-making. The County and the lake area’s physical form. The composite of all
117 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 7 | Implementation Plan zoning ordinance represents a significant measure that the County continued applicability of the Plan in light of current conditions. By can take to implement Comprehensive Plan recommendations. such periodic evaluations, the Plan will remain functional, and will continue to give civic leaders effective guidance in decision-making. A Flexible and Alterable Guide During reviews, consideration should be given to the following: The Comprehensive Plan for the LBCR is intended to be a dynamic planning document – one that responds to changing needs and • The County’s progress in implementing the Plan; conditions. Major plan amendments should not be made without • Changes in conditions that formed the basis of the Plan; thorough analysis of immediate needs, as well as consideration • Community support for the Plan’s goals and recommendations; for long-term effects of proposed amendments. The County • Changes in County officials’ policies and priorities; and Commissioners, Zoning Commissioners, and other officials should • Changes in State laws. consider each proposed amendment carefully to determine whether it is consistent with the Plan’s goals and policies, and whether it will Complete Review with Public Participation be beneficial for the long-term health and vitality of the LBCR area. The Comprehensive Plan should undergo a complete, more thorough review and update every five to ten years. The review and updating Annual Reviews process should begin with the Zoning Commission and should At one-year intervals, a periodic review of the Plan with respect to be a complete review. Upon completion of LBCR, and its filling current conditions and trends should be performed. Such ongoing, with water, it is likely that the County will need to reevaluate the scheduled evaluations will provide a basis for adjusting capital Comprehensive Plan to ensure it adequately addresses development expenditures and priorities, and will reveal changes and additions and growth. Specific input on major changes should be sought from that should be made to the Plan in order to keep it current and various groups, including property owners, civic leaders and major applicable long-term. It would be appropriate to devote one annual stakeholders, developers, merchants, and other citizens who express meeting of the Zoning Commission to reviewing the status and an interest in the long-term growth and development of the LBCR.
Chapter 7 | Implementation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 118 How to Implement Chapter 3: Future Land Use Plan
1. Adopt Zoning Regulations 2. Utilize the Full Boundaries 3. Coordination for New Lake of the Zoning Authority Parks Action The County should adopt zoning regulations Action Action in accordance with the Future Land Use Plan The County should adopt zoning regulations The County should work with other local and Map. within 5,000’ of the shoreline (534 feet AMSL) governments and reach out to landowners in accordance Texas Local Government Code regarding the possibility of creating parks at Rationale Section 231.132. the locations shown on the Future Land Use Zoning will ensure that future developments Map. will occur according the Future Land Use Rationale Plan and Map. In order to provide the best environment to Rationale manage new development, it is necessary Parks are generally acquired in two manners. to apply zoning within the entire 5,000’ First, a local government can purchase land area around the lake. With the exception from a property owner for a park. In this of the intersection of US 82 and FM 897, case, the sooner parkland can be purchased, the land from 3,500’ to 5,000’ is shown as the more affordable the land is to acquire. agriculture and will serve to keep the area The second manner is through a partnership predominately rural and also as a buffer with the landowner, which generally occurs to the other zoning districts, which will be when the landowner develops the land applied closer to the lake shore. and would like the local governments to eventually take ownership for operation and maintenance for the park.
119 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 7 | Implementation Plan 4. Amend County’s 5. Coordinate with Local 6. Protect the Visual Subdivision Ordinance Residents, the City of Appearance of US 82, where Bonham, and NTMWD to possible Action Ensure Water Quality in the Amend the County’s subdivision ordinance to Watershed Action require two points of access into residential Ensure zoning regulations protect the look subdivisions, as well as trail connections. Action and feel of the highway by prohibiting A committee or civic group (e.g., Friends of open storage or by requiring businesses to Rationale the Lake) should be created to help monitor provide adequate screening in the 5,000’ As new residential development occurs, the and identify areas contributing to sediment zoning area. Additionally, landscaping and County’s subdivision ordinance will be used and pollution runoff, promote the care and building design standards will be needed to regulate the design of neighborhoods and beautification of the lake, and be a forum for for commercial developments along this this design should reflect the vision of the public comment and involvement. important corridor. Comprehensive Plan. Rationale Rationale A committee or civic group should be US 82 will be the main entry into the lake developed to ensure the quality of the lake community. In order to attract desirable can build support for implementing the development, the highway frontages should vision and serve as a way for the general be well-designed and built with quality public to become involved with lake affairs. materials. If left unchecked, the highway corridor can quickly develop a cluttered appearance with low-quality development.
Chapter 7 | Implementation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 120 How to Implement Chapter 4: Transportation Plan
1. Adopt County-Wide 2. Coordinate with TxDOT 3. Amend the County’s Thoroughfare Plan Subdivision Ordinance Action Action The County should coordinate with TxDOT Action The County should adopt a County-wide for opportunities of cost-sharing and Amend the County’s subdivision ordinance Thoroughfare Plan that addresses roadway prioritization of roadway improvements. to apply the recommended roadway rights- needs across the County. of-way. Rationale Rationale With the adoption of this Plan, County Rationale A County-wide perspective would help leaders now have another tool to use in As development occurs and land is address regional and local issues, such as discussions with TxDOT. This Plan can be subdivided, developers must dedicate right- ensuring that the LBCR area is appropriately used to show where future growth will occur of-way for roadways in accordance with the connected to the region. and to request funding participation from subdivision ordinance. Therefore, it is critical TxDOT. to amend the ordinance to ensure the rights- of-way are dedicated.
121 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 7 | Implementation Plan 4. Promote Commercial 5. Plan for Secondary and 6. Require Curbs on Local Development along Primary Roadway Improvements Roadways Roadways Action Action Action While the need for roadway improvements In order to prevent the deterioration of If the County is involved in partnerships or may be years away, the County should roadway edges, curbs should be used in all agreements regarding land development, assess which roadways, if improved, residential subdivisions with new roadway then land along the Primary corridors should are needed to promote the desired construction. Curbs may be standard or be developed first according to the Future development. ribbon design. Land Use Plan and Map. Rationale Rationale Rationale In order to attract the quality As a road ages, the edges can become It is desirable to allow land along the primary development the County desires, the cracked and broken. This is common in corridors to develop to take advantage roadway infrastructure system needs to rural areas where curbs are not typically of existing roadway infrastructure and to accommodate the projected uses. used, which poses both aesthetic and allow for faster responses from emergency safety issues. Aesthetically, these roads services. are unappealing and can detract from the appearance and value of a neighborhood. The main safety concern is that vehicles tend to travel in the center of roads to avoid being next to the edge and can create situation where two vehicles cannot pass each other at the same time.
Chapter 7 | Implementation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 122 How to Implement Chapter 5: Parks, Recreation, Trails, and County Connectivity Plan
1. Program and Prioritize Park 2. Coordinate Trail 3. Utility Line Trail Sites Construction Action Action Action As land is developed along the utility The parks sites should be programed Trail construction will occur over several corridor, the County should make efforts to (e.g., determined by type of facilities) and decades, but the County should reach out to develop a trail within the utility easement. prioritized in order of first to be developed. landowners and easement holders regarding If possible, the County should investigate the future development of trails. purchasing the land within the utility Rationale easement from the property owners. The Plan shows park sites around the lake; Rationale Generally, most property owners when however, a more detailed analysis should Trail construction and the acquisition of land developing the land would likely be favorable be performed regarding the type of facilities or the right to build a trail can take decades. to selling the land with the easement and activities that should occur at each park Trails around the LBCR will most likely only because the land will never be developable site. For example, some park sites may occur when a landowner develops the due to easement restrictions. be well suited as a nature preserve with property. The other means that trails will natural habitat for bird watching, while other be constructed are within roadway rights-of- Rationale sites may be more suited for playground way or within parks. Finding trail corridors that are already facilities and picnic areas. Once the park cleared and ready for use is a difficult task. sites have been programed, the sites should Generally, utility easements are used for be prioritized to determine which park site trail locations because the land is free and should be constructed first. clear of any obstacles. Additionally, they are used for trail locations because utility easements typically run through areas that are beneficial to connect by trails (i.e., residential developments to nonresidential development).
123 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 7 | Implementation Plan 4. Plan for Regional Trail 5. Plan for Trails along Certain 6. Develop a Park Planning Connections Roadways Commission
Action Action Action Plan to connect LBCR with the future Lake Utilize the trails map when new roadways Develop a park planning commission Ralph Hall and the Northeast Texas Trail are being constructed to ensure trails are to be charged with the oversight of the (NETT). constructed in the right-of-way. development of the County’s recreational system. Rationale Rationale In order to make the recreation areas Trail construction and locations can be Rationale unique and desirable, a regional connection difficult issues to address. If the construction This will help to ensure that the planning to the future Lake Ralph Hall and NETT is of a trail can be timed with construction of of the recreational system is strategically needed. Regional trails offer opportunities a roadway and built within the right-of-way, coordinated. to connect Fannin County’s two major then there are fewer complications with site recreational features (LBCR and Lake selection and funding. Ralph Hall). Honey Grove and Ladonia are connected by SH 34, but were also once connected by the “Old Bob” rail line. This rail line was abandoned over 70 years ago, but evidence of its location remains. The highway, or old rail line, could be a major recreational opportunity to connect the two lakes.
Chapter 7 | Implementation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 124 How to Implement Chapter 6: Lake Edge Development Standards 1. Continue Partnerships with 2. Work with Water and 3. Incentivize Connecting NTMWD to Ensure Quality Wastewater Providers to to Water and Wastewater Boat Docks Extend Lines System
Action Action Action Continually work with NTMWD to ensure To encourage water and wastewater lines The County should investigate incentives for that quality boat dock facilities are being to service the LBCR area, the County should developers to connect homes to centralized constructed and update the Comprehensive coordinate with local providers in an effort water and wastewater systems. These Plan if needed to address any unforeseen to provide services to the area. This will help incentives could include participation in issues with boat dock construction. to avoid the use of wells and septic systems, roadway improvements or other public since septic systems can pose a hazard to infrastructure improvements that will help Rationale water quality. benefit water quality. The NTMWD will be the sole entity responsible for permitting boat docks on Rationale Rationale the lake, but the County may assist NTMWD Water/wastewater providers, such as Since the County is not a water or in implementing and enforcing NTMWD’s Municipal Utility Districts (MUDs) or wastewater provider, its authority is regulations for such boat docks. The Water Supply Corporations (WSCs), somewhat limited regarding water and County’s responsibility is to set the vision provide services to the LBCR area. With wastewater planning. Incentives can be for the quality of the development on the a quality infrastructure system from the one element that can help supplement the lake. Having NTMWD as a partner to ensure providers, land will be better able to handle County’s zoning and subdivision authority. quality development is the best method for development than if left to develop on wells According to State law, approved septic promoting the vision for the lake. and septic systems. Wells can be suitable tanks cannot be prohibited on properties for rural residential use, but may not be one acre or larger; however, the use of adequate for fire protection in a subdivision. centralized wastewater systems is highly Septic systems can fail if not properly encouraged. maintained and can pollute the lake, as has been the case in other Texas lakes.
