Smyrna Planning Commission approves large annexation plan, denies In‑N‑Out site over design and traffic concerns

The Smyrna Municipal Planning Commission on Sept. 4 approved an annexation and planned-unit development zoning request that would allow large industrial and commercial development off Mona Road and around the I‑840 interchange, approved several site plans and zoning ordinance amendments, and denied a proposed In‑N‑Out Burger site plan because it did not meet Smyrna’s design standards and presented unresolved traffic-safety issues.

The commission’s vote cleared a request by Hillwood (the developer team represented at the meeting) to annex and zone roughly 225 acres in phases—zoning a western portion now and keeping the eastern parcels subject to future annexation—after staff and the developer outlined a utility agreement governing sewer, water, easement acquisition and cost sharing. Town Manager Dave Santucci said the utility agreement was central to the proposal’s feasibility, adding, “If you don't have sewer, you don't have a project.” The commission approved the request with staff comments and sent the package to council for final action.

Why it matters: the package would extend town services, require substantial utility and road work, and open property near I‑840 and Bill France Road to industrial, commercial and hospitality uses that the town’s 840 Gateway character area calls for. Commission discussion focused on who pays for off‑site utilities and easement acquisition, public‑safety capacity, traffic routing for heavy vehicles and long‑term tax and impact‑fee revenue estimates.

Key details from the annexation and plan of services - Developer and staff described an annexation that would place roughly 34.3 acres in C‑2 commercial zoning and about 190.95 acres in I‑2 industrial zoning, with a requested 60‑foot building height in the I‑2 area (the I‑2 limit is normally 50 feet). Staff asked that the annexation be made contiguous by adding road right‑of‑way rather than noncontiguous, to…