City of Columbia, Missouri  
Meeting Minutes  
Planning and Zoning Commission  
Columbia City Hall  
Council Chambers  
701 E. Broadway  
Thursday, April 21, 2022  
7:00 PM  
Regular Meeting  
MS. LOE: I'm going to call the April 21st, 2022 Planning and Zoning Commission  
meeting to order.  
MS. LOE: Commissioner Carroll, may we have roll call, please.  
MS. CARROLL: Commissioner Placier?  
MS. PLACIER: Here.  
MS. CARROLL: Commissioner Kimbell?  
MS. KIMBELL: Here.  
MS. CARROLL: I am here. Commissioner Loe?  
MS. LOE: Here.  
MS. CARROLL: Commissioner Stanton?  
MR. STANTON: Here.  
MS. CARROLL: Commissioner Burns?  
MS. BURNS: Here.  
MS. CARROLL: Commissioner Rushing?  
MS. RUSHING: Here.  
MS. CARROLL: Commissioner MacMann?  
MR. MACMANN: Present.  
MS. CARROLL: Commissioner Geuea Jones?  
MS. CARROLL: We have nine; we have a quorum.  
MS. LOE: Thank you.  
9 -  
Tootie Burns, Sara Loe, Joy Rushing, Anthony Stanton, Michael MacMann, Valerie  
Carroll, Sharon Geuea Jones, Robbin Kimbell and Peggy Placier  
MS. LOE: Mr. Zenner, were there any changes to the agenda?  
MR. ZENNER: No, there are not, ma'am.  
MS. LOE; Thank you.  
MS. GEUEA JONES: Move to approve.  
MR. MACMANN: Second.  
MS. LOE: Moved by Commissioner Geuea Jones, seconded by Commissioner  
MacMann. We have a motion to approve the agenda. I'll take thumbs up on the agenda  
(Unanimous vote for approval.)  
MS. LOE: Looks unanimous. Thanks, everybody.  
Move to approve  
April 7, 2022 Regular Meeting  
MS. LOE: Everyone should have received a copy of the April 7, 2022 regular meeting  
minutes. Were there any changes or edits to those minutes?  
MS. GEUEA JONES: Move to approve.  
MR. MACMANN: Second.  
MS. LOE: Moved by Commissioner Geuea Jones, seconded by Commissioner  
MacMann. I'll take a thumbs up approval on the minutes.  
(Unanimous vote for approval.)  
MS. LOE: It looks unanimous. Thank you, everybody.  
Move to approve  
Case # 113-2022  
A request by Allstate Consultants (agent), on behalf of Missouri Alpha  
Chapter of Pi Beta Phi Corp. (owner), for approval to rezone property from  
R-MF (Multi-family Dwelling) to PD (Planned Development) with an  
accompanying Statement of Intent to allow "Dormitory/Fraternity/Sorority"  
as a permitted use, and a PD development plan that includes multiple  
design exceptions, to be known as the Pi Beta Phi Sorority PD Plan, that  
would to enable the partial demolition and construction of a new building  
addition on the site. The 0.67-acre property is located on the north side of  
Rollins Street, approximately 400 feet east of Providence Road, and is  
addressed as 511 Rollins Street.  
MS. LOE: May we have a staff report, please.  
Staff report was given by Mr. Clint Smith of the Planning and Development  
Department. Staff recommends approval of the rezoning of property from R-MF to PD,  
the Pi Beta Phi Sorority PD Plan, the associated Statement of Intent, and the following  
design exceptions:  
1. Section 29.4.3(1)(3((iv) to permit parking in the rear yard without installation  
of proper screening.  
2. Section 29-4.3(f)(3)(iv) to permit parking in the rear yard without installation of  
proper screening.  
3. Sections 29-4.3(f)(1)(v) and 29.4.1(b)(1)(i) to permit paving to exceed 30% of  
the required front and rear yards.  
4. Section 29-4.3 and Table 4.3.1 to reduce the off street parking requirement  
such that a minimum of twenty-two (22) parking spaces shall be provided  
on site as shown on the PD plan; provided, however, the property owner  
shall also install twelve (12) additional parking spaces located partially in  
public right-of-way pursuant to the separate right of use license permit  
approved by Ordinance 24868, so long as such right of use license  
permit is in effect.  
5. Section 29-4.3(f)(3)(iii) to permit parking perpendicular to the driveway.  
MS. LOE: Thank you, Mr. Smith. Before we move to questions for staff, I would like  
to ask any Commissioner who has had any ex parte related to this case to please share  
that with the Commission now so all Commissioners have the benefit of the same  
information on the case in front of us. Seeing none. Any questions for staff?  
Commissioner MacMann?  
MR. MACMANN: Thank you, Madam Chair. Mr. Smith, could you return to the alley  
photograph where we're looking at the back of the automobiles? Yes, sir. Thank you.  
With the new right-of-way, will those cars be five feet further back into the alley; is that  
what I'm understanding here? Or are they going to be right there?  
MR. SMITH: I think they are generally going to be in the same exact location. I  
might defer to the engineer on exactly how -- what the difference is of the building from  
the existing building and the new building, but I -- from my recollection, it was -- it was  
virtually about the same location, because they really couldn't go further into the alley  
because of the space.  
MR. MACMANN: I see the edge of the alley. I actually do. I stare at too much  
concrete and asphalt, I guess. With that said, I have a comment. I think a PD in this  
case could refer to parking district. And given the fact that we have an intense amount of  
impervious surfaces, I have a stormwater concern. What are we doing to address the  
MR. SMITH: Well, the stormwater -- they will be required to follow the Section 12A,  
which is the stormwater requirements. I believe --  
MR. MACMANN: Which means no additional water is going to come off this -- this  
MR. SMITH: Yeah. They -- they made -- they're under an acre, so there's probably  
some exceptions to the stormwater, but I would have to confer with our stormwater team  
on it which ones it will be.  
MR. MACMANN: Okay. Because we -  
MR. SMITH: This is not a full redevelopment, either, so it's --  
MR. MACMANN: No. It's -- it's more water in a situation that is entirely problematic.  
I'm going to hold my question and let my other Commissioners make further questions --  
other Commissioners ask their questions.  
MS. LOE: Commissioner Burns?  
MS. BURNS: Thank you. Mr. Smith, could you go to the other alley photo that  
showed the adjacent property, the Newman Center and their parking lot?  
MR. SMITH: The overhead?  
MS. BURNS: Yes. This is it.  
MR. SMITH: Okay.  
MS. BURNS: Is this a recent photo?  
MR. SMITH: This is -- this is probably Google photos.  
MS. BURNS: Okay. Because this looks like when the Newman Center was being  
expanded many, many years ago. But, anyway, I see the tree buffer between the  
Newman Center parking lot and the Pi Phi house. That will remain; is that correct?  
MR. SMITH: Yeah. So that was offsite, so it wouldn't be part of this request. I can't  
comment whether they would retain it, but it technically does meet the standard, so I  
don't think they would remove it at this point.  
MS. BURNS: Okay.  
MR. SMITH: It is currently existing. I was out there today.  
MS. BURNS: I haven't been to church as often as I should have been, so I haven't  
noticed it, but I know that there is overflow parking sometimes that occurs from Greek  
Town into the Newman Center. I just want to make sure that we can have some -- the  
buffer -- as much buffering as there currently would be retained.  
MR. SMITH: Yeah. And that is on the Newman -- Newman Center's lot --  
MS. BURNS: Yes. Yes.  
MR. SMITH: -- so they could retain it if they so choose.  
MS. BURNS: Thank you.  
MS. LOE: Additional questions for staff? Mr. Smith, do you have a slide with your  
MR. SMITH: I do. And I would say, I think one of the recommendations, the design  
exceptions on the staff report might have got duplicated, so this is the correct list. I think  
the first one was incorrect.  
MS. LOE: Exactly what I was looking for. Thank you. We'll come back to that, but I  
just like to have a list of what we're considering. All right. Any additional questions for  
staff? Commissioner MacMann?  
MR. MACMANN: If I may double dip. Planner Smith, they want 36, 39, whatever,  
parking places, or are they just going by our minimums?  
MR. SMITH: I believe -- I don't want to speak necessarily for them on exactly what  
their desire is. I can tell you 36 are required, 34 is what they were able to have on their  
MR. MACMANN: I'm just looking --  
MR. SMITH: We need to talk a little bit about decreasing some parking there, I  
MR. MACMANN: I'd cut it in half and we would address some of these issues.  
That's why I was kind of wondering who is -- who is driving the parking thing. And I  
appreciate everyone's desire to drive. I truly do.  
MS. LOE: Commissioner Geuea Jones?  
MS. GEUEA JONES: I should probably know the answer to this, but I'm going to  
ask you for your encyclopedia in your brain. Do we have a way to, through Planning and  
Zoning, require pervious parking surfaces, or is the -- is that some other department's  
MR. SMITH: No. You could -- I mean, that is a -- a condition given, I think, the PD  
plan that could be included on the approval of this site. I don't see any reason why that  
would be outside the scope of -- of a condition that could be applied.  
