Mesquite staff outlines new downtown special zoning district to preserve character and ease development

Mesquite Planning and Development Director Adam Bailey briefed the City Council on July 7 on a proposed special zoning district for Downtown Mesquite intended to preserve the area’s historic character while encouraging a compact, walkable mix of uses. The proposal would create three subdistricts—a core, mixed‑use zone and an edge buffer—and a separate downtown use table tailored to downtown parcels.

Bailey said the new district “would establish new subdistricts, the core, the mixed use, and the edge, and each of those subdistricts would be tailored specifically for that area.” He told the council the proposal is aimed at preserving Downtown Mesquite’s historic center while encouraging more compact development that is walkable day and night.

City staff emphasized what the ordinance would not do: it would not change citywide zoning outside downtown, would not automatically allow all uses by right (many uses would still require site‑plan review, certificates of occupancy or conditional use permits), and it would not require minimum parking spaces in the core. Bailey explained the parking change was intended to address a recurring development obstacle: “we've lost some businesses because of parking requirements,” he said, noting the core area dates from the 1880s when automobiles were not a factor.

Bailey said the proposed map centers on City Hall and spans roughly from Galloway north‑south and Military/Davis east‑west. The green core would support small businesses and events; the blue mixed‑use areas would encourage walkable development; and the pink edge would act as a transition to surrounding neighborhoods. Yellow parcels on the map are existing planned developments that would retain current zoning.

On nonconforming uses, Bailey said existing nonconforming businesses could remain but would not be allowed to expand. He described a six‑month window linked to transfer of occupancy: a purchaser would have six months to apply for a new certificate of occupancy or to place the application in the queue in order to preserve a nonconforming use after a sale; if a use remains vacant for six months it would lose the nonconforming status.

Bailey reviewed outreach to date: an initial open house in December, farmers‑market tables and a Corner Theater open house attended by about 20–22 people in late June, and a virtual open house scheduled for July 10. He said the project is tentatively scheduled for the Planning & Zoning Commission on July 28 and for council first reading on Aug. 18. Staff will compile public comments, produce a summary, do technical edits with legal review and prepare a site‑specific compatibility analysis before returning to commission and council.

The director told council that the drafting effort is substantial and that the ordinance package could be 100 pages or more once cross‑references to other city code sections are included. He urged the council and public to focus on the high‑level framework before release of the full draft and offered to provide a memo summarizing input received at outreach events.

Bailey closed by offering to answer council questions and by reiterating that the ordinance is intended to balance revitalization with preservation of downtown character. Council members asked for the outreach summaries and raised questions about timing and specific use restrictions; Bailey said staff would provide a written summary of comments and continue outreach.