Joplin Zoning and Planning Commission Meeting – June 12, 2023

The Zoning and Planning Commission of Joplin, Missouri, met on Monday, June 12, 2023, at 10:00 AM. The meeting was called to order, roll was taken, and a motion to excuse an absent member (Ms. Warren) was approved. After Ms. Warren arrived, a point of order was raised and a motion to strike the earlier excusal was made and accepted. Minutes from the previous meeting were approved. The chair then opened the public hearing, outlining rules for testimony and accepting into evidence various city planning documents. Nine rezoning requests, one voluntary annexation, and two site plan reviews were considered. All cases except one were approved; one was tabled; one vote was not unanimous; and one commissioner abstained due to a conflict of interest.

Consent Calendar

• Approval of minutes from prior meeting: Motion by Mr. Landis, second by Ms. Phillips, passed unanimously.

Public Comments & Testimony

• Case 034-23 (2601 S Jackson Ave, rezoning R1 to CO): Deborah Park (resident at 2612 Jackson St) spoke in opposition. She expressed concerns about: (1) lack of enforcement of previous development promises (stonework, fencing) for two duplexes approved nearby on Connor Street; (2) traffic safety issues at the Jackson Street intersection, describing it as a blind spot due to hills; and (3) adding a commercial element to a residential area. She noted that assurances made for the nearby duplexes were not enforced.
• Case 035-23 (1728 S Main St, rezoning M2 to C2): Bobby Landis (819 E 32nd St) spoke in favor, stating the change is “great” for the property and that he would be “100% comfortable” with moving all his adjacent property on the east side of Joplin Street to C2 zoning in the future.
• No other public testimony was offered for any case.

