City of Columbia, Missouri

Meeting Minutes

Planning and Zoning Commission

CONFERENCE RM

1A/1B

Thursday, March 7, 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, Shannon Wilson and Zack Dunn

1 - Matt Ford

Excused:

II. INTRODUCTIONS

III. APPROVAL OF AGENDA

Meeting agenda adopted unanimously

Adopt agenda as presented

IV. APPROVAL OF MINUTES

February 22, 2024 Work Session

The February 22, 2024 work session minutes were approved unanimously.

Approve February 22, 2024 minutes as presented

V. OLD BUSINESS

A. UDC Text Amendment - Small Lots

Mr. Zenner introduced the topic and explained the content of the staff memo and

noted that Mr. Palmer and Mr. Kunz had produced the Sketchup illustrations

attached to the work session agenda. He further noted that post-packet production

that Mr. Kunz had been preparing a 3-D version of the Sketchup illustrations to

better capture how the proposed small lot area dimensional standards would

impact the built environment. Mr. Zenner reiterated that was to be presented did

not alter the lot widths approved in the sample development (Northridge

Cottages), but rather applied the dimensional standards that were agreed to at the

last work session and shown within the staff memo.

Following this introduction, Mr. Kunz and Mr. Palmer provided an explanation of

the four (4) different Sketchup illustrations/views of Northridge Cottages if the

proposed small-lot dimensional standards were applied. Mr. Kunz noted the

ground floor square footages shown were consistent with the lot size proposed as

were the FAR ratio maximums. For variety purpose, he chose to illustrate the

ground floor coverage and far in several different configurations which illustrated

the inherent flexibility that would afforded a developer in constructing compliant

housing as envisioned on the small lots.

There was general Commission discussion relating to what was presented. Mr.

Palmer noted that if the proposed alterations to Northridge Cottages were

compared with the adjoining development there was very little difference in lot

coverage. Basically, if the structures in the adjoining development were rotated 90

degrees the two developments would be very similar; however, given the reduced

lot size and lot frontage requirements more lots are possible within the Northridge

development. What makes the development similar in character even though the

Northridge lots are smaller is the application of the proposed ground floor

limitations and FAR ratio related to the size of the lots. Mr. Kunz discussed and

showed graphically what would happen between the two development if none of

the proposed constraints were applied.

Mr. Zenner asked if the visualization had helped the Commissioners in

understanding the possible impacts that the proposed dimensional standards may

create on existing development. He noted that from the visualization it appeared

the proposed standards will offer an alternative in lot creation and control possible

negative outcomes. To further minimize negative outcomes additional use-specific

standards could be developed which was what part of the next steps would be in

completing the staff and Commission work on this proposal. He also noted that

given agreement on the proposed dimensional standards the staff could move

forward in identifying the necessary subdivision regulation changes need to ensure

creation of the new lot typology could be effectively implemented.

Commissioner noted the visualization was helpful. There was general discussion of

the acceptability of the proposed dimensional standards. There was some

confusion expressed that it was some Commissioner’s understand that the issue of

the acceptability of the dimensional standards was already approved. Mr. Zenner

noted he wanted to make sure before moving on.

There was discussion about the manner in which the ground floor coverage was

calculated. Mr. Zenner explained what was originally proposed and how that was

modified to reflect the two groups of lot sizes that had the limitations as shown in

the table contained within the work session memo. It was recommended that the

ground floor coverage be converted to a percentage of the total lot area thereby

allowing the ground floor coverage to increase as lot size increased. The FAR

restriction would remain unchanged within each of the lot size groups. Mr. Zenner

noted that he would look at making the requested change such that there would be

a gradual “ramp-up” of allowed ground floor cover as the lot size increased within

each lot size range.

There was also discussion about the historical zoning provisions and how back in

the 1936 zoning code a second dwelling was allowed on all residential lots without

the need for subdivision. This discussion was offered as a way of suggesting that

what was being proposed in the way of smaller lots was not entirely new for the

City’s zoning code, but rather a different way of approaching the issue of increased

density. Additionally, it offered a possible alternative to addressing “infill” parcels

in the same way that was being discussed for “greenfield” development.

Mr. Zenner noted that given the proposed text change’s radical departure from the

standard form of development the community has become accustomed and the

concerns expressed with current development proposals, the benefits of allowing

small lot development will need to be presented in a non-threatening manner to

garner the greatest amount of support. One method of doing so is to illustrate

what has historically been permitted, but at the same time showing how

advancements in the regulatory processes can successfully address perceived

threats if allowed today.

There was additional discussion on if the 3000-5000 sq. ft. lot sizes should be

proposed within the R-1 district. Mr. Zenner noted that the purpose of this

amendment was to increase lot diversity. Removing this element from the

proposal would undercut that objective. He noted that the work done thus far on

creating the lot category should be retained and if Council so chose to remove it

from consideration in the final amendment based on opposition that would be

possible. Mr. Zenner further noted that any future amendments to the subdivision

regulations could be categorized by lot sizes as well as any use-specific standards.

Finally, Mr. Zenner noted that the work of the Central City Consultant may offer

prospective on how to address character-related elements that would help

harmonize future small lot development into the existing community context.

To ensure that the staff had clear direction on how it should proceed given the

concern and ideas expressed, the Chairman as for a vote to have staff proceed with

using the presented dimensional standards that would retain the 3000-5000 sq. ft.

lot type. Commission indicated support of moving forward with what was

presented. Mr. Zenner noted that he would begin working on assessment of the

subdivision regulations and that Commissioner should begin to consider possible

use-specific standards.

VI. NEXT MEETING DATE - March 21, 2024 @ 5:30 pm (tentative)

VII. ADJOURNMENT

Meeting adjourned at 6:55 pm.

Move to Adjourn