A. The Development Tier Map is intended to ensure that development reflects the character of the area within which it occurs and to minimize the cost of extending infrastructure into areas inappropriately. The tiers shown on the map shall function as overlays, establishing guidelines within which different development patterns, intensities, and densities shall be utilized. The development tiers shall include the following:
1. The Rural Tier – That area of Durham that lies outside the Suburban Tier and largely within watershed critical areas within which development should maintain a rural focus to encourage preservation of agriculture and protect important water resources. Development within this area should feature large lots to minimize demands on infrastructure, with limited commercial areas.
2. The Suburban Tier – That area not included within the Downtown, Compact, Urban, or Rural Tiers in which urban services are expected to be provided with development at traditional suburban densities and patterns. This area is anticipated to absorb the majority of Durham’s population growth and its attendant demands for housing, employment, and goods and services, including opportunities for affordable housing and recreation.
3. The Urban Tier – That area surrounding the historic downtown of the City within which development was concentrated prior to the 1960s. Within this area, development should maintain an urban form with small lot sizes and differing uses in proximity to one another.
4. The Compact Neighborhood Tier – That area near planned transit stations, within which development is intended to be transit-, bicycle- and pedestrian-oriented to enhance the street level experience and provide a mixture of goods and services. Auto-oriented and low intensity uses shall be discouraged.
5. The Downtown Tier – That area covered by the Downtown Master Plan within which development is intended to be transit- and pedestrian-oriented in order to enhance the street level experience and provide a mixture of goods and services near transit. Auto-oriented and low intensity uses are discouraged.
B. The location and boundaries of the development tiers described throughout this Ordinance shall be as shown on the geographic coverage layer entitled "Tiers" that is maintained as part of the City's and County's geographic information systems (GIS) under the direction of the Planning Director, or designee. This depiction of tier boundaries shall constitute the Development Tier Map for the City's and County's jurisdiction and is adopted into this Ordinance by reference. The City or County Clerk, as appropriate, may, upon validation by the Planning Director, or designee, certify a paper copy of the Development Tier Map, or portions of the map, as a true and accurate copy of the Development Tier Map, or a portion thereof.
C. The Planning Director or designee shall revise the Development Tier Map when amendments are passed by the governing body in accordance with Sec. 3.4, Comprehensive Plan Adoption/Amendment. Such revisions shall be made as soon as possible after the effective date of the amendment but in no event later than five days after the effective date.
E. The Planning Director, or designee, shall revise the Development Tier Map, if necessary, following an interpretation of a Boundary Watershed Critical Area pursuant to paragraph 4.11.3, Rules for Interpretation of Overlay Boundaries, or an interpretation of zoning district boundaries pursuant to 4.1.4, Rules for Interpretation of District Boundaries.
F. The Planning Director, or designee, may authorize printed copies of the Development Tier Map to be produced and shall maintain digital or printed copies of superseded copies of the map for historical reference.