Durham Planning Commission · Regular Meeting · October 14, 2025

Good. Good evening and welcome to the Durham Planning Commission. The members of the Durham Planning Commission are appointed by city council and the county board of commissioners to make recommendations to the elected officials. We emphasize that the elected officials have the final say on any issue before us tonight.

If you are attending in person and wish to speak on a particular agenda item, please register on the signup sheets located on the table to my left. You will be called upon to make your comments at the appropriate time. You may also call in during the meeting by dialing 131715 8592. If you call in during the meeting, you will need to wait until the particular public hearing you are interested in starts. After all of the pre-registered speakers have shared their comments, I will ask if there is anyone else wishing to speak. At that point, you will need to digitally raise your hands by pressing star9 on your phone and when recognized,

state your name and address before making your comments. The applicant has a total of 10 minutes for their presentation. Each speaker after the applicant has two minutes to speak. Commissioners will be given five minutes for Q&A.

Please keep your comments succinct. Commissioners, as a reminder, after the public hearing is closed, you obtain the floor by being recognized by the chair. The time to make all public statements is before motions are made. All motions are stated in the affirmative.

So, if a motion fails or ties, the recommendation is for denial. After the case you are here for ends, please exit the chambers quietly and pursue further discussion in the lobby as the commission continues its meeting. Finally, I ask everybody here and on the Zoom, the commission members, the staff and the public to conduct themselves in a courteous and respectful manner. If

someone fails to act in that matter, the chair will ask the offending person or persons to be muted on Zoom or asked to leave the council chambers until such time they regain personal control. If decorum fails to be restored, the chair will recess the meeting until a genuine commitment to act respectful and courteous is observed. May we have the roll call, please? Chair Shagaras >> here. Vice Chair Cameron, >> Commissioner Bailey >> here, >> Commissioner Capers >> here, >> Commissioner Chicowski >> here, >> Commissioner Hunter, Commissioner Copac, Commissioner Macgyver, Commissioner Montes >> here, >> Commissioner Nine Kirkner >> here, >> Commissioner Pionek

>> here, >> Commissioner Richie Here, >> Commissioner Woke >> here. >> We have established a quorum. >> Okay. Number three, adjustments to the agenda.

>> Not a an adjustment per se, but just wanted to make sure you all were aware. Uh number two, item numbers five and six are related to each other. So, we are going to do those uh presentations. It is five and six, right?

The two RT ones. >> Number six and number one under seven. >> Okay. Number item number six and the first item under number seven are related.

So staff are going to give those two presentations uh consecutively. Then the applicant will present um regarding that those two items. We will need two separate motions on those items though and they do go to the county commissioners only.

All right. Item number four on the agenda is approval of the M minutes and consistency statements from September 9th. Do we have a motion to approve? >> A motion to approve the minutes.

It has been moved by Commissioner Richie and seconded by Commissioner. >> Second. >> Capers to approve the minutes and consistency statements. All in play in favor, please say I.

>> I. >> Opposed? Nay. No.

No. The eyes have it. All right. Number five on the agenda. Public hearings, small area plans, downtown Durham blueprint 2035.

Good evening, commissioners. I am Sarah Young, director of the planning and development department, and I'm going to give a brief introduction to this item before I hand it over to Nicole Thompson, who is the U. president and CEO of Downtown Durham Incorporated. She will actually be presenting the plan.

Um DDI has for many many years created downtown master plans of various sorts um in consultation with the city, the county, other partners and involving the community. um those plans have traditionally been adopted by the city and so we are bringing forward this latest iteration of that plan through the normal plan adoption process. So it's a little bit different than the typical plans you might see because it's not created by planning staff. Um it is created by an outside entity but one that has been a long-standing partner of the city and county. So without further ado, Nicole.

Uh, good evening. My name again, Nicole Thompson. I'm the president CEO of Downtown Durham Incorporated. Uh, and I will be presenting the Downtown Durham Blueprint 2035.

Um, I do want to acknowledge that this was a collaborative event. uh we had um participation and funding from both the city and the county um in order to get this plan uh implemented or not I shouldn't say implemented um started and and um created uh but we also had a number of private entities that also provided funding um mechanic um and mechanic and farmers banker and will North Carolina Central Duke University LRC Properties and Lynn Solomon um so this is something uh that we had both city, county, and public and and private participation in. Um so running through the plan, I'm going to go through an agenda um talking a little bit about the public engagement that we um held in

order to get to what you um have before you. Um talk a little bit about previous plans. Uh I'm going to also talk about what downtown looks like today. We are much different than we were even six, seven years ago.

um and then a little bit about the blueprint itself, our vision, our goals, our strategy, and then I quickly touch on the implementation of this plan. So, who did we reach? Um this is just a quick rundown of all of the participation that we did over a six to eight week um um six-month process. Uh we started with a survey.

Um close to 2400 people prov um provided responses to a survey. I will say that that was indeed a great number. There are a lot of surveys being done in the city and county of Durham. So for us to get that response was was indeed amazing. But then we also did a lot of popups. Um those pop-ups were across the county, not just in downtown, but across the city and the county trying to take downtown to um individuals who might be

visiting but not live, work, or um have other business within the downtown area. Um, we had 300 participants at a state of downtown Durham event where we kicked off this process um and received some input. Uh, we had a black voices of the future panel at MotoCo partnering with Motoco and black spaces um to hear thoughts from the um African-American community about how downtown looks, feels, and should grow. Um, we also did many of our materials and our survey in uh Spanish so that we could ensure uh Spanish um speaking individuals could participate.

uh we did 20 interviews, 38 uh local businesses participated in interviews and focus groups and then we had a steering commun community committee comprised of 13 individuals that provided guidance throughout the process. Uh what I have here now are just some of the pop-ups that we held um both in downtown we did something at NCCU during their homecoming. Um we popped up at any number of third Friday events. Uh we went out to um the Latino

markets in the in the county just again trying to get a variety of responses to what people would like to see in downtown. This is a um some pictures from our Black Voices of the Future panel. Uh and then finally um we did at the very end while we were finalizing this document, we took our visions, our goals, our thoughts about how to grow um to uh pickleback and we had an opening that people could come in and provide comments. We had large boards that showed our seven goals and allowed people to participate and let us know what they thought and felt about those seven goals which I will share with you.

So we did quite a bit of engagement both at the front end but then also throughout the design of the process. Um I will stop here and say that we did this in collaboration with a um firm out of Philadelphia Interface Studios and they had working with them um and access all together uh black spaces and nine grant partners. Um so that was the the committee or the um consultants and

their partners that actually worked with us to put together this plan. uh what we heard um any number of comments um um but but many things that we heard more communication more wayfinding um honor Durham's history and its rich cultural heritage um support and ensure that we have places for small minority womenowned businesses support them um make downtown feel like a neighborhood with diverse housing options um create safe streets and more accessible spaces for everybody in downtown um and that our public spaces should be transformative and should be inviting and well utilized and and an engaging place for folks to be. Um, in their own words, here are just a couple of comments which kind of reiterate the the previous slide um that that you all can read at your leisure. Um, from all of that community engagement, we had three things that we continue to hear no matter who we talked to, whether it was a resident, whether it was an employee, whether it was a business owner, a visitor, a property owner. They wanted

downtown to be a safe safe and welcoming place. They wanted to keep Durham Durham and they wanted downtown to be vibrant and growth oriented. This is the basis for our plan. These three things are show up throughout the imple um throughout the goals and strategies as well as in the implementation.

Um review of pre previous plans as I mentioned there are any number of plans that have been done about downtown adjacent to downtown through downtown. Um we have done three um plan we did one major plan in 2000. We have done updates to that plan. This plan is a complete overhaul looking at downtown through this new lens postcoid, post hybrid work, post um um a lack of return to office, post a need to really consider how do we amenitize and how do we actively engage downtown in a different manner than we were prior to um you will see a list of all of the plans that we have identified that somehow touch downtown. we count that we have between 20 and 25 plans that are doing something

in and around downtown. In order to get a handle on those, we had a meeting um at the Carolina Theater where we invited representatives from all of these plans to come and have a conversation about their plans, how our plan would impact, support um how their plans impact and supported this plan. Uh we um anticipate doing that on an ongoing basis um as this plan is adopted. Um, our hope is that we are never in contradiction with other plans, but that we are working seamlessly with plans that are touching downtown.

Um, downtown today, as I mentioned, new construction has changed the fill and the cost of living in downtown. These are things that we we are are trying to address with this plan. Um, the hybrid work policies have le led to a decrease weekday foot traffic. If you are downtown, you have probably recognized this.

Um, downtown's open spaces need a makeover and downtown needs to be needs to offer more to do for everyone. We've heard continually about how it needs to be a space for all all individuals, for families. Uh, downtown is carved up by

major one-way roads and offers a disjointed street experience. Parking continues to be an issue for both downtown employees and customers. Downtown's acres and food and beverage establishments drive traffic, but we need more variety. uh safety concerns discourage vis visitors from coming downtown.

Um there is a perception that downtown is not for everyone. But despite these challenges, what we continue to hear was downtown Durham remains unique, cool, quirky, funky, and a place to be. So with all of that information, all of that engagement, um the studies that we have done, um the review of all the plans, these are the seven goals um that we have have um landed on for the blueprint 2035. And again, this comes from not just the work that the consultants did, but also the uh intense uh community engagement that we have done. These have been vetted by the community at that event that I mentioned that we held in January um at Pickleback where we invited people to come in and provide responses to these seven goals.

I'll go through each of them um very quickly hopefully. Um the first is being rooted and ready. Um downtown will be a welcoming space for people of all ages and backgrounds to celebrate downtown's history and culture. Um how we propose to do that, uh we have um five those are the those are the goals.

We have five um um objectives. Um create Paris Street as a unique destination. Uh create a hub for downtown's growing Latino community. Create more highquality destinations for families.

Infuse the public realm with art and culture. And streamline the perh permitting process for events. I will tell you that this is very high level that the report that was submitted to you goes into detail on each one of these and shows you exactly how we are proposing to do this. There is also a very thorough implementation schedule that I will give you an example at the end.

Um but this is very high level. Uh the second goal open for business. Um downtown will be a place where small businesses feel supported and customers

feel safe and encouraged to explore all that downtown has to offer. Uh this is very much talking about how we support our small business community. Um, how do we develop an integrated and centralized program for public safety intervention for downtown and other urban districts as necessary? Um, how do we preserve affordable spaces for groundf flooror small businesses?

Um, provide technical support to downtown retailers and restaurant tours. Um, develop strategic parking and loading management for business and customer use. This is a better use of our streets so that it is used for the customer but also for the businesses. um appoint and dedicate coordinator.

Appoint a dedicated coordinator to guide businesses through permitting and operational challenges. Uh we continue to hear from our businesses if they want to um to upgrade. How do they do that? How do they go about doing that?

