East End Connector Land Use Analysis

East End Connector Land Use Study



Purpose of the Study

The East End Connector, currently under construction, will be a freeway that connects US Highway 70 (Miami Boulevard) and NC Highway 147 (Durham Freeway) in eastern Durham County. Because of the construction of the freeway and new street patterns, the Durham City-County Planning Department is studying the impacts of the highway on land use in the area to determine if any changes should be made.  The primary tools for land use regulation are the Future Land Use Map and the Zoning Map.

Adoption Process

On June 14, 2016 the Durham Planning Commission held a public hearing on the East End Land Use Analysis. The Commission voted (8-4) to recommend approval to the governing bodies of the Future Land Use Map changes (case A1600005) and voted (12-0) to recommend approval to the governing bodies of the Zoning Map changes (case Z1600009). 

The City Council public hearing on this project is scheduled for Monday, August 15, 2016 at 7PM in Council Chambers on the first floor of City Hall (101 City Hall Plaza). The purpose of this meeting is for the City Council to take public comment on the project and make a decision regarding the properties impacted by cases A1600005 and Z1600009 within the City of Durham. A final public hearing on this project will be scheduled before the Board of County Commissioners for their decision on these cases regarding the property outside of the City’s jurisdiction.

March Public Meeting

On March 31, 2016 at 7PM the Planning Department held a public meeting at Calvary Baptist Church (1204 Lynn Road, Durham NC) to share the final draft of proposed changes to land use and zoning designations surrounding the East End Connector project with the community. Attendees had the opportunity to ask questions on this project and provide feedback to Planning staff. This proposal includes both changes to the Future Land Use Map (FLUM) and to the Zoning Map.
The proposal can be viewed at the below links:
1.  Proposed Future Land Use Map
2.  Proposed Zoning Map
3.  Description of Proposed Changes

January Public Meeting

A public meeting was held on January 28, 2016 at Calvary Baptist Church. This meeting included a presentation (linked below) and Q&A session from NCDOT on the East End Connector Highway project. In addition, Planning staff gave a presentation describing Future Land Use and Zoning designations and describing the input sought by the public. Planning staff proposed potential changes to Future Land Use and zoning designations in the study area and asked the attendees for comments and feedback on those suggestions. The materials from the meeting are linked below.  

1.  NCDOT Presentation
2.  Planning Presentation
3.  Study Area Future Land Use Map
4.  Study Area Zoning Map
5.  Area 1 Worksheet
6.  Area 2 Worksheet
7.  Area 3 Worksheet
8.  Area 4 Worksheet
9.  Area 5 Worksheet
10. Area 6 Worksheet
11. Area 7 Worksheet

Future Land Use and Zoning

The Future Land Use Map shows how Durham should generally develop in the future. It is a broad policy tool that is not enforceable by law, but provides the City Council, the County Commissioners, and staff policy direction when evaluating requests to change zoning.  The Future Land Use is only relevant should someone make a request to change zoning.

The Zoning Map is a legally enforceable tool that describes what types of uses and how land can be developed on every parcel in the City and County of Durham.  Zoning regulates what can be done on land, including but not limited to:

  • Uses
  • Building Height
  • Building Placement
  • Buffers along edge of property
  • Landscaping
  • Parking requirements
  • Environmental protections

Zoning is much more specific than Future Land Use, and regulates what can be done on a property now rather than the type of development that is desired in the future.

This project aims to review both the Future Land Use Map and the Zoning Map to determine if any changes should be made due to construction of the East End Connector.  A series of public meetings will be used to receive public input on this project.

Any proposed changes to the Future Land Use Map and/or the Zoning Map must be reviewed by the Durham Planning Commission. After review by the Planning Commission, the proposed changes will be reviewed by either the Durham City Council or the Durham County Board of Commissioners, depending on the jurisdiction of the proposed changes. The City Council or County Commissioners has the final say on whether or not the proposed changes will go into effect. Hearings before the Planning Commission, City Council, and County Commissioners are all public, notification of the hearings will be made by first class mail, and anyone from the public wishing to speak about the proposed changes may do so at those hearing. More information will be provided on those hearings once they are scheduled.

Frequently Asked Questions 


Q: If my property is rezoned, would I have to tear down my existing building (or I be prevented from rebuilding)?
A: No. Zoning changes cannot require you to tear down your property or prevent you from re-building it in the case of a fire or other natural disaster.

Q: What can staff do about the new transportation issues in my neighborhood?
A: Planning Staff cannot address transportation issues in this study. However, Planning Staff is listening to neighborhood concerns and is briefing the City of Durham Transportation Department on these concerns.

Q: In what zoning districts can places of worship (churches, e.g.) be located?
A: Places of worship are allowed in any zoning district in the area except Industrial, though a special use permit is needed for new or expanding structures in residential districts.

More Information about the East End Land Use Study 

For more information, please contact Lisa Miller at (919) 560-4137, ext. 28270, or via email at Lisa.Miller@DurhamNC.gov
For information regarding general planning issues, please the contact Dennis Doty at (919) 560-4137, ext. 28226, or via email at Dennis.Doty@DurhamNC.gov.

Study Area
Adopted Future Land Use
Adopted Zoning Map