On the agenda: Mesquite meeting — data center (Apr 27)

PLANNING AND ZONING COMMISSION MEETING
CITY COUNCIL CHAMBERS
757 North Galloway Avenue
Mesquite, Texas
April 27, 2026 - 7:00 P.M.

REVISED
AGENDA
The Commission reserves the right to adjourn into a closed meeting at any time during the course
of this meeting to discuss any of the matters posted on this Agenda, when such closed session is
authorized by Texas Government Code Section 551.071 (Consultation with Attorney).
CALL TO ORDER
1. ROLL CALL.
PUBLIC COMMENTS
2. Any individual desiring to address the Planning and Zoning Commission regarding any item on the
AGENDA (excluding public hearing items) or any matter not listed on the Agenda shall do so on a
first-come, first-served basis. Comments are limited to three (3) minutes, except for a speaker
addressing the Planning and Zoning Commission through a translator will be allowed six (6) minutes.
CONSENT AGENDA
All items on the Consent Agenda are routine items and may be approved with one motion; however,
should any member of the Planning and Zoning Commission or any individual wish to discuss any item,
said item may be removed from the Consent Agenda upon request from a Planning and Zoning
Commissioner or by request of any other individual in attendance.
3. MINUTES.
Consider approval of the minutes for the April 13, 2026, Planning and Zoning Commission meeting.
PUBLIC HEARINGS
The City Council may approve modified development standards and/or a different zoning district than the
one requested, except that the different district will not: (1) have a maximum structure height or density
that is higher than the one requested; or (2) change the uses to solely nonresidential uses when the request
is for solely residential uses or vice versa.
4. ZONING APPLICATION NO. Z0126-0439 (Z0226-0441).
Conduct a public hearing and consider approval of Zoning Application No. Z0126-0439 (Z0226-0441)
submitted by WRA Architects on behalf of Mesquite ISD for a zoning change from Single Family
Residential R-3 to Single Family Residential R-3 with a Conditional Use Permit to allow an
elementary school located at 3719 and 4000 Moon Drive.

Page 1 of 2
****City Hall is wheelchair accessible. Any requests for sign interpretive services must be made 48 hours in advance of the meeting.****
To make arrangements, call the City Secretary’s office at (972) 216-6244 or 1-800-735-2989

5. ZONING APPLICATION NO. Z0226-0441 (Z0126-0439).
Conduct a public hearing and consider approval of Zoning Application No. Z0226-0441(Z0126-0439)
submitted by Dynamic Engineering on behalf of Johnson Development Associates for a zoning change
to amend Planned Development – Light Commercial Ordinance No. 5129 to allow miniwarehousing,
self-storage as a permitted use with modified development standards located on the southern 5-acre
portion of 5201 Northwest Drive.
DIRECTOR’S REPORT
6. DIRECTOR’S REPORT.
Receive the Director’s Report on recent City Council action taken on zoning-related items at their
meeting on April 20, 2026.
7. Discuss training topics and options for the Planning and Zoning Commission.
At the conclusion of business, the Chair shall adjourn the meeting.

********************************************
The Commission reserves the right to adjourn into a closed meeting at any time during the course of this meeting to discuss any of the matters
posted on this Agenda, when such closed session is authorized by Texas Government Code Section 551.071 (Consultation with Attorney).
Pursuant to Section 30.06, Penal Code (trespass by license holder with a concealed handgun), a person licensed under Subchapter H, Chapter
411, Government Code (handgun licensing law), may not enter this property with a concealed handgun.
Conforme a la Sección 30.06 del Código Penal (entrada ilegal de persona titular de licencia con arma de fuego oculta), personas con licencia
segun el Sub- capitulo H, Capitulo 411, Código de Gobierno (ley de permiso para portar arma de fuego), no deben entrar a esta propiedad
portando un arma de fuego oculta.
Pursuant to Section 30.07, Penal Code (trespass by license holder with an openly carried handgun), a person licensed under Subchapter H,
Chapter 411, Government Code (handgun licensing law), may not enter this property with a handgun that is carried openly.
Conforme a la Sección 30.07 del Código Penal (entrada ilegal de persona titular de licencia con arma de fuego a la vista), personas con
licencia segun el Sub- capitulo H, Capitulo 411, Código de Gobierno (ley de permiso para portar arma de fuego), no deben entrar a esta
propiedad portando una arma de fuego a la vista.
Pursuant to Section 551.007 (c) of the Texas Government Code any member of the public wishing to address the Planning and Zoning
Commission through the use of a translator is granted at least twice the amount of time as a member of the public who does not require the
assistance of a translator.
Conforme a la Sección 551.007 (c) del Código de Gobierno de Texas, cualquier miembro del público que desea dirigirse a la Comisión
través del uso de un traductor se le otorga al menos el doble de tiempo como miembro del público que no requiere la asistencia de un
traductor.