So trying to identify um how how we could support that. Expand business hours and programming to capitalize on downtown events. that is working with our small businesses, letting them know of an event and how they should maybe open

later and open later and stay open later in order to um take advantage of those events. Um and then address gaps and need for increased variety of businesses through strategic tenant recruitment. Our third goal is welcome home. Downtown will feel like a true neighborhood where diverse housing options, essential amenities, and development thoughtfully coexist.

Um we offer through this goal um reserving publicly owned sites for future mixed income and mixeduse development. Um coordinate with supportive housing providers and advocates to address the needs of unhoused populations. Develop a microrant program for community-led implementation. Um this is getting the community involved in ways to make downtown more appealing.

um whether it be putting out some chairs or small artwork, but letting the community um decide how how to do small um activations. Uh continue to engage downtown residents to promote a sense of community. Um we have already started that through our it's your neighborhood

program. Um building on that so that individuals that live in and adjacent to downtown find ways and know of ways that they can be they can participate um and feel a part of this neighborhood that is called downtown Durham. um and set clear expectations for how key development sites should be designated, working with our partners at the city and the county and private sector. Our fourth fourth goal gets into the mo um mobility of downtown.

We are ranked pretty highly for walkability. However, we do know that there are constraints to that. I think we all know of two right off top of our heads. So, this is getting at how we can offer a safer and more attractive traveling experience for pedestrians, cyclists, and drivers.

um what is a master plan in downtown if we don't say that we're going to address the loop. Um so we are going to consider a redesign of the loop. " But it is our commitment to go through this process and really identify how we could turn the the one-way loop into a two-way loop. Um and

if not, then how we can make the oneway a better um a better experience as a one-way. Uh this picture here is a rendering of if we could two-way the loop. um how we could include bike lanes, parking, um slow traffic down and make it a a a um a better pedestrian, bike and car friendly corridor. This is um um next to the railroad tracks on the southern part of the downtown loop.

Strengthen multimmoal connections along key streets and between anchor destinations. uh that is talking about how to get the core from from the core of downtown to Motoco or from the core of downtown over to American Tobacco campus crossing over many lanes of traffic um and railroad tracks or getting from the core of downtown to the library crossing over the very convoluted um one-way uh downtown loop. Um and then finally strengthen connections along Foster Cork and Blackwell as a major pathway. Fifth goal is common grounds.

Downtown will be filled with inviting, connected and wellutilized public spaces. We have any number of public spaces. Many of you

all may automatically think about CCB Plaza, Civic Plaza, but we have a number of small alleys, um, small little pocket places. How can we make these attractive places um that people want to experience? Uh, we can begin by improving connections between open space assets to create a stronger downtown um, open space network. We can upgrade CCB Plaza, redesign the convention center plaza.

That's what I refer to as a convent uh the civic center plaza. Leverage the uniqueness of downtown's alleys. We have any number of very cool, quirky alleys and paper streets. Um position the YMCA as a downtown anchor with the announcement of its relocation.

How how can we work as a as another downtown asset and anchor and then provide more shade downtown? We hear that continually that we have some wonderful spaces to sit but how can we provide more shade? Um and we have done some temporary pro provision of shades with umbrellas but we need to be a more thoughtful about how we do that working with the city and its arborist on um shade tree shade. Um our sixth goal

downtown works. Downtown will be a home for companies of all sizes fostering job growth and cultivating a consistent daily workforce that enhances downtown vibrancy and sustains local restaurants and retailers. This is very much getting at the fact that we are now a downtown where we see any number of our employees working from home part of the week. Um and how that has impacted our local business community.

Um so this is how do we preserve older funkier downtown buildings for affordable office space. Um how do we reten existing office space? uh explore conversion of existing commercial buildings into lab space and explore locations for new construction of buildings and then keep event-driven economic activity downtown. The more you know uh this is our final goal.

This is actually better communication. Downtown will be perceived locally and regionally as a safe and welcoming destination that is easy to navigate and offers a variety of goods and experiences that are accessible to everyone. How best we will do that? We will try to improve the perception of safety in downtown through

marketing and messaging. Uh working both what we do, but also working with our partners at Discover Durham, uh the chamber, the city, and the county. Change the narrative that downtown isn't for everyone by um in ensuring that we're uplifting um all of the different activities and events that occur in the downtown and affordable dining options in the downtown area. Highlight the affordable opportunities within downtown.

and then unify down by promoting destinations and not districts. Those are our seven um goals. Uh this is just a vision of how those seven goals come together. Um how we're supporting the small businesses.

Um how we are moving people throughout our downtown. Um how we are being strategic in thinking about how we look at public property and how that can be a catalytic um engine for for better growth in our downtown area. Um and as I mentioned when I started, we do have a very robust implementation plan. This is just an example. Um our implementation plan by itself is

I don't know how many pages. Um but it's a lot of pages. Um certainly can share it with you. This is just one of this is one strategy under one goal.

Um and this is looking at creating uh Paris Street as a destination. Um you will see in there um there's a mention of a group called TAG. Um our hope is that as we take these larger visions and these larger uh strategies and tactics and boil them down into smaller pieces, we will work with individuals that are committed to that particular aspect of the vision. Um and they will help us in implementing.

They will be our feet on the ground working with us, coming and strategizing with us. It would not take a lot of energy or effort. Um we would use them for that one thing that they're interested in and then if they're not interested in anything else, we would form a different tag. So, we have a number of different ways that we will continue to work with the community um and with those interested in seeing downtown remain safe and welcoming, be um remain durish um and then be uh a place where growth and vibrancy continues to occur. That is the end of

my presentation. Thank you for your time um and for your consideration. >> Thank you. The chair is now opening the public hearing.

I'm going to consider that a staff report. Is there anybody Nobody on the sign up list? Is there anybody on the Zoom that wishes to speak? Please raise your hand.

Going once. Going twice. Okay. We shall close the public hearing and we are now open for commissioner discussion. >> Commissioner Richie,

>> can I just ask a quick question? Um we talked you talked about conversion of um office space to lab space. What conversations have been had or what are we looking at in terms of conversion of office space to housing? I know that that's challenging but what's that look like?

>> We have had um some conversations with um some of the owners of those spaces um and they are considerable challenges um given the um age of those buildings um and the amount of work that would need to be done. Um, so separate from what is in the the blueprint, there has not seemed to be be an appetite right now for some of the downtown um office spaces um to do that. Got it. Okay. Um and then this is I guess a a completely separate question, but while I have you um you talk about strategic tenant recruitment, can you talk about what that strategic tenant recruitment, can you talk about what strategic tenant recruitment looks like for downtown businesses? So we are exploring um doing a a retail strategic plan um which would a little

different than what most people think about with a strategic plan where you go out and identify these are the retailers that we want to come in our downtown. The first step would be how could we create policy that would encourage um a mix of retail to come into the downtown area and how we could work with the private sector which owns a lot of the commercial space, the the ground floor commercial space. How could we work with them on being more creative in the uses of their spaces, the rents that they might be charging for those spaces? Um is there a way to stagger rents?

So there's a there's a step before we would actually look at going out and actively recruit. We have heard constantly that people want a grocery store. I would say that that's a little further down. There's work that we need to do working with the city and the county on how we could create a a plan that would be of interest to recruitment of retail in the downtown area. This is an ongoing struggle that we've had in downtown. We were getting ready to do a retail strategy in 2020.

Not really a great time to do that. um but we had the funding to do that um and and really look at what what we could do to bring in more retail. This has taken a a slower approach to ensure that it is not just us and the city and the county, but we also have the private sector property owners involved in that conversation as well. >> And what incentives do we have for private property owners to specifically recruit local businesses or to to continue to invest in in Durham businesses specifically, >> if any?

At this time, I'm not sure. I know that in the past that we have had um grants for upfit upfit of of property. Um we have had facade improvement grants. Uh we have had signage grants.

Um so I I know that in the past at this moment I'm I'm not 100% sure. >> Thank you, >> Commissioner Shakowski. >> Thank you, Chair. just want to say that this this plan is so comprehensive and

the amount of time and work that went into it is really evident. So so thank you to you and all the stakeholders and folks that were engaged. Um I I do want to ask a quick question on if you're able to share a little bit more about how the the success and failure of the early action projects is going to be assessed. That tracker was really helpful since you you've sort of answered that already, but could you tell me uh to tell us a bit more about yeah how that how that'll be graded?

So we have a pretty robust implementation schedule that I'm more than happy to share. Yeah. >> Um that is actually something that we're still building out. Um what we have on paper will look vastly different because we will then incorporate that incorporate that into a sauna.

Um we will be working um specifically with um the key individuals. So we have identified we DDI will be the the the implement of the of the plan. Um but but we are trying to identify working with the planning department and other city departments which department would take primary responsibility working with us. Um once we start digging into each of

those specific um strategies and tactics that is when we will get into identifying putting measurements on them and they would be incorporated into a sauna um into a sauna. So the the implementation plan as it exists right now is I'm I'm not even going to say that it it's it's vague and broad. It isn't, but that it more detail would be um put into a sauna once we are on that task. Also, we are trying very much to ensure that the plan can be flexible should we, God forbid, have another pandemic.

um we don't want to back ourselves into saying that we're going to do something and then something changes and we have to pivot. This allows us as we get to that particular task, we can then really do a deep dive and decide what does success look like and define it at that time. >> Awesome. Thank you. That's that's very helpful. Just one other question and it might be too early to to really have an answer on this but potentially uh can

you tell us a little bit more about the expected scale and scope of the proposed commercial land trust? It is a little too early to answer that question. Thanks for that out. But no, really it is a little too early to um um we are just now beginning to um reach out to other uh communities that have created such a thing.

Um one of the con one of the um firms within the consultant group um and access uh this was very high on um their list of things that would be achievable. Um they have connected us with four communities. Um you're going to ask me who and I'm going to tell you I don't know off the top of my head. Um but they have connected us with four communities that have created such a program.

We are just now starting to reach out and have conversations about what that would look like. However, we have talked with um the Durham Land Trust um how that is structured, how how the housing component of of residential component is is structured. Um we've talked a little bit with self-help about this. Uh but

we're just now starting to get into to the research of what it would look like for Durham. >> Thank you. >> I have a question or a comment um as pertains to the advertising the last part of your module. When I go through the Raleigh Durham airport, I see absolutely nothing there from Durham.

I see artwork on the walls um from the Wolfpack and I want to know is that going to be part of the advertising effort. I mean we have the RDU airport authority board which has people on it from Durham County and Durham is in the name. >> So is there any uh is that going to be part of the advertising? I don't know.

