Contents of Durham Unified Development Ordinance
- Text Amendments
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Article 1
General
- 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
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Article 2
Review Authority
- 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
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Article 3
Applications and Permits
- Sec. 3.1 Interpretation of this Ordinance
- Sec. 3.2 Common Review Procedures
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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)
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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
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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
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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
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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
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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
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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
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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
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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
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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
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Article 4
Zoning Districts
- 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
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Article 5
Use Regulations
- Sec. 5.1 Use Table
- Sec. 5.2 Use Categories
- Sec. 5.3 Limited Use Standards
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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
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Article 6
District Intensity Standards
- 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
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Article 8
Environmental Protection
- 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
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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
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Article 9
Landscaping and Buffering
- Sec. 9.1 General
- Sec. 9.2 Landscape Design
- Sec. 9.3 Existing Vegetation Credits for Required Landscaping
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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
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Article 11
Sign Standards
- Sec. 11.1 General
- Sec. 11.2 General Requirements for Signs
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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
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Article 12
Infrastructure and Public Improvements
- 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
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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
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Article 13
Additional Requirements for Subdivisions
- 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
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Article 15
Enforcement
- Sec. 15.1 Violations – Violators
- Sec. 15.2 Determination of Violation
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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
- Article 17 Definitions