CERTIFICATE
I, Garrett Langford, Assistant Director of Planning and Development Services for the City of Mesquite, Texas, hereby certify that the
attached Agenda for the Planning and Zoning Commission meeting to be held on April 27, 2026, was posted on the bulletin boards at the
Municipal Center and City Hall by April 21, 2026, (at least three (3) business days prior to the date of the meeting) and remained so posted
until after the meeting. This notice was likewise posted on the City’s website at www.cityofmesquite.com for at least three (3) business
days prior to the date of the meeting.

Garrett Langford, AICP
Assistant Director of Planning and Development Services

Page 2 of 2
****City Hall is wheelchair accessible. Any requests for sign interpretive services must be made 48 hours in advance of the meeting.****
To make arrangements, call the City Secretary’s office at (972) 216-6244 or 1-800-735-2989

MINUTES

April 13, 2026

PLANNING & ZONING COMMISSION
CITY OF MESQUITE, TEXAS
REGULAR MEETING

City Hall
City Council Chambers
757 North Galloway Avenue
Mesquite, Texas

ATTENDANCE: COMMISSIONERS (REGULAR MEMBERS AND ALTERNATES)
POSITION NO.

REGULAR
NAME

Position No. 1

Michael Morris

Position No. 2

Millie Arnold,
Chairwoman

Position No. 3

MEMBER ATTENDANCE

Present In-Person
Telephone/Video
Present In-Person
Telephone/Video

Absent

Present by

Absent

Present by

Roger Melend

Present In-Person
Telephone/Video

Absent

Present by

Position No. 4

Ronnie Chenault

Present In-Person
Telephone/Video

Absent

Present by

Position No. 5

Rick Cumby

Present In-Person
Telephone/Video

Absent

Present by

Position No. 6

Jeffrey Walker,
Chairman

Present In-Person
Telephone/Video

Absent

Present by

Position No. 7

Soira Teferi

Present In-Person
Telephone/Video

Absent

Present by

ALTERNATE NO.

ALTERNATE NAME

ATTENDANCE

Alternate No. 1

Vacant

Present In-Person
Required:
No
Yes)

Absent (* Attendance

Alternate No. 2

Debbie Screws

Present In-Person
Required:
No
Yes)

Absent (* Attendance

Vice-

ATTENDANCE: STAFF
Adam Bailey
Director, Planning & Development Services
Garrett Langford Assistant Director, Planning & Development Services
Elizabeth Douglas Planner
Carolyn Horner
Senior Planner
Jennifer Horton
Planner
Karen Strand
Deputy City Attorney
Millie Laird
Administrative Aide, Planning & Development Services
City of Mesquite, Texas

Present In-Person
Present In-Person
Present In-Person
Present In-Person
Present In-Person
Present In-Person
Present In-Person
Page 1 of 4

Planning & Zoning

MEETING MINUTES

Regular Meeting April 13, 2026

CALL TO ORDER
1. ROLL CALL
The meeting was called to order by Chairwoman Arnold at 7:00 p.m.; Planning and
Development Services Administrative Aide Millie Laird took roll call and declared a quorum
was present.
PUBLIC COMMENTS
2. There were no comments.
CONSENT AGENDA
3. MINUTES.
Consider approval of the minutes for the March 9, 2026, Planning and Zoning Commission
meeting.
ACTION
Commissioner Melend made a motion to approve the minutes; Commissioner Chenault seconded
the motion. The motion passed 7-0.

PUBLIC HEARINGS
4. ZONING APPLICATION NO. Z0226-0440.
Conduct a public hearing and consider approval of Zoning Application No. Z0226-0440
submitted by Isah Yusuf- Blooming Bridge, LLC, for a zoning change from Single Family
Residential R-3 to Single Family Residential R-3 with a Conditional Use Permit to allow the
existing Community Home to be reclassified as a Group Home (SIC 836b) so as to increase its
resident capacity from eight (8) to eleven (11) children, ranging in age from six (6) to seventeen
(17) located at 3312 Riverview Drive. The item was withdrawn.
DIRECTOR’S REPORT
5. DIRECTOR’S REPORT.
Adam Bailey, Director, gave an update on City Council action taken on zoning-related items at their
meeting on April 6, 2026:
•

The pre-meeting presentation concerning chickens was postponed until April 20, 2026

•

RFP No. 2025-126 - Opal Lawrence House Restoration. (Authorize the City Manager to
finalize and execute a contract with Concord Commercial Services, Inc., in the amount of
$644,641.74.) Approved as recommended.

