Planning and Zoning Commission Regular Meeting – October 9, 2025
Planning and Zoning Commission Regular Meeting – October 9, 2025
The Columbia Planning and Zoning Commission met on Thursday, October 9, 2025, at 7:00 PM in City Hall Council Chambers. All nine commissioners were present. The meeting included a withdrawn item, six public hearings (five short-term rental conditional use permits and one rezoning), and staff/commissioner comments.
Consent Calendar
- Approval of Agenda and Minutes: The agenda was approved unanimously. The minutes from September 18, 2025, were approved with three abstentions (Commissioners Walters, Wilson, Ortiz).
- Withdrawn Item: Case #308-2025 (1201 S. Old Highway 63, Apt. 301 STR) was withdrawn by the applicant before advertisement and noted for information only.
Public Comments & Testimony
- Case #295-2025 (502 SW Blvd STR): Neighbor Heather Matthews (503 SW Blvd S) expressed concerns about residential character, security, and property values. Another neighbor, Rebecca Graves, highlighted the need for affordable housing. Applicant Susan Bowles stated the home had been an Airbnb for seven years with no issues. No other public testimony.
- Case #296-2025 (1306 St. Michael Dr STR): Multiple neighbors spoke in opposition. Mary Kay Doyle (1308 St. Michael) cited 12 guests, noise, parking, and partying. Jeffrey Doyle described an attempted forced entry and feared for safety. Teki Grahl (1303 St. Andrew) noted backyard visibility and concerns about transient guests. Tim Colton, Zach Rodeman, Tim Morris, and Marilyn Brown all opposed due to traffic, safety for children, and loss of neighborhood character. Applicant Kevin Dickherber spoke in favor, citing improvements and accommodations for visitors. He acknowledged eight trash violations but said they were before new trash carts; he committed to better outreach.
- Case #301-2025 (Rezone 63.11 acres at 3815 Hinkson Creek Rd): Several residents spoke. Esther Ellis (2309 Nelwood Dr) asked about noise regulations and expressed concerns about industrial impacts. James Gordon (703 W Blvd N) urged denial, citing potential data center (mentioning Nvidia/Oracle) with questionable economic benefits and strain on utilities. Josh Patterson (3411 N Hinkson Creek Rd) worried about flooding from stormwater runoff. Isaac Ellis (2309 Nelwood Dr) feared environmental harm to Hinkson Creek. Hallene Darland (558 W Crofton Hall) doubted data centers would bring local jobs. The applicant's engineer, Chad Fuemmeler, said no specific use is planned yet and industrial vacancy is 1.5%.
- Case #303-2025 (1205 E Ash St Unit A STR): No public comments. Owner Curt Krehbiel was present but unable to speak due to an accident.
- Case #307-2025 (308 N Ninth St STR): Applicant Kirsten Craver spoke, describing the home as a personal project she operates infrequently (32 nights in 2024). She acknowledged a landscaping violation and vowed better compliance. Neighbor Devin Kelley supported her application.
- Case #310-2025 (4216 Forum Blvd STR): Max Gump (4215 Forum Blvd) opposed due to lowered property values, speeding traffic (60 mph in 30 mph zone), and precedent for more STRs. Colleen Jansen (4201 Forum Blvd) echoed traffic concerns and worried for her autistic grandson. Owner Julie Allen said the home is used lightly (49 nights in 2024) and they maintain it personally, targeting older visitors.
Discussion Items
- Case #295-2025: Commissioners noted the property had operated for years without problems. Commissioner Stanton emphasized the hotline and owner accountability. Commissioner Stockton shared that long-term rentals had caused more issues in her experience. The commission approved the STR CUP 9-0.
- Case #296-2025: After testimony, commissioners expressed concerns about violations (eight trash, one police incident) and neighborhood compatibility. Commissioner Darr supported allowing only four guests, but the applicant wanted eight. Commissioner Walters cited lack of proactive communication. Chair Geuea Jones noted the property’s detrimental impact. A motion to approve with the staff-recommended conditions (eight guests, 210 nights, parking expansion) failed 9-0. The denial will go to City Council as a full hearing.