MS. GEUEA JONES: Okay. Thank you.  
MS. LOE: Just to piggyback on that, I had the same thought. With the -- or the  
exception to exceed the 30 percent of paving, so is it conditioned to approving that  
exception requiring some pervious. I'm going to go with Commissioner Carroll?  
MS. CARROLL: Have the other Greek Town applicants that we've done in recent  
history, were they also increasing beyond 30 percent impervious pavement? There were  
a lot of parking requests, but I can't remember impervious pavement. Do you happen to  
MR. SMITH: I -- I will -- I will also let Pat jump in, if he recalls, as he's -- he's a lot  
more involved in the Board of Adjustment cases. I do know a lot of the relief that was  
sought was for, I think, a decreased front yard setback. So most of the -- the designs I've  
seen hasn't had the parking in the front, but the building has been closer. And some of  
them also happened pre-2017 when the UDC was adopted, and that's when the 30  
percent did kick in, I think, so --  
MS. CARROLL: Well, maybe two years ago?  
MR. SMITH: There's -- there's been -- there's been several since, but there has been  
some prior.  
MS. CARROLL: And they increased -- they put their parking to the back. But they --  
MR. ZENNER: But most -- most redevelopments that have occurred for -- for -- for  
the panhellenic houses have sought and received reductions in parking. The last several  
sorority requests that we have received, however, have requested to maintain as many of  
the parking spaces as they possibly can for the purposes of resident safety. The  
redevelopment on Providence at this point, a sorority home that is being built as we  
speak, sought a -- an expansion and an encroachment, if I'm -- if I recall correctly, into  
the required front. There was no pervious requirement made associated with that.  
Pervious pavement is something that has a history within this community of high  
maintenance costs, not necessarily the ability for it to be managed well if it's privately  
owned, given it has to be vac'd out in order to ensure that it percolates properly. There  
are a number of issues, and I would imagine while an option that can be conditioned by  
this body, I would think that the -- the cost benefit associated with that could be minimal  
given that it may work well for several years and then fail. So as Mr. MacMann pointed  
out, this parcel likely has an exemption. It is not a full redevelopment on the property,  
and pursuant to the stormwater ordinance and its flow chart, there are particular  
requirements that are going to need to be met for stormwater quality and stormwater  
quantity, and the flow chart defines how our engineering staff evaluates that. So  
impervious increases may be able to be offset by particular BMPs that may be able to be  
installed as the water is moving offsite to its proper location. But we don't have the  
design plans at this point, so I can't speak to that other than what we know from  
anecdotal information from our own engineering staff as it relates to impervious surfaces.  
Many of you may recall the City Hall was built with impervious surfaces that have since  
been removed and replaced with concrete paver block that provides similar permeable  
nature, but not necessarily an aggregate type, but it is -- and that's probably a more  
appropriate solution possibly.  
MS. LOE: Thank you, Mr. Zenner. Commissioner MacMann?  
MR. MACMANN: Just to redirect for those of us pondering pervious surfaces. I'm  
sorry I wasn't in the microphone. CPS did some installation here. As Mr. Zenner says, it  
has to be thoroughly cleaned and thoroughly vacuumed every two or three years, and  
that's a notable expense. And CPS has chosen not to engage in that, so they spent a  
lot of money on pervious surfaces and now they don't maintain it. It's problematic in that -  
- and it's expensive. That's -- that's the issue here. That's why I was wondering about  
BMPs, and I don't see much BMP space on this, but they're not necessarily at -- trust  
me, folks. We're trying to get it refined before we get to you.  
MS. LOE: But this is questions for staff.  
MR. MACMANN: Oh, I understand that, I'm just letting them know why we're  
spending so much time discussing parking.  
MS. LOE: Which we will defer till our later discussion if there are no further  
questions for staff at this time. I see none. So with that, we will open up the floor to  
public comment -- public hearing -- sorry.  
MS. LOE: So if you can please give your name and address for the record. We do  
limit you to three minutes. If you're speaking for a group, you can have six, but then  
you're speaking for the group.  
MR. HUG: The rest of the group doesn't get to speak? Three minutes. Please let  
me know. My name is Michael Hug; I'm an architect for TraanorHL Architects. We've  
been working with Pi Beta Phi since 2017. My address is 1050 Signal Point, Alpharetta,  
Georgia 30005. So when we started working on this project, the -- we came to the house  
and we -- I had actually noticed this house on previous trips, just how beautiful it is built  
in 1930. It could very well be on the Historic Register. So a given was that we were  
going to maintain the existing house. So the existing situation, there are two additions in  
the back that are roughly have similar area to what we're building. One is a four-story  
stair tower that was built in 1971 that we're removing. The other is a two-story addition  
that has their dining room, which was built in 1957. We replatted the property before we  
could come to this body, and -- and donated property to the City for the right-of-way in the  
front and right-of-way in the back. And you've seen all of these slides, so I'm going to just  
skip through. What we're adding is a chapter dining hall on the lowest level, which I  
guess you would consider the basement. There's also a kitchen and serving down there,  
renovating all of the existing basement space into study space for the girls. And then  
we're creating that you can see on the left-hand side a new courtyard patio for the girls to  
hang out in a private, secure environment. On the main level, we're adding a TV lounge  
and eight double bedrooms with appropriate bathrooms for that. We're really not  
changing the public spaces of the house much because they wanted to maintain that.  
As we go up, we have -- we've added an elevator, two exit stairs, which the existing  
building does not -- it only has one exit stair, and then additional bedroom and  
bathrooms, and then a lower-level deck, as well, that you can see out from the back.  
And then on the top level, we're really just addition those exit stairs and the elevator to  
that level. This is the -- the courtyard in the back. So really what's happening here is we  
have a competition for the site. Part of the -- part of the area needs to be used for the  
additional building. This house is about 23,000 square feet and it's much smaller than  
some of the other houses that are closer to 30,000 square feet. So we've tried to keep it  
very compact, so the first thing is for the addition, then the City wanted right-of-way, and  
now we're left with the remaining property, and we've got to do one of two things with it.  
We're either going to turn it into green space or we're going to turn it into parking. So as  
we designed this, what we tried to do is put the green space where it would have the  
most impact. So the purpose of a front yard generally is so that you can see the house  
from the street and you're not looking through cars. The original design with the circular  
driveway, there actually were two rows of parallel parking spaces that were blocking the  
view of the -- of the house. And we came up with this plan with the lawn in the front and  
then the driveways in front of the house so that the cars are not in front of the historic  
house at all. The cars are over to the sides.  
MS. LOE: That is your time, but if you have concluding comments?  
MR. HUG: I have concluding comments --  
MS. LOE: Okay.  
MR. HUG: -- that when you look at this, realize the different things that we -- we  
were juggling to compete, that were competing for the area, and that is the two that were  
left that had to be dealt with were landscaping and parking. Parking is a security issue,  
as Patrick mentioned, for sororities. They really want to have as many of the girls right  
on the site so that they can go into the house and be safe and not walking some  
distance away. Thank you.  
MS. LOE: Thank you. Any questions for this speaker? I had a question. Are you  
adding any bedrooms?  
MR. HUG: Yes. We're adding roughly eight beds to the house. It's 72 now and  
we're going to 80.  
MS. LOE: So you're adding eight beds. How many bedrooms?  
MR. HUG: To be honest, I don't know the exact number of bedrooms. I tend to think  
in terms of beds. You get the money from the beds.  
MS. LOE: All right. Thank you.  
MR. HUG: All right.  
MS. LOE: Just come on up. And, again, we will need your name and address for  
the record.  
MS. KLOTZ: Okay. Perfect. Good evening. My name is Vanessa Klotz; I am the  
current chapter president of Pi Beta Phi, so I live at 511 Rollins Street. I'm here tonight  
with seven of my sisters and our amazing house mom, Joy, and we all live in the existing  
Pi Phi house. And eight of us are attending this meeting as representatives of almost  
300 active members in the Missouri Alpha Chapter of Pi Beta Phi, and we are here to  
express how truly important it is that our chapter -- to our chapter that the Planning and  
Zoning Commission approve the requested improvements that have been presented here  
this evening. Our chapter was founded at the University of Missouri in 1899, and our  
actives and alumni seek to preserve the legacy of our beautiful historic chapter house that  
our chapter has called home since 1930. This goal will require some flexibility in the  
application of the zoning requirements, flexibility that has been granted to many of the  
new and renovated Greek houses in Greek Town. In order to serve our growing chapter,  
our chapter house needs to be able to house more sisters. This completed project will  
grow the accommodating 72 women crammed rooms to 80 in more comfortable  
accommodations, and I can attest to this. We are in desperate need of larger meeting,  
studying, dining, and kitchen spaces to allow our chapter to remain competitive with the  
numerous large new sorority houses that have been constructed on campus in recent  
years. We salute our Chapter Housing Corporation for the sensitive design and  
expansion of our house and improvements to our property. Significant thought has been  
given to showcasing our historic house by keeping the additions to the rear of the house.  
