Durham City Council Meeting - April 28, 2025: Proclamations, Public Hearings, and Development Approvals
Durham City Council Meeting - April 28, 2025
The Durham City Council convened on the evening of April 28, 2025, at 7:00 p.m. (called to order at that time, with the meeting ending at 10:43 p.m.). The meeting included ceremonial proclamations, council member announcements, a consent agenda with several items, public hearings on a water/sewer code amendment, a CDBG/HOPWA substantial amendment, and multiple development zoning cases. Key votes included approval of a 100% affordable housing development (Page Corners) without city subsidy, and a change to allow tree coverage reductions in development agreements.
Consent Calendar
- Adopted unanimously (items 1–24, with items 5, 6, and 24 pulled for separate discussion). Items included:
- Participatory Budgeting Steering Committee appointment
- Mayor's Hispanic/Latino Committee appointments (not polled, but noted)
- Durham Workers' Rights Commission appointments
- Approval of city council minutes
- City code amendment for water and sewer connections (pulled)
- Contract for five-year consolidated plan preparation (pulled)
- Trails at Twin Lakes Development Loan Commitment
- Various contracts and agreements (electric vehicle supply equipment, HVAC, drainage, recycling, etc.)
- Supplemental item 24 (DEQ Community Waste Reduction and Recycling Grant) was moved to consent and adopted.
Public Comments & Testimony
- Tina Motley Pearson spoke on the city code amendment for water/sewer connections, expressing concern that pressurized sewer lines (force mains) might prevent neighboring properties from hooking into city sewer, except for the intended KB Homes development.
- Katie Ross (attorney) raised concerns about vague language in the proposed amendment, particularly regarding "unsatisfactory water supply quantity" and the potential for exploitation by large developers, and also noted that city council approval may not be triggered if the city manager decides not to notify them.
- Alejandro Ruiz (first-time speaker) urged help for long-time Durham residents and seniors facing rising property taxes, noting his own experience and the need for tax relief.
- Tiffany Swoop (Graced Inc.) spoke on the CDBG/HOPWA amendment, emphasizing housing-first approaches for HIV/AIDS patients and noting $1.3 million in unspent federal HOPWA funds in recent years.
- Carolyn Hinton (Healing with Care) requested that the coalition to end HIV in Durham be included in decision-making for HOPWA funds, and highlighted that over $1 million was returned to HUD.
- Crystal Graves (Cornwallis community) pleaded for on-site therapy and counseling services at Durham Housing Authority sites, citing evictions, substance abuse, and lack of support for children.
- Dr. Haley Cunningham (infectious diseases physician) critiqued the proposed HOPWA budget, noting vague goal-outcome indicators and insufficient administration funds for community partners; she asked for funding to go to experienced community organizations rather than the city.
Discussion Items
1. Code Amendment for Water and Sewer Connections (Item 5, pulled from consent)
- Staff responded that the amendment only applies to existing properties of 1–2 units; for larger developments, annexation is required. The council voted unanimously to adopt after clarifying questions.
2. CDBG/HOPWA Substantial Amendment (Item 23)
- Staff explained the fourfold purpose: reallocate CDBG funds, add eligible activities for HOPWA, correct goal-outcome indicators (GOIs), and add/reallocate funding for the Hopper program.
- Councilmember Cook questioned why HOPWA money was not fully utilized; staff stated that only $24,000 from 2018 funding was recaptured, and current grants are within their period of performance. Staff confirmed that a competitive RFP for HOPWA funding is open (ends May 21) and that a resource identification RFP will follow to build capacity.
- Councilmember Freeman urged inclusion of tenant associations and seniors in future planning.
- The council voted unanimously to approve the amendment.
3. Annexation of Romero Residence (Item 18)
- The property (0.64 acres at 213 Shear Avenue) is not contiguous to city limits. The applicant sought annexation and utility connections to build a single-family home.
- Debate centered on precedent: Councilmember Cook preferred a utility extension only (no annexation) due to service inefficiency and non-contiguity. Mayor Pro Tem Middleton and Councilmember Caballero argued for annexation to gain tax revenue and avoid precedent against small landowners. Councilmember Baker noted state law removal of forced annexation.
- Vote: Annexation passed 6-0 (Councilmember Cook not noted as voting no, but later the zoning change passed 6-1 with Cook voting no). The utility extension agreement was also approved.
4. Page Miami Design District (Item 19)
- Staff-initiated rezoning of ~25 acres from various designations to compact suburban and other districts, to encourage transit-oriented development. Over 25 acres were rezoned after gaining owner consent.
- Councilmembers praised the proactive planning and density bonus for affordable housing.
- Approved unanimously in multiple votes.
5. Text Amendment for Development Agreements (Item 20)
- Privately initiated amendment to allow development agreements to modify tree coverage requirements (Section 8.3 of UDO). Applicant (Lincoln Avenue Communities) argued that for smaller infill sites, strict 20% tree coverage (suburban tier) is infeasible for affordable housing projects.
- Councilmember Freeman asked for explanation; applicant noted that site constraints (stormwater, parking, building footprint) leave only ~15% open space. The amendment allows the council to negotiate each development agreement individually.
- Councilmember Middleton cautioned about setting a precedent but supported the flexibility for affordable housing.
- Approved unanimously.
