[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.