[{"_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",6454049,"mediaKeyId","5873439-201235bcb26fce18e5f82b131718f3be","parentId",5873439,"title","Planning commission recommends denial of Argyle Marketplace site plan after debate over variances, parking and tree preservation","audioSeconds",7247,"startMs",352000,"endMs",7599000,"viewUrl","/Search/View?dp=1&key=5873439-201235bcb26fce18e5f82b131718f3be&start=352&end=7599","thumbnailUrl","https://assets.pipeline.soar.com/5873439-201235bcb26fce18e5f82b131718f3be/thumbnail_352000.jpg","articleUrl","/articles/6454049/Argyle/Denton-County/Texas/Planning-commission-recommends-denial-of-Argyle-Marketplace-site-plan-after-debate-over-variances-parking-and-tree-preservation","mediaUrl","https://secure.pipeline.soar.com/6454049-7322349ba1c90b2e5ea45c213b7c5a36/orig.mp4?Expires=1771155696&Signature=RLFaROQZAHidBBO5nAQCGLvsSbGY2QDwl86ufqMjpPjteplQnboJEKUg5gaqBGEOQU--bd46sUi7LkvWuFT1KGtg0121eU2bjK0b465KbaDMOJ5RD0pTw4zcVbBIBy760d3mBQDAL-Ss~xnA4V7Vo1z5Pv6tR7eiYmVUE32kkN4T-dzMX-OnXi4sD4gIE~1gLykUz4mP63jiyy5IV7lNuPB7cOxQmQNsVSrwDTqCQ6bKHffOCwlhKmh0mfdY8t3Y5ZyXmLw9gHEmSyMY~3mLC881dZYeys3d65PWdGvDrdQZMwLGUDI54jJ~WoueICKNi1SX-0GZrhWJqWj3MqpeNA__&Key-Pair-Id=KUT5TJCACFTXG","author","Argyle","date","2025-10-01T00:00:00Z","article","Argyle Planning and Zoning Commissioners voted 6-0 on Oct. 1 to recommend denial to Town Council of a site plan and variance package for SP-25007, a proposed three-building, 23,500-square-foot “Argyle Marketplace” development along U.S. Highway 377.

The vote follows a public hearing and more than two hours of staff presentation and public comment focused on several variance requests the applicant sought from Office Retail zoning standards, including building facade articulation, front parking limits, landscape buffer reductions, lighting spillover and reduced parking counts.

Town planning staff told the commission the project is proposed for a 1.97-acre parcel currently zoned Office Retail and includes a 13,600-square-foot building facing 377 and two smaller rear buildings under 5,000 square feet. Staff said the Municipal Development District already approved up to $300,000 of funding connected to the project, and that the town is negotiating a separate development agreement with the applicant that could require shared off-site parking and other commitments.

The staff report identified multiple variance requests: facade articulation (the code requires a minimum 3-foot change in building footprint every 80 feet), a reduced front landscape/buffer yard (Buffer Yard E on Highway 377 would normally require 50 feet and tree/understory/shrub minimums), a front-parking maximum exceedance (16% proposed vs. 10% allowed), a parking shortfall (staff estimated a demand of 118 spaces while the plan provided 93), reduced tree mitigation sizing (applicant proposed many 4-inch caliper replacements rather than larger-caliper specimen/majestic replacements), and lighting/photometric variances for spillover. Staff recommended forwarding the site plan with the variances to Town Council with conditions tied to Denton County Emergency Services District No. 1, a TxDOT right-of-way permit for the 377 driveway, and preservation of a specific on-site oak (tree 5101) if feasible.

Public comment highlighted operational and safety concerns raised by adjacent property owners. Jim Reid, owner of Little Joe’s Farmstead and the property immediately north, told the commission he already has an existing access agreement and expressed worry that new cross-access and emergency gates could become permanent through-traffic or otherwise harm his business and the adjacent Argyle Christian Academy daycare. Reid also urged more parking, saying his own business is already operating at high parking demand.

Denton County Assistant Fire Marshal Chris Adams described the emergency-access gate standard the fire district seeks (a heavy-duty gate secured with a Knox-style padlock and Knox key so emergency responders can operate it), and confirmed fire access and gate design are standard conditions for the district.

Applicant Steven Shannon, who identified himself as owner of Argyle Professional Depot and a developer of nearby properties, said the site is constrained by a utility easement at the rear and proximity to Highway 377 at the front and that the requested variances are driven by the building footprint the applicant needs to make the project economically feasible. Shannon and town staff repeatedly described ongoing negotiations intended to produce shared parking agreements and potential off-site mitigation (for trees and landscaping) — approaches they framed as part of a development agreement to be finalized with Town Council.

Commission discussion focused on several recurring themes: the number and scope of variances, the adequacy of parking if restaurant uses locate on site, preservation of mature trees (including one large oak identified in the packet), the pedestrian and vehicular access patterns to rear buildings, and whether a development agreement should be substantially complete before the commission recommends approval. Commissioners pressed staff and the applicant for more specifics about proposed shared-parking arrangements and off-site tree mitigation and flagged uncertainty about the site’s long‑term viability if parking and pedestrian connections are not secured.

After additional public comments and follow-up, a commissioner moved to deny the recommendation. The motion was seconded by Commissioner Matt Nelson and the commission voted 6-0 in favor of recommending denial to Town Council.

What’s next: The planning commission’s denial will go to Town Council at its next meeting. Staff and the applicant stated during the hearing that they are continuing negotiations on a development agreement that could address shared parking, off-site tree mitigation and other conditions — items the applicant and staff said would be finalized for council consideration if the project proceeds. The applicant also acknowledged that a TxDOT right-of-way permit will be required for the 377 driveway before a building permit could be issued.

Votes at a glance

- Planning & Zoning Commission recommendation on SP-25007 (Argyle/Marsden Marketplace): Denial recommended to Town Council, 6-0.

Speakers quoted in this article

- Harrison, town planning staff (staff presentation)
- Marcy, town planning staff (staff presentation)
- Chris Adams, Assistant Fire Marshal, Denton County Emergency Service District (public safety / emergency access)
- Jim Reid, owner, Little Joe’s Farmstead (public comment)
- Steven Shannon, applicant / owner, Argyle Professional Depot (applicant comment)
- Matt Nelson, Planning Commissioner (seconded motion)

Ending

The commission’s denial provides Town Council the formal recommendation to consider on SP-25007. Staff and the applicant signaled they will continue to negotiate a development agreement and technical fixes (shared parking, TxDOT permit, tree mitigation) before any potential future resubmittal or council action.","mediaType","Video","parentTitle","Planning & Zoning","oneSentenceSummary","The Argyle Planning and Zoning Commission voted 6-0 to recommend denial to Town Council of site plan SP-25007 (Argyle/Marsden Marketplace), citing multiple variance requests for the Office Retail zoning district, parking shortfalls, landscaping and tree-preservation concerns.","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},6454034,"Town staff outlines concurrent small-area plans for I‑35W corridor and town center; study to inform zoning overlay and thoroughfare updates",1305,9944000,11249000,"/Search/View?dp=1&key=5873439-201235bcb26fce18e5f82b131718f3be&start=9944&end=11249","https://assets.pipeline.soar.com/5873439-201235bcb26fce18e5f82b131718f3be/thumbnail_9944000.jpg","/articles/6454034/Argyle/Denton-County/Texas/Town-staff-outlines-concurrent-small-area-plans-for-I35W-corridor-and-town-center-study-to-inform-zoning-overlay-and-thoroughfare-updates","https://secure.pipeline.soar.com/6454034-1b6785375bcc0690817223e10f4894df/orig.mp4?Expires=1771155696&Signature=hlMJ3IyFWDVm7W6NudUk3fW0VkuuzQFaRTrD4CdO05oGxpqPQgEJK~zVkSNJd3VIJFla4uiQ3~33~5aKxRtHwOprYKsPTq5Pzuh2rAzF8v-plehWkeSZzzM2-oTBBsghTgh16GJESgM4yITFcjC-YL7dIh0Z3HC-JepY5gs7958bCYmW2HZdcQPic10Nu23UPIZFAgl8BZnjAxI0AddKgkLC4Qhkj4TJe7TqoWJlVGmcyoGDC5csPCgfEC94Dq7l3RR618Kewh3nAdxNSQxxDvuhhHwpg2LtjwPZVGoYU731PYojuDuwVZCnxqmiEhcX-RE7VjLXKS4GfGI7e3jrRA__&Key-Pair-Id=KUT5TJCACFTXG","At a workshop item on Oct. 1, Argyle staff announced two concurrent small-area planning efforts to shape future growth: a study focused on the I‑35W corridor (led by GFF Planning) and a separate town‑center study around the Highway 407 / U.S. 377 area that will evaluate design standards, zoning overlays and thoroughfare recommendations.

Staff explained the I‑35W corridor area studied includes properties on both the east and west sides of the freeway, and that earlier concept plans submitted for some parcels (including large-format retail/medical concepts and a proposed residential concept on the Fossil Gate Farms property) informed the discussion but are not prescriptive. The study will evaluate land-use scenarios, design standards (masonry/awnings/landscaping/walkability), and infrastructure implications, and will be used to craft a zoning overlay and update the town’s thoroughfare plan. GFF will work with town staff, the municipal development district and other stakeholders; staff said deliverables will include zoning‑overlay recommendations and design guidance.