125 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Chapter 7 | Implementation Plan 4. Educate Property 5. Prohibit Dumping and Open Owners on Marina Sites and Storage Adjacent to the Lake Boat Docks Action Action Establish zoning regulations to prohibit Since only three marinas are shown on the dumping of tires and other debris and open Future Land Use Plan, the County should storage adjacent to the lake. work closely with the property owners in the zoning process and help educate owners Rationale regarding the vision for the lake and help The vision for the lake is one of high quality. with coordination with NTMWD. Additionally, The public expressed that some lakes in residential property owners should be Texas have not been well kept. These lakes educated to ensure quality boat dock have a very negative image with poor quality development and stream bank stabilization. development, which is what the public and County seeks to avoid with the LBCR. Rationale In lake edge developments that include access to the lake, there will always be at least three groups involved in development - the property owners, NTMWD, and the County. These three groups all have an interest in seeing quality development around the lake. The County should be focused on educating the public and coordinating with owners and NTMWD.
Chapter 7 | Implementation Plan Lower Bois d’Arc Creek Reservoir Comprehensive Plan 126 Summary | Implementation Plan
The following are the top ten implementation actions in order of importance. The actions should be pursued with the adoption of this comprehensive plan.
Top Priorities for Implementation:
1. Adopt Zoning Regulations (FLUP #1)
2. Utilize the Full Boundaries of the Zoning Authority (FLUP #2)
3. Continue Partnerships with NTMWD to Ensure Quality Boat Docks (Lake Edge #1)
4. Program and Prioritize Park Sites (Parks #2)
5. Work with Water and Wastewater Providers to Extend Lines (Lake Edge #2)
6. Plan for Regional Trail Connections (Parks #5)
7. Coordination for New Lake Parks (FLUP #3)
8. Plan for Trail along Certain Roadways (Parks #7)
9. Amend the County’s Subdivision Ordinance (Transportation #3)
Appendix
Acknowledgements Consultant Team | Freese and Nichols Thank you to the following people for contributing to the Dan Sefko, FAICP, Project Director development of this Comprehensive Plan: Daniel Harrison, AICP, Project Manager Chelsea Irby, Project Planner Fannin County Judge Bryan Gant, GIS Mapping/Analyst Creta L. Carter II Mireya Varela, Planning Support
Fannin County Commissioners Mapping Gary Whitlock, Precinct 1 All maps found in this Comprehensive Plan can also be found in this Stanley Barker, Precinct 2 appendix. Jerry Magness, Precinct 3 Dean Lackey, Precinct 4 Online Comments Fannin County Zoning Commissioners All comments submitted through the project website can be found in Gary Fernandes this appendix. David Johnson Dustin Knight Bob McCraw
Fannin County Staff Leah Gibby, Executive Assistant to the County Judge Rita Watts, Former Executive Assistant to the County Judge
129 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix Lower Bois d' Arc Creek Reservoir Neighboring Counties
Texas Counties Oklahoma
Future Lower Bois d' Arc Creek Reservoir Lamar County Grayson County Fannin County
Delta County
Collin County Hunt County
F 02.5 5 10 Miles
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 130 County Road2025
2305
Road Road 2315
County County Park Club County Rd 34 Farm-to-Market R Lower Bois d' ArcRoad 2030 Creek Reservoir o Lake a
d
County 9
Planning Area 2 Road 2026 4
County Road 2245
0 County County Road 2200 0
Road County 2 Planning Area Reservoir Surface (Elevation 534'-Conservation Pool) 9 2025 Road 2025 Road 2200 County
d Road 2000 County County Take Line (Elevation 541'-Flood Pool) 5,000' Lake Buffer Road 2251 a
o
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Easement Contour (Elevation 545') Area Municipalities 2250 Road County Lake
t County Crockett County County e
Road County Road 2275 Butler
County Road 2020 Road 2005 k
2005 Road 2015 r Bonham Farm-to-Market Road 2216 a Coffee County Road 2015 County County M Road County Road 2295 Mill Lake Road -
County Road 2200
2020 Daniel
2006 Boone Lakeshore o
t County County Road 2300 2710County Road - County Road 2210 Road 2280 County Road 2010 Farm-to-Market Road 273 County Road 2220 m Lake r
a Road 2070 Quail
County
County F Haven Road 2215 County County Road 2285 Road County Road 2225 County 2225 Road County Road 2040 1125
County Road 1140 County Road 2260
County Road 2280 County Road 2700 County
County County Road 2265 Road 2800 Road 2230
Road 2670
Road 273
County County Road 2290
County Road 2275 F C Farm-to-Market
County Road 2235 County
2045 Road 2665 Road
County Road 2710 Road County
County
Road 2240 Cty Rd 1150 County 2276 County County
Road 2270 2271
Road Road Road County 2640 F County County 2720 Road 2810
a Road 2275
Road 2645 County Road 2655
County r County Road 2810 County Road County Road 2655 2600 m County Road 2725
To be Abandoned - County Road 2820 County t Road
Cty Rd1155 2815 o Cty Rd County Road 2730 - M 1160 F C 2500 Danner
County a
Road 2740
County Road 2625
County Road 2620 r County
County k Road County
Road 2600 Road 2735 e County 2835
Road 1155 County Road 61 t Farm-to-Market County 2 5 R Road 1753 Road County Road 2605 1420 Lower Bois d' Arc Creek Reservoir o
F C 2505 (surface elevation 534') a
F C 2510 County d
Road 2615
Park 1 County 0 Road
0 2840 Oakland 2765 Road County County
County Road 2630 County Road 2985 High Point Road 1425 F C 2515 Ramp Beavers Point F C 2680 Shore Ridge 2986 Road
F C County
1435
Road
County 2526 Lake
County Nunn 6
Short
F C F C F C 2520 9 County Road 1430 Boyd 2516 2523 Lake County
3 Road 2750 Mitchell Bonham County Road 2955 Road 2850
County Road 2980 1
County Road 1450 Road County County d Shore Road 2770 Lakeside ParkviewLake a View Oak Shore View County Road 2980 o Post Road 2960 Oak
County Boyd R St Rec Rd 3
t
County Road 2815 Lake County Road 2855
e
County Road 2955
k County Road 2865 County Road 2992 Road 2908 r County Road 2610 County
County Road 2950 a County
HighwayState 78 M
County Road 2901 Road 2950
Corey - County Road 2765
Ann
o
1460 Road
County County Road 2900 t
-
Amy 50 County Road 2870
m
County r
Road 29 a F
County Road 2965 County
County Road 2990
State Highway 121 Highway State Road 2991
Bicentennial County County Road 2993 F C Broadfoot Albert Road County Road 2910 2997 1565 County County Road 2997 Bicentennial County Road 2995 County Road 2900 Road 2915 County County Road 2992 Road 2992 County Road 2790 State County Road State 82 2790 Loop 18 ay Loop 18 United States Highw County Road2906 Lone Star 7 County Road2975 Winkler County
Pecan
9
y Road
Arbor t 2876 Bend
9
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Lusk Village Bluebird n
Hunter
Agnew 2
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Fannin Honey 5th 15th County Road 2998 u
Oaks Oak 12th
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Albert Silo County a Farm-to-Market Road 1743 Bois D
Franklin
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14th
Path 4th
Pecan
15th
16th County 7th R 15th Oriental Main 9th Main 15th Road Piner Seven Oaks 4th
Union 2nd F 15th County Kelly 6th 2996 Market
Pine 15th
Lee 13th Park Road 2925 13th 13th County Commerce 15th 12th Main 14th
11th Road 1st County
Yeager 5th Dodd 3rd 12th County Road 3416
8th Franklin Carpenter 2971 Road 3500
10th
Lynn County Road 2935 0 10.5 Miles Pecan 9th
Evans Chinner Beech City County Road 2970 8th 8th Main 7th 8th
County Road 2910
Thomas 6th 5th
Chestnut 6th
6th
Beech Star
5th 4th Sulphur County Sam Raybu County Road 2936 County County Katy rn Road Piney 2996 Road 3rd 3rd 3rd 3rd Road 3211 Old 2nd Lipscomb RoadCounty 3010 3515
Cherry 1st 2nd Main Ector 1st County Road 321
Mills
Oak White Bullard County Road County 4 th 5th County 1st 3215 Road 3415
Mills State Highway 34
streeter
Center Road Windom County Morgan Walk
Bills 3015
enderson raz
3200 County Road 3440 Road Road 3400 F C City Lake 0 Main Main
enton 3010
Farm-to-Market Road 824 County B B H
131 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix County Road County Road 2315 Bigsby 2100 Cemetery County E Road
ad 2554 2310 Ro
Road 2025 Road 2315
County Farm-to-Market County County Lower Bois d' Arc Creek ReservoirFarm-to-Market Road 273 Fc 2415 Park Road 2305 Club Lake County Rd 34 Physical Features InfluencingRoad 2030 Development County
E Road 2026 County Road 2245 Cemetery ReservoirNew Hope Surface (ElevationCounty 534'-Conservation Pool) County Road 2295 Bettis Cemetery E Road 2200 Fc 2425 Cemetery County E County Road Road 2200 CableRoad 2000 Water Bodies over 10 Acres 2025 County County Road
County
2251 County Road 2275 Farm-to-Market Road 409
Road 2200 Electric Utility 100 Year Floodplain (NHD) Farm-to-Market Road 2029 Pilgrims
Road 2015
County Rest County County Gas PipelineCounty 5,000' Lake Buffer Cemetery County Road 2415 Lake Crockett Road Road 2005 Road 2020 E Farm-to-Market Road 2216 Road 2015 2005 County County Farm-to-Market Road 274
