Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Light Manufacturing (Encore Wire), Located on the Northeast Corner of Industrial Boulevard and Airport Drive
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: August 25, 2026
DEPARTMENT: Development Services - Planning
CONTACT: Araceli Botello, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, Director of Planning
APPROVAL PROCESS: The action of the Planning and Zoning Commission for the proposed site plan may be appealed to the City Council.
STAFF RECOMMENDATION: Staff recommends approval of the proposed site plan with the following conditions:
1. The applicant receive approval of the following Design Exceptions:
a) Provide an alternative screening device, per Section 206C of the Unified Development Code.
2. The applicant revise the site plan to include all necessary changes per the Fire Marshal's Office.
3. The applicant revise the site plan to include all necessary changes per the Engineering Department.
4. The applicant revise the landscape plan to include all necessary changes per the Planning Department.
Prior to issuance of a building permit:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: June 09, 2026 (Original Application)
July 23, 2026 (Revised Submittal)
August 05, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to expand the existing 244,800 square foot building for warehouse and office use on the approximately 65-acre property, located on North of Industrial Boulevard and on the East Side of Airport Drive.
Typically, site plans can be approved at the staff level; however, the applicant has requested Design Exceptions, which requires consideration by the Planning and Zoning Commission for approval:
Specifically, the applicant has requested to waive the required screening device for all rooftop HVAC equipment.
PLATTING STATUS: The subject property is currently unplatted. A Final plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
Location
Zoning District (Permitted Land Uses)
Existing Land Use
Subject Property
"PD" Planned Development District 2025-05-044 (Industrial Uses)
Light Manufacturing (Encore)
North
"ML" Light Manufacturing District and "AG" Agricultural District (Industrial and Agricultural Uses)
Undeveloped Land
South
"PD" Planned Development District 1680 and "AP" Airport District (Industrial and Airport Uses)
Light Manufacturing (Encore Wire)
East
"AP" Airport District (Industrial and Airport Uses)
Airport (City of McKinney)
West
"PD" Planned Development District 2006-09-101, 1467, 1680 (Industrial Uses)
Light Manufacturing (Encore Wire)
ACCESS/CIRCULATION:
Adjacent Streets:
Airport Drive, 130' Right-of-Way, Principle Arterial
Industrial Boulevard, 100' Right-of-Way, Minor Arterial
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
LOADING SPACES: The applicant has satisfied all but one of the minimum loading space requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
SOLID WASTE CONTAINERS: The sanitation container screening walls will be brick, stone masonry or other architectural masonry finish, including a metal gate, primed and painted, and the sanitation container screening walls, gate, and pad site will be constructed in accordance with the City of McKinney Design Specifications. The applicant has provided the required notation on the proposed site plan.
LANDSCAPING REQUIREMENTS: The applicant is required to satisfy all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code.
SCREENING REQUIREMENTS: The applicant has properly screened the sanitation container and has satisfied the minimum requirements as specified in Section 206C (Screening of the Unified Development Code).
The applicant has requested a design exception from providing the required screening device for all mechanical, heating, and air conditioning equipment (HVAC) from the public right-of-way and from adjacent residential properties. Section 206C requires that all non-residential developments provide a screening device when located adjacent where HVAC equipment is visible from a public-right of way. This section allows applicants to request a Design Exception to provide an alternate screening device or no screening device. The Planning and Zoning Commission may approve a request for a Design Exception if they find that:
I. There is a compelling reason why the existing standard cannot be satisfied;
II. The Design Exception will not have an adverse impact on adjacent existing or future developments;
III. The Design Exception will not have an adverse impact on the public health, safety, and general welfare;
IV. The Design Exception is not proposed to reduce financial costs or serve as a convenience to the applicant; and
V. The Design Exception complies with all additional standards outlined in the specific section from which the Design Exception originates.
Due to the size of the proposed building and type of rooftop equipment necessary, strict application of the screening requirement would require a nearly 5' tall parapet, to the extent that screening on this scale is not practical and unduly burdensome to the applicant. As such, staff recommend approval of this design exception.
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Chapter 58 (Lighting and Glare Regulations) of the City of McKinney Code of Ordinances. The applicant has provided the required notation stating that the lighting will be in conformance to the requirements of the City of McKinney Code of Ordinances on the site plan.
ARCHITECTURAL STANDARDS The applicant will be responsible for meeting all applicable requirements of Section 206F (Architectural Standards) of the Unified Development Code. Architectural building elevations are subject to review and approval by the Chief Building Official, prior to issuance of a building permit.
The purpose of the architectural standards is to set minimum standards for the appearance of non-residential and multi-family buildings and corresponding site elements, which are recognized as enhancing property values and are in the interest of the general welfare of the City of McKinney. The standards are intended to serve as a baseline for the minimum design expectations of the City. These standards are not intended to prohibit architectural innovation nor are they intended to mandate specific architectural styles and concepts. Rather, they are intended to provide for development of enduring quality that provides visual character and interest.
Fa?ade Plan Appeals state that the Planning and Zoning Commission shall consider the following factors in determining the extent of any exception to be granted:
1. The extent to which the application meets other specific standards of this ordinance;
2. The extent to which the application meets the spirit and intent of this chapter through the use of building materials, colors, and fa?ade design to create a building of exceptional quality and appearance;
3. The positive or negative impact of the proposed project on surrounding property use and property values, in comparison to the expected impact of a project which could be built in conformance with the standards of this ordinance;
4. The extent to which the proposed project accomplishes City goals as stated in the Comprehensive Plan or other approved documents; and
5. Convenience to the applicant and/or reasons related to economic hardship shall not be grounds for approval of an application.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has submitted a tree survey, subject to review and approval of the City's Landscape Architect.
PUBLIC IMPROVEMENTS:
Sidewalks:
Required along Airport Drive and future Right of Way
Hike and Bike Trails:
Not Required
Road Improvements:
All road improvements are necessary for this development, and as determined by the City Engineer
Utilities:
All utilities necessary for this development, and as determined by the City Engineer
Discussion: Under the requirements of the Subdivision Ordinance, the applicant will be required to construct all necessary public improvements prior to filing the accompanying plat, unless otherwise specified in an approved facilities agreement.
DRAINAGE: The applicant will be responsible for all drainage associated with the subject property, and for compliance with the Storm Water Ordinance, which may require on-site detention. Grading and drainage plans are subject to review and approval by the City Engineer, prior to the issuance of a building permit.
FEES:
Roadway Impact Fees:
Applicable (Ordinance No. 2020-12-091)
Utility Impact Fees:
Applicable (Ordinance No. 2020-12-092)
Median Landscape Fees:
Not Applicable
Park Land Dedication Fees:
Not Applicable
Pro-Rata:
As determined by the City Engineer
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 or Commission.