Columbia, MO Zoning Overlays & Bonuses: Density Bonus Law (2026)

Section 29-4.1(b)(2) is the solar orientation density bonus. It applies only to a subdivision in the R-1 or R-2 districts. At least 75 percent of the lots must be created on blocks whose longer dimension is oriented within 15 degrees of true east-west, which the code ties to increasing potential solar gain. When the subdivision meets that test, the maximum number of single-family or two-family lots permitted on the parcel under Table 4.3-1 rises 10 percent, and the minimum size and width of each lot fall 15 percent below what would be required if the streets had not been so aligned. Subparagraph (ii) restates the result: minimum lot size and lot width in R-1 or R-2 are adjusted so the parcel can contain ten percent more lots than it could with unaligned streets.

Section 29-4.1(b)(3) is the rural cluster density bonus. A subdivision in R-1 or R-2 that preserves at least 50 percent of the gross land area of the parcel as open space protected from future development is allowed ten percent more residential lots. The protected land has to meet four tests. First, floodway and flood fringe land in the FP-O floodplain overlay does not count toward the protected total. Second, the protected land must include the sensitive lands shown on the land analysis map required by § 29-5.1(b) to the greatest degree practicable. Third, it must be designed to be contiguous with protected land on adjacent subdivided parcels to the greatest degree practicable. Fourth, the applicant records a restrictive covenant in the Boone County real property records, in a form acceptable to the city counselor or designee, barring future development in perpetuity and showing that a homeowners association or other entity has accepted responsibility for maintenance and has legal authority to collect funds from homeowners to pay for it.

The land analysis map under § 29-5.1(b) is required for any subdivision of five acres or more. It identifies stream corridors, steep slopes of 25 percent or more with a height of 10 feet or greater, and designated floodway as sensitive lands. Section 29-4.1(b)(3)(iv) allows the rural cluster bonus to be combined with the solar access bonus in § 29-4.1(b)(2). Section 29-4.1(a) adds that where the dimensions in § 29-4.1 conflict with the individual district dimensions in article 2, § 29-4.1 controls.