Planning and Zoning Commission Meeting – March 13, 2023

The Joplin Planning and Zoning Commission met on Monday, March 13, 2023, to hear several rezoning requests and a preliminary plat review. The commission voted on seven cases, with one case amended from C3PD to C1PD and another approved by a narrow 4-3 vote. A training reminder on ex parte contact was also introduced.

Consent Calendar

• Minutes from the previous meeting were approved unanimously.

Public Comments & Testimony

• Dana Parker (1808 SE Murphy Boulevard) spoke in opposition to Case 012-23 (2501 E 20th Street), expressing concern about stormwater runoff from the property onto her yard and the potential for undesirable commercial uses (e.g., bars, gas stations) under C3 zoning. She requested protection of her property and the single-family neighborhood.
• Keenan Klein (530 North Wall Avenue) spoke in opposition to Case 016-23 (507 N Wall Avenue), citing concerns about increased crime from renters and a preference for single-family owner-occupied homes to maintain neighborhood safety.

Discussion Items

• Case 012-23 (2501 E 20th Street): Applicant Brandon Freed (Rotha House) requested rezoning from R1 (single-family residential) to C3PD (commercial planned district) to convert a church into administrative offices and a counseling center. Staff recommended C3PD for consistency with adjacent zoning. Commissioner Dr. Rosenberg expressed concerns that C3PD would allow uses like convenience stores or liquor stores, and suggested C1PD instead. Staff confirmed C1PD would accommodate the proposed use. Dana Parker spoke against C3. Dr. Rosenberg moved to modify the request to C1PD; the motion passed 6-1. A subsequent motion to forward the C1PD recommendation to city council also passed 6-1 (Commissioner Steele opposed).
• Case 013-23 (West 32nd Street, approximately 3,500 feet west of South John Duffy Drive): Request to rezone from R1 to R2 (two-family residential). Applicant Logan Ellis explained that the parcel would primarily contain single-family homes on 50-foot lots, which are only permitted under R2 under the updated zoning code. Commissioner questions were answered about lot sizes and compatibility. No public speakers. Approved 6-0-1 (Commissioner McCullough abstained).
• Case 016-23 (507 North Wall Avenue): Request to rezone from R1 to R2 to restore an existing building to a duplex. Applicant stated no exterior changes. Commissioner Dr. Rosenberg opposed because the block was predominantly R1 and rezoning would disrupt the neighborhood character. Staff noted R2 districts exist to the south and east. Public comment by Keenan Klein opposed. After a vote count correction, the motion to approve passed 4-3. The case will be forwarded to city council.
• Case 062-22 (Wildwood Ranch Preliminary Plat, West 32nd Street area): Staff requested tabling to discuss adding access to the north (26th Street). The commission voted unanimously to table the case.

Key Outcomes

• Case 060-2 (details not provided): Approved unanimously.
• Case 011-23 (6701 E 26th Street, rezone C3 to M2 Heavy Industrial): Approved unanimously.
• Case 012-23 (2501 E 20th Street): Modified to C1PD, then forwarded to city council with a 6-1 vote.
• Case 013-23 (West 32nd Street R2): Approved 6-0-1 (McCullough abstained).
• Case 014-23 (West 32nd Street MUC): Approved unanimously.
• Case 015-23 (West 32nd Street MUC): Approved unanimously.
• Case 016-23 (507 North Wall Avenue): Approved 4-3, to be sent to city council.
• Case 062-22 (Wildwood Ranch Preliminary Plat): Tabled.
• The commission received training materials on ex parte contact and the role of commissioners, with a future training session planned.