Durham City Zoning Code
Complete index of all zoning chapters, sections, and subsections
Article
1 General
Sections
- Sec. 1.1 Short Title
- Sec. 1.2 Purpose and Intent
- Sec. 1.3 Authority
- Sec. 1.4 Jurisdiction
- Sec. 1.5 Relationship to Adopted Plans
- Sec. 1.6 Minimum Requirements – Documents Incorporated by Reference
- Sec. 1.7 Conflict
- Sec. 1.8 Effective Date
- Sec. 1.9 Severability
- Sec. 1.10 Transitional Provisions
- Sec. 1.11 Declaration of Emergency Waiver
Article
2 Review Authority
Sections
- Sec. 2.1 Governing Bodies
- Sec. 2.2 Joint City-County Planning Committee (JCCPC)
- Sec. 2.3 Planning Commission
- Sec. 2.4 Board of Adjustment (BOA)
- Sec. 2.5 Historic Preservation Commission (HPC)
- Sec. 2.6 Other Advisory Bodies
- Sec. 2.7 Durham City-County Planning Department
- Sec. 2.8 Durham City-County Inspections Department
- Sec. 2.9 Other Departments
- Sec. 2.10 Summary of Review Authority
Article
3 Applications and Permits
Sections
- Sec. 3.1 Interpretation of this Ordinance
- Sec. 3.2 Common Review Procedures
- Sec. 3.3 Traffic Impact Analysis (TIA)
- 3.3.1. Applicability
- 3.3.2. Exemptions
- 3.3.3. TIA Submission for Projects with Cumulative Impacts
- 3.3.4. Pre-Application Conference
- 3.3.5. Requirements
- 3.3.6. Period of Validity
- 3.3.7. Coordination with Zoning Map Changes, Site Plans, and Preliminary Plats
- 3.3.8. Coordination with a Transportation Special Use Permit (TSUP)
- Sec. 3.4 Comprehensive Plan Adoption/Amendment
- 3.4.1. Applicability
- 3.4.2. Coordination with Applications for Zoning Map Change or Annexation
- 3.4.3. Pre-Application Conference
- 3.4.4. Neighborhood Meeting
- 3.4.5. Application Requirements
- 3.4.6. Action by the Planning Commission
- 3.4.7. Criteria for Place Type Map Change Recommendations
- 3.4.8. Additional Criteria for Modification of Tier Boundary
- 3.4.9. Additional Criteria for Modification of the Urban Growth Boundary
- 3.4.10. Action by the Governing Body
- 3.4.11. Evaluation and Assessment Report
- 3.4.12. Amendments to the Text of the Comprehensive Plan
- Sec. 3.5 Zoning Map Change
- 3.5.1. Description
- 3.5.2. Pre-Application Conference
- 3.5.3. Neighborhood Meeting
- 3.5.4. Consistency with the Comprehensive Plan
- 3.5.5. Application Requirements
- 3.5.6. Development Plan
- 3.5.7. Deferral and Withdrawal of an Application for Zoning Map Change
- 3.5.8. Action by the Planning Director
- 3.5.9. Action by the Planning Commission
- 3.5.10. Written Recommendation, Review Criteria
- 3.5.11. Action by the Governing Body
- 3.5.12. Deviations from Approved Development Plans
- 3.5.13. Protest Petition Sufficiency and Procedures (County only)
- 3.5.14. Coordination with Site Plans
- 3.5.15. Subsequent Applications
- Sec. 3.6 Subdivision Review
- 3.6.1. Applicability
- 3.6.2. Actions Exempt from Subdivision Requirements (Exempt Plats)
- 3.6.3. No Subdivision without Plat Approval
- 3.6.4. Conservation Subdivision/Preliminary Plat Pre-Application Conference and Neighborhood Meeting
- 3.6.5. Sketch/Concept Plans
- 3.6.6. Preliminary Plat Requirements
- 3.6.7. Preliminary Plat Approval
- 3.6.8. Final Plat Approval
- 3.6.9. Alternative Subdivision for Financing Purposes
- Sec. 3.7 Site Plan Review
- 3.7.1. General
- 3.7.2. Applicability
- 3.7.3. Types of Site Plans
- 3.7.4. Conformance to an Approved Development Plan
- 3.7.5. Site Plan Requirements
- 3.7.6. Final Approval
- 3.7.7. Issuance of Building Permits
- 3.7.8. Inspections of Required Improvements
- 3.7.9. Issuance of Certificate of Compliance
