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OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Planning and Zoning Commission Meeting: August 10, 2026

Boards & Commissions — Monday, August 10, 2026
BodyJoplin, Missouri
SessionBoards & Commissions
DateMonday, August 10, 2026
StatusFILED
Video Record
0:00 / 36:32

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0:00

It's four o'clock, so I'd like to call the planning and zoning commission meeting.

0:05

Um can we have roll call?

0:08

Mr.

0:08

Skinsle.

0:09

Present.

0:10

Miss Clue Michael.

0:11

President.

0:11

Dr.

0:12

Rosenberg.

0:12

President.

0:13

Miss Phillips.

0:14

Present.

0:14

Ms.

0:15

Warren.

0:15

Present.

0:16

Mr.

0:16

Spruce.

0:17

Present.

0:17

Miss Harrington.

0:19

Present.

0:21

So have we had a chance to look over the minutes?

0:30

Second.

0:33

All in favor?

0:34

Say aye.

0:36

Any opposed?

0:36

Ms.

0:37

Phillips, will you please reiterate the first and the second motion?

0:40

Will you state the names when they make them?

0:42

Oh.

0:43

Second.

0:44

Who said the name?

0:46

I did.

0:47

For the record, can you read the names of who makes the first and the second motion?

0:52

Who was first?

0:55

We have a first by Dr.

0:56

Rosenberg and a second by Mrs.

0:59

Harrington to approve the minutes.

1:02

All in favor say aye.

1:04

Aye.

1:04

All opposed.

1:06

Okay.

1:08

The minutes are submitted as written.

1:11

We will now do our public hearings.

1:14

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

1:20

State your name and address clearly for the record.

1:23

Please give your testimony as briefly and completely as possible.

1:26

Please do not repeat testimony that has been given previously.

1:29

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

1:34

Everyone is invited to speak.

1:35

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

1:39

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

1:45

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

1:51

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 Joplin Municipal Code, resources guides, and industry standards of the City of Joplin, complete streets design guide, walkable neighborhood design guidelines, approved tree list, strike preservation regulations, floodplain regulations, and the wireless telecommunications 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 the written evidence presented at today's hearing.

2:31

Thank you for your consideration and understanding.

2:34

These cases will be presented to the City Council on Tuesday, September 8th, 2026.

2:42

So our first case is 027-26 regarding the southwest corner of Wildwood Ranch Parkway and John Duffy Drive.

2:51

They are use asking for a special use permit, a request for a special use permit for row houses in a C3 district.

2:58

Is there anyone that would like to speak in favor of this special use permit?

3:09

And please give your name and address for the record.

3:13

Cold DeBird, 5051, South National Avenue, Springfield, Missouri.

Discussion Breakdown — Share of Meeting
Procedural██████████████████████████26%
Engineering And Infrastructure██████████████████████████26%
Affordable Housing████████████████████████24%
Homelessness█████████████████████21%
Public Safety███3%
Summary of Proceedings

Planning and Zoning Commission Meeting

The Planning and Zoning Commission of the City of Joplin met on August 10, 2026, at 4:00 PM. The meeting included approval of minutes, public hearings for three development cases, and election of officers.

Consent Calendar

  • Minutes Approval: Motion by Dr. Rosenberg, second by Mrs. Harrington to approve the minutes of the previous meeting as written. All in favor; approved.

Public Comments & Testimony

  • Case 027-26 (Special Use Permit for Row Houses):
    • In favor: Cold DeBird (5051 South National Avenue, Springfield, MO), representative of O'Reilly Development, presented the proposed villa complex of 29 units (23 one-bedroom, 6 two-bedroom) on the southwest corner of Wildwood Ranch Parkway and John Duffy Drive. The project targets ages 55+ but is not age-restricted, and will be operated in conjunction with the existing Wildwood senior community. No opposition speakers.
  • Case 028-26 (Site Plan Review for Watered Gardens Tiny Home Community):
    • In favor: James Whitford (215 East 8th Street, Galena, MO), Executive Director of Watered Gardens Ministries, described a permanent supportive housing tiny home community for elderly and disabled homeless individuals. The first phase includes 24 tiny homes (400–500 sq ft) and a community center on the property at 14th and Minnesota. Andrew Griesmer (PLJBD Engineering) and Kyle Denham (Architect) addressed commission questions regarding floodplain, ADA accessibility, storm shelters, landscaping buffers, and railroad safety. No opposition speakers.
  • Case 006-26 (Site Plan Review for Parking Lot for Specialty Foods Inc.):
    • In favor: Jeff Cole (4010 East 24th Street, Joplin) explained the need for additional trailer parking on a 7-acre site across from the existing distribution facility. The parking will occupy approximately 3.5 acres, with no access from Range Line and limited access from Kennedy Lane. No opposition speakers.

