Mesquite planners approve 38-acre PD rezoning for JPI apartments; case moves to city council

The Mesquite Planning and Zoning Commission on Feb. 10 approved a planned-development rezoning that would allow a multifamily development and related uses on about 38 acres at 23701 Interstate 635. The commission voted 7-0 to recommend approval of Z1024-0372 with exhibits A–D and the staff recommendations; the application will be forwarded to city council for consideration on Feb. 17, 2025.

Garrett Langford, Planning and Zoning Division staff, presented the application and the staff report. He said the rezoning would create a PD with four tracks: Track A (planned-development light commercial, with the property owner seeking to retain self-storage as an allowed use), Track B and C (multifamily), and Track D (single-family). The parcel is currently subject to an existing PD ordinance (Ordinance No. 2434) adopted in 1987; the proposed amendment updates uses and establishes a concept plan for Track B where the developer proposes the apartments.

Maxwell Fisher, representing applicant JPI and speaking for Zone Dev, described the concept plan for Track B as four buildings, up to four stories, totaling 313 dwelling units (about 21 units per acre on the portion JPI would develop). "We are improving the PD ordinance by this amendment, cleaning it up, kind of setting forth the appropriate uses," Fisher said, adding that 152 of the 313 units would be two‑bedroom units and that the applicant expects JPI to own the development for at least 15 years.

Langford and Fisher addressed a range of practical issues raised by commissioners and neighbors: the site contains a FEMA floodplain and a drainage corridor that limits developable area; the developer requested several modifications to multifamily standards to make the project feasible, including a request to allow up to 60% of the required on‑site open space to be located within the floodplain; a reduction in the minimum one‑bedroom unit size from 725 to 660 square feet; and flexibility on front-yard tree placement (from 50% to 15% in certain locations). The PD would also allow a four‑story building (a maximum height of 65 feet is included in the proposed PD), with staff noting development standards that limit height near existing single‑family neighborhoods (three‑story limits within specified setbacks) and identifying Building A as the one requested for a four‑story exception.

Traffic and school impacts were discussed. Langford said a traffic impact analysis had been submitted and is under review by the city’s public works/traffic engineering staff; some recommended improvements would fall within the adjacent city’s (Balch Springs) jurisdiction and would require coordination. A school impact analysis prepared for the developer estimated student generation across McCorley Elementary, Fraser Middle School and West Mesquite High School attendance zones; the Mesquite Independent School District (MISD) had received the report and had not submitted formal comments at the time of the hearing.

Neighbors and an adjacent resident raised concerns about drainage, trees in the wooded floodplain, homeless encampments in the wooded area, foundation issues for nearby homes, and highway noise. Maxwell Fisher said the floodplain and tree line will largely be preserved and that removing encampments had already been coordinated with the seller and landowner. Fisher also said the project would include gated access, security cameras, a proportion of covered parking (more than the minimum required) and several EV charging spaces; he indicated the apartments would be all‑electric. Fisher told the commission the project is expected to qualify as an affordable development and that Mesquite Housing Finance has an agreement in place to assist with financing and structure.

Commission discussion included clarifying the PD exhibits, confirming that resident access to interior neighborhood streets would be blocked (access to the apartments would be from Dean Street to Lake June Road, with a secondary gate for emergency access only), and confirming that the owner of Track A (the commercial tract) intends to retain self‑storage as an allowed use. The commission made a motion to approve Z1024-0372 with the exhibits and staff recommendations; Commissioner Mainland made the motion and the second was recorded from the vice chair. Commissioners voted 7-0 to approve the recommendation and forward the ordinance to city council on Feb. 17, 2025.

The staff packet and the PD exhibits filed with the case contain the detailed modification requests and the traffic and school studies referenced at the hearing.