Expanding Housing Choices
Planning Commission Agenda Items - March 12, 2019
- March 12, 2019, Expanding Housing Choices Planning Commission Presentation
- Staff Memo
- Planning Commission Public Hearing Draft Text Amendments
- Literature/Article Review
- Summer 2018 Questionnaire Results
- Ordinance Code Review
- Discussion Draft (November 2018 - January 2019) Questionnaire Results
- Summary of Public Outreach
- Accessory Dwelling Unit Information Sheet
- Duplexes Information Sheet
- Lot Dimensions and Density Information Sheet
- Infill Standards Information Sheet
- Development Scenarios
- Revised height limitations for Accessory Dwelling Units (ADUs) based on location;
- ADUs are not permitted with Duplexes or the 2,000 square foot Small Lot Bonus Option;
- The Single-Family Attached Housing Type standards have been modified to be consistent with duplexes;
- New maximum building coverage and height limitations for new infill development;
- New density maximums that apply to Small Lot options;
- "Small House/Small Lot” and reduced lot sizes are restructured to be a “Small lot bonus” program.
For more information or to provide comments, please email Planning Department staff at EHC@DurhamNC.gov
Urban Tier and RU Zoning Map
Most provisions of EHC are only applicable within residential zoning districts in the urban tier and within the RU-5 and RU-5(2) zoning districts in the suburban tier, although a few provisions – such as the allowance of up to 800 square feet for each ADU – are applicable County-wide. Please note that a small number of RU-5 and RU-5(2) are outside of the mapped area. You can verify the zoning of any property using the development tracker on the Planning Department main page.
New: Watch the February 2019 Episode of "In Touch with Durham County" (beginning at 14:40) for an interview with Planning Director, Patrick Young, discussing the Expanding Housing Choices project.
The Planning Department has received and continues to receive numerous comments regarding the set of proposed changes to the Unified Development Ordinance (UDO) known as the “Expanding Housing Choice” initiative or “EHC.” EHC is intended to create additional housing opportunities in the highest demand neighborhoods in Durham, while preserving the character and quality of these neighborhoods. This should help stabilize housing prices and allow for greater housing access in high-opportunity neighborhoods.
Information on the EHC was presented for discussion at November 2018 open houses, at neighborhood meetings, and is available below (please see full list of public engagement meetings below).
Additionally, 2 separate surveys of residents regarding their thoughts and opinions on expanded housing choice were conducted. Summary and detailed information regarding the first survey performed during the summer of 2018, which received over 1,300 responses, is available under “June-August 2018 Questionnaire Results” below. The Open House Questionnaire, which was open for participation from November 26, 2018, thru January 28, 2019, is now closed. Results will be published shortly. Responses to this questionnaire totaled 115 with 337 comments.
The anticipated date of the Planning Commission public hearing for the EHC project is March 12, 2019, with the complete set of proposed UDO amendments publicly available by February 25th. The Planning Commission is charged with making a recommendation to the City Council and the Board of County Commissioners, who will also hold public hearings and ultimately make the final decisions on the UDO amendments proposed through the EHC.
The following is the anticipated schedule for this project heading towards the March 12, 2019, Planning Commission hearing date:
- February 15, 2019 - Last day for neighborhood meetings (subject to staff availability).
- February 20th - Last day that public comments will be accepted by the Planning Department regarding the proposed EHC UDO Text Amendments. Any public comments after February 20, 2019, can be made to the Planning Commission (advisory body to the City Council and the Board of County Commissioners) and/or City Council and/or the Board of County Commissioners. The Planning Commission, City Council and the Board of County Commissioners can provide direction to staff to make edits, additions or modifications to the EHC UDO Text Amendments after February 20, 2019.
