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Consider public testimony regarding, and an ordinance rezoning 23.43 acres located near McNeil Road and adjacent to S. IH 35 Frontage Road from LI (Light Industrial) and SF-2 (Single Family - Standard Lot) zoning districts to the PUD (Planned Unit Development) No. 160 zoning district. (Second Reading)
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Request: The applicant, 2P Consultants on behalf of owner C-A Holdings, Inc, and developer AiRCO Mechanical, has requested Planned Unit Development (PUD) zoning for the 23.43-acre tract to support the expansion of an existing light industrial development, including warehousing and light manufacturing uses.
Comprehensive Plan and Zoning: The 2030 Future Land Use Map (FLUM) designates different parts of the subject property for Residential, Employment Center, Industrial, and Commercial uses. The proposed Planned Unit Development (PUD) would refine and consolidate these designations by identifying Industrial as the appropriate land use for the tract. The Industrial land use category applies to tracts intended for manufacturing, production, processing of goods, and warehousing activities.
A PUD functions as a customized zoning district that allows a property to develop under development standards that are tailored to the specific site and proposal rather than a single base zoning category that applies a one-size-fits-all approach to development. Because a PUD establishes specific land uses, development standards, and design criteria, its adoption effectively serves as an amendment to the FLUM for the subject property.
The PUD proposes uses consistent with the Industrial land use designation and applies the Light Industrial (LI) zoning district as the base zoning district, but with several use restrictions. The LI district supports uses such as office/warehouse, light industrial services, manufacturing, and assembly. To address the adjacent single-family development to the south, the PUD includes enhanced compatibility buffers and landscaping standards that exceed those required in the base LI zoning district.
Traffic, Access, and Roads: The site currently has direct access to the South IH 35 frontage road, as shown on the Concept Plan (Exhibit B). Any additional points of access to the public right of way will be evaluated and finalized at the time of the Site Development Permit. No driveways or other vehicular connections are proposed to come through the adjacent neighborhood. All development will be subject to the Roadway Impact Fee regulations, which will be assessed at the time of application for a building permit.
Proposed PUD (Planned Unit Development) zoning:
The PUD supports light industrial uses with substantial use limitations and development standards above and beyond those required in the base LI (Light Industrial) zoning district:
• Uses that are permitted in the Light Industrial district but which are prohibited on the PUD include outdoor shooting and archery ranges, self-storage, waste-related services, and auto body, painting, and repair shops.
• An increase in the required landscape compatibility buffer width from 8 feet (base code) to 25 feet along the residential property boundary to the south.
• A minimum of two rows of evergreen tree plantings in the landscape buffer.
• Restricts any other uses within the landscape buffer such as parking and stormwater detention.
• Prohibits loading docks along the southern property line.
At its December 17, 2025 meeting, the Planning and Zoning Commission recommended approval of the proposed PUD by a vote of 6-0. Three commissioners were absent. There was one public speaker who lives adjacent to the property who raised concerns regarding noise, debris piles, and premature tree removal.
Following City Council first reading on January 22, 2026, staff met with the applicant to address residential compatibility and operational concerns along the southern property line. The PUD has been revised to incorporate the following changes as a result of that meeting:
• Building setback: removed the optional 80-foot building setback and now requires a 100-foot building setback along the southern property line adjacent to single-family homes.
• Compatibility fence: removed the option for a 6-foot tall fence and mandated an 8-foot tall fence. Also added pre-cast concrete panel as a permissible material for the fence to match existing fencing on the property.
• Parking and vehicular movement: revised language to clarify permitted vehicle types within the southern building setback. Parking is limited to passenger vehicles and cargo vans. Semi-truck and tractor-trailer traffic, parking, and idling are prohibited adjacent to the residential property line.
• Lighting standards: clarified lighting requirements along the southern property line and established a maximum illumination level of 0.0 foot-candles at the residential boundary.
• Refuse areas: added a restriction prohibiting dumpsters, trash receptacles, and refuse storage containers within 100 feet of the southern property line.