Mitchell planning commission recommends Lakeshore PUD for 25-acre JTZ Properties site, approves annexed senior-living phase

The City of Mitchell Planning Commission voted to recommend changing 25 acres owned by JTZ Properties LLC from Urban Development (UD) to Lakeshore Planned Unit Development (PUD), moving the proposal to the City Council for final action.

The recommendation covers the entire 25-acre PUD; the applicant said Phase 1 will be a senior-living center on Lot 2 (4.65–4.69 acres), a lot that the city annexed on May 19 so it can receive city services. Planning staff told commissioners that only Lot 2 is currently annexed; the remainder remains outside city limits but inside the city—s extraterritorial jurisdiction for zoning review.

The project proponent, Justin TZ, told the commission he bought the property about three years ago and is working with a developer that has built similar facilities in the region. He said the planned first phase would include memory care, assisted living and independent living and "potentially, 56 units." He estimated the project would bring about "40 plus jobs" and described construction and payroll figures as part of his presentation.

Why it matters: the PUD would change what uses are allowed at this site and would let the developer phase additional residential and commercial options across the larger 25-acre area in the future. Several neighbors and one nearby landowner asked the commission to slow the process or to limit permitted uses, saying the PUD language is broad and could allow uses they would not expect adjacent to their property.

Commission discussion and public comment focused on two central points: whether notice to nearby property holders met expectations, and whether the PUD—s list of permitted and conditional uses was too broad. Planning staff told the commission that notices were sent and published as required by state law and local ordinance; staff also said the City has jurisdiction over annexed lots and ETJ properties as described in the packet.

Adjacent property owner Brian Clark said he and his wife own land directly next to the proposed development and that he received a mailed notice. Clark said he bought his acreage because it was in the county and offered a rural buffer; he voiced concern the PUD—s permitted uses could allow strip commercial or other uses he did not expect. "I currently have a million dollars invested in my property," Clark said, and asked the commission to "pump the brakes a little bit" so that affected neighbors could review specifics.

Mayor Jordan Hanson, speaking from the audience as mayor, strongly urged approval, saying the proposal aligns with local development goals and criticizing what he described as selective community support: "Are we for growth or are we not?" He added the project had been discussed with local development partners and published in the local newspaper according to the staff timeline.

Several commissioners said they sympathized with neighbors— desire for clearer limits. Planning staff and a council liaison explained the procedural limit: this commission issues a recommendation on rezoning/PUD language, but the City Council is the body that can alter ordinance language or attach conditions limiting permitted uses. Commissioners discussed whether to condition a recommendation on the specific site plan; staff noted the ordinance sets permitted/conditional uses separate from a particular site plan and that council could adopt limitations at its discretion.

After discussion and public comment, a motion to recommend approval of the Lakeshore PUD as presented passed on roll call. The commission noted that annexation and final ordinance language will be considered at subsequent council readings where neighbors may again comment.

The commission record includes planning staff—s statement that notices were distributed and that Lot 2 has been annexed; the opportunity for the council to limit permitted uses was emphasized repeatedly during the hearing.