- 3.7.10. Coordination with Major Special Use Permits
- 3.7.11. Coordination with Construction Drawings
- 3.7.12. Continuing Validity of Site Plans
- Sec. 3.8 Sedimentation and Erosion Control
- Sec. 3.9 Special Use Permit
- 3.9.1. Applicability
- 3.9.2. Pre-Application Conference
- 3.9.3. Application Requirements
- 3.9.4. Notice and Public Hearings
- 3.9.5. Action by the Planning Director
- 3.9.6. Approval of a Minor Special Use Permit
- 3.9.7. Approval of a Major or Transportation Special Use Permit
- 3.9.8. Criteria for Approval of Major or Minor Special Use Permits
- 3.9.9. Transportation Special Use Permit
- 3.9.10. Coordination with Variances
- 3.9.11. Coordination with Zoning Map Change Applications
- 3.9.12. Resubmittals
- 3.9.13. Expiration
- 3.9.14. Appeal
- 3.9.15. Recordation
- Sec. 3.10 Sign Permit
- Sec. 3.11 Common and Way-Finding Signage Plans
- Sec. 3.12 Temporary Use Permit
- Sec. 3.13 Home Occupation Permit
- Sec. 3.14 Variance
- 3.14.1. Applicability
- 3.14.2. Pre-Application Conference
- 3.14.3. Application Requirements
- 3.14.4. Notice and Public Hearings
- 3.14.5. Burden of Proof
- 3.14.6. Action by the Planning Director
- 3.14.7. Action by the Board of Adjustment
- 3.14.8. Findings
- 3.14.9. Watershed Protection
- 3.14.10. Expiration
- 3.14.11. Appeal
- Sec. 3.15 Appeal of Administrative Decision
- Sec. 3.16 Historic District or Landmark Designation
- Sec. 3.17 Certificate of Appropriateness (COA)
- 3.17.1. Applicability
- 3.17.2. Coordination with Other Permits
- 3.17.3. Application Requirements
- 3.17.4. Minor Works COA
- 3.17.5. Major Works COA
- 3.17.6. COA for Demolition, Destruction, and Relocation
- 3.17.7. Master COA for Public Projects
- 3.17.8. Submission of New Application
- 3.17.9. Local and State Coordination
- 3.17.10. Specific Enforcement
- 3.17.11. Appeal
- Sec. 3.18 Demolition by Neglect
- Sec. 3.19 Text Amendment
- Sec. 3.20 Vested Rights
- Sec. 3.21 Floodplain Development Permit
- Sec. 3.22 Architectural Review
- Sec. 3.23 Reasonable Accommodation
- 3.23.1. Purpose
- 3.23.2. Applicability
- 3.23.3. Other Regulatory Obligations
- 3.23.4. Pre-Application Conference
- 3.23.5. Application Requirements
- 3.23.6. Notice and Public Hearings
- 3.23.7. Burden of Proof
- 3.23.8. Action by the Planning Director
- 3.23.9. Action by the Board of Adjustment
- 3.23.10. Findings
- 3.23.11. Appeal
- Sec. 3.24 Street Closing/Withdrawal
- Sec. 3.25 Street Naming and Renaming
- Sec. 3.26 Statutory Development Agreement
- 3.26.1. Purpose
- 3.26.2. Applicability
- 3.26.3. Pre-Application Conference
- 3.26.4. Neighborhood Meeting
- 3.26.5. Application Requirements
- 3.26.6. Requirements and Limitations
- 3.26.7. Review of Application
- 3.26.8. Coordination with a Zoning Map Change
- 3.26.9. Action by the Planning Commission
- 3.26.10. Action by the Governing Body
- 3.26.11. Recordation
- Sec. 3.27 Annexation
Article
4 Zoning Districts
Sections
- Sec. 4.1 General
- Sec. 4.2 Residential District Intent Statements
- Sec. 4.3 Nonresidential District Intent Statements
- Sec. 4.4 Planned District Intent Statements
- Sec. 4.5 Design District Intent Statements
- Sec. 4.6 Neighborhood Protection Overlay (-P)
- Sec. 4.7 Transitional Office Overlay (-TO)
- Sec. 4.8 Airport Overlay (-A60, -A65)
- Sec. 4.9 Major Transportation Corridor Overlay (-MTC)
- Sec. 4.10 Historic Districts Overlay (-H)
- Sec. 4.11 Watershed Protection Overlay
Article
5 Use Regulations
Sections
- Sec. 5.1 Use Table
- Sec. 5.2 Use Categories
