Davidson planning map shows proposed rezoning of the so-called “Mayes Node,” at N.C. 73 and Davidson- Concord Road. It would include CBD (Central Business District), NG (Neighborhood General) and NE (Neighborhood Edge) zoning. The east-west road below CBD is N.C. 73, with Davidson to the north and Huntersville to the south.

The Town Board on Tuesday is scheduled to hold public hearings and then vote on proposed planning ordinance changes affecting the N.C. 73 and Davidson-Concord Road area and on a proposed rezoning that will allow for a mixed-use development on property owned by the Mayes family. The meeting begins at 7 p.m. at Town Hall, 216 S. Main St.

Tuesday night’s agenda also includes an update from officials of the town-owned MI-Connection cable and internet system, a presentation on the Charlotte-Mecklenburg Park & Recreation Master Plan, and an update on the proposal for Davidson to join Charlotte-Mecklenburg Schools to jointly renovate the Davidson IB Middle School on South Street for shared use as a school and town recreation center.

Also Tuesday, the board also is expected to approve revising language in the town ordinance to make it clear that speeding in a school zone is punishable by a fine. And it will vote on a resolution opposing a federal bill, (House bill 980, Senate bill 2123) called the “Public Safety Employer-Employee Cooperation Act of 2007.” The resolution says the bill would “effectively federalize state and local government labor-management relations” and hurt the town’s ability to manage its public safety operations.

PROPOSAL REVISED SLIGHTLY

The zoning changes to be discussed at the meeting are similar to what planners, commissioners and citizens have been discussing in recent months.  After the Town Board reviewed the proposals at a special work session on June 30, planners revised language slightly to expand open space requirements and address concerns about street connectivity and other minor issues, town planner Lauren Blackburn said Monday afternoon.

“Since the last board meeting … we’ve made few changes beyond what the board asked us to do that night,” she said. “The only somewhat significant change since that work session is in regard to open space. … The board got public feedback about wanting more open space.”

The proposed zoning amendments previously required 10 percent open space in Neighborhood General (NG) zones, and 2 percent in areas zoned Central Business District, or CBD. The language the board will consider adopting Tuesday now calls for 20 percent open space in NG zones and 10 percent in NG zones.

BACKGROUND ON THE PROCESS

The towns of Davidson, Huntersville and Cornelius have been considering what sort of growth to allow around N.C. 73 in the area east of their downtowns. For the past year, the towns’ officials have been working with consultants and holding public workshops. They’ve put together a draft of a Davidson-Concord Road/ N.C. 73 Area Plan that envisions several “nodes” of commercial and retail development along the two arteries. The area already has begun to grow, and the towns will use the document to guide planning as property owners seek approval for further developments.

In Davidson, the study came amid a moratorium on new projects that began last summer. With that moratorium expiring Thursday, July 10, Davidson officials have been working quickly to put new rules in place that would help it achieve the goal of requiring something other than residential development in the area.

While Davidson plans to revise its zoning rules in line with the plan, Cornelius and Huntersville will not codify the plan in their ordinances, but will refer to it as new developments are proposed.

Davidson’s tax base is more than 80 percent residential. Town officials say new tax revenues from residential growth do not coverage all of the cost of adding town services that come with the growth. They have been trying to find ways to encourage or require more commercial development.

According to the draft plan, which is available on the town website (link below), one of the the plan’s main goals “is to ensure that future growth and development within the study area is focused at distinct nodes, rather than in a sprawling development pattern. The three jurisdictions wish to improve their tax base through the creation of new jobs. Strategic placement of nodes that are compatible with existing and proposed residential developments will encourage economic growth and mitigate traffic impact.”

The plan also seeks to preserve the rural landscape between the nodes and create connected street networks

MAYES PROPERTY

The first property in Davidson that to be developed under the new zoning is expected to be 80 acres owned by the Mayes family off Davidson-Concord Road near N.C. 73 and June Washam Road. Most is currently woods or farm fields. Family members have said they’re eager to develop the property as a mixed-use development, but they have not yet offered a specific plan.

Family members had asked the Town Board last summer not to approve the moratorium. They have been working with planners and consultants over the year to help develop a plan for the area.

At a June 19 meeting on the property (see “Stroll on Mayes property sows concern for development”), Terry Mayes said the family has interviewed developers and is preparing to bring a proposal to the town. He said the family has owned the land for 200 years and they are concerned about how it is developed. It’s not about money, he said. “We want to create a sense of place that’ll be an asset to the community.”

RELATED LINKS & COVERAGE

For background and documents related to the N.C. 73/ Davidson-Concord Area plan and zoning changes, visit the town website, CLICK HERE>

July 1, 2008, “Board discusses N.C. 73 zoning, plans July 8 vote.”

June 27, 2008, “Town Board to discuss N.C. 73 area plan Monday”

June 20, 2008, “Stroll on Mayes property shows concern for development.”

June 13, 2008, “On-site meeting to look at Mayes project”

June 11, 2008, coverage of town board hearing on the area plan.

June 6, 2008, “Planning board backs N.C. 73 plan, but stops short on new zoning’

May 23, 2008, “Workshops Tuesday on N.C. 73 plan, IB school project”

Jan. 30, 2008, “Towns to show draft of N.C. 73 plan”

Oct. 27, 2007, “Planning begins for N.C. 73 area”

July 10, 2007, “Board OKs east side building moratorium”