Willie bull something from Durham at that? It's not part of I'm sorry. It is not part of our advertising. Our advertising is very much about what's happening in Durham. However, I will say that we are

supportive of Discover Durham and Durham Next, who is looking at um and and putting in a welcome to Durham sign within one of the two terminals. Um I know that they have moved quite a bit on that. Um I think they have some renderings of what that would look like. Uh so they discovered Durham being the the marketing entity for all of the city and the county.

they are moving forward with something um to to welcome people to to Durham. Um that is not ours. It's a it's a bit it's more appropriate for discover Durham and we are very supportive of that. >> Okay.

Thank you. >> Any other commissioners comments? >> I have a comment or a question. Thank you again for presenting this opportunity for us to look at this.

One thing I I haven't seen in it is any incentive for nonprofits. Is that a plan? Would that be included in this plan? It's small space. Is there any room to encourage nonprofits because it

can add a great deal to the community? >> Uh they are kind of lumped in with the the business the office um office tenant um mix. Um but I will say that with um the great work that self-help is doing in keeping office space um at an affordable rate uh also what REC city is doing with their co-working space we have some um of that already occurring but I would say that we didn't call out with our office tenant mix between private nonprofit public. >> I see.

Thank you. Any other commissioner comments? May I have a motion to move the small area plans downtown Durham blueprint 2035 forward? Chair, regarding K's downtown Durham blueprint 2035 small area plan, I recommend um moving to city council with

a favorable recommendation. >> Do you have a second? >> Second. >> It has been moved by Commissioner Woo and seconded by Commissioner Richie to move this case forward with a favorable recommendation.

Please open the electronic voting and bear with us. This is brand new. Okay, I believe we're complete and the vote is complete. Close.

Please close the electronic voting. The motion passes unanimously. Yay. All right. Next item. text amendment to the

UDO TC25 quadruple 01 RTP text amendment. May we have the staff report, please? >> Uh, good evening. My name is Robin Schultz, uh, principal planner and arborist with the planning and development department.

Do I need to do the public notice? Sorry. Um, >> sorry. >> Before we start, uh, staff would like to confirm that all cases being heard before you tonight have been noticed and advertised in accordance with state law and local state and local law and affidavit to that effect are available in the planning department.

Uh thank you Aaron. Uh so good evening. My name is Robin Schultz uh principal planner and arborist from the planning and development department. Uh tonight I'm speaking on uh TC25000000001

uh which is a privately initiated text amendment uh to the unified development ordinance. Uh this is a request to amend multiple sections of the UDO in order to expand the existing uh university and college district standards. uh in order to create a new zoning district uh and facilitate the inclusion of large scientific and technical research parks uh within the existing UC district's framework. Uh this application will coincide with the zoning map change request that aligns with the existing uh re research triangle park uh RTP covenants.

Uh that case number is Z250025. Uh and you will hear from Aaron after me. Uh the existing university and college districts were initially established in order to allow for the growth and development uh of colleges and universities uh while protecting the larger community. Uh these districts are established by a zoning map change which must then uh delineate the bounds of the proposed district and provide a campus

master plan uh to the appropriate governing body. Uh once approved, these districts employ a tiered approach to land use regulation by establishing both an internal campus and a trans a transitional use area uh designation. Uh the internal campus allows for flexibility while the TUA or transitional use area provides a buffer between the surrounding areas uh and the internal campus. Uh staff from the Research Triangle Park Foundation will provide further information uh on the associated campus master plan and planning and development staff are available for any questions on the text amendment.

Thank you. >> Thank you. The chair is now opening or should we do the pres the staff presentation on Z25? Yeah, I think unless there are any questions from commissioners on the text amendment itself, um we can go ahead and move to the presentation on on Z2500 25, which is a related zoning case.

>> Is there a staff report? >> Yes. Yes. >> Okay.

>> Is it up? >> Yes. >> There it is. So this case is Z250025 RTP reszoning.

Uh the area for this for this resoning case is the entirety of RTP except for one parcel which is the Durham County Wildlife Club. It is not to be included in this request. So, the total site acreage is a little over 5,000 acres, including right ofway of both local and state and federal highways. There are several zoning districts in uh currently in the in RTP.

It would all be reszoned to the new University College 3. As Robin just discussed, there are three place types currently on the site. We have found that the new zoning district would be consistent with all three of those place types. Here

is a general map. Again, it's a very large scale because we're talking about a very large area, several square miles. Um, but it basically goes from around the near the Ellis Road exit on the Durham Freeway down to the Wake County line. And as you can see, all uh there are several zoning um districts associated here.

The green, the vast majority of it is science and research park. The area around the hub, kind of the central part of RTP is science and research park core currently. And then there are just little remnants of a few other zoning districts around the area. You can also see that the vast majority of the surrounding zoning around RTP is industrial light.

Again, an aerial map showing the area of the site. Um, as I mentioned, uh, the place type map is primarily employment campus. We do have a transit opportunity area

around the hub. Again, that's that science and research park core. Um, it was given a place type of transit opportunity area. There are some environmental features that are shown as recreation and open space.

Um, those would be addressed in any future resoning. I'm sorry, any future site plan or any future development would need to meet uh the standards and requirements for environmental protection that are in the UDO. So, we do not recommend any changes to the place type based on this new zoning. There have been two neighborhood meetings held in accordance with the neighborhood meeting guidelines, one on September 11th and the other on September 30th.

There is one comment currently in the Durham resoning explorer which is against the proposal. The proposal is consistent with the place type map designations that I mentioned earlier and is consistent with 10 of 12 applicable comprehensive plan policies. The request is for a general reasonzoning. So there's no development plan and no commitments above and beyond

UDO requirements can be made. With that staff, the applicant are here to answer any questions and the applicant. Yes, the chair is now opening the public hearing. Doesn't look like a presentation.

We're having trouble with the pillion. Can we get about two minutes? >> Yes. >> We'll take a five 10 minute recess until Technical difficulties are resolved. >> More than five minutes. >> Five minutes.

No, >> that was technical issues. Just make sure back in session. The technical difficulties have been resolved. Yay.

Okay, >> good evening. Um, my name is Anne Caiff. I'm a planner with the Research Triangle Foundation. For those of you not familiar with our organization, we are a 501c4 that was established in 1959 alongside the research triangle park to steward the park and support it in its mission of facilitating collaboration

among triangle universities. Um, promoting cooperation between universities and industry and creating an economic impact for all residents of North Carolina. The park is roughly 7,000 acres split between Durham and Wake counties. We're home to more than 385 companies that employ over 55,000 individuals.

Um, our park companies cover a range of industries. Um, some of the top ones are on this slide. Um, we're home to some of the largest employers in the region. Fidelity, being a financial technologies institution, and then also large biotech companies like United Therapeutics, Biogen, and Eli Liy.

For most of the park's history, um, the park has been exclusively large corporate campuses or suburban office estates as they were called when founded. Um but over for the past 15 years, we've been working on um developing Hub RTP with Durham County and other partners. Hub RTP, which is really the right portion of the map on the screen, um is the first mixeduse development in the park. Um at full buildout, it will include significant office and life science space in

addition to retail, a hotel, and over around 16 acres of green space that we developed with support from Durham County. And notably, hub RTP will also include um the first and includes the first residential units in the park. 0, which is what I'm here to share with you all today. 0 um is a long range planning process that we've um been conducting for the past four years with our park companies and in close coordination with Durham and Wake counties.

0 know is really um to uh support North Carolina's economic growth and serve as a catalyst for the triangle region. We seek to retain regional talent from our local universities and maintain our status as a groundbreaking destination for research and development. Um, in order to do so, we know that we must remain competitive with our peer districts. And that requires creating opportunities to transform key locations in RTP into

vibrant mixeduse centers that we know today's workforce is really attracted to. 0? Um, as I mentioned, um, suburban innovation districts have really changed and we see our workforce really being drawn to new environments, as you'll see on this next slide. Um here we have a quick overview of how suburban or innovation districts rather have evolved from suburban innovation parks in the 1950s um through to a more urban form in the early 2000s.

In the 2010s we saw those downtown innovation districts start to incorporate new amenities. And then more recently we're seeing a turn to these inclusive live workplay more innovation neighborhood model that has a more holistic approach um to community engagement. RTP um is really still that suburban innovation park um while our peers and competitors have really moved towards a more inclusive live, work, play environment that again we're seeing today's workforce being more drawn to. You can see this in the next slide which looks

at land use in some of our peer markets. Um here in light blue we have residential uses. Um in dark blue we have office and in red we have retail and hotel uses. Um if we were to do this same exercise with RTP, the bar would be almost entirely dark blue.

Meanwhile, uh you'll see in these other um innovation districts, um there's a much more balanced approach to land use and there's always a significant residential component. 0 is regional growth. I think this is no surprise to anyone in this room, but the research triangle is one of the fastest growing regions in the country. Um and we expect that growth to continue.

Um with that growth um it we do expect pressure on our housing markets. Um and RTP is really um by design centrally located and by design the land has been developed at a very low density. 0 as an opportunity for the park to support regional growth in a way that is equitable and sustainable.

0? Um if you drive through the park today um you will see this existing place type on the left. So current development in the park um is by definition a very low density. We have a very low building coverage um limit.

We also have a lot of um surface parking, very large buffers or setbacks from the streets. 0 know is to introduce three new place types um that would create a flexible framework for our park companies and owners um to opt into as they see fit according to their own um business needs and desires. Um the first is the enhanced corporate campus. Um this would also um really be anchored by research and development like our existing uh corporate campuses.

Wow. Oh, okay. Let me step back then. Um so the enhanced corporate campus um would allow for um the incorporation of retail uses as well as additional infill development. Um second we have residential neighborhood development. Um this would be a medium density

residential um place type. So this would be like duplexes or small apartment buildings. We would incorporate town centers which would use um have supportive retail like grocery stores or restaurants. Um, at its core, the residential neighborhood development place type um really um seeks to be that 15-minute neighborhood the Durham comprehensive plan um talks so much about.

Finally, we have the mixeduse density node. This would be a higher density development that would incorporate a mixture of uses including housing, retail, and office. Um this is what hub hub RTP is. So, hub RTP is in many ways the first mixeduse density node in the park. The mixeduse density node is also the place type where we're seeing a lot of um innovation happen nationally um in the 21st century. 0 know can support the Durham

comprehensive plan and Durham's equitable growth framework um by better utilizing RTP's centrallylo land as to support regional priorities and align RTP with the comprehensive plan's vision for the park as an employment center. 0 implementation has been a multi-stage process in January when we went to our owners and tenants association and they uh voted to approve a revised land covenant. This is the internal regulations to the park and they voted with a 96% majority. In June, we went to the Wake County Board of Commissioners um and they unanimously approved a zoning text amendment um to the zoning district that affects the RTP RTP portion in Wake County. 0 in the Durham County portion of the park. As Aaron mentioned, um we are seeking to reszone the entirety of uh RTP in Durham County with the exception of the wildlife club at the southern portion of

the park. Most of the park is currently SRP or SRPC. Um and then all parcels within RTP would switch to that new UC3 district. We are not um introducing any development plans at this time.