Parking has been relocated from directly in front of the house to create -- to create a large  
new lawn as a welcoming outdoor space in the front of our historic house. Safety of our  
sisters is our highest priority. The safety is enhanced when women members can park in  
close proximity to the house, and therefore, the new design maximizes the number of  
on-site parking spaces adjacent to the house. I can attest to this. I have a lot of friends  
that work downtown, and it scares me to death when they're walking home from their jobs  
at 2:00 in the morning when they get off. A new lower-level courtyard and room terraces  
on the main and third levels will provide -- provide our chapter with private secure outdoor  
areas in which to study and mingle. Once again, we hope that you support the  
thoughtfully prepared expansion and improvements of our beloved house. Thank you for  
the opportunity to make you aware of the needs of our house that this project will  
address. So thank you for listening.  
MS. LOE: Thank you, Ms. Klotz.  
MS. KLOTZ: Do you guys have any questions?  
MS. LOE: Commissioner Geuea Jones?  
MS. GEUEA JONES: Hi. So you're -- thank you for being here.  
MS. KLOTZ: Of course.  
MS. GEUEA JONES: You're going to have 80 people living in the house; is that  
MS. KLOTZ: Yeah.  
MS. GEUEA JONES: Is that in addition to the house mom, or does that include  
house mom?  
MS. KLOTZ: That does not include our house mom. She has her own little living  
MS. GEUEA JONES: So 81 people?  
MS. KLOTZ: Yes. Correct.  
MS. GEUEA JONES: And you are asking for 32 spots. How are you going to  
decide who gets those spots?  
MS. KLOTZ: Our parking spots? Oh, I'd love to tell you about this. See, I was  
actually VPO last semester, so we have a point system, which is amazing. It  
incentivizes our members to participate in our philanthropy events, service, everything, so  
when you participate in stuff, you get points. And so our 32 or, I guess, 34 most involved  
members will get those spots and our exec team. So our exec team gets it first, and  
then the rest of them are based off of our point system, so it's very fair. Members are  
very aware of that.  
MS. GEUEA JONES: But it's not based on who has late-night classes or late-night  
work or any of that?  
MS. KLOTZ: Unfortunately, it's not. We try to be accommodating, but if those  
members know that they're going to have those limitations, then they know that they  
need to do different things to help out with the chapter to be in that top percentage.  
MS. GEUEA JONES: And this will --  
MS. KLOTZ: But we have a good system. I mean, we're sisters, we're friends.  
MS. KLOTZ: Like, if I know, you know, we'll go pick each other up.  
MS. GEUEA JONES: I fully believe that you care deeply about the safety of your  
sisters. And it is still true that every Mizzou student has the ability to get a parking  
pass, just not right next to where they live?  
MS. KLOTZ: Correct. Yeah. There's different lots. There's, like -- yeah. They're  
just kind of not directly close to Greek Town, but still campus property.  
MS. GEUEA JONES: And do you currently have any water issues in your  
basement? I assume you're using the basement as a space now? It's not unfinished?  
MS. KLOTZ: Correct. Yeah. We have our chapter meetings down there, eat down  
there, computer room. Yeah.  
MS. GEUEA JONES: Do you have water issues when it rains?  
MS. KLOTZ: Not really majorly, to my knowledge.  
MS. GEUEA JONES: Okay. Thank you.  
MS. LOE: Commissioner MacMann?  
MR. MACMANN: Question: Are the student parking -- hi. Thanks. Are the student  
parking permits, which you guys are using for the remote option that was discussed, or  
do you guys have another lot somewhere?  
MS. KLOTZ: Honestly, a lot of the fraternities sell off their spots, so some girls park  
next door.  
MR. MACMANN: That's why I --  
MS. KLOTZ: It's very competitive to get parking spots, I will admit. I mean, we do  
have a lot of girls that are kind of out of state, so some girls, you know, don't have a car.  
It just kind of depends. But parking in Columbia and Mizzou I think is just intense.  
They're hard to get.  
MR. MACMANN: It is. We spend a lot of time talking about parking, and we're  
spending a lot of time now talking about parking. I don't have any more questions,  
Madam Chair. Thank you very much.  
MS. LOE: Commissioner Carroll?  
MS. CARROLL: I presume that you want to maintain 36 parking spots?  
MS. KLOTZ: I do. I think it's needed. I agree with all these plans, and I think it's --  
we are very in need of it and have been wanting it for a long time.  
MS. CARROLL: Thanks. Just making sure the direct question was asked.  
MS. LOE: Any additional questions for this speaker? I see none. Thank you.  
MS. KLOTZ: Thank you, guys.  
MR. HUG: We have letters of support from --  
MS. LOE: If you can please give us your name and address again for the record.  
MR. HUG: Oh, I'm sorry. Michael S. Hug, Architect, 1050 Signal Point, Alpharetta,  
Georgia 30005. So I wanted -- would like to enter into the record -- and those are all from  
nearby fraternities or sororities supporting the rezoning of the property.  
MS. LOE: Thank you. Mr. Smith, are these the correspondence you sent us?  
MR. SMITH: They are.  
MS. LOE: Thank you. Any additional speakers on this case? If there are none, we  
will close public hearing.  
MS. LOE: Commissioner comment? Commissioner MacMann?  
MR. MACMANN: I've been -- other fraternities and sororities, we were granting a lot  
of freedom along Providence because the houses ended up being closer because the  
road kind of came to them, and we let the other houses come closer. I have been  
concerned about the additional parking -- well, the pervious -- impervious areas that we  
keep adding in Greek Town. The lots are essentially -- if they were to do this today, the  
lots are too small. I appreciate their concerns and as to Planner Smith's comment about  
an overlay or some maybe a special zoning district, I think that may be needed in the  
future because I don't see this problem -- even when we get through this round of  
redevelopment, within ten to twenty years, we'll have another round of redevelopment as  
fraternities and sororities endeavor to keep competitive, and we're putting more and more  
things in a small asphalt-covered box, and it's truly problematic. And this may require,  
God forbid, discussion with the University or other entities. My initial -- I'm glad we had  
this presentation. I didn't realize exactly how tight this spot was. It is very tight, and I  
want to grant these folks relief, but I will say this. I don't like any of these options. I  
really, really, really -- stormwater, parking. We went through years of the UDC to  
address all these issues, and we're granting them all back. I'll shut up.  
MS. LOE: Commissioner Stanton?  
MR. STANTON: I agree with my colleague, Mr. MacMann, and I know this directly  
because I have been working on houses in this area for a number of -- a number of years  
now. I worked on the one across the street, the fraternity, and the sorority house that's  
right up against Providence. The only thing is that there's no other options, you know. I  
entertained the pervious surface idea. They’re not going to take care of it. They're not  
going to maintain it. They're not going to take care of it like it needs to. Let's just keep it  
real. It's not going to happen. And then we're -- we're left with the repercussions of that.  
The stormwater issue, I'd rather have a pervious surface that's properly drained than an  
impervious surface that's not properly drained, drains into the neighbors' properties,  
denigrates their asphalt, concrete, all that stuff. Good for me. I’m in concrete, more  
money, but it's not going -- it's not going help the overall picture. So they did the best  
they could designwise to meet the -- their needs. I think they did a good job with the  
options they were presented with. I am a big preservationist, so keeping, you know, the  
look and feel of Greek Town and all that good stuff is a good idea, and they're opting to  
preserve it and build backwards is a good idea. I plan to support it. I wish there was a  
better way to do it, but it is what it is.  
MS. LOE: Commissioner Carroll?  
MS. CARROLL: Yeah. I think that I'm in close agreement with Commissioner  
Stanton here. I rather like this plan. I appreciate the sorority's desire to maintain the  
historic structure. We have seen a number of sorority/fraternity houses demolished, and  
while I see the need, I do appreciate the historic structure. As a Mizzou alum, I'm quite  
nostalgic about the campus and even historic structures in central city. Planner Smith  
mentioned that PD plans are meant to grant flexibility in exchange for amenities that  
benefit the community. I do find historic structure preservation, especially in central city,  
to be a benefit to the community, and I view that favorably. I -- I see the impervious  
structure -- the impervious pavement. It's a problem. I also see a call to build densely.  
We have 80 beds and 36 parking permits. That's actually a lot of rooms per parking. I  
wish that you would consider providing less parking. The majority of MU students don't  
park near their dorms. The majority of MU students walk from Trowbridge Parking Lot or  
from downtown, but I understand your request, as well.  
MS. LOE: Commissioner Burns?  
MS. BURNS: Thank you. I agree with my fellow Commissioners. I think that this  
design is the best use of the space. Greek Town is landlocked. At some point in time,  
we are going to run out of space for parking and structures to be improved and occupancy  
increased. I do think it's important to provide as much parking as possible for the  
students to be close to where they're living if we can. We've done that with the Delta  
Gamma house, we did it with the Alpha Phi house. We traded a parking lot with Alpha  
Chi Omega for property on Tiger Avenue versus their corner lot. That was my sorority,  
and I do remember walking, you know, a distance, sometimes feeling uncomfortable  
about that. So even though the parking isn't ideal, I feel like they have done the best with  
the plan, and I plan to support this.  
