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Commission backs rezoning of 2012–2022 Jones Street to C-3, sending recommendation to City Council
Summary
Planning commissioners voted to recommend rezoning Lots 7–14 (2012–2022 Jones Street) from R-4 to C-3 to allow a commercial truck-accessories business to relocate; the applicant cited floodplain permitting concerns and said operations are contained inside a vented spray booth.
The St. Joseph Planning Commission voted to recommend that City Council rezone Lots 7 through 14 (2012–2022 Jones Street) from R-4 (apartment/residential) to C-3 (commercial), advancing a proposal submitted by Forquotings LLC that would allow a truck-accessories and bed-lining business to relocate to the site.
Staff described the request as an effort to square existing C-3 zoning along the Frederick corridor with property lines; they noted the east end of the property includes a floodplain that will be addressed in permitting for any building. Staff said the future land use plan identifies the location as a boundary between medium-density residential and neighborhood commercial and recommended approval.
Nathan Goff, who identified himself as the owner/operator of Tough Trucks and the purchaser of the Jones Street property, said he invested money expecting the rezoning to be approved and later discovered floodplain constraints. He told commissioners his work (spray-in bed liners, truck accessories and potential camper roof work) is performed inside a vented spray booth, that residues are controlled and that he does not plan open storage other than a dumpster and customer parking.
Commissioners questioned whether specific automotive repairs would be allowed by right in C-3 and noted heavier mechanical work could require a conditional use permit; staff said C-3 includes defined categories (light, medium and heavy automotive), that some heavier work may require conditional-use review, and that setbacks, landscaping or privacy fencing could be required adjacent to residential properties.
A motion to recommend approval passed by majority vote. Staff emphasized that the Planning Commission’s action is a recommendation and that City Council will hold the first reading where both the applicant and opponents can present additional information.
Claim recorded in the public comment: Nathan Goff told the commission his landlord raised his rent after a nearby employer (he named Parker Hannifin) threatened to leave if it could not expand; that allegation was presented by the applicant and not separately corroborated during the meeting.
