St. Joseph planning panel backs rezoning for Pear Street packaging operation, drops 6-foot sidewalk requirement
December 21, 2023 | St. Joseph, Buchanan County, Missouri
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The St. Joseph Planning Commission voted unanimously to recommend that City Council approve a rezoning for 3734 Pear Street from C3 Commercial to M1 Light Manufacturing to allow packaging operations for Heartland Ag Feed LLC.
Braden, a city planning staff member, told commissioners the change was sought so the site could receive raw materials and repackage shelf-stable pet-food ingredients. "Which is why we're recommending approval with conditions," he said, citing landscaping requirements that would take effect if the owner repaves the parking lot or otherwise performs substantial exterior work.
The staff report proposed a 6-foot sidewalk along the public right-of-way as a condition. Commissioners questioned that standard, noting nearby sidewalks are typically 5 feet. Commissioner Pat Lilly moved to approve the rezoning with the exception of the 6-foot sidewalk requirement and to require the standard 5-foot sidewalk instead; the motion was seconded and approved on a roll-call vote.
Applicant representative Paya Toliver, speaking for Heartland Ag and Sarah Mahoney, said the site currently needs work and that the company plans landscaping improvements. "The lot is atrocious, so that is probably going to be something that's going to need to be done in the very near future," Toliver said. She estimated current employment at the site at "about 5 to 10" people, with a possible near-term rise toward 20. The application packet contained an earlier estimate of about 30 employees.
Staff and commissioners clarified that most landscaping conditions would not require immediate capital expenditures by the property owner; they would be triggered if the owner repaves the parking lot or undertakes other major exterior work. Staff also noted manufacturing zoning calculations differ for buildings above 40,000 square feet when determining landscaping obligations.
On the motion, commissioners Lisonbee Shannon, Tom Richmond, Tim Lager, Penny Poor, Tim Doyle, Pat Lilly and Bridal Hausman voted yes; the motion passed 7-0. The commission's recommendation will be forwarded to City Council for final action.
The meeting closed after brief remarks about upcoming agendas, including additional zoning requests and a major subdivision expected in early months, and the appointment of Christie Green to the planning commission in January.
Braden, a city planning staff member, told commissioners the change was sought so the site could receive raw materials and repackage shelf-stable pet-food ingredients. "Which is why we're recommending approval with conditions," he said, citing landscaping requirements that would take effect if the owner repaves the parking lot or otherwise performs substantial exterior work.
The staff report proposed a 6-foot sidewalk along the public right-of-way as a condition. Commissioners questioned that standard, noting nearby sidewalks are typically 5 feet. Commissioner Pat Lilly moved to approve the rezoning with the exception of the 6-foot sidewalk requirement and to require the standard 5-foot sidewalk instead; the motion was seconded and approved on a roll-call vote.
Applicant representative Paya Toliver, speaking for Heartland Ag and Sarah Mahoney, said the site currently needs work and that the company plans landscaping improvements. "The lot is atrocious, so that is probably going to be something that's going to need to be done in the very near future," Toliver said. She estimated current employment at the site at "about 5 to 10" people, with a possible near-term rise toward 20. The application packet contained an earlier estimate of about 30 employees.
Staff and commissioners clarified that most landscaping conditions would not require immediate capital expenditures by the property owner; they would be triggered if the owner repaves the parking lot or undertakes other major exterior work. Staff also noted manufacturing zoning calculations differ for buildings above 40,000 square feet when determining landscaping obligations.
On the motion, commissioners Lisonbee Shannon, Tom Richmond, Tim Lager, Penny Poor, Tim Doyle, Pat Lilly and Bridal Hausman voted yes; the motion passed 7-0. The commission's recommendation will be forwarded to City Council for final action.
The meeting closed after brief remarks about upcoming agendas, including additional zoning requests and a major subdivision expected in early months, and the appointment of Christie Green to the planning commission in January.
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