City of Mesquite, Texas

Page 2 of 4

Planning & Zoning

MEETING MINUTES

Regular Meeting April 13, 2026

•

Consideration of a motion to reconsider City Council action taken on March 16, 2026,
denying Zoning Application No. Z0126-0434, submitted by Rande LeCours, SLS
Consultants, for a change of zoning to amend Planned Development (PD) - Industrial,
Ordinance No. 4962, to modify the development standards and concept plan in the PD for
the East Tract located at 180, 200, 270, and 300 Long Creek Road. Tabled.
(Mr. Bailey mentioned that he would be providing a presentation on data centers at the
May 4, 2026, Council Meeting.)

•

Zoning Application No. Z1125-0431, submitted by Shayla Hamilton, Song Whiddon,
PLLC, on behalf of Prosperity Fire Protection, for a change of zoning from North Gus
Thomasson Corridor (NGTC) District to Planned Development - Light Commercial to allow
office and warehouse operations with an outdoor storage yard with modified development
standards located at 2909 Live Oak Drive. (No responses in favor or in opposition to the
application have been received from property owners within the statutory notification area.
The Planning and Zoning Commission recommends approval with certain stipulations.)
Denied.

•

Zoning Application No. Z1025-0422, submitted by City of Mesquite, for a Comprehensive
Plan Amendment to change the future land use designation from Park, Open Space,
Drainage to Light Industrial, and for a change of zoning from R-3, Single Family Residential
to Planned Development - Industrial with modified development standards to allow uses
permitted in the Industrial zoning district located at 1396 West Scyene Road (also addressed
as 201 Gross Road) and 600 Gross Road ( also addressed as 601 Gross Road). (No responses
in favor or in opposition to the application have been received from property owners within
the statutory notification area. The Planning and Zoning Commission recommends approval
with certain stipulations.) Approved by Ordinance No. 5235.

•

Conduct a public hearing and consider an ordinance approving a variance reducing the
separation requirement from 300 feet to 100 feet between Town East Food Mart and
Mesquite Academy, a Mesquite Independent School District serving 6th through 12th
grades, located at 2704 Motley Drive, to allow the sale of beer and wine for off-premises
consumption at a proposed service station and convenience store, located at 3225 North
Town East Boulevard. (No responses in favor or in opposition to the application have been
received from property owners within the statutory notification area. This item was
postponed at the March 16, 2026, City Council meeting.) Approved by Ordinance No.
5237.

Garrett Langford, Assistant Director of Planning and Development, gave an update on the North
Gus Thomasson Corridor Study, advising of an upcoming open house for residents/property
owners to be held possibly around the end of May or early June.
Mr. Bailey updated the Commission on the status of the Impact Fee Study as well as the
Comprehensive Plan Study. He also mentioned that Planning and Zoning is currently working

City of Mesquite, Texas

Page 3 of 4

Planning & Zoning

MEETING MINUTES

Regular Meeting April 13, 2026

with City Council on a kickoff meeting and advised that the Commissioners would be invited to
both kickoff meetings.
Mr. Bailey will be attending the National Conference 4/24/-4/28.
Mr. Bailey commended Historic Preservation on efforts to obtain a stipend grant for the National
Alliance of Preservation Committees (NAPC) Forum in Minneapolis. Staff is looking at creating a
Historic Preservation Overlay District (HPOD) for downtown Mesquite. Bethany McGill,
Manager of Historic Preservation, will be attending the conference in July with a goal of returning
with valuable data and best practices for developing HPODs.
6. Commissioner Training
Mr. Bailey provided a slide-show presentation, “Planning Commissioner Training”, to the
Commission.
7. Discuss training topics and options for the Planning and Zoning Commission.
Commissioner Walker inquired about by-laws; Mr. Bailey advised a presentation on this subject
could be created for the Commission.
Commissioner Arnold asked about having a Saturday morning training session. Mr. Bailey
advised that it was an option and would be discussed further in upcoming meetings.
The next meeting will be held on Monday, April 27, 2026.
Chairwoman Arnold adjourned the meeting at 7:31 p.m.

