June 9, 2025 — Mooresville, NC
Date: 2025-06-09

Agenda
 Town of Mooresville
 Board of Adjustment
 June 9, 2025
 4:00 PM - Mooresville Town Hall


1. Call to Order

2. Chairperson's Welcome and Opening

3. Pledge of Allegiance

4. Postponement or Withdrawal Requests

5. Consideration of Approval of Minutes

 5.a Consider approval of May 12, 2025 Minutes
 May 12 BOA Minutes (Draft).docx

6. Old Business

 6.a Consider Watershed Density Averaging Certificate (WDAC-2025-01) for 106
 Bridgewater Lane (Lot 2 Watermark Shopping Center).
 Jesse Hanlin, Blue Ridge Engineering, PLLC, is requesting a Watershed Density
 Averaging Certificate (WDAC-2025-01) at 106 Bridgewater Lane for a proposed
 commercial business.
 WDAC-2025-01 Staff Report Packet.pdf

7. New Business

 7.a Consider Watershed Density Averaging Certificate (WDAC-2025-02) for 415
 Langtree Road, 196 Mecklynn Road, 122 Mecklynn Road, 115 Mecklynn Road, 143
 Village View Drive, 119 Landings Drive and 105 Landings Drive.
 Brian Long, RL West, is requesting a Watershed Density Averaging Certificate
 (WDAC-2025-02) at 415 Langtree Road, 196 Mecklynn Road, 122 Mecklynn Road,
 115 Mecklynn Road, 143 Village View Drive, 119 Landings Drive and 105 Landings
 Drive for proposed future commercial development.
 WDAC-2025-02 Staff Report Packet.pdf
8. Administrative Items

9. Adjournment

Americans with Disabilities Act (ADA) Statement It is the policy of the Town of
Mooresville that all Town public meetings and Town-sponsored public meetings and events
are accessible to people with disabilities and to those with difficulties understanding the
English language. If you need assistance in participating in this public meeting due to a
disability as defined under the Americans with Disabilities Act (ADA), or need other
translative services, please call the Town Clerk’s Office at 704-662-3131 or
jcrosby@mooresvillenc.gov, or the Town ADA Coordinator at 704-799-4074 or
cmckenzie@mooresvillenc.gov, at least three (3) business days prior to the scheduled
meeting or event to request an accommodation.

Minutes
 Town of Mooresville
 Board of Adjustment
 June 9, 2025
 4:00 PM - Mooresville Town Hall
Present: Andrew Wingo, Matthew Harrow, Mike Jones, and Richard Poore.

Absent: Jason Overturf and Michael Famularo

Also present: Planning Director Erika Martin, Senior Planner Sandy Howell, Engineer
Ashton Walker, Planning Specialist Danielle Upright, Assistant Town Attorney Carey
Austin, and Staff Attorney Caline Schecter.

1. Call to Order

Mr. Wingo called the meeting to order at 4:04 pm.

2. Chairperson's Welcome and Opening

3. Pledge of Allegiance

4. Postponement or Withdrawal Requests

There were no postponements or withdrawals.

5. Consideration of Approval of Minutes

5.a Consider approval of May 12, 2025, Minutes

A motion was made by Richard Poore, seconded, by Andrew Wingo to approve the
minutes as presented.

Motion Carried unanimously.

6. Old Business

6.a Consider Watershed Density Averaging Certificate (WDAC-2025-01) for
106 Bridgewater Lane (Lot 2 Watermark Shopping Center). Jesse Hanlin, Blue
Ridge Engineering, PLLC, is requesting a Watershed Density Averaging
Certificate (WDAC-2025-01) at 106 Bridgewater Lane for a proposed commercial
business.
Sworn in for WDAC-2025-01:
Ashton Walker
Erika Martin
Sandy Howell
James Surane

A motion was made by Richard Poore, seconded by Mike Jones to approve the
Watershed Density Averaging Certificate with added conditions listed in staff report as
well as additional stormwater control measures.

The motion carried with a 3-1 vote.

A 15 Minute Recess was called for Assistant Town Attorney to draft Findings of Fact.

Meeting resumed at 5:24 p.m.

Several changes in Findings of Fact were noted by the board.

A motion was made by Mike Jones, seconded by Matthew Harrow to approve the
Findings of Fact & decision with noted changes, the same being attached as Exhibit A.

Motion carried unanimously.

