[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6615977,"mediaKeyId","2857656-b272c4f6ee3c5d34b22c903abce81f42","parentId",2857656,"title","Argyle P&Z backs ordinance change to allow sit-down restaurants and fitness uses in form-based transition zones","audioSeconds",2364,"startMs",7650000,"endMs",10014000,"viewUrl","/Search/View?dp=1&key=2857656-b272c4f6ee3c5d34b22c903abce81f42&start=7650&end=10014","thumbnailUrl","https://assets.pipeline.soar.com/2857656-b272c4f6ee3c5d34b22c903abce81f42/thumbnail_7650000.jpg","articleUrl","/articles/6615977/Argyle/Denton-County/Texas/Argyle-PZ-backs-ordinance-change-to-allow-sit-down-restaurants-and-fitness-uses-in-form-based-transition-zones","mediaUrl","https://secure.pipeline.soar.com/6615977-8155aca92760e2616c7e6434de6e9c3e/orig.mp4?Expires=1771143927&Signature=Acdm~6e1T69Gl0S7HufVsngKpWmSD6C0F3uGNCeKo2osBt~McRWZuJvIHEVswBbqazRopDgTumdEY6TnAe3NcwkPLQ~PtxXsHF8Z0D5Z1QgbHFh9vw5zhKKa1RlJMPAzKvQgjmKPpZija-IzG0oENR4lZr8XJaH6x~wUfDx1AD3tPPGmmoDkaRqa5CxGgvnSPq~Wur4kL7tVA2-S40AeXHrb6-wTg3xwdxTTm~3v7lHRgtn-5mKqJNLC69CPpKT-h4lIhqttYgUDWpCw3SF56-35SOpSdPV9icsu6b1JBw2Qz~f3oDISysAJvfRJJTvo49VOweS~Us7WvBtXgs695g__&Key-Pair-Id=KUT5TJCACFTXG","author","Argyle","date","2025-04-02T00:00:00Z","article","Argyle's Planning and Zoning Commission on April 2 voted to recommend an amendment to the town development standards to permit certain food-service and indoor fitness uses in areas zoned under the form‑based Village Center Transition (VCT) district, including portions of Waterbrook and the Evans Tract.

Harrison, the town planner, said the amendment responds to a prospective project in Waterbrook and a broader interest in enabling small, walkable retail and service businesses in the VCT corridor. The draft amendment would allow sit‑down food-service uses (full‑service restaurants), bakeries and counter/limited‑service food operations without drive‑through facilities, and indoor fitness/recreation uses such as gyms or athletic clubs.

Ryan Kage, a resident and prospective developer, described plans for the Waterbrook commercial lot where an older church building has deteriorated. Kage said his concept would include a small two‑story building with a ground‑floor jiu‑jitsu academy and upper‑floor office or tenant space; a complementary small counter‑service or limited‑service food use could serve gym members and neighborhood residents. Kage and commissioners discussed trees, easements and potential site constraints; Kage said a tree survey and feasibility work were underway.

Commissioners and staff discussed terminology to avoid unintended uses. During the hearing the commission removed the words “cafeteria” and “snack bar” from the amendment and added language to make clear that any sidewalk cafe seating in a public right of way would require a separate license or agreement with the town. The commission also recommended adding “counter service” or “limited service” language so the amendment would allow small walkable food uses but continue to exclude drive‑through or heavily car‑oriented establishments.

Staff recommended the ordinance amendment and the commission voted to forward the change to town council with the edits adopted at the meeting. If council approves, the change will apply to existing form‑based districts, including the Waterbrook and Evans Tract areas, allowing property owners there to pursue sit‑down restaurants, limited/counter‑service food businesses and indoor fitness uses consistent with the form‑based code's standards for building form and pedestrian orientation.

Votes at a glance: Planning and Zoning Commission — motion to recommend approval of the proposed form‑based code use table amendments to permit food-service (no drive‑thru) and indoor fitness uses in Village Center Transition, with edits to remove “cafeteria”/“snack bar” and to add counter/limited‑service language; outcome: recommended to town council, 6-0.

