Mesquite panel backs rezoning for light‑industrial site that could house a brewery; moves to city council

The Mesquite Planning & Zoning Commission voted 5–2 on June 23 to recommend rezoning the roughly 7‑acre property at 2100 East U.S. Highway 80 to a planned development that would allow light‑industrial uses, including warehouse distribution and a beer production facility with a possible taproom. The application (Z0525‑0397) and a required comprehensive‑plan amendment will be considered by the City Council on Monday, July 21.

Garrett Langford, planning staff, told commissioners the proposal from Simple Development Partners calls for an approximately 96,000‑square‑foot tilt‑wall warehouse and a possible 7,500‑square‑foot restaurant or taproom. The developer said a Dallas‑based brewery is a likely tenant and might occupy about half the larger building. Staff recommended approval with the development standards and exhibits in the packet.

The PD would permit warehouse distribution and limited assembly by right while brewery manufacturing would require a conditional‑use permit tied to the PD. Langford highlighted site constraints: a 60‑foot electrical transmission easement along the east property line, portions of the parcel in the South Mesquite Creek floodplain (city‑owned in large part), and a substandard section of Jane Street that must be reconstructed to city standards (final pavement width shown about 31 feet).

Developer Steven Graham said the project could produce about 40 jobs and represents “more than a $20,000,000 investment.” He said the developer and potential tenant expect 1–2 years after approvals to complete the street work and building construction. Carl Sanford, representing the brewery tenant, said his West Dallas operation is adjacent to housing and has operated without noise complaints; he described brewing emissions as primarily steam and occasional hop aroma, and stated that fermentation and manufacturing would be conducted indoors.

A neighborhood resident, Daniel Martinez, who lives directly across Jane Street, urged commissioners to consider the neighborhood impact. “Is a brewery the most appropriate thing for a neighborhood with children?” Martinez asked, citing worries about increased traffic, noise, and drainage near the creeks that run behind nearby yards.

Commissioners pressed staff and the developer on buffers, screening, signage, setbacks and drainage. Langford said the PD includes landscape buffer and screening requirements along Jane Street and Heritage Trail and that the developer is responsible for site drainage improvements; the project must meet Mesquite’s drainage ordinance and tie in sidewalks where the street is reconstructed. Staff also explained that, under Texas Alcoholic Beverage Commission rules cited by staff, a brewer’s taproom can be allowed subject to separation requirements from churches and schools and the city’s zoning rules.

Commissioner (speaker 3) moved to approve the rezoning and comprehensive plan amendment with staff recommendations and a conditional‑use permit for brewery manufacturing as discussed; Commissioner Walker seconded. The motion passed 5–2. The commission’s recommendation and the PD package will be forwarded to City Council for final action on July 21.

If approved by council, the PD would set development standards (maximum 50‑foot building height, 25‑foot front setback, parking and trailer storage limits, and lighting restrictions) and allow the site to accommodate warehouse distribution and a brewery tenant subject to the CUP conditions. The commission discussion and public comment focused on neighborhood impacts (traffic, noise, children’s safety) and site constraints (floodplain, transmission easement, and the need to reconstruct Jane Street).