Joplin Zoning and Planning Commission Meeting – July 8, 2024

The Zoning and Planning Commission of the City of Joplin met on Monday, July 8, 2024, to consider two cases: a special use permit for a home beauty salon and a declaration of surplus property. The meeting included roll call, approval of minutes, public hearing procedures, and votes on both items.

Public Comments & Testimony

• Case 026-24 (Home Beauty Salon): Applicant Jennifer Hicks proposed a special use permit to operate a home beauty salon at 3502 South Park Avenue. She stated she had spoken to neighbors on the north (vacant rental) and south (Beverly, who was in favor) and to the east neighbor (who expressed no opposition and jokingly suggested a gate). Off-street parking for up to four vehicles was noted. Opposition: Rhonda Fanning (address: 2058 South Loma Linda Drive, property owner of 3420 South Park Avenue) opposed the permit. She argued that the neighborhood is a quiet, residential area where commercial use would devalue properties, set a precedent for commercial intrusion, increase traffic and parking congestion, and alter the character of the area. She stated they had not been personally approached by the applicant. She also expressed concerns about proposed outbuilding and barking dogs from the applicant’s property. Her husband, James Fanning, was also present as a joint property owner.

Discussion Items

• Case 026-24: The commission discussed parking, signage, hours, and the proposed 12x20 foot accessory building. City staff (Tyler) clarified that home occupations are permitted as accessory uses; the special use permit is intended to limit disturbances. Standard conditions were read: permit permanent, one hairdressing chair, no other assistants, off-street parking for two additional spaces (beyond the two required for the dwelling), hours restricted to 9 a.m. to 6 p.m. Monday–Friday, appointment only, one non-illuminated sign (maximum 2 sq ft, within 10 ft of property line and not more than 6 ft above grade), compliance with cosmetology board and fire safety codes. The building must be residential in character and subordinate. Commissioner Dr. Rosenberg expressed concern about the separate outbuilding, stating it was a “deal breaker” unless surrounding neighbors supported it. Commissioner Phillips noted that home-based service businesses can operate quietly, as she has experienced.
• Case 027-24 (Surplus Property): The city of Joplin requested declare 1201 South Byers Avenue surplus property. Staff explained it is an access parcel acquired from Jasper County; the city seeks to dispose of it to remove maintenance costs and return it to productive use. Commissioner Rosenberg commented the property is a liability and selling it would benefit the tax rolls.

Key Outcomes

• Case 026-24: Motion by Ms. Phillips to approve the special use permit and send to city council. Seconded by Ms. Klue Michael. Vote: 6 in favor, 1 opposed. Motion carried. The application will be presented to city council on August 5, 2024.
• Case 027-24: Motion by Dr. Rosenberg to declare the property surplus and pass the case. Seconded by Ms. Warren. Unanimous vote (all ayes). Motion carried. This case will be presented to city council on July 15, 2024.
• Adjournment: Motion by Ms. Phillips, seconded by Mr. Spruce. Unanimous approval.