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Everybody turn their microphones on,
please.

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» All right. The October 14th, 2025
meeting of the Columbia Planning

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Commission is hereby called to order.
Roll call, please.

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» Engridge

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» here. Whis
>> here.

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Pardon is here. Massik.
Okay,

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» that's a quorum. So, roll call vote,
please.

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» Pardon?
>> Just We need to do a roll call vote.

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

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

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» We did it.
>> Did I didn't do something when I was

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there? I guess I I forgot that one. I
didn't know.

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Approval of the minutes of the September
8th meeting. You've all received copies.

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

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comments, we will take a motion to
approve.

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» I motion to approve.
>> I'll second that.

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Now we do a roll call vote.
>> Engled.

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» Yes.
>> Murphy,

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» yes. Trobridge,
>> yes.

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» Whis,
>> yes.

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

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» All right, if there nobody signed up to
speak on public input for not on the

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agenda, so we're going to jump right
over that. All right, first thing

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tonight is item E1
is a public hearing on the amendment to

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chapter 17, zoning of the municipal code
to add chapter 17.64 64 plan development

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districts to establish general
provisions and development standards for

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planned development districts. Now is
the time if anybody has any exparte

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communications barring none. Staff
report please.

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» Thank you.
The uh need for these provisions is a

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great one in my opinion. and you have
the potential for some projects coming

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up that that uh where this would be a
very beneficial process. Um so let me

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just talk about a few things and then
you can ask uh any questions. Uh the way

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plan development zoning works, it's
really what I call negotiated zoning. So

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there's there's there's two benefits.
The developer gets the benefit of

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adjusting some things, moving some
things, not having to have variances for

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certain things. But the
uh city council with the review and

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approval of the commission
gets the ability to ask for things to um

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stipulate things uh in the development
plan uh that you wouldn't otherwise be

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able to do if you were following a
straight zoning district.

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Um it's a process that's that's
generally geared to development that has

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um
um a mixture of either building types or

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unit types. Um so you already have a
provision in the in in your code in C2

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called C2 mixed use. It kind of operates
the way plan development regulations do,

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but it it also doesn't. Um, and what it
what it allows for is certain things to

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be varied when the when the area is of a
certain size and when there's a mixture

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of of development types or andor uses
within the district. So you you do have

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situations where um that has been uh
used. There's only one I think that I

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know of that's where it's actually been
zoned on the map.

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» Yeah.
>> Um

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uh however uh this would ultimately
supersede that. So, for example, the way

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this would work if if it's ultimately
approved,

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the dis the project that was zoned C2
MXD

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has an ordinance, it has a site plan.
So instead of being

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um C2 MXD in the future, that district
would go away and it would become a PD

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mixed.
So this will both apply to new

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development and may underscoring the may
word there be able to eliminate some

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districts that you presently have where
some of these similar same techniques

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have been used but the key will be where
an ordinance has been approved for that

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particular development. The other key
thing about plan development regulations

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is that they do not apply anywhere but
on the site that has been zoned.

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

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Uh if um uh if we were developing an
area, let's say for industrial

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development up in that area where 255
swings to the north and the and the

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properties that are either on on either
side of 255 at that point. Um so let we

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have we have a development. It's a it's
a largecale development and for the

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moment let's assume that it's a business
park of some kind and industrial park.

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So uh the development plan for that park
uh or that project would probably be a

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PDI. Okay? Because PDI in the way this
is written allows for office use and um

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uh industrial use. However, it it could
be also um a combination of PDI

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

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to go in there.
That's a commercial use. And so, um uh

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you can wrap all of that into a single
plan district. And then what the map

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your map will then begin to have on it a
table

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by and you'll see a table that will say
let's take our example

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um it'll say PDI
um

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project name and the ordinance number
and so each of those will be unique to

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the piece of territory.
Um, and and as long as I'm around, if

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

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The answer is no. It applies to a
specific piece of territory. That's got

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to be at least five acres. Okay, good.
That and that acreage threshold.