- Sec. 5.3 Limited Use Standards
- Sec. 5.4 Accessory Uses and Structures
- 5.4.1. Accessory Structures
- 5.4.2. Accessory Dwellings
- 5.4.3. Amateur Wireless Facility
- 5.4.4. Home Occupations
- 5.4.5. Storage of One or More Junk Vehicles
- 5.4.6. Manufactured Home Storage
- 5.4.7. On-Site Recycling Facilities and Drop-Off Sites
- 5.4.8. Satellite Dishes (Earth Stations)
- 5.4.9. Swimming Pools
- 5.4.10. Vehicle Repair
- 5.4.11. Vehicle Sales
- 5.4.12. Domestic Chickens (City Only)
- 5.4.13. Cluster Box Unit (CBU)
- 5.4.14. Solar Energy System
- Sec. 5.5 Temporary Uses
Article
6 District Intensity Standards
Sections
- Sec. 6.1 District Intensity in General
- Sec. 6.2 Residential Rural (RR) Development Intensity
- Sec. 6.3 Residential Suburban (RS) Development Intensity
- Sec. 6.4 Residential Urban (RU) Development Intensity
- Sec. 6.5 Residential Compact (RC) Development Intensity
- Sec. 6.6 Affordable Housing Bonus
- Sec. 6.7 Cluster Subdivision
- Sec. 6.8 Infill Development in Residential Districts
- Sec. 6.9 Nonresidential and Group Living Development in Residential Districts
- Sec. 6.10 Nonresidential District and Group Living Development Intensity
- Sec. 6.11 Planned Districts
- Sec. 6.12 Measurement and Computation
Article
7 Design Standards
Sections
- Sec. 7.1 Housing Types
- Sec. 7.2 Open Space
- Sec. 7.3 Design Standards
- Sec. 7.4 Outdoor Lighting
- Sec. 7.5 Outdoor Display and Storage
- Sec. 7.6 Utility and Solid Waste Collection Facilities
- Sec. 7.7 Flagpoles and Flags
- Sec. 7.8 General Performance Standards
- Sec. 7.9 Grading Setbacks
Article
8 Environmental Protection
Sections
- Sec. 8.1 Purpose
- Sec. 8.2 Exemptions from Environmental Protection Standards
- Sec. 8.3 Tree Protection and Tree Coverage
- Sec. 8.4 Floodplain and Flood Damage Protection Standards
- Sec. 8.5 Riparian Buffer Protection Standards
- 8.5.1. Purpose
- 8.5.2. Applicability
- 8.5.3. Definitions
- 8.5.4. Riparian Buffers Protected
- 8.5.5. Diffuse Flow Requirements
- 8.5.6. Maps and On-Site Determinations
- 8.5.7. Existing Use Exemption
- 8.5.8. Piping Streams
- 8.5.9. Uses
- 8.5.10. No Practical Alternatives/Authorization Certificate
- 8.5.11. Mitigation
- 8.5.12. Variances
- Sec. 8.6 Water Supply Reservoir Buffer
- Sec. 8.7 Watershed Protection Overlay Standards
- Sec. 8.8 Steep Slope Protection Standards
- Sec. 8.9 Wetlands Protection Standards
- Sec. 8.10 Durham Inventory Site Protection Standards
Article
9 Landscaping and Buffering
Sections
- Sec. 9.1 General
- Sec. 9.2 Landscape Design
- Sec. 9.3 Existing Vegetation Credits for Required Landscaping
- Sec. 9.4 Project Boundary Buffers
- 9.4.1. Applicability
- 9.4.2. Designation and Location
- 9.4.3. Standards
- 9.4.4. Natural Buffers
- 9.4.5. Constructed Buffer
- 9.4.6. Off-Site Vegetation
- 9.4.7. Interactive Buffer Model
- 9.4.8. Walls, Berms and Fences in Buffers
- 9.4.9. Separate Parcels for Stormwater Management
- 9.4.10. Permitted Activity Within Project Boundary Buffers
- Sec. 9.5 Mass Grading Buffers and Revegetation
- Sec. 9.6 Street Trees
- Sec. 9.7 Screening
- Sec. 9.8 Vehicular Use Area Landscaping
- Sec. 9.9 Fences and Walls
- Sec. 9.10 Installation and Maintenance
- Sec. 9.11 Extensions
Article
10 Parking and Loading
Sections
- Sec. 10.1 Purpose
- Sec. 10.2 General Requirements
- Sec. 10.3 Required Parking
- Sec. 10.4 Design Standards
- Sec. 10.5 Vehicle Stacking
- Sec. 10.6 Loading Areas
Article
11 Sign Standards
Sections
- Sec. 11.1 General
- Sec. 11.2 General Requirements for Signs
