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Developer seeks annexation and rezoning for 96-unit complex; neighbors raise runoff, view concerns
Summary
GB Engineering and RBC Holdings asked the Joplin Planning Commission to annex 8.3 acres and rezone it for a 96-unit multifamily project; neighbors warned of runoff and loss of views, staff and the developer said detention will be provided inside annexed city limits. City council will consider the annexation on Oct. 6.
The Joplin Zoning & Planning Commission on Sept. 8 heard a request from GB Engineering on behalf of RBC Holdings to annex about 8.3 acres at the southeast corner of West Adobe Lane and Country Club Drive and rezone the parcel from R-1 to R-3 for a proposed 96-unit multifamily development.
Wayne Stevenson of GB Engineering said the plan calls for sixteen 6-plex, two-story buildings and on-site stormwater detention. “If annexed, all building codes regarding landscaping, building materials, stormwater, utilities, fire protection, and all will be required for the City of Joplin zoning code,” Stevenson told the commission. He said the developer also agreed to add screening and landscaping beyond code to address neighbor concerns.
Neighbors questioned drainage, elevation and the location of the retention pond. Michael Teeter, who lives at 2802 Callaway Ridge, said he bought in a predominantly residential area and is worried about runoff and traffic. “What guarantees are there going to be now that… that retention pond is going to be outside of the city limits that that is not going to go into my property thereafter?” Teeter said. Liz Macy, of 4093 West Adobe Lane, said a fence would block her front view and she feared water running downhill toward the first proposed apartment building.
Developer representatives and a property owner who has existing detention in the area said the annexation and detention should reduce downstream impacts. Rick Benson, a local property owner, told the commission the proposed detention would be contained within the annexed area and that the additional water from this project would be ‘‘a very small amount compared to what’s already coming through’’ from the Cedar Ridge subdivision.
Staff noted that city development in Joplin triggers detention and water-quality requirements that do not apply to county development, and that placing the detention area inside the annexed area lets the city enforce corrective action if problems arise. “The developer is proposing using that existing pond and then installing a second detention pond to help manage runoff,” staff said.
After questions and public comment, the commission voted to approve the voluntary annexation and the companion rezoning to R-3. The commission’s approvals are advisory; the annexation and rezoning will be forwarded to the City Council for final action on Oct. 6.
The commission’s file shows the applicant said a similar nearby development paid about $25,000 to the Joplin R-8 School District last year in tax revenue; the existing vacant land currently pays minimal tax. The developer said the project would provide market-rate units (one-bedrooms in the mid-$800s, two-bedrooms near $1,000 monthly) and that units are not subsidized.
Next steps: The annexation and rezoning will be presented to Joplin City Council on Oct. 6, 2025. Engineering review during permit review will determine final detention sizing and exact pond location, and residents were advised to raise post-construction drainage issues with the city’s stormwater engineer and public works department.
