PLANNING DEPARTMENT
Welcome
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
June 2021
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. Historic Preservation Plan: Development of a town-wide historic preservation plan is currently underway. A draft plan is anticipated in fall 2021. The historic preservation plan will serve as a guide for proactive preservation decision-making over the next 10-15 years, synthesizing the town’s existing preservation efforts with the desires expressed by the community during the planning process. Be on the lookout for additional opportunities to provide input in the coming months. Additional information is available on the Historic Preservation Plan webpage: www.townofdavidson.org/historicpreservationplan.
2. Growth Management Strategies: At the April Board of Commissioners meeting, Planning Director Jason Burdette and Planning Board Chair Matt Dellinger presented the Planning Board Committee’s (PBC) recommendations on growth management strategies –building upon feedback received from the board in December 2020 and the two public input sessions last Fall. The PBC recommended a primary growth management strategy of codifying the Growth Management Framework and adopting the Utility Service and Annexation Criteria (USAC) from the Davidson Comprehensive Plan. Supporting strategies included improving the development process, addressing building compatibility, integration, and affordability, and using a revised concept of conditional thresholds. The board supported moving forward with improving the development process, adopting the Growth Management Framework and USAC, and closing loopholes associated with Floor-Area Ratio (FAR).
3. Text Amendments:
- Changes to the Davidson Planning Ordinance: Appeal and Variance Text Amendment: 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. Over the past year, planning staff has worked diligently at reviewing and revising relevant parts of the Davidson Planning Ordinance (DPO) that are impacted by the new state legislation. At their June meeting, the Board of Commissioners adopted changes to the DPO thus bringing it into alignment with provisions of G.S. 160D. Changes will take effect July, 1, 2021.
4. Development Project Updates:
- Davidson Condos: The Planning Department anticipates an application from Palillo Holdings, LLC for a Conditional Planning Area Map Amendment for a new condominium development located at 589 Portside Drive adjacent to Davidson Landing. The proposed development includes a three-story, six-unit condo building of approximately 6,500sf. The developer has proposed underground parking for the units. Staff presented a concept plan was presented to the Board of Commissioners on June 8th as part of a pre-conditional consultation; the board provided positive feedback and suggested that the applicant should formally begin the conditional planning area process. Once submitted, the project will follow Section 14 of the Davidson Planning Ordinance for Conditional Planning Area approval. Watch for a link to this project in a future e-crier issue.
- East Rocky River Master Plan: This proposal, submitted in October 2020, is undergoing a final technical review by Town of Davidson and Mecklenburg County staff. On May 5, 2021, the project hosted and the Town of Davidson facilitated a virtual Public Input Session for this six-unit, single-family home proposal off of Summit River Rd. in the Rural Planning Area. The Public Input Session Report is available online for review. Additionally, in late May the Planning Board formally review the project and offered comments. The project team is working to address these and technical comments by review staff, with approval anticipated in mid-to-late June. For further information, please see the project website. For more information, please see the project website.
- River Run Phase 6 Master Plan: On June 4, 2021 the Town of Davidson received a complete Master Plan application for a development project located at 18500 Shearer Road. The proposal lies within the Neighborhood Edge Planning Area and includes 90 units, multiple open spaces, parks and multi-use path facilities running along Shearer Rd., through the development, and along the Rocky River. It requires a minimum of 45% open space, along with a Transportation Impact Analysis. The project is currently under review by Mecklenburg County and Town of Davidson staff and will follow Section 14.6 of the Davidson Planning Ordinance, including a Public Input Session. For more information see the project website: www.townofdavidson.org/riverrunsix
Contact Information
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: planning@townofdavidson.org. 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 (planning@townofdavidson.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.
Quick Links
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)
- Continuum
- 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