The separate town‑center small-area plan will focus on the existing activity near Cook Street, the railroad corridor and the 407/377 central area (the town-owned six-acre parcel has been cited as a focal point). Staff and the town manager emphasized the town‑center study is intended to refine where a civic or “main street” place should be encouraged, noting the existing “center” area already has activity that could support walkable, small‑scale retail and events. Commissioners and staff discussed trade-offs — whether to prioritize development activity tied to freeway frontage for visibility and tax base or to invest in reinforcing a walkable town center — and noted both studies will inform the updated thoroughfare plan.

Staff previewed an outreach and timeline plan: public kickoff events and opportunities for commission input are expected over the fall, with illustrations and overlay recommendations to follow. Staff emphasized the studies are intended to be practical, producing regulatory language (overlay standards and design requirements) the town could adopt to shape future proposals, rather than simply illustrative concepts.

Why it matters: Commissioners and staff described a tension between the economic potential of freeway-front development and preserving Argyle’s rural character and walkable town identity. The planning studies are designed to give the town criteria to evaluate future proposals, craft consistent design expectations and coordinate infrastructure decisions (roads, trails, utilities) before individual rezoning or site-plan applications arrive.","Staff and the town manager briefed commissioners on two concurrent small-area planning efforts — an I‑35W corridor study and a town-center study centered on the 407/377 intersection — to develop design standards, zoning overlays and thoroughfare guidance to guide future development and preserve Argyle’s character.",{"_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},6454038,"Planning commission approves Knights Ridge preliminary plat (PP-25002) for 25-lot gated subdivision with cul-de-sac variance",5894,4041000,9935000,"/Search/View?dp=1&key=5873439-201235bcb26fce18e5f82b131718f3be&start=4041&end=9935","https://assets.pipeline.soar.com/5873439-201235bcb26fce18e5f82b131718f3be/thumbnail_4041000.jpg","/articles/6454038/Argyle/Denton-County/Texas/Planning-commission-approves-Knights-Ridge-preliminary-plat-PP-25002-for-25-lot-gated-subdivision-with-cul-de-sac-variance","https://secure.pipeline.soar.com/6454038-f4e1feff1be08e3d6fa1896ca6b72293/orig.mp4?Expires=1771155696&Signature=MC1BJH8rrkG322aF4JN6nODjjTicT0q0oYw2DvF-WRFLCXfems2hk~ecC8DK1HnqW55LsGdgT1OE0f4BUN6UwKokUwceJa3lpMKH6AP1SbN7WLH4kysIiUMCAfHDLg1SX3IVlFyweRJwpplEJ4phpnxQurSTvFNnRriW8ZmzHUXj98LXN9Ol7O6NlL~6nP1x8m9GqYGFAOiqTUUBpMrjaVV-Ni6YC95lAW5XQyUKVkeXrL52eEaSBUhVD6egqvuD8cAGzP62e5YoW2yjRWr4zNpIGFSoqpl9mCFWd0kBJ-y2zbQFrutyNQkJ3GqWldIaqMIDA5em04-~DhyHyovEVA__&Key-Pair-Id=KUT5TJCACFTXG","On Oct. 1 the Argyle Planning and Zoning Commission voted 6-0 to recommend approval of preliminary plat PP-25002, Knights Ridge, a proposed 25-lot residential subdivision on approximately 72.126 acres west of FM 1830 and north of State Highway 407.

The plat shows lots with a 2.5-acre minimum. The subdivision layout uses three sequential cul-de-sacs; the westernmost cul-de-sac exceeds the town’s usual 600-foot maximum length. Town subdivision rules allow the commission and council to grant an extended cul‑de‑sac length when certain criteria are met; staff said the contested segment serves roughly a dozen lots (under the 20-lot guideline for extended lengths) and that Denton County Emergency Service District No. 1 reviewed the layout and confirmed the turnaround (bulb) and fire‑access requirements were satisfied.

Staff also reported a full tree survey and mitigation plan. The applicant’s tree survey totaled the site’s caliper inches and identified which protected/specimen/majestic trees would be removed to accommodate roads and drainage. Staff said the applicant will be required to mitigate removed protected trees per the town ordinance, either through on-site replacement or payment into the town’s tree reforestation fund. Engineers also completed a traffic analysis and a third-party hydraulic review; staff stated the TIA did not trigger required off-site turn-lane improvements on FM 1830 and the hydraulic review did not show increased downstream flow.

Developer representatives — including Omar Owais (Cona Capital), owner Rob Knight and Pamela Parker (civil engineer) — described the development as a custom, higher-end gated subdivision with large lots and a private road and said they plan to preserve and relocate desirable trees where feasible. They confirmed the existing access easement that serves properties north of the site will remain in place and that the HOA will assume long-term road maintenance and any required responsibilities for the shared access easement after development.

Commissioners discussed the cul-de-sac variance (length), tree protection, long-term HOA road maintenance responsibilities, septic service (lots will be on individual septic systems), and water service (Argyle Water Supply Corporation will serve the development). After questions and applicant responses, a commissioner moved to approve the preliminary plat with the associated subdivision variance; the motion passed 6-0.