This is just a straight reszoning. At the same time, um we are um proposing the creation of the UC3 district. Um this would run parallel to existing university and college campuses but allow for large scientific and research park campuses as well. 0 um those place types that I mentioned earlier, we are seeking an expansion of byright use allowances as well as an exemption from certain standards to incorporate or accommodate that envision development pattern.

Um the new UC3 district was at a maximum height of 300 feet within the UC3 internal campus and established that transitional use area um at the perimeter of the park. And finally, I just want to close by showing one example of how this might all come together. And this is a vision map that

was developed by our outside consultant team. Um here in light blue, we have existing and enhanced corporate campuses. In red, potential mixeduse or residential neighborhood development areas. Purple is the blending of the three.

Um green areas are areas that are ecologically or topographically constrained. So we expect to remain um as natural systems and then we also have incorporated into this map different multimodal amenities um that we hope to tie um the park together. Again, this is just one example. You know, blue could become red, red could become blue, purple could become purple, but um really our goal here is just to share um how the park might evolve over time.

So thank you. Thank you. Um, huge thank you to planning staff for all of your support. Aaron and Bo, thank you so much.

Um, we really appreciate it. Thank you. >> Thank you. Are there any community members in person that wish to comment on this?

Oh, anybody on the Zoom, please raise your hand. Nope. Going once, going twice. All right.

The public hearing is now closed. We are now open for commissioner discussion. Any commissioners have any comments or questions? >> Yeah, I have a question.

Uh well, first of all, I'll start with um this is exactly the type of innovation and vision that Durham needs. Um I couldn't be more excited to see this. I do have just one question. Um this vision of RTP is obviously going to cater to a lot of young professionals, uh people coming out of college, uh people look looking to find their first um established place of living and such. And now that we're introducing residential, which is great. Um, and it's going to be primarily multifamily,

I'm assuming, maybe some town houses. Um, and before I ask the question, I just want to make sure I make clear is, um, you know, in no way should affordable housing incentives try to limit, uh, innovation or investment or progress. But um I still want to ask the question is these being young professionals coming out of college and they're looking for a place to settle, is there anything um perhaps through staff or through um the applicant that can try to advocate for some support um for these uh college graduates coming looking for housing and trying to settle here? >> Yeah. Um I can take um that's a great question and you know one thing that we have heard from our county partners from the county commission and other elected officials in Wake County as well is you know that housing is a priority and in particular affordable housing and so we have began some studies internally to see um you know where we might be able

to support affordable housing um and you know I think a key as you mentioned is really allowing housing in the park. right now you can't build any housing anywhere in RTP and so we see this as a critical first step to supporting um those housing as well from a staff perspective any of the affordable housing bonus programs that we have within the throughout the UDO would be available um in the UC3 district. So all of those incentives would would be available in RTP. And one last thing, uh maybe this is more for staff, but considering that this is going to be an envelope resoning, any kind of residential use or investment through this would not have to go through any kind we they would be able to go straight to site plan.

Uh I mean obviously in partnership with RTP, but it would it would essentially limit the timeline of of entitlements such that it can help with affordability. It can incentivize investment. >> That is correct. Any residential

development that meets the requirements of the new UC3 district would not need a reasonzoning in order to >> fabulous. >> Go straight to site plan. >> Thank you, >> Commissioner W. >> Hi, thank you.

I have a um I have a just a couple questions. one is so Durham has a lot of comprehensive plan policies that with the general reasonzoning I guess exempts you from meeting in this proposal and so I was more I mean are I mean are there anything that you can commit to or profer that would kind of help align with Durham's comprehensive plan and there's a lot there's environmental concerns there's as we were mentioned affordable housing thing. There's just, you know, I'm sure you're familiar with the plan. There's a lot of different things that um that none are addressed here. Um and I have a second part of the question is one of the things I noticed is that there would be

one thing that's required by the UDO currently is phased development to protect um with runoff and just biodiversity loss in that this project is exempt from that. >> So I wouldn't use the term exempt. It's not that they are exempt from the policies. It's that they cannot demonstrate through zoning um that they're meeting the policies.

They could demonstrate through the site plan process at a future stage that they're meeting these policies. We just cannot um determine one way or the other at this time uh if they if a future development that comes in uh that is in align with this with this pro with this zoning district would be able to meet all those policies. Um the the technically the applicant is Durham County and there is no uh development plan here. So there is no profer that can be made. And I would just add to that that in addition um we will have internal regulations and an RTP internal planning

board that will be um reviewing all these applications as well. Um and that all applicants or all development that occurs within the park will be subjected to the site plan review process that Erin mentioned. Any other Commissioner Richie? >> Um, I have two questions.

So, it wouldn't shock anyone, I guess, to hear that RTP is not the most walkable place in the world. 0, 0. But I'd be curious what the specific sort of plans and opportunities for increasing access to multimotal transit and nonautomotive transit um are that are going to be developed out of this plan and what you're doing to get there now. >> Yeah.

Know that's that's a great question. Um as I mentioned, we will um have internal regulations that govern development within the park and a big part of that will be um street design standards. We really want to support um you know multimodal roads, right? encouraging um pedestrian and like

robust pedestrian and bicyclist facilities on any new roads that are developed. Um the triangle mobility hub is actually coming into RTP. Um that'll be on NC54 right next to the railroad. Um and so that will be a significant hub for transit connectivity.

Um we are optimistic that you know Wake County will bring in their um BRT through NC54 to turn around at um at our hub our frontier campus. Um, in addition, the triangle bikeway will likely move through the NC54 corridor. And all of these things have been incorporated into our planning efforts. Um, we are also in the process of studying a um, the feasibility of a passenger rail station at RTP right next to that triangle mobility hub.

So, in a beautiful ideal world, all of these different forms of transportation are coming together um, within RTP in the next 50 years. >> Gotcha. That is a beautiful ideal world. Exciting. Um uh and then this might be a question for staff but why you see you know it seems like colleges and universities have a slightly different

role than generally profit generating institutions. Um how how would we decide to go UC on this as opposed to it sounds like did more of a researchoriented zoning. Yeah. So, essentially we have been in talks with uh the folks at RTP for you know quite a while.

Um and so sort of found that like while the new UDO is sort of cooking um instead of establishing a new zoning district and going through all of that work, if we have an existing framework that works in the same way or provides essentially the same benefit of okay, you have more strict standards um privately held, right, which they do through their covenants and through this master plan, but are still providing the um the benefit of a a buffer like a transitional use area, right? then um we can essentially think about campuses in a different way. Um so it functions well for universities but it also functions well for um other institutions that are you know hold lots of uh large swats of

like private land under covenants um which is a pretty unique situation that RTP has. Um, so given those similarities, it made more sense um to sort of incorporate them within a an existing framework than it did to create like a new sort of district um especially as the new UDO is about to be passed or you know go for >> sorry do you see the the new UDO just continuing to incorporate a UC3 in it or this is my lack of knowledge of it perfectly right now but okay >> so depending on how um the governing uh body decid side, we will incorporate uh that into the new UDO to make sure that even if it isn't a UC3 by name, it is the same regulation. Um because that will have been uh passed recently enough that we know that's the will of the the governing body. >> Any other commissioners?

Commissioner Non Kirker. >> Yes, I have a comment. Thank you so much for bringing this to us and I was very

impressed with the comprehensiveness of the plan, how it includes government facilities, medical facilities, parks and open areas, passenger terminals, places of worship, social service institutions, utilities. It's so comprehensive. It's like you're making a city. Anyway, well done.

It's a it's a great ambitious project and 70 years timeline is an extensive amount of time to consider all the things that could happen in between. Thank you. Any other commissioner comments, questions? I have a question that's probably for city staff.

when the place type mapped is changed to the UC3 district, the whole thing is going to look the same. Is that correct? So, my concern is the current recreation and open space that's

on the map. Is that how is that going to be documented going forward? Is it going to be measured and so we know going forward we're going to maintain at least the minimum amount of recreation and open space? So the place type map is not changing the recreation and open space and the place type map will be changing only the zoning map is changing and the entirety will be UC3.

Um so those recreation and open space areas will still be identified in the place type map but can be used as a resource when going through the site plan review process. >> Okay. Excellent. Thank you.

Okay. So, we're going to have to have two motions. The first motion is to move case TC25 quadruple01 RTP text amendment forward to the board of county commissioners. Do I have a motion?

>> I'll make a motion. Oh, no. You go ahead, please. >> Yes, >> chair.

Regarding case TC2500 0 01. I move that we forward it to the county commissioners with a favorable recommendation. You >> have a second. >> Second.

>> It has been seconded. It has been moved by Commissioner Woo and seconded by Commissioner Capers to move this case forward with a favorable recommendation. Will you open the electronic voting please? The vote is complete.

Close the electronic voting please. And we have a unanimous that passes unanimously. The second item is

zoning map change Z25 triple025 RTP zoning. Do I have a motion to move this case forward to the board of county commissioners? Chair I regarding case Z250025 I move that we forward to county commissioners with a favorable recommendation. You have a second >> second.

>> It has been moved by Commissioner Woo and seconded by Commissioner Capers to move KZ25 triple025 RTP zoning forward to county commissioners. Can we open the electronic voting please? The vote is complete. Close the voting and we have a unanimous motion. Thank you.

Next item on the agenda is Z24 triple047 Garland District. May we have the staff report, please? >> Thank you, Chair Shagaras. As you mentioned, this is case Z240047, Garland District.

There it is. This is This request is for 24 parcels south of Andrew Avenue, east of Cardins Lane, north of Peabody Street, and west of Gran Grantham Street. All parcels are within the city jurisdiction, and all parcels are currently zoned industrial light. The request is to is to reszone some of those parcels to commercial infill and some of them to commercial neighborhood. The existing place type map is neighborhood services established residential mixed employment and there is one parcel of general industrial

staff is recommending that if this is approved it is changed to mixeduse residential. Uh you can see those zone that zoning here. Uh the light purple is the industrial light. That is the predominance of parcels south of Anure Avenue.

And on the right you can see the pink parcels that would go to commercial infill and the red parcels that would go to commercial general. The major difference there is why some are commercial infill and why some are commercial general is the size of the parcel. There is a um minimum size for a parcel of commercial general. So those that are too small to meet the commercial general standards needed to go to commercial infill.

You can see the aerial site here. As you can see, the site is south of Andrew Avenue, south of the Andrew Driver intersection, and north of the main line of the North Carolina Railroad. There's a variety of residential, commercial, and industrial uses around the site.

As I mentioned, there are four different uh future land you uh sorry, place tide map designations for the 24 parcels that are requested to have the its zoning changed. Uh because of the mix of uses already in the area, staff is recommending a change to mixeduse neighborhood on the place type if the zoning is approved. There were three neighborhood meetings held in accordance with the neighborhood meeting guidelines. January 16th, May 19th, and September 4th, 2025.

