Rolla City Zoning Code
ARTICLE II
Zoning Districts
Section 42-200 General Provisions.
[R.O. 1988 § 42-200; Ord. No. 4762, 10-2-2023]
1.
Permitted Uses. Unless otherwise exempt, no building, structure, or land shall be used or occupied or designed for use or occupancy in a way that is not permitted. A use which is not expressly permitted will be considered to not be permitted unless otherwise approved as described in this Chapter.
2.
Number Of Structures On A Lot. Not more than one (1) principal building shall be located on the same lot in the R-1 and U-R zoning districts. In all other districts any number of buildings or structures may be established on a single lot pursuant to the district regulations.
3.
No Public Water Or Sewer. No use, which requires potable water or sewerage disposal to operate, shall be established on a parcel of less than three (3) acres, unless both public water and public sewer are provided.
Section 42-201 Zoning Districts.
[R.O. 1988 § 42-201; Ord. No. 4762, 10-2-2023]
The City of Rolla shall be divided into the following zoning districts, the location and boundaries of which are shown on the Official Zoning Map[1]. The Official Zoning Map is incorporated in this Chapter by this reference.
1.
Residential Districts.
a.
R-1, Suburban Residential District. Designed to support detached single-family residential development and supporting uses.
b.
R-2, One- And Two-Family Residential District. Designed for detached single-family or two-family (duplex) dwellings and supporting uses and serve as a transition between the lower-intensity residential districts and commercial and higher-intensity residential districts.
c.
U-R, Urban-Residential District. Intended to serve as a transition district for the older, more-dense areas of the City, allowing a mixture of lower-density residential uses and some commercial uses.
d.
R-3, Multi-Family Residential District. Designed for low- and medium-density multi-family residential uses and supporting uses.
e.
R-4, Urban Multi-Family District. A zone intended for high-density residential, mixed-use, and limited commercial uses adjacent to the downtown and university campus areas.
2.
Commercial Districts.
a.
C-1, Neighborhood-Commercial District. Established to accommodate individual small-scale retail stores, offices, and personal service businesses for residents of an adjoining neighborhood or at a scale to provide a transition between residential uses and higher intensity uses.
b.
C-2, General-Commercial District. Designed for uses that provide community-wide personal and business services, small shopping centers and specialty retail shops.
c.
C-C, Center-City District. Designed to accommodate urban scale commercial, residential, and mixed-uses and to encourage appropriate development in the downtown area.
d.
M, Manufacturing District. Designed to accommodate industrial and warehousing uses and larger scale uses where adverse impacts to adjacent residential properties can be minimized.
3.
Special Districts.
a.
P, Public Use District. Designed for governmental buildings and uses which are owned by the City, County, State, or Federal governments, or other public or semi-public uses.
b.
U, University District. To be applied to properties owned by Missouri University of Science and Technology and are not subject to zoning requirements.
4.
Official Zoning Map[2]. Incorporation Of Official Zoning Map By Reference. The City of Rolla is hereby divided into the districts as listed this Section and as shown on the Official Zoning Map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this Zoning Code.
a.
Such map shall bear the signature of the Mayor and attestation of the City Clerk and bearing the Seal of the City.
b.
The original map or a revised version with any adopted amendment shall be available in the Community Development Department.
c.
It shall be the duty of the Community Development Department to keep up-to-date the originals, showing all changes, additions and amendments thereto and maintaining records of the date of passage by ordinance.
d.
Regardless of the existence of copies of the Official Zoning Map that from time to time may be published, the Official Zoning Map shall be located in the Community Development Department and this map shall be considered the final authority as to the current zoning status of land and water areas in Rolla.
e.
Copies of the Official Zoning Map may be provided to the public through the City website or the City GIS database.
[2]
Editor's Note: The Official Zoning Map is held as an attachment to this Chapter.
[1]
Editor's Note: The Official Zoning Map is on file in the City offices.
Section 42-202 Zoning District Summary Table.
