6.11.4 University and College Districts (UC and UC-2)

Unless specifically differentiated, all requirements that refer to the UC District apply to both the UC and UC-2 districts.

1. The primary use allowed in a UC district shall be colleges and universities and such ancillary uses as are typically associated with a university or college that are customary and subordinate to the primary educational function of the university or college use, including dormitories, stadia, enclosed arenas, auditoriums, and museums.

2. Other uses shall be limited to those uses listed in paragraph 5.1.2, Use Table, that can demonstrate a direct relationship to an academic use, such as university medical center uses, including teaching hospitals, medical schools, nursing schools, biomedical research facilities, and support space.

A university or college may elect to have all or parts of its campus covered in the initial establishment of the zoning district, so long as those areas are covered by the appropriate campus master plan. For the UC District, no areas of the campus that were not under the direct control of the university prior to January 1, 2002, shall be included in the initial establishment of the zoning district. For the UC-2 District, no areas of the campus that were not under the direct control of the university or college prior to January 1, 2010, shall be included in the initial establishment of the zoning district.

Any property included as part of a university or college campus in a campus master plan can be included in a UC district. A campus master plan shall be submitted to the Planning Department prior to any zoning map change submittal. Such campus master plans shall be viewed as illustrative in nature and can be updated, in whole or in part, at any time.

A Transitional Use Area shall be designed to establish standards at the edges of the campus that minimize any adverse impacts of proposed development on adjacent properties.

a. For the UC District, standards shall be applicable to a 150-foot wide area at the boundaries of the UC District. Where applicable, the Transitional Use Area shall be measured from the midpoint of public right-of-way adjacent to the edge of the district. If a public right-of-way is wider than 200 feet, and contains no existing or planned structures, then a Transitional Use Area shall not be required.

b. For the UC-2 District, standards shall be applicable to a 75-foot-wide area at the boundaries of the UC-2 District. Where the edge of the zoning district is within or adjacent to a public right-of-way, the Transitional Use Area shall be measured from the midpoint of the right-of-way. Where the edge of the zoning district is not within or adjacent to a right-of-way, the Transitional Use Area shall be measured from the property line or exact location of the edge of the district.

a. All areas of each university or college within a UC district that are not included within a Transitional Use Area shall be considered to be within the Internal Campus.

b. Within the Internal Campus, only limited regulations shall apply, as indicated below.

The maximum height of a structure within the Transitional Use Area shall be regulated as follows:

a. Within the UC District, building height shall not exceed 150% of the average height of buildings on adjacent properties (including those directly across a public right-of-way), to a maximum of 100 feet. In calculating the average height for the adjacent buildings, the following considerations shall be included: maximum permitted heights for developable vacant lots; the taller of buildings in front or behind each other; and included within 150 feet of the perimeter transition area. Heights shall not be increased beyond 150% of average surrounding heights unless a major special use permit is approved in accordance with Sec. 3.9, Special Use Permit, in which case the height may be increased up to a maximum of 145 feet.

b. Within the UC-2 District, building height shall not exceed the distance to the edge of the district (which is the mid-point of the right-of-way if the edge of the district is a public street), to a maximum of 75 feet. The ratio of building height to distance from the edge of the district shall be no more than 1:1 (see diagram below). Heights shall not be increased beyond this limit unless a major special use permit is approved in accordance with Sec. 3.9, Special Use Permit, in which case the height may be increased up to a maximum of 120 feet.

The maximum height of a structure shall be 120 feet, unless a major special use permit is approved in accordance with Sec. 3.9, Special Use Permit, in which case the height may be increased up to a maximum of 145 feet.

a. For new development, documentation shall be required that demonstrates architectural and site design compatibility with adjacent buildings and sites, considering the following criteria:

(1) Roof type, including extent of eaves and eave ornamentation, if any;

(2) Articulation of the façades, including details, massing, and rhythm, associated with the architectural styles adjacent to the district;

(3) Facade materials; and

(4) Size, pattern, style, and location of windows and doors.

This documentation shall be submitted with the site plan for each proposed development within the Transitional Use Area.

b. Each building shall have a direct orientation and entryway facing a street. Articulation of any side of a building facing a street at the perimeter of a UC district shall be similar in expression and articulation to the primary façade.

Specific architectural standards shall not apply, unless shown as committed elements on a development plan.

Within a Transitional Use Area, all standards of Sec. 7.4, Outdoor Lighting, shall apply except that new athletic fields shall not be illuminated after 11:00 p.m.

Within the Internal Campus, the standards of Sec. 7.4, Outdoor Lighting, shall not apply so long as the maximum illumination at the edge of a UC district does not exceed the limits imposed by paragraph 7.4.3, Standards.

All applicable environmental standards of Article 8, Environmental Protection, shall apply within the UC or UC-2 districts.

Within a Transitional Use Area, landscaping shall be provided in accordance with Article 9, Landscaping and Buffering, so as to ensure compatibility with adjacent properties.

Other than street trees pursuant to Sec. 9.6. Street Trees, no specific landscaping requirements shall apply.

In the Transitional Use Area, surface parking lots shall not be located immediately adjacent to or across from properties zoned residential unless separated from the street by a landscaped area equivalent to the average street yard of existing buildings or parking lots on adjacent properties.

1. The required number and location of motorized and bicycle parking spaces shall be tied to the university or college’s documentation of adequate parking availability during peak periods of typical academic days. In order to document that there are adequate parking facilities, a plan from each university or college covered by a UC district shall be filed with the City-County Planning Department and reviewed and approved by the Planning Director or designee.