Chairwoman Millie Arnold

City of Mesquite, Texas

Page 4 of 4

P LA NNI NG AND ZO NI NG DIVIS IO N

Z0226-0441
Conditional Use Permit
Carolyn Horner, Senior Planner

FILE NUMBER:
REQUEST FOR:
CASE MANAGER:
PUBLIC HEARINGS

Planning and Zoning Commission:
City Council:

Monday, April 27, 2026
Monday, May 18, 2026

GENERAL INFORMATION
Applicant:

Kenny Gilbert, WRA Architects, for MISD

Requested Action:

Rezone from R-3, Single Family Residential, to R-3, Single Family
Residential with a Conditional Use Permit to allow a new elementary
school.
4000 and 3719 Moon Drive

Location:

SITE BACKGROUND
Platting:

Casa View Heights 21

Size:

~10.6 acres

Zoning:

R-3, Single Family Residential

Future Land Use:

Public/Semi-Public

Zoning History:

1954: Annexed and zoned Residential

Surrounding Zoning and Land Uses (see attachment 3):
NORTH:

ZONING
R-3, Single Family Residential

EXISTING LAND USE
Single Family Residential

SOUTH:

R-3, Single Family Residential

Single Family Residential

EAST:

R-3, Single Family Residential

Single Family Residential

WEST:

R-3, Single Family Residential

Eastfield College

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 1 of 19

File No.: Z0226-0441
Conditional Use Permit

CASE SUMMARY
The applicant is requesting a Conditional Use Permit (CUP) to allow a new elementary school
generally located at the northeast corner of Motley Drive and Moon Drive. This project is part
of the 2025 Mesquite ISD Bond package, approved by voters. The new school will replace the
existing Motley and Lawrence Elementary Schools. The proposed school is designed to
accommodate up to 700 students upon opening, with the capacity to serve the combined
enrollment of both existing campuses. The two existing schools currently serve approximately
250 and 300 students, respectively, for a combined enrollment of approximately 550. The new
facility is sized at 700 students to accommodate modest near-term enrollment growth.
According to the Traffic Memo, which includes a Traffic Management Plan, the proposed onsite stacking of 2,060 feet exceeds the estimated average queue length of 1,767 feet but would
fall short of the estimated high-demand queue length of 2,297 feet by approximately 10 to 12
vehicles. The site plan has been refined and optimized to provide the maximum feasible onsite stacking given existing site geometry constraints. Additionally, given the location of the
school within an established residential neighborhood, a relatively high proportion of students
are expected to arrive by foot or bicycle, which will reduce vehicle queue demand below the
modeled estimates. The school is also not expected to open at its full design capacity of 700
students, further reducing demand in the near term. For these reasons, the on-site queuing
capacity is considered adequate for the anticipated operations of the proposed school.
In 2018, City Council approved a text amendment to the Mesquite Zoning Ordinance (MZO) to
require all new or expanding primary and secondary schools to obtain a CUP. In addition, the
text amendment requires applicants to submit a Traffic Impact Analysis (TIA) with the CUP for
review by the City's Traffic Engineering Division. The applicant provided this information to the
Traffic Engineering Division.

MESQUITE COMPREHENSIVE PLAN
The Mesquite Comprehensive Plan designates this area as Public/Semi-Public and Parks,
Open Space and Drainage on the Future Land Use Map (see attachment 4). Public/Semi-Public
uses generally serve a public purpose and are generally related to a public entity like
government offices, public safety facilities, and public educational facilities. Parks, Open Space
and Drainage designation is intended to “preserve open spaces for the protection and
enjoyment of natural areas. Areas within this designation are primarily located along the
floodway running throughout the City. These areas should be preserved as public and
neighborhood‐oriented spaces.”
STAFF COMMENTS:
The proposed CUP to allow a new public elementary school is consistent with the future land
use designation in the Mesquite Comprehensive Plan and with the existing zoning.

MESQUITE ZONING ORDINANCE
Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 2 of 19

File No.: Z0226-0441
Conditional Use Permit

SECTION 5-310.N: REVIEW CRITERIA FOR CONDITIONAL USE PERMITS
1. The extent to which the proposed CUP promotes the public health, safety, and welfare.
STAFF COMMENTS: The proposed CUP is compatible with the surrounding residential uses.
The new school building, which will replace the existing elementary schools, conforms to the
current uses of the subject property. It is not anticipated that the proposed use will have an
adverse impact on the surrounding area.
2. The consistency of the proposed CUP with any adopted land use policies.
STAFF COMMENTS: The proposed CUP is consistent with the Mesquite Comprehensive Plan,
which designates the subject property as Public/Semi-Public. That designation expressly
includes public educational facilities. The proposed elementary school directly reflects the
intended use for this designation.
3. The extent to which the proposed CUP will support and further the City Council's strategic
goals.
STAFF COMMENTS: The proposed new school and related CUP align with the City Council’s
strategic goal of enhancing neighborhoods by supporting Mesquite ISD’s efforts to upgrade its
facilities, which in turn will support the surrounding neighborhoods.
4. The extent to which the proposed CUP creates nonconformities.
STAFF COMMENTS: City staff does not believe that the proposed CUP will create any nonconformities. As a new development, the site will be brought into conformance with the current
development requirements.
5. The compatibility with the existing uses and zoning of nearby property, such that the
proposed CUP will not be injurious to the use and enjoyment of other property in the
immediate area for purposes already permitted, nor substantially diminish property values
within the immediate vicinity.
STAFF COMMENTS: City Staff does not believe the proposed CUP will be injurious to existing
uses. The proposed school use aligns with the surrounding residential uses. The new
development includes increased pickup/drop-off queueing space and a bus staging area
parallel to the north side of the proposed school.

