City of Columbia, Missouri  
Meeting Minutes  
Planning and Zoning Commission  
Conference Rooms  
Thursday, September 22, 2022  
Work Session  
5:30 PM  
Columbia City Hall  
701 E. Broadway  
8 -  
Sara Loe, Anthony Stanton, Michael MacMann, Valerie Carroll, Sharon Geuea  
Jones, Robbin Kimbell, Peggy Placier and Shannon Wilson  
1 - Tootie Burns  
Meeting agenda adopted unanimously, as amended (move “New Business” to the  
end of agenda).  
Adopt agenda as amended  
September 8, 2022 Work Session  
September 8, 2022 work session minutes adopted as presented.  
Adopted minutes as presented  
A. Draft Regulations - Short-term Rental (continuation)  
Mr. Zenner introduced the topic and distributed a “flow-chart” prepared by  
Chairman Loe that was intended to alleviate some confusion on the types of STR  
licensures that could be granted at the various STR Tiers that were being proposed  
within the regulations. He went on to explain that after reviewing the follow chart  
it became apparent that some modifications and alterations to the definitions, the  
focus of the September 8 work session, were necessary.  
However, before discussing the proposed definition changes Mr. Zenner asked for  
clarification on why the Commission desired to establish STR’s as an “accessory  
use”. He noted that calling out the use in this fashion seemed unnecessary given  
the fact that a property owner, all thing being considered equal, would likely  
choose to have the ability to rent their principal residence for greater than 30 days  
per year if they were going to be required to go through all the same inspection  
requirements. Mr. Zenner asked if it was the Commission’s intent to allow  
principal residence STRs that were rented no more than 30 days to be allowed  
reduce inspection, application fees, and other proposed regulatory standards to  
justify the “accessory use” classification. The Commission noted that this was their  
intent and further noted that this was in keeping with the original idea of a  
property owner being allowed utilize excess space within their primary residence.  
Having received this confirmation on why “accessory use” was proposed, Mr.  
Zenner suggested that if it were the Commission’s desire to include a “tenant” as  
an eligible STR licensee, subject to property owner authorization, then potentially  
it would be appropriate to include that type of occupant within the “accessory use”  
designation as was illustrated in Chairman Loe’s flowchart. Doing so would allow  
the such an individual, who for all intents and purposes, claims the dwelling to be  
their primary residence the same opportunities to benefit from the proposed  
regulations which may promote opportunities to retain affordable rental housing.  
Furthermore, Mr. Zenner pointed out that including such use authorization would  
be at the most restricted level; therefore, offering a greater level of control on the  
alternative use of the dwelling which in turn may reduce unforeseen impacts of  
upon the surrounding neighborhood.  
There was general Commission discussion on this suggestion. Mr. Zenner noted  
that licensure to a tenant would require authorization by the property owner  
before such license would be issued. From an administrative perspective the  
cross-check on property owner authorization would add limited addition burden to  
staff and could be covered in an application form. Additionally, the property owner  
and the tenant would be equally responsible for addressing possible code  
violations as the property owner was ultimately responsible for their rental  
certificate. Following additional discussion, the Commission agreed to that  
allowing “tenants” an opportunity to be licensed for STRs in their primary residence  
for no greater than 30 days was a step in the right direction and permitted more  
parity between property owners and tenants.  
Given this conclusion, Mr. Zenner noted revisions to the definitions discussed but  
set aside at the last work session would need revision. He stated that the definition  
of “Owner” was proposed to be modified to remove references to “tenants”. He  
also stated that a new definition of “Principal Resident” was proposed which would  
be inclusive of both an owner and tenant. Additionally, Mr. Zenner noted that the  
definition of “Principal Residence” was proposed to be simplified by making  
reference to “Principal Resident” and identifying what staff would evaluate to  
conclude the dwelling was actually the principal resident’s principal residence.  
