December Board of Appeals Meeting Summary – December 13, 2024

The Board of Appeals met on December 13, 2024, to consider a variance request from Eagle Pitcher for hazardous materials storage, and to review progress on numerous properties under demolition or renovation orders. The meeting included testimony from property owners, architects, and city staff, followed by votes on permits and extensions.

Consent Calendar

• Minutes Approval: The minutes of the previous meeting were unanimously approved by voice vote.

Public Comments & Testimony

• Eagle Pitcher Variance (Item 3105): Benjamin Harder, architect with Cromwell Architecture, described a proposed "hot room" designed to store lead stiffenate (an HD 1.1 explosive with 100% TNT equivalency). The room would be 18-inch reinforced concrete with blast-rated doors, holding up to 8 pounds of material. The building code requires a detached structure for such quantities, but the building official (Brian) recommended a variance, noting the fire marshal and plan reviewers had approved the design. Board members questioned the egress path through a vestibule and the lack of direct exterior access. The applicant explained that materials are hand‑carried in small quantities and that a direct exterior door could be added if required. After discussion, the board voted to grant the variance (see Key Outcomes).
• 512 West 20th Street (Item 3090): Owner Jason White reported that a permit was obtained last month, demo and framing have begun, and the project is expected to take about a year. The building will remain a four‑plex and will include a fire suppression system.
• 102 South Sergeant (Item 3087): The property has been accepted into the ARPA demolition program; owner requested release from the agenda, which was granted.
• 302 South Connor (Item 2986): Levi Bad (Blue Shutter Investments) stated that fire suppression work is pending a plumbing drawing, with digging expected next week. The project has experienced delays but is progressing. The board extended to January 24.
• 1828 West 4th (Item 3084): Carol Russell reported that roofing is complete, framing is underway, and a permit is in place. Extended to January 24.
• 117 & 121 South Myers (Items 3015/3016): Representative reported that framing, mechanical, electrical, and plumbing inspections have passed; fire suppression line installation is pending. Electrical equipment is scheduled for February 28. Extended to January 24.
• 1909 West 15th (Item 3104): Owner Antoine reported work is ongoing but had no current permit. The board noted the permit expired and work was being done without inspection. Extended to January 24 and reminded to obtain a permit.
• 1404 East Hill (Item 3100): Owner Lori applied for ARPA demolition assistance. The city is still reviewing; an inspection is needed. Extended to January 24.
• 301 South Winfield (Item 3002): Owner Mabel Lopez requested a 60‑day permit extension. The board noted the permit had been expired and the owner had previously failed to provide contractor bids as requested. A motion to extend 60 days carried. Extended to January 24.
• 801‑805 West First (Item 2990): Owner Sean reported that a potential equity partner (Jedi, a Habitat subsidiary) offered $400,000, but ARVEST denied funding. Options include selling to Jedi or using a private lender. The board extended to January 24 with a motion carrying 6‑1 (Wicklin voted nay).
• 4020 South Main (Item 3091): Owner reported roof completed, front wall repair in progress, electrician starting Monday. Extended to January 24.
• 519 South Pitcher (Item 3102): Owner (Rent Joplin) reported fire damage to a duplex; contractor will begin after finishing 4020 South Main. Extended to January 24 (new business).
• 220 North Byers (Item 3072): Owner asked for 90‑day extension; board granted 60 days. Framing inspection failed multiple times; electrical work is underway. Extended to January 24.
• 910 East 7th (Item 3098): Owner reported two fires, partial collapse, and asbestos inspection in progress. Extended to January 24.
• 512 South Cox (Item 3073): Owner Larry Peter said work will be complete by January 6. Permit expiring December 25; board extended to January 24.
• 1919 South Byers (Item 3089): New owner Shore Yeager secured the property and wants to pull a rehab permit. The board rescinded the order to board/secure, allowing the permit to be issued.
• 1624 West 4th (Item 3054): Owner reported siding and painting are pending weather. Permit expires February 26. Extended to January 24.
• 1217 East Second (Item 3097): Property approved for ARPA demo; board released it from the agenda.
• 2722 Rawls (Item 3101): Owner has not decided whether to demolish or rehab; porch is unstable. Extended to January 24.
• 1519 Pennsylvania (Item 3099): City staff reported an emergency demolition due to severe fire damage and roof collapse; owner could not be contacted. Board released from agenda.
• 1010 West Third (Item 3033): No owner appeared; permit expired December 4. Board extended to January 24 but did not extend the permit.
• 217 South Pearl (Item 3056): Owner received a 90‑day extension in October; inspections stalled. Extended to January 24.
• 1616 South Pearl (Item 3085): Permit pulled in September for electrical, but no work done; previous owner allowed vagrants. Extended to January 24 with staff follow-up.
• 504 South McKinley (Item 3103): Tree fell on front corner; owner unresponsive. Extended to January 24.

