City-County Planning Department

• Planning Home
• Staffing
• Director's Office
• Development
• Operations
• Strategic Planning
• Staff Directory
• Current Topics
• Census 2010 Complete Count Committee
• Downtown Zoning Update
• Environmental Enhancements to UDO
• Fayetteville Street - University Land Use Update
• Golden Leaf Awards
• Ordinances
• Unified Development Ordinance (UDO)
• Durham Zoning Atlas
• Development Plan Guidelines
• Durham Design Guidelines
• Landscape Guidelines
• Neighborhood Meeting Guidelines
• Old Zoning Ordinance
• Old Subdivision Ordinance
• Boards and Commissions
• Appearance Commission
• Board of Adjustment
• Design District Review Team
• Development Review Board
• Durham Open Space and Trails Commission
• Environmental Affairs Board
• Historic Preservation Commission
• Joint City-County Planning Committee
• Planning Commission
• Processes
• Applications
• Current Submittals
  
  • 2009 Submittals
  • 2008 Submittals
• Development Review Process Portal
• Enforcement
• Historical Development
• Historic Landmark
• Land Development Office (LDO)
• Limited Agriculture Permit
• Major Special Use Permit
• Neighborhood Protection Overlays
• Plan Amendment
• Site Plan Review
• Street Closings
• Street Names Guidelines
• Street Renaming
• Subdivision Review
• Text Amendments
• Zoning Map Change
• Comprehensive
• Comprehensive Plan
• Plans Adopted
  • New Hope Creek Corridor Open Space Master Plan
  • New Hope OS Plan Display
• County Historic Inventory
• Demographics
• Outreach
• Neighborhood Organization
• Notification List
• Planning Overview
• Water-Wise Landscaping
• Zoning Complaint Form

4B.3 University-College District (UC)

4B.3.1 Purpose and Intent

The University-College (UC) District is intended to allow for growth and development of colleges and universities, while protecting the larger community, nearby neighborhoods, and the environment from impacts accompanying major new development.

Development in the UC District shall be designed for a mix of university-related, integrated uses as specified below, linked by pedestrian ways, bikeways, and other transportation systems. Development in these districts shall also encourage reduced auto use, mitigate environmental impacts, conserve energy resources and achieve visual continuity in the siting and scale of buildings.

4B.3.2 Areas Regulated

The campus areas for these institutions shall be divided into two types of areas, with distinct standards applying to each area:

1. Internal Campus.University properties contiguous only to other university properties, with resulting impacts primarily affecting only the university; and,
2. Perimeter Transition Area (PTA).University properties adjoining non-university properties, where there are direct impacts from university development on nearby non-university properties. As a result, there is a corresponding need to ensure greater compatibility in these areas.
   
   PTA’s shall be designed to establish standards at edges of campus areas that minimize any adverse impacts of proposed development on adjacent non-university properties. Standards shall be applicable to a 150-foot wide area at the boundaries of the UC District. Where applicable, this area shall be measured from the midpoint of public rights of way (ROW’s) adjoining the edge of university properties. If a public ROW adjoining the institutional property edge (with no adjoining buildings) is wider than 200 feet, and contains no existing or planned buildings, then no PTA standards shall be applied and the area may develop consistent with the Internal Campus standards.

In order to reflect this differing level of impact on non-university properties, the Internal Campus development standards shall be more general and flexible, while the PTA standards shall be more specific and detailed.

When applying this zoning to university-owned properties, the UC District shall extend to the midpoint of public rights-of-way (ROW) adjoining those properties.

4B.3.3 Permitted Uses and Development Intensities

1. Permitted uses:University and college uses and ancillary uses typically associated with a university or college that are customary and subordinate to the primary educational function of the university or college use, including dormitories, stadia, enclosed arenas, auditoriums, and museums Typical ancillary uses may also include uses with a direct relationship to a university academic use, such as university medical center uses, including teaching hospitals, medical schools, nursing schools, biomedical research facilities and support space. Limited retail uses, such as university-related bookstores and dining facilities located within other buildings, shall be permitted, to the extent that they are designed to serve the on-campus population of the university and not to attract additional traffic to the campus. Permitted uses would not include trade schools.
2. Development Intensities
   1. Internal Campus. Restricted by height to a maximum of 120 feet. The maximum height may be increased to 145 feet, with a Major Special Use Permit.
   2. PTA.  To ensure compatibility of new building facades and site design with others nearby, the maximum height of buildings shall not exceed 150% of the average height of buildings on adjoining properties (including those directly across a public ROW), to a maximum of 100 feet. In calculating the average height for the adjoining buildings, the following considerations shall be included: maximum permitted heights for developable vacant lots, the taller of buildings in front or behind each other and included within 150 feet of the PTA. Heights may be increased beyond 150% of average surrounding heights to a maximum of 145 feet, with a Major Special Use Permit.