Coffee Road James Water Littoral Zone Wetland Area Fannin Mill 2805 County County Lake McShan Road Road 2020 Road 2710 McBurnett
County Proposed2006 Dam Road Caddo National Grasslands County Road 2250 County Road 2300 County Road 2210 County County Road 1135 County Road 2010 State Highway78 Road 2280 Lake
Dam County Area Municipalities Quail Road County 2070 Haven Road 2220 County CountyRoad County 2215 Orphanage Road 1120 Take Line (Elevation 541'-Flood Pool) Road 2700 Cemetery Wilks County County Road 2225 E Road Cemetery County Road 2040 E CountyEasement Contour (Elevation 545') 2225 County Road 2285 Road County County Road 1140 1125 Road 2260 New Salem Cemetery County Road 2800 County Road 2280 E County Road 2265
County Road 2710
County Road 2275
County Road 2235
Road 2240
County County Road 2290 County Farm-to-Market Road 1396
F C 2045
County Road 2230
Road 2705
2670
Road
Cty Rd County
Farm-to-Market County
2271 Road Road 2270 County 1150 County
Road 1396 Road 2273 E Farm-to-Market Road 1396 County Road County Farm-to-Market Road 1396 County County 2640 Road 2665 Gum Springs Road Road 2645 Road 2720
County County County Road 2655 Cemetery 2810 County Road 2815 Road 2600 Shiloh
County Farm-to-Market Road 100 Road 2655 County Road 2725 County Road 2810
Cty Rd 1130 County Cemetery
Road 2625 E County
Cty Rd1155 White To be Abandoned Road 2820 Center Grove Cemetery Farm-to-Market Road 273
Cty Rd Danner Cemetery E County Road 2730 F C 2500 E Road 2740
1160 County
County Road 2620
County
Road 2600
Owens County Road 2645 County Road 2835 County
County Road 2845 Road 1155 Cemetery County Road 2615 County E County Farm-to-Market Road 1753 County Road 2605 Road 2735
Road F C 2505 1420
County
State Highway78 F C 2510 Road 2615
Park
County Road2630
County Road 2610 County Road 2840 Stancel County Cemetery Lower Bois d' Arc Creek Reservoir County E Road 2985
Timbercreek (surface elevation 534') Road 1425 Beavers Point Ramp F C 2680 County
Shore Road 2765 2986 Road County
County Road 2815
Road 2865 County Road 1415 F C 2526 County 1435 Road F C 2515 Nunn
County Short Allen F C F C County Road 1430 Boyd 2523 Chapel F C County 2516 Vineyard 2520 Cemetery Mitchell Lake Bonham County Umble Grove Road 2750 E County Road 2850 Road 2955 Cemetery Cemetery Lake View E Shore County Road 2980 E County Smith Road County 396 Lakeside Cross Family 2770 Post County Oak Road 2955 Cemetery Road 2960 Road 2980 County Cemetery Road 1455 Boyd E County St Rec E
County Road 1450 Lake
Rd 3 County Road 2855 County Road 2865 Brown Shed F C Rd 1410 Cemetery County Highway 78 E Farm-to-Market Road 273 County Road Road 2950 2908 State County
Farm-to-Market Road 1
County Road 2901 Road 2992 1460 Road White County Corey Ann Onstott Cemetery County E County Road 2900 Road 2945 County Cemetery Highway 78 E
Amy Road 2950 County Road 2870 State
County
Wolfe and Road 2990
Farm-to-Market County State Highway 121 Carlisle Cemetery Smyrna Road 2965 Farm-to-Market Road 898 E Road County 897 Cemetery
County Road 2765 Albert Broadfoot Albert Farm-to-Market Road 1743 E Road 2991 County
County
F C County Road 2910 Road
Road 2900 County 1565 County 2997 Road County Bicentennial Road 2997 2915 County Road 2995 County Road 2790 County State United Road 2992
Center
2992
Road Road
State County Loop 18 States Loop 18 Highway 82 United States Highway 82 United States Highway 82 2790
Bayou Island Farm-to-Market Road 897 Road Farm-to-Market Lone Star
Arbor 10th County
County Road 1555 Rainey Bend Road Main Pace Cemetery Maple Village Russell County Road 2905 2876 Russell County Road 2900 E E Lusk Lee Cemetery County Oakwood Walnut
County E Road 2997 Oak County County Road 2999 Cemetery
Road 2975
121 5th
Meadow Elm 14th Road 2905 County Road 2998 Center
Silo Highway Liberty Poplar
War Albert Boyd Bois D Arc State Highway 56 County
Broadfoot 2nd
Path Main 6th Hickory Road 2906 Cedar Pecan Main 15th Seven Oaks County County Island Market County
Franklin Market Bayou 8th County Road 2935 15th Oak Road
13th Road 2970
13th Main 12th Commerce 12th 12th 12th 12th Road 2925 County 2996 Pacific 14th 11th 11th Scott
8th 10th Willow Wild 10th Pecan Vannoy Road County Road 3500
Lynn
County 9th Main
Evans Chestnut 2971
Cemetery 8th Maple
Road 2936 Cemetery Honey Grove 7th Willow E E 7th County Road 2910 Pine Cedar 6th Inglish 5th Dodd City E
Bonham 5th County
2996 County Road Sam 5th Cemetery 4th Bullard Cemetery Sam Rayburn County
Road 3416 Sulphur Center E 3rd Road 3211
Rayburn White Piney Elm 2nd State Highway 56 Old 2nd 2nd Oak 1st County Ector Chestnut County Road 3515
English Road 3010 Mills United 6th County Road Main Shilo 3215 Windom United States 4 th 5th 5th 1st
Majors 4th 3rd Cemetery Dodd City F States Highway 82street County E County Road 3400 County Road 3210 Main 4th Main Highway 82 Texas Braz City Road 3440 E Elm
Farm-to-Market Road 2077 Road Farm-to-Market
Lake 1st Maple Gates Hill Wall
County County 3rd Cemetery F C 3010 0 10.5 Miles Road 3015 Road 3220 County Robinson Farm-to-Market Road 824 County Road 3525 Road 3515 Wood Cemetery E Farm-to-Market Road 271 County Road 3415
State Highway 121 County
State Highway 34 Fannin Memorial Road 4205 County Home County Road 3410
County Road 3070 County Wall State Highway 78 County
Cemetery County Road 3425 Gardens Road 3200 F C 3045 E Cemetery F C 3025 Road 3230 E E
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 132 McIntire Lower Bois d' Arc Creek ReservoirLake Crane Riverby Ranch Mitigation Area Lake Shellenburger Oberlin Lake Riverby Ranch Mitigation Area Reservoir Surface (Elevation 534'-Conservation Pool) Lake Carman Lake Caddo National Grasslands Number 2 5,000' Lake Buffer Red River
Osborne Planning Area Area Municipalities Lake Number 1 Take Line (Elevation 541'-Flood Pool) Rivers, Streams Easement Contour (Elevation 545') Riverby Ranch Mitigation Area
Blue Lake
Cutoff Lake Farm-to-Market Road 2554
County Road 2130
County Road 2125
County Road 2110
County Road 2300
County County Road 2100 Road 2035
Lake County
Road Fannin 2305 County Road 2315 Bois d' Arc Creek
2252 F CoF Rd County County Road 2315 Road
9 2310
2
Road 2025 Farm-to-Market Road 273 County Park 0 County Rd 34 Club Fc 2415 2 Farm-t Road 2030 o -M Lake
d
a
County a
r Road 2026 County o County Road 2415 County k County Road 2245 Road 2200 County Road e R County Fc 2425 Road 2025 County 2200 Farm-to-Market Road 409 Road Road t 2000 2025 County t 9 Road 2251 e 0
S k R 4 County oad
County Road 2295 r
CountyRoad 2250 t Road 2200
County Road 2275 a a County County t Road County Road Butler e Road 2020 M
Farm-to-Market 2005 County Farm-to-Market Road 2216 2005 - Bonham County Road 274 H Road 2015 Road 2805 Road 2015 County o Coffee County t i
Road - g County Mill Lake Austin 2020 Stephen hw Road 2006 CountyRoad 2710 County m County Road 2300 Lake County Road 2210 r County Road 2010 Road 2280 Lakeshore
County a Crockett ay Road 2220
F Lake Quail
Road2070
County County
County Road1135 Haven County Road 1120 7 County Road 2215 County Road 2285 8 Road County Road 2225 County State Highway 78 2225 County Road 2700 Road County Road 2040 1125 County Road1140
County
Road 2260 County Road 2280 County Road 2800
273 Road County Road 2265 County County County Road
Farm-to-MarketRoad 2029 2705
Road 2275
County Road Road 2290 Farm-to-Market
Road 2670 Farm-to-Market
Road 2230 County
F C F County Road 2240
2045 Road 2710
County Road 1396 County Farm-to-Market Road100
Farm-to-Market 2270 County Road Road
County Road 2235 Road 2665
Road Farm-to-Market County County 2271 Farm-to-Market Road 2276 County Cty Rd 1150 1396 Road 1396 County County Road Road 1396 Road 2635 Road Highway 78 Road County 2720 2640 County 2810 State County Road 2655
2645 Cty Rd 1130 Road Road 2810 County County Road 2600
County Road 2725 County To be Abandoned
County Road 2730 Road 2820 County County Road 2845
2615 Road 2815
Road
CtyRd1155
County
Cty Rd 1160 F C 2500 5
Danner
Road 2740
County
1
CountyRoad 2645
Road 273
6 County Road 2625
County Road 2620 Farm-to-Market County
County Road 2 County Road 2835 Road 2600 County County 2615 Lower County
Road Road 1155 County Road Farm-to-Market Road 1753 Road County Road 2605 Road 2735 1420 Bois d' Arc Creek Reservoir
F CF 2505 F C 2510
County
Park Road 2615 (surface elevation 534')
Oakland County CountyRoad 27 County Road 2840 Road 2985 County Road 2865 County County Road 2630 F F C High Point Road 1425 2515 Ramp F C 2680 a Beavers Shore r 2986 Road m
Point County
1435 County Road 2815 Road F C 2526 Nunn
County F C F C -
County Road 1415 2523 65 County County
County Road 1430 Boyd 2520 t Road 2750 o
Mitchell County Road 2955 Road 2850
- M Shore CountyRoad 1450 County Road 2980 County County Road 2955 Road 2770
Lakeside County Road 2610 a County Parkview County Road 2980 Post Road 2960
Road 1455 Oak r County k
Boyd Road 273 St Rec
Shore F Rd 3 e
F C Rd Lake Farm-to-Market 1445 t County Road 2855 County Road 2865 Farm-to-MarketRoad 1396
Road 2908 County Road 2992 R County F C Rd 1410 County Road 2945
Highway 78 County Road 2950 00.5 1 2 Miles o State
County Road 2765 Corey a
County Road 2901
1460