Discussion Items

  • Case 027-26 – Special Use Permit for Row Houses (Villas):
    • The commission heard testimony from the applicant detailing the 29-unit villa project, including clubhouse, walking trail, pickleball court, dog park, and EV charging. The villas will be marketed to seniors but open to all. Construction is expected to begin in October 2026. No opposition or questions from the commission beyond clarifying the target demographic and proximity to a proposed data center site.
  • Case 028-26 – Site Plan Review for Watered Gardens Tiny Home Community:
    • Commissioners raised several concerns:
      • ADA accessibility: Only 3 of the planned 55 tiny homes are ADA-accessible, despite the target population being elderly/disabled. The applicant noted ground-level units may be accessible and that they could consider more.
      • Floodplain: The property lies in a floodplain; engineering plans include two 48-inch storm culverts and grading to place homes two feet above the 25-year flood elevation. No detention is planned because it could worsen downstream flooding.
      • Storm shelters: Two shelters will be provided, sized adequately for daily residents but possibly not for peak events.
      • Landscaping buffer: A 20-foot buffer was waived due to existing vegetation on the west side; a six-foot chain-link fence will surround the property for safety.
    • The applicant emphasized the need for permanent supportive housing for the elderly homeless population, citing 1 in 7 clients over age 60.
  • Case 006-26 – Site Plan Review for Parking Lot:
    • The commission confirmed that the property was rezoned earlier in 2026 and that stormwater detention has been addressed. Access restrictions were aligned with previous conditions. No further discussion.
  • Election of Officers:
    • Chair: Ms. Warren was nominated by Dr. Rosenberg, seconded by Mrs. Clue Michael; approved unanimously.
    • Vice Chair: Mr. Spruce was nominated by Dr. Rosenberg, seconded by Mr. Skinsle; approved unanimously.
    • Secretary: Mary Ann Phillips was nominated by Mrs. Harrington, seconded by Ms. Clue Michael; approved unanimously. The new officers take effect in September 2026.

Key Outcomes

  • Case 027-26: Motion to approve the special use permit for row houses by Mr. Spruce, seconded by Mrs. Harrington. All in favor; permit approved. The case will be presented to the City Council on Tuesday, September 8, 2026.
  • Case 028-26: Motion to approve the site plan review for Watered Gardens by Dr. Rosenberg, seconded by Mr. Spruce. All in favor; site plan approved.
  • Case 006-26: Motion to approve the site plan review for Specialty Foods Inc. parking lot by Dr. Rosenberg, seconded by Ms. Warren. All in favor; site plan approved.
  • Officers Elected: Chair – Ms. Warren; Vice Chair – Mr. Spruce; Secretary – Mary Ann Phillips. Terms effective September 2026.
  • Meeting adjourned following a motion by Mrs. Harrington, seconded by Ms. Warren; all in favor.

Meeting Transcript

It's four o'clock, so I'd like to call the planning and zoning commission meeting. Um can we have roll call? Mr. Skinsle. Present. Miss Clue Michael. President. Dr. Rosenberg. President. Miss Phillips. Present. Ms. Warren. Present. Mr. Spruce. Present. Miss Harrington. Present. So have we had a chance to look over the minutes? Second. All in favor? Say aye. Any opposed? Ms. Phillips, will you please reiterate the first and the second motion? Will you state the names when they make them? Oh. Second. Who said the name? I did. For the record, can you read the names of who makes the first and the second motion? Who was first? We have a first by Dr. Rosenberg and a second by Mrs. Harrington to approve the minutes. All in favor say aye. Aye. All opposed. Okay. The minutes are submitted as written. We will now do our public hearings. It is requested that persons wishing to testify before the zoning and planning commission 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.

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