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Record of Proceedings

Zoning and Planning Commission Meeting - August 12, 2024

Boards & Commissions — Monday, August 12, 2024
BodyJoplin, Missouri
SessionBoards & Commissions
DateMonday, August 12, 2024
StatusFILED
Video Record
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Transcript — Verbatim
0:02

We'll call to order the zoning and planning commission meeting for Monday, August 12th, 2024.

0:10

If you could please call roll.

0:15

Mr.

0:15

Kimball.

0:17

Present.

0:18

Ms.

0:18

Phillips.

0:19

Present.

0:20

Miss Warren.

0:21

Present.

0:22

Mr.

0:23

Rosenberg?

0:24

Present.

0:24

Mr.

0:25

Landis.

0:26

Present.

0:27

Ms.

0:27

Clue Michael.

0:28

Present.

0:29

Mr.

0:29

Spruce.

0:30

Present.

0:35

Do we have a motion to accept into the record our minutes from our previous meeting?

0:40

I'll motion to approve the minutes.

0:42

It's a motion.

0:43

Sorry, go ahead.

0:44

I second.

0:45

That's a motion from Mr.

0:46

Landis and a second from Ms.

0:47

Clue Michael.

0:48

All those in favor?

0:49

Aye.

0:50

Aye.

0:50

Aye.

0:51

Anyone opposed?

0:53

Motion carries.

0:58

These are our public hearing procedures.

1:03

It is requested that persons wishing to testify before the zoning and planning commission, please follow these rules.

1:10

State your name and address clearly for the record.

1:12

Please give your testimony as briefly and completely as possible.

1:16

Please do not repeat testimony that has been given previously.

1:19

We want you to state your facts but limit your information to only new information.

1:24

Everyone is invited to speak.

1:26

However, if you have a spokesperson, please allow him or her to speak.

1:30

When the public hearing is closed by the chair, no additional testimony is allowed except when invited by the board.

1:36

Remember that this is a public hearing, and all sides have a right to give testimony or state one side of any issue.

1:42

The zoning and planning commission of the city of Joplin through this introduction accepts into evidence the 2012 comprehensive plan.

1:49

The development code of the city of Joplin being appendix 29A of the City Municipal Code, resource guides, and industry standards of the City of Joplin, complete street design guide, walk walkable neighborhood design guidelines, approved tree list, historic preservation regulations, floodplain regulations, and the wireless telecommunication facilities citing regulations being appendices A, B, C, D, E, and F of the Joplin Development Code, the written recommendations of the city staff and all other written evidence presented at today's hearing.

2:24

We appreciate your consideration and understanding.

2:27

These cases will be heard at City Council meeting that will be happening on Monday, August 19th, 2024.

2:38

The first case we'll be hearing today is case 029-24, a request to vacate alley right of way.

2:58

Yes.

3:18

Please state your name and address for the record when you get up to speak.

3:29

The applicant is Seneca Enterprises.

3:32

If there's a representative here, please step forward, state your name and address for the record.

3:40

Hi there.

3:52

We asked to be removed from that agenda in an effort to work with our neighboring property owners to try and ensure that we add the most support possible.

4:00

We've done that and we think we've done a great job by redesigning the site and giving an access easement to all adjoining properties so that the circulation remains the same.

4:10

Um and believe that we're bringing a great opportunity to the city.

4:15

Thank you, sir, very much.

Discussion Breakdown — Share of Meeting
Zoning Regulations█████████████████████████████████████████████64%
Transportation Safety███████████████21%
Procedural███████████15%
Summary of Proceedings

Zoning and Planning Commission Meeting - August 12, 2024

The Joplin Zoning and Planning Commission met on August 12, 2024, to consider Case 029-24, a request to vacate an alley right-of-way to facilitate development of a Dutch Bros coffee kiosk. After public testimony and discussion, the commission approved the request with a contingency regarding truck access for a neighboring business.

Consent Calendar

  • The minutes from the previous meeting were approved unanimously.

Public Comments & Testimony

  • Support: Andy C. Miller (applicant, Seneca Enterprises) stated the proposed use is a 900-square-foot Dutch Bros coffee kiosk with a large drive-through. They will reroute traffic, grant easements, and improve Frost Avenue, providing about a 25% improvement to the site.
  • Support: Darius Adams (2520 South Kingsdale) spoke in favor, expressing trust in the applicant's ability to make the project work.
  • Opposition: Norman Kramer (1032 Range Line) opposed the vacation, stating that his business receives deliveries via 54-foot semi-trucks weekly, and he fears the redesigned alley will not accommodate those trucks safely. He noted the applicant only provided turning templates for a 30-foot truck, not a 54-foot truck, and his experienced truck driver believes the turns are impossible.

Discussion Items

  • Commission members asked staff about notification requirements (185-foot rule not applicable for vacations), and whether the improvements to Frost Avenue are contingent on approval (yes, part of development review).
  • Staff clarified that the vacation only affects the portion of alley adjacent to the applicant's property; adjacent property owners were notified but consent forms were not required as access is maintained via an easement.
  • The applicant (Max DeCarlo) stated that engineering plans include rollover curves and a concrete apron to accommodate larger trucks, and those will be included in the next resubmittal.
  • Commission members expressed interest in seeing the updated turning radius plans before final confirmation.

Key Outcomes

  • Motion: Commissioner moved to approve Case 029-24 with the contingency that the engineering department confirms that Mr. Kramer's trucks (54-foot semis) can access his property via the redesigned alley.
  • Second: Seconded by Mr. Landis.
  • Vote: Unanimous (all present members voted aye).
  • The case will be heard at the City Council meeting on Monday, August 19, 2024.
  • Meeting adjourned.

Meeting Transcript

We'll call to order the zoning and planning commission meeting for Monday, August 12th, 2024. If you could please call roll. Mr. Kimball. Present. Ms. Phillips. Present. Miss Warren. Present. Mr. Rosenberg? Present. Mr. Landis. Present. Ms. Clue Michael. Present. Mr. Spruce. Present. Do we have a motion to accept into the record our minutes from our previous meeting? I'll motion to approve the minutes. It's a motion. Sorry, go ahead. I second. That's a motion from Mr. Landis and a second from Ms. Clue Michael. All those in favor? Aye. Aye. Aye. Anyone opposed? Motion carries. These are our public hearing procedures. It is requested that persons wishing to testify before the zoning and planning commission, please follow these rules. State your name and address clearly for the record. Please give your testimony as briefly and completely as possible. Please do not repeat testimony that has been given previously. We want you to state your facts but limit your information to only new information. Everyone is invited to speak. However, if you have a spokesperson, please allow him or her to speak. When the public hearing is closed by the chair, no additional testimony is allowed except when invited by the board. Remember that this is a public hearing, and all sides have a right to give testimony or state one side of any issue. The zoning and planning commission of the city of Joplin through this introduction accepts into evidence the 2012 comprehensive plan. The development code of the city of Joplin being appendix 29A of the City Municipal Code, resource guides, and industry standards of the City of Joplin, complete street design guide, walk walkable neighborhood design guidelines, approved tree list, historic preservation regulations, floodplain regulations, and the wireless telecommunication facilities citing regulations being appendices A, B, C, D, E, and F of the Joplin Development Code, the written recommendations of the city staff and all other written evidence presented at today's hearing. We appreciate your consideration and understanding. These cases will be heard at City Council meeting that will be happening on Monday, August 19th, 2024.

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