City of Columbia, Missouri  
Meeting Minutes  
Planning and Zoning Commission  
Conference Rooms  
Thursday, September 8, 2022  
5:30 PM  
Work Session  
Columbia City Hall  
701 E. Broadway  
7 -  
Tootie Burns, Sara Loe, Anthony Stanton, Michael MacMann, Valerie Carroll,  
Sharon Geuea Jones and Peggy Placier  
2 - Robbin Kimbell and Shannon Wilson  
Meeting agenda adopted unanimously.  
Adopt agenda as presented  
August 18, 2022 Work Session  
August 18, 2022 work session minutes adopted as presented with one abstention.  
Adopt August 18, 2022 minutes as presented  
A. Draft Regulations - Short-term Rental Update  
Mr. Zenner provided an overview of the draft regulations since their prior  
discussion and identified the desired objectives for the work session. He noted  
that there were several items within the draft that had “margin notes” associated  
with them that staff wanted clarification on to ensure the regulations were being  
prepared as desired by the Commission. He also stated that he had engaged in  
additional ordinance research and had identified several other communities where  
the standards proposed in the draft up for discussion were also implemented. Mr.  
Zenner noted that having found this commonality was reassuring in that it meant  
the future City regulations would not be wildly inconsistent with those  
implemented in other communities. He did acknowledge; however, the draft  
regulations did propose several standards not generally found elsewhere.  
Following his overview, Mr. Zenner asked that the Commission vote up or down  
each of the sections/components of the ordinance as was previously recommended  
by Commissioner Stanton. Commissioners agreed with this technique and  
proceeded to discuss the proposed definitions.  
In discussing the definition of “owner”, Mr. Zenner noted that this was originally  
shown as a “TBD” item and was “margin-noted” as potentially not be necessary  
given the definition of “Principal Residence”. He explained that following his  
additional research such a definition was necessary to address the issue of STR  
licensure. The definition proposed in the draft took parts from College Station, TX  
and Seattle, WA merged them together. The resulting definition was thought to  
provide clarity on what type of individual constituted an owner and also provided  
recognition to a long-term “tenant” as an owner which was previously discussed  
earlier work sessions.  
There was significant and lengthy discussion on the proposed definition. There  
were concerns expressed about how enforcement issues would be resolved if  
tenants were recognized as “owners” and other administrative matters such as  
provision of authorization by the underlying land owner that a tenant was  
permitted to use their long-term rental as an STR, in essence sub-letting it.  
There was an equally robust discussion of the need to create opportunities for the  
long-term tenants to be treated like owners since they often were more likely to  
be present in such situations than the actual underlying owner of the property for  
dealing with day to day matters dealing of the dwelling unit. There was also  
discussion that allowing a long-term tenant the ability to considered an owner  
would off-set the possible loss of affordable housing stock within the community  
by creating a method of income stabilization.  
The Commission noted that given the compelling arguments on both sides of the  
owner and tenant issue that additional research was needed. It was recommended  
that the Commission circle-back to this definition once staff (Planning and Legal)  
conducted some additional research. This recommendation was approved and the  
definition of “owner” was put in the “parking lot” for further discussion.  
The Commission moved onto the definition of “Designated Agent” and after  
discussion moved to approve the definition with a modification by a vote of 5-1.  
The presented definition was modified to more clearly state that the “designated  
agent” (individual or management company) did not have to be on site in the  
absence of the property owner. This clarification removed language that reference  
“regardless if the property where the owner’s principal residence”. The modified  
definition is proposed to read as follows:  
Designated Agent. When used in the context of Short-Term Rentals  
this term shall mean, an individual or management company  
located within the City of Columbia that is available 24-hours per  
day who assumes full responsibility for addressing matters arising  
with the operation or use of a dwelling unit licensed as a short-term  
rental in the absence of the owner of the property upon which such  
dwelling is located. The individual or management company is not  
required to be on-site in the absence of the owner of the property.  
The Commission then moved to discuss the definition of “Principal Residence”. Mr.  
Zenner noted that this proposed definition had a “margin note” associated with it  
as the definition included a “tenant of greater than 30 days” being considered equal  
to an “owner” of the propety. He noted that depending on how the Commission  
desired to deal with the definition of owner the “margin-noted” text may be able  
to be removed since it would be otherwise redundant. He further noted that  
resolving the issues of “owner” and “tenant” was critical given the remaining  
structure of the regulations were built upon the definitions of “Principal  
Residence” and “Secondary Residence”.  
There was significant discussion relating to the definition of “Principal Residence”.  
It was recommended that one potential way of getting around the need to defined  
owner was to possibly create a definition for “Principal Resident”. This was  
discussed and no consensus was reached. It was further suggested that the  
Commission circle-back to this definition once the issue of “Owner” was resolved.  
Commissioners agreed that would be most productive step to take and decided to  
put the definition for “Principal Residence” into the “parking lot” for further  
The Commission then moved to the definition of “Previously Existing Short-term  
Rental”. Mr. Zenner explained that the timeframe referenced in the definition was  
consistent with other researched regulations. Mrs. Thompson suggested that the  
definition was premature for discussion given the ordinance presented did not  
include any provisions for recognition of previously existing STRs. The Commission  
agreed that discussion of the proposed definition was not necessary and requested  
that staff remove it from further consideration in future drafts. Mr. Zenner noted  
he would do so.  
Given the robust nature of conversation relating to the definitions of “owner” and  
“principal residence” work session time was reached. Mr. Zenner thank the  
Commission for their comments and noted that this topic would be carried forward  
to the September 22 work session.  
VI. NEXT MEETING DATE - September 22, 2022 @ 5:30 pm (tentative)  
Meeting adjourned at approximately 6:55 pm  
Motion to adjourn