- Case #301-2025: Staff explained the zoning request is separate from any use. Commissioners debated data centers and utility impacts. Commissioner Brodsky supported rezoning but urged council to study data centers. Commissioner Wilson opposed, citing environmental and job concerns. The rezoning was approved 7-2 (Commissioners Stockton and Wilson dissenting). No conditions are permitted on a straight rezoning.
- Case #303-2025: Commissioners discussed parking coordination between the STR and the long-term tenant. Despite potential conflicts, the commission approved 9-0.
- Case #307-2025: Commissioner Stanton questioned the applicant about past violations and her knowledge of regulations. She committed to compliance. The commission approved 9-0.
- Case #310-2025: Commissioner Ortiz opposed due to dangerous speeding on Forum Boulevard. Others felt the owner had a good track record. Approved 8-1 (Ortiz dissenting).
Key Outcomes
- Case #295-2025: Approved 9-0. Conditions: max 6 guests, 210 nights/year, garage parking available while in STR use.
- Case #296-2025: Motion to approve failed 9-0. Commission recommends denial to City Council.
- Case #301-2025: Approved 7-2 to rezone 63.11 acres from A (Agriculture) to IG (Industrial).
- Case #303-2025: Approved 9-0. Conditions: max 2 guests, 210 nights/year.
- Case #307-2025: Approved 9-0. Conditions: max 8 guests, 210 nights/year.
- Case #310-2025: Approved 8-1. Conditions: max 6 guests, 210 nights/year.
- Staff Comments: Staff announced a work session on subdivision regulation changes on October 23, 2025. The next regular meeting is tentatively October 23, 2025. Staff also clarified that two verified violations may lead to revocation but the process is discretionary and involves municipal court.
- Commissioner Comments: Commissioner Darr suggested a conditional use process for data centers. Commissioner Brodsky sought clarification on revocation criteria; staff cited Chapter 22, Article 5. Commissioner Stanton emphasized the importance of applicants attending and speaking.
Meeting Transcript
Good evening. I will now call the Thursday, October 9th, 2025, Planning and Zoning Commission meeting to order. Commissioner Brodsky, may we have a roll call? We may. Commissioner Goway Jones. Here. Commissioner Gray. Here. Commissioner Ortiz. Here. Commissioner Stanton. Present. Commissioner Stockton. Here. Commissioner Walters. Here. Commissioner Wilson. Here. I am here. And Commissioner Darr. Here. We have a full quorum tonight. Thank you very much. Are there any changes or adjustments to our agenda this evening, Mr. Zinner? No, they're not, ma'am. Their motion to approve the agenda. Move to approve. Approve the agenda. Second. Motion to approve by Commissioner Stanton. Seconded by Commissioner Gray. Can I get a thumbs-up approval on the agenda? Unanimous. Thank you. We all received a copy of the minutes from our last session. Are there any changes or adjustments to the minutes? Seeing none, is there a motion to approve? I moved to approve the minutes. Second. Motion to approve, made by Commissioner Stanton, seconded by Commissioner Gray. Thumbs up approval on the minutes. Unanimous with abstentions from Walters Wilson and Ortiz. Excellent. Moving on, our first case is a withdrawn item. You still want me to read this though, right? Correct. Okay. Withdrawn item for the evening, case number 308, 2025, a request by Lorenzia and Shelby Henderson agents on behalf of Much MO Services, LLC owner, to allow 1201 South Old Highway 63 apartment 301 to be used as a short-term rental for a maximum of six transient guests and up to 210 nights annually, pursuant to Section 29-3.3 V V and Section 29-6.4M2 of the Unified Development Code. The.02 acre subject site is located within the Lexington Square condominiums development on the west side of South Old Highway 63, approximately 600 feet north of Stadium Boulevard.
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