Planning and Zoning Commission Regular Meeting

PLANNING COMMISSION MEETING AGENDA Thursday, November 20, 2025 6:00pm CALL TO ORDER Matt Modlin, Chairman ROLL CALL APPROVAL OF MINUTES September 18, 2025 PUBLIC COMMENTS OLD BUSINESS None LOT SPLIT / LS25102801 /CITIZEN’S SUBDIVISION / LOT 12A / LOT 12B /301 E MAIN STREET 1. Staff report with attachments 2. Application with attachments 3. The city of Odessa Code of Ordinances (by reference) DISCUSSION Zoning workshop December 18, 2025 NEXT MEETING ADJOURN Agenda posted at the following locations: City Hall, 228 S 2nd Street City’s Website: https://www.cityofodessamo.com Emailed to The Odessan November 13, 2025 A quorum of the Board of Alderman may be in attendance however, no Board votes will be taken. City of Odessa Planning and Zoning Commission Minutes – September 18, 2025 The City of Odessa Planning and Zoning Commission met to hold regular business September 18, 2025 at the Odessa Community Building. Roll Call: Present were, Matt Modlin chair, Mary Bertram co-chair, Steve Nance secretary, Seth Howerton, Bill Hunt. Shannon Dupree. Absent was JoAnn Quigley City staff present was Christi Dickey, Planning and Development support staff. Shawna Davis, City Administrator, also present were, Mike Plachte, and Hannah Spaar, James Townsend, Steve Lockhart, Sandy Lockhart, Jason Weatherman, Marshall Dupree, Dennis Huff, Janel Levy, Vincent Barker, Mike McGee, Michael Poggemeier, Zachary Raines, Kaleonake Raines, David Brushwork and Taylor Barker Consent Agenda: Minutes - On motion by, Seth Howerton and seconded by Bill Hunt minutes of August 21, 2025 were approved as presented. Public Hearing: #1, Opened at 6:00 p.m. and closed at 6:15 p.m. with public comments Rezoning / RZ091825-01 / Parcel #23-1.0-02-1-000-026.010 / 0.96 +/- acres. 1. Dennis Huff, this subdivision changed zoning from R2 to R1, six or seven years ago to stop the rental properties and now you’re wanting to rezone it back to Duplexes and Multi-family. We currently have problems with our storm water and sewer run off. How can we add additional multifamily homes to this area? 2. 2. Hannah Spaar, I don’t have a problem with R2, duplexes. But do have concerns with R3- multi-family. Eight and Mason Street is extremely narrow  and dark. There has been a light put in recently however. The intersection has some blind spots and that’s concerning. 3. David Bresnak, I do not want a house back there, we are concerned with crime in the area if rental properties are allowed in this area. I already have concerns wit the property because it’s not been maintained well at all. 4. Janel Levy, I agree with what everyone has commented before me. This property would be ok for single family or a duplex, but there is not enough room for a multi-family addition. The entrance is only maybe 50 feet wide, the streets are narrow, not the entrance you would want to consider for a multi- family location. Public Hearing #2, Opened at 6:15 p.m. and closed at 6:21 p.m. with public comments Amend Chapter 50 / Accessory Uses and Structures 1. Steve Lockhart, there is only one wood stove in town and its mine that I know of. I have had this wood burning boiler since 2009, the city granted a permit to put it in to heat my story and half home. I feel I’m being discriminated again for trying to do what I think is best to heat my home. I also have a problem with the request to not allow me to upgrade with a more effect boiler in the future. 2. Mike McGee, I find it inappropriate to say that a person can’t have a wood boiler stove in city limits. I realize that some folks have medical issues with the air quality and that’s unfortunate. I checked with a neighbor that works with DNR and he didn’t see any statues that could back this request, that a person would need to have to stop using a wood burn boiler. Old Business: None New Business: a) Rezoning / RZ091825-01 / Parcel #23-1.0-02-1-000-026.010 / 0.96 +/- acres. On motion by Seth Howerton and seconded by Bill Hunt, proposed zoning change from R1 to R3, failed, 5-0 with Shannon Dupree abstaining the vote. Recommendation to Board of Alderman to not approve, proposed zoning change from R1 to R3. b) Amend Chapter 50 / Accessory Uses and Structures of the City Code of Ordinance to Prohibit the installation of New Outdoor Wood Boilers On motion by Seth Howerton and second by Bill Hunt, to table for further information, passed Discussion: a) Continued Zoning Work Shop b) to change the meeting time to 6:00pm on the third Thursday of every month. Approved 5-0 to change the time. All meetings will start at 6:00 p.m. starting September 2025 Adjournment: With a motion by Seth Howerton and seconded by Bill Hunt to adjourn, the meeting adjourned at 7:55 p.m. Submitted by: Steve Nance, Secretary  STAFF REPORT November 20, 2025 File #: LS25102801 Property Owner or Responsible Party: Garrett Jones Site Location: 301 E Main Project Request: Lot split Odessa Staff: Jenny Neel, Community Development Coordinator Lot split of 301 E Main – Citizen’s Subdivision to Odessa, Project Description: Lots 12A and 12B City of Odessa Code of Ordinances City Ordinance: Section 42-5 Lot Splits Section 42-5 – Lot Splits The property owner is requesting a lot split of Citizen’s Subdivision to Odessa, Lots 12A and 12B. The proposed action will divide 301 E Main into two lots. Lot 12A will be 16,038.39 sq ft and Lot 12B will be 16,025.06 sq ft. The Request: intent of this request is to provide the ability to construct an additional residence on Lot 12B. This area is currently zoned R1 and there is no request to change zoning. Staff recommends approval of this lot split application. The proposed division meets all lot split requirements set forth Staff Recommendation: in the City of Odessa Code of Ordinances, Section 42-5, Lot Splits. The subdivision of lot 12 will fit into the size and scope of adjacent properties. Respectfully Submitted: Jenny Neel, Communtiy Development Coordinator  City of City of Odessa ODESSA Feletty WallRneded Platting & lot Split Application Community