Derby planning commission recommends rezoning for Tractor Supply at Meadowlark and Rock, 6-3

The Derby Planning Commission on May 1 forwarded a recommendation to the City Council to change the zoning classification of Lots 1 and 2, Block F of the Oaks edition, from B1 Office Business and B2 Neighborhood Business to B3 General Business, in a 6-3 roll call vote. The proposal would allow a Tractor Supply home-improvement center and triggered public hearings on traffic, environmental impacts and neighborhood compatibility.

City planning staff described the site as a 4.26-acre vacant parcel at Meadowlark and Rock Road and said the request would align the parcel with the prevailing B3 zoning depth at nearby Rock Road intersections. Scott Knaebel, city planning staff, noted the corridor's established commercial pattern and told commissioners that the lots have remained undeveloped for more than 25 years. Knaebel said that the comprehensive plan designates the site for commercial development and that staff judged the requested zoning consistent with the plan.

Neighborhood speakers strongly opposed the rezoning at Derby's hearing. Broadmoor Hills homeowner Janet McElroy urged denial, citing environmental and wildlife concerns and listing potential impacts she said a B3 development would bring: increased heavy traffic, stormwater runoff risks to Spring Creek, and loss of wooded habitat. McElroy told commissioners: "We are here tonight urging you to deny the B3 zoning to protect our ecosystems, require a full environmental impact study ... and engage residents with this information." Robert Nelson, president of the Broadmoor Hills homeowners association, said the HOA and other landowners within the required notice area had not all received mailed notice and asked for time to confirm proper notification.

Applicant representatives defended the site choice and said they had performed market research supporting this location. Jay Cook, agent for the applicant, said Tractor Supply selected the site based on customer rooftops and access to the established commercial corridor. Trey Hart, developer representative, said the team had worked with city staff on a site plan and a building design to "create a site plan and a building design that is consistent with the City Of Derby standards." Lindsay Jones, Tractor Supply district manager, described the company's local hiring and community-oriented approach.

Knaebel and the applicant referenced traffic data in public remarks: staff pointed to a 2021 count of roughly 11,233 average daily vehicles on Meadowlark; the applicant said a typical Tractor Supply location yields about 225— 275 customer trips per weekday and up to 400 on peak weekends, and that typical deliveries would amount to about four to five semi-truck loads per week. Commissioners said corridor-wide traffic studies and turn-lane needs should be part of subsequent engineering review; Knaebel noted a larger Rock Road corridor safety study is planned through the Wichita-area MPO.

Commission debate split largely on neighborhood-impact concerns. Commissioner Quigley, who said she has a real-estate background, questioned whether a B3 district abutting low-density residential was appropriate and raised appraiser concerns. Supporters of the rezoning emphasized the long vacancy of the lots, the corridor's preponderance of B3 zoning, and the comprehensive plan's commercial designation for the site.

Roll-call votes were recorded as follows: Commissioner Heflin ' yes; Commissioner Wurbon ' yes; Commissioner Quigley ' no; Commissioner Voth ' yes; Commissioner Hessletine ' no; Commissioner Adams ' yes; Commissioner Wells ' yes; Commissioner Petrie ' no; Commissioner Remberger ' yes. The motion passed 6-3 and will be forwarded to the City Council for final action.

Opponents asked for additional environmental review, state and federal agency input and further neighborhood notification; staff and the applicant said drainage and environmental permits will be addressed in engineering review and through KDHE and city engineering review if the project proceeds.