On the agenda: Mesquite meeting — Data Center (Jul 13)

PLANNING AND ZONING COMMISSION MEETING
CITY COUNCIL CHAMBERS
757 North Galloway Avenue
Mesquite, Texas
July 13, 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 June 22, 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. Z0426-0449
Conduct a public hearing and consider recommending approval of Zoning Application No. Z04260449 submitted by Maxwell Fisher, ZoneDev, LLC, on behalf of Dominium Development and
Acquisition, LLC, for a zoning change to amend Planned Development – Multifamily Ordinance No.
5116 to adopt a new concept plan and revised development standards for a 277-unit multifamily
development located at 21701 IH 635.

Page 1 of 2

5. ZONING TEXT AMENDMENT NO. 2026-02
Conduct a public hearing and consider recommending approval of Zoning Text Amendment No.
2026-02, amending the Mesquite Zoning Ordinance by making certain additions and deletions to
sections contained in Sections 3.200 “Nonresidential Use Regulations,” 3.500 “Supplementary Use
Regulations,” 3.700 “Accessory Structure Regulations,” and Section 6.102 “Definitions” pertaining
to revising and establishing regulations regarding, but not limited to, drone delivery and autonomous
package loading devices.
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 July 6, 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 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.
The 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 TDD 1-800-735-2989.
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 July 13, 2026, was posted on the bulletin boards at the
Municipal Center and City Hall by July 7, 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

MINUTES

June 22, 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 7

Planning & Zoning

MEETING MINUTES

Regular Meeting June 22, 2026

CALL TO ORDER
1. ROLL CALL
The meeting was called to order by Chairwoman Arnold at 7:00 pm; Planner Elizabeth Lonix
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 May 28, 2026, Planning and Zoning Commission
meeting. There was a change to the Comprehensive Plan Study – removing Commissioner
Arnold, adding Commissioner Screws.
ACTION
Commissioner Chenault made a motion to approve the minutes; Commissioner Meland seconded.
The motion passed 6-0.
PUBLIC HEARINGS
4. ZONING APPLICATION NO. Z0426-0448.
Conduct a public hearing and consider recommending approval of Zoning Application No.
Z0426 0448 submitted by Ricky Ponton for a zoning change from General Retail to Planned
Development – General Retail with a Conditional Use Permit to allow an Electrical Contractor
Office and Warehouse with Accessory Outdoor Storage with modified development standards
located at 1402 and 1406 Rodeo Center Blvd. Planner Jennifer Horton presented to the
Commission. (Jennifer Horton- Planner)
DISCUSSION
Commissioner Chenault asked Ms. Horton the distance between the 1406 and 1410 Rodeo Center
Blvd; Ms. Horton stated she did not know the exact distance, but she stated that the drainage channel
is on 1410 Rodeo Center Blvd. Mr. Chenault asked for clarification that the drainage channel is
between the two properties. Ms. Horton confirmed that it is and stated that it creates a buffer
between the 1406 and 1410 Rodeo Center Blvd. Staff recommended approval to keep the current
wrought iron fence, with stipulations that no outdoor storage can be viewed from or through the
fence.
APPLICANT
Ricky Ponce, 1406 Rodeo Center Blvd, came before the Commission to answer any questions.
DISCUSSION
Ms. Arnold stated that she understands he had been in business for a while. Mr. Ponce confirmed
that he had been in business since 2004.
City of Mesquite, Texas

Page 2 of 7

Planning & Zoning

MEETING MINUTES

Regular Meeting June 22, 2026

Ms. Arnold wanted clarification that Mr. Ponce is trying to expand this business with outdoor
storage and that he will enclose it with a fence. Mr. Ponce stated that he wants a nice parking lot
with a fence; he does not typically keep trucks at the location. If there is a truck on site, it might be
kept indoors, but they would like to keep a couple of trucks outside, if needed. Typically, his
employees take the vehicles home each night.
Ms. Arnold asked what type of trucks. Mr. Ponce state three quarter ton trucks- Chevys and Fords.
Ms. Arnold asked what will be stored on the property. Mr. Ponce stated that electrical parts, such
as plugs, switches, plates, and miscellaneous electrical items for the business, were not large items.
He keeps about 400 items in inventory. When an order comes in, they fulfill the request and either
move it out the next day or deliver it to the site. Orders are only for people who work for him; he
does not sell electrical equipment to the public. Mr. Ponce stated that he has 22.
Mr. Meland asked about the security and lighting in the parking lot. Mr. Ponce stated that there is
currently lighting and security on the property. He does not have cameras at this time, but they will
be reinstalled.
Mr. Meland asked if the parking lot will be concrete. Mr. Ponce confirmed it will be. He also wanted
to confirm a question early regarding the separation between the fences at 1406 and 1410 Rodeo
Center Blvd, stating it was about 40 feet.
Ms. Arnold asked if there were any additional questions for the applicant.
PUBLIC COMMENTS
Chairwoman Arnold opened the public hearing. No one came forward; the public hearing was
closed.
ACTION
Mr. Chenault made a motion to approve with Staff's recommendations. Mr. Melend seconded. The
motion passed 7-0.

5. ZONING APPLICATION NO. Z0526-0452
Conduct a public hearing and consider recommending approval of Zoning Application No.
Z0526 0452 submitted by Veronica Morales for a zoning change from R-3 Single Family
Residential to R-3 Single Family Residential with a Conditional Use Permit to allow an
Accessory Dwelling Unit with modifications to reduce the minimum lot size requirement from
21,780 square feet to 7,800 square feet, and reduce the required number of parking spaces from
four parking spaces to two parking spaces located at 1303 Buena Vista Street. (Jennifer Horton
– Planner)

City of Mesquite, Texas

Page 3 of 7

Planning & Zoning

MEETING MINUTES

Regular Meeting June 22, 2026

DISCUSSION
Ms. Arnold asked Ms. Horton to show the slide with the side-by-side photos of the existing
parking situation. Ms. Arnold asked for clarification on which driveway is substandard. Ms.
Horton identified the substandard driveway in the picture and stated that when the City redid Lee
Street, they rebuilt the approach back to the way it was. The approach will remain, but these two
spaces cannot be considered legal parking spaces and therefore cannot be counted or included in
the four required parking spaces.
Mr. Meland inquired about the additional or alternate driveway off Buena Vista; he asked about
the Engineering Variance process. Ms. Horton stated that it would be reviewed by the
Engineering Department. She also stated that during the Pre-Application Meeting, Traffic
Engineering reviewed the request and indicated they are generally supportive of this type of
request. Ms. Horton stated that the Engineering Team does not foresee any obstacles for this type
of request, and there is no cost to the applicant to apply for an engineering variance.
Ms. Horton indicated that Staff is recommending approval to reduce the minimum lot size
requirement, but not to reduce the required number of parking spaces, and that the applicant
obtain building permits.
APPLICANT
Veronica Morales, 1303 Bueno Vista St., came before the Commission. Ms. Morales requested the
use of the existing parking spaces on the property rather than constructing another driveway. Ms.
Morales stated that she does not anticipate a parking issue or increase traffic in the neighborhood.
Ms. Morales stated that constructing an additional driveway would create an unnecessary expense
and reduce the green space on the property.
DISCUSSION
Ms. Arnold stated she is familiar with this neighborhood and noted that the location where the
inadequate parking is currently used was a garage before it was converted to living space. Ms.
Morales stated she spoke with several neighbors about the garage conversion and confirmed it
was a garage at one time.
Ms. Arnold asked who the ADU was for. Ms. Morales stated that it is for her father, who no longer
drives, and that it would not add any additional vehicles to the property.
Ms. Arnold asked how many vehicles are on the property. Ms. Morales stated three: one is hers,
and the other two are her daughters and their husbands. She does mention that they will be moving
out at the beginning of next year. Ms. Arnold clarified with Ms. Morales that when the garage is
converted to an ADU there will be only two parking spaces, and they will not be parking a vehicle
in the unauthorized space. Ms. Morales confirmed that they will not be parking in that space.
PUBLIC COMMENTS

City of Mesquite, Texas

Page 4 of 7

Planning & Zoning

MEETING MINUTES

Regular Meeting June 22, 2026

Chairwoman Arnold opened the public hearing. No one came forward; the public hearing was
closed.
ACTION
Mr. Chenault made a motion to approve with staff recommendations and staff assessments one and
two. Mr. Walker seconded. The motion passed 7-0.
6. ZONING TEXT AMENDMENT NO. 2026-01
Conduct a public hearing and consider recommending approval of Zoning Text Amendment No.
2026-01, amending the Mesquite Zoning Ordinance by making certain additions and deletions to
certain sections in Parts 1, 1-A, 3, and 6, including but not limited to, the following Sections 1400 (Performance Standards); Part 1A (Landscaping, Buffering and Screening and Tree
Preservation); 3 200 (Nonresidential Use Regulations); 3-300 (Development Standards); 3-400
(Off-Street Parking and Loading Regulations); 3-500 (Supplementary Use Regulations); 3-600
(Outdoor Sales, Display and Storage Regulations); 3-700 (Accessory Structure Regulations); and
Section 6-102 (Definitions) pertaining to revising and establishing regulations related to and for
Data Centers and related uses such as Accessory Backup Generators, and Battery Energy Storage
Systems (“BESS”).
DISCUSSION
Ms. Teferi commented on the key standards slide and wanted clarification on a vacant lot returning
to its previous conditions. Ms. Teferi used the Agricultural zoning as an example, asking if the
requirements would be replanting the grass and starting from scratch. Mr. Bailey stated that
starting from scratch could be part of a decommissioning plan, but did not want to require that.
The purpose of setting a decommissioning plan in place at the time of application submission is
for City Council to review the applicant's plans. Mr. Bailey also comments that Data Centers
would not be allowed in the Agricultural zoning; it would need to be rezoned to Industrial.
Mr. Meland asked why cryptomining is prohibited because, from his understanding, it uses less
electricity, less cooling, and is not as utility-demanding as a full data center. Mr. Bailey stated this
is a slightly different use and that Mr. Meland is correct that the energy aspect of cryptomining
and how it is regulated from a financial aspect, the equipment in there is taxed differently, and
that the City is not getting the tax revenue based on property usage. It is regulated differently, and
many cities recognize this and are prohibiting them.
Mr. Meland asks about BESS and residential. Mr. Bailey stated the City has no standards on
battery backup, which is tied to data centers and due to this the City felt the need to have the
companion piece to regulate them from a commercial standard. This is not regulated from a
residential standpoint. Mr. Meland comments that he notices that there are more residential
backups. Mr. Bailey also notes that this does not affect BESS manufacturing, as there is a facility
in Mesquite that makes these units. Mr. Bailey goes on to state that if a data center or another

City of Mesquite, Texas

Page 5 of 7

Planning & Zoning

MEETING MINUTES

Regular Meeting June 22, 2026

industrial site wants to use BESS as a backup, they would need to be screened, meet setbacks, and
these would set the standards for accessory use.
Mr. Meland asked about impact fees on the new development with the water usage increase and
whether there would be a separate water impact fee for data centers.
Mr. Bailey stated they will have impact fees. When it comes to water specifically, the City would
like them to use a closed system. The idea behind this is data center brings in the water and stays
within the closed loop until the discharge. Once the water is discharged, it will need to meet
wastewater standards.
Mr. Meland stated that he understands the closed-loop system but asked whether the facility would
require additional water and, if so, what impact that would have on the City's water and wastewater
systems. Mr. Meland further stated that he was curious about the impact fees for industrial
development and acknowledged that an impact fee study is currently underway. He asked whether
the impact fees for industrial uses are expected to increase as a result of the study.
Mr. Bailey says potentially, acknowledges the impact fee questions, but does not have an answer
at this time.
Mr. Meland stated that this would be something we should bring up in the impact study.
Mr. Bailey stated that the Roadway Impact Fee Study is underway and that we will eventually
move on to the water and wastewater impact fee study. When we get to this study, Mr. Bailey
stated that we will look into it.
Mr. Chenault states he is very impressed with the guidelines, but asked why wait three years if it
is shut down or closed before we act on a decommission plan.
Mr. Bailey stated it is a balance; some regulations wait five years, and some 12 months. 12 months
may be premature, and another data center can move it to it. Mr. Bailey states that as a staff, we
believe that 36 months is a good median; this is just a recommendation, and City Council could
decide to change it to 24 or 12 months. Or the applicant can activate the decommissioning plan if
they know no one plans to move it.
Mr. Cumby asked about the noise standard, testing the noise after 6 months, and what happens if
they do not meet the standards.
Mr. Bailey stated they would be a violation, and we would give them time to correct it. If they fail
again, then citations will be written.
Mr. Morris asked about any electrical impact – would there be any electrical impact fees.

City of Mesquite, Texas

Page 6 of 7

Planning & Zoning

MEETING MINUTES

Regular Meeting June 22, 2026

Mr. Bailey stated he is not aware of any electrical impact fees.
Mr. Walker comments that since the data centers are operating 24 hours a day, 7 days a week,
there will be maintenance requirements for the servers and they will need some security. Mr.
Walker inquired about what this would entail.
Mr. Bailey stated he believes the CUP application requires an internal and external security plan.
In terms of maintenance, that would be in the operating procedures.
PUBLIC COMMENTS
Chairwoman Arnold opened the public hearing.
•

Lance Pope, 2519 Moreland Drive, Mesquite, TX, expressed his support for the Data
Centers.

ACTION
Mr. Meland made a motion to approve. Mr. Walker seconded. The motion passed 7-0.
DIRECTOR'S REPORT
7. DIRECTOR'S REPORT
Adam Bailey, Director of Planning & Development, advised the Commission that there were
no Planning and Zoning cases on the June 15, 2026, Council Agenda.
8. Discussion Training topics and options for the Planning and Zoning Commission
• Saturday, July 11, 2026, open house for the NGTC study at the Elk Lodge from 10 am to
1 pm. This is a come-and-go event.
• Saturday, August 1st will be a training day for the Commission as well as for members of
the Board of Adjustment, Landmark Commission, and Building Standards Board. City
Manager’s Office and City Council will be included. The training session will be from
8:30 am to noon. Breakfast will be provided.
The next meeting will be held on Monday, July 13, 2026.
Chairwoman Arnold adjourned the meeting at 8:09 pm.
Chairwoman Millie Arnold

City of Mesquite, Texas

Page 7 of 7

P LA NNI NG AND ZO NI NG DIVIS IO N

Z0426-0449
Amend Planned Development – Multifamily, Ordinance No. 5116
Elizabeth Lonix, Planner

FILE NUMBER:
REQUEST FOR:
CASE MANAGER:
PUBLIC HEARINGS

Planning and Zoning Commission:
City Council:

Monday, July 13, 2026
Monday, August 3, 2026

GENERAL INFORMATION
Applicant:

Maxwell Fisher (ZoneDev) on behalf of Dominium

Requested Action:

Amend Planned Development – Multifamily, Ordinance No. 5116, by
replacing Exhibit A (Legal Description), Exhibit B (Development
Standards), and Exhibit C (Concept Plan). The maximum of 277 dwelling
units would remain unchanged.
21701 IH 635 (21701 LBJ Freeway) (Attachment 1 – Location Map)

Location:

PUBLIC NOTICE
Staff mailed notices to all property owners within 200 feet of the subject property and a courtesy
notice to all property owners within 400 feet of the subject property (Attachment 2 – Notification
Map). As of July 10, 2026, Staff has received one notice in favor of the request (Attachment 3
– Public Notice Responses).

SITE BACKGROUND
Platting:
Size:

21701 IH 635 is unplatted. The property owner will need to plat the
property before any development of the subject property.
25.38 acres

Zoning:

Planned Development – Multifamily, Ordinance No. 5116

Zoning History:

1951: Annexed and zoned Residential
1964: Rezoned to C, Commercial (Ord. 842)
2024: Rezoned to PD-Multifamily (Ord. 5116)

Planning and Zoning Division
Prepared by Elizabeth Lonix

File No.: Z0426-0449
Zoning Change
Surrounding Zoning and Land Uses (Attachment 4 – Zoning Map):
ZONING
EXISTING LAND USE
NORTH: C – Commercial & C – Commercial
Fire Station No.4 & Religious Organization
within MARE Overlay
SOUTH: GR - General Retail & R-3, Single
Religious Organization & Low Density
Family Residential
Residential
EAST:
PD – R-3, Single Family Residential
Vacant Land
(Ord. 4935)
WEST:
GR - General Retail (Ord. 4042), RRetail & Low Density Residential
3, Single Family Residential
Future Land Use: Medium Density Residential (Attachment 5 – Future Land Use Map)
Existing Land Use:

Vacant (Attachment 6 – Site Pictures)

CASE SUMMARY
The applicant is requesting an amendment to Planned Development (PD) – Multifamily,
Ordinance No. 5116, for approximately 25.3 acres located at 21701 IH 635 (Attachment 7 –
Letter of Intent). The existing PD, approved by the City Council in 2024, allows a 277-unit buildfor-rent residential community (Attachment 8 – Existing Concept Plan). The proposed
amendment would retain the 277 dwelling units in the existing PD while revising the Concept
Plan and Development Standards established by Ordinance No. 5116. The proposed
modifications include changes to the site layout, unit mix, development standards, and
associated site design elements (Attachment 9 – Proposed Modifications). Because the request
modifies the approved Concept Plan and Development Standards, approval of a PD
amendment is required per the Mesquite Zoning Ordinance (MZO) Sec. 5-311.
The existing PD permits 142 two-story townhome-style units and 135 one-story patio-style
home units on a single lot under common ownership. The individual units are not located on
separate lots and cannot be sold independently. The proposed PD amendment would continue
the build-for-rent community model, with all units remaining under single ownership rather than
being platted as individual lots. Under the proposed amendment, the development would
consist of 251 two-story townhome-style units and 26 one-story multifamily-style units
(Attachment 10 - Conceptual Renderings). The applicant states that the 26 proposed
multifamily-style units are intended to provide ADA-accessible housing and are being designed
to meet the requirements of the Americans with Disabilities Act (ADA).
The existing PD permits a mix of 78 one-bedroom, 163 two-bedroom, and 36 three-bedroom
units, for a total of 512 bedrooms. The proposed amendment would eliminate the existing
minimum one- and two-bedroom unit requirements established by Ordinance No. 5116 and
revise the permitted unit mix to include 139 three-bedroom units and 138 four-bedroom units,
for a total of 969 bedrooms. While the maximum number of dwelling units would remain
unchanged at 277, the proposed amendment would increase the total number of bedrooms
within the development. According to the applicant, the revised unit mix is intended to
2
Planning and Zoning Division
Prepared by Elizabeth Lonix

File No.: Z0426-0449
Zoning Change
accommodate family-oriented households better while continuing to operate as a build-for-rent
community.
The existing PD provides 554 off-street parking spaces, including two-car garages, carports,
and surface parking. The proposed concept plan would also provide a total of 554 off-street
parking spaces within the development, consisting of 277 standard and 277 covered spaces,
maintaining a parking ratio of two spaces per dwelling unit. Although the proposed unit mix
shifts toward larger three- and four-bedroom units, the proposed parking supply would remain
consistent with the existing PD and continue to provide two off-street spaces per dwelling unit.
The request also includes revised Development Standards and a revised Concept Plan that
reorganizes the site layout, building orientation, and open space while maintaining the
approved residential density. The updated plan includes a clubhouse, indoor and outdoor
recreational amenities, pedestrian and vehicular connections between the northern and
southern portions of the property, and architectural and site design elements intended to reflect
Mesquite's rodeo heritage.

