Durham City Council Meeting Summary

Date: August 18, 2025
Time: 7:00 PM – 9:35 PM
Location: 101 City Hall Plaza, First Floor Council Chambers
Presiding: Mayor Pro Tem Middleton (due to Mayor Williams’ excused absence)

The Durham City Council held its regular meeting on Monday, August 18, 2025. The meeting included adoption of a consent agenda, public hearings on a small area plan and three zoning map changes, and several votes on appointments and contracts. Key outcomes include approval of the Walltown Small Area Plan, two affordable housing rezonings, and one industrial zoning cleanup.

Consent Calendar

All consent agenda items were adopted unanimously in a single vote. These included:

• Appointment of Michael Johnston to the Recreation Advisory Commission (term to expire August 8, 2028)
• Appointment of Elizabeth Edmiston to the Participatory Budgeting Steering Committee (term to expire June 30, 2026)
• Receipt of FY 2024-2025 attendance reports for boards and commissions; authorization to begin removal of members failing attendance requirements
• Appointment of Sean M. Caple to the Durham Workers' Rights Commission (term to expire June 30, 2027)
• Appointments of Jeffrey M. Bakalchuck, Kathleen Perault, Christopher N. Perelstein, and Jordan Powell to the Durham Bicycle & Pedestrian Advisory Commission (terms to expire August 31, 2028)
• Appointments of Richard R. Andrews, Jacob Severn, and Rita R. McDaniel to the Housing Appeals Board (terms ending June 30, 2027/2028)
• Approval of the 2026 City Council Meeting Schedule (cancelling two work sessions and two meetings)
• Authorization for CAD-to-CAD Unify cloud subscription service contract with Central Square Technologies, LLC ($58,015)
• Authorization for MiFi Distribution Program contract with Verizon Wireless ($78,000; total not to exceed $211,000)
• Amendment No. 1 for N. Duke Street Sidewalk Improvements ($70,398.43; revised total not to exceed $547,097.34)
• Resolution approving an Installment Purchase Contract, Series 2025 (financing up to $26.5 million)
• Purchase contract for one Hazmat truck from Sutphen Corporation ($1,343,865.47)
• Second Amendment to Project Management Consulting Services contract with Turner & Townsend Heery, LLC ($2,701,095; revised total not to exceed $7,416,320)
• Change Order #5 for Parking Facilities Structural Maintenance Package #1 ($1,059,295.80; revised total not to exceed $5,731,359.80)
• First Amendment to Solid Waste Management Yard Waste Repairs Engineering Services Agreement with Smith Gardner, Inc. ($83,400; revised total not to exceed $406,600)
• Design contract for Environmental & Street Services Administration Building Roof & Envelope Repairs with RND Architects, P.A. ($335,275; total not to exceed $368,802)
• Resolution approving street closures for the 2025 Move-A-Bull City Open Streets and 2025 Durham Holiday Parade
• Adoption of FY 2026 FTA grants (Section 5303, 5307, 5339)
• Authorization for FY 2026 Durham County Transit Work Program funding agreements
• Purchase order for turbidimeters and controllers from Swan Analytical USA, Inc. ($159,968.67; total not to exceed $175,964.67)
• Professional services contract with Highfill Infrastructure Engineering, P.C. for waterline and tank drain line improvements ($374,100; total not to exceed $412,000)
• Grant agreement with Durham Housing Authority for Forest Hill Heights relocation activities ($564,143.99)
• Amended loan commitment for 902 S. Briggs Avenue redevelopment with Mosaic Development Group (increase of $2,000,000; total loan not to exceed $7,987,880; reduced interest rate to 1% per annum; revised affordability mix)
• Amendment to city loan with KB Carver LLC for Sandy Ridge Station affordable housing development (increase to $7,449,000; revised affordability levels of 40%, 60%, and 70% AMI if HAP contract not executed)
• Resolution approving multifamily housing revenue bonds for 902 S. Briggs Avenue (up to $22,500,000)

Public Comments & Testimony

Walltown Small Area Plan (Item 22):

