On the agenda: Mesquite meeting — data center (Feb 23)

PLANNING AND ZONING COMMISSION MEETING
CITY COUNCIL CHAMBERS
757 North Galloway Avenue
Mesquite, Texas
February 23, 2026 - 7:00 P.M.

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 February 9, 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. PLAT APPLICATION NO. PL0925-0282
Conduct a public hearing and consider approval of Plat Application No. PL0925-0282 submitted by
Burns Surveying, on behalf of Ashley Rivera, for a residential replat of the properties at 991 and 992
Greenwood Drive, further described as being a portion of Lots 1 and 2, Block A, of Woodland Park
Addition.

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. Z1125-0431.
Conduct a public hearing and consider approval of Zoning Application No. Z1125-0431 submitted by
Shayla Hamilton, Song Whiddon, PLLC, on behalf of Prosperity Fire Protection, for a zoning
change 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.
6. ZONING APPLICATION NO. Z0126-0434.
Conduct a public hearing and consider approval of Zoning Application No. Z0126-0434 submitted by
Rande LeCours, SLS Consultants, for a zoning change 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.
DIRECTOR’S REPORT
7. DIRECTOR’S REPORT.
Receive the Director’s Report on recent City Council action taken on zoning-related items at their
meeting on February 16, 2026.
8. 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 February 23, 2026, was posted on the bulletin boards at
the Municipal Center and City Hall by February 17, 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

February 9, 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
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

Page 1 of 4

Planning & Zoning

MEETING MINUTES

Regular Meeting February 9, 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 January 12, 2026, Planning and Zoning Commission
meeting.
ACTION
Commissioner Chenault motioned to approve the minutes; Commissioner Screws seconded the
motion. The motion passed 6-0.
PUBLIC HEARINGS
4. ZONING APPLICATION NO. Z0425-0392.
Conduct a public hearing and consider approval of Zoning Application No. Z0425-0392
submitted by Austin Bridge & Road, LP., for a zoning change from Planned Development,
Ordinance No. 1110, to Planned Development, Ordinance No. 1110, with a Conditional Use
Permit to allow the continued use of a Temporary Concrete Batch Plant located at 3220 E US
HWY 80.
Garrett Langford, Assistant Director, presented to the Commission.
DISCUSSION
There were discussions regarding the purpose and duration of the Conditional Use Permit (CUP).
Mr. Langford advised that, should the applicant need additional time, they can apply for another
CUP.
APPLICANT
Joel Lasich, Austin Bridge & Road, 1199 S. Beltline Road, Suite 110, Coppell, TX 75019, provided
the Commission with an overview of the batch plant’s operations, along with information on noise
generated. According to the applicant, the facility produces noise only slightly above ambient
levels, given its proximity to the freeway.
DISCUSSION
There were discussions about the project’s duration and noise levels.
City of Mesquite, Texas

Page 2 of 4

Planning & Zoning

MEETING MINUTES

Regular Meeting February 9, 2026

PUBLIC COMMENTS
Chairwoman Arnold opened the public hearing.
No one came forward; the public hearing was closed.
ACTION
Commissioner Melend made a motion to approve the application with staff recommendation;
Commissioner Chenault seconded the motion; the motion passed 6-0.
5. ZONING APPLICATION NO. Z1225-0433.
Conduct a public hearing and consider approval of Zoning Application No. Z1225-0433
submitted by JPI Development for a zoning change to amend Planned Development (PD) –
Multifamily, Ordinance No. 5110, to modify the development standards for the PD located at
900 and 1000 Windbell Circle.
Garrett Langford, Assistant Director, presented to the Commission.
DISCUSSION
There were discussions regarding the requirement of the crosswalk. Mr. Langford advised that any
crosswalk locations would be evaluated by Public Works, including Traffic Engineering, and the
Fire Marshal’s office during the site plan review process.
APPLICANT
Karsten Lowe, JPI Development, 9001 Cypress Waters Blvd, Ste. 2A, Dallas, TX 75019, presented
an overview and timeline of the proposed development.
DISCUSSION
There were discussions regarding the electric vehicle charging station, security, access, and
crosswalks. Mr. Lowe stated that they will have EV-ready stations, but it has not been determined
when they will be installed. He further indicated that they will work with City staff regarding the
crosswalk locations and signage. The site will have gated access points and cameras that will be
monitored by a third-party management company. Commissioner Melend stated that while the
requirement for a crosswalk is not included in the PD, he strongly recommends that it be evaluated.
Mr. Langford noted that staff will work with the applicant on the matter.
PUBLIC COMMENTS
Chairwoman Arnold opened the public hearing.
No one came forward; the public hearing was closed.
ACTION
Commissioner Walker made a motion to approve the application with staff’s recommendation.
Commissioner Chenault seconded the motion; the motion passed 6-0.
City of Mesquite, Texas