MESQUITE COMPREHENSIVE PLAN
The Mesquite Comprehensive Plan designates the future land use of the subject property as
Medium Density Residential. The Medium Density Residential designation is intended to
accommodate a range of housing types at moderate densities, including townhomes and lowrise multifamily developments with densities ranging from 6–12 dwelling units per acre
(Mesquite Comprehensive Plan, [page 39]). This designation supports residential development
that is integrated with surrounding uses and located near arterial and collector roadways, as
well as commercial and institutional services.
STAFF COMMENTS:
The existing Planned Development was approved in 2024 and established a 277-unit build-forrent residential community on the subject property. The proposed amendment maintains the
approved maximum number of dwelling units and residential density while revising the Concept
Plan and Development Standards to accommodate a modified site layout, unit mix, and building
configuration.
DEVELOPMENT
ELEMENT

EXISTING PLANNED
DEVELOPMENT

PROPOSED AMENDMENT

TOTAL DWELLING
UNITS

277 units

277 units

DENSITY

10.9 dwelling units per acre

10.9 dwelling units per acre

RESIDENTIAL
PRODUCT

142 two-story townhome-style units
and 135 one-story patio-style home
units

251 two-story townhomestyle units and 26 one-story
multifamily-style units
3

Planning and Zoning Division
Prepared by Elizabeth Lonix

File No.: Z0426-0449
Zoning Change
BEDROOM MIX

78 one-bedroom units, 163 twobedroom units, and 36 threebedroom units

139 three-bedroom units and
138 four-bedroom units

PARKING

554 off-street parking spaces

554 off-street parking
spaces

The proposed amendment maintains the residential character previously approved for the
property while modifying the development standards and site design to create a revised buildfor-rent community. The proposed townhome-style and multifamily-style residential products
are consistent with the intent of the Medium Density Residential designation, which supports a
variety of housing types at moderate densities.
The surrounding area includes a transition from higher-intensity commercial uses along IH 635
to lower-density residential neighborhoods. The property is adjacent to commercial uses,
including properties within the MARE Overlay, a fire station, and a church to the north. To the
south, the area includes general retail and low-density residential uses. To the east,
surrounding development includes Planned Development, R-3 Single-Family Residential, and
vacant land. To the west, surrounding uses include general retail, R-3 Single-Family
Residential, and additional low-density residential development.
The proposed development provides a transition between surrounding land uses through the
proposed site design and development standards. The two-story building height limitation,
building orientation, and placement of open space and amenities contribute to a development
pattern that provides an appropriate scale transition between higher-intensity commercial areas
and adjacent residential neighborhoods.
The proposed amendment contributes to the City's overall housing supply by providing a buildfor-rent residential community with a mix of townhome-style and multifamily-style units.
According to the applicant, the revised unit mix is intended to accommodate larger household
types through the inclusion of additional three- and four-bedroom units while maintaining a
planned residential development pattern consistent with the Comprehensive Plan's goals
related to housing diversity.
Staff finds the proposed amendment consistent with the Medium Density Residential future
land use designation of 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.

4
Planning and Zoning Division
Prepared by Elizabeth Lonix

File No.: Z0426-0449
Zoning Change
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 PD amendment promotes the public health,
safety, and welfare by establishing a planned residential development with enhanced
site design standards, on-site amenities, and security measures that exceed the base
A-1 Multifamily Residential zoning district requirements. The proposed Development
Standards include illumination and operational video surveillance at key vehicular
access points, parking areas, common building access points, stairwells, trash
enclosures, and amenity areas, with shielded downward-facing lighting required to
minimize impacts on surrounding properties. The proposed amendment also
provides additional housing opportunities through a planned build-for-rent
residential community while maintaining the approved maximum density and
incorporating updated site design standards.
The proposed amendment benefits the City as a whole by facilitating orderly
development of the property, expanding residential housing options, and
establishing enhanced development standards that support a well-designed
residential community.
2. The consistency of the proposed PD with the Comprehensive Plan and any other
adopted land use policies.
STAFF COMMENTS: The proposed PD is consistent with the Comprehensive Plan,
which designates the property as Medium Density Residential. The Comprehensive
Plan’s Housing and Neighborhoods element identifies this designation as
appropriate for a mix of residential housing types, including townhomes and lowrise multifamily development, with a target density range of 6–12 dwelling units per
acre. The proposed PD provides a residential density of approximately 10.9 dwelling
units per acre, which is within the density range contemplated by the Comprehensive
Plan.
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 2025–2026
Strategic Goal 2.5 to promote well-designed residential neighborhoods with diverse
housing options and amenities. The PD allows a range of housing types, including
workforce housing, and includes amenities that enhance community livability.
4. The extent to which the proposed PD creates nonconformities.

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STAFF COMMENTS: The proposed PD amendment will not create zoning
nonconformities. The subject property is currently vacant and unplatted; therefore,
no existing structures or uses on the property would be rendered nonconforming by
the proposed PD standards. Additionally, the proposed amendment does not create
any nonconforming conditions on adjacent properties. Future development of the
site will be required to comply with the approved PD standards and all applicable
provisions of the Mesquite Zoning Ordinance.
5. The compatibility with existing uses and zoning on nearby property
STAFF COMMENTS: The proposed 277-unit residential development is compatible
with the surrounding land uses and zoning. Although the development includes
multifamily residential uses, the majority of the units (251) are designed in a
townhome-style configuration, providing a residential building form and scale that is
compatible with adjacent single-family neighborhoods. The proposed PD establishes
development standards that are intended to provide an appropriate transition
between the proposed residential development and surrounding properties,
including standards for site design, building configuration, and density consistent
with the Comprehensive Plan’s Medium Density Residential designation.
6. The trend of development, if any, in the general area of the property in question.
STAFF COMMENTS: The surrounding area includes a mix of established commercial
and residential uses, with limited recent redevelopment. The proposed PD reflects
an infill development opportunity within an already developed area of the City.
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 suitable for the purposes for which it is
presently zoned. The existing Planned Development Ordinance No. 5116 permits
development of up to 277 residential units; therefore, the property is feasible for
development under the current zoning classification. The proposed PD amendment
does not change the overall residential use or maximum number of permitted units
but modifies the approved development standards and residential unit mix to allow
for an updated development concept consistent with the Comprehensive Plan’s
Medium Density Residential designation.
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: Water, wastewater, fire protection, and police services are
adequate to support the proposed development. A school impact analysis was
provided to Mesquite ISD for review. The analysis prepared by the Mesquite ISD
demographer, School District Strategies, estimates that the development will
generate approximately 180 students at full occupancy, including 77 elementary, 47
middle, and 56 high school students (Attachment 11 – School Impact Letter). The
demographer noted that enrollment within the S.M. Searbourn Elementary School,
Larry Frasier Middle School, and West Mesquite High School attendance zones is
declining; therefore, the proposed development is anticipated to be favorable to the
school district.
A Traffic Impact Analysis (TIA) is required as part of the site plan review process. The
applicant has submitted a TIA that concluded that the proposed development is
anticipated to have adequate roadway capacity to support the proposed use
(Attachment 12 – TIA Summary). City’s Traffic Engineering Division reviewed the TIA
and found it acceptable.
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 provides a greater level of public
benefit than would otherwise be achieved through a standard zoning district by
establishing a coordinated residential development with a defined development
concept and site-specific development standards. The proposed PD provides a mix
of housing types, including 251 townhome-style units and 26 ADA-accessible
residential units, supporting a broader range of housing options consistent with the
Comprehensive Plan’s Medium Density Residential designation. Additionally, the PD
provides a customized development framework addressing site layout, housing mix,
amenities, open space, and architectural design elements that are tailored to the
property and would not be specifically established through application of a standard
zoning district alone.
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 PD District incorporates a creative site design
that achieves the purposes of the Zoning Ordinance and provides an improved
development pattern compared to a strict application of standard zoning
requirements. The Concept Plan demonstrates a coordinated internal north-south
connection that integrates the two portions of the development, a centralized
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clubhouse and amenity area, and a site layout that orients buildings toward perimeter
streets while incorporating landscape areas to provide an appropriate transition to
surrounding properties. The proposed development also incorporates open space
areas around existing site constraints, including the sewer easement and floodplain
areas, to create a cohesive residential community. Additionally, the proposed
community amenities include rodeo-heritage-themed murals within common areas,
as shown in the Conceptual Renderings, which contribute to the development’s
unique identity and sense of place.
11. Any other legally sufficient standard under Texas state law.
STAFF COMMENTS: The proposed Planned Development (PD) amendment has been
reviewed for compliance with applicable state law. Because Mesquite has a
population greater than 150,000 and is located within a county with a population
greater than 300,000, the City is subject to the requirements of Senate Bill 840 (SB
840), codified in Chapter 211 of the Texas Local Government Code.
Under SB 840, the City may not:
•
•
•

Limit residential density to fewer than 36 dwelling units per acre.
Require more than one off-street parking space per dwelling unit.
Restrict building heights to less than 45 feet.