6. Page Corners (Item 21) – 100% Affordable Housing
- Proposal for 160 units (one-, two-, three-, and four-bedroom) at 60% AMI or below, using 4% low-income housing tax credits with no city subsidy. Development agreement requests reductions in open space (to 15% from 20%), tree coverage (to 7% from 20%, consistent with compact neighborhood tier), fence height increase to six feet, and buffer modifications.
- Applicant (Lincoln Avenue Communities, represented by Patrick Piker) noted the site is near RTP and Imperial Center employment centers.
- Councilmember Baker asked about the 20% to 7% tree coverage reduction; applicant explained non-negotiable requirements (stormwater, parking at 1.5 spaces/unit mandated by NC Housing Finance Agency).
- Councilmember Caballero celebrated the project as a "unicorn" – no city subsidy, 160 affordable units, near transit.
- Councilmember Rist praised the mix of unit sizes and proximity to jobs.
- Approved unanimously for annexation, zoning change, and development agreement.
7. Ellis Road Zoning (Item 22)
- Rezoning of 1.24 acres from rural residential to residential suburban multifamily to allow up to 20 single-family and/or duplex units (missing middle housing). Applicant committed to at least 50% attached houses/duplexes.
- Councilmember Freeman noted the practicality of ~10 units on the site. Councilmember Middleton appreciated the variety.
- Approved unanimously.
Key Outcomes
- Consent Agenda adopted unanimously, including supplemental item 24.
- Item 5 (Water/Sewer Code Amendment): Adopted unanimously after public hearing.
- Item 6 (Consolidated Plan Preparation): Adopted unanimously after public comment.
- Item 23 (CDBG/HOPWA Amendment): Adopted unanimously after public hearing and discussion; staff will consult the coalition and issue a resource identification RFP.
- Item 18 (Romero Annexation): Annexation approved 6-0; zoning change approved 6-1 (Councilmember Cook dissented). Utility extension agreement authorized.
- Item 19 (Page Miami Design District): Rezoning and consistency statements adopted unanimously.
- Item 20 (Development Agreement Text Amendment): Adopted unanimously.
- Item 21 (Page Corners): Annexation, zoning, and development agreement approved unanimously.
- Item 22 (Ellis Road Rezoning): Approved unanimously.
- Councilmember Freeman excused from the Thursday, May 1 meeting (approved).
- Councilmember Cook requested follow-up on an interactive investment map for the Fayetteville corridor/Hayti area.
Meeting Transcript
23. Okay. Right. Good evening, everyone. It's great to see you all here. And uh I see a few uh future mayors and professionals in the audience. Thank you all for coming tonight as well, young people. Um I'm gonna go ahead and call this meeting to order at 7 p.m. And if you'll join me in a moment of silence, please. Thank you. This time I'll pass it over to uh Madam Councilwoman Freeman. Thank you. It's our practice to stand to salute the flag to say the Pledge of Allegiance if you'd like to join us. Thank you. Madam Clark, will you please call the roll? Good evening, Mayor Williams. Here. Mayor Pro Tem Middleton. Here. Councilmember Baker. Here. Councilmember Caballero. Here. Councilmember Cook. Councilmember Freeman. Present. And Councilmember Risk. Here. Thank you. Thank you so much. All right, at this time, we're gonna go ahead and acknowledge our ceremonial items. First up is uh tuberus sclerosis complex awareness day, which will be um read by Councilmember Rist. Good evening, everyone. Like to call folks forward. Yeah, come on up forward. Thank you for being with us. Um this is a proclamation for tuberous scleros uh it's hard to say, but tuberous sclerosis complex awareness today, Dave. So whereas tuberous sclerosis complex TSC is a rare genetic disorder that leads to the growth of non-cancerous or benign tumors in vital organs, including the brain, heart, kidneys, skin, liver, and lungs. And whereas approximately 50,000 Americans and one million people worldwide are living with tuberous sclerosis complex, a disease that currently has no cure. TSC is a leading genetic cause of both epilepsy and autism with varying degrees of severity in those affected. And whereas TSC affects individuals differently, with some experiencing severe complications and others remaining undiagnosed due to mild symptoms. TSC can result from a random genetic mutation or be inherited through family lines. And whereas the impact of TSE can lead to life-threatening complications, including brain fluid buildup, heart issues, kidney damage, lung failure, increased risk of cancerous growth, and vision impairment, and whereas the prevalence of TSE is comparable to other well-known conditions such as Lou Gehrig's disease and cystic fibrosis, underscoring the need for greater awareness and understanding. And whereas the city of Durham is committed to raising awareness about tuberous sclerosis complex, supporting individuals with TSC, and advocating for continued research to access medical care. Now, therefore, I, Leonardo Williams, mayor of the city of Durham, North Carolina, to hereby declare proclaim May 15th, 2025 as tuberous sclerosis complex awareness day in the City of Durham, and urge all citizens to observe this month with appropriate ceremonies, activities, and programs. Witness my hand in the corporate seal of the City of Durham, North Carolina this 21st day of April, 2025. Leonardo Williams Mayor. Thank you. Thank you, City of Durham, for officially proclaiming May 15th as TSC proclamation day. Your support brings much needed awareness to tuberclerosis complex known as TSC and hope to family like ours.
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