[R.O. 1988 § 42-202; Ord. No. 4762, 10-2-2023]
The following table summarizes the lot size, frontage, setback, height, and coverage requirements for each zoning district:
District | Minimum Lot Size (square feet) | Minimum Frontage (feet) | Front Setback (feet) | Side Setback (Interior) (feet) | Side Yard (Corner) (feet) | Rear Setback (feet) | Max. Bld. Height (stories/feet) | Maximum Lot Coverage |
|---|---|---|---|---|---|---|---|---|
R-1 | 6,0001 | 25 | 20 | 52 | 10 | 10 | 2-story/50 | 40% |
R-2 | 5,0003 | 40 | 20 | 5 | 10 | 10 | 2-story/50 | 40% |
U-R | 2,5003 | 25 | 10 | 5 | 10 | 104 | 2-story/50 | N/A |
R-3 | 4,0003 | 40 | 25 | 55 | 15 | 106 | 4-story/647 | 60% |
R-4 | 4,000 | 25 | 5 | N/A5 8 | 5 | 108 9 | 5-story/7510 | N/A |
C-1 | 6,000 | 60 | 10 | 511 | 10 | 1012 | 2-story/50 | 40% |
C-2 | 5,000 | N/A | 10 | N/A12 | 10 | 1012 | 4-story/64 | N/A |
C-C | N/A | 15 | N/A13 | N/A | N/A | N/A8 | N/A | N/A |
M | 25,000 | 25 | 35 | 1014 15 | 25 | 2014 15 | N/A | N/A |
District | Minimum Lot Size (square feet) | Minimum Frontage (feet) | Front Setback (feet) | Side Setback (Interior) (feet) | Side Yard (Corner) (feet) | Rear Setback (feet) | Max. Bld. Height (stories/feet) | Maximum Lot Coverage |
|---|---|---|---|---|---|---|---|---|
R-1 | 6,0001 | 25 | 20 | 52 | 10 | 10 | 2-story/50 | 40% |
R-2 | 5,0003 | 40 | 20 | 5 | 10 | 10 | 2-story/50 | 40% |
U-R | 2,5003 | 25 | 10 | 5 | 10 | 104 | 2-story/50 | N/A |
R-3 | 4,0003 | 40 | 25 | 55 | 15 | 106 | 4-story/647 | 60% |
R-4 | 4,000 | 25 | 5 | N/A5 8 | 5 | 108 9 | 5-story/7510 | N/A |
C-1 | 6,000 | 60 | 10 | 511 | 10 | 1012 | 2-story/50 | 40% |
C-2 | 5,000 | N/A | 10 | N/A12 | 10 | 1012 | 4-story/64 | N/A |
C-C | N/A | 15 | N/A13 | N/A | N/A | N/A8 | N/A | N/A |
M | 25,000 | 25 | 35 | 1014 15 | 25 | 2014 15 | N/A | N/A |
Section 42-203 Zoning Use Definitions.
[R.O. 1988 § 42-203; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
The following definitions apply for land uses in this Section and Chapter. The Community Development Director is empowered to determine how particular uses of land are classified. The Board of Adjustment may hear and decide appeals to determine if a definition is intended to be applied to a particular use of property.
ADULT DAY-CARE HOME
That portion of a residence wherein the owner or occupier of the residence provides care and supervision to meet the needs of up to eight (8) functionally impaired adults for periods of less than twenty-four (24) consecutive hours, without overnight accommodations.
AGRICULTURAL BUSINESS
A business or use of property which engages in uses such as mining, seasonal sales, wind and solar generation, garden equipment sales, landscaping/mulch sales, tree and plant sales, farmers markets, veterinary services, boarding kennels, breeding kennels, stabling, camping, event venue, or other similar uses as determined by the Community Development Director or as approved by the City Council. The use category is intended for uses which would generate excess traffic, noise, and/or require mitigation.
AMUSEMENT AND RECREATION USE
A business or use of property which engages in uses such as amusement parks, theme parks, spectator sports, dance halls, recreational sports, etc., as determined by the Community Development Director and requiring more than twenty thousand (20,000) square feet within a building or property for the use.
CHILD CARE CENTER
A child day care facility serving more than ten (10) unrelated children.
CHURCHES AND PLACES OF WORSHIP
A building or structure(s), which by design are primarily intended for the conducting of religious services and associated accessory uses. At a minimum, a church includes a body of believers or communicants that assembles regularly in order to worship and reasonably available to the public.
CIVIC AND SOCIAL ORGANIZATIONS
Establishments primarily engaged in promoting the civic and social interests of their members, such as alumni associations, fraternal lodges, and social clubs.
COMMERCIAL USE
Includes all commercial activities conducted within a building such as offices, retail, assembly of people/audiences, accommodations, and non-commercial uses such as governmental uses, education, medical uses, etc., as determined by the Community Development Director. Such use does not include industrial uses. Such use may include limited outdoor storage and display which does not meet the definition of outdoor commercial use.
COMMUNITY CENTER
A building for social, educational, and recreational activities of a neighborhood or community, provided any such use is not operated primarily for commercial gain. The use includes outdoor recreation facilities such as pools, ball fields, and golf courses.
CUSTOMARY AGRICULTURAL USE
The continued use of agricultural practices such as crop production, keeping of livestock, etc., is permitted on any property in any zoning district. Such uses should be conducted in a way to not cause nuisance, adheres to all other City ordinances, and may include sales of products grown on the property if conducted as a home-based business. The use does not include operations which would be classified as an agricultural business use.
DETACHED SINGLE-FAMILY DWELLING
A detached building surrounded by open space on the same lot designed exclusively for occupancy by one (1) family. The use includes modular homes and residential-design manufactured homes.
FAMILY CHILD-CARE HOME
A State-licensed child care facility serving permitted to serve no more than ten (10) unrelated children.
FRATERNITY/SORORITY HOUSE
A building maintained exclusively by an incorporated fraternity/sorority or other similar organizations for members and their guests or visitors and affiliated with an academic or professional college, university, or other institution of higher learning.
HOME-BASED BUSINESS
The use does not include operations which would be classified as an agricultural business use.