Development 228 S Second St PO Box 128 Odessa, MO 64076 Phone: 816-230-5577 cityofodessamo.com Date Filed: Date Finished: File No: L525102801 10/28/25 CLASSIFICATION Lot Split Re-Plat PLATTING(SUBDIVISIONS) DESCRIPTION Proposed Subdivision Name: Number of Lots to be Created: General Location: LOT SPLITS ONLY Lot Number: 12 Block Number: Subdivision: Citizen's Subdivision APPLICANTS (List any others on back if needed) Applicant: Garrett Jones Address: 3518 Phillips Rd. Odessa, mo 6407ь Relationship to Project: Owner Agent for Owner Other: Phone Number: 816-547-1835 Sipaie a a Applicant: Address: Relationship to Project: ☐ Owner ☐ Agent for Owner ☐ Other: Phone Number: Signature: SURVEY PLAT PREPARED BY Nameof Land Surveyor: Brant Ladwig State Registration Number: 2006016633 Address: 33604 E 235h st Phone No.: 816-309-6621 Pleasant Hill, mo b4080 DOCUMENTS SUBMITTED WITH THIS APPLICATION FEE Lot Splits = $100.00 Preliminary Plat = $150.00 Final Plat = $150.00 Date Paid: Receipt No.:  Lot Split Information The purpose of this section is to allow a lot to be divided into no more than two tracts without requiring a replat, while still permitting the issuance of building permits. To request approval for a lot split, the property owner must apply through the Community Development Coordinator. The application must include four copies of a scale drawing, the legal description of the lots being created, the location and details of any structures on the lot, and the name, signature, and seal of the licensed engineer or registered land surveyor who prepared the drawing. A lot split cannot be approved if: It requires a new street, alley, or other public improvements. It involves vacating streets, alleys, setback lines, access control, or easements. It creates significant increases in service demands (such as utilities, schools, traffic control, or streets) or interferes with maintaining current service levels. It fails to meet right-of-way or easement requirements. It results in a tract without direct access to a public street. It creates a substandard-sized lot. The lot has already been split previously under this chapter. The planning and zoning commission has 45 days to review an application. Within that time, the commission must ratify, deny, or continue the application for cause. If no action is taken within 45 days, the lot split is automatically deemed approved. Any approval must also be formally endorsed in the format required by the board of aldermen. A filing fee of $100.00 must accompany each application. No building permit will be issued for any lot that has been divided unless the split has been approved in accordance with these provisions. Residential Lots 1. Lot width (front of property): • Must be at least 70 feet wide at the front building line. • Must touch (abutt) the street by at least 35 feet. • Corner lots must be at least 80 feet wide at the front building line. 2. Lot shape: • Side lot lines should run at right angles (or radiate) from the street, when possible. 3. Lot depth (front to back):  • Must be at least 120 feet deep. 4. Lot area (size): 이 Regular lots must be at least 8,400 square feet. • Corner lots must be at least 9,600 square feet. 5. Lots with septic systems: • If septic tanks or individual sewage systems are used, the lot size must be large enough to meet the requirements shown by a percolation test done by an engineer. o In these cases, the lot must also be at least 100 feet wide at the front building line. Commercial & Industrial Lots Lots are not required for subdivisions zoned commercial or industrial. If lots are created, they must be sized and arranged to allow for adequate off-street parking and loading for the intended use. Special Lot Types Double frontage or reverse frontage lots (lots that face two streets, front and back) should generally be avoided. They may be allowed if needed to: oSeparate homes from busy roads, or o Deal with tough topography or orientation issues. If used: 이 A 10-foot planting screen easement (landscape buffer) must be provided where the lot borders the busy street or use that needs screening. • No driveways or access are allowed across this planting screen easement. 11/13/25, 10:01 AM 1000027089.jpg https://mail.google.com/mail/u/0/?tab=rm&ogbl#inbox/FMfcgzQcqlFplLnKntlVHhDsfVGSMcXz?compose=DmwnWrRqhSBgxKLqsMpQhJnjCBdpsmTw… 1/1 11/13/25, 10:01 AM 1000027091.jpg https://mail.google.com/mail/u/0/?tab=rm&ogbl#inbox/FMfcgzQcqlFplLnKntlVHhDsfVGSMcXz?compose=DmwnWrRqhSBgxKLqsMpQhJnjCBdpsmTw… 1/1 11/13/25, 10:01 AM 1000027090.jpg https://mail.google.com/mail/u/0/?tab=rm&ogbl#inbox/FMfcgzQcqlFplLnKntlVHhDsfVGSMcXz?compose=DmwnWrRqhSBgxKLqsMpQhJnjCBdpsmTw… 1/1  City of City of Odessa 228 S 2nd St ODESSA INVOICE Perfectly Well Rounded Odessa, MO 64076-0128 Phone: (816) 230-5577 Billed To: DATE: 10/30/2025 CHARLES GARRETT JONES INVOICE #: INV01695 400 W MASON STE-A DUE DATE: 10/30/2025 ODESSA, MO 64076 TOTAL DUE: 100.00 CUSTOMER ACCOUNT #: 0541 ITEM DESCRIPTION PRICE AMOUNT UNITS Lot split 301 E Main St 10-30-25 1.00 100.00 100.00 TOTAL THIS INVOICE 100.00 PAD OCT 30 2025 uty e Odessa Udussa, For questions, contact City of Odessa at (816) 230-5577 REMIT TO: City of Odessa 228 S. 2nd Street Odessa, MO 64076-0128 A copy of this invoice should accompany your check. Thank you! Page 1 11/12/25, 4:20 PM Odessa, MO Code of Ordinances Sec. 42-5. - Lot splits. (a) Generally. The intent of this chapter is to provide for the issuance of building permits in lots divided into not more than two tracts without having to replat the lot. The city may issue, or have issued, building permits for such lots in accordance with the following regulations. (b) Application procedure. Requests for lot split approval shall be made to the city clerk by the owner of the land. The application shall include four copies of a scale drawing, the legal description of the lots to be created, the location of any structures on the lot together with the precise nature, location and dimensions, and the name, signature and seal of the licensed engineer or the