A Map Amendment is the official process by which a property's Planning Area designation is changed. In other communities, this term is referred to as a "rezoning." Since the Town of Davidson utilizes a form-based code, which emphasizes a building's orientation on its lot and its architecture in addition to its use, the Town uses the comprehensive term "Planning Areas" in place of the strictly use-based term "zoning" to refer to a property's land use designation. These Planning Areas are illustrated in the Davidson Planning Ordinance's Planning Areas Map; therefore, changes to the map are referred to as Map Amendments. Below is information about the most recent Map Amendments proposed.
A Text Amendment is the official process by which the language of the Davidson Planning Ordinance (DPO) is changed. The DPO includes the guidance, rules, and regulations governing planning and development within town limits, as well as the town's extra-territorial jurisdiction - areas outside the town limits but within Davidson's planning jurisdiction that are subject to the standards. The standards represent legally-enforceable measures to implement adopted plans and manage development projects. Proposed changes generally encompass: Clarifying existing standards; outlining new criteria and/or instituting best practices; correcting errors and/or inadvertent omissions; and, aligning the ordinance with state statutes. The DPO is a living document updated consistently; it reflects years of collective experiences and incorporates this knowledge along with best practices to ensure a high quality of life for citizens.
Davidson Condos Conditional Map Amendment (589 Portside Drive)
The Board of Commissioners of the Town of Davidson will hold a public hearing pursuant to NC General Statute 160D-601 on June 28, 2022 at 6:00 P.M. at Davidson Town Hall, 216 S. Main St., Davidson, NC to hear public comment on a Conditional Map Amendment proposal as described in Davidson Planning Ordinance Section 14.19. The proposal includes a three-story residential building and amenity located at 589 Portside Drive. To provide comments concerning the amendment during the public hearing, please arrive prior to 6:00 pm and place your name and required information on the sign-up sheet adjacent to the Town Clerk's desk. Each participant will be given three minutes to speak during commissioners' discussion of the agenda item.
- Application: Completed Town of Davidson Application
- Statement of Compliance: Document describing how the request is consistent with the ordinance.
- Sketch Maps (Map 1, Map 2): Maps illustrating the subject parcel and surrounding parcels.
- Agenda Memo: April 12, 2022 - Board of Commissioners Meeting
- Staff Analysis: Document describing the proposed development, ordinance requirements, and site design.
- Conditions: Summary of the proposed conditions with annotations explaining different topics/perspectives.
- Presentations (Staff, Application): Presentations summarizing the project/conditions.
- Elevations & Renderings: Drawings showing the proposed building design (subject to modifications).
- August 2022: The Board of Commissioners may elect to render a decision on the project.
- July 25, 2022: The Planning Board will review the proposed map amendment, receive public comment, and offer a recommendation on the proposed amendment.
- June 28, 2022: The Board of Commissioners will hold a public hearing on the proposed amendment.
- April 26, 2022: The Board of Commissioners reviewed revised plans.
Traffic Calming Contributions Text Amendments
The proposed changes are being undertaken to clarify where traffic calming contributions received should be spent. Currently, development projects that do not meet the stated DPO thresholds for TIA (Transportation Impact Analysis) have the option to make a contribution to the implementation of the Connectivity and Traffic Calming Plan (2003) in lieu of full TIA analysis. This plan was included in the development of the Davidson Mobility Plan (2019) and should no longer be referenced in the DPO. Additionally, the Board of Commissioners has more recently supported the inclusion of Vision Zero efforts into town policies.
- Agenda Memo: August 9, 2022 - Board of Commissioners Meeting (Available when Agenda posts)
- Presentation: August 9, 2022 - Board of Commissioners Meeting (Available when Agenda posts)
- Draft Text Amendments: August 9, 2022 - Board of Commissioners Public Hearing
- September 13, 2022: The Board of Commissioners may elect to take action on the proposed text amendments.
- August 29, 2022: The Planning Board will review the proposed text amendments, receive public comment, and offer a recommendation on the proposed amendments.