INDUSTRIAL USE
Includes all industrial activities such as assembly and manufacturing, etc., and associated uses such as research and development, storage, and offices as determined by the Community Development Director.
MANUFACTURED HOME
A residential dwelling unit constructed in one (1) or more sections in an off-site manufacturing facility and built in accordance with National Manufactured Housing Construction and Safety Standards Act of 1974, 42 U.S.C. § 5401 or subsequent regulations.
MANUFACTURED HOME PARK
A property or development on which one (1) or more manufactured homes are located.
MARIJUANA CULTIVATION FACILITY
A facility licensed by the State of Missouri to acquire, cultivate, process, store, transport, and sell marijuana to a dispensary facility, marijuana testing facility, or to a marijuana-infused products manufacturing facility.
MARIJUANA DISPENSARY FACILITY
A facility licensed by the State of Missouri where marijuana and/or marijuana-infused products are dispensed for medical or adult use. Dispensary facilities may receive transaction orders at the dispensary directly from the consumer in person, by phone, or via the internet, including from a third party as set forth in Article XIV of the Missouri State Constitution.
MARIJUANA TESTING FACILITY
A facility certified by the State of Missouri, to acquire, test, certify, and transport marijuana.
MARIJUANA-INFUSED PRODUCTS FACILITY
A facility licensed by the State of Missouri, to acquire, store, manufacture, transport, and sell marijuana-infused products to a marijuana dispensary facility, a marijuana test facility, or to another marijuana-infused projects facility.
MEDICAL USE
Includes medical and health-care uses such as offices or clinics for massage therapy, chiropractors, physicians, dentists, optometrists, mental health, etc., generally by appointment and not for overnight services, as determined by the Community Development Director. Such use does not include emergency rooms, twenty-four (24) hour clinics, walk-in clinics, in-patient care, housing, or veterinary services.
MIXED-RESIDENTIAL USE
A structure which contains both a commercial/non-residential use(s) and one (1) or more residential dwelling units. The commercial/non-residential use must adhere to the zoning district in which the property is located. The commercial use must constitute a minimum of fifty percent (50%) of the first floor of the structure.
MOBILE HOME
A transportable, factory-built home, designed to be used as a year-round residential dwelling containing the same water supply, waste disposal and electrical conveniences as immobile housing which was built prior to the enacting of the National Manufactured Housing Construction and Safety standards Act of 1974, 42 U.S.C. § 5401. Due to the age of these homes and the lack of building standards when they were constructed, mobile homes are prohibited.
MODULAR HOME
A residential dwelling constructed in an off-site manufacturing facility and built according to the minimum adopted Building Codes of the City of Rolla.
MULTI-FAMILY
A building or portion thereof arranged, designed or occupied as a residence by three (3) or more dwelling units.
NURSING HOME
Facilities which provide housing and/or medical care, including nursing homes, assisted living facilities, and associated independent living facilities.
OUTDOOR USE
A use which involves the outdoor use of a property or the portion of a property devoted to commercial use. The use includes such land uses as vehicle/equipment sales lots, outdoor storage, mini-storage units, wind and solar generation, lumber yards, outdoor recreation, RV parks, etc., as determined by the Community Development Director. Such use does not include industrial uses. Such use includes all areas outside of buildings used for storage or display of merchandise for sale or rent. Such use is allowed where expressly permitted in this Section.
PARKING LOTS AND GARAGES
A property for the parking of vehicles, either on a surface parking lot or in a parking garage as a primary use of the property.
RESIDENTIAL GROUP HOME
Single-family dwelling in which eight (8) or fewer unrelated mentally or physically handicapped persons reside with no more than two (2) persons acting as house parents or guardians who need not be related to each other or to any of the handicapped persons residing in the dwelling, and the children of the house parents or guardians.
RESIDENTIAL-DESIGN MANUFACTURED HOME
A manufactured home which is designed to generally be compatible with conventional site-built detached single-family dwellings. Such use must meet the following requirements:
a.
The unit must include a permanent perimeter foundation wall.
b.
The roof must be a minimum of a 2:12 pitch.
c.
The unit must have been manufactured less than twenty (20) years prior at the time of installation.
d.
The exterior must be in good repair at the time of installation, with any peeling paint/trim, windows, roofing, etc., repaired prior to the final inspection.
ROOMING AND BOARDING HOUSES
A building other than a motel where lodging and/or meals are provided by the owner or operator for compensation by renting room(s) to more than eight (8) individuals.
SEASONAL SALES
A temporary use of a property for the display of products for sale, with or without a tent or temporary building. Such use is limited to thirty (30) continuous days of operation, with a cessation of operation for a minimum of fifteen (15) days between operations.
SEXUALLY ORIENTED BUSINESS
A business which meets the definition in Section 42-421.
TEMPORARY USE
A use of a building and/or property for less than one (1) year for any land use with conditions or limitations imposed by the Community Development Director to mitigate the impacts or as required by a conditional use permit. The use may include the placement of temporary buildings. The use may include holding large events like concerts, festivals, etc.
TOWNHOUSE
Two (2) or more attached single-family dwelling units as defined in the Building Code.