• Brandon Williams (core member, Walltown Community Association for ~6.5 years): Expressed full support for the small area plan, but raised serious concerns that the proposed Unified Development Ordinance (UDO) would undermine resident power by granting expanded height and research & development allowances at the former Northgate Mall site without requiring a rezoning application. Urged Council to “not give away our power.”
• Ezra Norberg: Supported the place type map changes for 1400/1402 Clarendon from Established Residential to Recreation and Open Space, citing the importance of the natural throughway for pedestrians. Also supported rezoning 1303/1305 West Club Boulevard from Neighborhood Service Area to Community Institution (charter school).
• Cynthia Williams (Chair, Coalition for Affordable Housing and Transit – CAT): Expressed enthusiastic support for the Walltown Small Area Plan and urged the city to replicate the process in other neighborhoods. Praised the community’s deep engagement and staff professionalism.
• Angel Iset Dozier (resident, Hayti): Stood in solidarity with Walltown, urging Council to ensure the new UDO is applied justly and that small area plans are made “transformative, not symbolic.” Emphasized the need for “sincerity of intention” and “integrity of impact.”
• Mimi Kessler: Supported the small area plan but asked a policy question: “If the new UDO allows developers to build by right, what happens when a developer’s plan is at odds with the small area plan? How will the people’s voice be heard?” Stated “We want to decide where Durham goes from here. Not someone from somewhere else telling us what we need.”
• Audrey Mitchell (President, Walltown Community Association): Stated she is a proponent of the plan, aligning with all previous speakers.

Fayetteville Flats Zoning Change (Item 23):

• Anita Scott Neville (native of Durham): Raised concerns about lack of representation from current residents, density, traffic impacts, and capacity of Hillside High School to serve new families. Urged Council to ensure residents are aware before final decision.

4218 South Alston Avenue Zoning Change (Item 24):

• Sarah Mozier (neighbor): Opposed the rezoning, citing the incompatibility of a 6-8 story (up to 80 feet tall) development with the historic Lowes Grove neighborhood. Noted lack of green space, dangerous traffic on Alston Avenue, absence of sidewalks, and no pedestrian connectivity to transit. Stated: “Please do not shove affordable housing into a space where it will not provide a safe and high quality of life.”
• Fadi Alater (resident, South Alston Avenue): Opposed, citing three reasons: Alston Avenue cannot safely support additional traffic, insufficient pedestrian connectivity, and incompatibility with the historic rural character. Urged Council to vote no.
• Dr. Jim Eakes (neighbor and dentist at 4208 S. Alston Avenue for 20 years): Opposed, noting traffic gridlock at Carpenter Fletcher/Alston intersection, lack of walking path to bus stop, and emergency vehicle access problems. Recommended not approving at proposed density.

303 US 70 Warehouse Zoning Change (Item 25):

• Stanley Ballard (neighbor): Expressed concerns about traffic on US 70 Service Road and 98, and the impact of a warehouse on his neighborhood. Asked “what kind of warehouse” and requested traffic mitigation. Speaker confirmed he received a meeting notice.

Discussion Items

Item 22: Walltown Small Area Plan and Place Type Map Amendment

• Staff Presentation (Carl Kolosna, Sr. Planner): Presented the plan, which covers the area bounded by Green Street, Broad Street, Buchanan Boulevard, and I-85, including the former Northgate Mall site (~60 acres). The plan provides policy guidance for redevelopment of the mall into high-density, mixed-use, transit-oriented development (Transit Opportunity Area place type) and includes actions for the broader Walltown neighborhood (e.g., paper streets, public land, flood mapping, historic resources). Staff noted revisions since Planning Commission: an illustrative site design and new policy on public-private funding partnerships. A pending concern: the new UDO draft proposes CX5 zoning (allowing more height/uses) for the mall site, potentially bypassing a rezoning.
• Councilmember Baker: Praised the community’s work (“you did the work on your own dime and time”) and the philosophical importance of small area planning. Proposed an amendment to add language “in order for Durham residents and elected officials to retain their power in the Mall’s redevelopment, the limitations of the current zoning at Northgate, including height limits and not allowing research and development, should remain in place until a rezoning application is submitted by a developer.” Staff noted the language locks in current zoning, which will change under the new UDO. Councilmembers Caballero, Freeman, and Riss expressed concerns. Baker withdrew the amendment after discussion. The original motion to adopt the resolution amending the comprehensive plan to include the plan passed unanimously (6-0). A separate motion to adopt the place type map amendments (recreation/open space and community institution) also passed 6-0.
• Councilmember Cook: Reminded that “plans have no ordinance or legislative power” and that success requires getting “the money” for neighborhoods—not just plans.