MS. LOE: Commissioner Geuea Jones?  
MS. GEUEA JONES: I -- I understand the desire to park close to where you live.  
And even when I was in law school at Mizzou and having to walk across an empty  
campus in the middle of the night to get to a parking garage that was equally dark and  
poorly lit, that is uncomfortable, but it's also part of having a dense campus, and it's part  
of having the privilege of living on a dense campus where you can walk to your classes  
and you don't have to drive everywhere. It's a tradeoff for quality of life, frankly. I don't  
have a problem with the side yard. I have a real problem with the front yard for two  
reasons. First is impervious surface. Second is you've turned this beautiful, beautiful  
building into a parking lot, because that's what people are going to see. They're going to  
see 12 cars and maybe the center area. So, to me, eliminating -- eliminating those front  
spots, and maybe you need to keep the two that are ADA accessible. I'm not sure where  
else you would put an ADA spot, but certainly you don't need those front-yard parking  
spots. And I think removing them makes this a near perfect plan, or close to it as we can  
get without exacerbating problems that we have in downtown and, frankly, all of  
Columbia. I've got to say you -- you pave this much of it, you're going to start having  
basement water problems. I don't see how you avoid it if there's no more drainage around  
your foundation because everything is impervious. Even the best grading, you'll end up  
with a downpour, you'll end up with your beautiful new study room and an inch of water on  
the carpet. So, I mean, I -- I just keep looking at it and, to me, the side yard makes  
sense, the backyard makes sense. The front yard is an ask that is not absolutely  
necessary, and I think makes this a poor design for it. That is my opinion.  
MS. LOE: Commissioner Placier?  
MS. PLACIER: I agree with Commissioner Geuea Jones about the front, the  
impervious surface on the front. Part of the historic character of the building was the front  
yard and the trees and all of that, and that's been turned into a concrete slab. It is tragic  
that Greek Town, if you look at it as a whole, has become almost as covered up with  
surface and buildings as the Columbia Mall. I mean, that's what it's become, like a big  
box area or something, just so that we could squeeze in more amenities and living  
space, and crowd more people in. I -- at this point, you're -- you're one of the last ones  
coming along with a request, and you are trying to preserve the at least historic front of  
the building, but in the process, there's something being lost. And while I understand the  
limitations of pervious surfaces, I wish somebody had at least looked into those options  
off of the front of the building. I think there's a loss there to the historic nature of it, and  
it's a beautiful place. That’s my comment.  
MS. LOE: I, too, am concerned about the front yard. And, Mr. Smith, you raised  
this point in your report, which is this property is close to the M-DT. And the report also  
identified several characteristics about this area, Greek Town, as being more comparable  
probably to M-DT, which is the downtown area, versus a standard multi-family which is  
it's denser, larger, perhaps more compact multi-family units, and walkable. This -- this  
close two things. So one thing that we haven't discussed yet on the dais is the  
walkability, and that's one thing that we kicked around a lot when coming up with the  
standards for the front yards and for the parking and for the screening, and I feel as if this  
plan does not give us much with preserving -- I think what I'm hearing as far as concerns  
go is that we're losing too much of what makes Rollins a nice street to walk down. We're  
giving up too much. And as Mr. Smith said previously, a PD plan needs to -- if we're  
going to be giving, we need to get something back. So I'm also really sorry we're losing,  
you know, some amazing trees on the site, and we're losing those. So I -- I'm willing to  
compromise, but I need more to keep the street a nice walkable street. I'm not happy  
when I hear you're not -- I mean, walking at 2:00 in the morning anywhere could be scary  
-- I get scared walking out in the middle of a field at 2:00 in the morning. But we want --  
we're trying to make Columbia a walkable community, so we're -- the measures we have  
in place are to encourage that. We don't want to let building go in place that makes it  
feel like you're just walking down the parking lot. What if Phi Kappa Theta turns their  
front yard into a parking lot? I mean, it's -- you're going to feel like you're just walking  
through cars to get to school. So I looked at the M-DT standards because I also like to  
have a standard when coming -- I don't like to be subjective. And their standard for  
multi-family is, when there's more than 20 units, half a parking space per bedroom, not  
per bed. That's why I was asking about the bedrooms. So if we have 41 -- if we have 40,  
39 for the -- and plus one for the house mom, that would give us 40 -- 20 -- 20 parking  
spaces. So per M-DT standards, I'm actually okay with going down to 20 required,  
because we've said that's enough for M-DT. This is adjacent to M-DT. All right. I'll go  
MS. LOE: Well, now -- sorry -- we can open up the floor later, but -- the other thing I  
was looking at is, yes, M-DT does allow buildings to come up to the property line.  
However -- and not have a front yard. However, Mr. Smith, we also have an open area  
requirement for all residential units. That's 70 square feet for a one- or two-bedroom, and  
then 100 square feet if you're over three bedroom. Obviously, we're not quite in there, but  
if you divide this by 40 rooms or whatever, we come out to about 2,700 square feet. My  
rough estimate of your patio areas was closer to one -- we're looking at about 34 by 34,  
the other one maybe 16 by 16, and then there's that roof terrace. I was not quite even -- I  
think I was getting about 1,600 square feet, so we're short on open area for these  
residents. You need -- if you're living here, we want you not to be confined to your space,  
and we came up with a standard for more dense residential places. Think -- think of it. If  
you're in apartment buildings, you need to be able to have some space to get out. If  
you've been to Hong Kong or something, you understand what not having open space can  
be like. So I'm looking to keep at least some of the open space, and I'm looking for a  
walkable - to maintain a walkable street. Those are my comments. Commissioner  
MR. MACMANN: I have a question and a suggestion, and we may reopen. To be  
clear, Mr. Smith, how many parking places are in the front yard?  
MR. SMITH: In the front yard?  
MR. MACMANN: Yeah.  
MS. LOE: Twelve.  
MR. SMITH: Twelve.  
MR. MACMANN: Twelve. Thank you very much.  
MR. ZENNER: So if I may ask, in your calculations, were you only looking at the  
balcony and the terrace space, not the green space in the middle of the front yard as  
being available as open space?  
MS. LOE: If you add the green space in the front yard, you'll get to the -- but that's  
where the front yard comes into play, yes.  
MR. ZENNER: But the green space that's in the middle of the driveway, if it is  
counted, that gets you to the minimum requirements for the M-DT.  
MS. LOE: Yes. Yes.  
MR. ZENNER: I would ask, is that not something that is worthy of consideration?  
MR. MACMANN: It is something worthy of consideration. While I still have the floor,  
I would love to normally -- and Mr. Stanton would appreciate this -- make some sort of a  
swap to make this work. Get more buffering, or put some bioswales in there. There is no  
room. There's no way to do that unless you do it offsite, and there's nowhere to do that.  
I sense the angst to my immediate left. I do, and I -- I have problems with this. I would  
love for it to go forward. I would love for the building to stay. Balancing their economic  
need, their organizational need, their safety needs with the City's needs and the  
community's needs are one of the reasons we're up here and getting paid the zero dollars  
-- dollars that we get paid. We get dinner, by the way. I would be willing conceptually for  
a tradeoff for the PD, because this is -- this is a parking district. This isn't a planned  
district; this is a parking district. My concept would be to keep the fire lane, the IFC  
approved fire lane in front, and get rid of that front parking, because I've been looking at  
this since I saw it, and I was, like, there is just nowhere to go with these cars. And that's  
the simplest change on this plan. The Chair is shaking her head radically no at me --  
unless it's a redesign. And I do know I don't like to, as much as Mr. Stanton does, I don't  
like to legislate from the dais so to speak so much. I think it's really problematic if we  
don't take everything into account. I'll shut up now.  
MS. LOE: Commissioner Burns? Whoops.  
MR. HUG: May I speak?  
MS. LOE: Excuse me, sir. We can't --  
MR. STANTON: We've got to open up public hearing again.  
MS. LOE: There's -- yours is the second hand raised from the floor. So once we get  
through our conversation, we can open it back up for additional -- just keep a note of your  
comments, and we'll get back there. Commissioner Burns?  
MS. BURNS: Thank you. Mr. Smith, I apologize. What is the additional -- how  
many additional parking spaces are being created in the front yard with this plan?  
MR. SMITH: Additional in the front yard?  
MS. BURNS: Yes.  
MR. SMITH: I don't know if I put that exact number. I think they had ten, if I  
remember right. Ten existing, I think, in the front yard, if you consider -- yeah.  
MS. BURNS: In the circle drive, yes.  
MR. SMITH: Correct.  
MS. BURNS: And so now we're going to 12?  
MR. SMITH: Right.  
MS. BURNS: So we're adding two?  
MR. SMITH: Yes. And two of those technically would be in the right-of-way, but,  
essentially, there's twelve in the required front yard.  