Next steps: The ordinance amendment will proceed to town council for public hearing and final action.","mediaType","Video","parentTitle","Argyle - Planning & Zoning - Apr 02, 2025","oneSentenceSummary","The Planning and Zoning Commission recommended adding food service (limited and counter service; no drive-through) and indoor fitness uses to the town's form‑based Village Center Transition zoning after a developer presentation about the Waterbrook commercial pocket; commissioners removed references to “cafeterias” and “snack bars.”","taxTitle","Argyle, Denton County, Texas","taxId",52239,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6615982,"Argyle planners recommend elementary school site plan with two variances; commission conditions include extra trees",2199,5431000,7630000,"/Search/View?dp=1&key=2857656-b272c4f6ee3c5d34b22c903abce81f42&start=5431&end=7630","https://assets.pipeline.soar.com/2857656-b272c4f6ee3c5d34b22c903abce81f42/thumbnail_5431000.jpg","/articles/6615982/Argyle/Denton-County/Texas/Argyle-planners-recommend-elementary-school-site-plan-with-two-variances-commission-conditions-include-extra-trees","https://secure.pipeline.soar.com/6615982-a1d4f6c8f8143369e01b71201994199b/orig.mp4?Expires=1771143927&Signature=EWW4mpVlDSg3hSSkYBfxPNdDCEIIZoe9Gu3Uxdc24wxO~E09vka7~A4AxOAEyjF5-HSA9NqJGj8ciDzXyRE0y5vZ8ofQVjUHjc51wM4CJ5pGwqnxBre2taU3LMtSCW3FUYUFVcESSnWOh1GH3RpHJgYpk6N4QDAyvq7lD5Jnaw1IogHkHbhXgwiq8x3Y2QEriJVmaf1UFx3Od0JSNs5Myk4XEWNRHyl97~1PeCWQVO8Zw-2dHU1hvNIEe37PtFpAsvSEyOK5ygTt6rpSp0XtqFroo5z0imZqHm21R32phtyK84nu9jqGnyamqtLmBW5xUuJfYWE-VfHKhsMBPekp-A__&Key-Pair-Id=KUT5TJCACFTXG","The Argyle Planning and Zoning Commission on April 2 recommended approval of a site plan for Argyle Independent School District's proposed elementary school on the same campus as the middle school, subject to two variances and an added condition to increase on‑site tree planting near playground areas.

Harrison, town planning staff, said the elementary school site plan follows a previously approved plan for the campus and that the middle school is already under construction. AISD proposed a two‑story elementary school of about 104,685 square feet with 61 classrooms and a maximum of 850 students, aiming for a fall 2027 opening. The project is part of a larger campus plan; most mitigation, landscaping and traffic improvements were evaluated in prior approvals for the middle school.

AISD sought two variances identical to those granted with the middle school: to allow smaller caliper replacement trees (three‑inch caliper understory and four‑inch caliper canopy trees rather than the town's standard) and to allow more than 10% of required parking to be placed in front of the building. Staff said the layout meets other standards, including off‑street parking counts and interior landscaping, and that queuing length for school arrival and dismissal had been accounted for in the project's traffic‑impact analysis.

Commission discussion focused on tree size and spacing. Commissioners and the school representative discussed the expense and survivability tradeoffs between larger, ball‑and‑burlap six‑inch trees and smaller, containerized three‑inch specimens. Rob Morris of RLK Engineering, representing AISD, told the commission that larger field‑grown trees are significantly more costly and that three‑inch stock tends to establish quickly after transplanting; commissioners suggested adding trees in non‑conflicting locations such as around playgrounds for additional canopy and shade.

The commission voted to recommend approval to town council with the two requested variances and an additional condition added at the meeting: plant additional trees near playground areas (the commission specified several smaller-caliper trees to be added to playground perimeters). The staff packet notes that most larger landscape buffers for the campus were handled in the middle school approvals and remain in place.

Votes at a glance: Planning and Zoning Commission — motion to recommend approval of the AISD elementary school site plan with the two variances and the added playground tree requirement; outcome: recommended to town council, vote passed (4-2).