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uh and some and some folks even for for
things like um industrial development

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will set a 10acre threshold. But I I
don't think that makes too much

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difference. I think the important thing
is you're not going to use this tool for

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all kinds of small projects.
It's intended to deal with things that

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are larger that also may have um maybe
there are um uh topographic or or um

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natural features that that the that the
developer needs to avoid, but yet yet

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it's a nice project. Could be a
residential one, for example. and you

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and you don't and if if you tried to do
it under the normal residential u

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district provisions,
um you'd either wind up with a funky

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layout. Um the developer might not be
able to do enough uh to build enough

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units to make it um uh profitable. So
there are all kinds of reasons why you

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apply this. Um
it it one of the better examples I think

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is um
um a um Crestwood Plaza

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where you have McBride built a
subdivision on half of the 50 acres

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with uh four different or maybe five
different types of residential unit

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types
on this end

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» in Deerberg's develop the other end, but
it's all one plan development.

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» Um,
so that's that's the whole um the the

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whole thing behind this. Um, we were
because there are some things that

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might possibly be coming up here in the
not tooistant future. And when I say

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that, I'm I'm talking about stuff maybe
after the first of the year sometime

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where we've had conversations with folks
where you would absolutely want to use

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plan development regulations for the
kinds of things that are being

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discussed. So, we were trying to get
this on your radar and get this public

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hearing so that um this could become
part of the new

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um codification
uh that the people at MUN code are

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working on right now. And I am I've been
in conversation with those folks. And if

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um if this is ultimately adopted
um we know where it would go in the

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code. Um
and if you have any questions that's

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pretty much I think a summary of how
this works.

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» Who who drives the request? Is it driven
by the developer that or is it is it

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some something that the city kind of
throws out there?

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» Well,
and there's there are that's the other

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advantage of this In some cases, um um
you want to tell the developer, "No,

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well, we're going to do that by plan
development."

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» So, it's a response the city has in
their pocket to use.

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» Yeah.
Um,

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I'm guessing this is done all over the
place and and are we just late to the

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table and doing stuff like this or are
we are

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» Yes, you're you're you're
pretty late to the table. Although, like

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I said, somewhere along the line there
there are a couple of your districts

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um
um C2 mixed is the one that that most

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comes to mind and it's one of the
>> CU

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» CUP that's the other one. The CUP
district

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try to act like this, but they're they
really aren't.

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» And I I think I've really only got one
more. I think I'm

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favorable, you know, to this. I I I
understand the need for it. Um uh

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anytime though when I see uh uh
words like flexibility and things and

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ordinances and codes, I start I start
thinking about, you know, is there are

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we opening oursel up to any litigation
or anything? If we have a you know, if

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you have two similar projects and one is
approved and one is not because we've

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got flexibility, we can do we want this
one, we don't want this one. Um,

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

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um,
in fact, I made the case law on this in

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Missouri and if defending the city of
Richmond Heights, which went all the way

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to the Missouri Supreme Court. These and
there's a Illinois Supreme Court case as

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well. Um, I'm trying to remember the
name, but it's not coming to me right

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now.
>> Okay. the the

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these are tools have been used so long
and

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pretty much structured the same way that
I that I gave you these

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um and Doug and I worked on this back
and forth. I did the original draft and

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then he made some tweaks and then
[laughter]

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they it went back and forth. What you're
seeing now is is what we believe

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um
um is a good result.

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» Okay.
>> Um you also if you noticed uh let me see

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if I can find the page. Um
you have to make well you and the and

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the coun and the council because it
comes here first. Um page three is the

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standards
um

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and objectives for approval.
So each one comes before the each one

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comes before individually comes before
the the board and then it's developed as

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a district
>> and you and you are judging it against

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this criteria.
>> Yep. Okay, I got you.

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» So it's not like there's not something
there.

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» Okay.
>> Oh yes. Connie just reminded me of

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something. Um because this
was originally

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thought um in my brain anyway that we
were going to have another new section

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in ahead of this for stream buffer
protection which you'll come to you

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later. Um the number this is numbered
1764.

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Um when the ordinance uh is up for
adoption, it'll actually be 17.62.

