OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Columbia Planning and Zoning Commission Meeting - May 7, 2026

Video Archive — Thursday, May 7, 2026
BodyColumbia, Missouri
SessionVideo Archive
DateThursday, May 7, 2026
StatusFILED
Video Record
0:00 / 5:13:21

Transcript — Verbatim
0:01

Order.

0:01

Commissioner Brodsky, may we please have a roll call?

0:04

Commissioner Stockton.

0:06

Here.

0:08

Commissioner Walters.

0:09

Here.

0:10

I am here.

0:11

Commissioner Darr.

0:13

Here.

0:14

Commissioner Goway Jones.

0:16

Here.

0:17

Commissioner Gray.

0:18

Here.

0:19

Commissioner Ortiz.

0:20

Here.

0:21

And Commissioner Stanton.

0:23

Present.

0:24

We have a quorum of eight.

0:26

Thank you.

0:26

Mr.

0:27

Zinner, are there any uh changes or adjustments to the agenda this evening?

0:31

No, they're not, ma'am.

0:32

Is there a motion to approve?

0:33

Move to approve.

0:35

Second.

0:36

Moved by Commissioner Gray, seconded by Commissioner Stanton.

0:39

Can I get thumbs up approval on the agenda?

0:42

Unanimous.

0:43

Thank you.

0:44

We all received a copy of the April 23rd, 2026 regular meeting minutes.

0:48

Are there any changes or adjustments to the minutes?

0:52

Seeing none is there a motion to approve.

0:55

Second.

0:55

Moved by Commissioner Stanton, seconded by Commissioner Gray.

0:58

Can I get a thumbs-up approval on the minutes?

1:02

Unanimous.

1:03

Oh, it's fine.

1:04

Unanimous with Commissioner Ortiz abstaining.

1:09

Thank you.

1:09

Our first case for the evening, case number 121-2026, a request by a civil group agent on behalf of PBG properties LLC owner for approval of a seven-lot preliminary plat to be known as Cambridge Place Phase 2.

1:22

The 2.34 acre subject site is zoned R1, one family dwelling, and is located west of the current terminus of Scarborough Drive, approximately 1100 feet southeast of Rock Quarry Road.

1:32

May we please have a staff report?

1:34

Yes, you may.

1:34

Thank you, Madam Chair.

1:36

So real quick, you touched on a lot of this already.

1:40

This is a seven lot preliminary plat on 2.34 acres of R1 zone property.

1:46

Public notice postcards were sent to 43 uh neighboring property owners and residents.

1:52

I did receive one public comment uh late last night that was uh provided to you in a hard copy.

1:58

Um we'll get to that in a little bit.

2:01

Uh so here's our aerial photo showing the site.

2:04

Uh again, um you can kind of see uh Rock Quarry Road uh coming to the south.

2:10

If I can follow it with my left hand here.

2:12

Uh and then this site is just past the end of the current end of Scarborough Drive, which would be extended uh to serve a private street uh that then goes to the west uh through the site uh serving uh as access to all the resulting lots.

2:31

Um so currently it is one lot.

2:35

It was on Cambridge Place Plat 4, it was lot 406 on that plat, again zoned R1.

2:42

Uh so the propo proposal includes five uh single family residential lots and two common lots.

2:49

Um the five single family lots are to be accessed off the south side of the private street, which sits in the one of the common lots.

2:57

Um and again extends west from the unbuilt uh uh section of Scarborough Drive, which you can see on the map, but uh we'll have a better one here in a moment.

3:07

Uh common lot on the northern boundary uh being the second common lot actually will act as a bit of a buffer and open space.

3:15

Uh and it's uh it holds a number of utility and stormwater easements, uh, and so that's one reason why it's been set aside.

Discussion Breakdown — Share of Meeting
Engineering And Infrastructure████████████████████20%
Affordable Housing████████████████16%
Short Term Rentals███████████████15%
Community Engagement████████████12%
Transportation Safety███████████11%
Procedural███████7%
Public Engagement██████6%
Short Term Rental Regulation█████5%
Public Safety███3%
Summary of Proceedings

Columbia Planning and Zoning Commission Meeting - May 7, 2026

The Columbia Planning and Zoning Commission met on May 7, 2026, to consider five agenda items: a preliminary plat for Cambridge Place Phase 2, a PD plan amendment for the Columbia Senior Living Community (a continuing care retirement community), a rezoning and PD plan for The Retreat at Columbia (a 194-unit multifamily development), a conditional use permit for a short-term rental at 713 Hilltop Drive, and a text amendment to streamline accessory dwelling unit (ADU) regulations. The meeting included public testimony, staff reports, and commissioner deliberations, with key decisions on each case.

