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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Planning and Zoning Commission Meeting - August 20, 2026

Video Archive — Thursday, August 20, 2026

BodyColumbia, Missouri

SessionVideo Archive

DateThursday, August 20, 2026

StatusFILED

Video Record

0:00 / 2:42:00

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:13

Ms.

0:14

Secretary, can I have a roll call?

0:17

We may.

0:18

Commissioner Graybaugh is absent.

0:21

Commissioner Gray.

0:22

Here.

0:23

Commissioner Lowe.

0:26

Commissioner.

0:27

Commissioner Stanton.

0:29

Here.

0:31

Commissioner Stockton.

0:32

Here.

0:33

Commissioner Walters.

0:35

And I am here.

0:37

Oh, I'm sorry.

0:38

And Commissioner Darr.

0:39

Here.

0:40

We have a quorum of seven.

0:45

Mr.

0:46

Zener, do we have any changes to the agenda this evening?

0:49

No, we do not, sir.

0:50

Thank you very much.

0:54

I would entertain a motion to approve the agenda.

0:57

Move to approve the agenda.

1:00

It's been moved to properly second date.

1:06

Thumbs up.

1:10

Unanimous.

1:19

Everybody should add time to review the minutes from the previous meeting.

1:23

Are there any adjustments to the minutes?

1:28

Move to approve the minutes.

1:30

Second.

1:32

Thumbs up approval.

1:36

Any objections?

1:38

Unanimous.

1:46

Right, ladies and gentlemen, we'll start the public hearing and subdivision section of the meeting.

1:52

Um case two 11-2026.

1:59

A request by civil group, the agent on behalf of Carlton B.

2:04

Spots and CVAK spots, family trust, the owners, and Garrett Holmes LLC, contract purchaser for approval of a re to rezone 26.91 acres of land located on the north side of Route K, approximately 700 feet east of old valdage road from A agricultural district to R1, one family dwelling district, to facilitate development of the property with 10 single family homes.

2:39

Gentlemen, can I have a staff report?

2:41

Yes, you may, and thank you for the introduction.

2:43

Um and just for some clarity, there's going to be a preliminary plat um that will be read after this.

2:49

Uh but the decision that we're making on this case right here is only for the rezoning of this property from agriculture to one family dwelling zoning district.

2:57

Uh the sites are around 25 or is 27 acres in total size.

3:01

Um, and uh postcards were distributed on the 15th of July, letters on the 4th of August, of which there were 33, and an ad was placed in the Columbia Tribune in accordance with state statutes for advertising public hearings.

3:13

Um here is some Google aerial imagery of kind of roughly uh where this site is.

3:18

Um it is a less densely developed area um with a lot of mixes between uh the county and the city uh around this general area, um, and it's principally developed uh with single family dwellings, um, and that is what this zoning would facilitate should it be approved as well.

3:36

Uh so it's rezoning from R1 to or from A to R1 to facilitate development.

3:42

Um, if it were agriculturally zoned, we would require two and a half acres per lot, um, which ironically isn't too different from from what's being requested with the preliminary plat, um, but we'll get to that later.

3:52

This is just zoning.

3:53

Um the R1 zoning that is uh or is required as a condition for approval of the plat.

3:59

Uh and this property was annexed in 2001 where it was assigned agriculture for permanent zoning.

4:05

Um so here you can see the surrounding zonings uh with the mix mix of agriculture and single family uh and many of the agricultural lots are developed with single family, single family dwellings, um, and many of the parcels lie in the county, not in the city.

4:20

Um so it's county uh AR to the north, um, and RS single family to the east, west, and south, and the city A and R1 zoning uh exists kind of around the periphery of the site as well, um, in the uh the bright yellow and the the more dark A on the north side of Route K.

4:39

Um, so round R1 zoning is believed to be consistent with the contextual zoning um as well as the comp plan, which has designated this area as being in the neighborhood district, um, which uh encourages dwelling unit development on sites.

4:54

Um so again, uh already hashed out what the surrounding zoning is.

5:00

Um leaves it the R1 zoning uh is consistent again with the contextual zoning and the comprehensive plan.

5:03

Um and ultimately staff would recommend approval uh to rezone the site from agriculture to R1.

5:09

Um, and the following presentation will be about the preliminary plat, um which is not associated with the zoning, this is just the zoning.

5:17

So uh if any other quite or if any the commission has any questions, happy to answer them now.

5:21

Thank you.

Discussion Breakdown — Share of Meeting

Zoning█████████████████████████████████████████████49%

Transportation████████████13%

Land Use███████████12%

Public Engagement██████6%

Transportation Safety█████5%

Water And Wastewater Management████4%

Procedural██2%

Community Engagement██2%

Stormwater Management██2%

Summary of Proceedings

City of Columbia Planning and Zoning Commission Regular Meeting - August 20, 2026

The Planning and Zoning Commission met on Thursday, August 20, 2026, at 7:00 PM in Council Chambers at Columbia City Hall. The commission considered three public hearing cases: a rezoning request (Case #211-2026), a preliminary plat (Case #210-2026) for the same property, and a permanent zoning request upon annexation (Case #208-2026). All three cases received staff recommendations for approval. The commission voted to recommend approval for all three, with one commissioner voting against the third case.