Next steps: The recommendation will move to town council for final action. The school district will coordinate final planting sizes and locations with town staff as part of permit issuance and landscape plan approval.","Planning commissioners recommended approval of Argyle ISD's elementary-school site plan and granted variances for tree caliper sizes and parking placement, adding a condition that the district plant additional trees near playgrounds.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6615987,"Argyle commissioners table Scribe Church site plan after concerns about buffers, parking and tree removal",3948,1360000,5308000,"/Search/View?dp=1&key=2857656-b272c4f6ee3c5d34b22c903abce81f42&start=1360&end=5308","https://assets.pipeline.soar.com/2857656-b272c4f6ee3c5d34b22c903abce81f42/thumbnail_1360000.jpg","/articles/6615987/Argyle/Denton-County/Texas/Argyle-commissioners-table-Scribe-Church-site-plan-after-concerns-about-buffers-parking-and-tree-removal","https://secure.pipeline.soar.com/6615987-dbaaf94fd263198d1d997c5aa8210891/orig.mp4?Expires=1771143927&Signature=JUbU-f0xqDjap1ULoOUdSPkHxdku~nnLce5ec4H3rpNC0nDgDuaRXgLLTF5oaLckxUiJ43ycKrCyJYqBoossogZvazw-REC6oT0gfn5O2VV1x-Oe6IBzs2XthdGGPKmt6sfVFjnymBGjwd3-f8jAiy5YmmWE53KaT602IqSlw5PPJ7HH9L1FT8AwFH2CFll4sZMZ0LRumahajG1mKk4683TiVhtcijbhQIm0AB9f8bUhMD3jexh002Gz9geoU9YII4piyi8JukZXP39i1W5w7paQn2WSwPFELqWsejV4Ef13Zo8ZyvKk9hO5dFXPwkEd4cOD1hmkc1OSrtgf7ESL3Q__&Key-Pair-Id=KUT5TJCACFTXG","The Argyle Planning and Zoning Commission on April 2 tabled consideration of a site plan and multiple variances for a proposed Scribe Church on two lots in the Woods of Argyle subdivision, directing the applicant to return with revisions.

Harrison, planning staff, said the site — at 809 FM 407 West immediately south of Argyle ISD property under construction — had been annexed and rezoned to SF‑2.5 to allow the church's non‑residential use. Because non‑residential uses in that district reference the town's office/retail standards, the project must meet certain commercial-site requirements, Harrison said. The applicant proposes a 10,700-square-foot, one‑story building with a 194‑seat sanctuary and children's area, a main driveway aligned with AISD's west driveway and an additional future driveway on the east side of the lot.

The applicant requested multiple variances: reduced building articulation from the town's 80‑foot interval standard; a reduced buffer yard between the parking area and adjacent residential lots on the east (proposing 10 feet instead of the 50‑foot F buffer ordinarily required, along with a living screen and a 5‑foot pipe‑and‑rail fence instead of an 8‑foot masonry wall); and permission to place more than 10% of required parking in front of the building. The staff report noted the applicant proposed 91 parking spaces overall (65 spaces required by the sanctuary seating ratio), with about 78% of the required parking located in front of the building.

Commissioners pressed the applicant on headlights, lighting, noise and the proximity of parking to neighboring homes. Commissioner comments repeatedly urged increasing the buffer between parking and houses, moving parking to the rear, or reorienting the building so the sanctuary would not face residential yards. Applicant representatives including Matthew Holtman of Holtman Design Works and the applicant said some site constraints — including fire department circulation requirements and existing easements — limited options but that layouts could be revised. Holtman said removing the 18 parking spaces on the east edge and expanding the buffer would allow a larger planted buffer and reduce headlight intrusion.

Staff recommended approval to town council only with conditions: increase the east buffer adjacent to residential to 30 feet by eliminating the 18 parking spaces facing east (reducing provided parking from 91 to 73, which still exceeds the 65 required), provide a turnaround (an 80‑foot diameter cul‑de‑sac or hammerhead) for fire vehicles if fire lanes exceed the allowable length, revise the landscape plan to show required buffer landscaping on the north and east, and ensure the photometric plan meets town luminance limits adjacent to residential.

After public notice and an open hearing with no speakers, commissioners concluded further revisions were needed. A motion to table passed unanimously; the commission set the next date for reconsideration as May 7.

Votes at a glance: Planning and Zoning Commission — motion to table consideration of the Scribe Church site plan to May 7; outcome: tabled, 6-0.