The City may continue to regulate other development standards, including
landscaping, open space, amenities, unit size, bedroom and bathroom counts, and
screening and fencing for multifamily developments.
Although SB 840 would permit a higher residential density, a lower parking ratio, and
taller buildings, the applicant is voluntarily proposing a density of 10.9 dwelling units
per acre, a parking ratio of two off-street parking spaces per dwelling unit, and a
maximum building height of two stories.
The proposed PD amendment is subject to the applicable notice and hearing
requirements established by state law and the Mesquite Zoning Ordinance. Pursuant
to Texas Local Government Code Section 211.006(d), written protests submitted by
the owners of 20 percent or more of the area of the lots included within a proposed
zoning change or of the area of lots within 200 feet of the property subject to the
zoning change require approval by a three-fourths vote of all members of City
Council. As of the date of this report, no valid written protest has been received.
No other legally sufficient standards have been identified that would preclude
consideration of the proposed PD amendment.
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CONCLUSIONS
ANALYSIS
The proposed Planned Development amendment modifies the previously approved
development standards and residential unit mix while maintaining the density of 277 dwelling
units. The amendment remains consistent with the Comprehensive Plan's Housing and
Neighborhoods element by providing a mix of housing types at a density appropriate for the
property's Medium Density Residential future land use designation.
The primary change proposed by the amendment is the residential product and bedroom mix.
While the maximum number of dwelling units remains unchanged, the proposal would replace
the previously approved one-, two-, and three-bedroom unit mix with 139 three-bedroom units
and 138 four-bedroom units, increasing the total bedroom count from 512 to 969. According to
the applicant, the revised unit mix is intended to better accommodate family-oriented
households while continuing to operate as a build-for-rent community.
Staff evaluated the proposed increase in bedroom intensity as part of its review, including
consistency with the Comprehensive Plan, compatibility with surrounding development, the
availability of public facilities and services, and the Planned Development approval criteria in
Section 5-311(N) of the Mesquite Zoning Ordinance. On balance, Staff finds that the proposed
amendment satisfies the applicable approval criteria and supports the goals of the
Comprehensive Plan.
Because this is a Planned Development amendment, the Planning and Zoning Commission
may recommend, and the City Council may adopt, additional conditions or stipulations as part
of the amending ordinance, if deemed appropriate.
RECOMMENDATIONS
Based on the information contained in the application and the analysis of the facts of record,
Planning Staff concludes that approval of the proposed Planned Development amendment is
warranted because the amendment satisfies the review criteria set forth in Section 5-311(N) of
the Mesquite Zoning Ordinance.
Accordingly, Staff recommends approval of the proposed ordinance amending Planned
Development Ordinance No. 5116 by replacing the following exhibits:
1. Exhibit A – Legal Description
2. Exhibit B – Development Standards
3. Exhibit C – Concept Plan

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ATTACHMENTS
1. Aerial Map
2. Public Notification Map
3. Public Notice Responses
4. Zoning Map
5. Future Land Use Map
6. Site Pictures
7. Letter of Intent
8. Existing Concept Plan
9. Proposed Modifications
10. Conceptional Renderings
11. School Impact Letter
12. Traffic Impact Analysis (TIA) Summary
EXHIBIT A - Legal Description
EXHIBIT B - Proposed Development Standards
EXHIBIT C - Proposed Concept Plan

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ATTACHMENT 1 – AERIAL MAP

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ATTACHMENT 2 – PUBLIC NOTIFICATION MAP

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ATTACHMENT 3 – PUBLIC NOTICE RESPONSES

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ATTACHMENT 4 – ZONING MAP

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ATTACHMENT 5 – LAND USE MAP

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ATTACHMENT 6 – SITE PICTURES

Facing South along Rodeo Center Blvd

Subject property from Rodeo Center Blvd, facing East.

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ATTACHMENT 6 – SITE PICTURES

Subject property from Rodeo Center Blvd and New Market Rd. intersection, facing East

Subject property from New Market Rd, facing North

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ATTACHMENT 7 – LETTER OF INTENT

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ATTACHMENT 8 – EXISTING CONCEPT PLAN

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ATTACHMENT 9 – PROPOSED MODIFICATIONS

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ATTACHMENT 10 – CONCEPTIONAL RENDERINGS

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ATTACHMENT 10 – CONCEPTIONAL RENDERINGS

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ATTACHMENT 10 – CONCEPTIONAL RENDERINGS

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ATTACHMENT 11 – SCHOOL IMPACT LETTER

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ATTACHMENT 11 – SCHOOL IMPACT LETTER

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ATTACHMENT 12 – TIA STATEMENT

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EXHIBIT A - LEGAL DESCRIPTION

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EXIBIT A – LEGAL DESCRIPTION

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EXHIBIT B - DEVELOPMENT STANDARDS

EXHIBIT B - PLANNED DEVELOPMENT STANDARDS
Z0426-0449
This Planned Development Multifamily (PD-MF) district must adhere to all conditions of
the Mesquite Code of Ordinances, including but not limited to the Mesquite Zoning
Ordinance (MZO), as amended, and adopts the A-1 – Multifamily Residential zoning
district as the base district standards consistent with the Concept Plan attached hereto
and incorporated herein as Exhibit C, and the standards as identified below, which apply
to this PD-MF district. Where these regulations conflict with or overlap with another
ordinance, this PD ordinance will control. In the event of a conflict between the PD
conditions herein, and Exhibit C, the PD conditions control.
A. Permitted Land Uses. The Uses in the PD-MF are limited to those permitted in
the A-1 – Multifamily Residential zoning district, as amended, and subject to the
following.
1. Any land use requiring a Conditional Use Permit (CUP) in the A zoning district,
as amended, is only allowed if a CUP is issued for the use.
2. Any land use prohibited in the A zoning district, as amended, is also prohibited.
B. Development Standards. Development is subject to the A-1 based zoning district,
except as provided in this article below:
1. The maximum number of stories is two.
2. A minimum of 25% of the required trees are required to be placed between the
building and the front or exterior side property lines.
3. Parking: 2 spaces per unit
4. The maximum number of residential units allowed is 277. The minimum
percentage of one bedreoom units allowed is 0%. All units are permitted to be
three- or four-bedroom units, provided that no more than 50% of the total
number of units are four-bedroom.
5. Access to the dwelling units is not required from an interior hallway.
6. Carport columns shall be painted to match and be complementary to the
primary residential building color scheme.
7. The site area with the sanitary sewer-20 foot sanitary sewer easement that falls
outside the floodplain contributes toward the minimum open space
requirements.
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EXHIBIT B - DEVELOPMENT STANDARDS

8. Pervious grass areas at the back of townhome-style residential units contribute
to the minimum on-site usable open space requirement, irrespective of the
minimum dimensional requirements of Section 2-501 H.1.
9. In addition to the amenities listed in Section 2-501 H. 2, the following amenities
count toward the minimum outdoor amenity requirement of Group A: dog parks;
Group B: cornhole or similar yard game.
10. In addition to the amenities listed in Section 2-501 I, the following amenities
count toward the minimum indoor amenity requirement: Yoga room, and a
support services room.
11. Security fencing and gates are not required but are permitted per Section 2501 G 2.
12. Security. Key vehicular access points and parking areas, common building
access points, stairwells, trash enclosures, and amenity areas will be
illuminated and will have operational video surveillance. Lighting shall be
shielded, downward facing.
13. Exposed mechanical units visible from a public street shall be screened with
either 1) a solid wood fence with planting shrubs or ornamental grasses, or 2)
a living screen consisting of a combination of shrubs, or ornamental or
evergreen trees and ornamental grasses.
14. All fencing shall be maintained in a like-new manner meaning, any portion of
fencing showing signs of deterioration, broken or missing panels, or creates a
safety hazard, shall be replaced.

