Due to the current COVID19 public health emergency, all advisory board meetings (i.e. Planning Board, Board of Adjustment, Design Review Board, and Historic Preservation Commission) are being held virtually. A live video of the meeting will be available for general public viewing. Quasi-judicial hearings concerning projects that are contested and/or currently in litigation will not be held in a virtual forum.
Welcome to the Planning Department homepage. By clicking on the tabs at the top of this page you can find updates about the work underway, how to contact us, and answers to Frequently Asked Questions. On the left side of this page is a list of relevant and major topics related to the department’s work. This includes the tools needed to: File a building permit (Submit a Permit); research a parcel or project (Maps & GIS, Planning Ordinance, Development Projects); or, understand our town’s approach to planning and development (Planning Principles).
Davidson’s traditional character is that of a small town, so land planning will reflect its historic patterns of village-centered growth, with connection of neighborhoods, preservation of rural areas, and provision of public spaces. Our quality of life is enhanced through the Town’s Planning Principles, the Davidson Planning Ordinance, and by assessing town needs through plans, reports, and studies.
Planning Department Updates
Below you’ll find a list and short description of things that we’re working on, along with how to find additional information about each topic. We hope you find this information useful. If you want to follow up with us about any questions you may have, please do so – our contact information is available on our department’s homepage. Check back from time to time for updates.
- Town of Davidson Planning Department
1. Appeal and Variance Text Amendment - Public Hearing
In 2019, the North Carolina General Assembly adopted a complete reorganization of the state’s planning and development regulations creating a new statute chapter “160D.” The purpose of the new Chapter 160D is to consolidate county and city regulations into one unified chapter and to reorganize development regulation statutes into a more logical, coherent structure. Towns must make ordinance changes to align with the provisions by July 1, 2021. This will be the first batch of ordinance changes (“text amendments”) to bring the Davidson Planning Ordinance (DPO) in alignment with the new state statute.
These proposed text amendments will align DPO Section 14.18, “Appeals and Variances,” with the new Chapter 160D. These changes primarily consist of replacing references to the old legislation with the references to the new legislation, and removing all language that is in conflict with state statute. Additionally, these proposed changes include a more substantial reference to the four findings of fact under which variance requests are reviewed, the inclusion of disability accommodation protected under the Federal Fair Housing Act as grounds for a variance, and several small formatting improvements for Section 14.18. Please visit the text amendments webpage to learn more about this amendment process and read the proposed amendment text.
The Davidson Board of Commissioners will hold a virtual public hearing to discuss this text amendment on October 27, 2020 at 6:00pm. To register for the public hearing, and receive a link to join, please use this link: https://tinyurl.com/DavidsonBoard10272020. Please visit the text amendments webpage to learn more about this amendment process and read the proposed amendment text.
2. Development Project Updates:
- 18647 Davidson-Concord Rd: The Planning Department recently received an application for a 15-unit (11 single-family/4 duplex) development at 18647 Davidson-Concord Rd., which is adjacent to the Park Place at Davidson neighborhood and Boulder Rock Loop. The parcel lies in the Neighborhood Edge Planning Area, intends to provide 45% open space on-site, and requires water/sewer extension approval by the Davidson Board of Commissioners. To learn more about the project, including next steps, see the project website.
- Davidson Cottages Conditional Master Plan: On Monday, September 28, 2020 the Town of Davidson Planning Board – an advisory board comprised of residents – voted to recommend approval of the proposal to the Davidson Board of Commissioners. The proposal includes 30 single-family detached homes and two duplexes fronting Davidson Gateway Dr. and publicly-accessible internal courtyards (34 units total). Additionally, the plan proposes a trail connecting throughout the property and a small gathering space along the sidewalk towards the southwestern corner. On Tuesday, October 27, 2020 the Board of Commissioners may decide to take action on the request at their meeting, which begins at 6:00 pm. To learn more about the project, including next steps, see the project website.
- East Rocky River Road: The Planning Department recently received an application for a six-unit development at 15016 East Rocky River Rd., immediately to the west of the Summit at River Run development. The parcel lies in the Rural Planning Area, intends to provide 70% open space on-site, and requires water/sewer extension approval by the Davidson Board of Commissioners. To learn more about the project, including next steps, see the project website.
- Hoke Master Plan: The project team hosted a Public Input Session on Wednesday, Oct. 21 to provide an overview of the development proposal and received comments. The 76-unit townhome development includes a variety of open spaces, mature tree preservation, and street improvements. The comments touched a number of topics related to infrastructure and transportation impacts, rainwater management, and the need for affordable housing to be included on the site. A Public Input Session Report will be made available in the next 7-10 days. To learn more about the project, including next steps, see the project website.