MS. BURNS: Okay. So if that is correct, just two spaces. The other thing that we  
never really talked about was dumpsters or trash situation, and what type of space that's  
taking up, and if it's an option for additional parking spaces. So that would be my  
question, also, is what is our trash situation and are we taking spaces that could be used  
for parking?  
MR. ZENNER: Trash is actually in the rear of the property off of the alley in a  
maintenance cubby where it's intended to be. Obviously, the most significant impact with  
the -- with this design -- you know, the circular driveway, which would have been  
considered legal nonconforming, because it already was in the required front yard  
setback, and due to the fire code related matters of having to have apparatus access,  
that is where you were ending up with the increased paving. So you're going from, if I  
recall correctly in the report, it was about 2,100 or so square feet was what the  
permissible 30 percent would be to about 4,500 square feet. The majority of that,  
however, is allocated to emergency access to meet building code requirements, not  
parking. And in order to address the other issue that this redevelopment creates, that's  
creating a compliance structure, you've got to balance that as well. So you can't gain  
compliance in a contemporary structure without having to compromise on one or the  
MS. BURNS: So, if I may, impervious surface is being added because of not  
additional, but accommodating and complying trash and access if necessary for a fire  
vehicle or other vehicle?  
MR. SMITH: Exactly. I'd say -- I think it's a fair statement to say most of the new  
pavement in the front is accommodating the driveway --  
MS. BURNS: Okay.  
MR. SMITH: -- and its widening.  
MS. BURNS: Okay.  
MR. SMITH: The existing driveway is about 20 feet wide, and that includes a drive  
aisle and parallel parking, so all that 20 now has to be, basically dedicated to the fire  
lane, more or less. And it -- it's not a smooth circle, it's wider because of turning  
MS. BURNS: To accommodate a --  
MR. SMITH: Fire truck.  
MS. BURNS: Okay. So it isn't just accommodating parking, I get back to the two  
spaces that we're just adding that you have talked about.  
MR. SMITH: Right.  
MS. BURNS: Okay. Thank you.  
MS. LOE: Commissioner Geuea Jones?  
MS. GEUEA JONES: I would say that characterizing it as adding two spaces is  
incorrect because the ten spaces that are existing are now where the fire truck will drive.  
So what --  
MS. BURNS: And Clint is the one who --  
MS. GEUEA JONES: Right. Right. But I'm saying we're adding 12 new spaces,  
and the ten spaces that exist are no longer available for parking. So it's not that we're  
going from ten to twelve, we're really going from ten to twenty-two, but we can't use the  
ten that are in the circle.  
MR. SMITH: No. The -- there's -- there won't be any parallel circular drive parking. It  
is 12 standard spaces.  
MS. GEUEA JONES: Right. Right. But the ten that exist currently are parallel in  
the circle drive. The circle drive will stay, get improved or whatever, but those ten spots  
will no longer be there, so twelve new spots are being created.  
MR. SMITH: Yes. The existing parking spaces that are in the front circle basically  
now become the drive aisle.  
MR. SMITH: And so they get pushed out to the side and 12 new ones are built.  
MR. ZENNER: So the additional -- the additional roughly 2,000, 2,100 square feet --  
2,100, 2,200 square feet of asphalt or concrete that's being added is the displaced ten  
parking -- ten, twelve parking spaces.  
MS. GEUEA JONES: Right. But I -- I just -- it sounded like what Clint was saying  
was -- and I don't think this was intentional, but it sounded like Clint was saying, Oh, no,  
we're just adding two more parking spaces. But that makes it seem like there's a lot less  
change happening than what's actually happening.  
MR. SMITH: Right. The big -- the big change is we're going from a nine-foot-wide  
drive lane to, basically, a twenty-foot-wide one.  
MS. GEUEA JONES: Right. And --  
MR. SMITH: And so does parking get pushed out to the edge, we add to more, plus  
all the pavement for the drive aisle. So you can look at it either way. I mean, you could  
look at it as twelve parking spaces being added, and the driveway is there, or vice versa.  
MS. GEUEA JONES: And taking down four trees?  
MR. SMITH: I think that's correct. Yes.  
MS. GEUEA JONES: Okay. Thank you. I just -- it sounded to me like you were  
saying something different, so I wanted to clarify and make sure that I'm not the --  
MR. SMITH: Yes.  
MS. GEUEA JONES: Thank you.  
MS. LOE: Mr. Zenner, yes, I was jumping around between multiple thoughts, but if  
you add the front yard area, they do reach the minimum open area that would be required  
by M-DT, based on my very rough calculations.  
MR. ZENNER: Yeah. I think you're -- you're on point with that because everything  
else made sense. I just wanted to make sure that we weren't discounting the fact that  
the green space was there for their use, which was the intent of why we included it in the  
MS. LOE: I just -- my real point was we need it.  
MR. ZENNER: Oh, I would tend to agree.  
MS. LOE: And I'm counting -- you do need to count it toward that. However, despite  
my being happy about that central green space, I -- I still want to do more for Rollins.  
The reason I was shaking my head at removing all the parking in the front yard is that we  
can't count the parking in the side right-of-way as permanent, because that may go away.  
And if we want to hold them to a minimum number of parking, be it 22 or 20 if we use the  
M-DT standard, we're going to need -- they have ten parking spaces in back, and they will  
need at least ten in front, and that's actually where I'm going. If we're amenable to going  
with the M-DT standard and removing the two front parking stalls that are in the  
right-of-way, providing more of a green buffer along the street, because right now I think  
we're under six feet, so it's really more of a parkway type area. Also in the M-DT, we  
would have required fencing, a minimum of four feet if parking was up against.  
MR. ZENNER: That or a landscape buffer would have been the alternative.  
MS. LOE: Or a landscaping buffer. And I noticed that the plants identified, some of  
them are under four feet, 18 inches to one foot, so I would ask that that be raised. That  
can be designed however you want with the idea of safety. We've had that discussion in  
this Commission previously. It could be an open fence with some landscaping. But the  
ideas that you're changing the experience from walking by a parking lot to creating a nice  
pedestrian experience. Commissioner MacMann?  
MR. MACMANN: Madam Chair, would you make that motion when it's time because  
you know what you're talking about?  
MS. LOE: I can do that if necessary. Any additional questions? Commissioner  
MS. CARROLL: I was going to say that I would be amenable to waiving a minimum  
requirement or not holding them to the minimum that we would for M-DT because, unlike  
M-DT, MU students have access to offsite parking options that M-DT does not. I would  
also add that enhancing the green space and walkability of Rollins also enhances the  
safety of Rollins for all of your neighboring students in Greek Town and not in Greek Town  
because of the visibility. Walking through a parking lot feels unsafe. Having a street  
more like a parking lot is less safe.  
MS. LOE: Commissioner Stanton?  
MR. STANTON: So what I'm hearing is the win-win is you're going to have to give up  
some parking for new renovations. You’re going to have to give up some parking for new  
renovations. I'm just putting that out there so everybody understands what we're talking  
about here. So the count was 32.  
MS. LOE: They're at 34.  
MR. STANTON: And you were willing to reduce based on the bedrooms --  
MS. LOE: Take out the two --  
MR. STANTON: -- so what's that, 40 beds -- bedrooms. Right? Because there's 80  
beds. Right? Two per room, per se?  
MR. ZENNER: There's a breakdown. The simpler way to -- the simpler way to  
phrase this, I think, Mr. Stanton, is the two parking spaces that are permissible by the  
right-of-use permit should this board decide it is willing to grant the waivers would be  
removed in the Rollins Street road right-of-way.  
MR. STANTON: Okay.  
MR. ZENNER: The right-of-use permit permitting ten spaces in the rear of the  
building would be retained. So you would take it from 34 spaces onsite, and that's -- that  
was inclusive of 12 right-of-use spaces, you will take to 32 total spaces onsite with only  
ten permitted right-of-use spaces. Now the request that is here is to reduce the minimum  
parking, so that is the -- that is the design exception -- that is the design exception  
request is to establish a minimum onsite percentage that must exist should the  
right-of-use permit be removed.  
MR. STANTON: Right.  
MR. ZENNER: If the ten are removed, that is going to leave you at 32. That'll leave  
you with the 22 which is what they were asking for. And that, I think, achieves what Ms.  
Loe is suggesting for the Commission that we are creating a streetscape experience that  
is more lushly landscaped, which is what may happen in the future, but at this point, we  
do not have any plans for road expansion. So we're just speeding up what could come  
later, acknowledging the rear alley parking is an existing condition that has existed and is  
relied upon by everybody along Rollins. You beat me to the suggestion that I was going  
to make, so thank you, because I was thinking the exact same thing if that was  
something that you were willing to consider as a body. Just remove the front two parking  
spaces and increase the landscaping. That will give you the buffer.  
MR. STANTON: It will still have to expand for the -- for the fire truck. Right?  
MR. ZENNER: We would be able -- we would -- yes. So the driveways that are  
there, the site plan will remain the same with the exception of the two spaces in the front  
and are in the public right-of-way today.  
MR. STANTON: Right. Okay.  