Road Ann d
State County County Road 2900 County Road 2950 Highway 121 Highway 78 Amy Farm-to-Market County Road 2870 State
Road1743 County 1
Road 2990 3 Farm-to-Market Road 2900 Farm-to-Market County County 9 Road Road Road 898 County Road 2965 6 898 County 2991 Road
Albert
roadfoot
ounty
1555 County Road 2910 Road
B C 2997
133 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix Lower Bois d' Arc Creek Reservoir Neighboring Municipalities
Northeast Texas Trail Reservoir Surface Riverby Ranch Fm 197 Farm Mitigation Area Road Abandoned Rail Line Area Municipalities 1499 Riverby Ranch Mitigation Area Streets
State Hwy Caddo National Grasslands Rivers, Streams 75a Fm 1499
Fm 79
Us Hwy 69 Ramp Exit Us Hwy 75 71 Farm Road Fm 1499 Fm 84 Fm 273 1499
F Farm-to-market Road 1500 Road 120 Fm arm
Main 120 Farm Road 2352 Hull Bells
75a State Hwy F-m 2216 Fannin Fm 2029 Spur Fm 79 503 County
State Hwy 78 Fm 100 Fm 38 State Fm 1396
Hwy 75a
Fm 1753
274 Fm Lamar Fm 1753 Us Hwy 69 Future County Us Hwy 82 Ravenna Fm 2645 Lower Bois d' Arc Creek Us Hwy 82 Reservoir
Fm To Hwy 78 Us Hwy 82 1417 State Us Hwy 82 State Hwy 56 Paris Fm 898 State Hwy 121 Ramp Frontage Us Hwy 82 Road Ramp Fm Butler Ramp F-m 1506 1417 Oak Grayson Savoy Us Highway 82 Honey County Bonham Dodd State Fm 1752 State Loop Grove Pine State Hwy 56 Ector Hwy 56 391 Ramp City Windom Farm Road 137 Fm 2122
High F-m 38 Farm Road 137 State Hwy 11 Fm 1184
Fm 271 F-m 2077 F-m Elliott Fm 898
1743 Farm
Road Ball Cedar F-m 824 Fm 902 Fm 151 State Hwy 78 Pine Fm 38
F-m 3297 F-m 1550
Fm 2729 Us Hwy 69
Fm 128 Ramp Fm 68 Future Ralph Hall Fm 128 Reservoir Bethel Cannon State Hwy 121 Fm 198 Fm 64 Delta Fm 121 Ramp Bailey Ladonia County State Hwy 11 Fm 2456 Main StateHwy 160 State Hwy 34
6th Us Hwy 69 State Hwy 24
Us Hwy 75 Trenton State State
Oak Fm 64 State Hwy 5 Hwy Hwy 24 State Hwy 154
Fm 981 Fm 816 121 Locust State Hwy 50 7th Collin Fm State Hwy 78 Main Hunt 1528
County LeonardUs Hwy 69 wy75 County F Fm 2862 State Hwy 121
UsH State
Hwy Fm 272 4th 121 01 2 4 Miles Fm 455 Fm 455 To State Hwy 24 County County
Fm Road Road
Farmersville 2655 Fm 156 4610 4612 State Hwy 121 Fm 2862 CountyRoad Fm 1562 365 Fm 981 6 6 Fm Fm 545 Fm 545 3
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 134 Lower Bois d' Arc Creek Reservoir Major Drainage Basins
Bois d'Arc Creek Reservoir Surface (Elevation 534'-Conservation Pool)
North Sulphur River Area Municipalities Riverby Ranch Fm 197
Farm Mitigation Area Road Riverby Ranch Mitigation Streets 1499 Caddo National Grasslands Rivers, Streams
State Hwy 75a Fm 1499
Fm 79
Us Hwy 69 Ramp Exit Us Hwy 75 71 Farm Road Fm 1499 Fm 84 Fm 273 1499
Farm Farm-to-market Road 1500 Road 120 Fm
Main 120 Farm Road 2352 Hull Bells
75a State Hwy F-m 2216 Fannin Fm 2029 Spur Fm 79 503 County
State Hwy 78 Fm 100 Fm 38 State Fm 1396
Hwy 75a
Fm 1753
274 Fm Lamar Fm 1753 Us Hwy 69 County Us Hwy 82 Ravenna Fm 2645
Us Hwy 82
Fm Hwy 78 Us Hwy 82 1417 State Us Hwy 82 State Hwy 56 Bois d'Arc Creek Fm 898 State Hwy 121 Ramp Frontage Road Ramp Drainage Basin Fm Butler Us Hwy 82 Ramp F-m 1506 1417 Oak Grayson Savoy Us Highway 82 Honey County Bonham Dodd State Fm 1752 State Loop Grove Pine State Hwy 56 Ector Hwy 56 391 Ramp City Windom Farm Road 137 Fm 2122
High F-m 38 Farm Road 137 State Hwy 11 F
1184m F-m 824
Fm 271 F-m 2077 F-m Elliott Fm 898
1743 Farm Ball Cedar Road Fm 902 Fm 151 State Hwy 78 Pine North Sulphur River Fm 38
F-m 3297 F-m 1550 Drainage Basin
Fm 2729 Us Hwy 69
Fm 128 Ramp Fm 68
Fm 128 Delta Bethel Cannon State Hwy 121 Fm 198 Fm 64 Fm 121 County Ramp Bailey Ladonia State Hwy 11 Fm 2456 Main StateHwy 160 State Hwy 34
6th Us Hwy 69 State Hwy 24
Us Hwy 75 Trenton State State
Oak Fm 64 State Hwy 5 Hwy Hwy 24 State Hwy 154
Fm 981 Fm 816 121 Locust State Hwy 50 7th Collin Fm State Hwy 78 Main Hunt 1528 y75 County Leonard County F Fm 2862 State Hwy 121 Us Hwy 69 UsHw State
Hwy Fm 272 4th 121 01 2 4 Miles Fm 455 Fm 455 State Hwy 24 County County Fm Road Road 2655 Fm 1566 4610 4612 State Hwy 121 Fm 2862 CountyRoad Fm 1562 365 Fm 981 6 Fm Fm 545 Fm 545 3
135 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix Lower Bois d' Arc Creek Reservoir Creek Drainage Basins
Bois d'Arc Creek Caddo National Grasslands
North Sulphur River Reservoir Surface (Elevation 534'-Conservation Pool) Riverby Ranch Fm 197
Farm Mitigation Area Road Creek Drainage Basins Area Municipalities 1499 Riverby Ranch Mitigation Area Streets
State Rivers, Streams Hwy 75a Fm 1499
Fm 79
Us Hwy 69 Bois d'Arc Ramp Exit Us Hwy 75 71 Creek-Red Farm River Road Fm 1499 Fm 84 Fm 273 1499
Farm Farm-to-market Road 1500 Road 120 Fm
Main 120 Farm Road 2352
Bells Coffee Hull
75a State Hwy Mill F-m 2216 Fm 2029 Fannin Creek Spur Fm 79 503 County
State Hwy 78 Fm 100 Fm 38 tate S Fm 1396
Hwy 75a
Fm 1753
274 Fm Lamar Fm 1753 Us Hwy 69 Honey Grove Timber County Us Hwy 82 Ravenna Creek-Bois Fm 2645 Creek-Bois d'Arc Creek Us Hwy 82 d'Arc Creek
Fm Hwy 78 Us Hwy 82 1417 State Us Hwy 82 State Hwy 56 Bois d'Arc Creek Fm 898 State Hwy 121 Ramp Frontage Road Ramp Drainage Basin Fm Butler Us Hwy 82 Bullard Ramp F-m 1506 1417 Oak Grayson Savoy Us Highway 82 Creek-Bois Honey County Bonham Town of Dodd d'Arc Creek State Fm 1752 State Loop Grove Ector Pine Bonham-Bois State Hwy 56 Hwy 56 City 391 Ramp d'Arc Creek Fm 2122 Windom FarmRoad 137
Rowdy F-m 824 Baker High F-m 38 Farm Road 137 State Hwy 11 Creek-North Fm Creek-North 1184 Sulphur River Sulphur River
Fm 271 F-m 2077 F-m Elliott Fm 898
1743 Farm Ball Cedar Road Fm 902 Fm 151 State Hwy 78 North Sulphur River Fm 38 Pine Arledge F-m 3297 Ridge-Bois F-m 1550 Drainage Basin Chinquapin d'Arc Creek Us Hwy 69 Fm 2729 Wafer
Fm 128 Creek-Bois Ramp Bralley Pool d'Arc Creek Fm 68 Pot Creek-North Creek-North Creek-North Sulphur River Sulphur River Sulphur River Fm 128 Delta Bethel Cannon State Hwy 121 Fm 198 Fm 64 Fm 121 County Ramp Bailey Ladonia State Hwy 11 Fm 2456 Main StateHwy 160 State Hwy 34
6th Us Hwy 69 State Hwy 24
Us Hwy 75 Trenton State State
Oak Fm 64 State Hwy 5 Hwy Hwy 24 State Hwy 154
Fm 981 Fm 816 121 Locust State Hwy 50 7th Collin Fm State Hwy 78 Main 1528 75 Hunt County Leonard County F Fm 2862 State Hwy 121 Us Hwy 69 UsHwy State
Hwy Fm 272 4th 121 01 2 4 Miles Fm 455 Fm 455 State Hwy 24 County County Fm Road Road 2655 Fm 1566 4610 4612 State Hwy 121 Fm 2862 CountyRoad Fm 1562 365 Fm 981
Fm Fm 545 Fm 545 36
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 136 County Road 2026
County County County Lower Bois d' Arc Creek ReservoirRoad2245 Road 2200 Road County
2025 County Road 2200 Road 2000 Road County 2025 County Farm-to-Market Road 409 Existing Land Use Road 2251
5,000' Lake Buffer Caddo National Grasslands County 2250Road Lake County County County Crockett Road Road 2005 Road 2020 Butler Single FamilyCounty Take Line (Elevation 541'-Flood Pool) 2005 Bonham Road2015 Farm-to-Market Road 2216
Road 2015 Coffee
County CountyRoad 2275
County Two-FamilyCounty (Duplex) Easement Contour (Elevation 545') Daniel Mill Lake Boone Road Road
2006 2020 County Road 2200 Lakeshore Manufactured Home Reservoir Surface (Elevation 534'-Conservation Pool) County Road 2300 County Road2710 State Highway78 County CountyRoad 2295
Farm-to-MarketRoad 273 County Road 2210 Road 2280 County Road 2010 County Road 2220 Commercial Water Bodies over 10 Acres Lake Farm-to-MarketRoad 2029
Road 2070 Quail
County Haven
Industrial 100County Year Floodplain (NHD)
County Road 2215 County Road 2285 Road County Road 2225 County Parks and Open Space 2225Area Municipalities Road County Road 2040 1125 Public/Semi-Public County
Road2260 County Road 2700 Road 1140 County Road 2280 County Rural County County Road 2265 Road 2800
2240 Road County
County Road 2710
CountyRoad 2235 Farm-to-Market Road 1396 County Cty Rd Road County
CountyRoad 2275 CountyRoad 2290
Road Farm-to-Market 2665
F CF 2045 County
CountyRoad 2230
County 2276 1150 County County Road 1396 Road 2635 Road Farm-to-Market Road 273
Road2270 Road
2271 County Farm-to-Market Road 1396 Road County Road Farm-to-Market Road 1396 County 2640 2720 County Road2670 2810
2645 Road County Road 2655 Road CountyRoad 2705
County
County Road County Road 2810 2600 2655
CountyRoad 2725
County Road 2730 County Road 2820 5 To be Abandoned CountyRoad CtyRd 1155 281 Cty Rd 1160 Farm-to-Market Road 100
F C 2500 Danner
2740
Road
County
County Road2645
CountyRoad 2625
CountyRoad 2620
County County
Road 2735 County
Road2600 Road1155 County County Road 2615 Road County Road 2605
F CF
1420 2505 F C 2510 Highway 78
County State
Road2615 Park
County High County Point CountyRoad 2630 Lower Bois d' Arc Creek Reservoir Road 2985 Road 1425 F C 2515 Shore Beavers (surface elevation 534')
F C 2680 County
Point Oakridge Road2765 2986 Road County
1435 CountyRoad 2815
Road
County F C 2526 Nunn Lake F C
Short County Boyd 2520 F C County 2523
FC Road 2980County Road 2750 2516 County Road 2955 Mitchell Lake County Road 2850 Bonham Road 2980 County County Road 2955 Road 2770 County Lake Lakeside View Road Parkview
Post Road 2960 Oak 1455 Shore County
Road 1450 Boyd St Rec Rd 3 County Lake
CountyRoad 2855 County Road 2865 Road 2908
