[0:02] Everybody turn their microphones on, please.

[0:08] » All right. The October 14th, 2025 meeting of the Columbia Planning

[0:12] Commission is hereby called to order. Roll call, please.

[0:16] » Engridge

[0:26] » here. Whis >> here.

[0:30] Pardon is here. Massik. Okay,

[0:35] » that's a quorum. So, roll call vote, please.

[0:41] » Pardon? >> Just We need to do a roll call vote.

[0:44] » A roll call vote. >> Oh [ __ ] We just did I'm sorry. It's

[0:47] been a long three weeks. [laughter] >> Oh, for goodness sakes. Sorry, guys.

[0:54] » We did it. >> Did I didn't do something when I was

[0:56] there? I guess I I forgot that one. I didn't know.

[0:59] Approval of the minutes of the September 8th meeting. You've all received copies.

[1:03] If there are, excuse [clears throat] me, if there are no changes or additions or

[1:07] comments, we will take a motion to approve.

[1:14] » I motion to approve. >> I'll second that.

[1:18] Now we do a roll call vote. >> Engled.

[1:23] » Yes. >> Murphy,

[1:26] » yes. Trobridge, >> yes.

[1:29] » Whis, >> yes.

[1:30] » Harden is yes. >> Okay, got that one right. [laughter]

[1:37] » All right, if there nobody signed up to speak on public input for not on the

[1:41] agenda, so we're going to jump right over that. All right, first thing

[1:45] tonight is item E1 is a public hearing on the amendment to

[1:51] chapter 17, zoning of the municipal code to add chapter 17.64 64 plan development

[1:57] districts to establish general provisions and development standards for

[2:01] planned development districts. Now is the time if anybody has any exparte

[2:06] communications barring none. Staff report please.

[2:10] » Thank you. The uh need for these provisions is a

[2:18] great one in my opinion. and you have the potential for some projects coming

[2:23] up that that uh where this would be a very beneficial process. Um so let me

[2:33] just talk about a few things and then you can ask uh any questions. Uh the way

[2:39] plan development zoning works, it's really what I call negotiated zoning. So

[2:46] there's there's there's two benefits. The developer gets the benefit of

[2:53] adjusting some things, moving some things, not having to have variances for

[2:58] certain things. But the uh city council with the review and

[3:05] approval of the commission gets the ability to ask for things to um

[3:14] stipulate things uh in the development plan uh that you wouldn't otherwise be

[3:20] able to do if you were following a straight zoning district.

[3:26] Um it's a process that's that's generally geared to development that has

[3:33] um um a mixture of either building types or

[3:39] unit types. Um so you already have a provision in the in in your code in C2

[3:49] called C2 mixed use. It kind of operates the way plan development regulations do,

[3:56] but it it also doesn't. Um, and what it what it allows for is certain things to

[4:06] be varied when the when the area is of a certain size and when there's a mixture

[4:13] of of development types or andor uses within the district. So you you do have

[4:21] situations where um that has been uh used. There's only one I think that I

[4:29] know of that's where it's actually been zoned on the map.

[4:32] » Yeah. >> Um

[4:34] uh however uh this would ultimately supersede that. So, for example, the way

[4:42] this would work if if it's ultimately approved,

[4:47] the dis the project that was zoned C2 MXD

[4:53] has an ordinance, it has a site plan. So instead of being

[5:00] um C2 MXD in the future, that district would go away and it would become a PD

[5:11] mixed. So this will both apply to new

[5:17] development and may underscoring the may word there be able to eliminate some

[5:24] districts that you presently have where some of these similar same techniques

[5:29] have been used but the key will be where an ordinance has been approved for that

[5:37] particular development. The other key thing about plan development regulations

[5:42] is that they do not apply anywhere but on the site that has been zoned.

[5:50] So, um case in point, uh we don't have a zoning map up in here, but that's okay.

[5:56] Uh if um uh if we were developing an area, let's say for industrial

[6:03] development up in that area where 255 swings to the north and the and the

[6:11] properties that are either on on either side of 255 at that point. Um so let we

[6:19] have we have a development. It's a it's a largecale development and for the

[6:25] moment let's assume that it's a business park of some kind and industrial park.

[6:31] So uh the development plan for that park uh or that project would probably be a

[6:40] PDI. Okay? Because PDI in the way this is written allows for office use and um

[6:48] uh industrial use. However, it it could be also um a combination of PDI

[6:59] uh and PDC. So, let's assume that um um I don't know the next Wallally's wants

[7:06] to go in there. That's a commercial use. And so, um uh

[7:13] you can wrap all of that into a single plan district. And then what the map

[7:19] your map will then begin to have on it a table

[7:24] by and you'll see a table that will say let's take our example

[7:31] um it'll say PDI um

[7:37] project name and the ordinance number and so each of those will be unique to

[7:46] the piece of territory. Um, and and as long as I'm around, if

[7:52] someone shows up here to say, "Well, you did it over there, why can't I do it?"