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EXHIBIT C – PROPOSED CONCEPT PLAN

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MEMORANDUM
To:

Planning And Zoning Commissioners

From:

Adam B. Bailey, AICP, Director of Planning and Development Services

Date:

July 10, 2026

Subject:

ZTA 2026-02 — Drone Delivery Text Amendment

This memo is intended to help the Planning and Zoning Commission prepare for the public hearing
on Zoning Text Amendment 2026-02 (Drone Delivery), scheduled for Monday, July 13, 2026.
THE BIG PICTURE
ZTA 2026-02 updates the City's drone delivery regulations by establishing development standards
for Autonomous Package Loading Devices (APLDs) and strengthening existing standards for
drone staging areas. The amendment addresses regulatory gaps identified as drone delivery
operations have expanded in Mesquite. This is a text amendment only—no property is being
rezoned and no project is being approved.
WHAT'S CHANGING (2 sections)
Section 3.513 establishes development standards for Autonomous Package Loading Devices
(APLDs), strengthens the City's existing drone staging area regulations by adding screening,
masonry wall, fencing, and accessory structure standards, and updates related terminology and
definitions. Section 6.102 updates the related definitions. No other sections of the Mesquite
Zoning Ordinance are affected.
KEY POLICY CALLS TO KNOW
•

APLDs permitted by administrative building permit—no public hearing required for
individual installations

•

One APLD permitted per parcel as of right; up to two additional by Director approval upon
written findings

•

Rear yard placement preferred; front yard placement prohibited; side yard by Director
determination only

•

15-foot maximum height; required separation from vehicular circulation areas (buildingmounted devices exempt)

THE VOTE
The Commission will make a recommendation to City Council, which is scheduled to consider the
amendment on August 3, 2026. Staff recommends approval.
QUESTIONS YOU SHOULD EXPECT — AND HOW STAFF WOULD ANSWER
•

“Is drone delivery actually happening in Mesquite?” → Yes. Zipline currently operates here
in partnership with Walmart and several quick-service restaurants (i.e., Wendy’s). This
amendment is not speculative—it responds to an active operation and closes code gaps
that staff identified as the program matured.

•

“What’s the difference between a drone staging area and an autonomous package loading
device?” → A drone staging area is where the drone itself launches, lands, charges, and
is stored between missions. An APLD is only a package handoff point: an employee loads
it, the drone retrieves the package, and departs. The drone never docks or charges at an
APLD. Different function, different land-use impacts, different standards.

•

“Are these amendments too permissive?” → No. The ordinance establishes objective
standards for location, setbacks, screening, pedestrian circulation, emergency access,
and utility safety while allowing administrative flexibility where appropriate. Certain
standards—including residential setbacks, prohibited locations, and utility safety
requirements—cannot be administratively adjusted.

•

“Will this create nonconforming uses?” → Yes. Zipline’s existing installation predates this
ordinance and will become a legally non-conforming structure upon adoption. It may
continue to operate under Section 3.513.F.18, but it may not be expanded, relocated, or
replaced without full compliance with the new standards. This is the expected and
appropriate outcome—existing installations are protected while all future installations are
held to the new standard.

•

"Why does the City regulate GPS interference—isn't that a federal issue?" → Primarily
yes. The FCC regulates radio frequency emissions and aircraft communications. The
City's ordinance does not regulate aircraft operations; it addresses land-use compatibility
by requiring documentation during permitting and requiring operators to address harmful
interference if it occurs.

Please don't hesitate to reach out before the hearing with any questions or concerns.

__________________________________
Adam B. Bailey, AICP
Director of Planning and Development Services
CC:

Garrett Langford, AICP, Assistant Director of Planning and Development Services
Raymond M. Rivas, III, Deputy City Manager

File No.: ZTA2026-01
Zoning Text Amendment

ZTA 2026-02
Zoning Text Amendment
Adam B. Bailey, AICP, Director of Planning and Development Services

FILE NUMBER:
REQUEST FOR:
CASE MANAGER:
PUBLIC HEARINGS

Planning and Zoning Commission:
City Council:

Monday, July 13, 2026
Monday, August 3, 2026

GENERAL INFORMATION
Applicant:

City of Mesquite

Requested Action:

Amend the Mesquite Zoning Ordinance (MZO), Appendix C to the
Mesquite City Code, by making certain additions and deletions to the
following sections pertaining to drone delivery and autonomous package
loading devices:

Location:

•

Section 3.513 — Drone Delivery (amended to add in-section
definitions; revise and expand the drone staging area regulations;
establish screening, masonry wall, and fencing standards; add
accessory structure standards within drone staging areas;
establish development standards for autonomous package
loading devices in a new Subsection F; and establish
administrative review and administrative adjustment procedures)

•

Section 6.102 — Definitions (amended to update the definitions of
Drone Delivery—Accessory Use, Drone Delivery Service, and
Drone Staging Area). The terms autonomous package loading
device and unmanned aircraft are defined within Section 3.513.A
rather than in Section 6.102.

Citywide. As a Zoning Text Amendment, this request amends the text of
the Mesquite Zoning Ordinance. It does not rezone any property and does
not change any zoning district boundary. The amended standards apply
to all property within nonresidential zoning districts citywide where a drone
delivery use, drone staging area, or autonomous package loading device
may be proposed.

CASE SUMMARY
The City of Mesquite proposes Zoning Text Amendment No. 2026-02 to strengthen and clarify
the City’s regulatory framework for drone delivery. Section 3.513 currently regulates drone
delivery services and drone staging areas, but it contains no standards governing autonomous
package loading devices (APLDs) — the freestanding, wall-mounted, pole-mounted, rooftopmounted, or building-integrated structures from which an unmanned aircraft collects an
employee-loaded package. As drone delivery has expanded in Mesquite through partnerships
with local businesses, Staff identified gaps in Section 3.513 concerning APLD siting, quantity,
structural and electrical safety, pedestrian circulation, emergency access, utility connections,
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residential separation, and administrative review. Staff also identified opportunities to
strengthen the City’s existing drone staging area regulations. This amendment addresses those
gaps.
The amendment adds a new Subsection F to Section 3.513 establishing development
standards for autonomous package loading devices, addressing permitted use and prohibited
districts, a limit of one device per parcel by right and no more than three under any
circumstance, building permit and structural engineering requirements, prohibited locations,
placement between the building and the rear property line, a fifteen-foot height limit, a fifteenfoot separation from drive-through lanes and loading docks, screening, a one hundred-foot
residential setback, permanent utility connections, operational interference, administrative
adjustments, abandonment and removal, and nonconforming devices. The amendment also
strengthens the drone staging area regulations by requiring that ground-mounted
improvements be screened from public view along public rights-of-way by an eight-foot
masonry wall with landscaping, allowing decorative iron fencing on sides not facing a right-ofway, prohibiting chain link fencing, establishing standards for accessory structures within a
staging area, prohibiting shipping containers and similar prefabricated storage units as
accessory structures, and updating the definitions in Section 3.513.A and Section 6.102 to
distinguish a drone staging area from an autonomous package loading device.
Autonomous package loading devices are permitted as an accessory use, subject to building
permit approval, in any nonresidential zoning district where the associated primary use — a
food store, restaurant, retail store, warehouse/distribution facility, or other permitted commercial
use with on-premises customer transactions — is permitted. They are prohibited in residential
zoning districts. Approval is administered through the building permit process using the
standards established in Section 3.513.F, and no public hearing or rezoning is required for an
installation that complies with those standards. The Director of Planning and Development
Services may approve a limited administrative adjustment under Section 3.513.F.15, supported
by written findings retained in the permit file. No administrative adjustment may waive a publicsafety standard, authorize placement within a public right-of-way, or increase the maximum
number of devices permitted on a parcel.

BACKGROUND AND PURPOSE
Industry Context
Drone package delivery has moved from pilot programs to active commercial operation across
North Texas. Operators such as Zipline have established partnerships with quick-service
restaurants and retailers, using small ground-based structures to receive employee-loaded
packages for pickup by unmanned aircraft. Zipline currently operates in Mesquite. Unlike a
drone staging area, where the aircraft itself launches, lands, charges, and is stored, an
autonomous package loading device is solely a package handoff point: an employee loads it,
the aircraft collects the package, and the aircraft departs without docking, charging, or staging
at the device. This distinction matters because the two structures present different land use
considerations—staging areas raise concerns associated with aircraft operations and storage,
while APLDs raise concerns associated with small accessory structures sited on commercial
property near pedestrians, parking, and drive-through facilities.
Because APLDs are typically small, low-impact accessory structures attached to or near an
existing commercial building, their primary land use considerations differ from drone staging
areas and instead focus on pedestrian and vehicular circulation, proximity to building entrances
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and drive-through lanes, residential compatibility, structural and electrical safety, and
compatibility with surrounding development.
Regulatory Gap
An APLD proposed in Mesquite today is reviewed through the building permit process as an
accessory structure, with no zoning standards addressing permitted location, quantity,
placement, setbacks, pedestrian circulation, emergency access, residential compatibility,
structural safety, utility connections, or long-term operational requirements. The existing drone
staging area regulations likewise do not comprehensively address accessory structures within
a staging area or require screening of ground-mounted improvements. These gaps create
uncertainty for applicants and for City staff, and they increase the potential for inconsistent
administration of an active commercial use.
Development of the Proposed Standards
Staff developed the proposed standards through a multi-step process:
•

Review of Section 3.513 as applied to active drone delivery operations in Mesquite,
including consultation regarding device specifications, siting practices, and operational
characteristics.

•

Internal review with the Building Inspections Division and Fire Prevention Division to
identify structural, electrical, fire protection, accessibility, and life-safety considerations
associated with both drone staging areas and autonomous package loading devices.

•

Review of the federal regulatory framework, including exclusive federal authority over
the navigable airspace and unmanned aircraft operations (49 U.S.C. § 40103; 14 C.F.R.
Part 107) and Federal Communications Commission jurisdiction over radio frequency
interference, to confirm that the amendment regulates land use and structures rather
than aircraft operations or radio communications.

•

Evaluation of the operational differences between drone staging areas and autonomous
package loading devices to establish distinct development standards appropriate to
each use.

•

Multiple rounds of internal drafting and cross-departmental review to ensure
consistency, enforceability, and accurate cross-references throughout Section 3.513
and Section 6.102.