registered land surveyor who prepared the drawing. (c) Prerequisites. No lot split shall be approved if: (1) A new street or alley or other public improvements is needed or proposed. (2) A vacation of streets, alleys, setback lines, access control or easements is required or proposed. (3) Such action will result in significant increases in service requirements (e.g., utilities, schools, traffic control, streets, etc.,); or will interfere with maintaining existing service levels (e.g., additional curb cuts, repaving, etc.). (4) There is less street right-of-way than required by this chapter or the comprehensive plan. (5) All easement requirements have not been satisfied. (6) Such split will result in a tract without direct access to a public street. (7) A substandard-sized lot or parcel will be created. (8) The lot has been previously split in accordance with this chapter. (d) Ratification by the planning and zoning commission. The planning and zoning commission shall, within 45 days of application, in writing, either ratify or not ratify or continue for cause those applications which, in the opinion of the planning and zoning commission, do not comply with this chapter. If action is not taken within the 45-day period, such lot split shall be deemed to have been approved. The acknowledged endorsement by the planning and zoning commission must appear in the form approved by the board of aldermen. (e) Filing fee. The filing fee as set forth by separate ordinance shall accompany the application for lot splits. (f) Building permit. No building permit shall be issued for any site which contains a division of a platted lot of record, unless such division has been ratified in the manner provided by this chapter. (Ord. No. 2824, § 1(9.104), 9-12-2011) about:blank 1/1  USE TABLE Key to Use Table: P = Permitted (By Right). Uses identified in a zoning district column of the Use Table with a "P" are "permitted by right" and shall be permitted in such zoning district, subject to such special use regulations as may be indicated in the "conditions" column and all other requirements of this Development Code. C= Conditional Uses. Uses identified in a zoning district column of the Use Table with a "C" are "conditional uses" and shall be permitted in such zoning district if reviewed and approved in accordance with the standards of the conditional use section of the code of ordinances. NP = Not Permitted. Uses identified in a zoning district column of the Use Table with a "NP" are "not permitted" and are not allowed in such zoning district unless otherwise expressly permitted by other regulations of this Development Code. USE TABLE Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Residential Uses Assisted Living NP NP NP P P P NP NP NP Duplex NP NP P P NP NP NP NP NP Group Home, Ltd. (1—8) NP P P P NP NP NP NP NP Group Home, Gen. (9+) NP NP NP P C NP NP NP NP Group Residential Manufactured Home Dev. Modular Home Mobile Home Dev. Multi-Family NP NP NP P C C C NP NP Single-Family, Attached NP NP C C NP NP NP NP NP Single-Family, Detached NP P NP NP NP NP NP NP NP Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Public, Quasi-Public and Commercial Uses Adult Entertainment Establishment  A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Airport or Airstrip NP NP NP NP NP NP NP NP P Animal Care, General P NP NP NP NP P P P NP Animal Care, Ltd. P NP NP NP NP NP NP NP NP Animal Care, Wildlife Rehabilitation P NP NP NP NP NP NP P P Auditorium or Stadium Bank/Financial Institution NP NP NP NP P P P NP NP Bar or Tavern NP NP NP NP P P P NP NP Cabinet/Carpentry Shop Car Wash NP NP NP NP P P P NP NP Cemetery P NP NP NP NP NP NP NP NP Club, Private Clubs—under 21 College or University Communication Tower P NP NP NP C C C C C Comprehensive Marijuana Dispensary Facility Construction Sales/Service *Truck Wash NP NP NP NP NP NP C P NP *Church Cemetary C C C C C C C C C Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Public, Quasi-Public and Commercial Uses Convalescent Care Correctional Facility Cultural Service Day Care, Ltd. (1—6) NP P P P NP NP NP NP NP Day Care, General (7—10) NP P P P NP NP NP NP NP Day Care, Commercial NP NP NP NP P P P NP NP Flextech Funeral Home Golf Course Government Service Health Club  A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Heliport or Helipad Hospital Hotel or Motel Kennel Massage Establishments and Bathhouse Medical Marijuana Dispensary Facility Medical Service Microbusiness Dispensary Facility Military Service Mobile Homes Sales Modeling Studio and Body Painting Office, General NP NP NP NP P P P P P P Outdoor display, storage, or sale of merchandise on C-1, C-2, C-3, I-1, or I-2 property used as residential Parking Lot, Commercial NP NP NP NP P P P P P P Parks and Recreation NP C C C C C C C C C Post Office NP C C C P P P P P P Recreation/Entertainment Indoor NP NP NP NP P P P P NP P Recreation/Entertainment Outdoor NP NP NP NP C P P P NP P Recreational Vehicle Park NP NP NP NP NP NP P P C P Recreational Vehicle Sales and Service NP NP NP NP NP NP P P C P Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Public, Quasi-Public and Commercial Uses Religious Assembly P P P P P P P P P P Repair Service Research Service Restaurant, Fast-food Restaurant, General Retail Sales and Service Safety Service Schools, Elementary, Middle or High Service Sta., Automotive Service Sta., Truck Stop  A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Shooting Range (outdoor) NP NP NP NP NP P P P P Short-term loan service Studio, Television or Film Tattoo Parlors and Body Piercing Transitional Living Center Vehicle/Equipment Sales Vehicle/Equipment Storage Yard Vehicle Repair, General Vehicle Repair, Limited Vocational School Warehouse, Residential Storage (mini-storage) Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Manufacturing, Industrial and Extractive Uses Asphalt or Concrete Plant Basic Industry Compost Facility Comprehensive Marijuana Cultivation Facility Comprehensive Marijuana-Infused Products Manufacturing Facility Food/Bakery Product