City of Columbia, Missouri  
Meeting Minutes  
Planning and Zoning Commission  
Conference Rooms  
Thursday, March 24, 2022  
5:30 PM  
Work Session  
Columbia City Hall  
701 E. Broadway  
8 -  
Tootie Burns, Sara Loe, Joy Rushing, Michael MacMann, Valerie Carroll, Sharon  
Geuea Jones, Robbin Kimbell and Peggy Placier  
1 - Anthony Stanton  
Meeting agenda adopted unanimously.  
Move to adopt agenda  
March 10, 2022 Work Session  
March 10, 2022 work session minutes adopted as presented.  
Move to adopt March 10 work session minutes as presented  
A. Short-term Rentals Regulations - Permitted Use Table  
Chairman Loe introduced the topic and began discussion with where the  
Commissioners left off at the February 24 work session. The focus of discussion  
was on establishing where a Tier 2 STR would be considered permitted or  
conditional. There was general discussion of the factors that would differentiate a  
Tier 2 from a Tier 3 STR. The consensus was that a Tier 2 STR would be used as  
“primary” residence at some point within a calendar year. Whereas, a Tier 3 STR  
was never intended to be used a “primary” residence at any point within the year.  
There was significant discussion on how “primary” residence needed to be defined.  
Recommendations were offered that a Tier 2 STR be further broken into two  
sub-classes to be known as “primary residence” and “secondary residence”.  
Commissioner Geuea-Jones offered reference to the FHA standards for these  
terms. Commission Kimball offered a recommendation on “secondary residence”  
that was referenced on the website as “secondary occupancy” (see  
attached reformatted Blog Post).  
The primary concerns expressed by the Commission relating to the appropriate  
designations for a Tier 2 STR (conditional or permitted) focused on the number of  
days the dwelling could be rented as well as the characteristics of how the dwelling  
unit (i.e. owner occupied or investor owned) was used. These issues were  
discussed at length. It was concluded that a Tier 2 STR could not be used for more  
than 120 days a calendar year for rental - anything more would cause it to become a  
Tier 3 STR and result in it no longer being considered being used for “residential”  
The Commission also clarified that a property owner would still be entitled to only  
one STR per entity regardless of what Tier it fell into and whether it was being used  
as a “primary” or “secondary” dwelling. It was reiterated that Tier 1 would permit  
an STR as an accessory use to the primary residential use of the property for no  
more than 30 days per year, Tier 2 would be allowed to be used between 30-120  
days per year and that it would be “permitted” if it were the operator’s primary  
residence and “conditional” if it was their secondary residence, and that a Tier 3  
would not be allowed within any residential zoning districts given its commercial  
characteristics; however, would be conditional in M-OF to mirror the allowance of a  
Bed & Breakfast and permitted in the M-N, M-C, and M-DT give the underlying  
commercial nature of those districts and the potential that existing dwelling units  
were located in those zones.  
A motion was made by Commissioner Loe and seconded by Commissioner  
Geuea-Jones to allow a Tier 2 STR in the R-1, R-2, and R-MF districts as conditional or  
permitted (C/P) and be further permitted (P) in the M-OF, M-N, M-C, and M-DT  
districts as shown in the Permitted Use Table that was being displayed during the  
work session. The motion was passed unanimously. It was further noted that the  
definitions to differentiate between “primary” and “secondary” residence would  
be discussed further and that the Commission and staff would also discuss  
use-specific standards for the Tiers that would further clarify the differences  
between them.  
During the work session, Mr. Zenner also provided an overview of how the  
proposed regulations would be prepared and presented during the required public  
hearing. He noted that prior to taking this topic to the public hearing it was staff’s  
intent to flush out the details and outline the ordinance content, then secure a  
meeting with Council to gain their support and feedback, make revisions based on  
Council feedback, and then finally proceed to a public hearing.  
Commissioners asked if the ordinance would be shared with other “allied”  
departments to ensure that the proposed standards were not unenforceable or  
problematic. Mr. Zenner stated that this was the staff’s intent as something more  
significant was prepared and the framework for the regulations was better defined.  
He noted that the internal feedback loop would occur before meeting with Council  
and depending on the internal comments additional Commission work session  
discussion may be needed.  
Having arrived the end of the work session, Chairman Loe suspended further  
discussion on the topic. Mr. Zenner noted that conversation would continue at the  
April 7 work session which would be used to continue to flush out use-specific  
standards and confirm the Tier 3 district and use (permitted or conditional)  
VI. NEXT MEETING DATE - April 7, 2022 @ 5:30 pm (tentative)  
Meeting adjourned approximately 6:55 pm  
Move to adjourn