Planning and Zoning Commission recommends rezoning Front Street parcel to Old Town 1

The Argyle Planning and Zoning Commission on July 9 recommended that Town Council rezone a 3.61-acre parcel on the east side of Front Street from Agricultural (A) to Old Town 1 (OT1).

Staff said the property, owned by Mission Investors Outdoor LP since February 2006, has been shown incorrectly on the town's 2017 zoning map as right-of-way and that rezoning to OT1 would align the map with the property's ownership and permit a limited range of small-scale commercial and residential uses. "This zoning change application is to discuss the property on the East Side Of Front Street, North Of Old Justin Road, and South Of Eagle Drive," Senior Planner Kelly said during the presentation.

The proposal would extend OT1 zoning east of Highway 377, allowing pedestrian-scaled retail and offices typically limited to a maximum building size of 15,000 square feet and encouraging individual businesses be 5,000 square feet or less. Staff recommended approval to "clean up the zoning map" and to give the owner more marketing options when discussing potential buyers or developers.

Commissioners and members of the public raised questions about site constraints, safety and visual impacts. Staff described site conditions: the lot is long and narrow (about 135 feet wide at the north end and roughly 104 feet at the south), and the railroad tracks are approximately 16'–17 feet from the property line at the narrowest point. Harrison (staff) said OT1 requires a 10-foot landscape buffer adjacent to the railroad, and that OT1 does not require a masonry wall but does require landscaping to provide a buffer.

Town Attorney Brenda advised the commission that a deed provision the commission discussed (a historical fence covenant and other restrictions tied to the railroad) was a private matter between the property owner and Union Pacific Railroad and would not legally bind the town. "If it's in the chain of title, that's precluded, even though we allow it," she said, explaining the town could zone an allowable use even when the chain of title may limit it. Staff also noted a portion of the parcel is shown as taken by TxDOT for an Old Justin Road realignment in the project exhibits.

Public commenters generally favored limited redevelopment but urged careful controls on drainage, visual screening and safety from passing trains. Ronnie Peavey, a resident, said he was "okay with, you know, it being Old Town," but asked that drainage be addressed because the parcel has flooded in heavier rains. Another resident, Dallas Beck, who identified himself as a commercial real estate developer, said OT1 is logical for the area but warned the lot's shape and constraints could make future development challenging.

After discussion the commission voted to recommend approval to Town Council. The commission recorded the recommendation as a motion to "recommend approval to Town Council the zoning change request from Ag Agricultural to Old Town 1." The recommendation passed by recorded tally: yes 3, no 2. The commission noted the decision is a recommendation and that final action will be taken by Town Council.

The zoning recommendation now moves to the Argyle Town Council for final consideration. Staff advised residents to monitor the Town Council agenda for the date of that hearing.