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Indian Trail council approves annexation and conditional commercial zoning at Rocky River and Poplin
Summary
The council approved Annexation Ordinance 171 and conditional zoning CZ20240136 to allow neighborhood-scale commercial development, including a restaurant with drive-through, on roughly 4 acres adjacent to the Southgate mixed-use project.
At its February meeting, the Indian Trail Town Council voted unanimously to approve Annexation Ordinance 171 and conditional zoning CZ 20240136 for four parcels totaling about 4 acres at the intersection of North Rocky River Road and Poplin Road.
Planning staff said the request would attach the parcels to Indian Trail with a conditional Neighborhood Business (CZMBD) designation that allows low-intensity neighborhood services. Brandy Deese, planning staff, told the council the applicant’s stated condition is for a restaurant with drive-through service and that the request is consistent with the town’s comprehensive plan, which identifies the area as a neighborhood services activity center intended for small-scale commercial uses within a short drive of residents.
The applicant, Terry Taylor, president of Mirabellin Investments, described the firm’s experience developing neighborhood retail and said the project is intended to match the quality and design of the adjacent Southgate mixed-use development. He said he has spoken with potential anchors, including grocery operators, but no commitment has been signed and any tenant decisions would wait for additional residential growth.
Staff said they held two community meetings in January attended by four residents and that concerns raised included the absence of a concept/site plan, traffic impacts and vehicle access points, screening and buffering, and right-of-way acquisition for road widening. Deese said those issues will be addressed during the site plan phase and through required technical review, including a traffic impact analysis.
Planning and Zoning Board unanimously recommended approval. The council approved the annexation ordinance, the conditional zoning designation and the statement of consistency findings by unanimous voice votes. Council discussion emphasized that the conditional rezoning includes design and buffering conditions, a requirement to address vehicle access to favor internal access from Southgate when practicable, and that the rezoning would be accompanied by annexation.
No site plan was submitted with the rezoning; staff and the applicant said the developer intends to provide a concept/site plan before development and that formal engineering, buffering, and TIA requirements will be resolved during site plan review.
If implemented, the zoning would allow neighborhood businesses such as grocery-anchored retail, small restaurants, salons and similar low-intensity uses; staff clarified the Neighborhood Business designation does not allow light industrial uses or gasoline pump islands as a by-right use.
The council’s approvals were recorded as unanimous; no individual roll-call vote counts were read into the record.