No comments to date have been submitted to the DURM resoning explorer. The zoning map change request is a for a general resoning. There is no development plan associated with this request and therefore no commitments can be UDO requirements can be made. The proposal is inconsistent with some of the current place type designations. Therefore, as mentioned before, if the zoning map is a change is approved, staff recommends a change of all parcels to mixeduse neighborhood and the

proposal is consistent with 11 of 12 comprehensive plan policies. Staff and the applicant are available for any questions. >> Thank you. The chair is now opening the public hearing.

The applicant, please come forward. See, are you able to see the screen up here? Do I need to hit a button to >> There it is. >> Perfect.

Magic. Good evening, everyone. I'm Dan Juel, a landscape architect with Thomasson Hutton. I reside at 1025 Gloria Avenue here in Durham. Um, I've been asked by the six different property owners and ownership groups which comprise these 24 separate parcels uh to tell you a little bit about this request. Um, if you look at this map again, the map that Aaron had up, uh, I think you can surmise that by these parcels in the

configuration, this is not a dis development assemblage by any sense of the imagination. It's not it's not uh intended to be or will be a a co cohesive development by one developer. Uh but rather it's a request by a group of individual property owners who want to take the next step in bringing this historic business district back to where it was when it was created fully a hundred years ago. that being a healthy and lively mix of neighborhood scale businesses, shops and homes which once once supported the South Durham Hosery Mill which is uh still existent as Brent Tag at the south end of South Driver Street. As you may have read in the staff report, the National Register of Historic Places

form included in that these parcels are located in the East Durham Historic District. The mill closed a long time ago. And as the banks and the stores closed and other businesses faded in this neighborhood because they were dependent on all the people that that worked in the mill and shopped and and and banked with People's Bank. Um the current industrial zoning that has been in place for many years has worn out its usefulness.

Most of the industrial properties in the area are now vacant. Aaron had that map up a second ago that showed, you know, all of this area is industrial, including many existing homes in that neighborhood are industrial. We suspect that zoning was put in place back in the 50s or 60s when there was every expectation that there would be railroad oriented industrial uses in this area.

um but it never grew to that time and now that has faded away. Therefore, what we are proposing is to reszone these 24 parcels to the commercial uses that Aaron mentioned a second ago. And to be clear, the parcels that are included are only the properties where those property owners requested that they be included in this proposal. No other parcels outside the area are affected. This map may be or this this uh document may be a little hard to read, but I think what you need to understand is most importantly this request is for a less intensive zoning than exists today. Um what historically there have been and still are homes within the IL district as I

said and if any of those homes were to be damaged to the point that it would cost more than 50% of the value to build them back they could not be reoccupied. So what we want to do is to bring back the opportunity to have some residential in this area. Similarly, along with being able to add some residential uh related uses which are not allowed today, all those uses listed in pink would no longer be allowed. Any of those that exist today are grandfathered. But we see no reason that in order to create back a neighborhood scale walkable mixed community of shops, homes and businesses that there should be warehouses and freight movement, drive-thru facilities, manufactured home sales, vehicle sales, things of that nature. I think you could

argue that uh this is probably actually diminishing the value of this property from what it's been intended for in the past, but these property owners very much want to bring back that neighborhood feel. To summarize, this does not represent a coordinated redevelopment proposal. These property owners do not plan on getting together and selling their property to one developer and doing it that way. They just want the opportunity to if in the future they want to rebuild or renovate or rehab to have the ability to put in a more uh neighborly mix of uses and especially having residential uses. the we and we most importantly want to bring back the opportunity to have u some much needed residential spaces to support the burgeoning new local businesses and hopefully you've all been

down there in the last couple of years in the recently and lovingly rehabbed Garland complex and to further restore some of the vibrancy and vitality that once existed on this end of South Driver Street. Many of the parcels are vacant today. So in closing, a recommendation for approval of this request would be the first step in allowing that to happen. And we hope you can make such a recommendation to the city council.

So thank you. And that concludes the applicant's presentation. >> Thank you. Uh do we have any community members in person?

Ian Kip. >> Please state your name and address. >> I'm Ian Kip from 100 West Markhamm Avenue. Um, I own two properties that are vacant lots in this area. So, I was excited to

see some real development, some real investment going in. So, I just wanted to come out and support this project wholeheartedly, not only as an investor in the area, but also as someone who loves this really cool little old historic district, which is on its ear right now. South of Andrew is blighted, and that's the core of this area. So, um I imagine you will all be um feeling pretty good about this, but um I think it's awesome.

So, thank you very much. Thank you. Any additional members didn't sign up? Any members on the on the Zoom wishing to speak on this item?

No. Going once, going twice. All right. The chair is now closing the public hearing. Were

you raising your hand back >> for this item for the >> Okay. Would you like to come to the podium? State your name and address. Okay. Good evening. My name is Stephanie Watson and um I live at 1812 Anthens Avenue, but um we my mother has some property over on Ash Street

that's included in this. But I'm trying to get understanding, excuse me, of what difference would it make than what it is already now? because there's businesses and and resident areas all in that area. So what would be this new proposal going to do?

So right now the current zoning of industrial light allows for a number of industrial uses uh to go there as well as some uh commercial uses as well but it prohibits residential uses. the reszoning to the commercial infill and commercial general would prohibit the industrial uses, still allow a number of commercial uses and also allow some residential uses. So, it's kind of trading industrial uses for residential

uses, very broad sense. >> Well, you are the experts. I'm just a citizen. So, you know, I'm just trying to understand, you know, what's going to be different than what is now.

>> Well, that that we can't answer yet. We don't know what somebody might build um on that site right now. Uh but what's being asked by the property owners is to be able to do be able to be permitted to do some residential uses as well as a number of commercial uses instead of doing industrial. Oh, I could I couldn't tell you what exactly it might be.

They haven't told us, >> but it won't be right away. >> I doubt it'll be right away. >> Thank you. >> Thank you. Anybody else wishing to speak?

All right, the chair is closing the public hearing. We are now open for commissioner comments and discussion. Does anybody Commissioner Richie >> got a lot to say tonight. Um I have a question for the applicant.

Um you know I think a a real worry with a anything like this especially in a formerly redlined area is um is development that leads to profound displacement that's already been experienced and being experienced in East Durham. Um, I know that you can't make profers um because there's not a site plan. And so I guess I'm wondering as you're thinking through what this property is going to be for, what does it mean to effectively engage community and bring community voice in such that there's actual real ownership over the building process here? I mean, we just saw a great example of that not happening in

Heritage Square. Um, and I think we don't want a repeat of that. Obviously, this is very different. individual parcels, but would love to hear what your owners are thinking.

>> Well, uh I can tell you what the uh the the primary ownership group that has rehabbed the Garland woodworking facility of which I'll be transparent, I am part of that group. Uh we have uh had not only multiple neighborhood meetings, but we were instrumental in getting a uh East Durham Merchants Association uh going uh because we wanted to make sure that all of the commercial property owners in the neighborhood uh had a common voice in trying to advocate for local businesses. seeing if the city would start thinking about some infrastructure investment in this area of which there's been pretty much none other than the work they did on Andrew Avenue about 15 years ago which was commendable but uh as you come down here

u and uh you know beyond the neighborhood meetings that we had we have already had some conversations from with some of the residents in the general area because we have uh we have some great tenants in Garland now with uh Proximity Brewing, Congress, Dames Chicken and Waffles should be opening any day now. Claymaker Studio relocated here from the Durham Central Park area. Um, and we want to make sure that they are all successful businesses and and to be a successful business, we want to make sure that the people that are already in the neighborhood, which is a if you've been over there, it's a it's a really a a good cross-sectional mi mix of social, economical, economic demographics of Durham. Uh, we want we want those folks to remain and we want to add more folks, too, which is why we want to put the housing in there.

So, I guess all I can go back on is our track record. so far. Um, but we've been having lots of community events as well.

Just any any Friday or Saturday evening, head on over there to the to the courtyard and you'll see all the people to get together. >> Any other questions, comments? >> Yeah, I have one question. Um, reading the neighborhood meeting, it said some preliminary work at the old fuel center indicates potential contamination requiring oversight and mitigation.

Can you point out where this old fuel center is or maybe describe it and what would be done to make sure you know there is no repercussions to potential future residents or businesses? >> Good question. Uh, is there a way to bring the screen back up again? I can point to it.

All right. So, I don't know if you're Yeah, you can see my cursor. So this um flagshaped parcel here was formerly the MM Fowler bulk fuel distribution center. So they would get fuel in on

rail cars and break it down into smaller deliveries, take it home heating, oil, things of that nature. Uh and there are still some tanks on the site. But uh since the neighborhood meeting uh we have actually had some pretty substantial testing done and believe it or not they found very little contamination which surprised the heck out of me because it had been used for that for a hundred years. Uh but we've already already been in in touch with a brownfields consultant uh to get that process going to make sure that if and when that site is ever redeveloped that it's uh it's cleaned up and remediated.

Good question. Thank you. Maybe too long an answer. No, >> it's perfect.

Thank you, >> Commissioner Capers. >> I got a quick question. Um, when considering the the minority ownership and the folks that are in that area, how much in the conversations and in the weeds are they uh in the discussions that are happening currently? >> Oh, they were all instrumental in in in

what we brought to you. And we're we're looking as more is built out. The whole goal is for this to be a communitybased place with opportunities for local jobs and local entrepreneurship. So, good question.

Thank you. >> Okay. >> Any other commissioner questions or comments? I have a question for the applicant.

Out of on that map, are all of those empty lots or are there any historic buildings remaining on those lots? So, if you can see my cursor again, everything east of Salem Street is vacant. Uh, these two lots in red are vacant. These lots up here, three of the four are vacant. And this lot has a derelic old industrial building that's sort of caving in. So, uh I would say 50% of the

land is is uh empty and vacant. >> And are there any I mean on that national national historic register are the are you going to save those buildings or do you plan on demolishing them? Because we heard on the first item on the agenda today about >> so making sure Durham stays corky. So this would be a good opportunity.

>> Yeah. Without getting into too much of the weeds, I can tell you that the uh you know the the renovation rehab that we did at Garland is what we expect to do for the rest of the properties that this group controls. I will tell you though that um most of the properties on the west side of Driver Street and uh these properties here are other property owners. So we can't predict what they will do or when they will do it or anything like that.

So, yes, it's uh you know, we we fell in love with that old Garland woodworking building and spent millions of dollars to bring it back. Literally, the roof had caved in. So, hopefully you've all had a chance to get over there.

>> Thank you. Any other questions, comments? Commissioner Nunkirkner. >> Yes.

So, to be clear, you're going from more intense development to I mean intensity is being reduced. Is that correct? >> Less intense. less intense.