Planning and Zoning Department
Prepared by Carolyn Horner

Page 3 of 19

File No.: Z0226-0441
Conditional Use Permit

6. The trend of development, if any, in the general area of the property in question.
STAFF COMMENTS: The subject property is located within an established residential
neighborhood that has experienced limited new development in recent years, consistent with
the area being built out. The proposed school represents a significant public reinvestment in
the neighborhood by replacing two aging campuses with a single modern facility.
7. Whether adequate public facilities are available including, but not limited to, schools, parks,
police, and fire protection, roads, sanitary sewers, storm sewers, and water lines, or are
reasonably capable of being provided prior to the development of the uses which would be
permitted on the subject property if the CUP were adopted.
STAFF COMMENTS: The subject property has access to existing utilities, roadways, and
drainage facilities adequate to serve the proposed development.
8. The extent to which adequate measures have been or will be taken to provide sufficient offstreet parking and loading spaces to serve the proposed conditional uses.
STAFF COMMENTS: The subject property has sufficient off-street parking for the proposed
use. The new school will include expanded queuing capacity, bus staging areas, and increased
on-site parking from ~65 to 110 parking spaces. The increased on-site queuing capacity, as
calculated in the Traffic memo, is considered adequate for the anticipated operations of the
proposed school.
9. Whether adequate measures have been or will be taken to prevent or control offensive
lights, odor, fumes, dust, noise, and vibration so that none of these will constitute a nuisance
and/or violate the Mesquite City Code, including the MZO.
STAFF COMMENTS: City Staff does not believe there will be any nuisance that violates City
Code, including the MZO.
10. Any other legally sufficient standard under Texas law.
STAFF COMMENTS: No staff comments.

CONCLUSIONS
ANALYSIS
The proposed CUP to allow a new elementary school shall meet all requirements of the
Mesquite Zoning Ordinance. The Traffic Engineer Division reviewed and accepted the Traffic
Memo with the accompanying Traffic Management Plan for the proposed school.

Planning and Zoning Department
Prepared by Carolyn Horner

Page 4 of 19

File No.: Z0226-0441
Conditional Use Permit

STAFF ASSESSMENT
Based on the information contained in the application and analysis of the facts of record,
Planning Staff concludes that approval of the request is warranted, as it meets the review
criteria in Section 5-310(N) of the Mesquite Zoning Ordinance and is consistent with the
Mesquite Comprehensive Plan.
Alternatively, based on the information provided at the public hearing, the Commission may:
1.
or
2.

Recommend approval of the request with stipulations
Recommend denial of the request.

PUBLIC NOTICE
Staff mailed notices to all property owners within 200 feet of the subject property and courtesy
notices within 400 feet. As of April 24, 2026, staff has received one response in favor of the
request from the property owner notices.

ATTACHMENTS
1. Aerial Map
2. Public Notification Map
3. Zoning Map
4. Future Land Use Map
5. Site Pictures
6. Application Materials
7. Returned Public Notice

Planning and Zoning Department
Prepared by Carolyn Horner

Page 5 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 1 – AERIAL MAP

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 6 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 2 – PUBLIC NOTIFICATION MAP

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 7 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 3 – ZONING MAP

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 8 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 4 – FUTURE LAND USE MAP

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 9 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 5 – SITE PHOTOS

Public Notice sign from the corner of Moon Drive and Hyde Park

Existing School and courts to be replaced, from Moon Drive

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 10 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 5 – SITE PHOTOS

Site of new construction viewed from Motley Drive

Planning and Zoning Department
Prepared by Carolyn Horner

Page 11 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 6 – APPLICATION MATERIALS

