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 no map amendments at this time. Please check back regularly.
Miscellaneous Text Amendments (Fall 2017/Winter 2018)
The proposed amendments are being undertaken to address the compatibility of building types in the Village Infill Planning Area; the inclusion of Government Services as a use in the Village Center Planning Area; and, the applicability of the Retail Overlay District requirements to Civic/Educational/Institutional buildings.
Please see the following for additional information regarding these proposed changes:
- December 12, 2017: The Board of Commissioners adopted the proposed Retail Overlay District and Government Services uses changes, and elected not to consider the Village Infill Planning Area amendments. The VIPA amendments may be considered in Winter 2018, but at this point the schedule for consideration is unclear.
- November 27, 2017: The Planning Board will reviewed the proposed amendments, solicited public comment, and made a recommendation supporting the changes.
- November 14, 2017: The Board of Commissioners will hold a Public Hearing for the proposed amendments in accordance with N.C.G.S 160A-384.
- October 30, 2017: Planning Dept. staff presented the concepts to the Planning Board, fielded questions, and received feedback. An overview of the amendments is provided in the agenda posted on the Town's meeting agendas webpage. Staff will prepare a final draft set of amendments based on the Board of Commissioners and Planning Board members' feedback.
- October 24, 2017: Planning Dept. staff presented the concepts to the Board of Commissioners, fielded questions, and received feedback.
- September/October 2017: Staff reviewed various approaches to addressing the issues raised by the Board of Commissioners and citizens, assessing the merits of different standards and best practices, and developed a strategy for consideration.
- August 2017: The Board of Commissioners asked Planning Dept. staff to review the use and compatibility of the multi-family building type in the Village Infill Planning Area. Additionally, on-going work on the Public Facilities proposal revealed an oversight regarding the inclusion of Government Services in the downtown area, as well as potential difficulty for non-commercial buildings to meet retail floor space requirements in the Retail Overlay District.