Thank you. >> You're welcome. >> Any other questions or comments? >> No.

>> Okay. May I have a motion to move case Z24 triple0447 Garland District forward? Chair, regarding case Z240047, [Music] Garland District, I move we move forward with a favorable recommendation to city council. Do you have a second? >> I'll second that. has it has been moved by Commissioner

Woo and seconded by Commissioner Montes to move this case forward with a favorable recommendation. Please open the electronic voting. The vote is complete. Close the electronic voting and thank you.

Next item on the agenda is Z25 two for quadruple 06 3306 Page Road. May we have the staff report? >> Yes, thank you. >> Uh my name is Andy Lester with the Planning and Development Department. It's good to be with you all tonight. I'm here to I'm here to present case

Z25006 33 06 Page Road. 876 to allow up to 15 town houses. The existing zoning is residential rural. 876.

The site is immediately surrounded by residential rural plan development residential and industrial light zoning districts. The aerial map shows the general location of the project. It is located between the frontage of Page Road and the terminus of Oakmill Drive. The property is currently designated mixed residential neighborhood and the place type map. The textual development plan includes a

number of commitments. Um these include no town houses fronting page road. There's a $6,000 contribution to Durham public schools. The $15,000 contribution to the Durham dedicated housing fund.

Uh the site limits impervious surface to 70%. um requires 5% tree coverage when none would be required and provides a 10- foot shared path along Page Road and a 10- foot shared path from the terminus of Oak Mill Drive and the 10-ft shared path along Page Road. Uh neighborhood meetings were held in accordance with the neighborhood meeting guidelines on March 25th, 2025 and September 17, 2025. No comments have been received by staff in relation to this case on the Durham reszoning explorer. The proposal is consistent with the place type map designation of mixed residential neighborhood as it expands a townhouse neighborhood immediately adjacent to large lot single family and industrial uses. The proposal is

consistent with 18 of 25 applicable comprehensive plan policies. Uh thank you staff and the applicant are available for any questions. Thank you. The chair is now opening the public hearing.

May we have the applicant, please. Good evening, Miss Chair and members of the commission. Pam Porter with TMTLA Associates and I'm here tonight with Jeff Palmer with Shannido. And thank you, Andy, for the overview of our project.

876. This reszoning, if approved, will facilitate the addition of up to 15 town homes um to the adjacent Page Oaks neighborhood. And this development will not have direct access onto Page Road. Oakmill Drive, which is the street

located in Page Oaks neighborhood, will be extended to accommodate the additional town home units. In order to um screen keeps changing, sorry that threw me off. In order to be able to add the 15 town home units, we are also required to modify the zoning for the Page Oaks neighborhood, which is the next case on the agenda, which will allow for the extension of that road to accommodate these 15 additional town homes. The zoning modification, um I'm sorry, a couple notable commitments for the development.

Um, as Andy mentioned, we're committing to a minimum of 5% tree coverage and there is none required. So, we're committing to above the requirement, which is zero. We have a 70% maximum impervious commitment and um there is no impervious restriction as this is not a watershed overlay. We're going to use native species for any new landscape plantings. A $6,000 monetary contribution to Durham public schools. a $15,000 monetary contribution to the Dur Durham dedicated housing fund

and we're consistent with the UDO comprehensive plan and place type map and um Jeff and I are both available for questions and we thank you for your consideration tonight. >> Thank you. So pay to Jeff Palmer. He doesn't he's with you.

Any anybody on the Zoom wishing to make any comments? Nope. Chair is closing the public hearing. We're now open for commissioner comments and questions.

Commissioner Woo. >> Hi. Thank you. I have a question um about the 5% tree cover.

Um is that going to be tree preservation? I see that there's not that much tree cover on the land, but there is some up there in the corner. >> Right. So, tree coverage is preservation or replanting.

That has not been determined yet. >> Okay. Um, I have another question. One thing that I feel like we don't see

enough of is green building techniques. And that's something that, you know, in our comprehensive plan, we would love to be seeing a lot more of that. Um, so that's solar panels, charge car chargers, things like that. >> So is um is that something that y'all would consider?

>> We've not discussed that because this is going to be just additional units to that Pay Oaks neighborhood. So they're going to be very similar to what's already out there. Um, in terms of like electric vehicle charging, we've not discussed that level of detail for this. Um, we can discuss it internally and have an answer at council, but we've not discussed that to date.

Any other commissioners questions, comments? Yeah, Commissioner Montes, >> just looking at the aerial, there's a very nice, beautiful house to the north of that uh with the pool and everything. Um, I can't quite tell if the parcel at hand, the subject parcel includes those existing trees there that are kind

of buffering that. Um, if they are, I guess my question is what would the, you know, is there a commitment to a to a buffer on the north side of the site adjacent to that property? Um, if there isn't, hopefully those trees there would stay undisturbed. Um, >> can we pull up the aerial?

>> It from the aerial it just it seems like it those trees are not part of the parcel. uh they come really really close to it. Um so it seems like we'd be good. Uh but in addition to that, I'm just wondering just to make sure not to make sure but to encourage those trees to stay preserved on that north side of the parcel there.

>> Right. So this is a textual development plan, not a graphic development plan. So we do not have a graphic that shows any buffers. Um we'll be required to meet the minimum UDO requirements for buffering. We've not explored doing any

additional buffering. Um, we can have that discussion at site plan, but if there's buffers required, then they will be part of the site plan. >> Sure. Yeah.

I I wasn't really asking for any additional buffers. I understand you have a tight constraint there. I would never want to ask that. It's just the trees there just to the north of that parcel.

They're kind of in between the h the house with >> Yeah, those are not on the property. Those those will not be touched. >> Great. Fabulous.

Thank you. >> You're welcome. Any other commissioners, questions, comments? Okay, the public hearing.

Oh, may I have a motion to move this case forward? Z25 2 3 4 quadruple 06 33 06 Page Road forward. Uh chair regarding case Z2500 01034 Z I'm sorry 3306 Page Road. Um I move

that we move it forward to city council with a favorable recommendation. >> Second. >> Second. >> It has been moved by Commissioner W and seconded by Commissioner Capers to move this case forward. May we open the electronic voting please? Close

the electronic voting. Thank you. Motion passes unanimously. Next item Z25 triple0103404 Page Road amendment.

May we have the staff report, please? >> Yes. Thank you. U for this item, the applicant proposes to amend an existing graphic development plan, specifically Z17 000031 that would affect three parcels of land located at 0 1000 and 10002 Oak Mill Drive.

788 and it is not requested to change through this application. The applicant proposes to amend the existing development plan to allow for an additional external access point on the eastern portion of the site adjacent to 3306 Page Road. No other changes are proposed.

788. The affected parcels are surrounded by residential rural and PDR zoning. The aerial map shows the general location of the project. The affected parcels of the amendment are located on the eastern terminus of Oak Mill Drive.

The property is currently designated apartment and townhouse neighborhood on the place type map. No change would occur with the amendment. Um this is the amended development plan. It shows the new access point that is graphically depicted with an arrow and is shown within bubbles on sheet three of the attachment D.

It's the blue arrow on the plan. Neighborhood meetings were held in accordance with neighborhood meeting guidelines on March 25th, 2025 and September 17th, 2025. No comments have been received by staff in relation to the case in the Durham Reszoning

Explorer. The proposal amends an existing graphic development plan to allow for additional external access point located on the eastern portion of the site. The additional access point increases the potential for greater neighborhood connectivity by removing an existing platted culage sack and proposing a new connection. Due to the limited nature of the request, the proposal was not reviewed against the policies of the comprehensive plan.

Thank you. Staff and the applicant are available for any questions. Thank you. The chair is now opening the public hearing.

May we have the applicant, please? Pam Porter, TMTLA Associates. Um, this is related to the last case. So, all we're doing for this is amending the previously approved zoning case to allow for the extension of Oakmill Drive down through the buffer.

Uh, this previous zoning case shows a buffer. It's a committed element. you can't do anything to it unless you have you come through

with a zoning amendment, which is what we're doing. Um, no other changes to the zoning. We're literally just putting a break in that buffer to extend that road down to develop those 15 town homes that you all just approved a minute ago. Um, happy to answer any questions.

I think this is pretty straightforward. So, um, hey, thank you for your support tonight. Any other community members wishing to speak in person or on the Zoom? Nope.

Okay, the public hearing is now closed. Commissioner, questions, comments. May I have a motion to move this case Z25 triple0103404 Page Road amendment forward. Uh, chair, regarding case Z250010 3404, Page Road amendment, I move that we move this forward to city council with a favorable recommendation.

Do >> I have a second? >> Second. >> It has been moved by Commissioner Woo and seconded by Commissioner Richie to move this case forward with a favorable recommendation. Please open the electronic voting.

Please close the electronic voting. Thank you. And the motion passes unanimously. Chair Shagaras, we are coming up on our 7:30 break.

I don't think we'll probably get through the next item before 7:30. So, I'd recommend we take a 5 to 10 minute break for the closed captioner now and then we can come back and uh do that last item. >> I concur. A 10-minut break. We will resume at 7:26. Thank you.

Do you No

matter what I don't know.

I don't know. That might be

Oh yeah.

Good night.

We're calling the meeting back to order. Uh, next item on the agenda is public hearings comprehensive plan amendments A25 quadruple0ero2 evaluation and assessment report ear-pt and policy amendments. May we have the staff report please? >> Thank you madam chair.

As you said, this is case A25002, the evaluation and assessment report of the comprehensive plan. Okay. So, what is the E or evaluation assessment report? It is something that is mandated in the UDO that we do every two years to monitor progress on the goals and objectives of the comprehensive plan. However, since we started drafting the new comprehensive

plan in 2019, it was adopted in 2023. We haven't done an evaluation and assessment report since 2018. And so, we're now in our first two-year cycle, believe it or not. Yes, it has been two years to the month since we adopted this the new comprehensive plan.

And what we're doing this time is doing it in two phases. The first phase is going to be a presentation or a release of the first community goals and objectives report card as well as some more administrative and technical updates to the comprehensive plan. We're talk we're going to present to you six proposed place type changes, one potential change to the urban growth boundary and then a number of edits to policies in the comprehensive plan that you got in your packet. There will be a second phase that we plan to bring you in the spring that's going to have a more detailed report of implementation

uh of our actions that are listed in the comprehensive plan as long as as well as a technical analysis regarding a number of uh planning issues such as affordable housing um number of acres that have been reszoned number of building permits issued so forth and so on. Um but we want to have two full years of data from the adoption of the comprehensive plan. So we're looking to uh have get data through the end of October, start compiling that data in November. We have a number of different data sources that we're going to need to put together and that's going to take us a little while to get all that done.

Um especially since this is the first time we're doing it this way. So again, phase two we plan to bring you in the spring which will be a full uh evaluation of two years of the comprehensive plan. We'll also have a summary of community planning white papers that our community planning team has been working on since the adoption of the plan.