Manufacturing Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Manufacturing, Industrial and Extractive Uses Freight Terminal Gas and Fuel Storage Hazardous Operation Landfill Laundry Service Manufacturing Assembly Marijuana Testing Facility Medical Marijuana Cultivation Facility Medical Marijuana Products Manufacturing Facility  A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Medical Marijuana Testing Facility Microbusiness Wholesale Facility Mining or Quarrying Oil or Gas Drilling/Refining Printing and Publishing Salvage Yard Solid Waste Collection and Processing Stockyard Transit Facility Transportation Facility Utility, Major Utility, Minor Warehouse/ Wholesale Welding or Machine Shop Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Agricultural Uses Agricultural Processing Residential Non-residential A R-1 R-2 R-3 C-1 C-2 C-3 I-1 I-2 PUD Agricultural Sales/Service Agriculture, General Agriculture, Limited ADULT ENTERTAINMENT An establishment used or intended to be used for commercial entertainment or having ten percent (10%) or ESTABLISHMENT more of its stock for sale or viewing of matters depicting, describing or relating to sexual conduct for the enjoyment of the patrons.[3] AGRICULTURAL PROCESSING The initial processing of crop-based agricultural products that is reasonably required to take place in close proximity to the site where such products are produced. Typical uses include grain mills. AGRICULTURAL SALES AND A use primarily engaged in the sale or rental of farm tools and implements, feed and grain, tack, animal care SERVICE products and farm supplies. This definition excludes the sale of large implements, such as tractors and combines, but includes food sales and farm machinery repair services that are accessory to the principal use. AGRICULTURAL USES The use of a tract of land of not less than ten (10) acres for the growing of crops, pasturage or nursery, including the structures necessary for carrying out farming operations and the dwellings of these owning or operating the premises, member of the family thereof or persons employed thereon and the family thereof. The use of land for the production of livestock, dairy products, poultry or poultry products. AGRICULTURE, LIMITED The use of land for the production of row crops, field crops, tree crops or timber. AIRPORT OR AIRSTRIP Any public or privately owned or operated ground facility designed to accommodate landing and takeoff operations of aircraft, including all taxiways, aircraft storage and tie-down areas, hangars and other necessary buildings and open spaces. ANIMAL CARE, GENERAL A use providing animal care, boarding or veterinary services with outdoor animal runs. (See "ANIMAL CARE, LIMITED" and "KENNEL"). ANIMAL CARE, LIMITED A use providing animal care, boarding or veterinary services for household pets, with no outdoor animal runs. (See "ANIMAL CARE, GENERAL" and "KENNEL"). ANIMAL CARE, WILDLIFE A use providing for rehabilitation of wild animals that are Missouri native small mammals pursuant to a REHABILITATION wildlife rehabilitation permit issued by the Missouri Department of Conservation, with no outdoor animal runs. BANK OR FINANCIAL Establishments engaged in deposit banking. Typical uses include commercial banks, savings institutions and INSTITUTION credit unions and automated teller machines. BAR OR TAVERN An establishment where fifty percent (50%) or more of gross income is derived from the sale of alcoholic beverages by the drink for consumption on the property and where the serving of food and non-alcoholic beverage for consumption on the property and the sale of package liquors may  be accessory uses. BASIC INDUSTRY A use engaged in the basic processing and manufacturing of materials or products predominately from extracted or raw materials. Typical uses include distilleries; pulp processing and paper products manufacturing; glass manufacturing; brick manufacturing; steel works; tanneries; acid manufacturing; cement, lime, gypsum or plaster of Paris manufacturing; fertilizer or chemical manufacturing; and petroleum refineries. BED AND BREAKFAST A dwelling or portion thereof that contains guest rooms that short-term lodging, with or without meals, is provided for compensation. CABINET/CARPENTRY SHOP A use primarily engaged in the manufacturing or assembly of custom wood products for residential or business uses. This use does not include the large-scale, mass manufacture of wood products such as furniture. CAR WASH A use primarily engaged in cleaning or detailing motor vehicles, whether self-service, automatic or by hand. CEMETERY Property used for interring of the dead, including mausoleums. CLUB, PRIVATE A use providing meeting, recreational or social facilities for a private association, primarily for use by members and guests. Typical uses include private social clubs, lodges and fraternal organizations. COLLEGE OR UNIVERSITY An institution of higher education offering undergraduate or graduate degrees. COMMUNICATION TOWER AM/FM radio, television and microwave transmission towers and accessory equipment and buildings. COMPOST FACILITY A commercial or public solid waste processing facility where yard or garden waste is transformed into soil or fertilizer by biological decomposition. COMPREHENSIVE MARIJUANA A "Comprehensive Facility" as defined by Article XIV, Section 2, of the Missouri Constitution, a Comprehensive FACILITY Marijuana Cultivation Facility, a Comprehensive Marijuana Dispensary Facility, or a Comprehensive Marijuana-Infused Products Manufacturing Facility. COMPREHENSIVE MARIJUANA A facility licensed by the Missouri Department of Health and Senior Services to acquire, cultivate, process, CULTIVATION FACILITY package, store on-site or off-site, transport to or from, and sell Marijuana, Marijuana seeds, Marijuana vegetative cuttings (clones) to a Medical Marijuana Facility, Comprehensive Marijuana Facility, or Marijuana  Testing Facility. A Comprehensive Marijuana Cultivation Facility need not segregate or account for its Marijuana products as either