Durham City Council Meeting - October 20, 2025
Durham City Council Meeting - October 20, 2025
The Durham City Council convened on October 20, 2025, to address ceremonial items, public comments regarding tenant protections, and several land development and annexation requests. The meeting featured significant debate over a tenant protection ordinance despite city attorney concerns regarding preemption, as well as discussions on environmental safeguards and infrastructure connectivity for new developments.
Consent Calendar
- Approved routine items including the Biophilic Cities resolution and various contracts for housing and infrastructure, with the exception of Item 16 (the ADU loan pilot program), which was pulled for further discussion.
- Approved the ADU loan pilot program (Item 16) unanimously: A $1.75 million contract with Quorum Homes LLC to administer an accessory dwelling unit loan pilot program, funding 20 new units over 2-3 years with a 30-year affordability term at 80% Area Median Income (AMI).
Public Comments & Testimony
- Tenant Protection Ordinance (Item 8): Support was voiced by numerous residents, including Stella Adams, Italo Medelus of the NC Tenants Union, and students from Riverside High School, who expressed full support for the ordinance to allow rent abatement for unsafe conditions, citing mold, pests, and unsafe structures they endure. Conversely, the Triangle Regional Association of Realtors, represented by Cynthia Williams and Anthony Snell of the Durham Housing Authority (DHA), opposed the measure; the Realtors argued existing laws are sufficient and the proposed text creates confusion, while the DHA representative stated they could not accept rent abatement due to federal mandates requiring full rent collection to maintain asset viability.
- Zoning Changes: Opponents, including Sound Rivers and local residents, expressed strong opposition to the Wake Olive annexation (Item 26), arguing against increased impervious surface, lack of walkability, and insufficient traffic mitigation. Supporters and neighbors noted the need for new housing units and expressed concern regarding cumulative impacts on infrastructure and emergency services in Southeast Durham.
Discussion Items
- Tenant Protection Ordinance (Item 8): A heated debate ensued regarding Councilmember Chelsea Cook's proposal. Councilmember Baker expressed support but raised concerns about the lack of a 48-hour cure period and the single-RFP respondent. Councilmember Freeman supported the pilot approach. Councilmember Cook defended the ordinance as a necessary tool for tenants, rejecting a preemption clause that would weaken the statute's utility. Despite City Attorney Fred Lamar's opinion that the ordinance is preempted by state law, the Council proceeded to vote.
- Cliff Street Closing (Item 22): The Council discussed a request to permanently close a 402-foot portion of Cliff Street to allow a homeowner to downsize and build a new residence. The applicant offered two greenway easements to maintain connectivity to the Rockwood Trail, transforming an initial rejection into a "win-win." Support was expressed for the connectivity improvements, while Councilmember Rist noted the continued need to fund the completion of the paper street network.
- Ravenstone Commercial Zoning (Item 23): The Council reviewed a request to rezone a landlocked parcel from Commercial Center (retail only) to Commercial General. Staff and the applicant clarified that the property is not intended for residential use. Questions were raised regarding stormwater management and the HOA's concerns, with assurances that stormwater would be treated on-site and not rely on the neighboring pond.
- 1607 East Cornwallis Road Zoning (Item 25): A rezoning request was discussed to change the zoning from a restrictive development plan to a standard commercial neighborhood zoning with prohibited uses. The applicant committed to a maximum of 12,000 sq ft of non-residential use, native plantings, and a 70% impervious cap. The Council noted the potential for this vacant parcel to become residential due to site constraints and the lack of depth for parking.
- Wake Olive Annexation (Item 26): The Council deliberated on a redevelopment proposal for two parcels currently zoned residential rural. Key discussion points included a new commitment to 6% affordable housing, a 10,000 sq ft commercial component, and a 30-foot pedestrian easement to a shared lot line with Neal Middle School (contingent on school consent). The applicant also committed to taking turbidity measurements at sediment basin outflows. Despite strong opposition from residents regarding traffic, environmental monitoring, and lack of connectivity, the Council voted to proceed.
Key Outcomes
- Tenant Protection Ordinance: Motion to adopt the ordinance passed unanimously (7-0). The ordinance was adopted as proposed, allowing tenants to withhold rent for uninhabitable conditions, despite the City Attorney's advice that the city lacks enforcement authority under state law.
- Cliff Street Closing: Motion to close the street portion and amend the place type map passed unanimously (7-0).
- Ravenstone/Zoning (Cornwallis): Motion to approve the zoning changes and consistency statements passed unanimously (7-0).
- Wake Olive Annexation: Motion to annex and authorize the utility agreement passed 5-2, with Councilmembers Freeman and Baker voting "no." The zoning amendment passed 5-2 with the same vote split. A consistency statement passed unanimously (7-0).
Meeting Transcript
Good evening, everyone. Welcome to Durham City Hall. Welcome to the chambers. The time is now 7 p.m. And I will call this meeting to order and ask that you join me in a moment of silence. Thank you. I'll now pass it over to Councilmember Freeman for a moment of silence. Pledge of allegiance. Thank you. It's our practice to stand and salute the flag if you'd like to join us. Thank you. Thank you, Mr. Mayor. Mayor Williams. Here. Mayor Pro Tem Middleton. I'm here. Councilmember Baker. Here. Councilmember Caballero. Here. Councilmember Cook. Here. Councilmember Freeman. President. Councilmember Rist. Here. Thank you. Well, now I'll start with our ceremonial items. It is October. Breast Cancer Awareness Month, and I'll ask Councilmember Tabiero to lead us in a proclamation. Good evening, everyone. If I could have Richard Averett from the American Cancer Society, if you want to come up here and join me while we read the project. Hey, Richard. Good to see you. Come on up. Good evening. So uh this is the proclamation uh for breast cancer awareness month. Whereas far too many Americans face the shock of a breast cancer diagnosis each year, many of us know someone or have family members who have battled cancer. One in eight women will be diagnosed with breast cancer in their lifetime, including an estimated 320,000 in the U.S. this year, and one in 883, 833 men will be diagnosed, including about 2,800 new cases. And whereas the American Cancer Society created by making strides against breast cancer to unite communities, companies, and individuals with a shared goal to end breast cancer as we know it. A movement celebrates courage and hope, bringing together survivors, thrivers, caregivers, and advocates to save lives, save lives. And whereas access to screenings and early detection are vital in fighting breast cancer, the American Cancer Society provides nationwide tools and support, including 24-7 24-7 helpline and online resources connecting patients, caregivers, and families to critical services. Because of increased screenings, early detection, and better treatments, mortality rates have declined and survivor rates have improved. And whereas making strides remains the lar the nation's largest and most impactful breast cancer movement, supporting survivors, thrivers, caregivers, and families alike. Now, therefore, I, Leonardo Williams, Mayor of the City of Durham, North Carolina, do hereby proclaim October 2025 as Breast Cancer Awareness Month in the City of Durham and hereby urge all residents to support the American Cancer Society in making strides against breast cancer of the triangle in their mission to end breast cancer. Witness my hand in the corporate seal of the City of Durham, North Carolina this 20th day of October 2025. Good evening, Mayor, uh members of the City Council and the audience. My name is Richard Averett.
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