So, first I'm going to talk about the policy updates. Uh what we did was we went through and reviewed all of the quote unquote D policies and commentary D policies. The D stands for development. When the comprehensive uh when the comprehensive plan was first developed, a number of policies, I believe it was 70 around 73 policies were designated with a D.

We went through all of those policies, determined whether they are uh should remain a development policy, whether they should be removed as a development policy. I want to be very clear. If we are recommending the removal of the development designation, that does not mean is getting removed from the comprehensive plan. It will stay in the plan, but we'll just remove it as one of the policies that you see in your comprehensive planning uh review document that you get in your packages. So, here's a list of the policies and

the uh the number of policies that we are making edits to. the removal of the DD designation. One thing that we had heard a number of times was that there are several policies that are repetitive and there are several policies that quote unquote double count. I think Commissioner Woke, you broke up brought up one time that if you do native trees, you get credit for achieving four policies.

So, we've gone through and really kind of looked at how can we make our policies uh more streamlined, how can we make them more uh definitive and more and differentiate one from another. So, we tried to avoid uh that double counting so to speak. We also tried to um edit the policies so that the language is more clear. We did we specifically though did not look to greatly diminish or change the intent of the policies. There may be some some clean up of the language so to speak, but there's not a a a desire to

reduce or change the overall meaning of the policies. Now I'll move into the place type updates. There are six proposed changes to the place type map updates to the place type map. One in Treyburn, one at North Roxboro and Orange Factory.

Those two that I'm about to show you are going to be different from your packet. So when you make your um recommendation, please or when you make your uh when you do your uh yeah, when you make your recommendation, please reflect the change of the staff recommendation in your motion. Uh then we have one on NC751, one on South Alustin, one at Redwood Convenience Center, and one on Baptist Road. Just want to also clarify that these are all staff initiated and that there are no Z underlying zoning changes proposed here.

So the first one is at Treyburn. Uh this came from the county economic development department. They have identified a site of approximately 60 acres um up in the northeast corner of Treyburn. And so the request is to change that designation of those acres of that acreage to employment campus to match most of the rest of Treyburn and also to include four parcels including some that is are is designated rural and and agricultural reserve within the urban growth boundary. The main reason for this, there's no intent to develop the area that is remaining rural and agricultural reserve, but they may need to have utilities cross that land in order to uh reach the economic development site that the county economic development department has identified and want to make sure that there's not going to be any policy issues with being able to extend water and sewer infrastructure across that land. Uh the

areas that are staying rural and agricultural reserve also already have um conservation easements on them protecting them from any significant development. The next one is property that is currently designated as suburban commercial area and recreation and open space. The property was recently purchased for use by the county for use as a demonstration farm. At the request of county open space and real estate division, the request is to change the suburban commercial designation to community institution to allow for that civic zoning district to be applied in the new development ordinance.

Also, this this area would remain in the urban growth boundary for future uses for the county. The next one is a place type map change on NC751. This property is currently designated apartment and townhouse neighborhood. The city has recently purchased this

parcel for a future sewer lift station. Therefore, the designation of utility and public works facility is more appropriate. The next one is a site on South Alustin Avenue just south of Carpenter Fletcher Road. The property is currently designated general industrial on the place type map.

However, due to a recent reszoning adjacent to this parcel on the south to a residential zoning district and the change in place type on those apartments on those parcels to apartment and townhouse neighborhood, an isolated parcel of general industrial was left behind. Not only is it impractical to develop this one parcel as general industrial, it is an existing dentist office which is more closely aligned with the neighborhood services designation. Therefore, staff recommends changing that designation of that one parcel to neighborhood services. Next site is the Redwood Convenience Center

uh near I 85 on Redwood Road. properties currently designated rural and agricultural reserve, community institution, and recreation and open space. The county has recently combined parcels and and acquired more land for the Redwood convenience site. So, the consolidation of all the parcels into the place type of community institution is appropriate.

Finally, the last site is out on Baptist Road. Properties currently designated utility and public works facility on the place type map. The utility on the site was later deemed to be a cell a cell tower which does not require use of the entire parcel. Therefore, a designation of rural and agricultural reserve consistent with the surrounding parcels is appropriate. There are no comments for any of the place time changes place type changes on the Durham reszoning explorer. And then finally, the last item in this phase of the envir um evaluation

assessment report is the community goals and objectives report card. I can tell you I do not I was not involved in the community goals and objectives report card. Um Kayla Cyel on our staff was the primary staff person for that. She was not able to be here tonight, but if you would like a more full uh presentation of the report card, be happy to uh pro provide it to you.

But I can tell you that it's again something that we're looking to update every two years in conjunction with the E. Um it would have lots of reports of of big picture data and trends and go around eight eight community indicators. There is countywide Durham specific data involved here with from a number of data sources and they also look at equity emphasis areas from vision zero, equitable and green infrastructure and so forth. Here you can see the eight sections and the eight equity areas involved in the

uh creation of the report card. Please take it take some time to look at it is included in your packet. If you have any comments um include them either in your written comments uh that you have with you or feel free to send them to me and I can pass them on to Kayla. And again if you have interest in a more uh in a longer more detailed presentation on the report card.

I'll be happy to have schedule Kayla to come make that presentation. So what are we asking for you to do tonight? We're asking for you to provide input and recommendations on the proposed policy changes as well as a recommendation on the six proposed place type map changes. Uh the community goals and objectives report is only for your information at this time.

And with that, I'd be happy to answer any questions. >> Thank you. The chair is now opening the public hearing. There any community members in person that wish to speak?

Seeing none, any community members on the Zoom, please raise your hand by pressing star9. And we have Tanya Meyer. >> Yes. Hello.

I wanted to just um >> please state your name and address first the record. Thank you. Thank you so much. My name is Tanya Meyer and my address is 1336 South Point Trails in Durham and I'm right across the street from the 751 uh parcel and I wanted to just get a little bit more information on that.

um the finding out what the city purchased it for, what the purpose will be, um whether there will be any kind of impact on the uh nearby community. Thank you. >> Thank you. Aaron, would you care to address her questions?

>> Sure. Um I mean the the county the property has already been purchased. Uh there is a lift station just to the south of that pro of that property. It is old.

It is undersized. And so in order to be able to handle um the sewer needs of that area of the city, the uh land was purchased and an upgraded uh an upgraded and bigger sewer lift station is planned to be built there. I do not have a timeline for when that would happen. >> Thank you.

Okay, Brenda Hair. >> Um, good evening. My name is Brenda Hair. I'm at 604 Orange Factory Road. And the question that I had, I just wanted to verify the change here. Uh, the paper that I received said that this was uh currently suburban commercial and

recreational open space. um that it was proposed for rural and agricultural reserve and recreation open space and did I >> could you verify that for me please? So you we had after those letters went out, we had a conversation with the county open space and real estate division and they expressed their desire that it be community institution rather than rural and agricultural reserve. And so that we are following the guidance and request of the C County Open Space and Real Estate Division.

Uh Tanya Meyer again. >> Thank you. It's Tanya Meyer once again. 1336 South Point Trail across from the 751 uh property. And I wanted to just uh clarify the old lift station that's to the south. Do we know what will occur

with that? >> I I do not know at this time. I don't think that's been decided yet. Um, it's still in the very preliminary phases of putting together the uh the new lift station.

So, I don't I I'm not aware of any uh decision that's been made on what to do with that site. And Brenda Hair, you have a followup. Maybe one minute left on your two-minut time. Please unmute yourself.

>> Yes, thank you. I understand um from talking with someone down at the city hall that that the property there is supposed to be a demonstration farm. Um is that still in the plan? And if so, why would that be considered multi-use instead of agriculture? Yes, the plan is for a demonstration

farm that would have um educational facilities involved with that. And so in order to uh provide facilities for the educational side of that, uh the request from the county was to have that be community institution. It wouldn't be multiuse per se. uh community institution just means it's going to be a civic use um under the uh control of the county like I said as a demonstration form.

>> Thank you. >> Thank you. Anybody else on the Zoom wishing to speak? Please raise your hand by pressing star nine. Seeing nobody, we shall now close the public hearing and open up for commissioner discussion. Commissioner Woo.

>> Thank you. Um I have a question. So as we are discussing, can we vote on things separately or does this have to go as a whole package? like if we have concerns about certain things.

Um >> so we would welcome your input. Are you talking about the policies or are you talking about the place type? Okay, >> that is up to you. If you want to do two different motions, one for the place type map changes if you you could even do a separate motion for each place type map change if you wanted to.

That is that is up to the commission and how they want to handle that. >> Thank you. Any other commissioner comments or questions? All right.

I have Thank you for that. Oh, Commissioner, anybody? No. All good. Um, I would like to

do the place type maps separately. >> Okay. >> There's six of them. >> There are I I would recommend so we put a a a name on each map so we could just simply differentiate them that way.

Um Treyburn, North Roxburn, Orange Factory Road, and so forth. Um if you want to just do each of those in order. >> So there it was Treyburn. It's the North Roxboro Orange Factory, the 751, and what are the specific names of the other ones? >> Uh, there's NC 751, there was South Alustin, um, Redwood Convenience, and Baptist Road.

Okay. May I have a motion to move or for the place type map change to the Treyburn property? Do you have a motion to move this forward? Um chair regarding do I case A25002 evaluation um an assessment.

>> Let's wait a minute. I want to make some comments before we open this up for voting. So my personal concern is changing the UGB. We have only had the comprehensive plan in place for two years.

We had a case come in front of us previously by a private property owner that we turned down because their property was located outside of the UGB. We now have two new petitions to change the UGB. One uh for industrial or job

purposes and one for a a demonstration farm. reading the county commissioner's minutes, the there was some concern that the funding for the demonstration farm has was was is out uh federal changes at the federal level. It was some funding for that demonstration farm allocated from the federal government. There's been some concern from the county commissioners now that that funding no longer exists.

So if this UGB is changed and there is no funding for the demonstration farm, is it going to would it then be possible to develop this as something else? >> So the the site at North Roxboro and Ox the site at North Roxboro and Orange Factory is already within the UGB. So we're asking that there not be a change for that site. It's shown as suburban commercial. it is already

within the UGB. So, we're just asking that the change go from suburban commercial to community institution at the or at the North Roxboro Orange factory site. The trade the four parcels at the Treyburn site are not currently in the UGB. The request is from County Economic Development to include them in the UGB because those four four parcels are within the Traburn Corporate Park limits and they have as I said cited uh a significant site significant size site for a potential future um employment site econ for economic development.

So that's the request coming from county economic development. >> Okay. Thank you. So only one of them involves moving the UGB and that is the Treyburn site.

>> That is the Trayburn site. Yes, that's the only one. >> Okay. Thank you. >> So Mayor, we have a motion to move the

place type maps change. Do we need to reference the A25? >> I I would prefer to just to for the record. >> Okay.