MR. SMITH: I would just point out, Condition 4 on the screen would generally stay  
the same. The minimum required onsite parking would still be 22, but then generally it's  
an exception with a condition. So if the exception is for 22 required spaces, with the  
condition that they provide previously 12 per the right-of-use permit, but now it would be  
ten per the right-of-use permit. And you may specify in there that those ten would be in  
the rear yard.  
MS. LOE: Commissioner Geuea Jones?  
MS. GEUEA JONES: I think I've just moved from the majority to the minority. That's  
a good start. I still don't like the fact that that entire side yard is pavement. And -- and I  
am willing to defer to the chair that that is probably the better way to do it is allow the  
parking in the front and reduce impervious surface along the side, since those are the  
ones that in the right-of-way, but I -- I think just getting rid of those front two and adding  
more landscaping doesn't do anything to fix our water runoff and impervious surface  
MS. LOE: Commissioner MacMann?  
MR. MACMANN: I will agree with the characterization that Commissioner Geuea  
Jones made, and I think this points to a bigger problem that we have with Newman and  
we're going to have along Providence, either an overlay or a focused zoning effort,  
because we're going to have -- these problems are going to get worse and worse and  
worse and worse. And we're dealing -- we're trying to deal with everyone's problems with  
these folks' deal, and I get -- I get their concerns. I do. I think your approach is probably  
the best place we're going to get right now.  
MS. LOE: Commissioner Stanton?  
MR. STANTON: My experience on this road, I was trying to look for the elevation  
here. I think that road slams into Providence.  
MR. ZENNER: It does. It's a downward, westward slope.  
MR. STANTON: Yeah. So in the sentiment about the water, but I think we're going  
to be slamming into Providence anyway. I'm assuming that the new parking lot would be  
sloping from -- north to south towards Rollins. I don't know if there's a -- I don't know what  
I can squeeze out of the architect. I'm trying to see if there's something I could get, kind  
of help my colleagues feel a little better about it. Well, Ms. Jones, you don't want the  
side -- you don't want the side pavement at all, the side parking spots at all, in lieu --  
MR. STANTON: -- in lieu of keeping the 12 in the circle. Correct?  
MS. GEUEA JONES: Yes. I think we need one or the other, not both.  
MR. STANTON: Madam Chair, would you be happy with that?  
MS. LOE: What's the proposal?  
MR. STANTON: Don't -- don't put -- I'm just trying to work out a win-win here. I -- I  
personally don't have a problem because I think that the storm sewers -- I think the  
rainwater, based on being -- working in that area, is going to slam down to Rollins and go  
out Providence. So as long as the curb and gutter there is done well, I don't think it'll be  
a problem either way, but I'm just trying to see what you ladies would like. I'm trying to  
squeeze as much as I can out of this. It's a PD. Right?  
MR. STANTON: So they need to give us something. I'm trying to squeeze  
something out of this architect here.  
MS. LOE: Mr. Stanton, while we're thinking about this, should we open the floor up  
and see if they have any recommendations?  
MR. STANTON: I think we do, yes. Yes. Yes.  
MS. LOE: All right. We're going to open up public comment back up.  
MR. STANTON: Make us a deal.  
MS. LOE: If there is anyone has any comments, please come up. We will need  
your name and address again for the record, I'm afraid.  
MR. STANTON: Let's make a deal.  
MR. HUG: Michael S. Hug, 1050 Signal Point, Alpharetta, Georgia 30005. It's  
interesting because the debate that has happened here is exactly the debate that's gone  
on in our office. We started out with the curve driveway, and then we said, Okay, well,  
now we've got to get in an access point -- apparatus access point for a fire truck. And  
then we have to get in a driveway down the side to get access to those parking spaces.  
And so then we flipped some of the parking to the other side of the street, and the girls all  
said we can't park -- parallel park on the left-hand side of the street. And we started  
looking at this, and we've turned this thing into swiss cheese. That curved driveway that  
was there no longer had any feeling of the curve, and the cars were all stacked right in  
front of the historic house. So I won't even take credit for this. Our landscape architect  
said this is horrible. We should put the green space right in front of the house, make a  
big lawn, give them a place where they can all gather in a tent during recruitment, and  
move the parking out from in front of the house to the periphery, and then screen it on the  
edges so we protect the neighbors. And so that's -- that's the plan you're looking at.  
You know, a lot of the paving is from the fire truck apparatus parking areas, and that won't  
go away. That's a requirement of the fire code. I think the idea of taking the two parking  
spaces that are in the right-of -- or in the right-of-way, I think that would be acceptable,  
and I think that could also create some more green space, and we could get a fence in  
there, some character along that edge, and then we can continue that across the green  
space in front of the house. And then I think we're -- we're getting to have most of our  
cake and we're getting to eat it, as well.  
MS. LOE: I think Commissioner Stanton would call that a win-win.  
MR. STANTON: I think he's squealing enough from me.  
MR. HUG: Any other questions? By the way, the dumpster issue -- the dumpster is  
in a screened area in the back, and it can be rolled out into the alley and then picked up.  
It's out of the right-of-way, so if that alley ever gets expanded -- one other point that we  
talked about in the Board of Adjustment meeting is that the ten spaces that project out  
into the alley, while if the alley got expanded, those would go away. Some of that space  
would still be available, and just looking at it, I think we could probably pick up four  
parking spaces, so it's -- it's not a net loss of ten, it would be a net loss of, like, six.  
MR. STANTON: One more question. How many actual bedrooms are in this building  
-- bedrooms?  
MR. HUG: In the new design, there's 39.  
MR. MACMANN: Does that include the house mother's apartment?  
MR. HUG: No. That would be 40.  
MS. LOE: You had a slide with that, so -- or the 39. Just for my clarification then, is  
the alley not wide enough for fire apparatus?  
MR. HUG: It is not. And that's -- that's -- therein lies the problem. They've got to be  
able to get a hose -- if you park at the street, you don't have enough hose length to get  
around to the back of the building. That -- that was -- that was destroying the circular  
park driveway issue number one.  
MS. LOE: Well, and it could be a reason for that alley being improved at some point  
if development continues, so it's good to keep in mind.  
MR. ZENNER: It's currently a 15-foot-wide alley, if I'm not incorrect, so it is  
substandard today, not used by the fire service.  
MS. LOE: Oh, if only it could be, that would eliminate all those issues in the front.  
MR. MACMANN: Well, if I may, Madam Chair. It wouldn't be just their issue  
because they have neighbors on either side that would have to rectify in order to be fire  
accessible. In the M-DT, we have this problem. I do hope more of them speak, but I  
think Mr. Stanton's win-win is on the horizon.  
MS. LOE: Any additional questions for this speaker? I see none. Oh. Mr. Stanton?  
MR. STANTON: So, ladies, are you happy with what he's offering? Can you make  
us happier? Is there anything else you can do to make us happier with this alley side  
MR. HUG: I dance pretty well.  
MR. STANTON: I need blood, I think. I think I need some blood, but --  
MR. HUG: Especially -- you know, we've worked on this for six years. We have  
been talking with Patrick for over a year.  
MR. ZENNER: It seems like.  
MR. HUG: Well, and we talked to you early in the process, as well. So this has  
been fine-tuned and fine-tuned and fine-tuned, and I think this is the best solution for this  
piece of property. You know, there -- there are a lot of givens. There are a lot of  
competing interests. I think the biggest, most important part of this is we're going to  
preserve a beautiful 1930s house. And instead of having cars in front of it, we're going to  
have mostly grass, or it's not just grass. There's going to be shrubbery and some trees,  
and what's left will be open area that you can see through, which is, you know, that area,  
the fire apparatus parking, and the cars are off to the side out of the view of that. So if  
you want to back up and take a picture of that house, you're not going to see -- you can  
crop the cars -- the cars don't need to be in that picture. Also, somebody mentioned that  
a bunch of trees were being lost. There were -- and if you see it on the Goggle maps,  
there were two major trees in the front yard, but those trees have been gone for over a  
year. They -- they passed away sadly, which is part of what gave us the opportunity to  
refresh this and we're planning on putting street trees in along that to create a nice  
walkable sidewalk.  
MS. LOE: Any additional questions?  
MR. STANTON: I was just going to say we appreciate your efforts. We have to think  
50, 100 years down the road, and we have to set precedent for the neighbors and  
surrounding people, so don't think we're picking on you ladies. We have a 50-year, 100  
-year vision, so that's why we're -- we're tough on you and making sure that we --  
MR. HUG: You should be tough, especially to the neighbors that might do  
something that's not as nice as this.  
MR. MACMANN: The neighbor is the church. I don’t think --  
MR. HUG: Okay. Thank you very much.  
MS. LOE: Thank you.  
MS. PULLIAM: Hi. Good evening. I'm Joy Pulliam; I'm the house director of Pi Beta  
Phi Sorority, and I live at 511 Rollins Street, Columbia. And I'm just here to answer Ms.  
