Argyle council OKs zoning changes, hires design teams, approves short-term borrowing and schedules November tax vote

Argyle Town Council on July 21 approved a package of zoning changes, professional services agreements and short‑term financing to advance planning for a municipal town center and police facility, and scheduled a November special election on a local sales tax increase for a small area of the town.

The council voted to amend the town development standards to allow livestock and ranch animals in the Single Family Residential Estate 1 (SF‑1) district only under new conditions, including a minimum of 1.5 acres of ‘‘grazable’’ land and, for certain uses, a specific‑use permit (SUP). Mr. Harrison, planning staff, told the council the change narrows the group of eligible lots to about 10% of the SF‑1 parcels and mirrors standards already used in SF‑2.5 and agricultural zoning.

The amendment prompted public comment. Amelia Thompson of 180 Hartpole Road West urged the council not to require an SUP initially and asked that the council allow the size‑based approach (1.5 acres) to permit animals without the added application fee and 60‑day process. Thompson said that residents who already rezoned properties had borne additional costs and that adding an SUP could be “cost prohibitive.” Council members discussed options including a lower, tiered fee for agricultural SUPs and whether the council could grandfather the applicant who has already undergone extended review. Town legal/staff indicated any fee change would need to be enacted via the annual fee schedule and could be considered before the applicant completes an SUP application.

After deliberation the council approved the ordinance as presented (with the SUP requirement in place). Planning staff and council members said staff will work to be “accommodating” to the nearby applicant while the town considers modifications to the fee schedule.

The council also approved an ordinance removing a 90‑day time limit that previously required the Planning & Zoning Commission to make a recommendation within 90 days after a public hearing; the revision allows the commission to defer its recommendation as long as needed to obtain additional information.

On a separate land‑use matter the council rezoned a 3.4‑acre, long, narrow parcel on Front Street (former Union Pacific right‑of‑way) to Old Town 1 (OT‑1). A representative of the property owner said the owner has no immediate plan but that OT‑1 would allow a mix of low‑intensity retail and compatible residential uses. Several council members and some P&Z commenters referenced deed restrictions from Union Pacific limiting residential and hotel uses and noted that the railroad retains rights to approve certain uses; town staff said such deed restrictions are private matters between parties and the town’s rezoning would not negate them.

Votes at a glance: - Ordinance 2025‑22 (amend Town Development Standards to allow livestock in SF‑1 with SUP requirement): approved (motion carried; vote recorded as voice vote: Aye; no recorded dissents in minutes). - Ordinance 2025‑23 (remove 90‑day limit on P&Z deferrals): approved (voice vote). - Z‑25‑2 (rezoning to OT‑1 for Mission Investor Outdoor LP parcel on Front Street): approved (voice vote).

The council moved forward on the Towne Centre and municipal complex planning by approving two professional services agreements. By resolution the council authorized the mayor to execute a civil‑engineering agreement with Dunaway Associates (not to exceed $47,838) and an architectural services agreement with GFF Architects (not to exceed $69,060) to develop a site master plan and initial programming for the six‑acre tract along FM 407 that will anchor the proposed town center and police facility.

Town staff and consultants described the work as an iterative process: boundary, topo and tree surveys; drainage and utility design; traffic studies to coordinate with TxDOT for access or turn lanes on FM 407; and a master plan that could be expanded to a small area plan and zoning overlay for the broader 377/407 corridor. Town staff said the design work will inform later decisions about phasing and construction management; council members emphasized they want a cohesive architectural theme for the area.

To cover preconstruction costs the council approved an ordinance authorizing issuance of a Town of Argyle 2025 tax note in an amount up to $750,000, with staff and bond counsel reporting an effective borrowing cost in the final pricing in the low‑to‑mid single digits. Town staff said the note is intended as short‑term financing for preconstruction and to preserve the town’s future interest‑and‑sinking (I&S) capacity for any larger construction borrowing later. Staff reiterated that the town has been saving funds for the municipal complex and that the note combined with those reserves is intended to balance cash equity and future debt.

The council also voted to place a single ballot item on the Nov. 4, 2025 special election: an increase in the sales‑and‑use tax rate to 2% limited to the small Belmont II area identified in the staff report. Staff said the change would bring that area to parity with other parts of town; council members discussed outreach and clear public information for voters because the ballot language is governed by state law. Staff said Denton County’s election services would cost approximately $8,000–$12,000.

Other approved items on the consent agenda and action items included purchase and funding approvals for five speed monitoring devices and decorative poles for the police department (consent, ordinance 2025‑26) and a budget amendment to buy a heavier flatbed equipment trailer for public works. The council approved a contract with Rommel as a procurement adviser earlier in the procurement process and commended public works staff for the Frenchtown concrete repair project; council approved an increase to that contract to reflect deeper repairs after crews opened pavement and found thinner concrete, variable rebar and low PSI concrete in places.

On infrastructure the council heard an extended update from Friesen (Friese Nichols) engineers on bids for a sanitary sewer extension to serve a station and adjacent development near Frenchtown and FM 377. The current engineer cost estimate shown to council was about $545,000 for the alignment that would bore under Frenchtown Road; staff said an alternate option to route the line farther south would be more expensive (roughly $900,000). The engineer explained the estimate rose from earlier conceptual numbers because Argyle Water Supply recently installed a larger water main that constrains the available right of way, the sewer alignment will be deeper than initially assumed (up to roughly 15 feet at the far end), and the project requires pressure‑rated pipe and a substantial casing under Frenchtown Road. Bids were being solicited; council members asked staff to present the actual bid tabulations at the August meeting before awarding a contract.

The council also received a budget schedule update and a monthly financial report for May; staff said the FY‑26 budget will include more line‑item detail, maintain a conservative operating posture, and preserve capital balances to support the municipal complex and streetwork. Sales tax is running ahead of budget through May, staff reported, and wastewater reserves remain high.

Why it matters: the votes move the town from conceptual planning into the design and permitting phase for a new municipal/town center area and police facility, including short‑term borrowing to fund preconstruction work while staff pursues partner funding and private development coordination. Zoning changes and the OT‑1 rezoning could affect land use and development patterns east of US‑377; the planned small area plan and design standards are intended to shape new development so multiple projects coming to the corridor can be visually and functionally cohesive.

Looking ahead: staff will return with fee‑schedule language and an update on the SUP fee question for the SF‑1 livestock amendment, bid results for the Frenchtown sewer extension, more refined master‑plan deliverables from Dunaway and GFF, and an update on election contracting for the Nov. 4 ballot placement.