Derby planning commission recommends rezoning 1219 S. Rock Road to allow five‑story senior housing

On March 20, 2025, the City of Derby Planning Commission voted 10–0 to forward a recommendation to the City Council to change the zoning of 1219 South Rock Road from R‑1 single‑family residential to B‑3 general business. The commission’s recommendation was based on staff findings that the site is suitable for the applicant’s proposed five‑story senior living development and associated shared amenities.

City staff described the subject property as about 4.33 acres on the west side of Rock Road, immediately north of the senior center site. Staff said a portion of the property is owned by the city and will be transferred to the applicant to permit construction of overflow parking for the senior center, two pickleball courts, a gazebo and shared open‑space amenities. Jeff Mills of Earl’s Engineering attended for the applicant but made no presentation during the hearing.

Scott Knaebel, city planner, told the commission that the B‑3 district allows a building height “up to 65 feet — 4 or 5 stories,” and that staff view the Rock Road corridor as an area where market pressures favor non‑single‑family development. Knaebel said the city’s development standards, including increased setbacks for buildings above 35 feet, are intended to address compatibility concerns.

Commissioners reviewed the standard 10 findings of fact required for a zone change. Staff noted nearby land uses include institutional uses (churches, schools) and the recently approved senior center immediately to the south; the nearest B‑3 zoning is roughly 400 feet north, at the site of a Walmart Neighborhood Market. Staff also said public utilities and emergency services are available and can be extended to serve the property.

Commissioners questioned how many dwelling units the project might contain. Staff and commissioners discussed multiple figures in the record: a planning memo notes a theoretical maximum of 152 dwelling units based on gross square footage, while during discussion staff and a commissioner referenced a separate unit‑count calculation of roughly 52–62 units that may better reflect eventual site plan constraints. Staff told commissioners that the final unit count will be determined during site plan review, when factors such as parking, stormwater infrastructure and amenity space are factored in.

The motion to forward a recommendation of approval, “based on the findings of fact and subject to platting the subject property within one year,” was made by Commissioner Renberger and seconded by Commissioner Heflin. The commission voted 10–0 in favor.

The commission’s recommendation does not itself change zoning; the item will go to the City Council for a final decision. If the council approves the rezoning, the applicant will be required to complete platting and subsequent site plan review before building permits are issued.