TWO-FAMILY (DUPLEX) DWELLING
A structure on a single lot containing two (2) dwelling units, as defined in the Building Codes.
Section 42-209 Shelters, Soup Kitchens, And Transitional Housing.
[R.O. 1988 § 42-209; Ord. No. 4836, 12-16-2024]
1.
Definitions. The words in this Article shall have the same definitions as provided in Section 20-20 of this Code.
2.
Severe Weather Shelters. Severe Weather Shelters shall be permitted in all districts when properly permitted and operating within the rules of such a permit.
3.
Overnight Shelters.
a.
Overnight Shelters shall be permitted in the following districts when properly permitted and operating within the rules of such a permit:
1)
R-3, Multi-Family Residential District.
2)
R-4, Urban Multi-Family District.
b.
Overnight Shelters shall be allowed as a conditional use in the following districts:
1)
C-C, Center-City Commercial District.
2)
M, Manufacturing District.
4.
Soup Kitchens.
a.
Soup kitchens shall be a permitted use in the C-2, General Commercial District.
b.
Soup kitchens shall be allowed as a conditional use in the following districts:
1)
C-C, Center-City Commercial District.
2)
M, Manufacturing District.
5.
Transitional Housing. Transitional housing shall be allowed in any residential district provided that the housing otherwise conforms with the requirements of permitted uses in that district. To ensure the aims of transitional housing are met, no transitional housing facility may be located within five hundred (500) feet of another transitional housing facility not located on the same lot.
6.
Combined Overnight Shelter And Soup Kitchen. Any facility that contains both an overnight shelter and a soup kitchen, which was in operation prior to January 1, 2024, shall be allowed to continue operation (only at their current location) in the C-1 Neighborhood Commercial District, the provisions of this Section notwithstanding, provided:
a.
The shelter component of the facility does not house more than forty-six (46) persons (not including employees) on any one (1) night; and
b.
The total floor space of the part of the facility used for overnight sheltering does not exceed one thousand six hundred (1,600) square feet; and
c.
The shelter agrees, in writing, to bring the shelter component of the facility up to the current fire and building code within three (3) years or cease that portion of their operations at that location.
Section 42-210 Residential Districts.
[R.O. 1988 § 42-210; Ord. No. 4762, 10-2-2023]
The following districts are together known as the "residential districts." Wherever this Chapter refers to a "residential district," the intent is to refer to all of these districts. Wherever this Chapter refers to a "multi-family district," the intent is to refer to the R-3, and R-4 Districts.
Section 42-211 R-1, Suburban Residential District.
[R.O. 1988 § 42-211; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the R-1, Suburban Residential District:
a.
Single-family detached dwellings.
b.
Churches and other places of worship on lots less than one (1) acre in size.
c.
Residential group homes.
d.
Family child-care homes.
e.
Adult day-care home.
f.
Community center.
g.
Transitional housing.
h.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the R-1, Suburban Residential District:
a.
Churches and other places of worship on lots of one (1) acre or greater.
b.
Agriculture business use.
c.
Medical use.
d.
Nursing home.
e.
Temporary use.
3.
The following minimum requirements for subdivision and building applies in the R-1, Suburban Residential District:
a.
The minimum lot size to subdivide a property: six thousand (6,000) square feet; three (3) acres if not served by public water and sewer services.
b.
Minimum lot frontage: twenty-five (25) feet at front lot line.
c.
Minimum lot width: sixty (60) feet at building line.
d.
Maximum percentage of lot that may be occupied by buildings: forty percent (40%).
e.
Maximum height of buildings/structures: two (2) stories and fifty (50) feet.
f.
Minimum setback dimensions:
1) | Front yard: | 20 feet |
2) | Side yard: | 5 feet |
3) | Side yard, corner lot: | 10 feet |
4) | Rear yard: | 10 feet from the rear lot line |
4.
Exceptions:
a.
The minimum side yard setback for interior lots shall be increased by three (3) feet for buildings with more than one (1) story adjacent to the side yard. The increased setback does not apply to the first story.
b.
The front setback may be reduced to ten (10) feet for up to fifty percent (50%) of the width of a detached single-family structure to allow for building additions, covered porches, and attached carports if all required off-street parking is provided.
Section 42-212 R-2, One- And Two-Family Residential District.
[R.O. 1988 § 42-212; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the R-2, One- and Two-Family Residential District:
a.
Detached single-family dwellings.
b.
Two-family (duplex) dwellings.
c.
Churches and other places of worship.
d.
Residential group homes.
e.
Family child-care homes.
f.
Adult day-care home.
g.
Community center.
h.
Transitional housing.
i.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the R-2, One- and Two-Family Residential District:
a.
Fraternity/sorority houses.
b.
Townhouses.
c.
Nursing home.
d.
Medical use.
3.
The following minimum requirements for subdivision and building applies in the R-2, One- and Two-Family Residential District:
a.
