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.