- Sec. 11.3 Prohibited Signs
- 11.3.1. Animated or Motion Signs
- 11.3.2. Rotating Signs
- 11.3.3. Windblown or Inflated Signs
- 11.3.4. Portable Signs
- 11.3.5. Off-Premise Signs
- 11.3.6. Obsolete Signs
- 11.3.7. Dilapidated or Damaged Signs
- 11.3.8. Signs Constituting Traffic Hazards
- 11.3.9. Signs Located in the Public Right-of-Way
- 11.3.10. All Other Unlisted Signs
- Sec. 11.4 Signs Allowed in All Districts without a Permit
- Sec. 11.5 Signs Allowed in Right-of-Way
- Sec. 11.6 Signs Requiring Permits
- Sec. 11.7 Landmark Signs
- Sec. 11.8 Elements of Common and Way-Finding Signage Plans
Article
12 Infrastructure and Public Improvements
Sections
- Sec. 12.1 Improvement Requirements
- Sec. 12.2 Ingress and Egress Requirements
- Sec. 12.3 Streets
- Sec. 12.4 Pedestrian and Bicycle Mobility
- Sec. 12.5 Recreation Land
- Sec. 12.6 Railroad Corridors
- Sec. 12.7 Water and Sanitary Sewer Systems
- Sec. 12.8 Stormwater Management
- Sec. 12.9 Other Utilities
- Sec. 12.10 Sedimentation and Erosion Control
- 12.10.1. Purposes
- 12.10.2. Applicability
- 12.10.3. Basic Control Objectives
- 12.10.4. Mandatory Standards for Land-Disturbing Activity
- 12.10.5. Permanent Downstream Protection of Stream Banks, Channels and Slopes
- 12.10.6. Borrow and Waste Areas
- 12.10.7. Access and Haul Roads
- 12.10.8. Operations in Lakes or Natural Watercourses
- 12.10.9. Responsibility for Maintenance
- 12.10.10. Self-Inspections
- 12.10.11. Additional Measures
- Sec. 12.11 Performance Guarantees
Article
13 Additional Requirements for Subdivisions
Sections
- Sec. 13.1 Preservation of Significant Features
- Sec. 13.2 Consistency with Adopted Plans
- Sec. 13.3 Naming of Subdivisions
- Sec. 13.4 Block Standards
- Sec. 13.5 Lot Standards
- Sec. 13.6 Street Connectivity Requirements
- Sec. 13.7 On-Site Wastewater Disposal Standards
- Sec. 13.8 Ownership Alternatives
- Sec. 13.9 Phased Development
Article
14 Nonconformities
Sections
- Sec. 14.1 General
- Sec. 14.2 Nonconforming Uses
- Sec. 14.3 Nonconforming Lots
- Sec. 14.4 Nonconforming Improvements and Structures
Article
15 Enforcement
Sections
- Sec. 15.1 Violations – Violators
- Sec. 15.2 Determination of Violation
- Sec. 15.3 Remedies – Enforcement Action
- 15.3.1. General
- 15.3.2. Options for Remedying a Violation
- 15.3.3. Injunctive Relief in Superior Court
- 15.3.4. Reserved
- 15.3.5. Judicial Action to Collect Civil Penalty
- 15.3.6. Permit Denial or Conditions
- 15.3.7. Permit Revocation or Voiding
- 15.3.8. Stop Work Order
- 15.3.9. Additional Remedies for Sign Violations
- Sec. 15.4 Penalties
- Sec. 15.5 Sedimentation and Erosion Control Enforcement and Penalties
- Sec. 15.6 Floodplain and Flood Damage Protection Enforcements and Penalties
- Sec. 15.7 Inspections and Investigations
- Sec. 15.8 Riparian Buffer Protection Enforcement
Article
16 Design Districts
Sections
- Sec. 16.1 Purpose, Applicability, and Use Regulations
- Sec. 16.2 Site Design
- Sec. 16.3 Building Design
- Sec. 16.4 Streetscape, Right-of-Way, and Block/Lot Standards
Article
17 Definitions
Sections
- Sec. 17.1 Word Usage
- Sec. 17.2 Abbreviations
- Sec. 17.3 Defined Terms
- A Definitions
- B Definitions
- C Definitions
- D Definitions
- E Definitions
- F Definitions
- G Definitions
- H Definitions
- I Definitions
- J Definitions
- K Definitions
- L Definitions
- M Definitions
- N Definitions
- O Definitions
- P Definitions
- R Definitions
- S Definitions
- T Definitions
- U Definitions
- V Definitions
- W Definitions
- Y Definitions
- Z Definitions