Mooresville planners review 17-acre Shadowbrook rezoning; developer to extend sewer line at no cost to town

Developers asked Mooresville officials to approve a conditional rezoning and voluntary annexation for a 17-acre parcel at 298 Shadowbrook Lane that would accommodate 68 townhomes and one existing single-family home.

The proposal, presented by Erica Martin, the town’s planning director, would place the site — currently in Iredell County’s Residential Agriculture district — inside Mooresville as part of Ward 4 if annexed. Martin said the county zoning would allow 34 single-family homes by right; under the conditional rezoning the developer is proposing roughly 4 dwelling units per acre by building townhomes.

The project includes several conditions intended to reduce impacts on adjacent neighborhoods: preservation of the existing home at the rear of the site, a 30-foot buffer along an adjacent property line, a dedicated greenway, three units set aside as attainable housing, two entrances on Brawley School Road enabled by recently acquired right-of-way, future street stubs to connect to neighboring developments and a centralized active open space.

The presentation also highlighted sewer infrastructure work tied to the development. Allison Craft, the town’s water resources director, said the developer and an adjacent project have agreed to construct part of a gravity sewer extension that the town had previously included in its capital improvements plan. “Effectively constructing half of the infrastructure that would be in that capital project for the town, not at the town's cost,” Craft said, adding that the extension would allow the town to take the Mayhew Promenade pump station offline when a later connection is made.

Martin told commissioners the project is contextually consistent with surrounding densities — she noted a nearby development, Calamar, has about 10 units per acre while Villages on Brawley to the north is roughly 3.73 units per acre — and that preserving the existing house provides a transition to lower-density neighbors.

Commissioners and staff discussed traffic counts and timing for sewer approvals. Commissioner Qualls clarified a constituent’s traffic figure for Brawley School Road, noting the count cited in a constituent email double-counted east- and westbound vehicles and that a corrected intersection count is closer to 17,000–18,000 vehicles.

Planning staff and the planning board recommended the rezoning and annexation request for further consideration; no final vote on the ordinance or annexation appears in the transcript. Commissioners asked questions about timing and utility capacity before the items proceed to ordinance hearings.

If approved and annexed, the town said children from the new development would attend Iredell-Statesville Schools and the site would become part of Ward 4.

The matter will return to the board as part of the formal ordinance and annexation process.