What’s next: The preliminary plat approval will be transmitted to Town Council for their consideration. Staff said final plat documents and recorded access/maintenance easements will be required before lots are sold and before any vertical construction begins.

Votes at a glance

- PP-25002 (Knights Ridge preliminary plat): Recommendation of approval to Town Council, 6-0.

Ending

The commission’s approval advances Knights Ridge toward final plat stage; staff will coordinate required easement documentation, tree mitigation and final engineering before final plat recordation and any lot sales.","The commission recommended approval (6-0) of preliminary plat PP-25002 (Knights Ridge), a 72.126-acre gated subdivision proposing 25 lots with 2.5-acre minimums. The application included a required variance for a cul-de-sac length; staff reported fire access standards were met and tree mitigation requirements will be followed.",{"_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},6454043,"Commission approves Argyle Sports Academy site plan after prior SUP conditions confirmed",792,4058000,4850000,"/Search/View?dp=1&key=5873439-201235bcb26fce18e5f82b131718f3be&start=4058&end=4850","https://assets.pipeline.soar.com/5873439-201235bcb26fce18e5f82b131718f3be/thumbnail_4058000.jpg","/articles/6454043/Argyle/Denton-County/Texas/Commission-approves-Argyle-Sports-Academy-site-plan-after-prior-SUP-conditions-confirmed","https://secure.pipeline.soar.com/6454043-ee80da8f45d93310cf4ade2776fa7999/orig.mp4?Expires=1771155696&Signature=btZE-HGFjrihZ5EV8MMY4TfIVEltCZBaL1Vke39nE4PAh0jxi4YGcSf-p9Zb44xG-K9HpIhjmi1NYyZn2H0GtA7vZYnRXi7~sbi1zoq2uYbxWuOkLezfsF0KKS9z0i808BA0Ve7Y1~ZwE9Ve25yitdYU4ZkEIIxKCkjQe2VY3mn26p~jyOJWMVrOt2Nw~9fiRrnAvzPcYE74wuY9BCn3U5vmjHlW1f-yEP02cysQg--HcEWs0axqRTghXZWk-cZrXWLQEhGA6d-1oXWaC1-EKImRu0u3oYfD8yCz~GAVA3P2umYgjUTSq3gMH15NZQLsM0I-9Dl0Jarnl3lgpTy79A__&Key-Pair-Id=KUT5TJCACFTXG","The Argyle Planning and Zoning Commission voted unanimously on Oct. 1 to recommend approval of site plan SP-25006 for the Argyle Sports Academy, an indoor sports/amusement facility that previously received a specific use permit (SUP) earlier this year.

Staff reported the site plan conforms to the SUP conditions and zoning standards for the planned development. Those SUP conditions — reiterated by staff at the meeting — include a minimum 75 percent east‑facing elevation of glass, native stone or clay-fired brick, no outdoor badminton or pickleball courts, 4-inch caliper street trees, and placement of understory trees elsewhere on site or payment into the town’s tree-reforestation fund if they cannot be located on Gateway Boulevard. The plan presented to the commission shows the required east elevation materials, the interior landscaping and a pedestrian connection that will tie into the Argyle Landing trail network.

Planning staff recommended approval; the commission moved to approve the site plan and voted 6-0. The motion was seconded by Commissioner Lewis. Staff indicated no variances were requested for this plan.

The facility is sited on Lot 92, Block D in Argyle Landing (south of State Highway 407 off Gateway Boulevard) and will host indoor racquet sports (badminton and pickleball) consistent with the earlier SUP. The site plan also includes a sidewalk connection north toward Hampshire Drive that will be extended as adjacent properties develop, and on-site landscaping to meet SUP and PD requirements.

Votes at a glance

- SP-25006 (Argyle Sports Academy): Recommendation of approval to Town Council, 6-0.

Ending

With the planning commission’s recommendation of approval, the site plan will be forwarded to Town Council for final action; staff noted the plan meets the SUP’s earlier conditions and the development’s design and landscape requirements.","Planning staff recommended and commissioners approved the site plan for Argyle Sports Academy (SP-25006), an indoor recreational facility approved earlier this year via a specific use permit with conditions. The commission voted 6-0 to forward approval to Town Council as presented.","actionData","errors"]

Article not found

Planning commission recommends denial of Argyle Marketplace site plan after debate over variances, parking and tree preservation

Town staff outlines concurrent small-area plans for I‑35W corridor and town center; study to inform zoning overlay and thoroughfare updates

Planning commission approves Knights Ridge preliminary plat (PP-25002) for 25-lot gated subdivision with cul-de-sac variance

Commission approves Argyle Sports Academy site plan after prior SUP conditions confirmed