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.
N.C.G.S. 160D Local Planning & Development Regulation
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. All towns in the state have until July 1, 2021 to make the necessary changes to their planning ordinances.
These changes can be broadly categorized as technical and non-substantive. Staff is currently working to develop text associated with each of the following categories to bring the DPO into alignment with NCGS 160D: Terminology and citations, geographic jurisdictions, governing boards, land use administration, substance of zoning and other ordinances, legislative decisions, quasi-judicial decisions, administrative approvals, determinations, vested rights, and judicial review.
- Agenda Memo May 11, 2021 - Board of Commissioners Public Hearing
- Presentation May 11, 2021 - Board of Commissioners Public Hearing
- Draft Amendments, May 11, 2021 Board of Commissioners Public Hearing
June, Board of Commissioners: The Board of Commissioners will review and consider adoption of the amendments.
May 24, Planning Board: The Planning Board will formally review the draft amendments, offer feedback, and making a recommendation to the Board of Commissioners.
May 11, Board of Commissioners: The Board of Commissioners will hold a public hearing on the draft text amendments. See below for participation information.
April: Staff presented an initial set of draft amendments to the Planning Board for informal review.
March: Staff presented overview of amendments to the Board of Commissioners and Planning Board.
Winter/Spring: Staff began organizing, researching, and drafting amendments.
Public Hearing Information
Providing ample opportunity for the public to engage and participate in the decision-making process by the town board during the pandemic is a top priority. In order to ensure public participation, the following options prior to town board meetings will be available for public comment.
- Email: The public will be allowed to comment by sending written comments to firstname.lastname@example.org of no more than 400 words via email that will then be read aloud at the meeting if the email is submitted by 5:00 pm on Tuesday, May 11, 2021. Per NCGS§166A-19.24 the deadline to submit by email is 6:00 pm on Wednesday, May 12, 2021.
- Phone: The public will be allowed to participate in the public hearing by verbal comment by calling 704-940-9614 and leaving a voicemail message. These messages will be played during the public hearing period, but will be limited to three minutes. The deadline to submit by phone is 5:00 pm on Tuesday, May 11, 2021.
- Participation: For public access to view the meeting on Zoom, register in advance at: https://us02web.zoom.us/webinar/register/WN_ZSeK7D9rTH-IAL2Ix6TFVw. After registering, you will receive a confirmation email containing information about joining the webinar. Registration will end at 5:00pm on Tuesday, May 11, 2021. We are also planning to live stream the meeting via YouTube on the Town of Davidson Channel.
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 is working with Planning Department staff to research, review, and present recommendations.
UPDATE (April, 2021)
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 Comprehensive Plan. Supporting strategies included improving the development process, addressing building compatibility, integration, and affordability, and using a revised concept of conditional thresholds. Specific approaches included in each of these growth management strategies are outlined in further detail in the presentation (April 27, 2021) below.
At the April meeting, the board supported moving forward with improving the development process, adopting the Growth Management Framework and USAC, and closing two loopholes associated with Floor-Area Ratio (FAR).
- Agenda Memo April 27, 2021 Board of Commissioners Meeting
- Presentation April 27, 2021 Board of Commissioners Meeting
- Video of Presentation to Board of Commissioners, April 27, 2021
TBD: BOC action
TBD: Planning Board recommendation
TBD: BOC public hearing
April 2021: Staff provided an update to the Planning Board.
April 2021: Staff and PB chair provided an update to the Board of Commissioners. Commissioners provided feedback focusing on improving the development process, adopting the Growth Management Framework and USAC, and closing two loopholes associated with Floor-Area Ratio (FAR).
December 8, 2020: Growth Management Options, formulated by the Growth Management Committee, presented to Board of Commissioners.
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