A25 quadruple0ero2 evaluation and assessment report. the place type map changes. Specifically, the first one for place type map changes would be the Trey Burn. Do I have a motion?

Uh, chair, regarding case 825002, [Music] evaluation and assessment report, place type map change, Trayburn. I move that we um put this forward to city council and the county commissioners with a favorable recommendation. >> Second. >> Is it Who was the second? Commissioner Richie, may we have the electronic voting, please?

Okay, loading is complete with we'll we'll discuss this later under new business about how we're going to report this. We can uh yeah, it looks like it is a recommendation of denial on a four to five vote with Chair Shagaras, Commissioner Chicowski, Commissioner Ninkirkner, Commissioner Richie, and Commissioner Woke voting no. >> Thank you. Second motion on case A25 quadruple02 evaluation and assessment report place type map changes North Roxboro and Orange Factory roads. >> May we have a motion? >> Chair regarding case A25002 evaluation and assessment report place

type map change North Roxboro in Orange Factory Roads. I move that we put this forward to city council and county commissioners with a favorable recommendation. >> Second. >> I have a motion by Commissioner W and a second by Commissioner Richie to move place type maps North Roxboro and Orange Factory Roads A25 Quadriazil 4 uh forward with a favorable recommendation.

Will we have the electronic voting please? Electronic voting is closed. The motion passes 9 to zero. All right. Third item on the place map. Place type maps change highway 751 case A25 quadruple zilo true evaluation

and assessment report. Do we have a motion to move this forward? >> Chair, regarding case 825002, evaluation and assessment report place type map change NC751 highway. I move that we move this to city council and county commissioners with a favorable recommendation.

>> Second. It has been moved by Commissioner W and seconded by Richie to move the Highway 751 place type map changes A25 quadrup evaluation. May we have the electronic voting, please close the electronic voting. Unanimous motion.

The fourth item, place type map changes, South Alustin on A25 quadruple 02 evaluation and assessment report. Do we have a motion to move this forward? Chair, regarding case A25002, evaluation and assessment report, place type map change, South Alustin Avenue. I move we move this forward to city council and county commissioners with a favorable recommendation.

>> Second. It has been moved by Commissioner Woo and seconded by Commissioner Richie to forward South Austin Place type map changes A25 quadruple02 evaluation and assessment report forward with a favorable recommendation. May we have the electronic voting please? All right, close the voting. It's unanimous motion. May we have the Redwood Convenience

Center place type map changes A25 quadruple 02. Motion to move this forward. >> Chair regarding case A25002 evaluation and assessment report place type map change Redwood Convenience Center. I move we um move this forward to city council and county commissioners with a favorable recommendation.

>> Second. >> Too slow. It has been moved by Commissioner Woo and seconded by Commissioner Capers to move place type map changes Redwood Convenience Center A25 quadrupural to evaluation and assessment report forward with the favorable recommendation. May we have the electronic voting, please.

>> Electronic voting's closed. >> Motion passes 7 to2 with commissioners uh nine Kirkner and Pontac voting no. And the last place type map, Baptist Road place type map change A25 quadruple 02 evaluation and assessment report. May we have a motion to move this forward.

>> Chair regarding case A25002 evaluation and assessment report place type map change Baptist Road. I move we send this forward to city council and county commissioners with a favorable recommendation. >> You have a second. >> Second. >> It has been moved by Commissioner W and second seconded by Commissioner Richie to move place type map changes Baptist

Road A25 quadrupole 2 evaluation and assessment report forward. Favorable recommendation. Can we have the electronic voting please? Electronic voting can be closed and we have a unanimous motion on that.

Thank you. >> Staff also then asks that you make a motion on the policies as shown in attachments A and B. Um do you have a recommendation on that? >> Uh make a motion.

Yes, we have a question from Commissioner Woo about the policies. >> Um, yes. So, I seeing that policy 81 and 83 are being removed because they are you're considering them covered under policy 79. >> I feel like some of the teeth came out a

little bit of those. Um, and I was wondering if we could alter the wording of polic 79 just to more um comprehensively encompass 81 and 83. >> Okay. Do you have suggested language?

>> Um so yes. So 81 is um locating open space so that it protects most environmentally sensitive portions of the sites and creates large and contiguous habitat areas. So that large and contiguous habitat areas um to maybe be included in there. And then 83 um is existing habitat areas and wildlife movement corridors should be left largely undisturbed or remain in their natural vegetated state. Um so I know corridors are in 79. Um, but you know, I just kind of wanted it bolstered a little bit more.

>> Okay. >> So, yeah, I I would I would really like specific language. >> Okay. >> That we can have the commission vote on.

Do you you have I I heard what you said about 81. >> You're right. Um >> um about the large and contiguous. >> So, let's see.

All right. >> If um give me a minute and I'll move on to other things, >> I'll get I'll come back. I'll work on that. >> Okay. I mean, I I guess we could you could just simply ask staff to add language about the large and contiguous and if you trust staff to craft something, we can we can certainly look to incorporate that. Um, if you if you're if you're okay with us handling that and moving forward, then I think that would be fine

rather than having to word Smith it right here. I guess that would be okay. Any other policies? So it would appear as if we need to have the words if 81 and 83 are going to be reflected in 79 it the word contiguous is going to be necessary.

Can we have a commitment >> that will absolutely staff will work? Yes, we're we're taking your input and we'll incorporate your input. So we will work to uh mention something about large and contiguous habitat areas.

Um, yes, we will definitely look to incorporate that in policy 79. >> Any other policies specifically? All right. So, can we have a motion to move A25 quadruple02 evaluation and assessment report policy amendments with the language of contiguous and wildlife corridors being incorporated into 79?

We have a motion to move this forward. Chair, regarding case 825002, evaluation and assessment report policy amendments with language changed um with taking some of policy 81 to um to create large and contiguous habitat areas. and policy 83, existing

habitat areas and wildlife movement corridors being left largely undisturbed incorporated into policy 79's language. I move we move this forward to city council and county commissioners with a favorable recommendation. >> Second. It has been moved by Commissioner Woo and seconded by Commissioner Richie to move case A25 quadruple0ero2 evaluation and assessment report policy amendments with the verbiage change forward favorably.

May we have the electronic voting open, please? >> I'm sorry, chair. Does that mean we can only vote on this revised language? The motion has with with the revised language. >> That that is the motion that's that's on the floor now is the entirety of all the policies with the revised language as

suggested by Commissioner Wil. >> So we can't vote on the motion as it was originally. >> Well, there wasn't an original motion. first motions that that's been made is the one that incorporates the uh policy input, the the request for the change language from Commissioner W.

That's the only that's the only um motion on the on the floor right now. >> Okay. Can I make a motion to just submit the regular original language as it was? >> If not, that's fine.

I mean, it's not that big of a difference, but >> I'm not sure about rules. >> Um, it says protecting sensitive land and it says it's crossed out water sources and only has reservoirs. That excludes wells and private sources of of water. So, I think that needs to be changed. That private sources of water need to be protected as well.

>> I'm sorry. Can you tell me which policy you're looking at? >> I'm looking at environment and public space policy topics where it says protecting sensitive land. I don't know what page >> the 79.

Okay. >> Commissioner Chakowski >> policy 70. >> No, wait a minute. Go ahead, Commissioner Chicowski. >> I >> you have to >> it says reservoir and all of the other water sources are crossed out. So I think those also need to be included to

protect those water sources as well. >> Drinking water. I mean that's very important. >> Uh Commissioner Chicowski.

>> Uh thank you chair. Forgive me if I'm not understanding the the rules, but could I suggest that we vote on an individual change and then what we vote yes or no on that then vote for the entirety of everything? Is that is that doable? If I could ask for clarity sake, we would need to have the official language to be able to review before we could vote on it.

And so I think because and stop me at any time if I'm wrong, folks, because we don't have the hard language yet. The assumption is we would be making a vote on the assumed language that none of us have seen yet. And so I think what we probably should do and chairman let me know what we probably should do is probably see that hard language before we make an assumption and move forward with the overall piece of information. Does that make sense? Am I wrong?

So, I was just over there and and tried to incorporate Commissioner W, what you had. Um, and so what staff potentially suggests is protect Durham's most sensitive natural areas, prioritizing large and contiguous areas in their natural state, including flood planes, wetlands, wildlife as defined in a locally adopted open space plans, deep slopes, drinking water sources, critical watersheds, and North Carolina natural heritage areas from the impacts of development. Yes. Sorry. >> Is it possible to >> revisit this item at a later meeting since there is some discussion and then we could potentially see the new verbiage. That is the um that that is certainly the that is up to the

commission. If the commission would prefer that we come back at a later at your November meeting with updated language, we don't need to bring the other items back, but we can bring you updated language um on the policies. I guess it's just policy 79, right? That's the only one.

We can bring you updated policy language of on policy 79 um at your November meeting if that is your if that is your wish. >> That is that is my wish. Okay. Um there was three large documents that we had to review for this meeting and there's some a lot of details.

So >> do we make a motion >> or do we just this item will >> you can just you can just table you can just table the item to next month. Um, we've already made the motions on the place type map changes, so we can just table the policy items to next month. >> Okay. A25 quadruple02 evaluation and assessment reports, PTM policy amendments, has been tabled until the November meeting to where we can review some of the language changes.

Thank you. All right. Item number nine, committee updates. We have the UDO subcommittee was formed at the annual retreat.

The previous members of the UDO subcommittee had resigned from the commission. The members are commissioners Woo, Richie, and Chicowski with the official alternates being Commissioner Nunkner and Commissioner Capers. >> That that side of the room. >> We look forward to your updates.

Not not just yet. Number 10, new business. >> Um, ju not, we do have a sizable um agenda for you next month. It's now a little more sizable with the policy language. Um, we will also have the uh 2026 meeting

schedule for you to review and approve next month as well. >> Thank you. Number 11, staff announcements. He's getting his steps in.

>> Um, we do have a new member of our team, uh, that was just announced today. I did go ahead and tell him he could go home. Um, but a gentleman, Javar Jones, will be the newest planner on our team. Um, he'll be here next month and probably the next few months you'll start seeing him present cases before you.

So, we're excited to have him as an addition to our team. >> And is Sarah new? >> Oh, yeah. This is your first.

Go ahead. >> No, never enough Sarah's. Hi, my name is Sarah Varane. I am the new communication u public information and communication analyst for the planning and development department and I will be helping Chris um with running the tech and all the happy things over over in this little land. >> Thank you. And based on the suggestions

from the uh electronic staff people, when you're recognized to speak, if you can then reate your name so that the closed caption has time to move the camera to us before your comments are made. That would be helpful. And in the future with the electronic voting, city staff is going to handle the opening then the closing and the reporting of the results. All right, that's it.

Number 12, adjournment. m. Thank you.