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.
There are currently no map amendments that have been proposed.
Mobility Plan Text Amendments
The Davidson Mobility Plan is a local comprehensive transportation plan that provides a town-wide vision and coordinated recommendations for multi-modal travel and access within and through town. The Mobility Plan was adopted by the Board of Commissioners in August 2019. To implement policies recommended in the Mobility Plan, changes to the Davidson Planning Ordinance (DPO) are required. The policy goal recommendations include updating standards for sidewalks, pedestrian crosswalks, advisory shoulders, and multi-use paths (including greenways and sidepaths). Other recommendations originated from concerns raised by staff and commissioners. These include improving the town’s alley standards.
- Agenda Memo: August 10, 2021 - Board of Commissioners Work Session
- Presentation: August 10, 2021 - Board of Commissioners Meeting
- Draft Text Amendments: September 14, 2021 - Board of Commissioners Public Hearing
- October 26, 2021: The Board of Commissioners may elect to take action on the proposed amendments.
- September 27, 2021: The Planning Board will provided a recommendation regarding the proposed amendments.
- September 14, 2021: The Board of Commissioners will hold a public hearing per DPO Section 14 for the proposed text amendments.
- August 10, 2021: The Board of Commissioners received an update on the draft Mobility Plan text amendments.
- Spring/Summer: Multiple departments provided input as planning staff began organizing and drafting text amendments.
- April 26, 2021: The Planning Board received an update on draft Mobility Plan text amendments and provided informal feedback.
- January 26, 2021: The Board of Commissioners reviewed projects and policy recommendations from the Mobility Plan Subcommittee.
- January 25, 2021: The Planning Board reviewed projects and policy recommendations from the Mobility Plan Subcommittee, which is composed of Livability and Planning Board members.
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.
- 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.
***NOTE: If you are not currently signed up for the Planning Department E-Crier and would like to do so, please click HERE.