Planning Commission approves rezoning at 3909 South Fortieth Terrace to allow 4-story hotel

The City of Saint Joseph Planning Commission voted to approve a request to rezone 3909 South Fortieth Terrace from M-1 (Light Manufacturing) to C-3 (Commercial), a change applicants say will allow construction of a four-story, 90-suite hotel.

Staff presented the request and recommended approval, telling commissioners the site is close to major transportation connections and nearby restaurants. "This is a request to rezone, 3909 South Fortieth, away from light manufacturing to C 3," staff said during the meeting and noted additional applicant images had been provided late and placed at commissioners' seats.

Ray Sisson, who said he was representing property owners David and Teresa Gatch, told the commission the developer bought the franchise rights and that the group has experience with similar projects. "We represented the hotel people when they built the new My Place hotel up in North Of The River," Sisson said, adding the location near a Dairy Queen and San Jose Steakhouse made the site attractive. He described the planned building as "a 4 story, 90 unit suites type hotel."

Owner David Gatch said the parcel is roughly 2.42 acres and cited strong local hotel occupancy as part of the rationale for locating a new motel there. "Feasibility study,—well, understand there's 85% occupancy in Saint Joe," Gatch said, describing market demand as a factor in the selection.

Nearby Purina Animal Nutrition manager Nick Hotman spoke in opposition on behalf of his plant at 4225 South U.S. Highway 169, saying the proposed hotel use would not be consistent with surrounding manufacturing activity. "The intended use of the hotel on-site is not necessarily consistent with the characteristics of this neighborhood," Hotman said, voicing concerns about increased pedestrian traffic, security and potential theft given the plant's largely open property.

Commissioners discussed site compatibility, points of access and neighborhood context; staff clarified the concrete plant north of the site operates under a conditional use permit and that the hotel access would be separate from the adjacent restaurant driveways. After discussion, a motion to approve the rezoning was made (first by Richmond, second by Lily) and carried on a roll-call vote.

The commission's approval is a recommendation; the rezoning will go to City Council for final action and two readings. Staff offered to notify applicants when the item is placed on the council agenda.