Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District and “AG” Agricultural 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, and Accompanying Ordinance
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong city economy by facilitating a balance between industrial, commercial, residential, and open space)
MEETING DATE: May 20, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Hayley Angel, AICP, Interim Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Araceli Botello, CNU-A, Planner II
RECOMMENDED CITY COUNCIL 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 special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: March 24, 2025 (Original Application)
March 31, 2025 (Revised Submittal)
April 11, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 200 acres of land, generally to allow for Industrial uses for the Encore Wire Corporation. As part of the rezoning request, the applicant proposes to modify the development standards for height, loading bay setback, and building material, typically required for industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District No. Ordinance 1680 and 1898 and “AG” Agricultural District (Industrial and Agricultural Uses) |
Vacant Land |
|
North |
“LI” - Light Industrial District, “AG” Agricultural District, and “AP” Airport District (Industrial, Park, and Airport uses) |
Vacant 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 District No. Ordinance 1467, 1680, 1998-01-03, 2001-12-133, and 2006-09-101 (Industrial Use) |
Encore Wire Industrial Facilities |
PROPOSED ZONING: The applicant is requesting 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.
The proposed site will support the expansion of Encore Wire’s industrial operations, including the development of advanced manufacturing facilities and industrial towers. The applicant is also seeking modifications to certain development standards to accommodate the necessary operational and logistical needs of a high-capacity production oriented industrial campus.
More detailed information regarding the proposed land use, site planning, and requested development standard modifications is outlined in the following sections.
Uses
o While the property is zoned “PD” - Planned Development District and allows for Industrial use, the applicant is proposing to rezone the property to a "PD" - Planned Development District to increase the height and allow for the inclusion of two industrial manufacturing tower onsite. The current Planned Development Ordinance regulations does not allow for the required height or provide specific regulations to allow for an industrial manufacturing tower. The applicant has noted that the towers are necessary to expand high-capacity production through new operational equipment. A full list of the proposed uses for the property can be found in the proposed development standards.
o Staff notes that the property is adjacent to similar uses, including manufacturing, warehouse, and aviation-related activities. Notably, there are no residential uses or residential zoning districts immediately adjacent to or near the property. The Business and Aviation District is the only district within the Comprehensive Plan where the development of additional residential units is neither planned nor encouraged.
o Staff find that the proposed industrial uses, including manufacturing towers, are compatible with the surrounding manufacturing, warehouse, and aviation-related operations. The development aligns with the area’s established character and is not expected to have a negative impact on the area.
Height
o The applicant is proposing a development that includes a primary building with a maximum height of 55’, along with two industrial manufacturing towers each reaching up to a 105’ in maximum height.
o To ensure the project fits within the entirely industrial, non-residential area, the applicant is also proposing significant setbacks: a 50’ front setback along Airport Drive and Industrial Boulevard, which exceeds the 20’ minimum required by the Unified Development Code (UDC), and a 300’ setback from all property lines for the industrial towers.
o Staff is comfortable with the proposed building and tower height, as the protective measures incorporated within the PD regulations effectively safeguard adjacent properties. These regulations closely align with the height allowances of the existing PD ordinance, while ensuring appropriate transitions in height and setbacks to minimize potential impacts on neighboring areas.
Loading Bays
o The applicant is proposing for loading bays to be set back 50’ from an adjacent public street or front property line, instead of the typical 75’.
o Staff is comfortable with the request as these bays are proposed to be oriented away from the public right-of-way, shielding them from public view and mitigating any potential negative visual or operational impacts.
Architectural Standards
o The applicant is proposing to utilize architecturally finished concrete tilt wall in lieu of masonry as prescribed in the current PD Ordinance 1680 and in the Historically Significant Area Overlay.
o Staff is comfortable with a modification of architecturally finished concrete tilt wall as this will blend in with the existing Encore Wire development. Staff have no objection to the request to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior.
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 non-residential uses
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of approximately $3,854,771 for the 200-acre property and should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff have received no letters of support with 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 or Commission. As part of the Planning and Zoning Commission Public Hearing, Staff have not received any comments through the online comment portal.
BOARD OR COMMISSION RECOMMENDATION: On April 22, 2025, the Planning and Zoning Commission voted 7-0-0 to close the public hearing and table the item indefinitely.
On May 6, 2025, the City Council voted 7-0-0 to close the public hearing and table the item indefinitely.
On May 13, 2025, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning.