Developers seek conditional rezoning and annexation for 87‑lot neighborhood; staff and planning board recommend approval with conditions

Sandy Havill, senior planner for the town, presented a conditional rezoning request (CZ2025) and a voluntary annexation petition for roughly 50.662 acres (an additional 14.64 acres were already inside town limits) on multiple parcels off Shears Road. The applicant is Sarah Beeson with Alexander Ricks P, LLC; named property owners include Jeremy and Tiffany Dingler, Ricky and Pamela Dingler and Ruby Amos.

The proposal seeks conditional traditional neighborhood zoning for an 87‑lot single‑family detached subdivision on parcels currently zoned Residential Limited Services (with a small northern parcel zoned Residential General). Under existing by‑right zoning the site would allow up to 30 units; the conditional rezoning proposes 87 units with several design commitments intended to address neighborhood concerns: limiting dwelling types to single‑family detached homes, reduced building height to two stories, 25% open space (about 16.3 acres), enhanced corner‑lot façade treatments and a required 8‑foot vinyl fence and enhanced plantings along the east property line.

Additional developer commitments presented to the board include constructing turn lanes at Shears Road and Timber Road, installing a traffic signal at that intersection, reserving no roads or pedestrian connections to Clyde Filter, and providing three attainable units priced at about 20% of area median income. Staff said the traffic signal timing and installation are tied to the project’s mitigation agreement and are triggered by certificate‑of‑occupancy thresholds (staff said the trigger is based on CO counts and estimated it as around 40–45 COs; staff committed to provide the exact number as a follow‑up).

Staff and the planning board recommended approval, stating the request meets several objectives in the town’s 1 Mooresville plan and aligns with the town’s strategic plan goal of individual and community economic vitality, while noting that surrounding land to the south and west remains rural. The board discussed the long history of the item, neighborhood opposition cited at prior hearings (the item had been denied in October 2024), and a January 2025 waiver to consider new information. Commissioners asked staff to provide the traffic‑signal timing/CO trigger information as an immediate follow‑up.

Staff also presented a related voluntary annexation ordinance for about 50.662 acres; the board was advised 14.64 acres associated with the site are already inside town limits. The presentation closed with staff and the applicant available for questions; commissioners requested the specific CO trigger for the traffic signal be supplied to the board as follow‑up information.