7. New Business

7.a Consider Watershed Density Averaging Certificate (WDAC-2025-02) for 415
Langtree Road, 196 Mecklynn Road, 122 Mecklynn Road, 115 Mecklynn Road, 143
Village View Drive, 119 Landings Drive and 105 Landings Drive. Brian Long, RL West,
is requesting a Watershed Density Averaging Certificate (WDAC-2025-02) at 415
Langtree Road, 196 Mecklynn Road, 122 Mecklynn Road, 115 Mecklynn Road, 143
Village View Drive, 119 Landings Drive and 105 Landings Drive for proposed future
commercial development.

Sworn in for WDAC-2025-02:
Kevin Donaldson-Attorney to the applicant
Larry Lockhart-Professional Engineer for V3 Bloc and Design
Presley Langford-Landscape Architect for V3 Bloc and Design

Mr. Donaldson and Mr. Lockhart presented the case WDAC-2025-02.

RECESS 5 MINS.

Meeting resumed at 6:20 p.m.

George W. Moore was Sworn in to determine standing.

The Chair determined member of the public, George W Moore, to not have standing.
After some discussion about further needed information, a motion was made by Richard
Poore, seconded by Mike Jones to continue until the August BOA Meeting.


The motion carried unanimously.

8. Administrative Items

Order magnifying glasses.

A motion was made by Andrew Wingo, seconded by Mike Jones, to cancel the July
meeting due to lack of agenda items.

The assistant town attorney suggested some formal procedural additions such as
witnesses to approach the podium.

9. Adjournment

A motion was made by Andrew Wingo, seconded Richard Poore to adjourn the meeting
at 7:14 p.m.

Americans with Disabilities Act (ADA) Statement It is the policy of the Town of
Mooresville that all Town public meetings and Town-sponsored public meetings and
events are accessible to people with disabilities and to those with difficulties
understanding the English language. If you need assistance in participating in this
public meeting due to a disability as defined under the Americans with Disabilities Act
(ADA), or need other translative services, please call the Town Clerk’s Office at 704-662-
3131 or jcrosby@mooresvillenc.gov, or the Town ADA Coordinator at 704-799-4074 or
cmckenzie@mooresvillenc.gov, at least three (3) business days prior to the scheduled
meeting or event to request an accommodation.
[Exhibit A]




 BOARD OF ADJUSTMENT
 TOWN OF MOORESVILLE
 WDAC-2025-01: 106 Bridgewater Lane (Starbucks)

 In re: )
 )
 Density Averaging Application  )  FINDINGS OF FACT
 ) AND DECISION
 B.V. Belk, Jr. & Harriet Belk, )
 )
 Applicant )
 )
 __________________________________)
 On April 14, 2025, the Town Board of Adjustment, sitting as the Town Watershed Review
Board (“Board”) conducted a duly advertised and noticed evidentiary hearing on the density
averaging application of T. Martin Fridy of MPG Arden, LLC (“Applicant”) on behalf of B.V.
Belk, Jr. and Harriet Belk (collectively, “Owner”) to transfer built upon area from a donor parcel
to a receiving property utilizing North Carolina General Statute §143-214.5(d2) (“Application”).
Jessie Hanlin, on behalf of the applicant, requested a continuance which was unanimously granted
by the Board. On May 12, 2025, the Board again met and considered the Application, Staff Report,
sworn testimony, and other evidence presented during the hearing; however, due to apparent
discrepancies in the presented plats, the applicant requested and received another continuance to
June 9, 2025. The Board met and considered the amended plats and other testimony and finds as
follows:

 FINDINGS OF FACT
 1. Sandy Howell, Senior Planner for the Town of Mooresville, testified during the
hearing and presented a summary of the Planning Department’s written Staff Report, incorporated
herein by reference.

 2. Applicant and Jessie Hanlin, P.E., of Blue Ridge Engineering, PLLC (and who is
the engineer of record on this project) testified during the hearing in support of Applicant’s
Application.
[Exhibit A]


 3. The Application seeks to increase the impervious coverage of the receiving parcel,
which will be developed as a Starbucks. This impervious coverage is proposed to be donated from
one parcel located on Catalina Road in Mooresville, North Carolina and in the Town of
Mooresville’s zoning jurisdiction; however, the exact location of said parcel remains
undetermined.

 4. The proposed donor parcel (“Donor Parcel”) will consist of 0.380 acres subdivided
from Town of Mooresville Parcel # 4646525075 located on Catalina Drive in Mooresville, North
Carolina.

