Commission approves zoning text amendment allowing multiple principal structures on certain lots

The St. Joseph Planning Commission voted to approve a zoning text amendment (Ordinance 2024-001) that clarifies the code to allow more than one principal structure on a lot in certain districts, a change the applicant said would enable a multi-building industrial incubator-style project.

Staff explained the amendment would modify language that previously read as limiting lots to a single principal structure in single-family residential districts and related references. The change is intended to allow projects like the applicants, where multiple small buildings would be built and leased to separate tenants rather than a single contiguous building. Staff said legal had reviewed options and supported the zoning text amendment route.

Applicant Tyler (recorded in the packet as "Tyler Bridal") told commissioners his phase 1 plan would be two buildings (he had also described three buildings as a potential phase 1 in early presentation), with future phases dependent on leasing demand. He said he preferred separate buildings for aesthetic reasons: "I personally just think it looks a little bit better having them split up," and said his father already wanted to lease one unit.

Commissioners asked about site constraints that would still apply (lot coverage, impervious surface, stormwater, parking and building code requirements including fire protection). Staff emphasized that other codes and site-plan review standards would remain in place and that provisions such as required parking and sprinkler thresholds would be applied per building/unit as appropriate.

A motion to approve Ordinance 2024-001 was made, seconded and carried by voice vote; the ordinance was recorded in the minutes as Ordinance 2024-001.

Next steps: the applicant will proceed with site-plan review and follow standard building code and parking requirements for each structure; any sale of individual units would require a replat (CIC plat) and further action.