Consent Calendar

The agenda was approved unanimously by a 7-0 vote (Commissioner Graybaugh absent).
The minutes from the August 6, 2026 regular meeting were approved unanimously.

Public Hearings and Subdivisions

Case #211-2026: Rezoning of 26.91 Acres from A (Agricultural) to R-1 (One-family Dwelling)

Request: A Civil Group (agent) on behalf of Carleton B. Spotts and Sylvia K. Spotts Family Trust (owners) and Girard Homes LLC (contract purchaser) sought to rezone 26.91 acres located north of Route K, approximately 700 feet east of Old Village Road, from A to R-1 to allow development of 10 single-family homes.
Staff Report: Staff recommended approval, noting consistency with the comprehensive plan and contextual zoning (surrounding RS and R-1). The property was annexed in 2001 with agricultural permanent zoning.
Public Testimony:
- Dave Spotts (trustee) spoke in favor.
- D. Dawkins (804 Agan Street) opposed, arguing the city needs more density, not R-1, and that the project is sprawl rather than infill. She also questioned the comprehensive plan’s reliability.
- Tom Mindenhall (Bond Pham Neighborhood Association) expressed no opposition, noting lot sizes of five acres in his subdivision.
- Beverly Hagenhoff (resident on Route K) opposed due to traffic dangers on Route K and inability to connect to city sewer.
- Julie Smith (6480 Old Village) opposed citing traffic and safety concerns.
Commission Discussion: Commissioner Gray asked about a possible R-2 alternative; staff replied that no alternative zoning was discussed. Commissioner Darr noted the criteria for rezoning include adequate utilities and comprehensive plan consistency. Staff confirmed Boone County Regional Sewer District has capacity (82 connections available).
Vote: Motion to recommend approval carried 7-0 (Commissioner Graybaugh absent). Forwarded to City Council.

Case #210-2026: Preliminary Plat – Remington Estates (12-lot subdivision)

Request: Concurrent with the rezoning, a preliminary plat for Remington Estates: 12 lots (10 developable, 2 common lots) on 26.91 acres, with a private street accessed from Route K via a gated entrance.
Staff Report: Staff recommended approval subject to technical corrections. The plat includes a 20-foot right-of-way dedication for Route K, a 25-foot landscaping buffer, and a private street within a common lot. Sewer will be served by Boone County Regional Sewer District via a force main; water by Consolidated Water; electric by Boone Electric Cooperative.
Public Testimony:
- Jay Gephardt (agent) explained the density choice (2+ acre lots) due to steep topography (nearly 100-foot elevation change) and desire to preserve trees. He noted sewer capacity (10 of 82 available connections).
- Beverly Hagenhoff reiterated traffic concerns and asked about sewer line routing. Staff responded that the connection point is a yellow star on the map.
- Joel Bader (6213 Ridgewood) asked about stormwater detention and pond enhancement. Gephardt said they will convert an existing pond to wet detention and meet city regulations.
Commission Discussion: Commissioner Gray questioned the absence of private street standards; staff noted the city has no such standards but the design meets IFC fire code. Commissioner Darr praised the layout and turnarounds. Commissioner Walters asked about gate operations; Gephardt said closed at night with emergency access via Knox box. Commissioner Gray concluded the density is consistent with surrounding area and adequate infrastructure is available.
Vote: Motion to recommend approval subject to technical corrections carried 7-0 (Commissioner Graybaugh absent). Forwarded to City Council.

Public Hearings

Case #208-2026: Permanent Zoning of 10 Acres upon Annexation – 6000 Scott Boulevard