Next steps: The applicant will revise the site plan and variances, coordinating with town staff on buffer, parking and photometric changes, and return to the commission on May 7.","The Planning and Zoning Commission opened a public hearing on a proposed Scribe Church site plan and several variances, but voted 6-0 to table the application to the May 7 meeting so the applicant can revise parking, buffer and landscaping plans.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6615991,"Argyle planning panel recommends approval of High Plains Trail final plat in Denton County ETJ",1159,195000,1354000,"/Search/View?dp=1&key=2857656-b272c4f6ee3c5d34b22c903abce81f42&start=195&end=1354","https://assets.pipeline.soar.com/2857656-b272c4f6ee3c5d34b22c903abce81f42/thumbnail_195000.jpg","/articles/6615991/Argyle/Denton-County/Texas/Argyle-planning-panel-recommends-approval-of-High-Plains-Trail-final-plat-in-Denton-County-ETJ","https://secure.pipeline.soar.com/6615991-205f28163d1bb01cee6be4e5f629607e/orig.mp4?Expires=1771143927&Signature=EhOfqtlKJgtwRbRKprcTY4~HnjdwWd9dnx4nDXnCW7qyu6FVoYPlGdNtIhu~i4VKORPujJWGPS3wlAZTHb6gWOkHLHwTJJLooIG9-OR6TFCSHYxMQPQQbUDmvTrh8BptV7GefrTJ~kksirB604d-~74g0w4zvRhbbz4VRMCmTHFOPSF47hTWq2owe1Y53yhBJXAcWR7htZG3hfsrcRuaQv8g95czZ~WLcS-oK59bvwQG-~1V9peHE346j6~77aLkM8rwZgfxLXcwTloiTQybZK9DjAFPyL2Dy83nqEZwAyNMQEJ1VNkK7WdvLYcwDsaCpyhrrTd8nx8V24rueKU7Cw__&Key-Pair-Id=KUT5TJCACFTXG","The Argyle Planning and Zoning Commission on April 2 recommended approval of a final plat for the High Plains Trail development in the town's extraterritorial jurisdiction in Denton County.

Town staff and the applicant said the plat was routed through the commission because the developer requested a variance from the town's typical right-of-way standard. Harrison, Argyle planning staff, told the commission the proposed roadway will include two 24-foot travel lanes and a wider, meandering right-of-way intended to accommodate enhanced landscaping and trail connections.

Harrison said the site is south of Liberty Christian School and east of U.S. 377, and the primary paved access for phase one will be the proposed High Plains Trail roadway. The Denton County Emergency Services District and Denton County fire marshals required an additional emergency access off 377 at Smoot Lane, Harrison said. Jason Weaver, the project's civil engineer, said the developer plans to provide stubs and temporary emergency access and that a future, separate roadway connection at Canyon Falls is expected to be improved by the owner of adjacent property in Flower Mound.

The variance request was for the wider-than-standard right-of-way and open-space median created to accommodate landscaping, trails and a larger parkway. Weaver said the planned cross section includes an eight-foot trail on one side and a six-foot trail on the other and that a municipal utility district (MUD) will own and maintain the entry right-of-way and open-space lots. Harrison told the commission staff and the town engineer had reviewed the plat and supported the variance, conditioned on the applicant receiving any required TxDOT right-of-way permits before filing the plat with the Denton County Clerk.

Commissioners asked about drainage and maintenance. Weaver confirmed the plat will dedicate floodplain and drainage easements that convey public drainage, while maintenance of private open space and roads will be the MUD's responsibility. Commissioners also asked how many lots would access 377; Weaver said phase one includes about 267 residential lots of mixed lot widths and multiple builders.

After discussion the commission voted 6-0 to recommend approval to town council, with the variance as requested.

Commissioners and staff noted the review does not change county zoning or building-permit authority; the town's jurisdiction in the ETJ is limited to platting, signage and tree preservation.

Votes at a glance: Planning and Zoning Commission — motion to recommend approval of the High Plains Trail final plat with the requested variance; outcome: recommended to town council, 6-0.

Next steps: The applicant must secure any required TxDOT permits and then may file the plat with the Denton County Clerk; town council will consider the commission recommendation.","The Planning and Zoning Commission voted 6-0 to recommend approval of the High Plains Trail final plat — including a variance for an expanded, meandering right-of-way — for property in Argyle's extraterritorial jurisdiction south of Liberty Christian School.","actionData","errors"]

Article not found

Argyle P&Z backs ordinance change to allow sit-down restaurants and fitness uses in form-based transition zones

Argyle planners recommend elementary school site plan with two variances; commission conditions include extra trees

Argyle commissioners table Scribe Church site plan after concerns about buffers, parking and tree removal

Argyle planning panel recommends approval of High Plains Trail final plat in Denton County ETJ