non-medical Marijuana or medical Marijuana. A Comprehensive Marijuana Cultivation Facility's authority to process Marijuana shall include the creation of Prerolls, but shall not include the manufacture of Marijuana-Infused Products. COMPREHENSIVE MARIJUANA A facility licensed by the Missouri Department of Health and Senior Services to acquire, process, package, store DISPENSARY FACILITY on-site or off-site, sell, transport to or from, and deliver Marijuana, Marijuana seeds, Marijuana vegetative cuttings (clones), Marijuana-Infused Products, and drug paraphernalia used to administer Marijuana as allowed by applicable law to a qualifying patient or primary caregiver, as defined by law, or to a consumer, anywhere on the licensed property or to any address as directed by the patient, primary caregiver, or consumer and consistent with the limitations of applicable laws and as otherwise allowed by law, to a Comprehensive Marijuana Facility, a Marijuana Testing Facility, or a Medical Marijuana Facility. Comprehensive Marijuana Dispensary Facilities may receive transaction orders at the dispensary directly from the consumer in person, by phone, or via the internet, including from a third party. A Comprehensive Marijuana Dispensary Facility need not segregate or account for its Marijuana products as either non-medical Marijuana or medical Marijuana, but shall collect all appropriate tangible personal property sales tax for each sale, as set forth in Article XIV of the Missouri Constitution and provided for by general or local law. A Comprehensive Marijuana Dispensary Facility's authority to process Marijuana shall include the creation of Prerolls. COMPREHENSIVE MARIJUANA- A facility licensed by the Missouri Department of Health and Senior Services to acquire, process, package, INFUSED PRODUCTS store, manufacture, transport to or from a Medical Marijuana Facility, Comprehensive Marijuana Facility, or MANUFACTURING FACILITY Marijuana Testing Facility, and sell Marijuana-Infused Products, Prerolls, and Infused Prerolls to a Comprehensive Marijuana Dispensary Facility, a Marijuana Testing Facility, or another Comprehensive Marijuana-Infused Products Manufacturing Facility. A Comprehensive Marijuana-Infused Products Manufacturing Facility need not segregate or account for its Marijuana products as either non-medical Marijuana or medical Marijuana. CONDITIONAL USE A use permitted in a particular zoning district only upon showing that such use in a specific location will comply with all the conditions and standards for the location or operation of such use as specified in the Chapter and authorized by the Board of Aldermen. CONDOMINIUM A building, group of buildings or property that units are owned individually with the common elements owned by all the owners on a proportionate, undivided basis. CONSTRUCTION SALES AND A use engaged in the retail or wholesale of materials used in the construction of buildings or other structures SERVICE and the outdoor storage of construction equipment or materials on lots other than construction sites. Typical uses include lumberyards, home improvement centers, lawn and garden supply stores, electrical, plumbing, air conditioning and heating supply stores, swimming pool sales, construction contractors' storage yards and construction equipment rental establishments. CONVALESCENT CARE A use providing bed care and in-patient services for persons needing regular medical attention, but excluding facilities for the care and treatment of mental illness, alcoholism, narcotics addiction, emergency medical services or communicable disease. Typical uses include nursing homes. CORRECTIONAL FACILITY A facility providing housing and care for individuals confined for violations of law. CULTURAL SERVICE A facility providing cultural and educational services to the public. Typical uses include museums, art museums, observatories, planetariums, botanical gardens, arboretums, zoos and aquariums. DAY CARE A use that provides care, protection and supervision for individuals on a regular basis away from their primary residence for less than twenty-four (24) hours per day. DAY CARE, COMMERCIAL A day care conducted in a structure other than a private residence. DAY CARE, GENERAL A day care establishment conducted in a private residence that provides care for seven (7) to ten (10) individuals at any one time, excluding those persons related to and residing in the home of the day care provider. DAY CARE, LIMITED A day care establishment conducted in a private residence that provides care for four (4) to six (6) individuals at any one time, excluding those persons related to and residing in the home of the day care provider. DWELLING, MULTI-FAMILY A dwelling on a single lot containing three (3) or more dwelling units where each is totally separated from the others. DWELLING, SINGLE-FAMILY, A dwelling unit attached to one (1) or more dwelling units by common vertical walls and each dwelling unit is ATTACHED located on a separate lot. This definition may include the term zero lot line, twin house or patio house. DWELLING, SINGLE-FAMILY, A dwelling unit entirely surrounded by open space on the same lot. DETACHED DWELLING, TOWN HOUSE A dwelling unit of at least three (3) such units where each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one (1) or more common walls. FLEXTECH A use combining office and warehousing; office and light assembly; or office, warehousing and light assembly activities within the same building. Flextech buildings typically have office storefronts on one (1) side of the structure and loading docks or roll-up doors on the other side. Loading and service areas are screened from view of public right-of-way, public recreation facilities and lower intensity zoning districts. Flextech uses may involve retail sales of merchandise as an accessory use. FOOD/BAKERY PRODUCT A use engaged in the manufacture of food and food products, including non-retail bakeries, canning facilities MANUFACTURING and creameries. FUNERAL HOME A building used for the preparation