Indian Trail planning board backs conditional rezoning for 31.5-acre Entrell Corporate Park

The Indian Trail Planning and Zoning Board voted unanimously to recommend approval of conditional rezoning case CZ-20240127, Entrell Corporate Park, which would allow up to six light-industrial multi-tenant buildings totaling as much as 270,000 square feet on roughly 31.5 acres off Indian Trail Fairview Road.

The request would change a mix of single-family low-density (SF1) and general business (GBD) parcels to conditional zoning — light industrial (CZLI) — with a development-standards packet that spells out building orientation, buffers, and other site requirements. "This is a zoning request to conditionally rezone approximately 31 and a half acres, off of Indian Trail Road," said Tyler Hayoski, senior planner for the Town of Indian Trail, during the board presentation.

If approved by Town Council, the developers propose six multi-tenant, "flex" buildings with truck courts and screened service areas, private internal roads and perimeter tree preservation and buffering. The applicants told the board the project would front Indian Trail Fairview Road with one building and preserve a tree-save area and buffers between the development and adjacent single-family parcels. John Floyd, attorney for the development team, described Saint John Properties' product as smaller, multi-tenant "flex" buildings that accommodate a mix of office, light manufacturing, fitness and similar uses. "These aren't spec buildings that they're looking to sell," Floyd said, adding that the company typically holds and manages its properties.

Why it matters: The site lies adjacent to existing commercial and light industrial uses, the Monroe Expressway and Indian Trail Fairview Road. Proponents argued the project fits the town's comprehensive-plan direction for employment and mixed-use corridors, could boost tax base with limited impact on schools, and would require off-site traffic improvements identified in a traffic-impact analysis (TIA).

Key project details and conditions: The development team plans to assemble four legal parcels (six tax parcels) into about 31.5 acres. The concept shows six multi-tenant buildings, truck courts screened by a proposed 7-foot brick wall, employee amenity areas, a private 31-foot right of way that the developer will maintain (the town will not accept the road), and designated tree-save and BMP areas. Staff and the applicant discussed heritage-tree mitigation: the town's UDO currently treats deciduous trees 14 inches diameter at breast height (DBH) and evergreens at 18 inches DBH as heritage trees; the applicant requested raising that threshold to 20 inches so mitigation planting requirements remain practicable in the constrained site.

Parking and access: The development team requested a generalized parking standard of 2 spaces per 1,000 square feet of gross floor area for the multi-tenant buildings rather than a use-by-use calculation, citing variable tenant mixes. Traffic improvements required by the TIA include new turn-lane storage and tapers on Indian Trail Fairview Road and work at the US-74/Union Beltway Road area; the developer agreed to construct required TIA improvements prior to the first certificate of occupancy for the initial phase, provided they have not already been built as part of other funded projects.

Childcare and site safety: The proposed development standards would allow childcare and adult daycare in end-cap units only, and the applicant provided examples showing six-foot fences with concrete bollards protecting play areas from vehicle intrusion. Town staff said they were comfortable with the proposed safety measures and with confining play areas to end units away from internal truck movements.

Community engagement and coordination: The applicant held the two community meetings required for a conditional rezoning; no neighbors attended. The developer separately met with First Baptist Church of Indian Trail and Metrolina Christian Academy; church and school leaders raised traffic and concerns about alcohol sales proximate to the church. The developer agreed to a provision in the development standards that would prohibit alcohol sales in the building closest to the church, and said the church could use parking for overflow on special occasions.

Board action and next steps: Jennifer Marr moved to recommend approval of CZ-20240127; Ken Curtis seconded. The board voted to recommend approval unanimously (6-0). The recommendation goes to Town Council for final action; site plan review, water and sewer allocation, environmental health approvals and fire-marshal review will occur if Town Council approves the rezoning.

Implementation notes and limits: Town staff flagged that certain technical approvals remain required — site plan review, specific heritage-tree mitigation calculations, and NCDOT and Union County coordination on off-site road improvements and driveway standards. The private internal roadway will remain private and be the developer's responsibility to maintain, per the development standards packet.