OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Planning and Zoning Commission Meeting – February 5, 2026: The Vantage PD Rezone and Campus Spa CUP Approved

Video Archive — Thursday, February 5, 2026
BodyColumbia, Missouri
SessionVideo Archive
DateThursday, February 5, 2026
StatusFILED
Video Record
0:00 / 2:11:26

Transcript — Verbatim
0:04

Good evening.

0:05

I will now call to order the February 5th, 2026 meeting of the Planning and Zoning Commission.

0:10

Commissioner Brodsky, may we please have a roll call?

0:13

Hey.

0:15

I am here.

0:16

Commissioner Dar.

0:17

Here.

0:18

Commissioner Gowway Jones.

0:20

Here.

0:21

Commissioner Gray.

0:22

Here.

0:22

Commissioner Ortiz.

0:24

Here.

0:25

Commissioner Stanton.

0:26

Here.

0:27

Commissioner Stockton.

0:28

Here.

0:29

Commissioner Walters.

0:30

Here.

0:31

Commissioner Wilson.

0:32

Here.

0:33

We have a full house of nine tonight.

0:36

Thank you.

0:37

Are there any changes to our agenda this evening, Mr.

0:39

Zinner?

0:40

No, there are not, ma'am.

0:42

Is there a motion to approve the agenda?

0:44

I move to approve.

0:45

Second.

0:46

Moved by Commissioner Ortiz, seconded by Commissioner Gray.

0:50

Is there a thumbs-up approval on the agenda?

0:53

Unanimous.

0:54

Thank you.

0:54

We all received a copy of the January 22nd, 2026 regular meeting minutes.

0:58

Are there any changes or adjustments to the minutes?

1:02

Seeing none is there a motion to approve.

1:04

I move to approve.

1:06

Second.

1:07

Moved by Commissioner Ortiz, seconded by Commissioner Gray.

1:10

Thumbs up approval of the minutes.

1:12

Unanimous with uh Commissioner Wilson abstaining.

1:18

Our first case for the evening, case number 49-2026, a request by Crockett Engineering Consultants, LLC agent on behalf of Tory Benz LLC owner for approval to rezone 50.8 acres from PD plan development to PD and approve A PD plan and associated statement of intent.

1:36

Approval would permit the development of 240 multifamily units to be known as the vantage.

1:41

The subject site contains all of tracks two and four as well as portion of tract five as shown within the 2010 Richland Road annexation and permanent zoning located south of the Richland Road and Rolling Hills Road intersection on both the east and west sides of Rolling Hills Road.

1:57

May we please have a staff report?

1:58

Yes, you may.

1:59

Thank you for that overview there.

2:01

Getting to into our public notice, we sent out early notification postcards alerting the mailing list within 185 feet that this uh request was occurring on January 5th, followed by public hearing letters on the 19th of January, and there were 51 of those.

2:17

And an ad was run in the Tribune on the 6th of January.

2:21

The ad did not need to be readvertised because this request was previously tabled to a date certain within two months of the original hearing.

2:29

The parcel is comprised of three tracks, tracks two, four, and five, with the outer boundaries highlighted in yellow.

2:35

I will explain the significance of each of these tracks kind of going forward in these following slides.

2:40

Richland Road is located to the north and runs east to west, while Rolling Hills runs north to south and divides the development into two halves.

2:48

The properties to the east and west are located in the city, and the properties to the north and south are in the county rather, and the properties to the north and south are located within the city.

2:59

The site is governed by the 2010 Richland Road Annexation and Zoning Ordinance 20801.

3:07

This included a statement of intent as well as a development agreement.

3:11

And as you can summarize, uh this includes this request includes tracks 22, 4, and 5, and 2, 4 and a portion of 5 of the tracks included in that ordinance.

3:22

As part of the regulatory process, this PD plan will serve as the preliminary plat, and the final plat will be required prior to any building permits being issued.

3:33

Here are the original allocations uh within the 2010 uh statement of intent.

3:39

Tract two was uh allocated 80,000 square feet, gross floor area of commercially intended uh square footage.

Discussion Breakdown — Share of Meeting
Zoning███████████████████████████████31%
Transportation Safety█████████████████████21%
Public Engagement██████████████████18%
Procedural██████6%
Environmental Protection█████5%
Floodplain Management█████5%
Affordable Housing████4%
Engineering And Infrastructure███3%
Capital Improvement Planning██2%
Summary of Proceedings

Planning and Zoning Commission Regular Meeting

Date: February 5, 2026
Time: 7:00 PM – 9:19 PM
Location: Columbia City Hall, Council Chambers, 701 E Broadway
Attendance: All nine commissioners present (Brodsky, Darr, Geuea Jones, Gray, Ortiz, Stanton, Stockton, Walters, Wilson)

The commission held two public hearings and approved both agenda items unanimously. The meeting also included a public comment on accessory dwelling units (ADUs) and a staff preview of upcoming agenda items.

