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Commission recommends raising I‑1 height cap to 150 feet along I‑10 corridor to attract industrial users
Summary
The commission voted to forward a draft ordinance that would raise the maximum principal building height in the I‑1 (light industrial) zone from 45 feet to 150 feet along the I‑10 corridor, citing automated storage systems and modern industrial trends.
The Cibolo Planning & Zoning Commission recommended that City Council consider an amendment to the 2024 Unified Development Code to increase the maximum building height in the I‑1 (light industrial) zoning district — specifically along the I‑10 corridor south of Bolton Road — from 45 feet to 150 feet.
Staff told the commission the change is targeted to encourage modern distribution and manufacturing facilities that use tall automated storage and retrieval systems (ASRS), overhead cranes and other equipment that require greater clear heights than older industrial buildings. Staff noted neighboring jurisdictions have increased industrial height ceilings to remain competitive for high‑value industrial tenants. A presentation showed examples of ASRS and explained that some of those systems can exceed 100 feet in vertical height.
Commissioners discussed the practical implications. Commissioner Hines asked whether the ordinance applies to roofline features, mechanical equipment, tanks or other appurtenances; staff answered that the ordinance is intended to provide flexibility for those taller internal volumes and associated equipment, not to broadly change building massing across all industrial properties. Commissioners also debated the geographic scope: the draft limits the increase to I‑1 properties along the I‑10 corridor south of Bolton Road; several commissioners favored keeping that narrower scope to avoid encroaching on agricultural or residential areas.
There was discussion of whether an executive session with the city attorney would be needed to review legal implications; staff said an executive session was available if commissioners wanted additional information, but the commission indicated they had sufficient information and moved forward without an attorney session.
At the end of the item the commission voted to forward item 8b — the I‑1 height amendment for the I‑10 corridor — to City Council as written. Commissioners and staff emphasized the change is intended to be narrowly applied to industrially designated corridors and that any property not already zoned I‑1 would still require rezoning and the usual public‑process steps to change use.
The motion to recommend approval passed on a roll call vote.