of the deceased for burial and the display of the deceased and ceremonies connected therewith before burial or cremation, but shall not include facilities for cremation. GAS AND FUEL The use of a site for bulk storage and distribution and sales of flammable liquid, gas or solid fuel, excluding SALES/STORAGE below-ground storage that is clearly ancillary to an allowed principal use on the site. GOLF COURSE A facility providing private or public golf recreation services and support facilities. This definition shall exclude miniature golf courses and golf driving ranges except those that are clearly accessory uses. GOVERNMENT SERVICE Buildings or facilities owned or operated by a government entity and providing services for the public, excluding utilities and park and recreation services. Typical uses include administrative offices of government agencies and utility billing offices. GREENHOUSE A building whose roof and sides are made largely of glass or other transparent or translucent material and in which the temperature and humidity can be regulated for the cultivation of delicate or out-of-season plants for subsequent sale or for personal enjoyment. GROUP HOME, GENERAL A facility providing twenty-four (24) hour care in a protected living environment for more than eight (8) persons with physical or mental disabilities and any number of caregivers. GROUP HOME, LIMITED A facility providing twenty-four (24) hour care in a protected living environment for no more than eight (8) persons with physical or mental disabilities and up to two (2) house parents or caregivers. GROUP RESIDENTIAL The use of a site for occupancy by groups of more than five (5) persons, not defined as a family, on a weekly or longer basis. Typical uses include fraternity or sorority houses, dormitories, residence halls and boarding or lodging houses. The term "group residential" does not include "group homes". HEALTH CLUB A facility where members or non-members use equipment or space for the purpose of physical exercise. HELIPORT OR HELIPAD An area, either on the ground or on a building, used as a landing pad for helicopters to pick up or discharge passengers or cargo. HOME OCCUPATION An activity carried out for compensation in a residential dwelling unit. HOSPITAL An institution providing primary health services and medical or surgical care to persons, primarily inpatients, suffering from illness, disease, injury, deformity and other abnormal physical or mental conditions and including, as an integral part of the institution, related facilities such as laboratories, outpatient facilities or training facilities. HOTEL OR MOTEL A facility used, maintained or advertised as a place where sleeping accommodations, in rooms without individual kitchens, are supplied for short-term rent to transient guests. Typical uses include hotels and motels. KENNEL An establishment licensed to operate a facility housing dogs, cats or other household pets and where grooming, breeding, boarding, training or selling of animals is conducted as a business. LANDFILL A disposal facility employing an engineered method of disposing of solid waste, including demolition and construction debris. LAUNDRY SERVICE A use that is primarily engaged in the large-scale washing or cleaning of laundry, rugs and similar materials. This definition does not include laundromat or dry cleaning pickup stations. MANUFACTURED HOME A site with required improvements and utilities for the long-term placement of manufactured homes for DEVELOPMENT dwelling purposes. Services and facilities for residents of the development may also be included on the site. MANUFACTURED HOUSING A transportable, factory-built structure that is manufactured in accordance with the Federal Manufactured UNIT Housing Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401) and that is designed to be used as a single dwelling unit. MANUFACTURING AND An establishment engaged in the manufacture, predominately from previously prepared materials, of finished ASSEMBLY products or parts, including processing, fabrication, assembly, treatment and packaging of such products and incidental storage, sales and distribution of such products, but excluding basic industry. MARIJUANA FACILITY A Comprehensive Marijuana Cultivation Facility, Comprehensive Marijuana Dispensary Facility, Marijuana Testing Facility, Comprehensive Marijuana-Infused Products Manufacturing Facility, Microbusiness Wholesale Facility, Microbusiness Dispensary Facility, or any other type of Marijuana-related facility or business licensed or certified by the Missouri Department of Health and Senior Services, but shall not include a licensed Medical Marijuana Facility. MARIJUANA MICROBUSINESS A facility licensed by the Missouri Department of Health and Senior Services as a Microbusiness Dispensary FACILITY Facility or Microbusiness Wholesale Facility, as defined by law. MARIJUANA TESTING FACILITY A facility certified by the Missouri Department of Health and Senior Services to acquire, test, certify, and transport Marijuana, including those originally certified as a Medical Marijuana Testing Facility. MEDICAL SERVICE A use providing therapeutic, preventive or corrective personal treatment services on an out-patient basis by physicians, dentists and other practitioners of the medical or healing arts and the provision of medical testing and analysis services. Typical uses include clinics and offices for doctors of medicine, dentists, chiropractors, osteopaths, optometrists, blood banks and medical laboratories. MICROBUSINESS DISPENSARY A facility licensed by the Missouri Department of Health and Senior Services to acquire, process, package, store FACILITY on-site or off-site, sell, transport to or from, and deliver Marijuana, Marijuana seeds, Marijuana vegetative cuttings (clones), Marijuana-Infused Products, and drug paraphernalia used to administer Marijuana as allowed by law to a qualifying patient or primary caregiver, as defined by law, or to a consumer, anywhere on the licensed property or to any address as directed