Discussion Items

• Eagle Pitcher Variance (Item 3105): The building official explained that the 2018 building code allows alternative materials, but because the proposed storage of hazardous materials directly affects life safety, he recommended the board grant a variance. The fire marshal and plan reviewers supported the design. Board members raised concerns about egress through the vestibule used for delivery and the lack of a direct exterior door. The architect noted that materials are moved in very small quantities (up to 8 lbs) and that the vestibule acts as an airlock; a direct exterior door could be added if required. The board voted to grant the variance with one abstention.
• Permit Extensions: For several properties, the board debated the appropriate length of extensions (60 vs 90 days) and whether to extend permits given lack of progress. Notable: For 301 South Winfield, the board granted 60 days after noting the project had been on the agenda 23 times. For 801‑805 West First, a motion to extend carried 6‑1 after discussion about the owner’s motivation and the challenge of a historic building.
• Emergency Demolition: The board supported an emergency demolition for 1519 Pennsylvania due to imminent safety risks from a fire-damaged, collapsing structure.

Key Outcomes

• Item 3105 (Eagle Pitcher variance): Motion to grant variance for 8424 East 26th Street carried with one abstention (Mr. Brown).
• Item 3090 (512 West 20th): Extended to January 24 for progress report.
• Item 3087 (102 South Sergeant): Released from agenda (approved for ARPA demo).
• Item 2986 (302 South Connor): Extended to January 24.
• Item 3084 (1828 West 4th): Extended to January 24.
• Items 3015/3016 (117/121 South Myers): Extended to January 24.
• Item 3104 (1909 West 15th): Extended to January 24 (new business).
• Item 3100 (1404 East Hill): Extended to January 24 (new business).
• Item 3002 (301 South Winfield): Permit extended 60 days; item extended to January 24.
• Item 2990 (801‑805 West First): Extended to January 24 (vote 6‑1).
• Item 3091 (4020 South Main): Extended to January 24.
• Item 3102 (519 South Pitcher): Extended to January 24 (new business).
• Item 3072 (220 North Byers): Permit extended 60 days; item extended to January 24.
• Item 3098 (910 East 7th): Extended to January 24.
• Item 3073 (512 South Cox): Permit extended to January 24; item extended for progress.
• Item 3089 (1919 South Byers): Order to board/secure rescinded; permit can be issued.
• Item 3054 (1624 West 4th): Extended to January 24.
• Item 3097 (1217 East Second): Released from agenda (ARPA demo).
• Item 3101 (2722 Rawls): Extended to January 24.
• Item 3099 (1519 Pennsylvania): Released from agenda for emergency demolition.
• Item 3033 (1010 West Third): Extended to January 24; permit not extended.
• Item 3056 (217 South Pearl): Extended to January 24.
• Item 3085 (1616 South Pearl): Extended to January 24 with staff follow-up.
• Item 3103 (504 South McKinley): Extended to January 24.

The meeting adjourned after the final votes.