County County Road 2945 County Road 2610
Highway 78
Farm-to-MarketRoad 273 County Road 2950 State County Corey Ann Farm-to-Market Road 1396 CountyRoad 2901 Road 2992
CountyRoad 2765 1460 State Road
County County Road 2900 Highway121 County Road 2950 Amy County Road 2870
County
Road2990
Farm-to-Market County CountyRoad 2965 Road Farm-to-Market Road 898 Road 897 2991
Bonham County County
Albert Broadfoot Albert F C Road 2900 Road 1565 2997 CountyRoad 2910 County County Bicentennial Road 2915 County Road 2997 United States Highway 82 Road 2995
Road 2992 State United County Road 2992 County County Road 2790 RoadCounty 2790 Loop 18 State States Loop 18 Center Highway 82
UnitedCounty Road 2906 States Highway 82 Island Bayou
County Road 2975 Lone County Arbor Bend Road Star 2876
Liberty Leslie 10th County Road 2905
Lusk
CountyRoad 2900
Fannin 17th Village Jo Aynn Farm-to-Market Road 897 County Road 2998 Oak
14th Main Evans County Road 2905 County Road 2999
Silo Agnew
War Franklin State Lee Boyd 10th 6 Path Pecan Highway 5 4th
Pecan Main County Allen CountyRoad 2997 Main Main
Road 7th 15th 15th Seven Oaks 9th
Piner 15th Kelly County Market 4th
Farm-to-MarketRoad 1743 2996 2nd
Park County Lee Road 2925 6th 15th
13th 12th 12th 12th 12th Main 14th 11th Road County
1st
3rd County Road 3416 Yeager 10th
2971 8th County Road 2935 Road 3500
Cedar
Jamy Chinner Carpenter
County 8th Main Honey
Maple 8th 7th County
Road2936 Thomas F
6th Road2970 6th CountyRoad 2910
Willow Grove 5th Sam Rayburn 4th CountyRoad County Sulphur Dodd 2996 County 3rd Piney Road 3rd 3rd City Road 3211 2nd Lipscomb RoadCounty 3010 3515 2nd 1st State Highway 56 0 10.5 Miles Old Ector Chestnut
Mills
Bullard
6th Oak 4 th 1st County Road White County 3215 street 4th Road 3210 Windom Walker County Road 3015 Main Main Benton Majors Road 3200 County Road 3400
Henderson County
Reich Highway 78 City 4th Elm County Wall State Highway 34 State Lake County Road 3440
Hackberry Farm-to-MarketRoad 824 Road 3220 County County F CF 3010 Wall
Road3415 Road Robinson County 4205
Road2077 Road
3425 Road
Farm-to-Market County 3525
137 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix 5
County Road 2025
2305
Road
County Club
County
Park Rd 34 Road 231 Lake County Road 2030 Note: Lower Bois d' Arc Creek Reservoir A comprehensive plan shall not
County Road 2026 County Road 2245 constitute zoning district regulations Future Land Use County Road 2200 County County or establish zoning district boundaries. Road 2025 Road 2200 Farm-to-Market Road 273
LandCounty Road 2000 Use County Road Type Take Line (Elevation 541'- Road 2025 County Road 2251 tRoad 409 Farm-to-Market Road 409 e Flood Pool) 9 rk
2 a Agriculture / Open Space County Road 2200 Primary (120' Right-of-way) M 0 Farm-to-
2
2015 Easement Contour Road
County County d County Residential (small lots) County Road 2275 Butler Road 2005 County Road 2020 Proposed Connection Road 2005 a Bonham Farm-to-Market Lake Crockett Farm-to-Market Road 2216
Road (Elevation 545') o en 274
R Coffee Austin
Residential (large lots) t County Road County 2250
Secondary (100' Right-of- Steph
County CountyRoad 2295 Lakeshore
e Mill Road County Caddo National Grasslands State Highway78
k
2006 Road 2020 Lake Jim Bowie
r way) Farm-to-Market Road 2029
County
Office/Retail/Commercial a County Road 2300
Road 2015 Road
County Road 2210 County Road 2280 County Road 2710 County Road 2010 5,000' Lake Buffer / M
- Local (60' Right-of-way) 0
o Lake 0 NTMWD-Owned Property t County Road 2070 Planning Area County - Quail 1 Road 2220
d m Haven
Road to be abandoned r a County
a
Potential Recreational Area: Water Bodies o Road 2215
County F Road County Road 2225 R 2225 LocationCounty Zone Road 2040 (Areas within t 100 Year FloodplainCounty Road 2285 (NHD) e ( k County Road 1125 zone are desirable for d 2700 r
a
CountyRoad 2260
County Road 1140 273 Area Municipalities County Roa recreational purposes) County Road 2280 M -
o County Road 2265 t - County Road 2800
m
CountyRoad 2235 r
County Road 2230
County CountyRoad 2290
CountyRoad 2275
Road 2240 County a Farm-to-Market County Road 2710 Farm-to-Market Road
F C F 2045 Road Road F Cty Rd 1150 2276 Farm-to-Market Road 1396
2271 County Road 2705 1396 Road County County Road County
Farm-to-Market Road 1396 CountyRoad 2270 County County County
Farm-to-Market Road 1396 Road 2273 Road 2720 Road F County 2640 2665 Road a Road r 2635 2810
m CountyRoad 2670 - 1396 County County Road 2655 to d Road2645 County Road 2810 -M oa CountyRoad 2725 a County State Highway 78 r R County Road 2655 ket ( AbandonedTo be Road 2600
Cty Rd 1155 Cty County Road 2730 Farm-to-Market Road 100 County Road 2820
To be Abandoned Cty Rd 1160 F C 2500 Danner
County
Road 2740 County Road 2625
County Road 2620
Coun County Road 2645 County Road 2600 ty Road 2615
County Road 2615 County Road 2615 County County Road 1155 RoadCounty Road 2735 Farm-to-Market Road 1753 County 273 Road County Road 2605 Road
Farm-to-Market 1420 C F 2505
F C 2510
State Highway78
CountyRoad 2615 Park ( Oakland
CountyRoad 2630
Timbercreek High County Point Lower Bois d' Arc Creek Reservoir Road 2985 County Road 1425 F C 2515 (surface elevation 534') Ramp F C 2680 Beavers Point Shore Ridge
County County Road County 2765
F C Oakridge 2986 Road
2526 Lake
County 3
Road 1435 Road Nunn
7 Short
F C F F C
2516 County Road 1430 Boyd F C 2520 2523 2
d County Road 2750 Mitchell County Road 2955 County Road 2850 a Lake Bonham County Road 2980
o
R County Shore County Road 2610 t Parkview Road 2770 Lakeside Lake View
e
Shore Oak County View County Road 2980
k County Road 2955
Post County Road 2960 Road 1455 r Oak
Boyd a St Rec Rd 3 CountyRoad 2855
M Lake Farm-to-MarketRoad 273
- County Road 1450
o
County Road 2908 County Road 2945 t County Road 2865
-
State Highway78 m (
r Farm-to-Market Road 1396 County Road 2950
a County Road 2901
County Road 2765
Corey Ann F
1460 Road
County County Road 2992
State Highway 78 County Road 2900 Farm-to-Market Road 1743
County Road 2870 County Road 2950 State Highway 121 Amy Highway 78
State
CountyRoad 2990 Farm-to-Market CountyRoad 2965 County
Road Farm-to-Market Farm-to-Market Road 898 Road 898 Road 897 2991 United States County Road County 2993 United Bicentennial County Road 2910 Highway 82 F C 1565 Road States
2997 Highway 82 County
County 2992Road County Road
CountyRoad 2900 2998 Bicentennial Road 2915 County Road 2997 CountyRoad County Road 2995 Farm-to-Market United States Highway 82 2990 Road 1396 Albert Broadfoot Albert United County Road 2992 County Road 2790 County States County United States Highway 82 Road Road Highway 82 2 2992 Center 8 State State Loop 18 ed States Highway 2790
Loop 18 United States Highway 82 Unit State Highway StateHighway 121
Island United States High Bayou
Lone Star way 82
d
Pecan
County Road 1555 Innisbrook Winkler Bonham a Rainey County o
Arledge Wes County Road 2905 Road 2876 F Main Maple R
Redbird 7 100 Road Franklin Michael CountyRoad 2900 VillageRussell Russell 10th
Nancy 17th
a Walnut Farm-to-Market Lea County Road 2998 y 9
County Road 2906 t r Oak
9
Main Lee
Jo Aynn m
n
Vine
8th Thomas County Road 2905
Center 15th Meadow 2 Elm
10th
Agnew -
Liberty
Silo Franklin u
5th Bois D Bois D Main t Boyd 14th Lee Boyd o State War o Arc Arc 4th Pecan Pecan County Road 2999 Path Farm-to-MarketRoad 897 County Pecan Highway 56
Agnew - C Walcott 6th Hickory Albert Broadfoot Seven M Allen Oriental 8 Main
Farm-to-MarketRoad 1743
Cedar Main
16th 4th 15th 16th
Piner Highway 121 Highway Oaks Franklin 15th Seven Oaks 9 Road 2975 County Market 15th a Market Lee 2nd
3rd 7
11th
14th Road 2996 13th
Beech Island Bayou County Road 2925 r Commerce Commerce 15th 13th County
13th k
Main
Elm 12th Chinner 12th 12th 12th FPacific Road 2997 Road 14th
Evans
Martin
Farm-to-Market 10th
1st e
Franklin 11th County County 11th 11th 8th Scott
Lynn
t Road 2971 Cedar 10th Road 3500
Park
Oak County Road 2935
Jamy Road 10th
CountyRoad 2910
Elm
Main
Maple 9th 1396 R
Poplar Carpenter
Pine Chinner Katy Evans 8th 8th 7th
Doss Chestnut 8th County Center County Road 2970 Road
Thomas 7th 7th o Main 6th 5th 2996 0 10.5 Miles
Cedar 6th State Highway 56 Honey
Sam Rayburn a Sam 5th Sam Sam Rayburn
CountyRoad 2936 Beech
Willow Star 4th Lipscomb County
Cherry
Rayburn d Rayburn Bullard Sulphur Grove County Road 3211 Sam Rayburn Poplar 3rd Bois D Arc 3rd 3rd County Road 3416 3rd 3rd 2nd County Road 3010 Road
Elm 2nd State Highway 56 Oldham 2nd Old 2nd 3515 Caney Star 1st 1st County Road 3210 Ector Pine
Chestnut UnitedHighway States 82 5 th 6th 1st County street 5th 5th Oak White Road 3215 Windom
Center County Road 3415 State Highway 34 4 th street Mills 4th4th Road 3200
Walker County County
Morgan
Saunders
Gates Majors Road
tate
Bills Henderson
S Main Road 824 Road Braz 3015 Dodd City Main Bois D County Road 3400 County Road 3440 Texas Benton ighway 121 Arc Farm-to-Market Reich City H Elm
3rd
F C F 3010
Wall Wood 4th Maple
Robinson County Road Lake st 4205 1
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 138 XW Club Farm-to-Market R Lower Bois d' Arc Creek Reservoir o Lake 333 a
d Traffic Counts 9
2 4