MESQUITE ZONING ORDINANCE
SEC. 5-308.M. Approval Standards for Zoning Text Amendments. In making their
recommendation and decision, the Planning and Zoning Commission and City Council shall
consider the following standards. The approval of Zoning Text Amendments should be based
on a balancing of these standards.
1. The extent to which the proposed amendment promotes the public health, safety, and
welfare.
STAFF COMMENTS: The proposed amendment promotes the public health,
safety, and welfare by establishing enforceable standards governing the
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placement, design, construction, and operation of autonomous package loading
devices and drone staging areas. Structural and electrical safety are addressed
through the building permit, engineering certification, and electrical permit
requirements of Section 3.513.F.3 and the permanent utility connection
requirements of Section 3.513.F.13. Emergency access, pedestrian circulation,
and accessibility are protected by the prohibited locations in Section 3.513.F.4,
which keep devices out of fire lanes, accessible routes, means of egress, and
required parking, and which preserve a minimum five-foot clear width along
pedestrian and accessible routes. Compatibility with adjacent development is
addressed through the screening provisions of Section 3.513.F.11, the fifteenfoot height limit of Section 3.513.F.7, and the one hundred-foot residential
setback of Section 3.513.F.12. The amendment also strengthens the drone
staging area regulations through masonry screening, a prohibition on chain link
fencing, and standards governing accessory structures. Together, these
standards reduce potential conflicts between drone delivery infrastructure and
surrounding development and provide a predictable regulatory framework for
applicants and City staff.
2. The consistency of the proposed amendment with the Comprehensive Plan.
STAFF COMMENTS: The amendment is consistent with the Economic
Development and Quality of Life elements of the Mesquite Comprehensive Plan.
The Comprehensive Plan supports the growth of innovative commercial activity,
and drone delivery — already an active use in Mesquite — is an emerging service
model consistent with that direction. The Comprehensive Plan also calls for new
and emerging commercial activity to be sited and regulated so that impacts on
residential areas and on pedestrian safety are minimized. The prohibited
locations of Section 3.513.F.4, the rear-yard placement requirement of Section
3.513.F.6, the screening authority of Section 3.513.F.11, and the one hundred-foot
residential setback of Section 3.513.F.12 implement that balance directly.
3. The consistency of the proposed amendment with any adopted land use policies.
STAFF COMMENTS: The amendment is consistent with the City’s land use
policies directing that accessory commercial structures be sited compatibly with
surrounding uses and adequately separated from residential property. By limiting
autonomous package loading devices to nonresidential zoning districts,
establishing a one hundred-foot residential setback under Section 3.513.F.12,
prohibiting front-yard placement under Section 3.513.F.6, and retaining the two
hundred-foot residential separation for drone staging areas under Section
3.513.C.4, the amendment applies the City’s established approach to siting smallscale accessory structures on commercial property. The amendment does not
change the status of drone delivery services or drone staging areas as permitted
uses. It supplements that framework with development standards governing
autonomous package loading devices and related drone delivery infrastructure.
4. The consistency of the proposed amendment with the intent of this Code.
STAFF COMMENTS: The proposed amendment is consistent with the MZO's
overarching intent to regulate land use in a manner that promotes quality
Planning and Zoning Division
Prepared by Adam B. Bailey, AICP

Page 4 of 6

File No.: ZTA2026-01
Zoning Text Amendment

development, protects adjacent property values, and ensures compatibility
between uses. The amendment is incorporated directly into Section 3.513 (Drone
Delivery) as a new Subsection F, consistent with how the MZO organizes usespecific supplementary regulations within a single, self-contained section. This
approach ensures that all applicable requirements governing drone delivery —
staging areas and APLDs alike — remain readily accessible to applicants,
property owners, and City staff in one section of the Code.
5. Whether the proposed amendment corrects an error or omission, updates
administrative processes and procedures, adds clarification to existing requirements, or
reflects a change in policy.
STAFF COMMENTS: The proposed amendment corrects a regulatory omission
by establishing development standards for autonomous package loading devices
where none previously existed. It also modernizes the City’s drone delivery
regulations by strengthening the drone staging area standards, regulating
accessory structures within staging areas, adding masonry screening and
fencing requirements, updating terminology and definitions, correcting internal
cross-references, and establishing administrative review procedures for future
drone delivery installations.
6. The extent to which the proposed amendment creates nonconformities.
STAFF COMMENTS: The proposed amendment will create one known
nonconformity. Staff has identified a single autonomous package loading device
installation in Mesquite that was lawfully established before this amendment and
that does not fully conform to the proposed standards. Staff has identified no
other installation, including any drone staging area, that would be rendered
nonconforming. Upon adoption, the existing device will be a legally
nonconforming structure under amended Section 3.513.F.18 (Non-conforming
devices) and the nonconforming provisions of the Mesquite Zoning Ordinance.
The device may continue to operate, and normal maintenance and like-for-like
replacement are expressly permitted so long as the replacement does not
increase the height, footprint, or operational clearance of the original installation.
The device may not be expanded, relocated, or otherwise replaced without full
compliance with Section 3.513.F. This treatment is consistent with the City’s
standard approach to lawfully established structures that predate a regulatory
change.
7. Any other legally sufficient standard under Texas law.
STAFF COMMENTS: The proposed amendment has been reviewed by the City
Attorney’s Office for consistency with Chapter 211 of the Texas Local
Government Code, including the notice and public hearing requirements of
Sections 211.006 and 211.007. The amendment regulates the location, design,
construction, and screening of structures on private property. It does not regulate
the operation of aircraft in the navigable airspace, which is reserved to the federal
government under 49 U.S.C. § 40103 and 14 C.F.R. Part 107, and it does not
regulate radio frequency communications, which are within the jurisdiction of the
Federal Communications Commission. Section 3.513.F.3 states this limitation
expressly, and Section 3.513.F.16 conditions any determination of harmful
Planning and Zoning Division
Prepared by Adam B. Bailey, AICP

Page 5 of 6

File No.: ZTA2026-01
Zoning Text Amendment

interference on a finding by an agency having jurisdiction over that subject
matter. Staff is aware of no other legally sufficient standard applicable to this
amendment that would affect the Commission’s recommendation taff is aware of
no other legally sufficient standard applicable to this amendment that would
affect the Commission's recommendation. The proposed amendment has been
reviewed by the City Attorney's office for consistency with Texas Local
Government Code requirements for zoning text amendments, notice, and public
hearing procedures.

CONCLUSIONS
The proposed Zoning Text Amendment updates Mesquite’s drone delivery regulations to reflect
how the use actually operates. Rather than regulating all drone delivery infrastructure in the
same manner, the amendment distinguishes a drone staging area — where an aircraft
launches, lands, charges, and is stored — from an autonomous package loading device, which
serves only as a package handoff point. Each is given standards proportionate to its actual land
use impact, and both are consolidated within Section 3.513 so that applicants, property owners,
and City staff can locate every applicable requirement in one place.
The amendment allows drone delivery to continue developing in Mesquite while establishing
clear standards that protect pedestrian circulation, emergency access, adjacent development,
and neighborhood compatibility. Review occurs through the existing building permit process,
which keeps the approval path predictable for applicants and administrable for staff, while the
administrative adjustment provisions of Section 3.513.F.15 permit narrow, written-findings relief
for unusual site conditions and expressly bar relief from any public-safety standard or from the
limit on the number of devices per parcel.
Taken together, the revisions establish an integrated regulatory framework governing each
principal component of a drone delivery operation: the delivery service itself, the staging area,
the accessory structures that serve it, and the autonomous package loading device.
RECOMMENDATIONS
Based on the information contained in the application and analysis of the facts of record,
Planning Staff concludes that approval of the zoning text amendment request, amending
Appendix C to the Mesquite City Code (Mesquite Zoning Ordinance), Section 3.513 (Drone
Delivery) and Section 6.102 (Definitions), as set forth in Exhibit A, is WARRANTED, as it
satisfies all applicable approval standards in Section 5-308.M of the Mesquite Zoning
Ordinance.

ATTACHMENTS
1. Exhibit A – Proposed Ordinance Text (MZO §3.513, Drone Delivery, as amended,
including new Subsection F, Autonomous Package Loading Devices), as well as MZO
§6.102, Definitions, as amended.

Planning and Zoning Division
Prepared by Adam B. Bailey, AICP

Page 6 of 6

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026

MESQUITE CITY CODE
***
APPENDIX C – MESQUITE ZONING ORDINANCE (“MZO”)
***

PART 3. – NONRESIDENTIAL DISTRICTS
***
3.500 - SUPPLEMENTARY USE REGULATIONS

***
3.513

Drone Delivery.