Finally, he stated that the definition of “Secondary Residence” was to be modified  
such that licensure of this type of dwelling would be limited to only an “owner” and  
not a tenant.  
Mr. Zenner showed the Commissioners the following proposed definitions which  
were discussed and subsequently voted upon. Vote totals are shown within  
Owner. When used in the context of Short-Term  
Rentals this term shall mean, any person, firm, trust,  
corporation, partnership or any other legal entity  
who has legal interest in a property as shown within  
the records of the Boone County Accessor’s Office.  
(7-0 Approved)  
Principal Resident. When used in the context of  
Short-Term Rentals this term shall mean, the owner  
or a tenant under a signed lease greater than 30  
days, that occupies a dwelling unit that is their true,  
fixed, and principal residence to which, whenever  
absent, they return until a new principal residence  
is established. (7-0 Approved)  
Principal Residence. The one dwelling unit in which  
a principal resident resides that, whenever absent,  
is the dwelling to which they return until a new  
principal residence is established. A principal  
residence shall be documented by motor vehicle or  
voter registration, driver license, or other such  
evidence as determined acceptable by the Director  
of Community Development. (Approved 7-0)  
Secondary Residence. A dwelling unit in which an  
owner, as defined herein, lives temporarily for time  
intervals less than their principal residence and for  
which all necessary utilities shall remain in the  
owner’s name. (Approved 8-0)  
In discussing the revised definitions, Commissioners expressed concern relating to  
the possibility of STR licensure to properties owned by LLC or other legal entities as  
proposed within the definition of “Owner”. It was suggested that to discourage  
possible abuses, the application process be structured such that it required  
applicants who were not an individual owner to disclose all owner who had greater  
than 10% interest in a property. Requiring this disclosure, Commissioners  
believed, would permit staff with an ability to create a database of owners to  
whom future applications could be compared against to ensure that only one (1)  
licensure per entity were being issued.  
There was discussion of this recommendation. Staff identified that there could be  
possible administrative burdens associated with it, but would investigate if such  
provisions would be possible. There was also discussion that the disclosure would  
be more of a burden on the applicant than staff and that it would send a signal that  
the City was serious about only permitting one licensure per entity. Following  
additional limited discussion, the definition of “Owner” was approved with the  
caveat staff would further investigate a way of identifying multiple owners within  
LLC or other legal entities to ensure that goal of a single licensure be upheld.  
Having established the baseline for the definitions of “owner”, “principal resident”,  
“principal residence”, and “secondary residence”, Mr. Zenner indicated that at the  
next work session the Commission would be able to discuss the rest of the  
proposed regulatory standards in the draft ordinance. He noted that the next  
published version of the draft would be updated to include the adopted  
A. Election of Commission Officers 2022-2023  
Mr. Zenner distributed ballots and provided general instruction on how votes were  
to be cast. He requested that Chairman Loe open the floor for nominations of each  
position (Chair, Vice-Chair, and Secretary) followed by voting on those positions  
individually. Once all votes were cast Mr. Zenner asked that all ballots be returned  
to him for the purposes of records retention.  
Commissioner Geuea-Jones was nominated to become the PZC Chair. Motion  
made by Commissioner Carroll and seconded by Commissioner Placier.  
Nomination was approved unanimously. Commissioner Loe was nominated to  
become PZC Vice-Chair. Motion made by Commissioner Kimball and seconded by  
Commissioner MacMann. Nomination was approved unanimously. Commissioner  
Carroll was nominated to become PZC Secretary. Motion made by Commissioner  
MacMann and seconded by Commissioner Geuea-Jones. Nomination was approved  
Ballots were casts and then provided to Mr. Zenner. Following review of the ballots  
and calculation of the votes all nominated candidates were elected to their  
respective positions by a unanimous vote of Commissioners present (8-0).  
VII. NEXT MEETING DATE - October 6, 2022 @ 5:30 PM (tentative)  
Meeting adjourned at approximately 6:50 pm  
Move to adjourn