4B.3.4 Additional Design Standards for Both Internal Campus and PTA’s

1. General.Unless alternative standards are explicitly established below, all relevant standards and provisions of the Zoning Ordinance shall apply.
2. Sidewalks and Pedestrian Ways. Alternate walkway routes outside of regular sidewalk requirements within public ROW’s shall be permitted in the Internal Campus and may be permitted in the PTA’s. Such alternate routes must be submitted and approved by the Development Review Board (DRB) as part of a campus-wide pedestrian plan. Subsequent alternate routes proposed must be consistent with that plan.
3. Parking.Shall be tied to the university’s documentation of adequate parking availability as determined by the Development Review Board. Parking may include spaces located outside the UC District Requirements for landscaping within parking areas may be rearranged by up to 50% if the university can demonstrate that a specific university use or activity is being served by such a change.
   
   Within PTA’s, surface parking lots shall not be located immediately adjacent to or across from properties zoned and developed as single family residential properties. No parking facilities within PTA’s shall be located less than the average setback for existing buildings and/or parking lots on adjoining properties.
   
   Surface parking lots within PTA’s that adjoin public streets shall be landscaped or otherwise screened with structures, etc., to minimize views of parking from the street and adjoining properties.
4. Lighting.  Within PTA’s, new athletic fields shall not be exempt from the lighting standards established in Article 8 with the exception that, after 11:00 PM, such facilities may not utilize the exemption for public recreational activities.
5. Building facades and orientation.Within PTA’s, new buildings adjoining public streets shall have compatible exterior facades with adjoining properties. Compatibility shall be demonstrated by documentation that the design of a proposed PTA building is compatible with other adjoining buildings and sites, considering both architectural and site designs. This design information shall be submitted with the site plan for proposed development within the PTA. Each building shall have a direct orientation and entryway facing a street.
6. Screening of mechanical equipment, utility systems, solid waste and loading areas.Within PTA’s, shall be compatible with surrounding properties, especially as viewed from public streets and adjoining properties. Applicable ordinance requirements addressing these issues shall also apply.
7. Landscaping.  Within PTA’s, shall be provided so as to ensure compatibility with adjoining and facing properties. Landscaping shall also include appropriate design and handling of stormwater
8. Amateur Wireless Facilities, Broadcast Antennae, Satellite Dishes, and Wireless Communication Facilities: Amateur wireless facilities, broadcast antennae, satellite dishes and wireless communication facilities, shall be allowed in the UC district subject to the requirements of Section 7

4B.3.5 Development Review Procedure

1. General. A campus master plan shall be submitted to the Planning Department prior to any rezoning submittal. Such campus master plans shall be viewed as illustrative in nature and may be updated, in whole or in part, at any time. Only properties included as part of a university campus in a campus master plan may be included in the UC District.
2. Initial Rezoning to Establish UC District.  A full rezoning process shall be initiated by City Council for each of the three Durham college/university campuses. A basic rezoning application shall be required, along with documentation on the availability of adequate parking and a limited surcharge fee to cover public notification requirements. The universities may elect to have all or parts of their campus covered in this initial rezoning so long as those areas are covered by the appropriate campus master plan; however, no areas of the campus that were not under the direct control of the university prior to January 1, 2002, may be included in the initial rezoning. The universities may also elect to submit traffic and stormwater impact analyses at this time or later. The university may submit a Development Plan, providing additional details and restrictions beyond minimum ordinance requirements, for all or parts of the area associated with this initial rezoning.
3. Additions to Initial UC District.Subsequent to the initial rezoning, a Development Plan shall be required with any requested additions to the initial UC District.
4. Approval of Individual Building or Facilities.A Minor Site Plan shall be required for approval for individual buildings and development, with prior review of building façade and site design for compatibility with adjoining properties of development within PTA’s by the Design Review Team. The Team would utilize the Durham Design Manual as a guide to ensure compatible building facades and site design adjoining the boundary of university properties.
5. Traffic and Stormwater Impact Analyses.  If these analyses were not handled at time of initial rezoning, they would be required with or in advance of Minor Site Plans when appropriate thresholds on campus development are reached (for Traffic Impact Analysis requirements, see Section 13.3; for Stormwater Impact Analysis requirements, see Section 8.1.26). Phasing plans on the implementation of facility recommendations from these analyses may be included.
6. Biannual Certification of Adequate Parking.  A report from each university covered by the UC District shall be filed with the City-County Planning Department, to demonstrate that, adequate parking is being provided by the university, considering both the location and amount of parking provided. Such reports shall be valid for a two-year period. If a valid report is not on file at the time a development approval is requested by an institution, no processing of that plan shall occur until a new report is provided by the university and reviewed by City Transportation and Planning staff, using parking standards and considering a variety of parking reduction techniques and commuter trip reduction guidelines (TDM) from appropriate ordinances, including shared parking, remote parking, available transit service, bicycle and pedestrian facilities and other trip reduction techniques.

Back

Section Four Table of Contents

Next

To reach Durham City/County Planning call 919-560-4137 or fax us at 919-560-4641