- February 25th - Release of Proposed EHC UDO Text Amendments
- March 12th - Planning Commission public hearing
1. Public outreach to date (as of February 28, 2019):Planning Staff has performed a variety of public outreach and meetings beginning in the summer of 2018. They were as follows:
1. EHC Housing Practitioners’ Panel: March 9
2. Summer Pop-up Events: Includes emails, press and social media notifications, “Bull City Today,” and website
- Rock the Park - June 9th from 6-8 pm Duke Park
- Durham Farmers Market – June 23rd from 9-12
- Rock the Park - July 7th from 6-8 pm at Forest Hills Park
- Rock the Park - August 4th from 6-8 at Southern Boundaries Park
- Latino Festival – August 11th from 12-5
3. Summer Online Survey - Active June through August 15
4. EHC Housing Practitioners’ Panel: June 5
5. Inter-Neighborhood Council (INC) meeting - July 246. Appearance Commission - August 157. Work sessions:
• City Council - August 22
• Board of County Commissioners (BOCC) - September 4
8. Triangle J Council of Government Housing Practitioners’ Quarterly Meeting - June 8
9. EHC Housing Practitioners’ Panel: October 30
10. November open houses - November 27 and 29 (see materials below under "Documents")
• Open House Online questionnaire - active from November 26th thru January 28th
• Online documents
• Email, City social media notifications, “Bull City Today”
2. NEW - Comment Summary and Potential Revisions as of February 1, 2019:11. Meetings with the Coalition for Affordable Housing and Transit - November 19 and December 1812. Meeting with Duke Office for Durham and Regional Affairs - Affordable Housing Group - December 2013. Development Community Stakeholders Quarterly Meeting - December 614. City Council Work Session - December 615. Planning Commission info item - January 316. BOCC Work Session - January 717. Watts-Hillandale Neighborhood Association - January 718. Old West Durham Neighborhood Association - Board on January 16 and general meeting February 419. Tuscaloosa-Lakewood Neighborhood Association Board - January 2420. Trinity Park Neighborhood Association - February 321. Morehead Hill Neighborhood Association - February 5
22. EHC Housing Practitioners’ Panel: February 7,
23. Forest Hills - Scheduled for February 19
24. Spring Valley/Cole Mill/West Hills area residents - Scheduled for February 25
25. INC Meeting: February 26
26. Burch Avenue Neighborhood - Scheduled for March 7
27. Northgate Park Neighborhood - Scheduled for March 7
Expanding Housing Choice Topics for UDO Revisions, February 2019 (PDF)
Fast-paced population growth, limited availability of developable tracts, and a renewed preference for in-town living has led to a housing availability and affordability challenge for Durham. Over time, zoning rules have restricted development in many neighborhoods almost exclusively to single-family dwellings, eliminating many of the small-scale and often more affordable multifamily options that once existed. Often referred to as “Missing Middle” housing, this project will explore ways to eliminate regulatory barriers and expand the choices that people have when it comes to housing types.
Staff presented an overview of the Expanding Housing Choices project, covering the background, project scope, and proposed concepts at Durham City Council work session on August 23. The same materials are scheduled to be shared with the Board of County Commissioners at their work session on September 4. Links to all agenda materials are listed below under documents, as well as an audio recording of the meeting
November 2018 Open House Discussion Materials:
a. Open House Presentation (PDF)
b. Overview (PDF)
c. Process (PDF)
d. Accessory Dwelling Units (PDF)
e. Duplexes (PDF)
f. Lot Dimensions and Density (PDF)
g. Infill Standards (PDF)
h. Small House/Small Lot (PDF)
i. Other Proposed Changes (PDF)
j. Sample Illustrative Scenarios
1) RU-5 Scenarios (PDF)
2) RU-5(2) Scenarios (PDF)
3) RS-8 Scenarios (PDF)
4) RS-10 Scenarios (PDF)
June-August 2018 Questionnaire Results
During the summer, over 1,300 people responded to a questionnaire issued by the Durham Planning Department aimed at gaining insight into people’s perceptions of issues driving current trends in the housing market and of their own housing choices. The questionnaire was not intended to be a scientific survey, but a means to gauge public opinion to inform future directions of this initiative.
The questionnaire was made available from June 15 through August 15. Advertisement of the questionnaire was coordinated by the City and County Office of Public Affairs through traditional and social media platforms. In an effort to reach a broader cross-section of the Durham community, Planning Department staff attended events throughout the summer, including the Rock the Park concert series, the Durham Farmers’ Market, and the Latino Festival. Flyers were also distributed through the Police Department during National Night Out events.
The City Council, at its August 23, 2018, work session was briefed on the results of the questionnaire, as was the Board of County Commissioners at its September 4, 2018, work session. The documents below provide a review of the questionnaire results, including a summary of the comments received through the questionnaire and a complete listing of the comments.
Questionnaire Summary Results
Appendix A - Compared Results
Appendix B - Summary of Comments
Appendix C - List of Comments
August 23, 2018 City Council Work Session
June 6, 2018 Joint City-County Planning Committee