[7:57] The answer is no. It applies to a specific piece of territory. That's got

[8:04] to be at least five acres. Okay, good. That and that acreage threshold.

[8:11] uh and some and some folks even for for things like um industrial development

[8:17] will set a 10acre threshold. But I I don't think that makes too much

[8:22] difference. I think the important thing is you're not going to use this tool for

[8:28] all kinds of small projects. It's intended to deal with things that

[8:34] are larger that also may have um maybe there are um uh topographic or or um

[8:45] natural features that that the that the developer needs to avoid, but yet yet

[8:52] it's a nice project. Could be a residential one, for example. and you

[8:57] and you don't and if if you tried to do it under the normal residential u

[9:04] district provisions, um you'd either wind up with a funky

[9:09] layout. Um the developer might not be able to do enough uh to build enough

[9:16] units to make it um uh profitable. So there are all kinds of reasons why you

[9:23] apply this. Um it it one of the better examples I think

[9:30] is um um a um Crestwood Plaza

[9:37] where you have McBride built a subdivision on half of the 50 acres

[9:44] with uh four different or maybe five different types of residential unit

[9:50] types on this end

[9:53] » in Deerberg's develop the other end, but it's all one plan development.

[10:00] » Um, so that's that's the whole um the the

[10:06] whole thing behind this. Um, we were because there are some things that

[10:14] might possibly be coming up here in the not tooistant future. And when I say

[10:20] that, I'm I'm talking about stuff maybe after the first of the year sometime

[10:26] where we've had conversations with folks where you would absolutely want to use

[10:32] plan development regulations for the kinds of things that are being

[10:36] discussed. So, we were trying to get this on your radar and get this public

[10:42] hearing so that um this could become part of the new

[10:48] um codification uh that the people at MUN code are

[10:52] working on right now. And I am I've been in conversation with those folks. And if

[11:01] um if this is ultimately adopted um we know where it would go in the

[11:07] code. Um and if you have any questions that's

[11:13] pretty much I think a summary of how this works.

[11:16] » Who who drives the request? Is it driven by the developer that or is it is it

[11:21] some something that the city kind of throws out there?

[11:23] » Well, and there's there are that's the other

[11:27] advantage of this In some cases, um um you want to tell the developer, "No,

[11:36] well, we're going to do that by plan development."

[11:42] » So, it's a response the city has in their pocket to use.

[11:45] » Yeah. Um,

[11:48] I'm guessing this is done all over the place and and are we just late to the

[11:53] table and doing stuff like this or are we are

[11:55] » Yes, you're you're you're pretty late to the table. Although, like

[12:00] I said, somewhere along the line there there are a couple of your districts

[12:07] um um C2 mixed is the one that that most

[12:12] comes to mind and it's one of the >> CU

[12:14] » CUP that's the other one. The CUP district

[12:19] try to act like this, but they're they really aren't.

[12:23] » And I I think I've really only got one more. I think I'm

[12:27] favorable, you know, to this. I I I understand the need for it. Um uh

[12:32] anytime though when I see uh uh words like flexibility and things and

[12:37] ordinances and codes, I start I start thinking about, you know, is there are

[12:42] we opening oursel up to any litigation or anything? If we have a you know, if

[12:46] you have two similar projects and one is approved and one is not because we've

[12:52] got flexibility, we can do we want this one, we don't want this one. Um,

[12:57] » how do you answer that? >> It's been tested all over the state. Um,

[13:03] um, in fact, I made the case law on this in

[13:08] Missouri and if defending the city of Richmond Heights, which went all the way

[13:12] to the Missouri Supreme Court. These and there's a Illinois Supreme Court case as

[13:18] well. Um, I'm trying to remember the name, but it's not coming to me right

[13:23] now. >> Okay. the the

[13:27] these are tools have been used so long and

[13:33] pretty much structured the same way that I that I gave you these

[13:39] um and Doug and I worked on this back and forth. I did the original draft and

[13:45] then he made some tweaks and then [laughter]

[13:48] they it went back and forth. What you're seeing now is is what we believe

[13:54] um um is a good result.

[13:58] » Okay. >> Um you also if you noticed uh let me see

[14:02] if I can find the page. Um you have to make well you and the and

[14:11] the coun and the council because it comes here first. Um page three is the

[14:17] standards um

[14:20] and objectives for approval. So each one comes before the each one

[14:26] comes before individually comes before the the board and then it's developed as

[14:31] a district >> and you and you are judging it against

[14:35] this criteria. >> Yep. Okay, I got you.