Public Hearings & Testimony

Case #49-2026 – The Vantage (Rezone 50.8 acres from PD to PD, PD Plan & SOI)

  • Applicant: Kyle Miller, Crockett Engineering, on behalf of Tori-Bens, LLC
  • Proposal: Rezone 50.8 acres (Tracts 2, 4, and part of Tract 5 of the 2010 Richland Road Annexation) to allow 240 multi-family units (The Vantage) on both sides of Rolling Hills Road, south of Richland Road.
  • Staff Recommendation: Approval (Ross Halligan, Planning & Development)
  • Public Testimony:
    • Dee Dokken (804 Again St): Supported density and location but opposed building in the 100-year floodplain; noted Buildings 3 and 4 partially in floodplain.
    • Jon Duke (5317 Harbor Town Drive, The Brooks): Opposed four-story height and increased traffic; warned Hoy Lake Drive would become a dangerous cut-through.
    • Gail Hauswirth (5338 Harbor Town Drive): Opposed due to lack of infrastructure; argued Hoy Lake Drive already functions as a cut-through in violation of UDC standards, and the 2025 traffic study excluded it.
    • Troy Cox (5771 E Richland Road): Supported minimization of environmental impact but raised concerns about flooding and requested FEMA floodplain administrator involvement.
    • Barbara Sampsell (2 Bogie Hills, Bay Hill Subdivision): Concerned about safety on narrow Richland Road (Level of Service F for 5–10 years until roundabout built).
    • Dejuan Wright (5471 E Richland Road): Opposed high-density apartments; advocated for lower-density housing (duplexes) and preservation of green space.
  • Commissioner Discussion:
    • Chair Geuea Jones questioned the use of PD zoning (originally for commercial) but accepted staff explanation that PD secured new concessions (trailhead, roundabout contribution) not in the 2010 agreement. She initially objected to buildings in the floodplain but later voted yes after clarification.
    • Commissioners acknowledged traffic concerns on Hoy Lake Drive but deemed it an enforcement/prioritization issue separate from the zoning decision.
    • Several commissioners cited the need for housing (3,000-unit deficit per 2024 study) and the project's compliance with UDC density standards (gross 5.36 du/ac, net 9.13 du/ac, below 17 du/ac max).
  • Key Statistics: 50.8 acres, 240 units (4 buildings, 45 ft height), 448 parking spaces, 16% impervious surface, 1.5-acre trailhead park dedication, proportional contribution to future roundabout, Level of Service F currently, projected B after roundabout.

Case #64-2026 – Campus Spa CUP (Conditional Use Permit)

  • Applicant: Cari Nichols, Campus Spa LLC, on behalf of BVSHSSF COLUMBIA, LLC
  • Proposal: Allow a 640-sq-ft spa in Suite 400 of University Place Apartments (1205 University Avenue), zoned R-MF.
  • Staff Recommendation: Approval (Ross Halligan)
  • Public Testimony: None other than applicant.
  • Commissioner Discussion: Unanimous support; praised local business, low-impact use, and alignment with comprehensive plan.

Public Comment (Non-Agenda)

  • Adrienne Stolwyk (212 Hirth): Spoke in favor of relaxing ADU regulations (height, setbacks, CUP process) to encourage accessory dwelling units in R-1 zones.

Key Outcomes

  • Case #49-2026 (The Vantage): Motion to approve the rezone, PD Plan, and Statement of Intent carried 9-0. Recommendation forwarded to City Council.
  • Case #64-2026 (Campus Spa): Motion to approve the CUP carried 9-0. Recommendation forwarded to City Council.
  • Next Meeting: February 19, 2026, at 7:00 PM (tentative), with agenda including a work session on ADU standards, a PD rezone for Broadway Office Park, a short-term rental application, and a text amendment defining data centers.
  • Staff noted: The public input period on the definition of “family” closes February 14/15; a vendor for short-term rental compliance is ready; the data center text change is the first of a two-step process.

Meeting Transcript

Good evening. I will now call to order the February 5th, 2026 meeting of the Planning and Zoning Commission. Commissioner Brodsky, may we please have a roll call? Hey. I am here. Commissioner Dar. Here. Commissioner Gowway Jones. Here. Commissioner Gray. Here. Commissioner Ortiz. Here. Commissioner Stanton. Here. Commissioner Stockton. Here. Commissioner Walters. Here. Commissioner Wilson. Here. We have a full house of nine tonight. Thank you. Are there any changes to our agenda this evening, Mr. Zinner? No, there are not, ma'am. Is there a motion to approve the agenda? I move to approve. Second. Moved by Commissioner Ortiz, seconded by Commissioner Gray. Is there a thumbs-up approval on the agenda? Unanimous. Thank you. We all received a copy of the January 22nd, 2026 regular meeting minutes. Are there any changes or adjustments to the minutes? Seeing none is there a motion to approve. I move to approve. Second. Moved by Commissioner Ortiz, seconded by Commissioner Gray. Thumbs up approval of the minutes. Unanimous with uh Commissioner Wilson abstaining. Our first case for the evening, case number 49-2026, a request by Crockett Engineering Consultants, LLC agent on behalf of Tory Benz LLC owner for approval to rezone 50.8 acres from PD plan development to PD and approve A PD plan and associated statement of intent. Approval would permit the development of 240 multifamily units to be known as the vantage. The subject site contains all of tracks two and four as well as portion of tract five as shown within the 2010 Richland Road annexation and permanent zoning located south of the Richland Road and Rolling Hills Road intersection on both the east and west sides of Rolling Hills Road. May we please have a staff report? Yes, you may. Thank you for that overview there. Getting to into our public notice, we sent out early notification postcards alerting the mailing list within 185 feet that this uh request was occurring on January 5th, followed by public hearing letters on the 19th of January, and there were 51 of those. And an ad was run in the Tribune on the 6th of January. The ad did not need to be readvertised because this request was previously tabled to a date certain within two months of the original hearing.

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