Burns' bedroom questions. We have 26 current bedrooms, plus me, 72 beds. We are  
going to 80 beds, and I believe it's 35 bedrooms, because it's not just two. We have  
anywhere from two member to four member bedrooms right now, some of which will be  
reconfigured. And, yes, we did lose two big trees, sadly, and I left the day they cut them  
down because it was very sad. Also the pine trees that sit on the corner, what would be  
the southeast corner of that potential drive to the east side are also failing and will be  
eventually coming down for safety reasons so that property is not damaged under those  
trees, so those are sadly not going to be with us much longer. It's inevitable. So is there  
any other questions?  
MS. LOE: Any questions for this speaker? I see none. Thank you. Any additional  
MR. SHY: My name is Ron Shy; I live at 5600 South Highway KK. I wanted to say  
a couple of things about the storm-sewer situation in the area. There is none. In order to  
do a pervious pavement, you need somewhere to drain it. Really, it's -- it's down the  
street to the west, and it's not feasible to do anything. What we have really sought to do  
is try not to concentrate the drainage from the roof drains and the other areas on the site  
into a pipe. We're going to try to get them to flow across the lay of the land so that it  
won't concentrate until it gets to the alley. That's really the best they can do because  
there just isn't anywhere to go with it. And I agree with Mr. Zenner that we have seen  
several locations in the town, and I've seen some in my own personal stuff, that it's hard  
to do pervious pavement, because when you try to clean it, you never know when you get  
it clean. You vacuum it and vacuum it, but it still clogs up some. But it does work in  
time, and it's just not a perfect situation. Maybe at some point in the future, we will be  
able to master that -- that type of -- because it is -- it is a good -- good focal BMP to do  
because you can get large areas into a small pipe. But anyway, that's -- that's all I have  
to say.  
MS. LOE: Thank you, Mr. Shy. Any questions -- Mr. Shy? Questions.  
MR. STANTON: We've got a question for you, sir.  
MS. LOE: You're not done yet.  
MS. BURNS: A quick question, Mr. Shy. This is a yes or a no. My understanding  
there are retention ponds to the south of this property on University property that maintain  
water runoff. Yes or no, do you -- are you aware of that personally?  
MR. SHY: I am not.  
MS. BURNS: Okay. Thank you.  
MR. SHY: I don't think this water would get there. I think it would get to the drain  
and the street below actually.  
MS. BURNS: Thank you.  
MS. LOE: Thank you. Any additional speakers on this case?  
MS. FISCHER: I'm Kylie Fischer; I'm the vice president of finance and housing at Pi  
Phi currently. I also live at 511 Rollins Street. And I just wanted to put it out there that  
there's been a topic just about walkability in Columbia, and in my understanding, it may  
be like that in the dense area way of talking about it, but, as a student, I do not see that  
as a reality downtown. It may have sidewalks you can walk on, but that doesn't mean  
they're safe to walk on. I get many MU alerts, text messages, not on a daily, but very  
frequently about shootings, stabbings, any type of intruder or unsafe person that I do not  
want to be around, and I work downtown late at night, and I appreciate having a parking  
spot at Pi Phi. I did not have one last semester, and it was awful. I parked at RP 10 on  
Providence Street. It is, as far as I know, about a mile away, and Mizzou advertises that  
you can shuttle there, which is seven days a week, but it is not 24 hours. If I'm getting off  
late at night and my friends are asleep, I have to walk. And, luckily, that has never  
happened to me, and has never been my case, but I have seen people walk around that,  
like, highway before, just going back home, I assume. And I feel bad for them, and it  
makes me think of our potential sisters coming in to recruitment next year and parking  
being a very good reason that they would want to live at Pi Phi as well, just because I do  
think it would make them feel safer. It has made me feel safer, especially not having to  
pay that expense, as well. We do not have to pay for parking as members of Pi Beta Phi  
if you have a parking spot, and those are very hefty expenses as a college student. The  
neighboring ones in the Newman Center, and at Phi Kap go very close to $500, maybe  
$300 depending on where you go, and those also have waiting lists. So it is very unlikely  
that we do have those, remote parking spots available for our members.  
MS. LOE: Thank you. Any questions for this speaker? Commissioner Geuea  
MS. GEUEA JONES: I truly do sympathize walking late at night. I do it a lot myself.  
I would strongly recommend, even if we gave you everything you wanted, you still can't  
even service half of your residents. I would strongly recommend if this is something that  
you are hearing repeatedly, you find a different solution to specifically service your sisters  
and residents who are having to walk late at night, because I know it's not just working at  
a place that closes late, it's also night classes and even more so in the winter when  
sundown is 6:00. But I -- I hear what you're saying. Even your plan as drafted doesn't  
solve your problem. It -- it doesn't even solve half your problem. So I -- I strongly  
encourage you as leadership in your sorority, which is a great way to start your life, to  
start thinking about ways you can protect people.  
MS. FISCHER: And we do, and I think that's part of this plan's achievement, as well,  
just because right now we currently have 26 parking spots. And if we were to go down to  
that number, which you were saying half of the bedrooms, it would go down significantly  
to around 20. And, I mean, that's six members that would have that feeling of safety that  
it just got lost, so --  
MS. LOE: Commissioner MacMann?  
MR. MACMANN: Just real quick. I think you're only going to lose two. And I  
appreciate, as Ms. Geuea Jones said, your concern for your sisters, and that's awesome.  
Very few people come up here thinking of anyone else but themselves. Just FYI,  
because it's money and there's property. But I just want you guys to know that we have  
multiple constituencies and concerns that we have to address at the same time. As Mr.  
Stanton said, we've got to look in the future, and, right now, we've been talking to you  
guys for two hours. Not many people get two hours. You might have heard that we're  
going to have to address Greek Town problems at large, and not just your all's, because  
this is get -- do nothing but get worse. And I appreciate you guys coming up here, and I  
appreciate you not being super contentious, because I saw you guys and I was, like, oh,  
man, there's 12 of them. But, no, it's fine. It's been a good conversation, and we've -- I  
think we've found a solution, and I think we've identified some other problems and some  
other solutions moving forward, and I appreciate you guys coming here today. Thank  
MS. LOE: I really appreciate seeing you all. I would just like to add to the looking  
forward, which you all well know having spent six years on the design of this. So as an  
architect and planner, I was taught by one of my bosses that planning takes a long time.  
So while you've been working on your design, we've been responding to the concerns  
about walkability, and that's what put the new requirements in place four years ago, but  
it's going to take, frankly, decades before we turn it around. So we're just trying to make  
sure we're not maintaining some of the issues we've seen because we agree. We want  
you to feel better about walking around. So thank you. Any additional questions for this  
speaker? I see none. Thank you.  
MS. DOKKEN: My name is Dee Dokken; I live at 804 Again. Let's talk about  
walking at night. I've been -- I worked on campus. I got off a late shift of being a nurse for  
many years. I don't feel safe walking. I rode a bike. If you ride a bike, you pass the  
person before they even have a chance to think they're going to grab you or anything. So  
I suggest people ride bikes instead of walk, with good lights.  
MS. LOE: Thank you, Ms. Dokken. Any additional speakers on this case?  
MR. HUG: Real quick. We -- Michael S. Hug, 1050 Signal Point, Alpharetta,  
Georgia 30005. We have bicycle parking for that reason, as well. We have about -- I  
think there's 20 spaces. Thank you.  
MS. LOE: Thank you. All right. Any additional speakers? If not, I'm going to close  
the public hearing.  
MS. LOE: Commission comment?  
MR. MACMANN: I think the chair should make a motion.  
MS. LOE: The chair never makes a motion.  
MR. MACMANN: I think the chair has the most coherent, cogent approach to this  
MS. LOE: Oh. We have five recommendations to go through. I think the only  
modification is in number 4, if we -- if we agree on eliminating the two spots in the front.  
MR. STANTON: Ten. Right?  
MS. LOE: So do we need to actually condition one to indicate that we want --  
how do we -- if we say ten.  
MR. MACMANN: Change twelve to ten.  
MR. SMITH: Yeah. I would -- I would revise exception number 4. Four is already  
kind of phrased in the way of a condition. It's a reduction of off-street parking provided,  
however, that they shall also install 12 spaces, so could add there -- you could revise that  
condition down to ten and add an additional condition that those are located in the rear  
MS. LOE: Specifically stay partially in the public right-of-way in the rear -- at the rear  
of the property.  
MR. ZENNER: Correct.  
MS. LOE: All right. Let's just go through them. So first motion. In the case of 113-  
2022, approve design exception section 29-4.3(f)(3)(i) and (ii) to permit parking in the  
required front and east side yard.  
MS. PLACIER: Second.  
MS. LOE: We have a second. We have a motion floor. Any discussion on this  
motion? If not, may we have roll call, please, Commissioner Carroll.  
Roll Call Vote (Voting "yes' is to recommend approval.) Voting Yes: Ms.  
Ms. Kimbell, Ms. Carroll, Ms. Loe, Mr. Stanton, Ms. Burns, Ms. Rushing, Mr.  
MacMann. Voting No: Ms. Geuea Jones. Motion carries 8-1.  
MS. CARROLL: We have eight to approve, and one no.  
MS. LOE: Second motion, in the case of 113-2022, following approval of the  
rezoning -- do we have to do each one separately, or can I do them all?  