[14:38] » So it's not like there's not something there.

[14:43] » Okay. >> Oh yes. Connie just reminded me of

[14:46] something. Um because this was originally

[14:53] thought um in my brain anyway that we were going to have another new section

[15:00] in ahead of this for stream buffer protection which you'll come to you

[15:06] later. Um the number this is numbered 1764.

[15:14] Um when the ordinance uh is up for adoption, it'll actually be 17.62.

[15:22] » Okay. >> Uh the it there was a reservation in

[15:26] there for for uh 62. And so when I started drafting this, I made it 64 and

[15:34] then we didn't catch it.

[15:37] » All right. Thank you. >> It'll be the same document otherwise.

[15:41] It's just the different number. got it late for that.

[15:45] » Yeah, we just we we just saw this within the last day.

[15:51] » Um there's I can skip applicant presentation because that was that. Um I

[15:55] don't believe the public excuse me.

[16:01] » I will uh now open the public hearing. I don't [snorts] believe anybody actually

[16:05] signed up to speak on this at the public hearing. So we will then close the

[16:09] public hearing and then we can talk about it. have any other additional

[16:13] questions for them or concerns or >> so does the so C2 C2 for example zoning

[16:20] is that will that be bound by these standards then or

[16:26] » you probably wouldn't do anything as a C2 mixed anymore ever

[16:31] » okay >> because you only did one

[16:33] » right >> and it's and and and actually it's a

[16:36] subset the way it's written in current code it's like a subset to the C2

[16:43] district language. It's just another part of that language.

[16:48] » So you you this this would effectively um

[16:55] supplant the C2 MXD and the CUP. >> Okay.

[17:07] » Discussion concerns or otherwise? I look through it, everything makes

[17:13] sense to me.

[17:17] Barring, we can have a uh a motion.

[17:23] Not sure how to motion. There's a there's a sample for either way, whether

[17:28] approve or disapprove. >> I move that the plan commission

[17:32] recommend that the amendment be approved.

[17:34] » We have a motion. >> I'll second.

[17:39] » And a second. All right, a motion to second. So roll call when you are

[17:42] prepared. >> Engold,

[17:46] » yes. >> Murphy,

[17:48] » yes. >> Probridge,

[17:50] » yes. >> Whis,

[17:51] » yes. >> Harden is a yes.

[17:55] » All right. Motion passes. [snorts] All right. Item E2.

[18:00] Next item is an amendment to chapter 17.0200050.

[18:05] Amendments of the zoning code to amend the eligible applicants for an

[18:09] amendment. So there

[18:13] once again exparte barring none staff report.

[18:17] This is interesting since in the course of

[18:22] a phone call actually that came to Connie [laughter]

[18:26] where somebody wanted to introduce an ordinance.

[18:32] It's like when you when you went to the code,

[18:40] anybody from [snorts] anywhere on the planet could introduce an ordinance in

[18:46] Colombia. Yeah. Right.

[18:50] And so it was, okay, we need to fix this and make it clear that if somebody wants

[18:56] to do a text amendment or a map amendment,

[19:02] there is a procedure and who is eligible.

[19:06] Um, and so this basically fixes that. It's pretty much that simple.

[19:12] » All right, that makes sense to me.

[19:16] All right. On this again, um if there's no questions, uh open the public hearing

[19:23] and close the public hearing. Any discussion, worries?

[19:29] » What is the per uh what is the procedure? I don't want to go through

[19:31] everything, but if if Joe Blow wants to have a means to to do something, what is

[19:37] his procedure complicated? No, it it's the same procedure essentially as before

[19:44] except that uh you have to be a property owner. You have to be a resident.

[19:49] » You have to have standing in the community.

[19:51] » You have to have standing in the community. You can be a business with a

[19:55] business owner in the in the community. Um and uh for text amendments

[20:04] um it has to come either from uh the city administrator

[20:12] um a member of the uh board

[20:17] uh and if it's something that a resident wants, it's got to go first through it's

[20:23] got to go through their alderman. Oh, okay.

[20:29] Can they do it? >> Well, the commission can also make uh

[20:33] Yes, you the commission can make a suggestion for um um um a change as

[20:40] well, but it's it's again it's not >> more concerned about the little guy, you

[20:46] know, can the little guy, you know, he's got standing in the community.

[20:49] » He's got standing or she has standing in the community. Uh it's spelled out.

[20:55] » Okay.

[20:58] That all being said, we can get a motion.

[21:06] » I move that the plan commission recommend the amendment be approved.

[21:10] » We have a motion.

[21:13] I'll second that. >> Roll call when you're ready.

[21:18] » Ingold, >> yes.

[21:20] » Murphy, >> yes.

[21:23] » Yes. >> Whis.