Planning and Zoning Department
Prepared by Carolyn Horner

Page 12 of 19

File No.: Z0226-0441
Conditional Use Permit

ATTACHMENT 6 – APPLICATION MATERIALS

Planning and Zoning Department
Prepared by Carolyn Horner

Page 13 of 19

File No.: Z0226-0441
Conditional Use Permit

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 14 of 19

File No.: Z0226-0441
Conditional Use Permit

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 15 of 19

File No.: Z0226-0441
Conditional Use Permit

Planning and Zoning Department
Prepared by Carolyn Horner

Page 16 of 19

File No.: Z0226-0441
Conditional Use Permit

Planning and Zoning Department
Prepared by Carolyn Horner

Page 17 of 19

File No.: Z0226-0441
Conditional Use Permit

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 18 of 19

File No.: Z0226-0441
Conditional Use Permit

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

ATTACHMENT 7 – RETURNED NOTICE

Page 19 of 19

P LA NNI NG AND ZO NI NG DIVIS IO N

Z0126-0439
Planned Development Amendment
Carolyn Horner, Senior Planner

FILE NUMBER:
REQUEST FOR:
CASE MANAGER:
PUBLIC HEARINGS

Planning and Zoning Commission:
City Council:

Monday, April 27, 2026
Monday, May 18, 2026

GENERAL INFORMATION
Applicant:

Lindsey Mayer, Dynamic Engineering Consultants

Requested Action:

Zoning change to amend Planned Development – Light Commercial
Ordinance No. 5159 by adding “Mini warehousing, Self-Storage” as an
allowed land use by right.
5201 Northwest Drive (southern 5-acre portion of the property)

Location:

SITE BACKGROUND
Platting:

Most of the property is unplatted and will need to be platted.

Size:

5.0 +/- acres

Zoning:

PD– Light Commercial, Ordinance 5159

Future Land Use:

Office

Zoning History:

1962 – Portion annexed
1985 – Portion zoned PD-Light Commercial
2025 – Amended PD – Light Commercial for portion

Surrounding Zoning and Land Uses (see attachment 3):
NORTH:

ZONING
PD – Retirement Campus

EXISTING LAND USE
Lilly’s Place, Retirement Campus

EAST:

PD - LC and PD - SS

Telecommunication Tower and Service Station

SOUTH:

PD - Industrial

Industrial business park

WEST:

PD – LC and MF

Vacant/proposed MF

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 1 of 20

File No.: Z0126-0439
Zoning Change

CASE SUMMARY
The applicant proposes developing an undeveloped 5-acre tract with a self-storage facility at
5201 Northwest Drive, across the street from Lilly’s Place (retirement facility). Under the
existing zoning, a mini-warehouse and/or self-storage use requires approval of a Conditional
Use Permit (CUP). The applicant proposes to amend PD Ordinance No. 5159 to allow a selfstorage facility with modified development standards on the southern 5-acre portion of Tract 2.
PD Ordinance No. 5159 governs two tracts (Tract 1 and Tract 2) totaling approximately 22
acres. Tract 1 is zoned multifamily and is currently under construction. Tract 2 is approximately
10 acres, zoned Light Commercial, and undeveloped. The proposed PD amendment will apply
only to the southern 5-acre portion of Tract 2 and will allow the following changes:
:
a. Add “Mini-warehouse, Self-Storage” as an allowed land use by right on the subject
property.
b. Limit the maximum building height to thirty (30) feet.
c. Remove the requirement for a “residential-style design” as required in the MZO
Section 3-502.C.4.
d. Roof-mounted equipment is permitted; however, it must be screened from public
view and adjacent rights-of-way.
The proposed PD amendment for the southern 5-acre portion of Tract 2 will be referred to as
Tract 3 in the proposed ordinance. There are no proposed changes to Tract 1 and the northern
5-acre portion of Tract 2.
Allowing the listed changes is not expected to have detrimental impacts on adjacent properties.
Northwest Drive will provide buffering between the proposed development and Lilly’s Place to
the north, and the existing drainage creek between Tract 1 and Tract 2 will provide some
buffering for the multifamily project under construction to the west. In addition, the proposed
PD includes enhanced screening, such as solid exterior masonry walls or decorative steel
fencing with hedgerows, to screen access doors of the self-storage facility from public rightsof-way and adjacent properties. The proposed PD amendment will not make any other changes
to the development standards in the PD.

MESQUITE COMPREHENSIVE PLAN
The Mesquite Comprehensive Plan designates the subject property as Office, which “generally
includes office types ranging from single story professional offices to large multistory corporate
structures.” It further states, “a combination of screening, increased rear setbacks, and
enhanced landscaping should be used to ensure adequate buffering from adjacent residential
areas. Buildings are permitted to be up to two stories, however multistory structures would be
permitted with appropriate buffer and setback standards. Along highways, office uses can
increase in height and density.”

