Plano planning staff map 'heavy industrial' sites under Texas SB 840; commission tells staff to base designations on land use

The Plano Planning & Zoning Commission on Dec. 15, 2025, told city staff to base its map of "heavy industrial uses" under Texas Senate Bill 840 on current land use rather than on zoning classifications, after a staff presentation identified several in‑city and nearby sites whose 1,000‑foot buffers could affect future multifamily development.

Justin Cozart, a planner in Plano’s Heritage and Information Division, presented an updated city map and asked the commission for direction. "Tonight, I'm providing an update to the commission on the map that was provided by the city, of heavy industrial uses in relation to Senate Bill 840," Cozart said. He told commissioners the map—first provided to the commission Aug. 6—was compiled using TCEQ and EPA data, complaint records and a follow‑up analysis of areas within 1,000 feet of Plano's corporate limits.

Staff highlighted two concrete and asphalt mixing plants in neighboring Frisco whose 1,000‑foot buffers extend into Plano, and three potential in‑city sites identified by the city as likely heavy industrial uses, including concrete batching plants and a recycling center. Cozart summarized the city's question to the commission: should staff apply a blanket land‑use classification (for example, treating all transfer stations or concrete plants as heavy industrial uses for SB 840) or evaluate each site case‑by‑case when development proposals arise?

Commissioners debated practicality, resident protection and enforceability. "I think we do need to be very cautious and very respectful of our citizens in including and, labeling the heavy industrial areas," said Commissioner Bronski, urging care so residents and businesses know what to expect. Commissioner Brunoff expressed concern about protecting current lawful uses: "I don't wanna see a current property owner who's carrying on a presently lawful use disadvantaged by defining his use out of his zoning," he said. Staff replied that the classification would not change a site's zoning or existing lawful operations; rather, it would limit whether adjacent properties would have a by‑right entitlement for multifamily development under SB 840.

Commissioner Tong recommended setting measurable noise thresholds for future classifications; Cozart said the city does not have a decibel threshold now and that SB 840's definition is driven by the character of an ongoing use (storage, processing or manufacturing with noxious odors, noise or hazardous conditions), not by isolated construction noise. A staff member noted the Board of Adjustment provides an appeal route for property owners who dispute a staff classification.

By the meeting's close commissioners expressed consensus on a starting approach. The presiding officer summarized the commission's direction: "Go by the land use, not the zoning," and staff said it will continue to track land uses and apply the SB 840 definition in pre‑application reviews, refine the map as new cases or complaints arise, and allow appeals or zoning cases where property owners or developers seek relief. The commission did not take a formal ordinance vote on the mapping at this meeting.

Next steps: staff will maintain the map, incorporate the commission's direction to use land use as the primary basis for SB 840 designations, and bring further recommendations to the commission if ordinance language or a formal adoption step is proposed.