Commission defers Rotolo commercial proposal at Sullivan and Lovett to November

The zoning commission on Tuesday voted to defer consideration of a mixed commercial proposal by developer Mitch Rotolo at the northwest corner of Sullivan and Lovett roads to the November 2025 meeting.

The preliminary plan and rezoning request (to B-3 General Commercial) covered approximately 12.61 acres and proposed a filling station with food service, office/flex space and a self-storage component, among other general commercial uses. The applicant said he would own and operate the development and that he met with nearby residents prior to the hearing; three nearby residents attended staff meetings and expressed questions at that time, the applicant said.

Multiple nearby residents and property owners spoke at the public hearing raising concerns about increased commercial intensity on a largely rural-agricultural corridor, drainage and traffic impacts on Lovett Road, and the cumulative presence of similar commercial uses along the corridor. One speaker, Wayne Messina, summarized economic concerns, telling the commission he was wary of over-saturating the market and noted traffic congestion and future roundabout plans on Lovett and Sullivan could affect access.

Commissioners said the project would require additional information—including off-site drainage analysis (ODA), traffic impact studies and detailed site design—and several commissioners noted the city is in the midst of a master-plan update that could reclassify future land uses. Given those open questions and mixed views among commissioners about the intensity and location of B-3 uses, members voted to defer the application so the developer could return after additional work and to allow the master plan process to advance.

The deferral vote carried on roll call; the applicant agreed to return later with additional studies and to coordinate with staff on timing.