Patterson Place Design District Zoning Regulations

The Durham City Council and Durham County Board of Commissioners have adopted Compact Neighborhood Tier areas around planned stations along the proposed Durham-Orange Light Rail Transit (D-O LRT) corridor. The adopted Compact Neighborhoods are envisioned, over the long term, to evolve into communities with development that is higher density, mixed use, and walkable. From Durham Comprehensive Plan policy 2.1.3j.: 

Design Districts are intended to encourage intense development and transit and pedestrian oriented activity. Regulations focus on form of the private and public realm rather than use and intensity. Design Districts are intended to encompass the Downtown and Compact Neighborhood Tiers, and are accommodated by the Downtown Design (DD-) and Compact Design (CD-) zoning districts.

A variety of additional Comprehensive Plan policies have been adopted to guide development in the Compact Neighborhoods. From establishing higher residential densities (Policy 2.1.3d, Table 2-1), to enhancing street-level experiences (Policy 2.2.4a), creating 24-hour places by providing a mix of uses (Policy 2.2.4b), and supporting multi-modal transportation (Policy 2.4.1a). 

Planning staff held another public meeting on the Patterson Place Design District re-zoning and text amendment on Thursday, October 25, 2018. 

At this meeting Planning staff provided an overview of the full text amendment of the Design District regulations, and the proposed placement of the sub-districts within the Tier (which regulate height and density), and solicited feedback on the proposal prior to initiating the public hearing and adoption process. This meeting also served as the neighborhood meeting for a potential future land use map change that may accompany this project. The meeting materials are linked at the bottom of this page.  The following UDO sections include text revisions (excerpted with marked up changes) proposed as part of this project*:

Article 16, Design Districts
Sec .4.5. Design District Intent Statements
Sec. 4.9, Major Transportation Corridor Overlay
Sec. 5.1, Use Table
Sec. 5.3, Limited Use Standards
Sec. 8.8, Steep Slope Protection Standards
Sec. 9.7, Screening
Sec. 10.3, Required Parking

*Please note that the Omnibus 12 Text Amendment that is currently in the adoption process includes changes in some of the above sections. Those changes are marked with strikethrough and underline in black text with a footnote, identifying it’s inclusion in that text amendment, TC1800002.

Below is an overview of the previous public input opportunities for the project; documents from the previous public meetings are linked at the bottom of the page.

The Planning Department began the process of soliciting public input on the creation of design district zoning regulations for the Patterson Place Compact Neighborhood Tier (see map below) at a first public meeting held on Thursday, October 27th. At this meeting Planning staff provided background on the process that resulted in the adopted Patterson Place Compact Neighborhood Tier boundary and an overview of design district zoning. Staff also requested that participants assist in identifying specific areas of concern within the Patterson Place area that may require special attention in the development of this particular design district. 

Planning staff held a second public input session on this project on July 20, 2017. At this meeting Planning staff provided background on the project to date, including a review of design district zoning elements, an update on the TOD Planning Grant project, and solicited suggestions for mapping sub-districts, appropriate heights and densities, strategies for environmental protection, and future street connections. Staff has reviewed the input provided by participants and begun working on possible zoning district regulations appropriate for the station area. In addition, coordination with the stakeholders involved in the TOD Planning Grant has been on-going while the consultant team works to complete a D-OLRT corridor market study and sketchbook (guiding vision document) and strategic infrastructure recommendations, specifically for Patterson Place and three additional station areas in Durham. The TOD Planning Grant work is expected to come to a close in the next month or two.

On May 29, 2018 Planning staff hosted another public input meeting. At this meeting Planning staff proposed sub-district boundaries, a future street network, environmental protection standards, proposed heights and densities, and draft parking regulations for feedback. These proposals were informed by the previous (July 2017) public meeting. The meeting content can be reviewed below. 

Questions on this project can be directed to:

Lisa Miller, Senior Planner/Urban Designer 

919-560-4137, ext. 28270 


October 25, 2018 meeting materials
  1.  October 2018 meeting presentation
  2.  Design District Process Overview
  3.  Sub-Districts
  4.  Placement, Height & Density
  5.  Core Sub-District
  6.  Support 1 Sub-District
  7.  Support 2 Sub-District
  8.  Building and Frontage Types
  9.  Design Standards
10.  Steep Slopes and Transitional Use Area
11.  Streets and Blocks
12.  Parking and Services
13.  Allowable Uses

May 29, 2018 meeting materials
   1.  Sub-district Boundaries
   2.  Height, Density and Affordable Housing
   3.  Floodplain Setbacks
   4.  Steep Slope Revisions
   5.  Future Street Network
   6.  Parking Requirements
   7.  Input Worksheet on Meeting Concepts

July 20, 2017 meeting materials
  1.  Base Map
  2.  Environmental Resources Map
  3.  Street Network Map
  4.  Info Sheet on Workshop Exercises
  5.  Input Worksheet on Workshop Exercises

October 27, 2016 meeting materials:
  1.  Patterson Place Compact Neighborhood Tier Boundary
  2.  Background Information and FAQ sheet
  3.  Comment sheet
  4.  Sub-districts poster
  5.  Building Placement, Height and Density poster
  6.  Block and Street Standards poster
  7.  Frontage and Building Types poster
  8.  Design Standards poster
  9.  Parking, Loading and Service Areas poster
10.  October 27th Public Meeting presentation slides