Page 3 of 4

Planning & Zoning

MEETING MINUTES

Regular Meeting February 9, 2026

DIRECTOR’S REPORT
6. DIRECTOR’S REPORT.
Mr. Langford gave a report on recent City Council action taken on zoning-related items and items of
interest at their meetings on January 20, 2026, and February 2, 2026:
Zoning Application No. Z0425-0391 submitted by Braulio and Irma Camarillo, for a change of zoning
from R-1 Single Family Residential to Planned Development - General Retail with a Conditional Use
Permit to allow a contractor shop with outdoor storage with modified development standards located at
301 and 325 North Town East Boulevard. Denied.
Zoning Application No. Z1025 0423 submitted by Civil Engineering Professionals, LLC., on behalf of
Hamon & Lilay Enterprises, LLC., for a change of zoning from Planned Development General Retail,
Ordinance No. 3962, to Planned Development Service Station to allow a convenience store with fuel
sales (6 fueling positions) located within 500 feet of a residential district and a public or private school
located at 3225 North Town East Boulevard. Approved by Ordinance No. 5226 with the added
stipulation that landscaping be increased to 20%.
Zoning Application No. Z1225 0432 submitted by Zipline International, Inc., for a change of zoning
from Commercial to Commercial with a Conditional Use Permit to allow a Drone Delivery Service (SIC
4789a) as a primary use located at 227 East U.S. Highway 80. Approved by Ordinance No. 5227
Mr. Langford updated the Commissioners on staffing, the Gus Thomasson Corridor Study, the Roadway
Impact Fee, and the Comprehensive Plan projects.
7. Discuss training topics and options for the Planning & Zoning Commission:
Mr. Langford stated that staff will begin providing short training sessions at Commission meetings starting
in March or April, depending on the length of the agenda.
There was no discussion on this topic.
The next meeting will be held on Monday, February 23, 2026.
Chairwoman Arnold adjourned the meeting at 8:30 p.m.

Chairwoman Millie Arnold

City of Mesquite, Texas

Page 4 of 4

File No.: PL0925-0282
Residential Replat

P LA NNI NG AND ZO NI NG DIVIS IO N

FILE NUMBER:
REQUEST FOR:
CASE MANAGER:

PL0925-0282
Residential Replat
Garrett Langford, Assistant Director

PUBLIC HEARING
Planning and Zoning Commission:

Monday, February 23, 2026

GENERAL INFORMATION
Applicant:
Burns Surveying, on behalf of Ashley Rivera
Property Owner:
Ashley Rivera
Requested Action:
Approval of the Replat of Lots 1 and 2, Block A, of Woodland Park
Addition into one lot.
Location:
991 and 992 Greenwood Drive
SITE BACKGROUND
Legal Description: Lots 1 and 2, Block A, of Woodland Park Addition
Size:

0.230 acres or 10,022 square feet

Current Zoning:

R-3, Single Family Residential

Existing Land Use:

Single Family House

Future Land Use:

Low Density Residential

Zoning History:

1984:
1984:

Annexed, zoned Agricultural
Rezoned to PD – Single Family Ordinance No. 2030

Surrounding Zoning and Existing Land Uses:
ZONING

EXISTING LAND USE

NORTH:

R-3, Single Family Residential

Single Family Homes

SOUTH:

Light Commercial

Undeveloped

EAST:

R-3, Single Family Residential

Single Family Homes

WEST:

Planned Development - Industrial

Undeveloped

Planning and Zoning Division
Prepared by Garrett Langford, AICP

Page 1 of 8

File No.: PL0925-0282
Residential Replat

CASE SUMMARY
The applicant is requesting approval of a residential replat to combine 991 and 992 Greenwood
Drive into a single lot for the construction of a new single-family home. TxDOT partially acquired
the property at 992 Greenwood Drive during the construction of IH-20, and the remaining
portion no longer meets the minimum lot size requirements for development of a new singlefamily residence.
The applicant proposes to combine 991 and 992 Greenwood Drive to create a slightly larger lot
capable of accommodating a new single-family home. The resulting lot complies with the
minimum lot size, width, and depth requirements of PD–Single Family, Ordinance No. 2030.
MESQUITE SUBDIVISION ORDINANCE
ARTICLE V, PART F: GENERAL REQUIREMENTS AND DESIGN STANDARDS, LOTS
The area of each platted lot must comply with the minimum regulations for the zoning district in
which the lot is located. In residential zoning districts, lots must conform in width, depth and
area to the pattern already established in the adjacent areas, having due regard to the character
of the area, its suitability for development and taking into consideration the natural topography
of the ground, drainage, wastewater facilities and the proposed layout of streets.
STAFF COMMENT:
The replat is consistent with the lot pattern of the surrounding residential area and is suitable
for development given the existing topography, available drainage, and utility infrastructure.
ARTICLE III, SECTION J.(5)(f): REVIEW CRITERIA
The Commission shall not approve a plat or replat unless it meets all of the following criteria
that apply to the application. (Staff comments are provided in bold in parentheses.)
1.
2.

3.
4.

5.

The proposed development conforms with all requirements of this ordinance and other
related City ordinances; (The proposed replat conforms with all requirements.)
The proposed development conforms with the City of Mesquite Comprehensive Plan
and any other applicable plan documents; (The proposed replat will combine two
lots into one lot, but does not significantly alter the residential density of the area
and remains consistent with the low-density residential land use designation of
the Mesquite Comprehensive Plan.)
The proposed development is in compliance with applicable zoning regulations; (The
proposed lot in the replat meets the minimum lot size, lot depth, and lot size.)
The proposed development conforms with the latest adopted Master Thoroughfare Plan
and related street standards; (The proposed replat conforms with the Master
Thoroughfare Plan.)
The proposed development conforms with city and/or county regulations for the safe
and adequate provision of water supply and sanitary waste collection and disposal; (The

Planning and Zoning Division
Prepared by Garrett Langford, AICP

Page 2 of 8

File No.: PL0925-0282
Residential Replat

6.

7.

8.
9.

proposed replat has access to water and sanitary sewer lines located within the
adjacent right-of-way.)
The proposed development conforms with adopted federal, state, county, and city
stormwater management regulations; (Any development of the proposed lots will be
required to meet the Mesquite Engineering Design Manual.)
The proposed development conforms to the requirements of the Engineering Design
Manual; (Prior to the issuance of a building permit to build a home, future
applicants will be required to obtain an Engineering Permit by submitting
engineering plans in compliance with the Mesquite Engineering Design Manual.)
Required public improvements have been constructed and approved by the City; and
(Any extension of utilities will be subject to approval of the Engineering Permit.)
A dedication instrument is complete and signed. (A dedication instrument is not
needed for the proposed replat.)

CONCLUSIONS
Chapter 212 of the Texas Local Government Code requires the Planning and Zoning
Commission to approve a plat if it meets all applicable regulations, including the Mesquite
Zoning and Subdivision Ordinances. The proposed replat complies with these ordinances and
meets the minimum width, depth, and area standards.
RECOMMENDATIONS
Staff recommends approval of the residential replat.
PUBLIC NOTICE
Staff mailed notices to all property owners within 200 feet of the subject property. As of February
19, 2026, no responses have been received.
ATTACHMENTS
1. Aerial Map
2. Public Notification Map
3. Zoning Map
4. Future Land Use Map
5. Site Photo
6. Proposed Replat