The minimum lot size to subdivide a property five thousand (5,000) square feet; in addition, the minimum size of lot based on the use of the property applies when the property is developed:
1)
Five thousand (5,000) square feet for single-family detached uses;
2)
Seven thousand five hundred (7,500) square feet for two-family uses or two (2) detached single-family dwellings;
3)
Twelve thousand (12,000) square feet for all other uses.
b.
Minimum lot frontage: forty (40) feet at front lot line.
c.
Minimum lot width: sixty (60) feet at building line.
d.
Maximum percentage of lot that may be occupied by buildings: forty percent (40%).
e.
Maximum height of buildings/structures: two (2) stories and fifty (50) feet.
f.
Minimum setback dimensions:
1) | Front yard: | 20 feet |
2) | Side yard: | 5 feet |
3) | Side yard, corner lot: | 10 feet |
4) | Rear yard: | 10 feet from the rear lot line |
4.
Exceptions:
a.
Townhouse development is exempt from the minimum lot width, lot coverage, open space, and side yard setbacks (interior lot lines only). Townhouse units are required to be platted on separate lots and are subject to a minimum lot size of four thousand (4,000) square feet.
b.
A fifteen-foot side yard is required when located adjacent to a lot in the R-1 District.
Section 42-213 U-R, Urban-Residential District.
[R.O. 1988 § 42-213; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the U-R, Urban-Residential District:
a.
Detached single-family dwellings.
b.
Two-family (duplex) dwellings.
c.
Townhouses.
d.
Multi-family dwelling, up to four (4) units per lot.
e.
Churches and other places of worship.
f.
Residential group homes.
g.
Family child-care homes.
h.
Adult day-care home.
i.
Community center.
j.
Civic and social organizations (no on-site alcohol sales).
k.
Transitional housing.
l.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the U-R, Urban-Residential District:
a.
Commercial uses up to five thousand (5,000) square feet per lot.
b.
Medical uses.
c.
Multi-family, five (5) units or more per lot if demonstrated to be compatible with surrounding area.
d.
Civic and social organizations (with on-site alcohol sales).
e.
Mixed-residential use with up to five thousand (5,000) square feet of commercial use.
f.
Child care centers.
3.
The following minimum requirements for subdivision and building applies in the U-R, Urban-Residential District:
a.
The minimum lot size to subdivide a property two thousand five hundred (2,500) square feet; in addition, the minimum size of lot based on the use of the property applies when the property is developed:
1)
Two thousand five hundred (2,500) square feet for one- or two-family dwelling units;
2)
Six thousand (6,000) square feet for multi-family dwellings;
3)
Twelve thousand (12,000) square feet for all other uses.
b.
Minimum lot frontage: twenty-five (25) feet at front lot line.
c.
Maximum height of buildings/structures: two (2) stories and fifty (50) feet.
d.
Minimum setback dimensions:
1) | Front yard: | 10 feet |
2) | Side yard: | 5 feet |
3) | Side yard, corner lot: | 10 feet |
4) | Rear yard: | 10 feet; 20 feet if adjacent to an alley for all uses except detached single-family dwellings |
4.
Exceptions:
a.
Townhouse development is exempt from the side yard setbacks (interior lot lines only) and minimum lot size requirements.
b.
Townhouses are subject to a minimum lot frontage of fifteen (15) feet and a minimum lot depth of seventy-five (75) feet.
c.
Up to four (4) townhouse units are permitted on one (1) lot as permitted for multi-family uses. More than four (4) townhouse units are required to be platted on separate lots.
Section 42-214 R-3, Multi-Family Residential District.
[R.O. 1988 § 42-214; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the R-3, Multi-Family Residential District:
a.
Detached single-family dwellings.
b.
Two-family (duplex) dwellings.
c.
Townhouses.
d.
Rooming/boarding houses.
e.
Multi-family up to twenty-six (26) units per acre.
f.
Churches and other places of worship.
g.
Community center.
h.
Residential group homes.
i.
Family child-care homes.
j.
Adult day-care home.
k.
Fraternity/sorority houses.
l.
Child care centers.
m.
Parking lots and garages.
n.
Civic and social organizations (no on-site alcohol sales).
o.
Nursing homes.
p.
Overnight shelters.
q.
Transitional housing.
r.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the R-3, Multi-Family Residential District:
a.
Commercial use if demonstrated to be compatible with the surrounding area.
b.
Mixed-residential use.
c.
Civic and social organizations (with on-site alcohol sales).
d.
Manufactured home park.
3.
The following minimum requirements for subdivision and building applies in the R-3, Multi-Family Residential District:
a.
The minimum lot size to subdivide a property four thousand (4,000) square feet; in addition, the minimum size of lot based on the use of the property applies when the property is developed:
1)
Four thousand (4,000) square feet for single-family detached uses;
2)
Six thousand (6,000) square feet for two-family uses;
3)
Seven thousand five hundred (7,500) square feet for multi-family uses;
4)
Twelve thousand (12,000) square feet for all other uses.
b.
Minimum lot frontage: forty (40) feet at front lot line.
c.
Minimum lot width: seventy-five (75) feet at building line.
d.
Maximum percentage of lot that may be occupied by buildings: sixty percent (60%).
e.
