Boundary agreements, also known as annexation agreements, are common growth management and growth control tools for communities to use for planning purposes.
The Town of Davidson has a boundary agreement with Charlotte, Cornelius, and Huntersville on the south side of the town’s jurisdiction. Davidson also has a boundary agreement on the east side of its jurisdiction with the City of Kannapolis. The town does not have a boundary agreement to the north where the jurisdictions of Mooresville and Iredell County meet Davidson.
Both Mooresville and Davidson recently completed comprehensive planning efforts for future growth of the two jurisdictions. During those processes, the staffs discussed a proposed boundary agreement concept and developed a proposed boundary line for the comprehensive planning efforts.
As a part of these discussions, water and sewer utility service planning was taken into account as it relates to future growth areas. That water and sewer service consideration helped develop the proposed boundary line. The effect of this proposed boundary line is that a line would be established where both Mooresville and Davidson could plan for and grow to in the future and not encroach into one another’s future growth areas.
Under this proposed boundary line agreement, for the properties that are in Iredell County in Davidson’s future growth area but not yet in the Town of Davidson, there would be very little effect initially. These properties would remain in Iredell County zoning jurisdiction and would not come into Davidson’s zoning jurisdiction or city limits at this time. The properties in Iredell County would only come into Davidson’s jurisdiction in the future if the property owners requested voluntary annexation or requested water and sewer services from Charlotte Water. In the event property owners requested water and sewer services from Charlotte Water, the town’s policy of requiring voluntary annexation of those properties would then be in effect.
Separately, Charlotte Water, the utility that provides public water and sewer services to properties within the city limits of Davidson per the 1984 agreement between the City of Charlotte and the Town of Davidson, has completed the water line extension project north from the city limit line to the Davidson Pointe neighborhood, which is in the Davidson city limits (in Iredell County) but did not have water service provided by Charlotte Water. This extension and its benefits were previously discussed and approved by the town board.
Town staff discussed with Charlotte Water the proposed boundary agreement area and it was determined that this water line extension could serve this future growth area within Davidson’s boundary in addition to Davidson Pointe.
In conjunction with these planning efforts, it was also identified through the town’s most recent two comprehensive plans supported by resident input that this area could support employment center uses. In partnership with the Lake Norman Economic Development Commission, discussions have been held with a large property owner in this growth area to consider employment center economic development uses in the future instead of single-family residential.
To view a PDF version of the above map, please click here.
Since this boundary agreement was discussed by the town board over two years ago, it has been delayed by several factors. One was the intentional completion of the water line extension project. We have continued conversations with Charlotte Water, making sure the utility services are available for this area. In addition, we have continued discussions with Town of Mooresville staff on the boundary line and have made some adjustments since the initial configuration. Finally, the pandemic did impact with our focus on other pressing priorities.
Annexation agreements are authorized for local governments by state law under Gen. Statute 160A– 58.21-27. The statute outlines the contents of agreements and procedures for approval. A public hearing is required by both local governments prior to entering an agreement which would be approved by ordinance by both governing boards.
Boundary Line Agreement FAQs
What is a boundary line agreement?
Boundary line agreements – technically called “annexation agreements” in state statute - are common growth management tools for communities to use for planning purposes. In this case, it is a boundary line on a map delineating future growth areas.
Why do it?
The benefits of these planning efforts are to:
- manage development in the area
- decide on future growth boundary now for long-term planning benefits
- prevent issues down the road when growth might occur
- preserve economic development opportunities for the future
Why do you need a boundary line agreement if we have been without one all this time?
The Town of Davidson has formal boundary line/annexation agreements with Cornelius, Huntersville, Charlotte, and Kannapolis. The only area Davidson does not have an official boundary line/annexation agreement with is Mooresville. All have been operating well in cooperation for this area of Iredell County, it is best practice to have a boundary agreement in place so the parcel owners in the boundary area know what to expect moving forward.
Why did you decide to draw the line where you did?
Based on the recently adopted Comprehensive Plans from both towns (which showcase the community’s vision for their respective town), the line was drawn in a way that makes sense based upon the current town limits for each jurisdiction as well as the ability to provide future water/sewer service. Part of the rationale includes accounting for the areas of Iredell County that are already within the Town of Davidson jurisdiction.
How it affects property owners:
What does the boundary line agreement mean for my property, does anything change?
Nothing changes for you immediately, and it does not change until YOU request to change it. In pursuing this boundary line agreement, the towns of Davidson and Mooresville are simply defining future-Davidson and future-Mooresville.
Will this raise my taxes?
No, this will not raise taxes, unless YOU request to annex your property into Davidson.
Does my mailing address change?
No, this does not change your mailing address.
Will my kids need to switch school districts?
No, school districts remain unchanged.
Will emergency services like police, fire, EMS be any different?
All of these services stay the same.
Will the current zoning for my property change?
Your property will remain in Iredell County, and retains its current zoning designation by Iredell County.
Will this increase my property value?
While we cannot say for sure, the boundary agreement should not directly affect property value.
Will my property be annexed into Davidson involuntarily?
The Town of Davidson WILL NOT involuntarily annex your property into the Davidson city limits. Depending on the location of your property, you could opt, in the future, to receive town services and ask for voluntary annexation. These services could potentially include water, sewer, and solid waste. However, for the voluntary annexation to occur, you might need adjoining parcels to also be included in the annexation.
Can I get services from Davidson without being annexed into Davidson?
No, voluntary annexation would be required in order to receive municipal services.
What does the annexation process look like?
The process is governed by the NC State Statute which includes:
- voluntary petition
- survey and legal description
- advertisement of public hearing
- affirmative vote by Town of Davidson Board of Commissioners
The Town of Davidson’s Planning Department staff can assist with this process.
Development and Permits:
What if I want to build something on my property, who do I go to for a permit for a pool, fence, storage shed, building addition, etc.?
If your property has not yet been annexed into Davidson, you would still go through the Iredell County permitting process and follow all of their guidelines and procedures to complete your project.
If I want to develop or redevelop my property, what does that process look like?
This process depends on if you plan to ask for annexation or need public water and sewer services. If you would like to become a part of the Town of Davidson to connect your parcel to water and sewer in advance of your development project, you would need to approach the Town of Davidson. If you do not wish to be annexed into town, you would simply go to Iredell County to complete any necessary permits for the intended work.
Charlotte Water – Water and Sewer:
Why is Charlotte Water involved if this is a Town of Davidson growth area?
Charlotte Water is a department of the City of Charlotte and provides water and sewer services for all the towns in Mecklenburg County, including Davidson.
My well and septic work now, do I have to get water and sewer from Charlotte Water?
No, you do not.
What if my well and septic fail, can I get water and sewer services from Charlotte Water?
Yes, Charlotte Water is planning to serve this area. Each situation is different and will need to be addressed on a case-by-case basis by Charlotte Water. You might need adjoining parcels to also request water and sewer service.
Can I get water and sewer services from Charlotte Water but not be annexed into the Davidson city limits?
No, to receive water and sewer from Charlotte Water, property owners must first request annexation into Davidson town limits to receive these services.
What happens next?
The agreement between Davidson and Mooresville will need to be approved by the Board of Commissioners of both towns for it to move forward. There will be a public hearing in Davidson on Tuesday, June 28, 2022 at 6:00p.m.
More questions? Contact us!
Town Manager, Town of Davidson