MR. ZENNER: I think -- that's what we've been jammering about over here. You  
could probably do all of these as a single motion because the exceptions, because they  
are noted on the development plan, which is what you were approving -- these are design  
exceptions -- they're already noted. You'll need to make a modification to Number 4,  
though --  
MS. LOE: Okay.  
MR. ZENNER: -- which would be the specific one to modify. So it would be approval  
of the PD plan, Statement of Intent, and Rezoning subject to the design exception noted  
and a revision to Number 4.  
MS. LOE: So do we want to withdraw the first motion?  
MR. MACMANN: Just move 2, 3, and 4 --  
MR. ZENNER: Just move -- yeah.  
MS. LOE: Just move -- okay. So motion to approve the rezoning of property from  
R-MF to PD in the Pi Beta Phi Sorority PD plan, and associated Statement of Intent, with  
the following exceptions. We've already done one, so adding 2 -- can I just list them -- 3,  
4, with the modification to revise 12 additional parking spaces to ten, located partially in  
the public right-of-way at the rear pursuant to a separate right-of-us license, and item 5.  
MR. MACMANN: Second.  
MS. LOE: Seconded by Commissioner MacMann. Motion on the floor. Any  
discussion on this motion? Commissioner Geuea Jones?  
MS. GEUEA JONES: I was going to vote yes on some of these.  
MS. LOE: Ah.  
MS. GEUEA JONES: But that's fine. We can do it this way. I still think that side  
yard is too much; and therefore, I'm going to have to vote no, but I have no problem with  
the rear yard, I have no problem with exceeding the permanent -- or the pavement 30  
percent, just not to the extent it is. I just want to be clear, I don't hate everything, just a  
few things.  
MS. LOE: Commissioner MacMann?  
MR. MACMANN: Just an add on, and this is for staff. This is one of those issues  
that are going to keep occurring with redevelopment here, so we'll have to address that.  
MR. ZENNER: And that is something that is within our general work program. Given  
your current workload, we will be having to pass some things through first.  
MS. LOE: Additional comments? If not, Commissioner Carroll, may we have roll  
call, please.  
Roll Call Vote (Voting "yes" is to recommend approval.) Voting Yes: Ms.  
Ms. Carroll, Ms. Loe, Mr. Stanton, Ms. Burns, Ms. Rushing, Mr. MacMann. Voting  
No: Ms. Geuea Jones, Ms. Placier. Motion carries 7-2.  
MS. CARROLL: We have eight yes and two no. The motion carries.  
MS. LOE: Seven yes.  
MS. CARROLL: Seven. Okay. We've gotten to the point where my math fails.  
MS. LOE: But it still passes with seven.  
MS. CARROLL: Still pass --  
MS. LOE: -- and the majority, so recommendation for approval will be forwarded  
to City Council.  
Motion 1. In the case of 113-2022, approve design exception section 29-4.3(f)(3)(i)  
and (ii) to permit parking in the required front and east side yard. Voting YES:  
Placier, Kimbell, Carroll, Loe, Stanton, Burns, Rushing, MacMann. Voting NO:  
Geuea Jones. Motion carries 8-1.  
Motion 2. In the case of 113-2022, approve the rezoning of the property from R-MF  
to PD , approve the Pi Beta Phi Sorority PD plan and associated design  
exceptions 2, 3, 4, and 5 as stated within the staff report subject to design  
exception 4 being revised from 12 additional parking spaces to ten parking  
spaces being permitted to be located partially in the public right-of-way at the  
rear of the site pursuant to the separate right-of-use license, and an the  
associated Statement of Intent. Voting YES: Kimbell, Carroll, Loe, Stanton,  
Burns, Rushing, MacMann. Voting NO: Ms. Geuea Jones, Placier. Motion carries  
MS. LOE: Any additional public comments? If there are none.  
MS. LOE: Staff comments?  
MR. ZENNER: Your next meeting is May 5, and we will have a work session to  
which we will be discussing the FY 23 CIP, as well as we have several items on the  
agenda that will need to be discussed. So your upcoming cases are as follows: We  
have four, hopefully not nearly as lengthy as this evening, but just as interesting. We  
have a street renaming. It is often not one that you will see because often we have all  
adjoining property owners supporting the renaming of a particular street. However, in this  
particular instance, this is State Farm Parkway as it runs from Grindstone Parkway all  
the way back over to Providence Road through the roundabout. This is a request by  
Veterans United to have the roadway named Veterans United Parkway. Property owners  
adjoining it, not all have supported it; therefore, pursuant to Chapter 24 of the Code, it is  
required to have a Planning Commission public hearing, and then be presented with a  
recommendation to City Council. Your second request is a sidewalk design adjustment  
on the north side of South Old Plank Road directly across from The Gates. This is for a  
single lot in the middle of property that is in the process of being developed. Two parcels  
to the west, we have sidewalk that was installed in a nontraditional location, and then  
there are three parcels that come back out to Route K that are not yet developed with the  
exception of the house that sits in the middle, and it is the residential lot here at 7101  
that is seeking the design adjustment. We have PD plan off of St. Charles Road directly  
across the street from the Harley Davidson dealership. This is on the north side of St.  
Charles Road for a Dollar General store on a parcel of property that was part of a  
three-lot, if I recall correctly, development that was rezoned several years ago to planned  
zoning. And that is sought to have a new PD plan approved for a Dollar General -- a  
smaller Dollar General in this particular location. And then you have a CUP for a  
veterinary clinic at 400 North Stadium. This is the old Natural Grocers Building directly to  
the south of Chipotle, and it is the future location of Petco. They will be moving into that  
particular location out of the Crossroads Shopping Center and would like to have a  
veterinary clinic within that, and that does require and necessitate the conditional-use  
permit. To familiarize yourself with where we are, what we're about. Your street  
renaming, so it is State Farm Parkway all the way around to what would be South  
Hampton Drive through the roundabout back over to Providence. That is what's been  
sought to be renamed Veterans Parkway -- Veterans United Parkway. You have the Old  
Plank property there on South Old Plank at 7101. You have the Dollar General store here  
off of St. Charles Road, and then Renee Drive -- correct is -- or Freedom is what the  
Harley Davidson dealership is off of, and then our the Petco - future Petco location  
immediately south there of Chipotle. We will, as I said -- Council, via a request of the  
Board of Adjustment several years ago, requested that an overlay for East Campus be --  
or for Greek Town be prepared. We already have an urban conservation overlay for East  
Campus, be prepared. And we have had research conducted by the City Manager Office  
fellows to identify all variances that have been granted within Greek Town historically.  
We have that data. What we have struggled with as a staff, given Covid, given other  
issues that we have been engaged in, is to be able to carve out an appropriate amount of  
time to be able to deal with the topic at hand. Historically speaking, of 21 variances  
approved involving Greek properties, the majority of those 21 in the area defined as Greek  
Town, 19 have been approved. Others have not. The three that were not were approved --  
not approved for a variety of different reasons. Historically though, as was discussed this  
evening, the variances that were sought by the Board and then requested as design  
exceptions were the customary palate. It is a problem. We realize that. We realized it  
many years ago, and I do fully agree with what the Commission's conversation was this  
evening. We get through this generation of development or redevelopment, we are going  
to have another. It is our intent to try to correct this issue before we have that second  
generation of development. This was painful. It's painful to be before the Board having to  
discuss the same problems at countless meetings. The Board did not believe that it was  
within their purview, because of the hardship not being created, in essence, by the  
property, to grant any of the variances; and therefore, the regulatory relief was this path.  
So I appreciate your attention tonight to questions. We struggled as a staff, and we  
hopefully will be able to have a more workable solution here in the near future to where we  
may not have to deal with this. I will warn you, we do have pending variance requests  
potentially that will be coming in. I know of another project that we've been contacted on.  
I am not sure at this point what the applicant's choice of venue will be. However, given  
the outcome most recently with the Board of Adjustment, it is possible that that will end  
up here, as well. So we will see what we can do in trying to get them to compliance. It  
is going to be very challenging, though, as these sites try to build back out, and that is  
what we see on our end, communicate what you all have concerns with, as well, as we  
negotiate and work with the applicants to try to get them to bring forward projects that  
may better address certain concerns. This is an odd area. With that, that's all I have to  
offer. I will probably pass a kidney stone before we actually have the next hearing, but it  
was a good evening, and we hopefully will move this one on to Council.  
MS. LOE: Thank you, Mr. Zenner.  
MS. LOE: Commissioner comments?  
MR. MACMANN: I have two.  
MS. LOE: Commissioner MacMann?  
MR. MACMANN: It's Cinco de Mayo.  
IX. NEXT MEETING DATE - May 5, 2022 @ 7 pm (tentative)  
MR. MACMANN: And I move to adjourn.  
MS. KIMBELL: Second.  
MS. LOE: Seconded by Commissioner Kimbell. We are adjourned. Thanks,  
(Off the record.)  
(The meeting adjourned at 9:06 p.m.)  
Move to adjourn