Item 23: Zoning Map Change – Fayetteville Flats (3707 Fayetteville Street)

• Staff: Current zoning Residential Urban-5; proposed Planned Development Residential 22.449 for a 9.77-acre parcel. Applicant proposes up to 220 income-restricted multifamily units. Place type is Apartment/Townhouse Neighborhood.
• Applicant (Nil Ghosh, Morningstar Law Group): Confirmed 100% income-restricted affordable housing, no city/county subsidy, use of 4% LIHTC. Committed to limited impervious surface, native plants, green building, and a bus stop. Planning Commission recommended unanimously.
• Vote: Motion to adopt ordinance and consistency statement both passed unanimously.

Item 24: Zoning Map Change – 4218 South Alston Avenue

• Staff: Four parcels (4.83 acres); current zoning RU5-2 and Office/Institutional; proposed Planned Development Residential 41.408 (up to 200 apartments). Place type is General Industrial (generally inconsistent). Staff recommends changing place type to Apartment/Townhouse if rezoning approved.
• Applicant (Dan Jewell, Thomas & Hutton): Committed to 40% of units income-restricted at 60% AMI for 20 years, $15,000 to Durham Public Schools, 80% native species tree plantings, and ten-foot multi-use path along frontage. No city/county subsidy. Planning Commission recommended 12-0. Later proffered funds to complete sidewalk connection to Carpenter Fletcher Road.
• Discussion: Councilmember Cook asked about transit connectivity, green space, and potential for 100% affordability (applicant declined). Councilmember Freeman asked about tracking affordability enforcement by Housing and Neighborhood Services. Several members noted the strong affordability offer (40%). The applicant confirmed financing model does not rely on city funds.
• Vote: Motion to adopt the zoning ordinance and consistency statement both passed unanimously.

Item 25: Zoning Map Change – 303 US 70 Warehouse

• Staff: One parcel (10.25 acres); current zoning RS-8 and Industrial Light; proposed entirely Industrial Light. Place type is General Industrial (consistent). Described as a “cleanup” of split zoning; planned use is warehouse manufacturing/assembly (blue-chip company, ~90 employees). Access via US 70 Service Road.
• Applicant (Katie Hamilton, Gander Development): Noted that the site previously hosted a laydown yard/parking for 885 construction. Rezoning would avoid stormwater complexities of split zones. Planning Commission recommended unanimously.
• Vote: Motion to adopt the ordinance and consistency statement both passed unanimously.

Key Outcomes

• Walltown Small Area Plan adopted (motions passed 6-0 each), including place type map amendments for five parcels.
• Fayetteville Flats (3707 Fayetteville Street) rezoned to PDR 22.449 – up to 220 income-restricted units (100% affordable). Approved unanimously.
• 4218 South Alston Avenue rezoned to PDR 41.408 – up to 200 apartments (40% income-restricted at 60% AMI for 20 years). Applicant proffered sidewalk funding. Approved unanimously.
• 303 US 70 Service Road rezoned to all Industrial Light – cleanup zoning for a future warehouse/manufacturing facility. Approved unanimously.
• Consent agenda (all items except #3, which was referred back) adopted unanimously.
• Next steps: Staff will incorporate the Walltown Small Area Plan into the comprehensive plan. The new UDO process continues; staff and Council will consider implications for resident negotiation leverage. Councilmember Caballero requested prioritization of actionable items (flood mapping, paper street closures, pocket park planning) in the work program. Councilmember Freeman requested follow-up with speaker Stanley Ballard regarding traffic concerns on Item 25.