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Indian Trail council unanimously annexes four acres, approves conditional neighborhood commercial zoning
Summary
The Indian Trail Town Council voted unanimously to annex four parcels near the Rocky River–Poplin roundabout and approve a conditional CZ-MBD (Neighborhood Business District) zoning allowing restaurant with drive-through as an explicit permitted condition.
Indian Trail — The Indian Trail Town Council unanimously approved an annexation ordinance (Ordinance 171) and a conditional zoning request, CZ-2024-0136, on a combined roughly 4-acre site at North Rocky River Road and Poplin Road, the council heard at its public hearing and subsequent vote on the matter.
The action brings four parcels into the town and assigns a CZ-MBD (Conditional Zoning — Mixed Business/Neighborhood Business) designation, with the stated condition that a restaurant with a drive-through is an allowed use. Staff said the site is adjacent to the Southgate mixed-use project and that the proposed rezoning is intended to provide small-scale neighborhood commercial services consistent with the town’s comprehensive plan.
Brandy Deese, planning staff, described the proposal, noting the property’s current Union County RA-40 zoning and the applicant’s request for a conditional designation to align the parcels with the town’s Neighborhood Business objectives. “The requested rezoning is consistent with the comprehensive plan … it is reasonable and in the public interest,” Deese said, summarizing staff’s findings and the Planning & Zoning Board’s unanimous recommendation for approval.
Applicant Terry Taylor, president of Mirabella Investments, told the council his company intends to develop “a first-class neighborhood retail project” complementary to Southgate and described the development type as “necessity retail” aimed at serving nearby residents.
A nearby property representative, Chris Duggan, spoke in opposition on behalf of a neighbor, citing concerns about the absence of a concept plan, traffic impacts, potential access points and stormwater/runoff. Deese and Taylor responded that a traffic impact analysis (TIA) and detailed site plan will be required during permitting and that staff had proposed conditions addressing access, buffers and design standards.
After the public hearing was opened and closed, a council member moved to approve the annexation ordinance; the motion passed unanimously. A subsequent motion to approve CZ-2024-0136 passed unanimously, and the council adopted staff’s statement of consistency findings as read into the record.
The conditional zoning includes requirements for drive-through screening, reinforced design guidelines, buffering and an expectation that vehicle access will be oriented internally via Southgate where feasible. Staff said community meetings drew limited attendance (four residents at the January meetings), and that the request closely matches comp-plan designations for neighborhood services and mixed-use activity centers.
Next steps include submission of a detailed concept/site plan, completion of a TIA during the plan-review process and compliance with other UDO and town engineering requirements prior to building permits or site disturbance.
Votes at a glance: Annexation Ordinance 171 — motion to approve (mover: council member, name not specified), outcome: approved (unanimous). CZ-2024-0136 — motion to approve zoning designation (mover: council member, name not specified), outcome: approved (unanimous).