0 0
2 XW Traffic Counts Reservoir Surface (Elevation 534'-Conservation Pool) 9
d
Take Line (Elevation 541'-Flood Pool) 5,000' Lake Buffer a
o 166
Easement Contour (Elevation 545') Area Municipalities R Lake XW t XW Crockett e
k r 156 XW a Coffee
M Mill Lake
-
o
t
- 623
m
r Lake
a Quail
F Haven 2,307 XW 380 2,449 XW 712 XW F XW
a
564 r XW 1,024 XW 96 m XW et Road 13 - rk t XW Farm-to-Ma o 984 - M To be Abandoned a
2,036 r k
e
t
R
o County Road 2615 a d Lower Bois d' Arc Creek Reservoir 1 (surface elevation 534') 0
S 0
ta
t
e
H
i g 3 h 7 2 w
a d a y Lake o
7 Bonham
R 8
t
e
k XW
r
a XW Boyd XW 1,060
Lake M - 33 o 3,133 168 XWt XW - XW
m
r
4,602 a
F 1,079 XW 2,434 XW XW 4,554 United States Highw 6,888 5,640 XWay 82 XW XW
Center 5,825 XW 5,694 XW 5,399 7 XW
5,914 9
y
t
9
6,897 n
2
u
d
o
Bonham a C Honey F Ro Grove XW 0 10.5 Miles 6 ay 5 1,049 XW hw Sam RayburnXW Dodd ig te H City Sta 2,410 Windom City Lake
139 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix County Road2025
2305
Road
County Park Rd 34 Farm-to-Mark Club County et R Lower Bois d' ArcRoad 2030 Creek Reservoir o Lake a
d TransportationCounty Plan 9
2 Road 2026 4
County Road 2245
0 County County Road 2200 0
County 2 p Jones Field Airport Road Take Line (Elevation 541'-Flood Pool) 9 2025 Road 2025 Road 2200 County
d Road 2000 County County kj Turnaround Easement Contour (Elevation 545')Road 2251 a
o Farm-to-Market Road 409
R
Road Type Reservoir Surface (Elevation 534'-Conservation2250 Road County Pool) Lake
t County Crockett County County e
Road Primary (120' Right-of-way) County Road 2275 Butler County Road 2020 Road 2005 5,000' Lake Buffer k
2005 Road 2015 r Bonham Farm-to-Market Road 2216 Proposed Connection 100 Year Floodplain (NHD) a Coffee County Road 2015 County County M Road County Road 2295 Mill Lake Road -
County Road 2200
2020 Daniel
2006 Boone Lakeshore Secondary (100' Right-of-way) Area Municipalities o t County County Road 2300 2710County Road County Road 2210 -
State Highway78 Road 2280 County Road 2010 Farm-to-Market Road 273 County Local (60' Right-of-way) Road 2220 m Lake r
a Road 2070 Quail
County
Road to be abandoned County F Haven Road 2215 County County Road 2285 Road County Road 2225
County 2225 Road 2029 Road County Road 2040
1125 Farm-to-Market County Road 2260
Road 1140 County Road 2280 County Road 2700
County County County Road 2265 Road 2800
Road 273
F C County Road 2290
2045
Farm-to-Market 2665 Road Road 2240
County Road 2235 County
County
County
2270 County Road 2710 County Road 2275 Farm-to-Market Road Road Farm-to-Market County County Road 2230 kj Cty Rd 1150 Road 2276 F Road 1396 Farm-to-Market County
Farm-to-Market Road 1396 2271 Road 1396 Farm-to-Market Road 1396 Road County
a County Road 2635 Road 1396 2640 County
Road 2670 County
r Road 2810 County Road 2655 County Road 2705
Road 2645 County m County kj County Road 2635 County Road County Road 2810 2600 Road 2655
County Road 2725 Farm-to-Market Road 100 kj - t o To be Abandoned County Road 2820 CountyRoad
Cty Rd1155 - 2815
M Cty Rd County Road 2730
1160 F C 2500 Danner a
Farm-to-Market Road 273 County Abandoned r
To be Road 2740 k County Road 2625
County Road 2620
County Road2645 County e County Road County Road 2600 Road 2735 t
County Road 2615 County County 2835 Road 1155 Road 2615 County Road 2615 R County Road County Road 2605 kj o 1420 Lower Bois d' Arc Creek Reservoir a
F C 2505 (surface elevation 534') d
F C 2510 County 1
Road 2615
Park 0 County 0 Road 2840 Oakland 2765 Road County County
County Road 2630 County Road 2985 High Point Road 1425 F C 2515 Ramp Beavers Point F C 2680 Shore Ridge 2986 Road
F C County
1435
Road
County 2526 Lake County 3Nunn
Short F C Road 1430 F C F C 2520 County Boyd 2516 2523 27 Lake County Mitchell Road 2750 d Bonham County Road 2955 Road 2850
a County Road 2980
County Road 1450 Road County o County Shore R kjkj Road 2770
t Lakeside ParkviewLake View Oak Shore View e County Road 2980
County Road2955 Post Road 2960 Oak
k
County F
Boyd r a
a St Rec Rd 3
State Highway 78 Lake r County Road 2815
County Road 2855
Highway 78 M m
-
State - County Road 2865
o
Road 2908 County Road 2945 County Road 2992 t t
County Road 2610
County o
- Farm-to-Market Road 273
County Road 2950 - m M
r
Farm-to-Market Road 1396
Highway 78 Corey County Road 2901 a
a
Ann County Road 2765
State kj r
F
k
1460 Road
State County County Road 2900 County Road 2950 e Highway121 kj Farm-to-Market Road 1743 t Amy County Road 2870 Highway 78 R State o a d County Road 2965 County
Farm-to-Market
County Road 2990 Road 1 Farm-to-Market Road 898 Road 897 United 2991 3 9 p County States Bicentennial County Farm-to-Market Road 898 Road 2900 6
Albert Broadfoot Albert Highway 82 F C 1565 Road
County Road 2910 2997 Center County Bicentennial County Road 2997 County Farm-to-Market Road 2915 CountyRoad County Road 2995 2990 Road Road 1396 82 United States Highway 82 County United United ay 2992 United States Highway 82 County Road 2790 w 7 Road
State 9 h County State States ig 8 States Road 2790 United
H d 2992 Center Loop 18 s a Loop 18 te o Highway 82 Highway 82 ta R States United S t k e Highway 82 County Road2906 ar -M to - 7 Lone Star rm County Road2975 a Winkler F 9 County
Pecan 9 Road
2 State Highway 121 Arbor 2876 Bend
Martin 10th FranklinLeslie County Road 2905 d
Lusk Village Bluebird
Hunter a
Agnew
County Road 2900 Road 100
o
Glen Farm-to-Market Road 897 17th County Road 2910 Fannin Bonham County Road 2998 Honey 15th
R Oaks Farm-to-Market Oak 12th
Main Meadow County Road 2905 y Victory t
Agnew Grove
Albert Silo County n Bois D
Franklin
Road 12th 2999 Poplar State Broadfoot Boyd u War Lee FM 897 Boyd 10th Arc
o 14th
Path 4th Highway 56 Pecan C
15th
16th County 7th 15th Oriental Main 9th Main 15th Road Piner Seven Oaks 4th
Union 2nd F 15th County Kelly Market 6th 2997
2996 Road
Farm-to-Market Road 1743
Pine 15th
Lee County 13th Park Road 2925 13th 13th County Commerce 15th 12th Main 14th Farm-to-Market 11th Road 1st County
Yeager 5th 11th 3rd 12th County Road 3416
8th Franklin Carpenter Dodd 2971 Road 1396 Road 3500 10th County Road 2935 State Highway 56 0 10.5 Miles
County
Chinner Beech County Road 2970 8th Main 8th Road 2936 7th
Evans 8th Main City Sam Sam 6th 6th 5th Sulphur Sam Lipscomb Sam Rayburn Beech 6th Sam R Rayburn ayburn 4th County County Rayburn Rayburn County Sam Rayburn 3rd Road 2996 Road 3rd Road 3211 3rd 3rd 2nd 3rd Old 2nd RoadCounty 3010 3515 Elm 1st 2nd Main Ector 1st County Road 321
Mills
Oak White 6th Bullard County Road County 4 th 5th County 1st 3215 Road 3415 State Highway 56 State Highway 34 street Road Windom County
Walker
Bills
organ
ajors
ounty
010 3015 arm-to-Market Road 824
enderson raz
3200 County Road 3440 Road Road 3400 nton F C Main
Main 0 Main M
3
M
F C B Be H City Lake
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 140 R
County oad 2025
County Road 2026 Lower Bois d' Arc Creek Reservoir County Road 2200 County Road 2245 County County Road 2025 Road 2200 d 4 Road 2025 t Roa 09 County County Road 2000 e Public Access rk County Road 2251 a Farm-to-M
CaddoCounty Road 2200 National Grasslands Farm-to-Market Road 409 Lake *# Boat Ramp Farm-to-MarketRoad 2029 Crockett
2015 County Road 9 County Take Line (Elevation 541'-Flood Pool) County Butler Road 2005 County Road 2020 2 Road 2005 Bonham 0 Farm-to-Market Road 2216
County Road 2275 2
Primary (120'County Road 2015 Right-of-way) Easement Contour (Elevation 545') Coffee Austin
d County Road County 2250
County Farm-to-Market Road 273 Mill Lake Stephen Lakeshore Road County a
o
County Road 2295
Daniel James Fannin James 2006 Proposed Connection Road 2020 Water Bodies Boone R County Road 2300
t County Road 2210 County Road 2280 County Road 2710
County Road 2010 e
Secondary (100' Right-of-way) 100 Year Floodplain (NHD) k
r Lake
County Road 2070 County a Quail Road 2220
Road to be abandoned Area Municipalities M Haven
-
County
o Road 2215 t
County - Road County Road 2225
2225 m
County Road 2040 r County County Road 2285 Road 1125 a
F State Highway78
CountyRoad 2260
County Road 1140 County Road 2700 County Road 2280
County Road 2265
County Road 2670 CountyRoad 2235 Farm-to-Market Road 1396 County Road 2230 #
County * CountyRoad 2290
CountyRoad 2275
Road 2240 County Farm-to-Market County Road 2710 County Road 2800 Farm-to-Market Road 273 F C F 2045 Road Farm-to-Market Farm-to-Market Road Cty Rd 1150 2276
County Road 2705
1396 2271 F Road Road Road a County r County 1396 County m d 1396 1396 CountyRoad 2270
a County
-t o 2273 o Road County - R County Road 2720 M t 2640 2665 Road e Road ark 2635 Road 2810
County Road County Road 2655
2645 Road County Road 2810
County
CountyRoad 2725 County County Road 2655 Abandoned Road 2600 To be
F
Cty Rd 1155 Cty County Road 2730 a County Road 2820 CountyRoad r 2815 To be Abandoned m Cty Rd Farm-to-Market Road 100 1160 F C 2500 Danner - t
County o
Road 2740 County Road 2625
County Road 2620 -
M County a Farm-to-Market Road 273 Road r 2835 k County Road 2600 County County Road 2645 *# e Road 2615 CountyRoad 2615 County Road 1155 CountyRoad State Highway 78 County Road 2615 County Farm-to-Market Road 2735 t Road 1753 County Road 2605 R