The following information shall be provided in the plan:

a. A map depicting the location of parking lots within the UC District and those outside the UC District which are utilized to satisfy parking requirements.

b. An inventory of the number of parking spaces, per parking lot or structure, including the type of parking spaces (compact, handicap accessible, reserved, visitor, etc.). Totals shall be provided for sub-areas as well as district-wide. Parking can include spaces located outside the UC District that are controlled by the university or college, as long as that parking serves the UC District.

c. A report indicating the typical maximum occupancy of each parking lot or structure at typical peak-period. Data shall distinguish between permit-parking and visitor parking. The occupancy data shall be collected within six months of the date of plan submittal and shall include the date(s) and time(s) of the data collection.

d. The inventory of bicycle parking spaces within the UC District, indicating the total number of spaces within each section or sub-area within the campus, as well as district-wide. General locations of bicycle parking spaces shall be identified on a map.

e. A summary report describing any Traffic Demand Management (TDM) programs operated by the university or college within a UC District.

f. A report indicating any changes in enrollment and employment by the University or college within a UC District since the last plan update and any projected changes within the next four years.

g. A summary report indicating the availability of the following within a UC District:

(1) Sidewalk connectivity;

(2) Transit and remote parking services; and

(3) Bicycling amenities.

2. The documentation shall demonstrate that the following minimum standards are met:

a. The vacancy rate for total, district-wide motorized parking shall be at least 10%.

b. The individual vacancy rates for total parking and visitor parking within each sub-area shall be at least five percent.

c. The total number of bicycle parking spaces shall be at least 10% of total motorized parking district-wide; and at least five percent or two parking spaces, whichever is greater, within each sub-area.

3. If a sub-area does not meet the minimum parking standards, any proposed development in that sub-area that requires a site plan, except for the following exemptions, shall include motor vehicle and/or bicycle parking, as applicable, to lessen the deficiency.

a. In lieu of providing additional motor vehicle parking, documentation of new or revised remote parking facilities that remove or lessen the deficiency, but do not create new deficiencies elsewhere, can be provided.

b. Exemptions from providing any additional parking consist of the following improvements:

(1) Unmanned facilities of less than 1,000 square feet, such as storage rooms, mechanical equipment, coolers, or stand-alone ice kiosks;

(2) Buildings or additions of less than 1,000 square feet of building area;

(3) Improvements that are documented to solely bring existing facilities up to current health, safety, or building code requirements;

(4) Grading and/or utility improvements for sewer or water service; or

(5) Any site plan submittal that only requires review by the Planning Department.

4. If a college or university has provided documentation of TDM programs, then the minimum motor vehicle vacancy rates shall be reduced by one percent.

5. Sub-areas shall be geographically and functionally cohesive. Remote parking can be identified as serving a sub-area.

6. Approved parking plans shall be valid for a four-year period.

7. Parking requirements pursuant to paragraph 10.3.1, Required Motorized Vehicle and Bicycle Parking, are not required for site plans in a UC district if an approved, valid parking plan is in place. If there is not an approved, valid parking plan in effect at the time a development approval is requested by an institution, the parking requirements of Sec. 10.3, Required Parking, shall be applied. Alternatively, processing of the requested development approval may be delayed until a new parking plan is approved.

All applicable standards of Article 11, Sign Standards, shall apply.

The standards of Sec. 11.8, Elements of Common and Way-Finding Signage Plans, shall not apply.

The requirements of Chapter 58 of the City Code, Solid Waste Collection and Disposal, may be modified on projects within a UC district if the college or university has filed a solid waste master plan with the City and that plan has been approved by the Solid Waste Director or designee.

(1) A traffic impact analysis consistent with the requirements of Sec. 3.3, Traffic Impact Analysis, shall be required with or in advance of site plan approval of projects utilizing a UC district when appropriate thresholds are reached.

(2) Within the City, this analysis may be included at the time of zoning map changes to a UC district initiated by the university or college or in advance of site plan submittals. If provided after the zoning map change, a single TIA, at the applicant’s discretion, may reflect development throughout a UC district, for identified areas within a UC district, or be provided on a site plan specific basis.

If the applicant performs the TIA utilizing any option other than the site plan specific basis, the university or college may submit a proposed implementation schedule for the provision of required road improvements, with the improvements tied to specific dates rather than specific projects. Such an implementation schedule shall be reviewed and, if approved by the City, shall be used to govern the timing of all required road improvements.

The college or university shall provide public sidewalk with each site plan application in the following manner:

a. The length of sidewalk required per site plan shall be equal to the total of the widest dimension of the project area(s).

b. Sidewalk can be placed as permitted in paragraph 12.4.2C.1; however, locations shall be prioritized as follows:

(1) Locations within the campus specified within the Durham Walks! Plan or subsequently adopted pedestrian plan(s);

(2) Within the TUA located within one mile of the project site;

(3) Along public right-of way internal to the district.

c. No sidewalk shall be required pursuant to paragraph 12.4.2D, Exemptions.

d. Payment-in-lieu is available pursuant to paragraph 12.4.2C.2, Payment-in-lieu (City only).

A stormwater impact analysis shall be required to be approved in advance of site plan approval when appropriate thresholds on campus development are reached. Such an analysis may reflect development throughout a UC district, for identified areas within a UC district, or be provided on a site plan specific basis. If provided utilizing any option other than the site plan specific basis, the university or college may submit a proposed implementation schedule for the provision of required stormwater improvements, with the improvements tied to specific dates rather than specific projects. Such an implementation schedule shall be reviewed and approved by the City or County, as appropriate and, if approved, shall be used to govern the timing of all required improvements.