Zoning and Planning Commission Meeting – December 10, 2024

The Zoning and Planning Commission of the City of Joplin met on December 10, 2024 (the meeting transcript indicates December 9, but the provided date is used per instructions). Roll call was taken: Mr. Kimball, Miss Clue Michael, Mr. Spruce, Miss Phillips, Dr. Rosenberg, and Mr. Landis were present. Ms. Warren was initially excused by a motion (moved by Mr. Landis, seconded by Miss Clue Michael, all in favor) and later added back by a subsequent motion to amend the minutes. The minutes from the previous meeting were approved by a vote, though the transcript recorded 5 in favor, 4 opposed, and 1 abstention—the exact count is ambiguous. The chair read the public hearing procedures. All cases heard will be presented to the city council on Monday, January 6, 2025.

Case 036-24: Special Use Permit Renewal for a Residential Concert House

Applicant/Proponent: Jeff Morrow, resident at 2120 East 24th Street, requested a renewal of the special use permit to continue hosting house concerts. He stated the concerts are not a business; all proceeds go to artists; shows end before 10 p.m.; guests park off-street; no food or drinks are served; and the occupancy was reduced from 60 to 49 per the fire marshal’s inspection. He highlighted that there have been no complaints in the two years since the initial permit was granted. He asked for permanent approval, noting he has paid $600 permit fees and taken time off work.

City Staff Comment: Staff confirmed no complaints or petitions were submitted during the two-year period.

Opponent: Mary Prigmore, neighbor at 2202 East 24th Street, testified against the permit. She reported an incident of an inebriated person shouting profanities, noise issues, parking congestion on narrow streets, and vehicles screeching. She argued the activity is inappropriate for an R1 neighborhood and asked the commission to deny the permit.

Commission Discussion: Questions focused on occupancy limits, porta‑potty use, alcohol consumption, and the lack of complaints. The applicant confirmed that alcohol is not sold but guests may bring their own.

Motion and Vote: Ms. Clue Michael moved to approve the case; Mr. Landis seconded. The motion failed with 3 votes in favor and 4 opposed. (Specifically: Ayes – 3; Nays – 4.) The special use permit renewal was not recommended.

Case 037-24: Rezoning from C2 PD to C1 Neighborhood Commercial at 122 East 32nd Street

Applicant: Blake Rourke of Own Engineering (216 North Mina Avenue, Joplin) requested rezoning to allow expansion of an existing O’Reilly Auto Parts store. The change would align the lot’s zoning with the adjacent C1 district and with the comprehensive plan’s retail commercial land use designation.

Public Comments: None in favor or opposition.

Commission Discussion: Staff clarified that the C1 district is compatible with the comprehensive plan designation, and the rezoning is a cleanup to maintain consistent development policies.

Motion and Vote: Mr. Landis moved to approve; Dr. Rosenberg seconded. All members voted aye. No opposition. Motion carried unanimously.

Case 038-24: Historic Preservation Overlay at 117 North Moffat Avenue

Applicant: Thomas Walters, on behalf of the Historic Preservation Commission, requested the addition of a historic preservation overlay (R3 HP) to a single-family dwelling. The property meets two of ten criteria: association with persons significant to community development (criteria 3) and work of a master builder (criteria 5) – the architects Sting and Raya designed the home.

Proponent: Linda Mosley, owner of the property, spoke in support.

Public Comments: None in opposition.

Motion and Vote: Dr. Rosenberg moved to approve; Mr. Landis seconded. All members voted aye. Motion carried unanimously.

Case 039-24: Vacate Alley Right-of-Way for Dutch Brothers Coffee at 1036 South Rangeline Road

Applicant: Andrew Seamiller of First Street Development (4700 Bellevue Avenue, Kansas City, MO) requested vacation of an alley to facilitate construction of a Dutch Brothers coffee shop. The developer presented multiple plan revisions, including removing rollover curbs in favor of striping, widening ingress/egress, and providing truck turning templates for a WB‑67 semi-trailer. City staff and the city engineer approved the revised plan.

Proponents: Morris Glaze (3321 Delaware, Sunnyvale), a retired trucking operations manager, testified that short‑wheelbase trucks can navigate the alley and that the turning radii are adequate. Darius Adams (2520 South Kingsdale) noted that the plans accommodate 53‑foot trailers and that developers have worked diligently to address concerns.

Opponents: Several individuals testified:

• Martha Pope (7974 County Road 290, Carl Junction, MO), owner of property west of the alley, raised concerns about privacy, noise, trash, and lack of notification. She stated her tenants’ driveways enter from the alley and their parking will be affected.
• Roman Kramer (1032 South Rangeline), owner of Kramer’s business, submitted delivery weight data showing over 150,000 pounds from one supplier in 2024. He argued that large trucks (43–53 feet) cannot safely make the proposed turns and that loss of access would force his business to close. He also objected to a camera installed by the developer behind his building.
• Matt Kincaid (1753 Baseline Boulevard, Jasper, MO) and Brett Falbian (362 Northwest 50th Road), trucking company owners/farmers, testified that turning movements will impede traffic, cause safety issues, and that the elevation of the lot will create stormwater runoff problems onto adjacent properties.
• Gary Williams (property owner of lots 11 through to 10th Street) stated he was not consulted about the alley vacation and expressed concerns about vehicles clipping his corner and the developer’s use of a camera on his property without authorization.

Commission Discussion: Commissioners asked about truck turning templates, stacking for the drive‑through (19‑car stack), exit signage on Rangeline, stormwater drainage, and the alley vacation’s impact on property owners. Staff stated that stormwater detention is handled through standard civil review. The developer clarified that the camera was installed for traffic analysis and that they are willing to add wayfinding signage.

Motion and Vote: Dr. Rosenberg moved to approve the case; Mr. Landis seconded. The motion carried 4 to 3 (Ayes – 4; Nays – 3). The alley vacation was recommended.

Key Outcomes

• Case 036-24: Motion to approve failed (3–4). The special use permit renewal is not recommended.
• Case 037-24: Approved unanimously. Rezoning recommended.
• Case 038-24: Approved unanimously. Historic preservation overlay recommended.
• Case 039-24: Approved 4–3. Alley vacation recommended.
• Other: The commission amended the minutes to include Ms. Warren as present. The meeting was adjourned.

Note: The meeting transcript records the date as Monday, December 9, 2024. The summary date (December 10, 2024) is provided per the instruction to use that exact date.