City of Columbia, Missouri

Meeting Minutes

Planning and Zoning Commission

CONFERENCE RM

1A/1B

Thursday, April 4, 2024

5:30 PM

WORK SESSION

CITY HALL

701 E BROADWAY

I. CALL TO ORDER

8 -

Present:

Sara Loe, Anthony Stanton, Michael MacMann, Valerie Carroll, Sharon Geuea

Jones, Peggy Placier, Zack Dunn and Matt Ford

1 - Shannon Wilson

Excused:

II. INTRODUCTIONS

III. APPROVAL OF AGENDA

Meeting agenda adopted unanimously

Approve agenda as submitted

IV. APPROVAL OF MINUTES

March 21, 2024 Work Session

The March 21, 2024 work session minutes were approved unanimously with

Commissioner Dunn abstaining.

Approve minutes as presented

V. OLD BUSINESS

A. UDC Text Amendment - Small Lots

Commissioners discussed the proposed percentage of ground floor coverage that

were developed for lots between 3,000 sq. ft. to 4,999 sq. ft. (33%) and 5,000 sq. ft.

to 6,999 sq. ft. (35%). Mr. Zenner explained the rational for how the percentages

were arrived at noting that the percentage recommended for the lower range of lot

sizes was to ensure a ground floor area would not be larger than that allowed on a

traditional R-2 lot using conventional setbacks. He further explained that as lot

sizes increased into the next band of small lots (proposed to only be applicable in

the R-1 district) the lot coverage was not proportionally as significant as that

allowed in lower lot size band, but such lot cover was generally consistent with the

area that would otherwise be allowed if such lots (5,000 to 6,999) were permitted

with conventional setbacks being applied.

There was general discussion on the percentages proposed as well as the option of

increasing ground floor coverage by using a bonus system. It was concluded that

prior to expending additional time on devising a process by which to establish the

bonus criteria the new provisions needed to be implemented and applied to future

development. Mr. Zenner noted that creating additional criteria for increasing the

allowable ground floor area without first seeing how the proposed regulations may

be utilized would be premature. He suggested that a future amendment to the

proposed regulations to address this issue would be more appropriate when facts

on its use or challenges in it were identified.

Commissioners discussed this recommendation and concluded that it was

reasonable to consider holding off on further development of a bonus process. The

Chairman called for a voice vote with respect to the proposed maximum ground

floor area percentages. Commissioners indicated support of the proposed

percentages and thank staff for its analysis. Based on this vote it was understood

that discussion on dimensional standards was complete and work on potential

use-specific standards could begin.

Mr. Zenner explained what the attachment to the work session memo was about.

He noted that it represented the “Detached frontage-type” design provisions

presented as part of the form-based code discussions that preceded the adoption

of the UDC and the standards governing development in the M-DT district. Mr.

Zenner suggested that the Commission could use the standards as a baseline of

requirements if they felt them to be appropriate for new “greenfield”

development such that a sense of place or “character” would be established. He

noted that the work of the City’s consultant with respect to the Central City Study

Area was likely going to developed design-guidelines for infill development and

that the Commission’s focus was likely best spent on considering what they desired

outside of this area.

There was general Commission discussion on what the potential use-specific

standards should be. It was stated that caution needed to be taken that the

creation of use-specific standards did not create added development costs without

meaningful value to the communities/neighborhoods that were intended to be

created. Concerns were expressed that being too prescriptive in establishing

standards would create barriers. Discussion the types of general elements desired

or believed essential to make use of the small lots successful included encouraging

the use of alleys, reduction in right of way widths, and how to address parking

needs including the minimum required and where they could/should be allowed to

be located. The general Commission sediment was that the proposed standards

should establish “guardrails” not obstacles to use of the new provisions.

While discussion was resulting in meaningful recommendations/considerations,

the Chairman noted that it was focused on very specific outcomes. It was

recommended that the Commissioner’s step back and considered, from a 30,000 ft.

vantage point, possible outcomes that were either not desired or desirable with

respect to developments using the new standards. It was believed that if such

outcomes were identified staff could look into how those outcomes could be

achieved either by existing UDC provisions or creation of new ones. With this

additional guidance, Commissioners took turns expressing what they believed

were desired outcomes or issues that they’d like to be avoided.

This discussion resulted in the following topic areas being offered to staff for their

consideration as it begins the process of identifying/developing possible

use-specific standards.

1. Avoid the lack of open space. Create standards that would establish a

mechanism for relief to be created (i.e. an open space ratio per total number of

lots).

2. Avoid the lack of housing diversity in terms of housing types and architectural

styles.

3. Avoid having parking requirements drive the form of development.

4. Encourage “cohesion” within and between developments such that differences

in scale are minimized.

5. Encourage variety in housing styles and topologies (i.e missing middle,

bungalow court, MUSE).

6. Require installation of sidewalks and street trees to activate the frontage and

create “desired” walkability.

Having completed a full round-robin of Commissioners comments and concluding

that sufficient guidance had been offered, the Chairman closed the work session.

Mr. Zenner noted that staff would begin the process of identifying possible

use-specific provisions that could be considered by the Commission. This process

would be augmented by other observations, specifically relating to the subdivision

standards, that would need to be addressed to ensure a successful integration of

the small lot standards into the built environment.

VI. NEXT MEETING DATE - April 18, 2024 @ 5:30 pm (tentative)

VII. ADJOURNMENT

Meeting adjourned at 6:55 pm

Move to adjourn