Consent Calendar

  • Approval of Agenda: Moved by Commissioner Gray, seconded by Stanton. Unanimous approval by thumbs-up.
  • Approval of April 23, 2026 Minutes: Moved by Commissioner Stanton, seconded by Gray. Unanimous with Commissioner Ortiz abstaining.

Public Comments & Testimony

  • Case 121-2026 (Cambridge Place Phase 2):

    • DK Herner, President of Cambridge Place Homeowners Association, expressed concerns about rental restrictions, potential light impacts from streetlights on neighboring houses, and compatibility of tree preservation with drainage/sewer easements. Requested the item not be placed on the consent calendar for City Council.
    • Applicant Jay Gephardt (civil group) clarified the plat design and noted prior neighborhood meetings.

  • Case 122-2026 (Columbia Senior Living Community):

    • Eric Wallish (O'Reilly Development) and Scott Auman (architect) presented the project, emphasizing low traffic generation, certificate of need, and amenities. Amy Birgo (Westbury Executive Director) and residents Barbara Fox and David Wickman spoke in support, citing high occupancy (98%) and quality of life.
    • John Conway (4902 Thornbrook Ridge) raised concerns about site distance on Scott Boulevard due to steep grade and water pressure issues from Black & Veatch study.
    • Julie Ryan (5301 Regal Way, Co-founder Como Safe Water Coalition) opposed, citing inadequate water infrastructure and a 10-year need for an elevated storage tank.
    • John Hall (4307 Granite Springs) noted past issues with the previous owner (Capital Land Investments) regarding tree removal, but expressed support for O'Reilly development pending tree protection.
    • Applicant rebutted water concerns, noting approved commercial uses would have used more water.

  • Case 124-2026 (The Retreat at Columbia):

    • Multiple residents opposed, citing safety, traffic, and scenic roadway concerns.
    • Marty Reback (1711 Reback Road) opposed, arguing the development is bad for Columbia, Rock Quarry Road, and wildlife.
    • Tony Davis (4655 Rock Quarry Road) cited inadequate traffic study, noting 358 accidents in five years on Rock Quarry Road.
    • Barbara Davis (4655 Rock Quarry Road) read an article detailing fatal accidents and a 10-inch drop-off.
    • David Wilson (1810 Reback Road) distinguished student housing from needed residential infill, quoting housing study goals for residents, not students.
    • Joe Bin Boyle (Rock Quarry and Gans Road) argued the traffic study missed morning peak and that Rock Quarry Road is substandard for a major collector.
    • Traffic engineer Narav Patel defended the study, stating scope was set with city and MODOT, and that student housing generates lower trips than typical multifamily.
    • Applicant Caleb Colbert requested tabling to June 4 to provide a supplemental traffic study and consider restricting access to Rock Quarry Road.
    • Some commissioners expressed desire for tabling to better evaluate infrastructure concerns.

  • Case 125-2026 (713 Hilltop Drive STR):

    • Applicant representative Russell Boyd stressed owner's local ties, high rental rates ($400+/night), no on-street parking, and strict enforcement.
    • 17 letters of opposition, 74-signature petition, and six speakers opposed (Luke Buffalo, Marie Concannon, Vernon Forbes, Charles Canig, Wayne Breckis, Grant Bray, David Mayer, Ruth Toeffle, Marvin Toffel, Rachel Breca, Deborah Oder). Key concerns: private 10-foot wide street, no snow removal, poor communication from owner/agent, displacement of current long-term renters, increased traffic and safety risks.
    • Designated agent Jessica acknowledged communication issues but pledged systems for quiet enjoyment.
    • Commissioner discussion: majority opposed due to infrastructure and lack of neighborhood support.

  • Case 113-2026 (ADU Text Amendment):

    • Adrian Stalwick (212 Hearth Avenue) urged four specific liberalizations (3,000 sq ft lot minimum, 6-foot rear setback, principal dwelling corner setback, different setbacks for attached/detached).
    • Jay Gephardt supported separate votes on the four items.
    • Scott Claybrook (Aris Dwellings) thanked staff and supported the incremental approach, noting clarity helps practitioners.
    • Lewis Wilson (404 West Broadway) supported ADUs as small-scale housing opportunity.