F C F 2505 o
a
d F C 2510 CountyRoad 2815
1
CountyRoad 2615
Park 0
0 County Road Oakland 2840 County Road 2630 Timbercreek High County Point Lower Bois d' Arc Creek Reservoir Road 2985 County Road 1425 F C 2515 Ramp (surface elevation 534') Shore F C 2680 Beavers Point Ridge
County County Road County 2765
F C Oakridge 2986 Road
County 2526 Lake Road 1435 Road 3Nunn County Short
F C F F C 7 2516 Road 1430 Boyd 2523 F C 2520 2 County Road 2750 County Road 2955 d Lake County Road 2850 Carter a Bonham County Road 2980
o
County Road 2955
R Shore County Road 2610 County Road 2770 Elm ViewParkview t Lakeside County County Road 2980
e Shore Road Lake
Post County Road 2960 k View Oak *# 1455
r
State Highway 78 Boyd
a
St Rec Rd 3 CountyRoad 2855
Lake Farm-to-MarketRoad 273
M
Highway 78 County Road 1450 -
State
County Road 2908 County Road 2945
o
t County Road 2865
-
m
Farm-to-Market Road 1396 Highway 78 r County Road 2950 State
County Road 2901
a
County Road 2765
F County Road 2992 1460 State
County Road County County Road 2900 Farm-to-Market Road 1743 Highway 78 State Corey Ann County Road 2870 Highway State Highway78 County Road 2950 121 Amy
CountyRoad 2990
CountyRoad 2965 Farm-to-Market County Farm-to-Market Road 898 Road Road 897 2991 United County Road Bicentennial States 2993 United County Road 2910 County Highway 82 States
F C 1565 Albert Broadfoot Road Highway 82 County
2997 2992Road
County Road 2900 County County Road 2997 County Uni Bicentennial ted S County Road 2995 Road 2915 ta Farm-to-Market Road 2998 tes United States Highway 82 H Road 1396 Center United County Road 2992 ig County hway 82 County Road 2790 United States County United States Highway 82 Road Road 2790 State State Loop 18 States Highway 82 2992
Loop 18 Highway 82 United States Highway 82 State Highway StateHighway 121
Center United States Highway 82
Island Bayou
d
Winkler a Innisbrook Pecan
Cunningham 7 County
Russell o Lone Star Mc Mahon Arbor County Road 2905 Bend 9 Road 2876
Leslie CountyRoad 2900
Canyon Agnew R Maple 7
Lusk Nancy Lea Road 100 Road 8 Russell Russell 10th
17th
9 Farm-to-Market
Hunter Fannin Glen County Road 2998 y Village 5th County Road 2906 d t
12th 9 Oak Main Oaks
Evans County Road 2905 a n
8th 2
15th
Franklin
Agnew o u Silo 12th
10th 14th Albert Boyd Poplar
Broadfoot Lee o
War R t 4th
County Road 2999 Pecan 13th
Main Path Liberty County Road 2975
Agnew
Bonham C Walcott 7th 15th State Highway 56 e Hickory
Allen 16th Main 15th Cedar Farm-to-MarketRoad 1743 Main k Main 4th
Piner
Highway 121 Highway 15th
Franklin
Seven Oaks 2nd Union 15th Kelly r County
Pine
5th 10th
Reed
Lee
14th 897 14th Road 2996 13th 15th
1st 13th 13th County Road 2925 a Lynn Spring Commerce
Maple County Center 13th
12th 12th Main 13th Pacific Park Farm-to-Market 2997 Road Bradley 11th County Yeager 3rd 14th 12th 11th M
12th 11th Scott 8th
Franklin
-
Cedar
10th 10th Oak Road 2971 County Road 3500 Road County Road 2935
Beech
Pecan
Jamy
CountyRoad 2910
Park Elm 1396
o Chinner Carpenter
Evans Chinner 8th 8th 8th t Honey
Maple -
Star
Thomas
2938 7th 7th Road
Main
County F
Willow Pecan Pine 6th 5th CountyRoad 2936
Cedar Beech 6th Dodd Sam Sulphur Grove County Road 2970 Sam Sam 5th Sam Rayburn S m
Beech am Rayburn Rayburn County 4th Road Farm-to-Market
Lipscomb Rayburn Poplar Rayburn City r County Sam Rayburn Road 2996 Road 3211
Cherry 3rd a 3rd 3rd3rd 3rd County Road 3416 State County 2nd 2nd County Road 3010 2nd Road 3515 Oldham 2nd F
Old 1st Mills Main Piney 0 10.5 Miles 1st 1st Bullard Ector Highway 56
Chestnut County Road 3210
6th 1st County Oak 4 th 5th 5th White State Highway 56 Road 3215
street Mills 4th 4th
Center
Morgan
Bills Gates Majors Windom Walker 2nd Bois County Road 3440 Main Main County Road 3400
4th Reich Benton Main County Road 3015 County Road 3200 D Arc
2nd Henderson City
Braz Wall Maple State Highway 34 Farm-to-Market Road 824 Road Farm-to-Market
Highway 78 Lake College Hackberry State
County Road 3220 3rd
Robinson Wall F C F 3010
County
CountyRoad 3415
Road 2077 Road 425
Road 4205 3
Farm-to-Market Road County County Road 3525
141 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix R
County oad 2025
County Road 2026 County Road 2200 Lower Bois d' Arc Creek ReservoirCounty Road 2245 County County Road 2025 Road 2200 Road 409 Road 2025 t County e ParksCounty Road 2000 and Trails rk County Road 2251 a Farm-to -M
County Road 2200 Caddo National Grasslands Farm-to-Market Road 409 Road Type Lake
Farm-to-MarketRoad 2029 k Potential Marina Crockett 2015 j Road 9 County County County County Road 2020 Primary (120' Right-of-way) Take Line (Elevation 541'-Flood Pool) Butler Road 2005 2 Road 2005 Bonham 0 Farm-to-Market Road 2216
County Road 2275 2
County Road 2015 Coffee
Easement Contour (Elevation 545') Austin
d
Proposed Connection Road County 2250
County Farm-to-Market Road 273 Mill Lake Stephen Lakeshore (!Road Potential Recreation AreaCounty a
o
County Road 2295
Daniel James Fannin James
Road 2020 Boone 2006 Water Bodies Road 2710 Secondary (100' Right-of-way) R County Road 2300
t County Road 2210 County Road 2280 County
County Road 2010 e
100 Year Floodplain (NHD) k Boat Ramp Local (60' Right-of-way) r Lake
# County Road 2070 County * a Quail Road 2220
M Haven
Road to be abandoned Area Municipalities - County
o Road 2215 t
County - Á Potential Park Areas Road County Road 2225 2225 m
County Road 2040 r County County Road 2285 Road 1125 a
F State Highway78
Potential Trails CountyRoad 2260
County Road 1140 County Road 2700 County Road 2280
County Road 2265
County Road 2670 CountyRoad 2235 Farm-to-Market Road 1396 County Road 2230 *#
County CountyRoad 2290
CountyRoad 2275
Road 2240 County Farm-to-Market County Road 2710 County Road 2800 Farm-to-Market Road 273 F C F 2045 Road Farm-to-Market Farm-to-Market Road Cty Rd 1150 F 1396 2276 County Road 2705
Road 2271 Road Road a County (! r 1396 County m ad 1396 1396 CountyRoad 2270 County jk -t o County o 2273 - R Road County M County Road 2720
t 2665 Road e 2640 Road ark 2635 Road 2810
County Road County Road 2655
2645 Road County Road 2810
County
CountyRoad 2725 County County Road 2655 Abandoned Road 2600 To be
F
Cty Rd 1155 Cty County Road 2730 a County Road 2820 CountyRoad r 2815 To be Abandoned m Cty Rd Farm-to-Market Road 100 1160 F C 2500 Danner - t
County o
Road 2740 County Road 2625
County Road 2620 -
d 2600
M County a Farm-to-Market Road 273 Road r 2835 k County Roa County County Road 2645 *# e Road 2615 CountyRoad 2615 County Road 1155 CountyRoad State Highway 78 County Road 2615 County Farm-to-Market Road 2735 t Road 1753 County Road 2605 R
F C F 2505 k j o
a
! d
( CountyRoad 2815 F C 2510 Á
1
CountyRoad 2615
Park 0
0 County Road Oakland 2840 County Road 2630 Timbercreek High County Point Lower Bois d' Arc Creek Reservoir Road 2985 County Road 1425 F C 2515 Ramp (surface elevation 534') Shore F C 2680 Beavers Point Ridge
County County Road County 2765
F C Oakridge 2986 Road Á County 2526 Lake
Road 1435 Road 3Nunn County Short
F C F F C 7 2516 Road 1430 Boyd 2523
F C 2520 2 County Road 2750 County Road 2955 d Lake County Road 2850 Carter
a Bonham Á County Road 2980
o
County Road 2955 Á
R Shore County Road 2610 County Road 2770 Elm ViewParkview t Lakeside County County Road 2980 e Shore k Road j Lake
Post County Road 2960 k # Oak View * 1455
r
State Highway 78 Boyd a (! St Rec Rd 3 CountyRoad 2855
Lake Farm-to-MarketRoad 273
M
Highway 78 County Road 1450 -
State
County Road 2908 County Road 2945
o
t County Road 2865
-
m Highway 78 Farm-to-Market Road 1396 r County Road 2950 State
County Road 2901
a
County Road 2765
F County Road 2992 1460 State
County Road County County Road 2900 Farm-to-Market Road 1743 Highway 78
State Corey Ann County Road 2870 Highway State Highway78 County Road 2950 121 Amy Á CountyRoad 2990
CountyRoad 2965 Farm-to-Market County Farm-to-Market Road 898 Road Road 897 2991 United States County United County Road 2910 Road 2993 County Highway 82 Bicentennial States F C 1565 Albert Broadfoot Road Highway 82 2997
County Road 2900 County Bicentennial County Road 2997 County Road 2915 County Road 2995 Farm-to-Market Road 2998 CountyRoad United States Highway 82 2990 Road 1396 United y 82 County Road 2992 County Road 2790 County United States a United States Highway 82 Road w County State States Highway 82 igh 2790 State Loop 18 H Road s 2992 Loop 18 Highway 82 United States Highway 82 U tate State Highway StateHighway 121 nited S United States Highway 82 Center
Island Bayou
d Winkler
a Innisbrook Pecan
Cunningham 7 County
Russell o Lone Star Mc Mahon Arbor County Road 2905 Bend 9 Road 2876
Leslie CountyRoad 2900
Canyon Agnew Maple R
7
Lusk Nancy Lea Road 100 Road 8 Russell Russell 10th
17th
9 Farm-to-Market
Hunter Fannin Glen County Road 2998 y Village 5th County Road 2906 d
t Oak 12th Main Oaks 9
a Evans County Road 2905 n
8th
2
15th
Franklin
Agnew o
Silo u 12th
10th 14th Albert Boyd Poplar
Broadfoot Lee o
War R t 4th
County Road 2999 Pecan 13th
Main Path Liberty County Road 2975 State Highway 56
Agnew
Bonham C Walcott 7th 15th e Hickory