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 2 of 25

File No.: Z0126-0439
Zoning Change

STAFF COMMENTS:
The subject property carries a Future Land Use designation of Office in the Mesquite
Comprehensive Plan. While a self-storage facility is not an office use, the Comprehensive Plan
serves as a policy guide rather than a regulatory mandate, and its designations do not preclude
consideration of compatible alternative uses when market and site conditions warrant.
In this case, development inquiries for the subject property have consisted primarily of light
industrial uses, which would be incompatible with the Northwest Drive corridor, given its
adjacency to Lilly's Place and other residential uses to the north. There is no demonstrated
market demand for retail or office development at this location. Self-storage represents a lowintensity alternative that generates minimal traffic, places little demand on City services, and is
consistent with the light commercial zoning that was established previously for the property.

MESQUITE ZONING ORDINANCE
SEC. 5-311. N. Approval Standards for creation or amendment of a PD District. In making
their recommendation and decision, the Planning and Zoning Commission and City Council
shall consider the following standards. The approval or amendment of a Planned Development
(PD) District should be based on a balancing of these standards.
1. The extent to which the proposed amendment promotes the public health, safety, and
welfare and will benefit the City as a whole.
STAFF COMMENTS: The proposed amendments to the existing Planned Development
promote the public health, safety, and welfare by encouraging compatible development
in a Light Commercial zoning area. By allowing the additional screening wall options
and requiring roof-mounted equipment to be fully screened, the proposed development
will minimize visual clutter and have less impact on the nearby residential
developments.
2. The consistency of the proposed amendment with the Comprehensive Plan and any
other adopted land use policies.
STAFF COMMENTS: The proposed PD amendment incorporates enhanced screening,
a 30-foot height limit, and landscaping buffers that align with the Comprehensive Plan's
directive to use "a combination of screening, increased rear setbacks, and enhanced
landscaping" to buffer commercial uses from adjacent residential areas. Staff finds that
the proposed development, as conditioned, is consistent with the intent of the
Comprehensive Plan, even if it does not represent the primary anticipated use for this
designation.
3. The extent to which the proposed PD District will support and further the City Council’s
strategic goals.
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STAFF COMMENTS: The proposed PD supports the City Council’s 2024-2025
Strategic Goal 4.1, which aims to “promote investment in new and existing business.”
This amendment allows for additional development investment in this area.
4. The extent to which the proposed PD creates nonconformities.
STAFF COMMENTS: Not applicable. The subject property is currently vacant, and
there are no existing uses or structures that would become nonconforming as a result
of the proposed amendment.
5. The compatibility with the existing uses and zoning of nearby property.
STAFF COMMENTS: The proposed PD amendments are designed to be compatible
with the existing uses and zoning of nearby properties by incorporating screening
requirements for the proposed development and offering metal with hedgerow
screening along public rights-of-way. Where topography allows, berming and layered
plantings can further reduce visual and noise impacts for the retirement campus (Lilly’s
Place) to the north.
6. The trend of development, if any, in the general area of the property in question.
STAFF COMMENTS: In the general area to the south, there have been light industrial
developments. The business park known as Urban District 30 was completed a few
years ago, while a small light industrial development is currently under construction. To
the west, on Tract 1, a multifamily development known as Aura Fairways is under
construction.
7. The suitability of the property for the purposes for which it is presently zoned, i.e., the
feasibility of developing the property in question for one or more of the uses currently
allowed under the existing zoning classification.
STAFF COMMENTS: The property is currently zoned PD-Light Commercial. This
amendment does not change the proposed uses, only moves one land use from
requiring a CUP to being allowed by right; therefore, the property is suitable for Light
Commercial uses, as listed in the existing PD.
8. Whether adequate public facilities are available including, but not limited to, schools,
parks, police and fire protection, roads, sanitary sewers, storm sewers, and water lines,
or are reasonably capable of being provided prior to the development of the uses which
would be permitted on the subject property if the amendment were adopted.
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STAFF COMMENTS: The applicant will be required to provide adequate utilities,
access, and drainage facilities to the site as part of the development process. Existing
public facilities, including roads, water, and sewer infrastructure, are available for the
developer to extend to the subject property to support development. Coordination with
the Fire Department on specialized systems for fire protection will occur as the building
is designed.
9. Whether the proposed PD District provides a greater level of public benefits than would
otherwise be achieved if the property were developed under a standard zoning district.
STAFF COMMENTS: The proposed PD district amendments offer a greater level of
public benefit compared to development under the existing PD. By increasing screening
and reducing potential traffic, and by providing enhanced landscape buffers (and
berming where feasible) along public streets, the PD ensures a higher standard of site
aesthetics and compatibility, particularly with the residential area on the north side of
Northwest Drive.
10. The degree to which the proposed PD District incorporates a creative site design to
achieve the purposes of this Code, and represents an improvement in quality over what
is possible through a strict application of the otherwise applicable zoning district or
development standards.
STAFF COMMENTS: The proposed amendments to existing PD 5159 reflect
improvements in screening, both along public rights-of-way and of mechanical
equipment. Screening options include living landscape with metal (not chain link)
fencing, masonry walls, or solid wood fencing, in combination with berms and low
bushes or shrubs. The proposed height limit of 30 feet keeps the proposed development
from towering over the adjacent residential areas, while allowing the user to provide
safe and secure indoor passages. While the proposed amendments remove the
“residential-style design” requirements, the proposed structure will have masonry
cladding, meet the glazing requirements of the Community Appearance Manual, and
site lighting will not spill over to the adjacent residential areas.
11. Any other legally sufficient standard under Texas law.
STAFF COMMENTS: No staff comments at this time.

