Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Allow for Industrial Uses and to Modify the Development Standards, Located on the Northeast Corner of Industrial Boulevard and Airport Drive
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1.1: Provide a strong city economy by facilitating a balance between industrial, commercial, residential and open space)
MEETING DATE: November 10, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Lucas Raley, AICP, CNU-A, CFM, Director of Planning
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the December 1, 2026 meeting.
RECOMMENDED PLANING AND ZONING COMMISSION ACTION:
Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following:
a. The subject property shall develop in accordance with the attached development regulations.
ITEM SUMMARY: The applicant requests to rezone approximately 200 acres of land, generally for Industrial uses for the Encore Wire Corporation. More Specifically, the proposed rezoning request modifies the development standards for number of towers, tower height, tower footprint, loading bays, and screening, typically required for industrial uses.
BACKGROUND INFORMATION:
APPLICATION SUBMITTAL DATE: October 26, 2026 (Original Application)
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development Ordinance 2025-05-044 (Industrial Uses) |
Undeveloped Land |
|
North |
“LI” - Light Industrial District, “AG” Agricultural District, and “AP” Airport District (Industrial, Park, and Airport uses) |
Undeveloped Land and City Park Land |
|
South |
“ML” - Light Manufacturing District and “AP” Airport District (Industrial, Manufacturing, and Airport uses) |
Amazon Facility and McKinney National Airport |
|
East |
“AP” - Airport District (Airport Uses) |
McKinney National Airport |
|
West |
“PD” - Planned Development Ordinance 1467, 1680, 1998-01-03, 2001-12-133, and 2006-09-101 (Industrial Use) |
Encore Wire Industrial Facilities |
PROPOSED ZONING: The applicant requests to rezone approximately 200 acres to accommodate industrial uses with modified development standards. The purpose of the rezoning is to support the new development of Encore Wire industrial facilities.
More detailed information regarding the requested development standard modifications is outlined in the following sections.
Uses
• While the property is currently zoned PD, which allows industrial uses, the applicant is proposing to increase the number of industrial manufacturing towers on the site from two to six. The applicant indicates that the additional towers are necessary to expand high-capacity production through the installation of new operational equipment. No other changes to the permitted uses are being proposed.
• Staff find that the proposed industrial uses, including the manufacturing towers, are compatible with the surrounding manufacturing, warehouse, and aviation-related operations. The proposed development is consistent with the area's established industrial character and is not anticipated to negatively impact the surrounding properties.
Height and Building Area
• The applicant is proposing to increase the maximum height of the industrial manufacturing towers from 105 feet to 115 feet and the combined tower footprint from 55,500 square feet to 65,000 square feet. This represents a 10-foot increase in height and a 9,500-square-foot increase in tower footprint compared to the existing PD ordinance.
• Staff is comfortable with the proposed increases in tower footprint and height, as the protective measures incorporated into the PD regulations provide safeguards for adjacent properties. These measures include setback requirements from property lines, residential uses, and rights-of-way.
Loading Bays
• The applicant is proposing to eliminate the requirement that loading bay doors be oriented away from residential uses or residential zoning districts.
• Staff is comfortable with the request, as the property is not located adjacent to residential uses or zoning districts. Additionally, any loading bays oriented toward a right-of-way would remain subject to the screening requirements of the Unified Development Code (UDC).
Screening
• The applicant is proposing to eliminate the screening requirements for roof-mounted mechanical equipment, including heating, ventilation, and air conditioning (HVAC) equipment.
• Staff is comfortable with the request, as the property is located within an industrial zoning district, does not have any residential adjacency, and the proposed change is consistent with similar existing developments.
Staff is supportive of the proposed development standards and industrial uses as it aligns with the intent of the Business and Aviation District (from the ONE McKinney 2040 Comprehensive Plan). The proposed request aligns with the district’s intent to support companies primarily engaged in manufacturing and warehousing, along with complementary office, light industrial, and flex space uses, all within proximity to McKinney National Airport. As such, Staff recommends approval of the request.
CONFORMANCE TO THE ONE MCKINNEY 2040 COMPREHENSIVE PLAN: A key aspect of the ONE McKinney 2040 Comprehensive Plan is to provide direction related to desired development patterns in the city and to inform decisions related to the timing and phasing of future infrastructure investments. To assist in guiding these decisions, the plan includes a set of Guiding Principles that provide overall guidance and a Preferred Scenario and Land Use Diagram that illustrates the desired development patterns in the city. The Preferred Scenario and Land Use Diagram are built upon a series of distinctive districts, each with a specific purpose, focus and market. Each district consists of a mix of placetypes that identify the predominate land uses and desired pattern of development for the district.
• Guiding Principles:
The proposed rezoning request is generally in conformance with the Guiding Principle of “Diversity (Supporting our Economy and People)” established by the Comprehensive Plan. In particular, the proposed request has the potential to provide “Diverse economic engines…broaden the tax base and make the city’s economy more adaptable and resilient.”
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Business and Aviation District and is designated as the Aviation placetype.
The Aviation placetype emphasizes employment types and uses that are related to aviation. Proximity to airports is essential for the purpose of transportation needs and logistics. Aviation uses can range in scale and intensity and provide a variety of employment types. Large low-profile buildings and hangars may be seen in Aviation areas but also shops and aviation office services.
• Land Use Diagram Compatibility:
When considering land use decisions, the City should determine that a project aligns with the Land Use Diagram and/or meets a majority of the plan’s established criteria to be considered compatible with the Land Use Diagram. While the proposed zoning request does not strictly conform to the Aviation placetype, it supports the strategic goals of preserving the business-focused character of the region, particularly its access to major roadways, diverse economic base, and emphasis on a stronger jobs-housing balance within the Business and Aviation district. The request aims to provide substantial areas for industrial development, which is consistent with the area's established industrial character and compatible with surrounding properties.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. As part of the Planning and Zoning Commission Public Hearing(s), Staff has not received any citizen comments through the online citizen portal.
FINANCIAL SUMMARY: N/A