Planning commission backs JPI amendment for 3‑building multifamily project at Windbell Circle

The Mesquite Planning and Zoning Commission recommended approval of amendments to a planned development ordinance to allow a three‑building, four‑story multifamily project by JPI Development at Windbell Circle, with staff stipulations and a unanimous 6–0 vote.

Garrett Langford of the Planning Department presented the application, saying the developer seeks to amend Planned Development No. 5,110 for the properties at 9010 Windbell Circle to modify development standards and update the concept plan. Langford said the proposed development remains consistent with the city’s future land‑use designation for high‑density residential, while noting changes required after consultation with the fire marshal to reroute a fire lane for emergency access.

Langford explained proposed changes to the unit mix and development standards: the PD’s density remains 25 units per acre (and state law limits local regulation of multifamily to no less than 36 units per acre), the minimum share of one‑bedroom units would be reduced from 60% to 25%, the allowable two‑bedroom share would increase up to 55%, and the PD would permit up to 35% three‑bedroom units with no four‑bedroom units allowed. He also said the concept plan shows three buildings at four stories and noted an updated parking count of roughly 552 off‑street spaces and a reduction in open space from about 112,000 to 90,000 square feet.

Carsten Lowe, development manager for JPI, told the commission the company anticipates roughly 291 units in the most recent plan and described planned amenities including a resort‑style pool, fitness center, dog parks, walking trails and gated access. "Our most recent iteration of the site plan is actually 291 units," Lowe said, and added the mix was adjusted to conform with state financing program rules and council preferences.

Commissioners asked whether a crosswalk or traffic controls could be added near the clubhouse entrance to improve safety for children walking to adjacent schools; Langford said traffic engineering, public works and the fire marshal would evaluate crosswalk location as the project proceeds through site plan review and that the commission could recommend a preferred crosswalk location but that stop signs are generally not a zoning condition. Commissioners also asked about school impacts; Langford said a school impact letter was provided to Mesquite ISD and he identified the likely attendance zones (including Wilkerson and Mesquite High School) though he said he did not have the attendance‑zone letter in front of him.

Carsten Lowe said JPI will evaluate traffic recommendations in the traffic impact analysis and reiterated commitments to security, cameras and planning for EV conduit to support future charging. No members of the public spoke on the item. A commissioner moved to approve the PD amendment with staff recommendations; the motion passed 6–0.

The commission recommended approval subject to updating Exhibits B and C with the proposed language and concept plan and forwarded the item to city council for final action.