These regulations apply to both Drone Delivery Services, and Accessory Drone Delivery, and
Autonomous Package Loading Devices (APLD), except where individually referenced.
A. Definitions. SEE Section 6.102 for definitions. The following terms and definitions shall apply
to this Section 3.513 (Drone Delivery). For additional definitions, see MZO, Part 6, 6.100,
Section 6.102 (Definitions):
1. Autonomous Package Loading Device (APLD). A freestanding, wall-mounted, polemounted, rooftop-mounted, or building-integrated kiosk, cabinet, portal, structure, or
apparatus used to receive, temporarily store, secure, transfer, or present packages or
goods for autonomous pickup by an Unmanned Aircraft. The aircraft flies to the device,
collects the package, and departs. The aircraft does not return to, dock at, charge at, or
stage at an Autonomous Package Loading Device (APLD). See Section
3.513.F.(Autonomous Package Loading Devices – APDL) for APDL development
standards.
2. Drone. See Section 6.102 (Definitions).
3. Drone Staging Area. Drone Staging Area. A designated area of land, structural surface,
or rooftop used in conjunction with a drone delivery use for the purpose of launching,
returning, landing, docking, charging, storing, dispatching, or recovering Unmanned
Aircraft between delivery missions. A Drone Staging Area includes associated launch
pads, landing pads, safety areas, charging equipment, storage areas, accessory
structures, operational equipment, and related facilities. A drone staging area does not
include an Autonomous Package Loading Device (APLD), which serves solely as a
business-side package transfer point and is not used for the landing, docking, charging,
storage, or staging of Unmanned Aircraft. See Section 3.513.C.(Drone Staging Areas)
for development standards.
4. Unmanned Aircraft (UA) or Uncrewed Aircraft. Any Unmanned Aircraft (UA) or Drone
operated without the possibility of direct human intervention from within or on the aircraft,
including remotely piloted aircraft and fully autonomous aircraft, whether fixed-wing,
rotary-wing, or hybrid, used for commercial package delivery purposes. The term does
not include recreational consumer Unmanned Aircraft (UA) or recreational consumer
drones.

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Page 1 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
B. Drone Delivery.
1. Drone delivery services. Drone dDelivery sServices are allowed as a primary use. SEE
Section 3.203 (Schedule of permitted uses), Sub-section E. Transportation/Utilities.
2. Accessory drone delivery. Accessory Drone Delivery is allowed as an accessory use to
a permitted food store, restaurant, retail store, or warehouse/distribution facility. SEE
Section 3.203 (Schedule of permitted uses), Sub-section L. Accessory Uses and
Structures.
3. Signage. Any signage associated with a Drone Delivery Service or Accessory Drone
Delivery use, including, but not limited to, a Drone Staging Area, Autonomous Package
Loading Devices (APLDs), or related accessory structures shall comply with the City’s
sign regulations. See Mesquite City Code, Chapter 13 (Signs).
C. Drone staging areas.
1. Drone staging areas must be designated on an approved site plan.Site plan required. All
Drone Staging Areas shall be designated on an approved site plan prior to installation or
operation. The site plan shall depict the location, dimensions, and setbacks of all staging
areas and structures; power supply connections; and the proximity to driveways, fire
lanes, parking areas, pedestrian walkways, building entrances, accessible routes, means
of egress, and property lines.
2. Prohibited locations. Drone sStaging aAreas shall not be placed within any setback,
required landscape area, fire lane, easement, maneuvering aisle, required loading zone,
required parking space, or any location that obstructs visibility or interferes with
pedestrian or vehicle circulation.
3. Size limitations. Drone sstaging aAreas as part of an aAccessory dDrone dDelivery use
shall be limited to one thousand (1,000) square feet or ten percent (10%) percent of the
lot area, whichever is greater. A dDrone sStaging aArea located within or on the roof of
the building containing the primary use is not subject to this limitation.
4. Residential restrictions. Drone sStaging aAreas shall be located a minimum of two
hundred (200) feet from a residentially zoned property, any lot used for a residential care
facility, nursing home, or public park. The measurement shall be from the edge of the
dDrone sStaging aArea to the closest property line.
5. Location preference. Accessory Drone Staging Sreas shall be located in the area
between the building and the rear property line. Placement within a front yard is
prohibited. Placement within a side yard may be approved by the Director of Planning
and Development Services, or designee, ("Director") only upon a determination that
placement within the area between the building and the rear property line is not feasible
due to site-specific conditions and that the side-yard location satisfies all applicable
provisions of this section. Corner lot front and side yard designations shall be determined
in accordance with Section 6.102 (Definitions).

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Page 2 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
6. Utility connections. Any Drone Staging Area requiring utility service shall be installed in
accordance with all applicable building, electrical, fire, and utility codes adopted by the
City, as amended. Any required utility service shall be permanently installed and
operational prior to commencement of operations. Temporary or portable utility
connections shall not serve as the permanent source of power for a Drone Staging Area.
The use of extension cords, cord reels, temporary power services, generators intended
for temporary use, or similar temporary utility connections as the permanent source of
power is prohibited.
7. Backup power generators. Any backup power generator installed to serve a Drone
Staging Area shall comply with Section 3.516 (Accessory Backup Power Generators).
8. Accessory structures. Accessory structures located within a Drone Staging Area shall be
permitted only when incidental to and reasonably necessary for the operation of the
drone delivery use.
a. All accessory structures shall comply with the applicable provisions of this
Ordinance.
b. Accessory structures should be architecturally compatible with the primary building
through the use of similar building materials, colors, and design elements.
c.

Shipping containers, cargo containers, portable storage containers, or similar
prefabricated storage units shall not be permitted as accessory structures within a
Drone Staging Area.

D. Antennas. Antennas and antenna support structures shall comply with Section 1.700
(Telecommunications Towers and Antennas).
E. Fencing—optional. Drone staging areas may be enclosed with a fence or wall consisting of
masonry, decorative iron, or. link that is coated with black vinyl.
E. Screening. All ground-mounted improvements at a Drone Staging Area shall be screened
from public view on any side that faces a public right-of-way by masonry walls and
landscaping. The following standards apply:
a. Landscaping shall be installed between the masonry screening wall and the public rightof-way in accordance with the applicable landscape requirements of Article 1A-300
(Screening and Buffering Requirements) of this Ordinance.
b. Masonry screening walls shall be a minimum of eight (8) feet in height.
c.

Masonry walls shall be constructed of brick, natural stone, precast concrete panel, or
architectural concrete masonry units (CMU) and shall have a decorative finish on all
faces abutting public rights-of-way or adjacent properties.

d. Any side of a Drone Staging Area not facing a public right-of-way may utilize decorative
iron fencing. Landscaping shall not be required along those sides.
e. Chain link fencing, including vinyl-coated chain link, is prohibited.

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Page 3 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
F. Autonomous Package Loading Devices (APLDs).
1. Permitted Use. An Autonomous Package Loading Device (APLD) is permitted as an
accessory use, by building permit, in any nonresidential zoning district where the
associated primary use—food store, restaurant, retail store, warehouse/distribution
facility, or other permitted commercial use with on-premises customer transactions—is
permitted. Autonomous Package Loading Devices (APLDs) are not permitted in
residential zoning districts. As used in this Subsection F, "site safety factors" means
pedestrian circulation, accessibility, building access, emergency access, vehicular
circulation, drive-through operations, and overall site safety.
2. Quantity limit. No more than one (1) Autonomous Package Loading Device (APLD) shall
be permitted on a parcel as a matter of right, and no parcel shall contain more than three
(3) APLDs under any circumstance. The Director, or designee, may administratively
approve up to a total of three (3) APLDs on a parcel upon a written determination that:
a. The additional APLDs are necessary to serve the operational needs of the primary
use or uses on the property.
b. The site can safely accommodate the additional APLDs without adversely affecting
pedestrian circulation, accessibility, vehicular circulation, parking, emergency
access, fire protection features, or site operations.
c.

Each APLD complies with all applicable provisions of this section.

d. The additional APLDs are compatible with the scale and intensity of development on
the site and will not materially interfere with the safe and efficient operation of
adjacent businesses, shared parking areas, common access drives, or other shared
site features.
3. Building permit required. No Autonomous Package Loading Device (APLD) shall be
installed or operated without a building permit. The building permit application shall
include:
a. A site plan depicting the location, dimensions, and setbacks of all APLDs; power
supply connections; and the proximity to driveways, fire lanes, parking areas,
pedestrian walkways, building entrances, accessible routes, means of egress, and
property lines.
b. Manufacturer's specifications sufficient to demonstrate compliance with this section
and applicable building codes.
c.

Structural engineering certification, stamped and signed by a professional engineer
licensed in the State of Texas, demonstrating compliance with all applicable
structural, foundation, and wind-load requirements of the International Building
Code, as amended; provided, however, that a building-mounted APLD not exceeding
four (4) feet in horizontal projection and one hundred fifty (150) pounds in weight
shall not require a separate structural engineering certification if the building permit
application includes manufacturer's specifications confirming the structural
adequacy of the mounting system.

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Page 4 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
d. Electrical permit application, if the device requires an electrical connection. Batterypowered or solar-powered devices with no hardwired electrical connection are
exempt from this requirement but shall provide manufacturer's documentation
confirming that no permanent electrical utility connection is required.
e. Operational Certification. The applicant shall provide documentation from the device
manufacturer or drone delivery operator demonstrating that operation of the APLD
is not expected to create harmful interference with communications, navigation
systems, emergency services communications, or Unmanned Aircraft operations.
The Director, or designee, may waive this requirement for a building-mounted device
described in F.3.(Building Permit Required), Subsection c.
Note: This subsection is intended solely to evaluate land use compatibility and
public safety and shall not be construed as regulating aircraft operations or
radio frequency communications.
4. Prohibited locations. No Autonomous Package Loading Device (APLD) shall be placed,
mounted, or installed within any of the following:
a. Any required setback.
b. Any required landscape area or landscape buffer.
c.

Any fire lane or emergency vehicle access route.

d. Any maneuvering aisle, required loading zone, or required parking space.
e. Any public sidewalk, ADA-accessible route, or required means of egress.
f.