Planning and Zoning Division
Prepared by Garrett Langford, AICP

Page 3 of 8

File No.: PL0925-0282
Residential Replat

Planning and Zoning Division
Prepared by Garrett Langford, AICP

ATTACHMENT 1 – AERIAL MAP

Page 4 of 8

File No.: PL0925-0282
Residential Replat

Planning and Zoning Division
Prepared by Garrett Langford, AICP

ATTACHMENT 2 – PUBLIC NOTIFICATION MAP

Page 5 of 8

File No.: PL0925-0282
Residential Replat

Planning and Zoning Division
Prepared by Garrett Langford, AICP

ATTACHMENT 3 – ZONING MAP

Page 6 of 8

File No.: PL0925-0282
Residential Replat

Planning and Zoning Division
Prepared by Garrett Langford, AICP

ATTACHMENT 4 – FUTURE LAND USE MAP

Page 7 of 8

File No.: PL0925-0282
Residential Replat

Planning and Zoning Division
Prepared by Garrett Langford, AICP

ATTACHMENT 6 – PROPOSED REPLAT

Page 8 of 8

P LA NNI NG AND ZO NI NG DIVIS IO N

MEMORANDUM
TO:

Planning and Zoning Commission

FROM:
SUBJECT:
DATE:

Carolyn Horner, AICP
Z1125-0431
February 23, 2026

The applicant has requested that Item 5, Z1125-0431, be postponed to the next available
Planning & Zoning Commission meeting. Staff is in support of this request. Please open the public
hearing, and keep it open until the March 9, 2026, date. The item will be brought forward to the
Commission on March 9th for public hearing and consideration.

Carolyn Horner
_______________________________________
Carolyn Horner, AICP
Senior Planner

P LA N NI NG AN D ZO NI N G DIVIS IO N

Z0126-0434
Planned Development Amendment
Carolyn Horner, Senior Planner

FILE NUMBER:
REQUEST FOR:
CASE MANAGER:
PUBLIC HEARINGS

Planning and Zoning Commission:
City Council:

Monday, February 23, 2026
Monday, March 16, 2026

GENERAL INFORMATION
Applicant:

Rande LeCours, SLS Consultants

Requested Action:

Zoning change to amend Planned Development (PD) – Industrial,
Ordinance No. 4962, to modify the development standards and concept
plan in the PD for the East Tract, for development of a data center, located
at 180, 200, 270, and 300 Long Creek Road.
180-300 Long Creek Road

Location:

SITE BACKGROUND
Platting:

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

Size:

28.08 +/- acres

Zoning:

PD– Industrial Ordinance No. 4962 (Light Industrial)

Future Land Use:

Light Industrial

Zoning History:

1963 – Portion annexed and zoned Single Family
1972 – Portion annexed and zoned Single Family
2020 – Rezoned to PD – Industrial, Ordinance 4753
2022 – Rezoned to PD – Industrial, Ordinance 4962

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

ZONING
LC - Light Commercial

EXISTING LAND USE
Medical/Rehabilitation Center

EAST:

Outside of the City Limits

Undeveloped

SOUTH:

PD - Planned Development

East Glen subdivision

WEST:

I - Industrial

Undeveloped

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 1 of 20

File No.: Z0126-0434
Zoning Change

CASE SUMMARY
The lots addressed as 180 through 300 Long Creek Road are approximately 28.08 acres out
of an 80.25-acre (approximately 52.17 acres are in Town of Sunnyvale’s jurisdiction) industrial
planned development located south of Long Creek Road and north of E. Scyene Road known
as Long Creek Industrial. The multi-building industrial development received zoning approval
in 2020 with PD Ordinance No. 4753 and included a concept plan for five industrial buildings.
In 2022, the PD was amended by Ordinance No. 4962 to incorporate additional land from
Sunnyvale into the development and adopt a revised concept plan reflecting two industrial
buildings. The updated development plan ultimately contemplated three buildings: one in
Sunnyvale and two in Mesquite. The Mesquite buildings were identified as Building 2 (East
Tract) along Long Creek Road and Building 3 (West Tract) along SH 352. Both buildings
received site plan approval in 2023; however, none of the buildings, including the one to be
located in Sunnyvale, proceeded with construction.
The applicant proposes developing the East Tract with a 202,800-square-foot building to house
a data center. While data centers are permitted in the existing PD, the applicant is requesting
a PD amendment to modify a few of the development standards and to incorporate a new
Concept Plan for the East Tract. A data center has twenty or fewer employees per shift and
visitors are limited, resulting in low daily trips and low impact on adjacent roadways.The
proposed PD amendment will apply only to the subject property known as the East Tract
within PD Ordinance No. 4962 and will allow the following changes:
a. Site Plan: The proposed Conceptual Site Plan would replace Industrial Bldg. 2 with
a data center. The future Industrial Bldg. 3 would remain as shown in Exhibit B,
located at 450 SH 352, and is not subject to the PD amendment.
b. 20’-0” Screen Wall: The new plan intends to screen mechanical equipment used to
serve the data center with a 20’-0” precast masonry screen wall that exceeds the 8ft height limit in Item 5 in Ordinance NO. 4692 by 12 feet. The screen wall would
also serve as a buffer for the mechanical equipment housed in the yard. The
requested variance is to increase the screen wall height by 12’-0”.
c. Reduced Parking Requirements: The new plan will require less parking space due
to historical data of actual staff occupancy. Full-time equivalent (FTE) is
approximately 15 people. Under the existing Ordinance 4692, parking for an
industrial use would require 260 parking spaces for Building 2. The requested
variance is to reduce the required parking by 245 spaces.
Allowing the listed changes is not expected to have detrimental impacts on adjacent properties.
Existing roadways along the north and south boundaries, together with the floodplain and the
20-foot tall wscreening wall, provide buffering between the proposed development and the
medical use to the north and the residential area to the south. In addition to the 20-foot masonry
which reduces potential visual and noise impacts screen wall around the mechanical yard, the
Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 2 of 20

