Planning Board recommends approval of Gabriel Farms rezoning with affordable-unit, pool and traffic conditions

The Mooresville Planning Board on voice votes recommended that the Town Board approve a conditional corridor mixed‑use rezoning for a 50.28‑acre tract at 1680 Mecklenburg Highway, known as Gabriel Farms, to allow 218 single‑family attached dwellings.

Planning staff presented the request (CZ‑2025‑10) as a site within the WS‑4 watershed and the village center node, noting impervious‑coverage limits and prior concept‑plan approval. Planner James Coleman said the applicant’s mitigation commitments and concept plan address the town’s standards and that the site would be in Ward 1 if annexed.

Applicant attorney Bob McIntosh described the proposal as a for‑sale townhome community with infrastructure improvements: “There are 218 townhomes, active recreation area,” he said, and noted a sewer collector/pump station and a proposed public water connection would be provided as part of the project. McIntosh and developer representative Bob Bennett said the project’s roads will connect to Cove Church Road and Langtree Road and that no direct access to NC‑115 is planned because a rail crossing bisects the property.

Why it matters: the site lies inside a critical watershed and near existing community anchors including Cove Church and planned East‑West Connector roads. Board members raised traffic and statutory questions about the UDO requirement for nonresidential or commercial uses in corridor/mixed‑use districts; staff read the UDO standard that nonresidential uses must make up at least 5% of total heated square footage.

Public testimony and developer concessions: family members who own the property described multi‑generation ownership and supported the Stanley Martin development. Eric Johnson, representing the Cove Church, said the congregation has partnered on the East‑West Connector and supports the project, adding the development will “improve traffic and transportation in the Langtry area.” Abby Cornelius of Stanley Martin Homes emphasized the homes will be for sale and said the builder supports increasing homeownership opportunities.

To address statutory and neighborhood concerns, the board and applicant agreed to conditions drafted during a brief recess. The conditions included dedicating 2 acres to the town (for governmental or institutional use unless otherwise converted), the addition of a pool and clubhouse as part of the amenity area, off‑site mitigation improvements to improve Cove Church driveway to town standards, phasing of development, and a 5% attainable‑housing set‑aside. Under the agreed wording, those units would be priced at or below 120% of area median income and restricted for 10 years and would be distributed across phases rather than concentrated in one area.

Board action: Board member Mr. Cole moved to recommend approval of CZ‑2025‑10 consistent with the town’s comprehensive plan; Mr. Poore seconded. The motion carried by voice vote and the board will forward its recommendation and the drafted conditions to the Town Board for final action.

Next steps: The Town Board will consider the rezoning and the planning‑board conditions at a future meeting. The planning board record includes the staff report, the applicant’s concept plan, the traffic impact analysis, and the agreed‑upon draft conditions.