Request: A Civil Group (agent) for MBK Investments LLC sought permanent zoning for approximately 10 acres southeast of Scott Boulevard and State Highway KK: 8 acres to R-MF (Multiple-Family Dwelling) and 2 acres to M-N (Mixed Use - Neighborhood), following annexation into city limits. The property is currently county-zoned A-1.
Staff Report: Staff recommended approval. The site is outside the urban service area (tier 3 growth priority) but city will not fund infrastructure. Sewer extension (force main) is required and will be paid by developer. Water and electric are private (Consolidated Water, Boone Electric). The split zoning (R-MF and M-N) is unusual but permitted. Maximum theoretical density on the R-MF portion is 139 units (17 units/acre). The M-N portion allows all residential uses and neighborhood commercial. The comprehensive plan supports mixed-use nodes at collector/arterial intersections.
Public Testimony:
- Jay Gephardt (agent) said the split zoning was intentional to provide a commercial corner and transition to residential. He noted a neighborhood meeting and that traffic on Scott Boulevard is an enforcement issue.
- Chris Light (4606 Villawood Court) opposed, calling it sprawl, citing traffic congestion (single-lane Scott Boulevard), lack of infrastructure, and safety concerns. He questioned why annexation is needed if utilities are not city-provided.
- Steve Morris (6201 South Scott Boulevard, River Hills subdivision) opposed, detailing prior disputes over lot 1 of River Hills, covenants, and fearing adverse change to the neighborhood.
- Travis Harvey (5807 Abington Court) opposed due to traffic, congestion from school and daycare, and loss of view.
- Gary Mitchell (5908 South Spring Court) opposed, citing pedestrian safety (need for crosswalk at roundabout) and lack of apartments in the area.
- Kurt Branson (5813 Abington Court) opposed the R-MF density (up to 139 units) and questioned need for commercial when nearby options exist.
- Linda Coates (5901 South River Hills Road) opposed, referencing restrictive covenants on the original subdivision plat (River Hills Estates) that restrict commercial and require large lots.
Commission Discussion:
- Commissioner Gray asked about split zoning criteria; staff noted UDC is silent but director approved. Access to Scott Boulevard and KK was discussed; staff noted driveway access for R-MF is possible due to >300 ft frontage, and M-N likely uses a joint driveway. A traffic impact study is not required unless peak-hour trips exceed 100.
- Commissioner Stockton asked about a historical pond; Gephardt said it was removed years ago.
- Commissioner Gray expressed comfort with the proposal, citing comprehensive plan policies and adequate infrastructure. Commissioner Walters noted the Kellys (owners) have a good track record of high-value apartment complexes.
- Commissioner Stockton voted no, citing concerns about density and infrastructure mismatch.
Vote: Motion to recommend approval subject to annexation carried 6-1 (Commissioner Stockton opposed; Commissioner Graybaugh absent). Forwarded to City Council.

Public Comments (General)

Chris Light asked how often the commission deviates from staff recommendations; the chair responded more than one might think and explained the value of staff expertise.
D. Dawkins advocated for conservation subdivisions and cluster development as alternatives to conventional layouts, hoping such policies will be adopted in the future.

Staff Comments

Senior Planner David Zenner announced the next regular meeting on September 10, 2026, at 7:00 PM, preceded by a 5:30 PM work session (data centers topic). The commission will transition to one work session per month. He previewed five agenda items for September 10, including short-term rental requests, rezonings, and a major revision to a planned district.

Key Outcomes

Case #211-2026: Recommended approval of rezoning A to R-1 (7-0).
Case #210-2026: Recommended approval of preliminary plat for Remington Estates subject to technical corrections (7-0).
Case #208-2026: Recommended approval of permanent zoning (8 acres R-MF, 2 acres M-N) upon annexation (6-1).
All recommendations will be forwarded to the Columbia City Council for final action.
The meeting adjourned unanimously.

Meeting Transcript

Ms. Secretary, can I have a roll call? We may. Commissioner Graybaugh is absent. Commissioner Gray. Here. Commissioner Lowe. Commissioner. Commissioner Stanton. Here. Commissioner Stockton. Here. Commissioner Walters. And I am here. Oh, I'm sorry. And Commissioner Darr. Here. We have a quorum of seven. Mr. Zener, do we have any changes to the agenda this evening? No, we do not, sir. Thank you very much. I would entertain a motion to approve the agenda. Move to approve the agenda. It's been moved to properly second date. Thumbs up. Unanimous. Everybody should add time to review the minutes from the previous meeting. Are there any adjustments to the minutes? Move to approve the minutes. Second. Thumbs up approval. Any objections? Unanimous. Right, ladies and gentlemen, we'll start the public hearing and subdivision section of the meeting. Um case two 11-2026. A request by civil group, the agent on behalf of Carlton B. Spots and CVAK spots, family trust, the owners, and Garrett Holmes LLC, contract purchaser for approval of a re to rezone 26.91 acres of land located on the north side of Route K, approximately 700 feet east of old valdage road from A agricultural district to R1, one family dwelling district, to facilitate development of the property with 10 single family homes. Gentlemen, can I have a staff report? Yes, you may, and thank you for the introduction. Um and just for some clarity, there's going to be a preliminary plat um that will be read after this. Uh but the decision that we're making on this case right here is only for the rezoning of this property from agriculture to one family dwelling zoning district. Uh the sites are around 25 or is 27 acres in total size. Um, and uh postcards were distributed on the 15th of July, letters on the 4th of August, of which there were 33, and an ad was placed in the Columbia Tribune in accordance with state statutes for advertising public hearings. Um here is some Google aerial imagery of kind of roughly uh where this site is. Um it is a less densely developed area um with a lot of mixes between uh the county and the city uh around this general area, um, and it's principally developed uh with single family dwellings, um, and that is what this zoning would facilitate should it be approved as well. Uh so it's rezoning from R1 to or from A to R1 to facilitate development. Um, if it were agriculturally zoned, we would require two and a half acres per lot, um, which ironically isn't too different from from what's being requested with the preliminary plat, um, but we'll get to that later. This is just zoning. Um the R1 zoning that is uh or is required as a condition for approval of the plat.

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