Minimum open space per lot: twenty-five percent (25%) of the total lot area.
f.
Maximum height of buildings/structures: Four (4) stories and sixty-four (64) feet.
g.
Minimum setback dimensions:
1) | Front yard: | 25 feet |
2) | Side yard: | 5 feet; 10 feet when adjacent to any other district |
3) | Side yard, corner lot: | 15 feet |
4) | Rear yard: | 10 feet; 20 feet when adjacent to any other district |
4.
Exceptions:
a.
Townhouse development is exempt from the side yard setbacks (interior lot lines only) if platted on separate lots.
b.
Not more than eight (8) bedrooms are allowed per unit for residential uses except fraternity/sorority houses, rooming/boarding houses, or overnight shelters.
c.
The maximum height of buildings is limited to two (2) stories for buildings located within fifty (50) feet of the R-1 District.
Section 42-215 R-4, Urban Multi-Family District.
[R.O. 1988 § 42-215; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the R-4, Urban Multi-Family District:
a.
Detached single-family dwellings.
b.
Two-family (duplex) dwellings.
c.
Townhouses.
d.
Rooming/boarding houses.
e.
Multi-family (no maximum density).
f.
Churches and other places of worship.
g.
Community center.
h.
Residential group homes.
i.
Family child-care homes.
j.
Adult day-care home.
k.
Fraternity/sorority houses.
l.
Child care centers.
m.
Parking lots and garages.
n.
Mixed-residential use with up to ten thousand (10,000) total square feet of commercial use.
o.
Civic and social organizations.
p.
Overnight shelters.
q.
Transitional housing.
r.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the R-4, Urban Multi-Family District:
a.
Commercial use if demonstrated to be compatible with the surrounding area.
b.
Seasonal sales.
3.
The following minimum requirements for subdivision and building applies in the R-4, Urban Multi-Family District:
a.
Minimum size of lot: four thousand (4,000) square feet.
b.
Minimum lot frontage: twenty-five (25) feet at front lot line.
c.
Minimum lot width: twenty-five (25) feet at building line.
d.
Maximum height of buildings/structures: five (5) stories and seventy-five (75) feet; ten (10) stories and one hundred twenty (120) feet with a conditional use permit.
e.
Minimum setback dimensions:
1) | Front yard: | 5 feet |
2) | Side yard: | No minimum setback; 10 feet when adjacent to any other residential district; 20 feet when adjacent to an alley |
3) | Side yard, corner lot: | 5 feet |
4) | Rear yard: | 10 feet; 20 feet when adjacent to an alley or any other district |
4.
Exceptions:
a.
Townhouse development is exempt from the minimum lot size and side yard setbacks (interior lot lines only) if platted on separate lots.
b.
Not more than eight (8) bedrooms are allowed per unit for residential uses except fraternity/sorority houses and overnight shelters.
Section 42-220 Commercial Districts.
[R.O. 1988 § 42-220; Ord. No. 4762, 10-2-2023]
The following districts are together known as the "commercial districts." Wherever this Chapter refers to a "commercial district," the intent is to refer to all of these districts. Wherever this Chapter refers to an "industrial district," the intent is to refer only to the M, Manufacturing District.
Section 42-221 C-1, Neighborhood Commercial District.
[R.O. 1988 § 42-221; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the C-1, Neighborhood Commercial District:
a.
Child care centers.
b.
Churches and other places of worship.
c.
Commercial use up to twelve thousand (12,000) square feet.
d.
Mixed-residential use up to two (2) units per lot.
e.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the C-1, Neighborhood Commercial District:
a.
Commercial uses over twelve thousand (12,000) square feet.
b.
Seasonal sales.
c.
Temporary use.
d.
Mixed-residential use with more than two (2) units.
3.
The following minimum requirements for subdivision and building applies in the C-1, Neighborhood Commercial District:
a.
Minimum size of lot: six thousand (6,000) square feet.
b.
Minimum lot frontage: sixty (60) feet at front lot line.
c.
Minimum lot width: sixty (60) feet at building line.
d.
Maximum percentage of lot that may be occupied by buildings: forty percent (40%).
e.
Maximum height of buildings/structures: two (2) stories and fifty (50) feet.
f.
Minimum setback dimensions:
1) | Front yard: | 10 feet |
2) | Side yard: | 5 feet; 10 feet when adjacent to a residential district |
3) | Side yard, corner lot: | 10 feet |
4) | Rear yard: | 10 feet; 20 feet when adjacent to a residential district |
4.
Exceptions.
a.
Businesses are not permitted to operate between the hours of 11:00 P.M. and 7:00 A.M.
b.
Alcohol sales are not permitted to constitute more than fifty percent (50%) of the sales for any business.
c.
Not more than twenty percent (20%) of a property or portion of a property used for commercial purposes may be used for an outdoor use.
d.
An outdoor use may be required to be screened from any adjacent residential property.
e.
An outdoor use may be required to be screened from any adjacent property or roadway if determined to be necessary by the Community Development Director.
Section 42-222 C-2, General Commercial District.
