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

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.