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Re-zoning On Lake Davidson: Proposed Residential-retail Development Creates Controversy

The Re-zoning on Lake Davidson proposed residential-retail development has been delayed until July 10, 2017. Several nearby residents are concerned about the congestion in the area, especially the traffic that such a mixed-use project may bring.

Hinckley Gauvain Development

The new development requires that zoning be changed from R-3, which is residential single family, to conditional mixed use (CMX) and neighborhood mixed use (NMX), a combination zoning, instead of a straight zoning. Straight zoning means that the new zoning would ensure that the zoning would be in sync with the town’s Comprehensive Land Use and Mount Mourne Small Area plans. This type of zoning would not consider the plans for the site as they are currently outlined.

The mixed re-zoning on Lake Davidson has raised concerns with the residents, as they fear that should the developer back out, then another developer could purchase the property and build anything it wanted. However, Rawls Howard, the Planning & Community Development Director stated that regardless of what developers want to do, they must get the site plan approved by the town staff. Additionally, they would have to follow certain rules. If a developer wanted to change the existing approved use, it would need to request a conditional zoning permit or conditional use permit, according to Howard.

The current plan is to build up to 115 single family homes, up to 120 town homes, up to 300 condominiums and up to 300 multi-family apartment units, plus 65,000 square feet of office space and 65,000 square feet of commercial and retail space.

Developers say that traffic is actually less, because people who live in mixed-use developments do not have to travel far for many amenities, thus there is no need for them to drive to town. Many who live in the development could end up working in the development, instead of other places in town, and that would also reduce traffic.

The Lake Davidson property is not in the Mooresville town limits, but it is subject to the towns building and zoning regulations because it is in the town’s extra-territorial jurisdiction. And, only 20 of the closest neighbors to the new development were notified of the changes. Residents that found out from neighbors and friends are upset as they said it made them feel as if they had no representation, since they were not notified of meetings regarding the zoning changes.


One of the biggest concerns among residents is the amount of traffic on the area’s smaller roadways. The plan does call for adding an East-West Connector, which would be a four-lane boulevard that would guide traffic between N.C. 115, a two-lane road and Langtree Road. However, the Engineering Services Director, Allison Kraft, has doubts that the improvement will be enough to mitigate traffic issues. Residents also expressed concerns about whether the proposed connector would be enough.


While there was a meeting at the Charles Mack Citizen Center on June 20, only about 55 people showed up. Some residents weren’t notified of the meeting; however, they found out from neighbors and friends who also live in the area. Another meeting was held, and about 145 people showed up for that. At that meeting, the commissioners voted to delay the zoning decision until July 10. Meanwhile, residents have been emailing or calling with their concerns, including traffic concerns.

Contact On Point Carolinas Realty

If you are considering selling your home, whether you are just ready to upgrade or downgrade, or because you are concerned about the development that may take place at Lake Davidson, contact On Point Carolinas Realty to speak to a listing agent.

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About The Author
Gus Testa

Gus Testa, Top Realtor with On Point Carolinas Realty, LLC, has been in real estate sales and management since 1977. In 1993, after leaving family, friends and his owned real estate franchise firm behind, he and his wife Beth made the decision to “head South” with their 2 sons. Since that time there has been no looking back. Gus immediately began working for a local and well respected new home builder, building beautiful neighborhoods in and around the Charlotte area. In his first year of new home sales he was awarded “Rookie of the Year” for the highest volume of sales for the company. Then in 2002, it was time to move on and Gus joined major developer Crescent Resources as one of their Residential Sales Associates. From 2002 through 2012, Gus along with his business partner Kim McBee, continually sold several million dollars in volume and became very familiar with the movers and shakers in the Real Estate industry in and around the Lake Norman area, the Charlotte area and the Northern most portions of South Carolina. In 2013 Gus and Kim partnered with a local developer to open On Point Carolinas Realty, LLC; a full service real estate company, listing and selling new and re-sale homes and home sites. Gus holds licenses in both North and South Carolina.

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