File No.: Z0126-0434
Zoning Change

concept plan includes enhanced perimeter landscaping and opportunities for berming along
Long Creek Road and E. Scyene Road to further soften views of the site from public streets
and nearby residential. The proposed PD amendment will not make any other changes to the
development standards in the PD. Data center uses do not require regular or daily heavy-load
vehicle traffic, and the number of staff on site is typically less that 15 people, thus not triggering
the requirement to reconstruct Long Creek at this time.

MESQUITE COMPREHENSIVE PLAN
The Mesquite Comprehensive Plan designates the subject property as Light Industrial, which
“includes a variety of manufacturing and storage uses that have a wide range of appearances
and intensities.” It further states, “These areas should be screened and buffered from residential
uses using a major roadway, commercial/retail/office use, or floodplain/natural.area.”
STAFF COMMENTS:
The site is separated from nearby residential by Scyene Road and floodplain, and the 20-foot
wall further screens mechanical equipment consistent with the Plan’s direction for screening
and buffering. The proposed PD amendment to allow a new concept plan, a 20-foot screening
wall, and reduced parking within the existing Planned Development – Light Industrial does not
conflict with the Mesquite Comprehensive Plan.

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 amendment to the existing Planned Development
promotes the public health, safety, and welfare by encouraging compatible
development in an Industrial zoning area. By allowing the additional screening wall
height and reducing the overall parking, the proposed development will minimize visual
clutter, including reducing the visibility and noise of mechanical equipment and limiting
unnecessary pavement area, which can reduce heat island effects and long-term
maintenance demands.
2. The consistency of the proposed PD with the Comprehensive Plan and any other
adopted land use policies.

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 3 of 20

File No.: Z0126-0434
Zoning Change

STAFF COMMENTS: The proposed amendments do not conflict with the Mesquite
Comprehensive Plan, which calls for Industrial uses in this area, and calls for
appropriate screening and buffering where industrial uses adjoin residential
neighborhoods.
3. The extent to which the proposed PD District will support and further the City Council’s
strategic goals.
STAFF COMMENTS: The proposed PD supports the City Council’s 2024-2025
Strategic Goal 2.5, which aims to “promote investment in new and existing business.”
By amending the concept plan for the existing PD, these amendments allow for
additional development options 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, including a 20-foot masonry wall around
the mechanical yard and enhanced landscape buffers along Long Creek Road and E.
Scyene Road. Where topography allows, berming and layered plantings can further
reduce visual and noise impacts for the East Glen subdivision and the medical use to
the north.
6. The trend of development, if any, in the general area of the property in question.
STAFF COMMENTS: The general area around the existing PD is undeveloped, with
the City Boundary between Mesquite and Sunnyvale adjacent to the eastern property
line.The Long Creek Industrial PD establishes this area for future industrial build-out,
and the proposed data center is consistent with that long-term vision.
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 Planned Development-Light
Industrial, with an approved concept plan showing multiple buildings within the overall
development. This amendment does not change the proposed uses; therefore, the
Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 4 of 20

File No.: Z0126-0434
Zoning Change

property is suitable for Light Industrial uses, as listed in the existing Planned
Development.A data center is allowed and specifically listed in the use table for Light
Industrial.
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.
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 south side of
Scyene Road.
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 the existing PD reflect
improvements in screening and a reduction in on-site parking for Building #2. These
updated standards demonstrate how repurposing the previously approved building into
a data center with a consolidated mechanical yard and enhanced screening is an
improvement in quality over the earlier concept of a warehouse use with heavy load
trucks.
11. Any other legally sufficient standard under Texas law.
STAFF COMMENTS: No staff comments at this time.