by the qualifying patient, primary caregiver, or consumer and consistent with the limitations of Article XIV of the Missouri Constitution and as otherwise allowed by law, a Microbusiness Wholesale Facility, or a Marijuana Testing Facility. Microbusiness Dispensary Facilities may receive transaction orders at the dispensary directly from the consumer in person, by phone, or via the  internet, including from a third party. A Microbusiness Dispensary Facility's authority to process Marijuana shall include the creation of Prerolls. MICROBUSINESS WHOLESALE A facility licensed by the Missouri Department of Health and Senior Services to acquire, cultivate, process, FACILITY package, store on-site or off-site, manufacture, transport to or from, deliver, and sell Marijuana, Marijuana seeds, Marijuana vegetative cuttings (clones) and Marijuana-Infused Products to a Microbusiness Dispensary Facility, other Microbusiness Wholesale Facility, or Marijuana Testing Facility. A Microbusiness Wholesale Facility may cultivate up to two hundred fifty (250) flowering Marijuana plants at any given time. A Microbusiness Wholesale Facility's authority to process Marijuana shall include the creation of Prerolls and Infused Prerolls. MILITARY SERVICE A facility used or intended to be used by a branch of the U.S. Armed Forces, including military reserves. MINING OR QUARRYING The extraction of metallic and non-metallic minerals, excluding oil or natural gas. Typical uses include sand and gravel pit operations, quarries and mines. MOBILE HOME A transportable, factory-built structure that was manufactured prior to the enactment of the Federal Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401) and that is designed to be used as a single dwelling unit. MOBILE HOME DEVELOPMENT A site with required improvements and utilities for the long-term placement of mobile homes for dwelling purposes. Services and facilities for residents of the development may also be included on the site. MODULAR HOME A factory-built transportable structure which bears the seal of the State of Missouri Public Service Commission or is built to the UBC Basic Code and which does not have its own running gear and is designed to be used as a dwelling unit with a permanent foundation. MULTI-FAMILY The use of a site for three (3) or more dwelling units within a single building. Typical uses include triplexes, four-plexes, apartments and residential condominiums. OFFICE, GENERAL A use providing executive, management, administrative or professional services, but not medical or dental services or the sale of merchandise, except as incidental to a permitted use. Typical uses include real estate, insurance, property management, investment, employment, travel, advertising, law, architecture, design, engineering, accounting and similar offices. OIL AND GAS The subsurface extraction or refining of oil or natural gas. DRILLING/REFINING OUTDOOR DISPLAY The placement of products in their finished state for public viewing as a means of advertising. Such products may include automobiles, portable buildings, outdoor furniture and other similar items. Landscape materials such as mulch, rock and plant material may be displayed as part of a finished landscape but may not be displayed in bulk. OUTDOOR STORAGE The placement of raw materials prior to manufacture or sale. Items may include lumber, fencing or bulk landscape materials. PLANNED UNIT An area of a minimum contiguous size, as specified by ordinance, to be planned, developed, operated and DEVELOPMENT maintained as a single entity containing one (1) or more structures to accommodate commercial, office or residential uses or all in any combination thereof and appurtenant common area and other uses incidental to the predominant uses. PARKING LOT, COMMERCIAL An area used or intended to be used for the off-street parking of operable motor vehicles on a temporary basis, other than as accessory parking to a principal use. PARKS AND RECREATION A park, playground or community facility, owned by or under the control of a public agency or property owners' association, that provides opportunities for active or passive recreational activities. POST OFFICE A facility used for the collection, sorting and distribution of U.S. mail among several zip code areas and having limited retail services for the public, such as the sale of stamps, postcards and postal insurance. RECREATION AND A use offering recreation, entertainment or games of skill to the public for a fee or charge and that is wholly ENTERTAINMENT, INDOOR enclosed in a building. Typical uses include bowling alleys, indoor theaters, bingo parlors, pool halls, billiard parlors and video game arcades. RECREATION AND A use offering recreation, entertainment or games of skill to the public for a fee or charge wherein any portion ENTERTAINMENT, OUTDOOR of the activity takes place in the open. Typical uses include archery ranges, batting cages, golf driving ranges, drive-in theaters and miniature golf courses. RECREATIONAL VEHICLE A use engaged in the retail sale of recreational vehicles from the premises along with incidental service or SALES AND SERVICE maintenance activities within completely enclosed buildings and an outdoor area used or intended to be used for storage of recreational vehicles displayed for sale. RECREATIONAL VEHICLE A designated and defined parcel of land within a recreational vehicle park intended for temporary location of a SPACE recreational vehicle as a dwelling unit. RELIGIOUS ASSEMBLY A site used by a bona fide religious group primarily or exclusively for religious worship and related religious services, including a place of worship, retreat site or religious camp. REPAIR SERVICE A use primarily engaged in the provision of repair services to individuals and households, but excluding vehicle repair services. Typical uses include appliance repair shops. RESEARCH SERVICE A use engaged in conducting basic and applied research, including production of prototype products when limited to the minimum scale necessary for full