CONCLUSIONS
ANALYSIS
The proposed PD–Light Commercial meets the intent of the Mesquite Comprehensive Plan
and satisfies the PD review criteria under Section 5‑311(N) of the Mesquite Zoning Ordinance.

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The proposed project demonstrates potential investment in an area that needs additional
infrastructure.
STAFF ASSESSMENT
Based on the information contained in the application and analysis of the facts of record,
Planning Staff concludes that approval of the modified development standards and concept
plan in the PD for the 5-acre tract is warranted, as it is consistent with the Mesquite
Comprehensive Plan, and meets the review criteria in Section 5-311(N) of the Mesquite Zoning
Ordinance. Staff suggests that the proposed ordinance amending PD Ordinance No. 5159
include the following:
1. Amend Exhibit B in PD Ordinance No. 5159 by incorporating the proposed development
standards shown in Attachment 9 for the 5-acre southern portion of Tract 2, which will
be referred to as Tract 3, with the following stipulations:
a. Solid masonry, wrought iron, or tubular metal fence materials shall be a
minimum of eight feet in height.
b. When using wrought iron or tubular metal fence material, a living screening shall
be installed consisting of a row of evergreen trees planted at a minimum height
of 6 feet, and have 5-gallon shrubs planted 3 feet on center to create a solid
screen.
c. A berm is required between the IH-30 service road and the proposed building to
provide additional screening from the service road. A berm may be incorporated
into the landscape buffer along the Northwest Drive.
d. All exterior lighting shall be shielded, downward-facing.
e. Parking islands and at the terminus of all rows of parking shall consist of a
minimum of one tree with accompanying perennials and turf.
2. Amend Exhibit C in PD Ordinance No. 5159 by adding the proposed concept plan for
Tract 3 as shown in Attachment 11. While the submitted concept plan does not contain
Staff’s proposed stipulations listed above, a formal Site Plan will be required prior to site
development, and any stipulations will be included on that Site Plan.
Alternatively, based on the information provided at the public hearing, the Commission may:
1. Recommend approval of the request with or without Staff’s stipulations
or
2. Recommend denial of the request.

PUBLIC NOTICE

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Staff mailed notices to all property owners within 200 feet of the subject property and courtesy
notices for properties within 400 feet. As of April 24, 2026, staff has not received any responses
from the property owners or courtesy notices.

ATTACHMENTS
1. Aerial Map
2. Public Notification Map
3. Zoning Map
4. Future Land Use Map
5. Site Pictures
6. Letter of Intent
7. Exhibit A – Legal Description
8. Exhibit B – Planned Development Standards (Existing)
9. Exhibit B - Planned Development Standards (Proposed for Tract 3)
10. Exhibit C – Concept Plan (Existing)
11. Exhibit C – Concept Plan (Proposed for Tract 3)
12. Building Elevations
13. Landscape Plan

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ATTACHMENT 1 – AERIAL MAP

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ATTACHMENT 2 – PUBLIC NOTIFICATION MAP

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ATTACHMENT 3 – ZONING MAP

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ATTACHMENT 4 – FUTURE LAND USE MAP

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ATTACHMENT 5 – SITE PICTURES

View of the notice sign along Northwest Drive

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View of the property from Northwest Drive with cell tower (adjacent use)

View of the property from IH 30 Frontage Road (cell tower visible)

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ATTACHMENT 6 – LETTER OF INTENT

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ATTACHMENT 7 – EXHIBIT C – LEGAL DESCRIPTION

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ATTACHMENT 8 – EXISTING DEVELOPMENT STANDARDS

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ATTACHMENT 9 – PROPOSED DEVELOPMENT STANDARDS

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ATTACHMENT 10 – EXISTING CONCEPT PLAN

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ATTACHMENT 11 – PROPOSED CONCEPT PLAN

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ATTACHMENT 12 – PRELIMINARY ELEVATIONS

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ATTACHMENT 13 – PROPOSED LANDSCAPE PLAN

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