[R.O. 1988 § 42-222; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the C-2, General Commercial District:
a.
Commercial use.
b.
Industrial use up to fifteen thousand (15,000) square feet and conducted within a building.
c.
Churches and other places of worship.
d.
Seasonal sales.
e.
Temporary use.
f.
Mixed-residential use up to two (2) units per lot.
g.
Marijuana dispensary facility.
h.
Parking lots and garages.
i.
Sexually oriented business as permitted by Article IV, Division 2, Sexually Oriented Businesses, of this Chapter.
j.
Soup kitchens.
k.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the C-2, General Commercial District:
a.
All other industrial uses, if the scale and intensity can be demonstrated to be compatible with surrounding uses.
b.
Marijuana testing facility.
c.
Marijuana-infused products facility.
d.
Multi-family up to twenty-six (26) units per acre.
e.
Mixed-residential use (more than two (2) units per lot).
f.
Amusement and recreation use.
g.
Any other use not listed in any district.
3.
The following minimum requirements for subdivision and building applies in the C-2, General Commercial District:
a.
Minimum size of lot: five thousand (5,000) square feet.
b.
Minimum lot width: fifty (50) feet at building line.
c.
Maximum height of buildings/structures: four (4) stories and sixty four (64) feet.
d.
Minimum setback dimensions:
1) | Front yard: | 10 feet |
2) | Side yard: | 0 feet; 20 feet when adjacent to a residential district |
3) | Side yard, corner lot: | 10 feet |
4) | Rear yard: | 10 feet; 20 feet when adjacent to a residential district |
4.
Exceptions.
a.
Not more than twenty percent (20%) of a property or portion of a property used for commercial purposes may be used for an outdoor use unless such property has frontage or access to an arterial or collector road or Interstate Highway.
b.
An outdoor use may be required to be screened from any adjacent residential property.
c.
An outdoor use may be required to be screened from any adjacent property or roadway if determined to be necessary by the Community Development Director.
Section 42-223 C-C, Center-City Commercial District.
[R.O. 1988 § 42-223; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the C-C, Center-City Commercial District:
a.
Commercial use.
b.
Marijuana dispensary facility.
c.
Churches and religious institutions.
d.
Townhouses.
e.
Detached single-family dwelling.
f.
Two-family (duplex) dwelling.
g.
Mixed-residential use.
h.
Parking lots and garages.
i.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the C-C, Center-City Commercial District:
a.
Industrial or outdoor use, if the scale and intensity can be demonstrated to be compatible with surrounding uses and conducted within a building.
b.
Multi-family.
c.
Fraternity/sorority house.
d.
Temporary use.
e.
Marijuana testing facility.
f.
Marijuana-infused products facility.
g.
Overnight shelters.
h.
Soup kitchens.
3.
The following minimum requirements for subdivision and building applies in the C-C, Center-City Commercial District:
a.
There are no lot size, building height, or lot coverage requirements.
b.
Minimum lot frontage: fifteen (15) feet.
c.
Building setback requirements:
1) | Front yard: | No minimum setback; 10 feet maximum setback |
2) | Side yard: | 0 feet |
3) | Side yard, corner lot: | 0 feet |
4) | Rear yard: | 0 feet; 20 feet if adjacent to an alley |
4.
Exceptions:
a.
Minimum parking requirements: None for commercial uses.
b.
Not more than twenty-percent (20%) of a property or portion of a property used for commercial purposes may be used for an outdoor use.
c.
An outdoor use may be required to be screened from any adjacent residential property.
d.
An outdoor use may be required to be screened from any adjacent property or roadway if determined to be necessary by the Community Development Director.
Section 42-224 M, Manufacturing District.
[R.O. 1988 § 42-224; Ord. No. 4762, 10-2-2023; Ord. No. 4836, 12-16-2024]
1.
The following uses are permitted "by-right" in the M, Manufacturing District:
a.
Industrial uses.
b.
Commercial uses.
c.
Marijuana cultivation facility.
d.
Marijuana-infused products facility.
e.
Marijuana testing facility.
f.
Temporary use.
g.
Parking lots and garages.
h.
Sexually oriented business as permitted by Article IV, Division 2, Sexually Oriented Businesses, of this Chapter.
i.
Severe weather shelter.
2.
The following uses are permitted with approval of a conditional use permit in the M, Manufacturing District:
a.
Overnight shelters.
b.
Soup kitchens.
3.
The following minimum requirements for subdivision and building applies in the M, Manufacturing District:
a.
Minimum size of lot: twenty-five thousand (25,000.00) square feet.
b.
Minimum lot frontage: twenty-five (25) feet at front lot line.
c.
Minimum lot width: one hundred (100) feet at building line.
d.
Maximum height of buildings/structures: No maximum.
e.
Minimum setback dimensions:
1) | Front yard: | 35 feet |
2) | Side yard: | 10 feet; 20 feet when adjacent to any other non-residential district; 100 feet when adjacent to any residential district |
3) | Side yard, corner lot: | 25 feet |
4) | Rear yard: | 10 feet; 20 feet when adjacent to any other non-residential district; 100 feet when adjacent to a residential district |
4.
