Plymouth Plan Commission sends unfavorable recommendation on proposed truck stop at former Red Rock Inn

The Plymouth Plan Commission voted unanimously Wednesday evening to send an unfavorable recommendation to the Plymouth City Council regarding a rezoning request that would pave the way for a hybrid truck stop fueling center at 2550 North Michigan Street — the 6.6-acre site of the former Red Rock Inn and Mi Camino Restaurant.

The applicant, Eric Carter from an Indianapolis engineering company, requested a zoning map amendment to change the property's designation from BP Business Park to C-3 Commercial Corridor District. Plymouth Plan Director Ty Adley noted that while the subject property on the east side of Michigan Street is currently zoned BP, the properties directly across the street on the west side already carry a C-3 designation.

The proposed development would feature fueling islands for semi-trucks at the rear of the property and passenger vehicle fueling up front, along with a convenience store. The project does not include a full-service restaurant or shower facilities. A preliminary site plan was presented, pending approval by the Plan Commission and City Council, as well as a variance of use that would require Board of Zoning Appeals approval.

Despite the proposed use generating much of the evening's discussion, Adley reminded commission members that the rezoning question itself — not the end use — was the basis for their recommendation to the City Council. "When you're making your determination, it doesn't have anything to do with their proposed use at the end of the day," Adley said. "The question is whether or not that property is acceptable to rezone from BP to C-3. That's what your recommendation to the city council is based on." The Plymouth Planning Department recommended denial of the request.

Commission member Fred Webster raised the issue of whether the property falls within the airport overlay district, and Adley confirmed that it does. Plymouth Municipal Airport Manager Bill Sheley told the commission that the airport owns property on three sides of the proposed development site. While he noted he had been in contact with the developers, Sheley warned them that the 100-foot sign they applied for would not be permitted by the FAA.

During the public hearing, neighboring property owners expressed a range of concerns about the project. Joe Merch, who owns storage buildings immediately to the north of the site, asked about maintaining access to his property and whether adequate space would remain for piling snow from the site.

Michael Hite, manager of a mobile home park across the street, pointed to the already significant traffic volume on Michigan Street and questioned whether a stoplight would be installed to help manage an influx of vehicles. He also raised concerns about pedestrian safety, specifically how residents attempting to cross four or five lanes of traffic would be protected.

Jason Horowitz with GBT Realty addressed those concerns by referencing the developer's traffic study. However, he confirmed that the Indiana Department of Transportation would not permit a traffic signal at the location due to its proximity to the interchange ramps for U.S. 30. Horowitz estimated the development would generate approximately 300 additional vehicle trips in and out of the site each day.

City Attorney Jeff Houin added context by citing data from the MACOG Regional Traffic Count, which recorded an average of nearly 8,336 daily vehicle trips at that stretch of Michigan Street. Peak morning volume reached 562 vehicles in a single hour, while a peak afternoon hour saw 813 vehicles. Those figures represent averages collected between 2010 and 2024.

When the motion was made to forward an unfavorable recommendation to the Plymouth City Council, the applicant asked that the request be tabled to allow for additional discussion, further traffic study work, and other due diligence. The commission declined, noting that the City Council holds the ultimate decision-making authority on the matter. The unfavorable recommendation passed by a unanimous vote.

The rezoning request will now go before the Plymouth City Council for a final determination.