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.