Davidson and Cornelius

Davidson and Cornelius, two towns in North Mecklenburg, are presently growing in parallel rates, but have distinct views on the future of their respective developments. In 1960 Davidson held a population U.S. Census count of 2573 people while Cornelius had a count of 1,444. By 1988 Davidson held 3,000 and Cornelius 3,900.

The introduction of Lake Norman provided an opportunity for both towns to develop into what was formerly dismissed by crowds who were discouraged by the lack of job opportunities in the area. In both towns employments was characterized by the textile industry or were service oriented. At Davidson, Davidson College as an institution also provided employment outlets. In 1963 when the Lake was completed construction in both of these towns boomed and a population growth pattern ensued. To accommodate for the incoming population not only was there an increase in the construction of housing units, but business and retail outlets as well.

Davidson has historically sided with remaining a small town, priding itself in its historical significance and preserved quaint character. To this day, it wants to remain a small town though that is coming in to question with the increasing populations.

Cornelius, though similar to Davidson, encourages the growth of its town. In fact it has become increasingly commercialized with far more outlets, restaurants, and hotels than Davidson. Resource demands have even driven Davidson residents into the neighboring town of Cornelius as it has become the commercial center for North Mecklenburg.

Needless to say each of these towns’ individual quaint identity is threatened by increasing populations and their resource demands. 

Mooresville

Mooresville’s development plan made the area convenient, modern, and attractive.

In Mooresville, the “Mooresville Plan” was set forth as a means to develop the area with the modernization of buildings, the development of a pedestrian mall, and installation of canopies over sidewalks. The town promoted its amenities to visitors that frequented the lake, attracting more and more people to the area. It was marketed as “a charmingly social, vigorously industrial and soundly built community which is making steady progress and where living conditions are of the best kind.”  Mooresville with its proximity to the lake and amenities promoted themselves to new visitors that were on the way to the lake. The town’s supermarkets, restaurants, department stores, churches and service stations provided the comfort and convenience sought by those visiting the town or Lake Norman. Beyond that it also provided recreational outlets with an attractive golf course.

1988-1990

Population Growth Trends

A graph demonstrating the projected population growth versus the actual growth based on residential building permits and population count for the 1990 Census data.

North Mecklenburg’s initial slow population growth was primarily due to the large families, and small farms that characterized its landscape. The farms were generally too small to be economically viable which drove plenty of families away from the farms and into the cities. The trajectory changed completely after the introduction of the lake, and for various reasons.

Though new housing developments near or on the lake were an impetus, I-77 North Mecklenburg also conveniently placed downtown Charlotte thirty minutes away from the Mecklenburg area.

Results were apparent within 3 years, by 1988. North Mecklenburg experienced one of the fastest growth rates in North Carolina with a growing rate of 17% from 1988 to 1989. From 1980 to 1990, approximately 4,454 units of residential permits were issued in North Mecklenburg and another 3,603 in Northeast Mecklenburg. Around 78% of this housing unit growth occurred only within a 5-year period.

Though people were generally happy

with the growth and
development of the area, commonly used spaces and institutions such as roads, schools, police protection, garbage disposal faced pl

enty of readjustments du

e to population growth. Traffic congestion worsened and sewer lines have had to extend to more areas. Growth is also making it difficult for Cornelius, Davidson, and Huntersville to maintain the small town identities.

1976-1987

Development Plans

The heaviest concentration of growth occurred around Lake Norman in areas 428, with 1650 units, 429 with 1,211 units, and area 431 with 1,056 units.

After the lake was filled with water in 1963, population trends changed in the Lake Norman area. Slow development soon ensued such as zoning, county and municipal land use. On October 28, 1976 The Town of Davidson Zoning and Subdivision Ordinance was established, followed by Cornelius in 1977. Iredell County established preliminary zoning on land that drained into Lake Norman in order to ensure that the lake be kept pure and clean. As a result some land units in Iredell’s land bordering Lake Norman have yet to exercise their land use authority.

Land use development plans around Lake Norman were primarily formed to ensure that the water be kept pure. Plans, however, did not incorporate lakefront parks as opposed to housing units, an element that would have widened access to the use of the lake to a larger population. Mecklenburg County did, however, purchase land to establish two waterfront parks located west of NC Highway No. 73 southwest of Cornelius, N.C.

In 1985 there was an update to The 2005 Generalized Land Use Plan for Charlotte-Mecklenburg, a plan whose primary objective was to promote balanced growth in the area since it was noted that populations were concentrated in the eastern and southern part of the county. In 1984-85 a committee was formed to commission a land-use plan for Mecklenburg County where they divided seven planning areas. Eight categories of development took place after the lake’s introduction: Resort residential, urban residential, agricultural residential, access areas, commercial access areas, commercial, industrial and flood plains. The objective of this committee was to develop plans for the area and strategies for its growth through the year 2005. With this development plan in place, population growth results were apparent by 1988.

In 1985-1987 the Mecklenburg 20 Year County Land Use Plan was reviewed and modified to direct growth into northern Mecklenburg County via infrastructure and zoning. Towards the end of 1988 population curves increased so that the 1990 census count was 22,220 with 87.5% of its population being Caucasian. The heaviest concentrations of growth took place on the peripheries of Lake Norman, as can be seen in the map on the map above.