Exceptions.
a.
Outdoor uses are permitted.
Section 42-240 Special Districts.
[R.O. 1988 § 42-240; Ord. No. 4762, 10-2-2023]
The following districts are together known as the "special districts." Wherever this Chapter refers to a "special district," the intent is to refer to all of these districts. The special districts are also included wherever this Chapter refers to a "non-residential district."
Section 42-241 P, Public District.
[R.O. 1988 § 42-241; Ord. No. 4762, 10-2-2023]
1.
The P, Public District permits all governmental and public/semi-public uses. County, State, and Federal governments are exempt from zoning requirements. The P, Public District allows the governmental properties to be designated on the Zoning Map.
2.
If a property is sold or otherwise transferred from a governmental entity or non-profit to a non-governmental entity, the property must be rezoned for any other use of the property to be permitted.
3.
Prior to any development, redevelopment, or major expansions of any property owned by the City of Rolla or Rolla Municipal Utilities of any property within the corporate limits of the City of Rolla, the Planning and Zoning Commission shall be presented with a site plan. The Commission may approve the plan, require specific changes to the plan, or may defer approval to the City Council. The City Council may review any requirements made by the Planning and Zoning Commission. Such property must be rezoned to the P, Public District if the property is not already zoned P, Public. Notice to property owners within three hundred (300) feet of the property to be developed must be mailed prior to the Planning and Zoning Commission meeting.
4.
Properties owned by other units of government are encouraged to participate in the site plan review and rezoning process.
Section 42-242 U, University District.
[R.O. 1988 § 42-242; Ord. No. 4762, 10-2-2023]
1.
The U, University District permits any use on property which is owned by the curators of the University of Missouri for the Missouri University of Science and Technology campus and peripheral properties. The State Government is exempt from zoning regulations. The U, University District allows the university properties to be designated on the Zoning Map.
2.
If a property is sold or otherwise transferred from the State Government to a non-governmental entity, the property must be rezoned for any use of the property to be considered to be permitted or conforming.
Section 42-250 Overlay Districts.
[R.O. 1988 § 42-250; Ord. No. 4762, 10-2-2023]
In order to allow for additional flexibility and/or control over development, overlay districts may be established to provide additional requirements in addition to the underlying zoning or allowances for additional uses not ordinarily permitted in the underlying zoning district. An overlay district does not replace the zoning.
Section 42-251 Historic District Overlay.
[R.O. 1988 § 42-251; Ord. No. 4762, 10-2-2023]
Reserved for the City's future use.
Section 42-252 Downtown District Overlay.
[R.O. 1988 § 42-252; Ord. No. 4762, 10-2-2023]
Reserved for the City's future use.
Section 42-254 Planned Unit Development Overlay Districts (PUDs).
[R.O. 1988 § 42-254; Ord. No. 4762, 10-2-2023]
1.
A PUD Overlay District is intended to serve as an alternative zoning to allow for more flexible, creative, or a mixture of uses that would otherwise be difficult or impossible with the zoning options offered in this Chapter. A PUD Overlay District is specifically not intended to allow for the circumvention of zoning or land use requirements.
2.
The approval of a PUD District shall constitute an amendment to the zoning ordinance to add an overlay district concurrent with the underlying zoning. The PUD overlay supersedes the underlying zoning district use, other development requirements, and bulk standards as outlined in the approved site plan, conditions of approval, and PUD report. Such property shall for zoning purposes be identified as a PUD Overlay on the Zoning Map.
3.
The underlying zoning must be rezoned to the district that most closely matches the PUD Overlay District use areas indicated on the site plan. If not already properly zoned, the rezoning must occur concurrently with the PUD Overlay District approval ordinance.
4.
A PUD Overlay District, once approved, remains in effect for a period of ten (10) years unless specifically approved for a longer period or extended by the Planning and Zoning Commission before expiration.
5.
After the PUD Overlay District expires, the property reverts to underlying zoning. Any development is considered to be a conforming use, however, any subsequent development or redevelopment of the property must adhere to the standards of the applicable zoning district.
6.
No PUD Overlay District may be considered for a property less than two (2) acres in size.
7.
Approval of a PUD should promote the following goals:
a.
Implementation of the Rolla Comprehensive Plan.
b.
Efficient use of land that will protect and preserve, where possible, natural features of the land such as mature trees, streams, and topographic features.
c.
Harmonious and coherent site and building design that create a sense of place.
d.
Direction of development to areas where existing public transportation facilities, utilities, and public services are adequate; provided, that the applicant may make provision for such facilities or utilities which are not presently available.
8.
Review of a PUD Overlay District may consider the location of the property, scale of the development relative to the vicinity, mitigation measures, impacts to utilities and streets, and public safety. Conditions may be imposed to limit the allowed uses, limit building size, limit height, increase setbacks, impose landscaping and buffering, limit signage, limit density, address traffic concerns, require public improvements to mitigate impacts, require open space or existing features to be preserved, and any condition necessary to mitigate impacts to surrounding properties.
