City of Columbia, Missouri  
Meeting Minutes  
Planning and Zoning Commission  
Conference Rooms  
Thursday, July 21, 2022  
5:30 PM  
Work Session  
Columbia City Hall  
701 E. Broadway  
9 -  
Tootie Burns, Sara Loe, Anthony Stanton, Michael MacMann, Valerie Carroll,  
Sharon Geuea Jones, Robbin Kimbell, Peggy Placier and Shannon Wilson  
Meeting agenda adopted unanimously.  
Move to approve as submitted  
July 7, 2022 Work Session  
July 7, 2022 work session minutes adopted as presented.  
Move to approve as submitted  
A. UDC Text Amendment Project - Phase 4 (continued)  
Mr. Smith recapped the discussion of drive-through standards from the previous  
work session and highlighted changes that had been made following discussion  
with the City’s Traffic Engineer. He discussed the how the ITE (Institute of Traffic  
Engineers) Manual was utilized in evaluating trip generation for selected land uses  
and more specifically “drive-thru” uses for the proposed text change. He also  
provided an overview of the Traffic Assessment Memo provided to the staff  
relating the most recently constructed Culver’s Restaurant off Stadium Boulevard.  
There was general discussion about the proposed additional regulatory language to  
provide clarity as to when a traffic study would be required. Mr. Smith noted that  
staff desired to retain some level of flexibility for the City’s Traffic Engineer and  
that was why the wording proposed that way with respect to internal development  
conditions. The mandate for a study when the site had access within 300-feet of an  
intersection was noted as a general standard used in most traffic analyses required  
by the City.  
There was additional detailed discussion with respect to establishing less  
subjective requirements triggering a traffic study and what it should be providing  
staff in their analysis. Mr. Smith suggested that the criteria shown within the  
requirement for a conditional use approval could be incorporated into the  
proposed standards triggering a traffic study for a drive-thru permitted with a  
“by-right” use (generally those in the M-C district). The Commissioner expressed  
support of that change noting it would create less subjectivity in staff analysis of  
the traffic study when required.  
There was also discussion of using “user-specific” trip generation values in lieu of  
the standards provide by the ITE Manual. Commissioner cited that not all drive-thru  
uses perform at the same level of intensity and that potentially only utilizing the  
ITE Manual generated number my result over-estimating the impact that one use  
may have other another. Mr. Smith indicated that he would discuss the possible  
use of alternative trip generation values with the City Traffic Engineer.  
Mr. Zenner noted that it is possible that smaller uses may not have those numbers  
whereas a larger drive-thru user may. In such instances, the only available metric  
for evaluation would be to use the ITE Manual and that creating a variation could  
create an uneven playing field between users that both have drive-thrus as part of  
their business operations. Mr. Zenner suggested that it may be valuable to state  
within the regulations that the ITE was baseline for all users and those that had  
traffic studies could offer them as supplemental information. If the submitted  
numbers shown an increase in trips the higher number would be used.  
Mr. Smith when on to explain the conditional use criteria in the proposed text  
amendment and how a traffic study would be required any time there was a CUP  
approval required for a drive-thru. Concerns were expressed that small businesses  
may be negatively impacted by the proposed standards. There was discussion on  
how to potentially exempt a small business from having to produce a traffic study.  
Mr. Smith suggested a strategy that could incorporate a list of “exempt” uses such  
as bank in M-OF as well as possibly considering a square footage maximum prior to  
requiring the study.  
The Commission also discussed at length the issue of site placement and design of  
development that had drive-thru uses located on strip center “end-caps” and in  
adaptive reuse scenarios. Specific examples offered included the Freddy’s located  
in the Broadway Shopping Center near Highway 63 and the dry cleaners converted  
to a coffee shop off Green Meadows. Commissioners desired to ensure that the  
traffic issues resulting from those projects were not generally replicated elsewhere  
within the City.  
Mr. Zenner noted that the current amendment process could address such “reuse”  
or “infill” situations and that site planning and evaluation controls would need to  
be identified that provide mechanisms for Site Development staff to take a more  
critical look at such locations in the future. Mr. Smith noted that he could explore  
potential regulatory standards that would address these concerns with the Traffic  
Engineer and the Site Development team; however, formal text addressing the  
concerns may need to be developed for a subsequent round of review.  
Mr. Smith asked if the Commission was satisfied with the revisions discussed on  
the topic and if staff should prepare for a formal hearing. Commissioners indicated  
they were ready to move the amendment forward with the changes discussed and  
the additional “tweaks” to be made by staff. Mr. Zenner pointed out that prior to  
advertising for the hearing a final “look-see” of the text change would be offered to  
the Commission. Commissioners noted that they’d prefer the text be provided in  
final format for an up or down vote. Mr. Zenner noted that could be done and  
would likely occur at either the August 18 or September 8 work session meetings  
dependent on staff ability to confer with other staff members.  
Mr. Smith went on to explain the second text change within the distributed  
amendment sheets. The second amendment dealt with the issue of utility  
easements within the M-DT district. Mr. Smith noted the Utilities Division was  
supportive with elimination of the requirement that a utility easement be  
mandatorily require as part of replat involving M-DT parcels; however, wanted to  
retain the options to require that the easement be required on an “as-needed”  
basis at the discretion of the Utilities Director. The Commission was supportive of  
the proposed change and instructed staff to prepare a formal amendment for public  
The final topic of text changes that was discussed dealt with the issue of  
eliminating all references to the C-2 district that were within the Code. Mr. Zenner  
noted that this amendment really needed not discussion given all property  
previously zoned C-2 had been rezoned and the section was no longer relevant  
within the UDC. Commissioners agreed and instructed staff to prepare the  
appropriate formal amendment for public hearing.  
In “carry-over” business from the prior work session Chairman Loe asked if there  
were any Commissioners interested in serving on the DLC (Downtown Leadership  
Council) as the PZC appointment. Chairman Loe and Commissioner Burns explained  
the responsibilities associated the appointment. After general discussion  
Commission Geuea-Jones agreed to serve on the DLC. Mr. Zenner noted he would  
inform the City Clerk’s office of the appointment.  
VI. NEXT MEETING DATE - August 4, 2022 @ 5:30 pm (tentative)  
Meeting adjourned approximately 6:59 pm  
Move to adjourn