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 5 of 20

File No.: Z0126-0434
Zoning Change

CONCLUSIONS
ANALYSIS
The proposed PD–Light Industrial meets the intent of the Mesquite Comprehensive Plan and
satisfies the PD review criteria under Section 5‑311(N) of the Mesquite Zoning Ordinance. 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 East Tract located at 180, 200, 270, and 300 Long Creek Road 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. 4962 include the following.
1. Amend Exhibit A in PD Ordinance No. 4962 by adding the following:
• Parking ratio for a data center is 1 space per 13,500 square feet (approximately)
• Mechanical equipment yard for a data center shall be screened with a 20-ft tall
masonry wall on all 4 sides.
• A minimum 25-foot wide landscape buffer shall be provided along Long Creek Road
and E. Scyene Road, incorporating canopy trees and evergreen shrubs consistent
with Section 1A-300/1A-500 of the Mesquite Zoning Ordinance; berming shall also
be used within the buffer to increase screening effectiveness..
2. Amend Exhibit B in PD Ordinance No. 4962 by replacing the existing concept plan with
the proposed concept plan as shown in Attachment 10.
Alternatively, based on the information provided at the public hearing, the Commission may:
1. Recommend approval of the request with stipulations
or
Recommend denial of the request.

PUBLIC NOTICE
Staff mailed notices to all property owners within 200 feet of the subject property and courtesy
notices for properties within 400 feet. As of February 19, 2026, staff has not received any
responses from the property owner or courtesy notices.

ATTACHMENTS
1. Aerial Map
2. Public Notification Map
3. Zoning Map
4. Future Land Use Map
Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 6 of 20

File No.: Z0126-0434
Zoning Change

5. Site Pictures
6. Letter of Intent
7. Exhibit A – Legal Description (Existing)
8. Exhibit B – Planned Development Standards (Existing)
9. Exhibit C – Concept Plan (Existing)
10. Exhibit C – Concept Plan (Proposed)
11. Public Notice Responses

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 7 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

ATTACHMENT 1 – AERIAL MAP

Page 8 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

ATTACHMENT 2 – PUBLIC NOTIFICATION MAP

Page 9 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

ATTACHMENT 3 – ZONING MAP

Page 10 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

ATTACHMENT 4 – FUTURE LAND USE MAP

Page 11 of 20

File No.: Z0126-0434
Zoning Change

ATTACHMENT 5 – SITE PICTURES

View of the notice sign along Long Creek Road facing south

View of the property from Long Creek Road facing south

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 12 of 20

File No.: Z0126-0434
Zoning Change

ATTACHMENT 6 – LETTER OF INTENT

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 13 of 20

File No.: Z0126-0434
Zoning Change

ATTACHMENT 7 – EXHIBIT C – LEGAL DESCRIPTION

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 14 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 15 of 20

File No.: Z0126-0434
Zoning Change

ATTACHMENT 8 – EXISTING ORDINANCE 4962 – PLANNED DEVELOPMENT

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 16 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

Page 17 of 20

File No.: Z0126-0434
Zoning Change

ATTACHMENT 9 – EXISTING CONCEPT PLAN

EAST TRACT – SITE
OF THE PROPOSED
PD AMENDMENT

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 18 of 20

File No.: Z0126-0434
Zoning Change

Planning and Zoning Division
Prepared by Carolyn Hornere, AICP

ATTACHMENT 10 – PROPOSED CONCEPT PLAN

Page 19 of 20

File No.: Z0126-0434
Zoning Change

ATTACHMENT 11 – NOTICE RECEIVED

Planning and Zoning Division
Prepared by Carolyn Horner, AICP

Page 20 of 20