Discussion Items

  • Case 121-2026: Staff report by David (unnamed) noted 7-lot plat, 2.34 acres zoned R1, one public comment received. Staff recommended approval subject to minor technical corrections (updated tree inventory). No commissioner questions. Applicant presented straightforward single-family infill. Commissioner commented on consent calendar removal process.
  • Case 122-2026: Staff detailed 12.15 acres, 181 units (independent living, assisted living, memory care, villas). Two design exceptions: height (60 ft vs. 45 ft for elevator connection due to 12-ft grade change) and parking (195 spaces vs. regulatory max 121). Staff supported both exceptions due to topography and resident needs. Applicant presented amenities, shuttle service, and existing Westbury success. Commissioner questions focused on parking and height rationale. No public opposition.
  • Case 124-2026: Staff report covered 32.7 acres, 194 units, rezoning from A to PD, scenic roadway overlay, stream buffer, traffic study showing no off-site improvements needed. Commissioner questions on traffic impact criteria, PD necessity, and water infrastructure. Public testimony extensively challenged traffic assumptions and road safety. Applicant requested tabling for supplemental study.
  • Case 125-2026: Staff reported 0.45 acres, R1, owner in California, 5 guests, 210 nights max, 17 opposition letters, 74-signature petition. Staff still recommended approval. Public testimony highlighted narrow private street (10-11 ft wide), no snow removal, poor communication, and displacement of current renters. Applicant presented enforcement systems. Commissioners debated infrastructure vs. communication concerns.
  • Case 113-2026: Staff presented comprehensive amendment details: remove CUP for R1, codify single rental license, uniform 5,000 sq ft minimum lot, 15-ft rear setback (both attached/detached), 12.5-ft corner side setback, and height exception for ADU atop accessory structure (max 24 ft). Commissioner discussion on four contested points (3,000 sq ft, 6-ft detached setback, corner setback matching principal, separate attached/detached rear setbacks). Chair polled commissioners on each; majority supported reducing minimum lot to 3,000 sq ft and corner setback to match principal (≥6 ft), but opposed 6-ft rear for detached and separate standards. Staff noted these views will be summarized for Council.

Key Outcomes

  • Case 121-2026 (Cambridge Place Phase 2): Motion to approve (Commissioner Walters, seconded Gray) carried 8-0. Separate motion to recommend removal from City Council consent calendar (per HOA request) carried 7-1 (Commissioner Darr opposed).
  • Case 122-2026 (Columbia Senior Living Community): Motion to approve PD plan, revised SOI, and preliminary plat, subject to technical corrections and revised development agreement (Commissioner Stanton, seconded Ortiz) carried 8-0.
  • Case 124-2026 (The Retreat at Columbia): Motion to table to June 4, 2026 (Commissioner Darr, seconded Gray) carried 7-1 (Commissioner Walters dissented). Applicant to provide supplemental traffic study.
  • Case 125-2026 (713 Hilltop Drive STR): Motion to approve with conditions (Commissioner Walters, seconded Gray) failed 0-8. Recommendation will be sent to City Council as denial.
  • Case 113-2026 (ADU Text Amendment): Motion to approve the text change as presented (Commissioner Stanton, seconded Gray) carried 8-0. Commission comments on four liberalization points will be forwarded to City Council for consideration.

Meeting Transcript

Order. Commissioner Brodsky, may we please have a roll call? Commissioner Stockton. Here. Commissioner Walters. Here. I am here. Commissioner Darr. Here. Commissioner Goway Jones. Here. Commissioner Gray. Here. Commissioner Ortiz. Here. And Commissioner Stanton. Present. We have a quorum of eight. Thank you. Mr. Zinner, are there any uh changes or adjustments to the agenda this evening? No, they're not, ma'am. Is there a motion to approve? Move to approve. Second. Moved by Commissioner Gray, seconded by Commissioner Stanton. Can I get thumbs up approval on the agenda? Unanimous. Thank you. We all received a copy of the April 23rd, 2026 regular meeting minutes. Are there any changes or adjustments to the minutes? Seeing none is there a motion to approve. Second. Moved by Commissioner Stanton, seconded by Commissioner Gray. Can I get a thumbs-up approval on the minutes? Unanimous. Oh, it's fine. Unanimous with Commissioner Ortiz abstaining. Thank you. Our first case for the evening, case number 121-2026, a request by a civil group agent on behalf of PBG properties LLC owner for approval of a seven-lot preliminary plat to be known as Cambridge Place Phase 2. The 2.34 acre subject site is zoned R1, one family dwelling, and is located west of the current terminus of Scarborough Drive, approximately 1100 feet southeast of Rock Quarry Road. May we please have a staff report? Yes, you may. Thank you, Madam Chair. So real quick, you touched on a lot of this already. This is a seven lot preliminary plat on 2.34 acres of R1 zone property. Public notice postcards were sent to 43 uh neighboring property owners and residents. I did receive one public comment uh late last night that was uh provided to you in a hard copy. Um we'll get to that in a little bit. Uh so here's our aerial photo showing the site.

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