Mesquite planning commission recommends conditional use permit for Uptown Cheapskate at Market East

The Mesquite Planning and Zoning Commission on May 27, 2025 voted 7-0 to recommend that City Council approve a conditional use permit for Uptown Cheapskate to operate a used-clothing store at 1645 North Towneys Boulevard (Unit 503) in the Market East shopping area.

City staff presented the application (Z0425-0393) and recommended approval with conditions intended to preserve the retail appearance of the Terra Overlay District. “Staff does recommend approval of a conditional use permit to allow used clothing…with a few stipulations,” said T. R. Clark, the city staff planner, noting limits on merchandise types and a prohibition on outdoor displays. Clark told commissioners that the ordinance includes 10 standards that should guide the commission’s recommendation.

Applicant John Droblin, a franchisee, described Uptown Cheapskate’s standardized, upscale retail model and operations. “We keep the store brand consistent across all locations, with very structured layouts,” Droblin said, explaining the chain’s approach to merchandising and the buy-counter process. He said roughly 80% of inventory at a typical location is purchased from the public, with 10–20% potentially new merchandise supplied through corporate channels. Droblin added the proposed store would feature accessories such as shoes and jewelry, avoid perfume and other hard-goods, and would use an authentication service for high-end items.

On operations, Droblin said most goods are presorted and processed in backroom storage and that the stores do not launder or press clothing before placing items for sale; shoes receive limited tidying. He estimated an average store of this size will employ roughly 15–25 full-time-equivalent staff and described a high-volume sales model.

Commissioners asked about inventory types, hours and enforcement of CUP conditions. Clark explained that Mesquite’s ordinance treats used-merchandise stores as conditional uses in this overlay district and that the city enforces conditions through spot checks and by responding to complaints submitted via the My Mesquite app; violations of the permit conditions can be grounds for revocation. No members of the public spoke during the hearing.

After discussion, the commission moved to recommend approval of Z0425-0393 with the staff-recommended stipulations; the motion passed 7-0. The chair announced the matter will be considered by City Council on Monday, June 16. The meeting then proceeded to a director’s report and was adjourned.

What happens next: City Council will review the Planning and Zoning Commission’s recommendation at its June 16 meeting; any final permit approval or additional conditions would be decided by the council.