*Note: 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).
About the Department
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.
Our department’s webpages contain an array of resources and are one of the best ways to learn about the work underway. For example, if you received a letter about a proposal or saw a sign announcing a hearing or project, see the Development Projects or Map & Text Amendments sections for more information. These webpages can be accessed on the left-hand side of this page.
Hello Davidson Community Members,
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. Planning Department Working Remotely:
Due to the Covid-19 pandemic, the Davidson Town Hall is closed to the public. Planning staff is working remotely, and still able to respond to inquiries and review projects. However, please anticipate slower than usual response times. Staff is best able to respond to inquiries via email. You can contact the Planning Department via firstname.lastname@example.org.
2. Davidson Transportation Projects:
The North Carolina Department of Transportation (NCDOT) is facing a significant budget shortfall due to the Covid-19 pandemic. This shortfall is a result of falling projected revenue from the state gas tax and NC Department of Motor Vehicles (DMV) transactions. As a result, NCDOT has suspended most transportation projects state-wide. There is no timetable for when suspended projects may be released or move forward as originally scheduled. The following projects that impact the Town of Davidson have been suspended until further notice:
- Potts-Sloan-Beaty Corridor
- Robert Walker Drive Roundabout at Davidson-Concord Road
- NC 115 Roundabout at Davidson and Potts Streets (Town of Cornelius Project)
- NC 73 Widening (NC 115 to US 29)
- Kincaid Multi-Use Trail Extension
- All NCDOT maintained roads scheduled resurfacing projects
3. Development Project Updates:
- Ambleside: In May, the first final plat was recorded for Ambleside, a small single-family home community at the end of Catawba Avenue in Davidson. This final plat allows the developer to begin construction on the first five single-family homes. Developed by Meeting Street Homes, Ambleside will feature 14 single-family homes fronting a new publicly-accessible greenway trail along Lake Cornelius. This development will provide the community and surrounding areas with public open space along more than 1,000 linear feet of shoreline. For more information, please visit the project website.
- Davidson Cottages Conditional Master Plan: The development team hosted a Public Input Session in January 2020 to receive feedback on the proposed 34-unit master plan just south of Woodies Automotive shop. This was followed by a work session with the Board of Commissioners in March. Since that time, the development team has continued to work on plan revisions with Town of Davidson and Mecklenburg County staff. Next steps include a work session with the Board of Commissioners on July 14, followed by a virtual public hearing in mid- to late summer. See the project website for more information.
- Davidson Farms Master Plan: The master plan for this 15-unit single-family home development in Davidson’s Rural Planning Area was approved in April 2020; construction documents are currently under review. In June the Davidson Board of Commissioners approved a resolution requesting that NCDOT abandon Kistler Farm Rd. (i.e., turn it over to the Town of Davidson). Once approved by NCDOT, the developer can make ordinance-required streetscape improvements and extend the existing Kistler Farm Rd. in accordance with the approved master plan.See the project website for more information.
- Davidson Pointe Phase 2: This 22-unit single-family home proposal represents the second phase of the Davidson Pointe neighborhood, whose original approval dates to the early 2000’s. In May 2020 the developer requested an extension of the construction documents approval, originally approved in late 2018. For more information please see the project website.
- Hoke Master Plan: In March, the Alliance Group and Taylor Morrison Homes filed an application for 78 townhomes in the Lakeshore and Village Infill Planning Areas. Over the past several months the development team met with and received feedback from surrounding residents as well as the town’s Design Review Board (a voluntary step they took to receive architectural feedback), Planning Board, and Planning staff. A draft Transportation Impact Analysis has also been produced for the project. Next steps include further master plan refinements and a virtual Public Input Session, which is being targeted for mid- to late summer. For more information please see the project website.
- Potts Master Plan: On April 17, 2020, Town of Davidson staff denied the master plan application for a multi-family project on Potts St, due to outstanding issues. The developer has filed an application to appeal this decision to the Davidson Board of Adjustment. The town and developer are engaged in ongoing discussions regarding the date of this public hearing, which is targeted for early Fall. Crescent Acquisitions, LLC proposes to develop a +/- 15 acre site located on Potts Street, to accommodate the construction of about 250 multi-family residences. The development is also proposed to include public open space including a neighborhood park, dog park, and a multi-use path.For more information please see the project website.
4. Text Amendments:
- Historic District North Main Expansion: On June 1st, 2020, the North Main St Local Historic District expansion came into effect, originally adopted by the Board of Commissioners on April 28th, 2020. This expansion helps to preserve and protect historically significant structures along North Main Street and portions of Watson Street. Many exterior changes in the Local Historic District now require a Certificate of Appropriateness (COA) prior to beginning work, regardless of other required town/county permits. The review process for COAs is based on established Historic District Design Guidelines. Please visit the Planning Department’s COA page for more information.
- Targeted Conditional: The Town of Davidson is investigating ways to guide development in the most culturally, environmentally and aesthetically sensitive parts of town to best match up with Davidson’s planning principles. One proposal to ensure this is a “targeted conditional” amendment that establishes unit-count thresholds for the most contextually sensitive planning areas. As proposed, if a new development project exceeds the maximum unit threshold in one of these planning areas, it will require conditional approval from the Board of Commissioners. In the coming months, this project will continue to be discussed by staff and the Board of Commissioners, with adoption anticipated by the end of 2020.
Due to the recent health concerns, as of 3/17/2020 the Town of Davidson Planning Department will be conducting business remotely. Due to this change, staff will only be able to answer questions via email. 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