3. Historic Preservation Plan:
The town will soon release a Request for Proposals (RFP) for development of a town-wide historic preservation plan. The historic preservation plan will serve as a guide for proactive preservation decision-making over the next 10-15 years. Town staff views a historic preservation plan as a direct result of the community-input driven Comprehensive Plan and the 2020-2021 Strategic Plan. Increasing designation efforts, working with trusted partners, developing updated guidelines, and solidifying a lasting commitment to historic preservation are all expected outcomes of the plan. In short, the historic preservation plan will be Davidson’s roadmap to developing an overall strategy and vision for historic preservation in town. Ideally, the project will commence in spring 2021 and be completed within a nine- to twelve- month period, with adoption by the board of commissioners targeted for winter/spring 2022. Be on the lookout for opportunities for public input in the coming months.
Due to the recent health concerns, the Town of Davidson Planning Department will be conducting business remotely until further notice. Due to this change, inquiries are preferred via email, and response times may be longer than usual. Thank you for your patience.
Welcome to our contact page, where you can find information about reaching the department or individual staff members. Please note: The quickest way to schedule an appointment is by email or phone. If you leave a voicemail, we’ll be sure to return your call within 24 hours.
- Email: email@example.com. For general inquiries this is the quickest way to get an answer to your question. Questions received are routed to the staff member best equipped to respond with the information you need.
- Phone: 704-892-7592. Please be sure to leave a voicemail - this is the quickest way to get an answer to a question via phone.
- Mailing Address: 216 S. Main Street, P.O. Box 579, Davidson, NC 28036.
- Staff Directory: For contact information for each individual please see the Staff Directory
Frequently Asked Questions
Below is a list of our most frequently asked questions, responses, and links to resources.
- 1. Do I need an appointment to meet with a planner? Yes, appointments are preferred. Please call (704 892-7592) or email (firstname.lastname@example.org) the Planning Department to schedule an appointment.
- 2. What is the zoning (planning area) of my property? The Town of Davidson planning ordinance categorizes properties into planning areas. You may locate your property on the Davidson Planning Ordinance map and use the legend to determine the planning area for your property.
- 3. What types of permits are required? There are several types of permits required by the Town of Davidson. They are:
- 4. How do I get a permit reviewed? Permit applications may be picked up at Davidson Town Hall, 216 South Main Street, or downloaded from the permit webpage. You may submit a permit either by bringing it to town hall or using the online permit submittal form. Town planners will review the permit application for compliance with the Town of Davidson Planning Ordinance. Upon approval and payment of the fee, the applicant must submit the permit to Mecklenburg County Land Use and Environmental Services Agency for their review.
- 5. How much does a building/sign permit cost? Fees associated with building and sign permits vary depending on the nature of the project. For more information on planning fees, please see our Fee Schedule.
- 6. How can I develop my property? The Town of Davidson does not generally use density limits or standard setback requirements. Instead, we encourage designers and developers to consider the surrounding context and creatively address the constraints and opportunities on a site by site basis. Sections two and four of the Davidson Planning Ordinance provide a list of permitted uses and site design regulations per planning area. Refer to these sections first, and then contact a planner to set up an appointment to discuss your property further.
- 7. How do I determine the permitted uses for my property? The description of each planning area and its permitted uses is outlined in section two of the Davidson planning ordinance. You may view section two and associated amendments in the Planning Ordinance. Refer to this section first, and then contact a planner to set up an appointment to discuss your property further.
- 8. What are the minimum required setbacks from my property line? Design regulations, including building types, minimum required setbacks, and height restrictions are outlined in section two of the planning ordinance. Additional uses and regulations, including accessory structures, are described in section four of the planning ordinance. You may view sections four and two and their associated amendments at Planning Ordinance. If you have additional questions, please make an appointment to meet with a member of the planning department staff.
Below is a list of links to various websites that may be useful in understanding the town’s approach to planning and its requirements. The list also includes various resources and organizations related to planning and development.
- American Planning Association North Carolina Chapter
- American Planning Association
- Centralina Council of Governments
- Charlotte Area Transit System
- Charlotte Mecklenburg Storm Water Services
- Charlotte Mecklenburg Utilities
- Charlotte Regional Transportation Planning Organization (CRTPO)
- Commercial Technical Assistance Center (CTAC)
- Davidson Housing Coalition
- Davidson Lands Conservancy
- Duke Energy
- Energy United
- Historic Landmarks Commission
- Mecklenburg County Code Enforcement
- Mecklenburg County Land Use & Environmental Services (LUESA)
- Mecklenburg County Park and Recreation
- New Urbanism
- North Carolina Department of Transportation
- PSNC Energy
- Polaris for Mecklenburg County
- Residential Technical Assistance Center (RTAC)
- Scenic Byways
- U.S. Census Bureau Fact Finder