- August 9, 2022: The Board of Commissioners will hold a public hearing on the proposed text amendments. Prior to the start of the public hearing, persons wishing to address the board of commissioners will register on a sign-up sheet stationed by the meeting room door or leave a voicemail message at (704)940-9614. These messages will be played during the public hearing but will be limited to three minutes and the speaker must identify their name. The deadline to submit by phone is 5:00 pm the day of the meeting. If the same comment is made via in person and voicemail, only one will be used in the meeting with the in person taking priority.
- July 25, 2022: The Planning Board will hold an informal review of the proposed text amendments at their monthly meeting.
Growth Management Strategies
The Board of Commissioners directed planning staff to explore growth management tools that could be utilized in Davidson. After initially focusing on Targeted Conditional Zoning (TCZ), the direction has shifted to a larger, more comprehensive set of tools to manage growth in town. A subset of the Planning Board (the Planning Board Committee, "PBC") is working with Planning Department staff to research, review, and present recommendations.
- Agenda Memo - Growth Management Update 09.14.2021
- Presentation - Growth Management Options 09.14.2021
- Presentation - Utility Service & Annexation Criteria 09.14.2021
- Attachment B - Draft Utility Services & Annexation Criteria 09.14.2021
- Video of Presentation to Board of Commissioners, 09.14.2021
- TBD: BOC Action
- TBD: Planning Board Recommendation
- TBD: BOC Public Hearing
- September 2021: Staff and PBC members provided an update to the Board of Commissioners, who reviewed potential revisions to the development review/approal process and creation of definitive USAC criteria. Commissioners provided feedback on the various implementation options and directed staff/PBC to to continue working on strategic approaches to growth management to discuss at a future board meeting.
- April 2021: The PBC presented various recommendations and options as to how the Framework and USAC could be implemented to the Board of Commissioners and Planning Board. Based upon feedback received, the PBC and staff worked to develop options specific to improving the development processes (with earlier public engagement and specific checkpoints), codifying the Framework in the Davidson Planning Ordinance, and developing the USAC.
- December 8, 2020: The PBC presented high-level recommendations to commissioners. The primary strategy included codifying the Growth Management Framework and Utility Service and Annexation Criteria (USAC) from the Comprehensive Plan. Other supporting strategies included improving the development process; addressing building compatibility, integration, and affordability; and using a revised concept of conditional thresholds. The Board of Commissioners directed staff and the PBC to further develop the Framework, USAC, development process improvements, and building compatibility via potential Floor-to-Area Ratio revisions.
- Summer: In August commissioners adopted the Strategic Plan including Goal A. Well-Planned & Livable Community, Strategy A2, which aims to implement Comp. Plan Polices 2.1.2-4 and revist the Water/Sewer Policy. After revisiting the topic in July 2020 and conducting two virtual Public Input Sessions in August and September, the Board of Commissioners instructed staff to slow down the targeted conditional process. Additionally, the board directed the Planning Board to form a committee (the Planning Board Committee, "PBC") to explore other viable growth management tools and to reevaluate the use of targeted conditional zoning. The committee includes four members from the Planning Board, one of whom lives in the ETJ.
- January 14, 2020: The Board of Commissioners adopts the Davidson Comprehensive Plan, which includes Goal 2.1 Intentional Growth Management. The plan prioritizes implementation of supporting policies, specifically: Policy 2.1.2 (Guide Utility Service Extensions and Annexations Using the Utility Service and Annexation Criteria); Policy 2.1.3 Guide Growth Using the Growth Management Tiers Map; and Policy 2.1.4: Explore the Use of Targeted Conditional Zoning Thresholds to Regulate the Approval of Development Projects.
- Fall: The Board of Commissioners provided specific feedback on preferred strategies at their September 2019 work session and gave more explicit direction regarding the development and use of potential metrics requiring conditional zoning at their November 2019 work session.
- Spring/Summer: The Board of Commissioners directed staff to explore strategies to better control the pace of development, specifically "targeted conditional zoning." Staff brought information to commissioners in July 2019 and was directed to explore creative strategies to implement a targeted conditional requirement for residential development.
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