Planning and Zoning Commission recommends rezoning 602 North Olive Street to R-4

The Rolla City Planning and Zoning Commission voted to send a recommendation of approval to the City Council for a map amendment to rezone 602 North Olive Street from C-2 (general commercial) to R-4 (urban multifamily).

The rezoning matter matters because the parcel sits on the edge of downtown in a transition area with mixed commercial and residential uses; rezoning to R-4 would allow higher-density residential development and limited commercial uses and could enable the property owner to replace the existing duplex with a small multifamily building.

Tom (city staff) told commissioners the block is a mix of residential and commercial uses despite appearing largely commercial on the zoning map and noted R-4 is intended for areas near downtown to allow urban multifamily uses. He said the R-4 district allows limited commercial uses (some by conditional use permit, some by right at limited sizes) and that the site could likely accommodate a small apartment building. Tom summarized: "the R 4 District in in general is intended for areas that are near the downtown and, to be used for higher density residential mixed uses and limited commercial uses." He also explained parking requirements would not change with rezoning and remain 0.66 spaces per bedroom.

Will Benhart, representing the property owner Blarney Stone Investments, told the commission the site lacks adequate on-site parking for commercial reuse and that residential redevelopment would better fit the parcel. He said: "We don't believe that this property would be well suited to a commercial endeavor because the only parking currently available is that street parking right out front, which could fit 2, maybe 3 cars." Benhart said the owner is considering a small apartment building and that "something like that would be the plan" (no formal building plans have been submitted).

Property owner Jeff Davis, who owns 601 North Olive across the street, said he supports redevelopment but reiterated parking concerns along Olive Street: "That street is a little bit narrow than most, and there's parking on both sides, allowed on both sides so it can get a little dicey ... The only thing that I would be concerned about would be the parking." Both speakers said they believe parking can be addressed by locating spaces to the rear of a new building and using a driveway access off Olive Street.

Commissioners asked staff about setbacks, whether the existing building could be rehabilitated and how many units could fit. Tom said a six-unit building of primarily one-bedroom/studio units is likely the largest feasible building that could meet setbacks and parking on the site.

After public comment and discussion, a commissioner moved to forward the rezoning request to the City Council with a recommendation of approval. The commission conducted a roll call voice vote; responses recorded in the transcript were Sherman: yes; Kreider: yes; Davis: yes; Shields: yes. The motion passed and the recommendation will go to the City Council for final action.

The commission closed the public hearing and forwarded the recommendation; no formal conditions or amendments were recorded in the meeting minutes. If the City Council approves the rezoning, subsequent development review and any conditional-use approvals would proceed separately.