Discussion Items

• Case 026-23 – Rezone from R2 to R3 at 801-805 W 1st St and 104 N Jackson Ave. The applicant (general contractor for Four Winds Restoration Group) described plans to restore a fire-damaged building listed on the National Register of Historic Places. The building was originally a sixplex; after the fire, restoration viability required converting it to a 12plex by adding six apartments in the full basements (previously used for storage and as a concert venue). Basement units will have exterior doors, windows, and sunken terraces. Off-street parking will include seven coach garages and two driveways. A separate adjacent house will be turned into a duplex with a green space. Commission questions addressed ingress/egress and parking. Motion to approve by Mr. Jackson, second by Ms. Warren. Vote: unanimous.
• Case 028-23 – Rezone from C3 to R2 at 3220 Bell Center Rd. Applicant Megan Young stated the property is intended for single-family residential use (one house now, possibly a second later for a child). Staff noted surrounding area has single-family homes to the west/northwest; they considered potential spot zoning concerns but found the request consistent. Access off Bell Center Road. Commission questions about subdivision and driveway placement. Motion to approve by Dr. Rosenberg, second by Mr. Landis. Vote: unanimous.
• Case 029-23 – Rezone from R1 to C1 (neighborhood commercial) at 1850 W 20th St. Applicant Shaman Schreyer (on behalf of Barbara Duncan) seeks to rent the property for small business use (e.g., tax prep) with low traffic. The existing house and two outbuildings will be used. Staff advised that the property must meet commercial development standards. Motion to approve by Mr. Jackson, second by Ms. Phillips. Vote: unanimous.
• Case 032-23 – Voluntary annexation of surplus right-of-way at 2100 S Prigmer Ave. Applicant John Boltee (Small Arrow Engineering, on behalf of Travel Plaza owner) explained that MODOT interchange construction shifted Prigmore Road, resulting in about 1.5 acres (1.1 acres from county, 0.4 acres from MODOT) being acquired and now needing to be officially attached to the parent parcel already inside city limits. No questions. Motion to approve by Dr. Rosenberg, second by Mr. Landis. Vote: unanimous.
• Case 031-23 – Rezone from R1 to C3 at 210 S Prigmer Ave. Same applicant as case 032-23. This rezoning completes the alignment of this parcel with the adjacent C3-zoned tract. Motion to approve (no discussion). Vote: unanimous.
• Case 033-23 – Rezone from C1 to R3 at 832 S Pennsylvania Ave. No applicant present. Motion to table by Dr. Rosenberg, second by Ms. Phillips. Vote: unanimous.
• Case 034-23 – Rezone from R1 to CO (commercial office) at 2601 S Jackson Ave. Applicant John Lotazity stated intention to put a duplex on the site (previously a single-family home). Staff clarified that CO was recommended due to the RTO classification of 26th Street and consistency with existing zoning along the corridor. Commissioner Landis noted typo in agenda. Public testimony in opposition was heard (see Public Comments). Motion to approve by Dr. Rosenberg, second by Mr. Jackson. Vote: 6-1 (Mr. Landis voted nay).
• Case 035-23 – Rezone from M2 (heavy industrial) to C2 (central business) at 1728 S Main St. Applicant Bobby Thomas (on behalf of Ahmed Ibrahim) explained the property is part of a former Bob's Furniture building. The building has a second story with former apartment units; the applicant wishes to convert them back to apartments. C2 zoning allows mixed use. Staff clarified that the area's character is downtown commercial (C2) despite adjacent M2 zoning, and that C2 does not require on-site parking (relying instead on on-street and public lots). Commissioner Landis recused himself because his father owns adjacent property; he spoke in favor during public comment and later abstained. Motion to approve by Dr. Rosenberg, second by Ms. Warren. Vote: 6-0 (Mr. Landis abstained).
• Case 036-23 – Rezone from M2 to C3 at 802 S Maiden Lane. Applicant (Scott Owen, representing O'Reilly Auto Parts) stated they want to rezone to build a new O'Reilly's store in the northeast corner of the property. No discussion. Motion to approve. Vote: unanimous.
• Case 037-23 – Rezone from C3 to R3 (apartment house) south of 908 E 7th St. Applicant Mason Williams (Pristine Holdings) plans to build two single-family homes on two lots. R3 zoning was requested for consistency with the surrounding neighborhood and to allow future flexibility (e.g., apartments). Motion to approve by Mr. Jackson, second by Ms. Warren. Vote: unanimous.
• Site Plan Review – Case 025-23 – Medical office addition at 91920 E 32nd St (likely 1920 E 32nd). Applicant Jeff Millard (Miller Architects) described a small addition to add an office and exam rooms for Dr. Walker's practice. No discussion. Motion to approve by Dr. Rosenberg, second by Mr. Landis. Vote: unanimous.
• Site Plan Review – Case 027-23 – Parking lot addition at 3232 Enterprise Ave. Applicant Tony Dole (representing Specially Foods Distribution) requested construction of an additional parking lot parallel to the existing one, adding 37 spaces (including two handicapped) to alleviate employee/vendor/customer parking on Industrial Road. Ingress/egress from existing lot and South Drive. No discussion. Motion to approve by Mr. Jackson, second by Ms. Phillips. Vote: unanimous.

Key Outcomes

• Rezonings approved (all unanimous unless noted):
  • Case 026-23 (R2 to R3, 801-805 W 1st St & 104 N Jackson Ave)
  • Case 028-23 (C3 to R2, 3220 Bell Center Rd)
  • Case 029-23 (R1 to C1, 1850 W 20th St)
  • Case 031-23 (R1 to C3, 210 S Prigmer Ave)
  • Case 034-23 (R1 to CO, 2601 S Jackson Ave) — Approved 6-1 (Mr. Landis voted nay)
  • Case 035-23 (M2 to C2, 1728 S Main St) — Approved 6-0 (Mr. Landis abstained)
  • Case 036-23 (M2 to C3, 802 S Maiden Lane)
  • Case 037-23 (C3 to R3, south of 908 E 7th St)
• Voluntary annexation approved: Case 032-23 (2100 S Prigmer Ave) — unanimous.
• Case tabled: Case 033-23 (832 S Pennsylvania Ave) — unanimous.
• Site plan reviews approved: Case 025-23 (medical office addition) and Case 027-23 (parking lot addition) — both unanimous.
• Next meeting: Cases will go before the Joplin City Council on Monday, July 3, 2023 (stated by chair).
• Adjournment: Motion to adjourn was made and passed unanimously.