investigation of the merits of a product, excluding production of products used primarily or customarily for sale or for use in non-prototype production operations. RESTAURANT, FAST-FOOD A use primarily engaged in the sale of food and non-alcoholic beverages in a ready-to-consume state. The design or principal method of operation is that of a fast-food or drive-in restaurant offering quick food service; where orders are generally not taken at the customer's table; where food is generally served in disposable wrapping or containers; and where food and beverages may be served directly to the customer in a motor vehicle. RESTAURANT, GENERAL A use where the principal business is the sale of food and beverages in a ready-to-consume state. RETAIL SALES AND SERVICE A use engaged in the sale or rental of goods and services, excluding uses more specifically defined. SAFETY SERVICE A facility for conduct of public safety and emergency services, including fire and Police protection services and emergency medical and ambulance services. SALVAGE YARD A lot, land or structure or part thereof used primarily for the collecting, dismantling, storage and salvaging of machinery or vehicles that are not in operating condition or for the sale of parts thereof. Typical uses include automobile salvage yards and junk yards. SCHOOL, ELEMENTARY, The use of a site for instructional purposes on an elementary or secondary level. MIDDLE OR HIGH SERVICE STATION, A use primarily engaged in the retail sale of gasoline or other motor fuels to automobiles and passenger AUTOMOTIVE vehicles, along with accessory activities such as the sale of lubricants, accessories or supplies, the lubrication of motor vehicles and the minor adjustment or repair of passenger motor vehicles. Uses involved primarily in the sale of diesel fuel, gasoline or other fuels to tractor trucks and uses that feature parking, storage or servicing of tractor trucks or semi-trailers shall be classified as "Truck Stop Service Stations". SERVICE STATION, TRUCK A use primarily engaged in the sale of diesel fuel, gasoline or other fuels to tractor trucks, along with accessory STOP activities such as the sale of lubricants, accessories or supplies or the servicing of tractor trucks or semi- trailers. A truck stop service station may include, as an accessory use, the parking and storage of tractor trucks or semi-trailers. SHOOTING RANGE, OUTDOOR An outdoor facility used or intended to be used for the discharge of firearms at targets. SHORT-TERM LOAN SERVICE The business of making loans for a period of thirty (30) days or less in duration, intended to coincide with the shall include period from one payday of the borrower to the next, and in principle amounts of five hundred dollars PAYDAY LOAN ($500.00) or less. BUSINESS TITLE LOAN BUSINESS A business that primarily lends money with the pledge of personal property as collateral, evidenced by a certificate of title issued by the State of Missouri, and regulated under Sections 367.500 through 367.533, RSMo., as from time-to-time amended. SOLID WASTE Incinerators, processing facilities, materials recovery facilities, solid waste transfer stations or any facility COLLECTION/PROCESSING where municipal solid wastes are salvaged, sorted, processed or treated. STOCKYARD A non-farm-based facility used or intended to be used for selling or holding livestock. TRANSIT FACILITY A facility used or intended to be used as an area for loading, unloading and interchange of transit passengers. Typical uses include bus terminals, rail stations and passenger-related mass transit facilities. TRANSITIONAL LIVING State licensed group-care homes for juvenile delinquents, halfway houses providing residence, rehabilitation CENTER and counseling to persons on release from a more restrictive custodial confinement and residential  rehabilitation treatment centers which also may provide out-patient rehabilitation for alcohol and other drug abuse. TRANSPORTATION FACILITY A facility certified by the Missouri Department of Health and Senior Services to house operations involving the transport of Marijuana product to or from a Marijuana Facility or Medical Marijuana Facility; or to a qualifying patient, primary caregiver, or consumer. VEHICLE AND EQUIPMENT A use engaged in the retail or wholesale sale or rental from the premises of motorized vehicles or equipment, SALES along with incidental service or maintenance activities. Typical uses include new and used automobile and truck sales, automobile rental, boat sales, motorcycle sales, moving trailer rental and farm equipment and machinery sales and rental. VEHICLE/EQUIPMENT An outdoor area used or intended to be used for long-term storage of vehicles and equipment, other than a STORAGE YARD commercial parking lot or accessory parking to a principal use. VEHICLE REPAIR, GENERAL A use primarily engaged in painting of or body work to motor vehicles or heavy equipment. Typical uses include paint and body shops. VEHICLE REPAIR, LIMITED A use providing automobile repair or maintenance services within completely enclosed buildings, but not including general vehicle repair services. VOCATIONAL SCHOOL A use providing education or training in business, commercial trades, language, arts or other similar activity or occupational pursuit and not otherwise defined as a college or university or school. WAREHOUSE, RESIDENTIAL An enclosed storage facility containing independent, fully enclosed bays that are leased to individuals STORAGE exclusively for long-term storage of household goods or personal property. WAREHOUSING AND A use primarily engaged in the storage or sales of materials, equipment or products to wholesalers or retailers. WHOLESALE Typical uses include cold storage, warehousing and long-term storage facilities, but excluding residential storage warehouses and sales of goods to the general public. WELDING OR MACHINE SHOP A workshop where machines, machine parts or other metal products are fabricated. Typical uses include machine shops, welding shops and sheet metal shops.