Allen 16th Main 15th Cedar Farm-to-MarketRoad 1743 Main k Main 4th
Piner
Highway 121 Highway 15th
Franklin
Seven Oaks 2nd Union 15th Kelly r County
Pine
5th 10th
Reed 14th Lee 14th Road 2996 13th 15th
1st 13th 13th County Road 2925 a Lynn Spring Commerce
Maple County Center 13th
12th 12th Main 13th Pacific Park Farm-to-Market 2997 Road Bradley 11th County Yeager 3rd 14th 12th 11th M
12th 11th Scott 8th
Franklin
Oak
-
Cedar 10th Road 2971 10th County Road 3500 Road County Road 2935
Beech
Pecan
Jamy
CountyRoad 2910 1396
Park
Elm 9th Main o Chinner Carpenter
Evans Chinner 8th 8th 8th 7th t Honey -
Poplar Star Thomas 7th 7th
Main F
Willow Pecan Pine 6th 5th CountyRoad 2936
Beech 6th Sulphur Cedar Sam Sam Rayburn Dodd Grove Sam County Road 2970 5th Sam Rayb m
Beech urn County 4th 897 Road Farm-to-Market
Lipscomb r County
Rayburn Maple Rayburn Poplar City Bullard Sam Ra Road 2996 Caney Road 3211 yburn
3rd a Bois D Arc 3rd Cherry 3rd 3rd 3rd County Road 3416 County 2nd County Road 3010 Road 3515
2nd F Oldham 2nd
Old 1st Mills Main Piney 0 10.5 Miles 1st 1st English Bullard Ector
Chestnut County Road 3210
6th 1st County Oak 4 th 5th 5th White State Highway 56 Road 3215
street Mills 4th 4th
Center
Morgan
Bills Gates Majors Windom Walker 2nd Bois County Road 3440 Main Main County Road 3400
4th Reich Benton Main County Road 3015 County Road 3200 D Arc
2nd Henderson City
Braz Wall Maple State Highway 34 Farm-to-Market Road 824 Road Farm-to-Market
Highway 78 Lake College Hackberry State
County Road 3220 3rd
Robinson Wall F C F 3010
County
CountyRoad 3415
Road 2077 Road
Road 4205 3425
Farm-to-Market Road County County Road 3525
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 142 Lower Bois d' Arc Creek Reservoir Regional Recreation
Potential Trail Connections Reservoir Surface
Potential Trails 5,000' Lake Buffer / Planning Area Riverby Ranch Fm 197
Farm Mitigation Area Road Northeast Texas Trail Area Municipalities 1499 Abandoned Rail Line Streets
State Riverby Ranch Mitigation Area Rivers, Streams Hwy 75a Fm 1499
Caddo National Grasslands Fm 79
Us Hwy 69 Ramp Exit Us Hwy 75 71 Farm Road Fm 1499 Fm 84 Fm 273 1499
F Farm-to-market Road 1500 Road 120 Fm arm
Main 120 Farm Road 2352 Hull Bells
75a State Hwy F-m 2216 Fannin Fm 2029 Spur Fm 79 503 County
State Hwy 78 Fm 100 Fm 38 tate S Fm 1396
Hwy 75a
Fm 1753
274 Fm Lamar Fm 1753 Us Hwy 69 Future County Us Hwy 82 Ravenna Fm 2645 Lower Bois d' Arc Creek Us Hwy 82 Reservoir
Fm To Hwy 78 Us Hwy 82 1417 State Us Hwy 82 State Hwy 56 Paris Fm 898 State Hwy 121 Ramp Frontage Us Hwy 82 Road Ramp Fm Butler Ramp F-m 1506 1417 Oak Trail Grayson Savoy Us Highway 82 Honey County Bonham Dodd State Fm 1752 State Loop Grove Pine State Hwy 56 Ector Hwy 56 391 Ramp City Texas Windom Farm Road 137 Fm 2122 Farm Road 137 State Hwy 11 Fm
Option B 1184
Fm 271
F-m 2077 F-m (Old Bob) Elliott Fm 898 State Hwy 34 1743 Farm
Road
Ball Cedar F-m 824 Fm 902 Fm 151 State Hwy 78 Northeast Pine Option A Fm 38
F-m 3297 F-m 1550
Fm 2729 Us Hwy 69
Fm 128 Ramp Fm 68 Future Ralph Hall Fm 128 Reservoir Delta Bethel Cannon State Hwy 121 Fm 198 Fm 64 Fm 121 County Ramp Bailey Ladonia State Hwy 11 Fm 2456 Main StateHwy 160 State Hwy 34
6th Us Hwy 69 State Hwy 24
Us Hwy 75 Trenton State State
Oak Fm 64 State Hwy 5 Hwy Hwy 24 State Hwy 154
Fm 981 Fm 816 121 Locust State Hwy 50 7th Collin Fm 5 State Hwy 78 Main 1528 Leonard Hunt County Us Hwy 69 F Fm 2862 County State Hwy 121
UsHwy 7 State
Hwy Fm 272 4th 121 01 2 4 Miles Fm 455 Fm 455 To State Hwy 24 County County
Fm Road Road
Farmersville 2655 Fm 1566Northeast Texas Trail 4610 4612 State Hwy 121 Fm 2862 CountyRoad Fm 1562 365 Fm 981 6 Fm Fm 545 Fm 545 3
143 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix Lower Bois 'd Arc Creek Reservoir Pool Elevations
515' Elevation Contour 520' Elevation Contour 525' Elevation Contour 529' Elevation Contour 534' Elevation Contour (Conservation Pool) 541' Elevation (Flood Pool) 545' Elevation Contour ®
1:24,000
2,000 0 2,000 4,000 6,000 8,000 10,000
Feet
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 144 Comments Received from Project Website 6. “The vision I have, not the one I desire, is the same thing that has These comments were not edited for grammar or spelling. happened to Delta County with even worse consequences. A county dependent on an agricultural economy that has been broken by the 1. “I live at FM 1396 and CR 2645, and as is the case with many in this loss of so much farm land and tax base with no industry or tourism area, much of our assets are invested in our homes and property. We or anything else to take its place. A county that believed the fast talk are near where the lake will be and don’t want our property values of urban planners but had no guarantee of development which never diminished by zoning which allows bait shops and liquor stores every occurs. Fannin County is giving up natural resources and getting few feet. Neither do we want mobile home parks with houses that are nothing in return, so one could not hope for much of a bright future. deteriorated and surrounded by trash. Many here believe that the only The vision I have is of a financially broke county struggling with a benefit derived from this lake will go to the Metroplex and Fannin Co. constantly low water supply reservoir that yield nothing but more citizens will lose the pastoral setting we cherish. Fannin is one of the expenses for the county. No development, no tourism, nothing but poorest counties in the state, yet we will probably be left with the bill. added cost and no recourse.” In my opinion, neither Bonham officialdom nor North Texas Water are really concerned about those of us whose way of life will be most 7. “Zone a major park facility where entry to the facilities are made off of seriously affected by their actions.” CR 2610. The traffic flow will hub from Bonham at highways 78/121, to 273 to Park Rd 3 to CR 2610 and build a modern park that will attract 2. “In planning how about an area for “Park Homes”, TOWs (Tiny Home on tourism and serve the citizens of Fannin County. Wheels).” a. Why is this request important? – (1) Position’s Bonham/Fannin 3. I own property that is on the lake front and I would like to know if County seat as a hub for lake activities using the major highway from owners around the lake can have their own private boat docks and boat the Metroplex, point west of Bonham and Bonham residence a western ramps.” access to the lake. With the creation of Lake Ralph Hall, Bonham is well position to be the hub for Fannin County. (2) Leverages and integrates 4. Where can these ideas/comments be viewed?” existing city facilities/resources, example Lake Bonham Recreational Area, with the economic growth from the lake. (3) The tourism revenue 5. “I do agree that some kind of planning makes sense. However, I did is important to the City of Bonham, it’s businesses and its residence. (4) not like the Delphi Methodology employed for “input” purposes. I will Park facilities can be an economic engine for years and can be enjoyed continue to attend the meetings.” by local residents year round. (5) The park location does not require the
145 Lower Bois d’Arc Creek Reservoir Comprehensive Plan Appendix construction of a bridge over the water. (6) The facilities construction will residents of our county out. They will learn this soon after. cost the least if planned and executed before the lake fills.
b. Key requirements – (1) Must guarantee navigable water for boating from the park to the dam, down to the 500 year drought line. (2) The boat ramp must be deep enough to launch down to the 500 year drought line. (3) The facilities can be situated along the banks of Timber Creek and the boating lanes can be developed along the Timber creek to Bois d’Arc Creek channels from there anywhere on the lake. (4) Must team up with Texas Parks and Wildlife to influence the quality of the fishery. (5) The area behind Lake Bonham dam can be planned with hiking trails, bird watching and access to duck hunting which will bring value to areas not normally used around lakes. (6) Overnight stay facilities able to support charging boat batteries for overnight guest.
c. Examples – (1) Lake Fork is a good example of how the fishing industry has transform the economics around the lake and surrounding communities, but yet the communities were able to maintain their rural character. (2) Lake Ray Roberts is an example of how the Texas Parks and Wildlife regulations has an impact on the fishing economics. By setting the black bass length requirements to 14”, the community has seen tourism traffic increase from when the lake had a big fish slot. (3) Humphrey Pavilion on Lake Sam Rayburn. (4) Anderson County, South Carolina’s new Green Pond Landing & Event Center is a 221-foot by 50- foot high capacity mega-ramp.”
8. It will not prosper Fannin County at all it is taking tax revenue away and taking good farming land away from area farmers. Bonham sold the
Appendix Lower Bois d’Arc Creek Reservoir Comprehensive Plan 146 Prepared by Freese and Nichols, Inc. 2711 N. Haskell Ave. Suite 3300 Dallas, TX 75204