City of Columbia, Missouri  
Meeting Minutes  
Planning and Zoning Commission  
Conference Rooms  
Thursday, January 6, 2022  
5:30 PM  
Work Session  
Columbia City Hall  
701 E. Broadway  
9 -  
Tootie Burns, Sara Loe, Joy Rushing, Anthony Stanton, Michael MacMann, Valerie  
Carroll, Sharon Geuea Jones, Robbin Kimbell and Peggy Placier  
Meeting Agenda adopted unanimously.  
Approve agenda as presented  
December 9, 2021 Work Session  
December 9, 2021 work session minutes adopted as presented.  
Approve December 9, 2021 minutes as presented  
A. Building Code and Short-term Rentals - Legal Opinion  
Mr. Zenner provided an overview of the correspondence prepared by Mrs.  
Thompson on behalf of the Law Department. He explained that the  
correspondence was prompted by research conducted by Chairman Loe related to  
the applicability of the City’s adopted Building Codes (IRC and IBC) with respect to  
short-term rentals. The intent of the correspondence was to offer guidance as to  
the appropriateness, at this time, of tying Building Code requirements (i.e. use  
group classifications) to the land use regulatory discussion that the Commission  
was engaged in as they sought to develop standards to regulate short-term rentals  
in general.  
Mr. Zenner noted that the Building Regulation Supervisor reviewed the materials  
submitted by the Chairman and provided his findings to the Law Department as  
well had discussed those findings with Community Development Director who is,  
by City Code, the “Building Official”. Based on staff’s analysis and the opinion  
rendered by the Law Department it was concluded attempting to tie the Building  
Code provisions cited by Chairman Loe to current regulatory discussion was  
premature. This conclusion was based on the fact that “short-term rental” was not  
yet defined within the City’s regulatory structure, the Building Construction Codes  
Commission was engaged in a comprehensive review of the 2021 Building Code and  
would ultimately make a recommendation to City Council on what if any possible  
local amendments would be recommended, and that an enforcement abeyance  
was in place suspending enforcement of the use which is currently considered  
illegal given it is not defined within UDC. Mr. Zenner noted that the Law  
Department suggested if the Commission had an opinion or recommendation on  
what “use group” should be considered for classifying short-term rentals that could  
become part of its recommendation on the land use controls.  
Following this overview there was significant discussion among the Commissioners  
relating to these findings and the opinion rendered. Concern was expressed that  
the analysis failed to look at all the information provided by Chairman Loe. It was  
further noted that given the assessment provided by the Building Regulation  
Supervisor that owner-occupied housing was the only permissible type of STR that  
would be considered to fall into the R1 or R2 use groups. Based on this statement,  
the Commission began to discuss at great length the need to consider STRs  
equivalent to what was defined in the Building Code as a “lodging house”.  
Mr. Zenner stated that “lodging house” was a defined use within the UDC and that  
an STR was generally considered a completely independent use that needed a  
unique definition and assignment within the land use table as to where it would be  
permitted. He noted that the Commission and staff could create specific  
requirements that would apply to STRs to ensure their compatibility within the  
current built environment. There was discussion as to why this was necessary if the  
Building Code appeared to already provide guidance as to what use group an STR  
would fall into and under what general limitations.  
There was discussion on possibly just creating a registration process and allowing  
the Building Code provisions identified by the Building Regulation Supervisor to  
govern the use. Mr. Zenner pointed out that the focus of the Building Code and that  
of the UDC were different. The purpose of creating standards within the UDC was  
to authorize the land use “short-term rental” and provide parameters by which that  
use could be allowed within the community. The Building Code does not authorize  
land uses, but rather provides guidance on how the structures built to  
accommodate such a land use are evaluated for compliance with life-safety  
considerations or building construction requirements.  
There was additional discussion on the necessity for having adequate staff in place  
to enforce any proposed regulations, the desire to restrict occupancy, and need to  
propose regulations that were not complex. In light of these general desires and to  
provide guidance with respect to the regulatory development process, it was  
recommended that a tier of regulation on STR be prepared that utilized the  
parameters of what the Building Code established for an owner-occupied lodging  
The Commission requested that staff prepare a regulatory tier that would permit an  
STR within any residential zoning district (R-1, R-2, or R-MF) provided it was owner  
occupied and had no more than 5 bedrooms or a total of 10 guests. Mr. Zenner  
noted that this could be done and was more permissive than what was  
contemplated by staff; however, was consistent with regulatory standards from  
other municipalities that had been evaluated.  
Mr. Zenner noted that the developing the tiers without first defining key terms may  
create issues as the definitions for “owner” and “STR” were believed to be  
essential first steps to ensure everyone was on the same page when referring to  
those terms and how they would influence the operational characteristics of an STR  
locally. He noted that the second item on this evening’s agenda was prepared to  
allow the Commissioners to select from several definitions viewed as best  
capturing aspects of prior conversation.  
There was discussion that it would be appropriate to consider the work prepared  
for the second agenda item at the next work session. It was suggested that the  
Commission vote up or down the definitions and associated items in efforts to  
provide guidance to staff as to how it should proceed with the preparation of  
additional regulatory standards. It was further stated that proceeding in such a  
manner similar to what was performed during the last STR regulatory process and  
would afford Commission the opportunity to express their opinions in a more  
focused fashion for staff.  
B. Short-term Rental Regulations - Proposed Definitions  
Due to time limitations this item was not discussed. Topic to be carried forward to  
January 20, 2022 work session agenda.  
VI. NEXT MEETING DATE - January 20, 2022 @ 5:30 pm (tentative)  
Meeting adjourned approximately 7:00 pm  
Motion to adjourn