[21:25] » Yes. Pardon is yes. >> All right. Motion passes.

[21:29] All right. Next item on our agenda is unfinished business of which we have

[21:32] none. New business. All right. This is item G1 tonight. Excuse me. [snorts]

[21:37] Request for approval of the final plat for country crossing 2 phase one.

[21:43] Any exparte communications? Speak now. And once again to the staff.

[21:50] » Chris is going to handle that one.

[21:55] Good evening. >> Good evening.

[21:57] » Um reports as submitted and as stated uh this is the final platform we're calling

[22:02] country crossings phase one. Uh the developer Mr. Hubard is here. Uh staff

[22:08] has reviewed and recommends approval to the council.

[22:18] » So this was approved by us in 20. It's been a minute.

[22:24] » Has been a minute.

[22:36] We have any questions for uh Chris before we

[22:43] » This is if the few of these I've done this all pretty straightforward stuff on

[22:46] this. Correct. Well, >> has anything changed since we approved

[22:49] it in 20? No. Um I think in 20 the intent back

[22:55] then was maybe to have five phases, but we hit something called COVID and some

[22:59] other things that really threw a monkey wrench in it. So this phase one is

[23:03] actually kind of a hybrid of phase one and part of phase two. Uh the

[23:08] improvement plans are already approved to finish it out to the north, which is

[23:12] probably another 30 plus lots uh that I believe he's going to start as soon as

[23:17] half of these are sold. Um,

[23:22] » I don't see a bunch of people here carrying torches or anything to fight in

[23:26] it. So, >> that was that wasn't that was in 2020.

[23:29] » Yeah, that was in 2020. [laughter] >> That was quite the deal.

[23:33] » I'll tell you what, we don't have any questions for Chris. We'll see if the

[23:35] applicant has any presentation or >> anything you want to say.

[23:39] » You want to talk about the way

[23:44] we're just looking forward to getting it going, getting this planted People are

[23:50] waiting in line. I have to tell you lots.

[23:54] I actually got involved with this project with former building inspector

[23:59] when I was doing the apartments up on the hill. He asked me to come down here

[24:04] and look at this ground.

[24:07] to me. Believe it or not, my cousin cousin's grounded

[24:15] [laughter] up picking it up. So, but anyway, I was

[24:20] asked if I would put it on there. I didn't have any other projects planned

[24:22] at the time. I said, "No, you don't have any gia."

[24:28] I said, "Well, let's go for it." And unfortunately, we all live through which

[24:33] ring is a couple years that nobody could avoid. So that's why we're

[24:39] sitting here later. So

[24:42] » the Browns bought and paid for the hearings and everything were approved.

[24:46] We just unfortunately like I said got delayed as we all did. So

[24:53] forward and get this passed and let people know they're available.

[24:59] But we have lots actually sold. So again, it's just under contract, so

[25:06] get pass and go. >> All right. Thank you.

[25:09] » Okay. Thank you. >> Thank you.

[25:10] » All right. And there won't be any more public input. We can talk about it. I

[25:14] said somehow I think I remember the conversation five years ago. The biggest

[25:17] concern was the what they mentioned the down court culde-sac thing and that was

[25:21] settled. >> I don't remember how but it was. And

[25:25] other than that looks like a subdivision plat to me.

[25:29] » Yeah. Yeah, I think originally we were going to go through Campbell Lane and

[25:31] that's where everybody >> Yeah, there was some there was I don't

[25:34] remember the deal. >> Everybody Everybody didn't want to mess

[25:37] with that. So, >> yeah,

[25:41] » we had standing room only. That's for sure.

[25:44] » Yeah, >> I think it's interesting. I think

[25:46] there's there's several people that actually live in the subdivision that I

[25:49] think are looking to buy and move even within that.

[25:54] » I don't know if they were here complaining at that time, but

[25:56] » how times change. >> Yes. All

[25:59] right. Any discussion amongst ourselves? Anybody concerns, questions, worries?

[26:05] All right. Well, as we've done twice before tonight, we can entertain a

[26:09] motion. >> I'll make a motion to recommend approval

[26:13] as submitted. I move that the plan commission recommend that the final plat

[26:16] be approved. >> I'll actually second that motion.

[26:21] » You ready? Know the drill. >> Engelled.

[26:24] » Yes. >> Murphy,

[26:26] » yes. Trollbridge, >> yes.

[26:28] » Whis, >> yes.

[26:29] » Harden is a yes. >> All right. Motion approved. All right.

[26:35] No committee reports, no staff reports. I'll entertain a motion to adjurnn.

[26:42] » I motion. >> I second. Everybody in favor?

[26:46] » I. >> Anybody opposed to ajourning?

[26:49] » All right. Thank you.

[26:57] I don't know.

2025 10 14 Plan Commission

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