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Council hears proposal for 166-unit Evolve North townhome project; staff recommends rezoning with land-use map update
Summary
Planning staff recommended approval of a conditional traditional neighborhood rezoning (CZ 2024-14) for a 27.72-acre site at Azalea Road and Landis Highway proposing 166 townhomes. The site lies in the Bat Creek watershed overlay, which limits impervious coverage to 30%, and staff recommended updating the future land-use map if approved.
Town of Mooresville planning staff presented a conditional rezoning request (CZ 2024-14) for about 27.7 acres at 1614 Azalea Road, 1608 Landis Highway and 116 Knight Lane, proposing 166 townhomes and a range of community amenities.
Erica Martin, Mooresville planning director, told commissioners the property is currently zoned community commercial and would be in Ward 3 if annexed. "They are requesting 166 dwelling units. Those are townhomes," Martin said, adding the site is in the Bat Creek watershed protection overlay with a strict 30% impervious limit.
Martin said staff required a traffic impact analysis and noted the project includes a pool, dog park, community clubhouse and a 10-foot multiuse path along Landis Highway. Because the future land-use map currently designates the parcel as rural residential (about two dwelling units per acre), staff recommended updating the land-use map to reflect a higher-density designation if the council approves the rezoning.
Commissioners raised design and utility questions. Commissioner West expressed concern about three-story townhome designs with garages beneath living areas and noted resident complaints about vertical layouts; Allison Craft, water resources director, confirmed the project had resolved an earlier sewer concern by obtaining a gravity connection instead of a new pump station. "So, that's fine by us. Obviously very preferable to us," Craft said about the gravity solution.
Commissioner DeWeese reported speaking with neighbors who said the property floods and that development could improve drainage; she also said some nearby homeowners are interested in connecting to town water and sewer. Several commissioners noted the site could be developed by right at higher densities if municipal utilities were available; staff said annexation and rezoning give the town an opportunity to secure conditions that reduce density and add community benefits.
Planning staff and the planning board recommended approval; the transcript records discussion and scheduling steps but does not include a formal council vote on the rezoning in the provided excerpt.