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» Okay.
>> Uh the it there was a reservation in

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there for for uh 62. And so when I
started drafting this, I made it 64 and

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then
we didn't catch it.

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» All right. Thank you.
>> It'll be the same document otherwise.

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It's just the different number. got it
late for that.

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» Yeah, we just we we just saw this within
the last day.

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» Um there's I can skip applicant
presentation because that was that. Um I

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don't believe the public excuse me.

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

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signed up to speak on this at the public
hearing. So we will then close the

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public hearing and then we can talk
about it. have any other additional

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questions for them or concerns or
>> so does the so C2 C2 for example zoning

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is that will that be bound by these
standards then or

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» you probably wouldn't do anything as a
C2 mixed anymore ever

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» okay
>> because you only did one

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» right
>> and it's and and and actually it's a

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subset the way it's written in current
code it's like a subset to the C2

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district language. It's just another
part of that language.

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» So you you this this would effectively
um

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supplant the C2 MXD and the CUP.
>> Okay.

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» Discussion concerns or otherwise?
I look through it, everything makes

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sense to me.

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Barring, we can have a uh a motion.

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Not sure how to motion. There's a
there's a sample for either way, whether

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approve or disapprove.
>> I move that the plan commission

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recommend that the amendment be
approved.

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» We have a motion.
>> I'll second.

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» And a second. All right, a motion to
second. So roll call when you are

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prepared.
>> Engold,

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» yes.
>> Murphy,

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» yes.
>> Probridge,

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» yes.
>> Whis,

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» yes.
>> Harden is a yes.

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» All right. Motion passes. [snorts] All
right. Item E2.

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Next item is an amendment to chapter
17.0200050.

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Amendments of the zoning code to amend
the eligible applicants for an

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amendment. So
there

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once again exparte barring none staff
report.

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This is interesting since in the course
of

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a phone call actually that came to
Connie [laughter]

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where somebody wanted to introduce
an ordinance.

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It's like when you when you went to the
code,

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

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Colombia.
Yeah. Right.

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And so it was, okay, we need to fix this
and make it clear that if somebody wants

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to do a text amendment or a map
amendment,

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there is a procedure and who is
eligible.

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Um, and so this basically fixes that.
It's pretty much that simple.

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» All right, that makes sense to me.

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All right. On this again, um if there's
no questions, uh open the public hearing

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and close the public hearing.
Any discussion, worries?

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» What is the per uh what is the
procedure? I don't want to go through

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everything, but if if Joe Blow wants to
have a means to to do something, what is

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his procedure complicated? No, it it's
the same procedure essentially as before

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except that uh you have to be a property
owner. You have to be a resident.

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00:19:49,919 --> 00:19:52,640
» You have to have standing in the
community.

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00:19:51,360 --> 00:19:59,039
» You have to have standing in the
community. You can be a business with a

217
00:19:55,840 --> 00:20:08,559
business owner in the in the community.
Um and uh for text amendments

218
00:20:04,240 --> 00:20:15,360
um it has to come either from
uh the city administrator

219
00:20:12,160 --> 00:20:20,559
um a member of the
uh board

220
00:20:17,440 --> 00:20:25,600
uh and if it's something that a resident
wants, it's got to go first through it's

221
00:20:23,120 --> 00:20:28,600
got to go through their alderman. Oh,
okay.

222
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Can they do it?
>> Well, the commission can also make uh

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Yes, you the commission can make a
suggestion for um um um a change as

224
00:20:40,559 --> 00:20:48,080
well, but it's it's again it's not
>> more concerned about the little guy, you

225
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know, can the little guy, you know, he's
got standing in the community.

226
00:20:49,520 --> 00:20:58,159
» He's got standing or she has standing in
the community. Uh it's spelled out.

227
00:20:55,280 --> 00:20:58,159
» Okay.

228
00:20:58,640 --> 00:21:03,720
That all being said, we can get a
motion.

229
00:21:06,720 --> 00:21:13,880
» I move that the plan commission
recommend the amendment be approved.

230
00:21:10,400 --> 00:21:13,880
» We have a motion.

231
00:21:13,919 --> 00:21:19,440
I'll second that.
>> Roll call when you're ready.

232
00:21:18,640 --> 00:21:21,280
» Ingold,
>> yes.

233
00:21:20,559 --> 00:21:24,159
» Murphy,
>> yes.

234
00:21:23,200 --> 00:21:27,280
» Yes.
>> Whis.

235
00:21:25,039 --> 00:21:31,039
» Yes. Pardon is yes.
>> All right. Motion passes.

236
00:21:29,840 --> 00:21:34,559
All right. Next item on our agenda is
unfinished business of which we have

237
00:21:32,400 --> 00:21:39,760
none. New business. All right. This is
item G1 tonight. Excuse me. [snorts]

238
00:21:37,760 --> 00:21:47,120
Request for approval of the final plat
for country crossing 2 phase one.

239
00:21:43,520 --> 00:21:54,280
Any exparte communications? Speak now.
And once again to the staff.

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» Chris is going to handle that one.

241
00:21:55,120 --> 00:22:00,400
Good evening.
>> Good evening.

242
00:21:57,360 --> 00:22:04,960
» Um reports as submitted and as stated uh
this is the final platform we're calling

243
00:22:02,000 --> 00:22:10,640
country crossings phase one. Uh the
developer Mr. Hubard is here. Uh staff

244
00:22:08,480 --> 00:22:13,799
has reviewed and recommends approval to
the council.

245
00:22:18,240 --> 00:22:27,799
» So this was approved by us in 20. It's
been a minute.

246
00:22:24,240 --> 00:22:27,799
» Has been a minute.

247
00:22:36,400 --> 00:22:42,200
We have any questions for uh Chris
before we

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00:22:43,200 --> 00:22:48,320
» This is if the few of these I've done
this all pretty straightforward stuff on

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00:22:46,960 --> 00:22:52,960
this. Correct. Well,
>> has anything changed since we approved

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00:22:49,840 --> 00:22:57,600
it in 20?
No. Um I think in 20 the intent back

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then was maybe to have five phases, but
we hit something called COVID and some

252
00:22:59,760 --> 00:23:06,159
other things that really threw a monkey
wrench in it. So this phase one is

253
00:23:03,840 --> 00:23:10,240
actually kind of a hybrid of phase one
and part of phase two. Uh the

254
00:23:08,000 --> 00:23:15,679
improvement plans are already approved
to finish it out to the north, which is

255
00:23:12,080 --> 00:23:22,200
probably another 30 plus lots uh that I
believe he's going to start as soon as

256
00:23:17,520 --> 00:23:22,200
half of these are sold. Um,

257
00:23:22,400 --> 00:23:27,120
» I don't see a bunch of people here
carrying torches or anything to fight in

258
00:23:26,720 --> 00:23:31,440
it. So,
>> that was that wasn't that was in 2020.

259
00:23:29,200 --> 00:23:34,720
» Yeah, that was in 2020. [laughter]
>> That was quite the deal.

260
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» I'll tell you what, we don't have any
questions for Chris. We'll see if the

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00:23:35,919 --> 00:23:42,320
applicant has any presentation or
>> anything you want to say.

262
00:23:39,600 --> 00:23:46,480
» You want to talk about
the way

263
00:23:44,080 --> 00:23:52,559
we're just looking forward to getting it
going, getting this planted People are

264
00:23:50,000 --> 00:23:56,240
waiting in line. I have to tell you
lots.

265
00:23:54,640 --> 00:24:01,520
I actually got involved with this
project with former building inspector

266
00:23:59,520 --> 00:24:06,880
when I was doing the apartments up on
the hill. He asked me to come down here

267
00:24:04,000 --> 00:24:06,880
and look at this ground.

268
00:24:07,600 --> 00:24:14,440
to me. Believe it or not, my cousin
cousin's grounded

269
00:24:15,426 --> 00:24:21,520
[laughter]
up picking it up. So, but anyway, I was

270
00:24:20,080 --> 00:24:25,120
asked if I would put it on there. I
didn't have any other projects planned

271
00:24:22,799 --> 00:24:30,480
at the time. I said, "No, you don't have
any gia."

272
00:24:28,720 --> 00:24:37,039
I said, "Well, let's go for it." And
unfortunately, we all live through which

273
00:24:33,120 --> 00:24:40,960
ring is a couple years that
nobody could avoid. So that's why we're

274
00:24:39,200 --> 00:24:45,360
sitting here
later. So

275
00:24:42,480 --> 00:24:49,120
» the Browns bought and paid for the
hearings and everything were approved.

276
00:24:46,720 --> 00:24:55,840
We just unfortunately like I said got
delayed as we all did. So

277
00:24:53,279 --> 00:25:02,000
forward and get this passed and let
people know they're available.

278
00:24:59,200 --> 00:25:08,240
But we have lots actually sold. So
again, it's just under contract, so

279
00:25:06,720 --> 00:25:10,080
get pass and go.
>> All right. Thank you.

280
00:25:09,279 --> 00:25:12,400
» Okay. Thank you.
>> Thank you.

281
00:25:10,880 --> 00:25:16,320
» All right. And there won't be any more
public input. We can talk about it. I

282
00:25:14,320 --> 00:25:19,679
said somehow I think I remember the
conversation five years ago. The biggest

283
00:25:17,840 --> 00:25:24,080
concern was the what they mentioned the
down court culde-sac thing and that was

284
00:25:21,600 --> 00:25:27,919
settled.
>> I don't remember how but it was. And

285
00:25:25,919 --> 00:25:30,320
other than that looks like a subdivision
plat to me.

286
00:25:29,120 --> 00:25:33,360
» Yeah. Yeah, I think originally we were
going to go through Campbell Lane and

287
00:25:31,760 --> 00:25:35,440
that's where everybody
>> Yeah, there was some there was I don't

288
00:25:34,880 --> 00:25:38,559
remember the deal.
>> Everybody Everybody didn't want to mess

289
00:25:37,600 --> 00:25:41,559
with that. So,
>> yeah,

290
00:25:41,919 --> 00:25:45,360
» we had standing room only. That's for
sure.

291
00:25:44,559 --> 00:25:47,760
» Yeah,
>> I think it's interesting. I think

292
00:25:46,480 --> 00:25:52,720
there's there's several people that
actually live in the subdivision that I

293
00:25:49,120 --> 00:25:54,960
think are looking to buy and move even
within that.

294
00:25:54,159 --> 00:25:57,440
» I don't know if they were here
complaining at that time, but

295
00:25:56,320 --> 00:26:02,000
» how times change.
>> Yes. All

296
00:25:59,760 --> 00:26:07,840
right. Any discussion amongst ourselves?
Anybody concerns, questions, worries?

297
00:26:05,919 --> 00:26:11,279
All right. Well, as we've done twice
before tonight, we can entertain a

298
00:26:09,919 --> 00:26:14,640
motion.
>> I'll make a motion to recommend approval

299
00:26:13,120 --> 00:26:18,080
as submitted. I move that the plan
commission recommend that the final plat

300
00:26:16,159 --> 00:26:23,760
be approved.
>> I'll actually second that motion.

301
00:26:21,840 --> 00:26:25,440
» You ready? Know the drill.
>> Engelled.

302
00:26:24,720 --> 00:26:27,840
» Yes.
>> Murphy,

303
00:26:26,240 --> 00:26:29,279
» yes. Trollbridge,
>> yes.

304
00:26:28,559 --> 00:26:32,799
» Whis,
>> yes.

305
00:26:29,919 --> 00:26:37,679
» Harden is a yes.
>> All right. Motion approved. All right.

306
00:26:35,440 --> 00:26:43,600
No committee reports, no staff reports.
I'll entertain a motion to adjurnn.

307
00:26:42,159 --> 00:26:46,640
» I motion.
>> I second. Everybody in favor?

308
00:26:46,080 --> 00:26:54,200
» I.
>> Anybody opposed to ajourning?

309
00:26:49,520 --> 00:26:54,200
» All right. Thank you.

310
00:26:57,200 --> 00:27:00,440
I don't know.