Within five (5) feet of any building entrance, exit, emergency exit door, fire
department connection, fire hydrant, or path of travel to a building entrance or exit.

g. Any location that reduces the clear width of any pedestrian route, accessible path,
or means of egress to less than five (5) feet or below the minimum required by the
applicable building or fire code.
h. Any public right-of-way.
i.

Any recorded easement, unless written authorization from the holder of the
easement is provided to the Director, or designee.

j.

Any location determined by the Director, or designee, to create an unreasonable
conflict with one or more site safety factors.

5. Location and site safety. An Autonomous Package Loading Device (APLD) shall be sited
to minimize conflicts with pedestrians, building entrances, drive-through lanes, parking,
and emergency access. The Director, or designee, may require relocation or modification
of an APLD whenever necessary to maintain site safety factors. See Subsection
F.15.(Administrative Adjustments).

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Page 5 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
6.

Location preference. An Autonomous Package Loading Device (APLD) shall be
located in the area between the building and the rear property line. Placement within a
front yard is prohibited. Placement within a side yard may be approved by the Director,
or designee, only upon a determination that placement within the area between the
building and the rear property line is not feasible due to site-specific conditions and
that the side-yard location satisfies all applicable provisions of this section. See
Subsection F.15.(Administrative Adjustments). Corner lot front and side yard
designations shall be determined in accordance with Section 6.102 (Definitions).

7.

Height. An Autonomous Package Loading Device (APLD) shall not exceed fifteen (15)
feet in height, measured from finished grade to the top of the structure, exclusive of
any antenna. See Subsection F.15.(Administrative Adjustments). Antennas and
antenna support structures associated with an APLD shall comply with Section 1.700
(Telecommunications Towers and Antennas).

8.

Separation from drive-through and service facilities. An Autonomous Package Loading
Device (APLD) shall be located a minimum of fifteen (15) feet from any drive-through
lane, order board, pick-up window, or designated truck loading dock, measured from
the nearest point of the APLD to the nearest point of the protected area. This
separation requirement does not apply to a building-mounted APLD. See Subsection
F.15.(Administrative Adjustments).

9.

Building-mounted Autonomous Package Loading Device (APLD). Any Autonomous
Package Loading Device (APLD) attached to a building exterior shall:
a. Not project more than four (4) feet horizontally from the building facade at any
point.
b. Not obstruct any window, required ventilation opening, means of egress,
accessible route, or required egress pathway.
c.

See Subsection F.15.(Administrative Adjustments).

10.

Rooftop access. Any Autonomous Package Loading Device (APLD) installed on a
rooftop shall be screened from public view by a parapet, screen wall, or architectural
element consistent with the building's exterior materials, unless the Director, or
designee. determines that the rooftop location does not create a material visual impact
from adjacent public rights-of-way. A determination under this subsection shall
constitute an administrative adjustment subject to the findings and documentation
requirements of Subsection F.15.(Administrative Adjustments) and shall be retained in
the permit file.

11.

Screening. The Director, or desigee, may require screening when necessary to reduce
visual impacts, minimize pedestrian conflicts, or improve compatibility with adjacent
development. When required, screening shall be architecturally compatible with the
primary building. See Subsection F.15.(Administrative Adjustments).

12.

Residential setback. An Autonomous Package Loading Device (APLD) shall be located
a minimum of one hundred (100) feet from any residentially zoned property, any lot
used for a residential care facility, nursing home, or public park. The measurement
shall be from the outermost edge of the device to the closest property line.

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Page 6 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
13.

Utility connections. Any Autonomous Package Loading Device (APLD) requiring utility
service shall be installed in accordance with all applicable building, electrical, fire, and
utility codes adopted by the City, as amended. Any required utility service shall be
permanently installed and operational prior to activation of the APLD. Temporary or
portable utility connections shall not serve as the permanent source of power for an
APLD. The use of extension cords, cord reels, temporary power services, generators
intended for temporary use, or similar temporary utility connections as a permanent
power source is prohibited.

14.

Backup power generators. Any backup power generator installed to serve an
Autonomous Package Loading Device (APLD) shall comply with Section 3.516
(Accessory Backup Power Generators).

15.

Administrative Adjustments. The Director, or designee, may approve minor
administrative adjustments to the standards contained in Subsections F.5 through F.11
where strict application of those standards would create practical difficulties due to site
design, existing development, or operational characteristics of the primary use,
provided the intent of this section is maintained, public safety is not compromised, and
the Director, or designee, determines that:
1.

The adjustment will not adversely affect public health, safety, or welfare, or any
site safety factor.

2.

The adjustment will not substantially increase impacts on adjacent properties.

3.

The adjustment is consistent with the intent of this section.

4.

The adjustment represents the minimum deviation necessary to address the
site-specific condition.

The Director, or designee, shall document the basis for any approved administrative
adjustment in writing.
Administrative adjustments shall not be permitted from any provision of this section
related to public safety, any site safety factor, or placement within a public right-of-way,
nor can administrative adjustments authorize an increase in the maximum number of
Autonomous Package Loading Devices (APLD) permitted under Subsection
F.2.(Quantity Limit).
16.

Operational Interference. Operation of an Autonomous Package Loading Device
(APLD) shall not create harmful interference with emergency communications,
navigation systems, or Unmanned Aircraft operations. Upon written determination by
the Director, or designee—which may be based in whole or in part on a finding by
another governmental agency having jurisdiction over the subject matter—that harmful
interference exists, operation of the device shall cease until the condition has been
corrected.

17.

Abandonment and removal. An Autonomous Package Loading Device (APLD) that is
no longer associated with an active drone delivery operation, or that has been not
operational for a period exceeding ninety (90) consecutive days, shall be removed by
the owner or operator within sixty (60) days of written notice from the Director, or
designee.

18.

Non-conforming APLDs. Any Autonomous Package Loading Device (APLD) lawfully
installed prior to the effective date of this section that does not conform to these

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Page 7 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
standards shall be considered a legally non-conforming structure. Such nonconforming APLDs shall not be expanded, relocated, or replaced without full
compliance with this section. Normal maintenance and like-for-like replacement shall
not require compliance with this section, provided the replacement APLD does not
increase the height, footprint, or operational clearance of the original installation.
(Ord. No. 5130, § 2(Exh. A), 8-19-24, (Ord. No. ____, § ___, ___-___-2026)

***

PART 6. – DEFINITIONS
***
6-102 - Definitions.

***
Autonomous Package Loading Device (APLD).
Subsection A.(Definitions).

See Part 3, 3-500, Section 3.513. (Drone Delivery).

***
Drone. A Drone is herein defined as an Unmanned Aircraft (UA) without a human pilot onboard used for
commercial package delivery purposes. It is guided by remote control, or flies autonomously using onboard
computers, sensors, and GPS. See Part 3, 3-500, Section 3.513.(Drone Delivery). Subsection
A.(Definitions), for the definition of Unmanned Aircraft (UA).
Drone Delivery—Accessory Use; or Accessory Drone Delivery. A permitted food store, restaurant,
retail store, warehouse/distribution facility, or other permitted commercial use utilizing one (1) or
more Drone Staging Areas, Autonomous Package Loading Devices (APLDs), or a combination
thereof, as an accessory use to facilitate the aerial delivery of commercial goods by Unmanned
Aircraft. This includes any appurtenant buildings, structures, equipment, utilities, and facilities
associated with drone delivery operations.
Drone Delivery Service. A principal use of property involving the operation of one (1) or more Drone
Staging Areas for the launch, landing, docking, charging, storage, dispatch, or recovery of
Unmanned Aircraft used to deliver commercial goods by air. This includes any appurtenant
buildings, structures, equipment, utilities, and facilities associated with drone delivery operations.
Drone Staging Area. See Part 3, 3-500, Section 3.513. (Drone Delivery). Subsection A.(Definitions).

***
Drone Delivery—Accessory Use; or Accessory Drone Delivery: A permitted food store, restaurant, retail store, or
warehouse/distribution facility with one (1) or more designated drone staging areas that are incidental to the primary
use of the property for use by small, unmanned aircraft systems under fifty-five (55) pounds take-off weight to distribute
commercial goods by air. This includes any appurtenant areas used or intended for use for unmanned aircraft system
buildings, structures, and other facilities.
Drone Delivery Service: A primary use of the property with the purpose of operating one (1) or more drone staging
areas for use by unmanned aircraft to deliver commercial goods by air. This includes any appurtenant areas used or
intended for use for unmanned aircraft system buildings, structures, and other facilities.
Drone Staging Area: A designated area over which an unmanned aircraft completes the final phase of the approach,
to a hover or landing, and from which an unmanned aircraft initiates take-off. The drone staging area includes both the

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Page 8 of 9

EXHIBIT A TO ORDINANCE NO. ________; ZTA NO. 2026 – 02.
Appendix C – Mesquite Zoning Ordinance (“MZO”); Amending Part 3, 3.513 – Drone Delivery.
Planning & Zoning Meeting Date: July 13, 2026 | City Council Meeting Date: August 3, 2026
launch pads and any required safety areas, and may include areas for the outdoor storage of goods, materials,
containers, or equipment related to unmanned aircraft systems.

***
Unmanned Aircraft (UA) or Uncrewed Aircraft.
Subsection A.(Definitions).

See Part 3, 3-500, Section 3.513. (Drone Delivery).

***
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