 5. The proposed receiving parcel (“Receiving Parcel”) is Town of Mooresville Parcel
# 4646623841 (0.89 acres) located at 106 Bridgewater Lane in Mooresville, North Carolina.

 6. Both the Receiving Parcel and the Donor Parcel are located in the WS-IV Catawba-
Lake Norman Critical Area. Accordingly, all parcels at issue are located within the same water
supply watershed, as required by NCGS §143-214.5(d2)(1). Both parcels are also within the Town
of Mooresville town limits.
 7. The Receiving Parcel will not exceed the approved density and will meet
stormwater controls, as the property is being developed in accordance with Town zoning,
development standards, and stormwater requirements. As required by NCGS §143-214.5(d2)(2),
overall project density will meet applicable density or stormwater control requirements under 15A
NCAC 2B.0200.

 8. Vegetated buffers on the Receiving Parcel and the Donor Parcel will meet the
minimum statewide water supply watershed protection requirements of NCGS §143-214.5(d2)(3)
as will be required before Site Plan approval.

 9. Because the Receiving Parcel is being developed in accordance with Town of
Mooresville zoning and development standards, stormwater runoff will be managed in accordance
with those standards. Accordingly, as required by NCGS §143-214.5(d2(4), built upon areas will
be designed and located to minimize stormwater runoff impact to the receiving waters, minimize
concentrated stormwater flow, maximize the use of sheet flow through vegetated areas, and
maximize the flow length through vegetated areas.

 10. The Donor Parcel is located closer to the surface water of Lake Norman and
identified streams than the Receiving Parcel. Accordingly, as required by NCGS §143-
214.5(d2)(5), the areas of concentrated density development for this project are located in upland
areas and, to the maximum extent practicable, away from surface waters and drainage ways.

 11. The Application materials and testimony on behalf of the Applicant indicate
Applicant’s intent to comply with NCGS §143-214.5(d2)(6), although the details concerning how
compliance can and will be achieved for this project remain unclear.
[Exhibit A]


 12. The development proposed for the Receiving Parcel is high-density. Accordingly,
the requirement set forth in NCGS §143-214.5(d2)(7) is not applicable. A storm Tech Chamber
System will be installed and utilized for underground stormwater retention.

 13. Exhibit 2 as presented at the hearing on June 9, 2026 has been relied on in this
decision as proper depiction of the properties at issue.



 Decision
 13. Based on the application, staff report, the evidence and testimony submitted, and
the foregoing findings of fact, all of which are incorporated fully by reference herein, the Town
Watershed Review Board, by a vote of 3 for and 1 against, hereby grants the Application, upon the
following conditions:
 1. Owner must demonstrate compliance with the requirement of NCGS §143-
 214.5(d2)(2) that overall project density will meet applicable density or stormwater
 control requirements under 15A NCAC 2B.0200.

 2. Prior to Site Plan approval, the 0.380 acres to be designated as the Donor Parcel
 shall be identified, approved by the Planning Director, separated or subdivided from
 the larger parcel, if necessary, platted with an exact location and metes and bounds
 description, the same to be recorded in the Iredell County Registry and steps taken
 to ensure it remains in a vegetated or natural state in perpetuity for the benefit of
 the Receiving Parcel as further provided herein.

 3. Prior to site plan approval, Applicant must demonstrate compliance with
 NCGS §143-214.5(d2)(6) via either:

 a. a fee simple conveyance of the Donor Parcel to the Town of Mooresville
 for use as a local government park or greenway and recorded as such with
 appropriate metes and bounds description and irrevocable conditions that
 said use(s) be the only uses for said property in perpetuity, or

 b. a fee simple conveyance containing appropriate deed restrictions or
 appropriately platted dedication with appropriate recorded restrictions to a
 homeowners’ or property owners’ association to be maintained and
 preserved in a vegetated or natural state in perpetuity; or

 c. placing the Donor Parcel under permanent conservation easement with a
 non-profit agency not associated with the Applicant or Owner whose
 primary purpose is land conservation.
 4. Stormwater control measures shall be designed for all impervious area as shown
 on the final site plan and as approved by town staff.
[Exhibit A]


14. Owner is advised that it must coordinate with the Town of Mooresville Planning
Department with respect to demonstrating its compliance with the conditions set forth above.

15. This decision is effective upon distribution to the parties and filing of this decision with the
Town Clerk.



 ______________________________ ______________

 Andrew Wingo, Board of Adjustment Chair Date