Durham City Council and County Commissioners Joint Public Hearing on Comprehensive Plan – September 5, 2023

On September 5, 2023, the Durham City Council and the Board of County Commissioners held a joint public hearing to receive community input on the proposed Durham Comprehensive Plan. The meeting began at 7:00 p.m. with a moment of silence for a violent day in Durham. Staff presented an overview of the plan, which has been in development for four years, emphasizing community engagement and equity. The plan includes a proposed Urban Growth Boundary (UGB) reduction of approximately 10.8 square miles, an updated place type map, and policy revisions. No votes were taken; the public hearing was solely for listening. The boards will consider adoption separately in October 2023.

Public Comments & Testimony

• Supporters of keeping the UGB as recommended by staff (i.e., not expanding into certain areas): Residents and environmental advocates opposed expanding the UGB into Cheek Road, Redwood Road, Patterson Road, and Kemp Road areas, citing environmental damage to Falls Lake, inadequate infrastructure (fire, police, water/sewer), harm to farmers, and the need to preserve rural character. Speakers noted that Falls Lake is already impaired, with 40.7% of nitrogen from developed land, and that the plan already accommodates 143,000 housing units—more than the projected 60,000 needed by 2050. They urged the boards to use scientific evidence and slow development.
• Property owners and developers requesting inclusion in the UGB: Owners of land in Arrowhead, Farrington Mill Road, Patterson Road, Cheek Road, Hamlin Road, and other areas argued that their properties were historically in the suburban tier, that they had relied on the promise of development, and that removal would devastate property values and intergenerational wealth. They emphasized proximity to jobs, schools, and services, and offered to pay for infrastructure (water/sewer) extensions. Some noted that the land is already encircled by development and that excluding it would push growth to neighboring counties, increasing sprawl and emissions.
• Advocates for affordable housing and transit: The Coalition for Affordable Housing and Transit (CAHT) supported the plan’s goals but urged final edits to include clear, measurable affordability targets (e.g., for households at 30% and 50% AMI), and to link density with affordable housing requirements. They stressed that the plan should be followed and that housing equity indicators should be developed through equitable engagement.
• Residents of Arrowhead: Multiple speakers opposed the last-minute request to include 82 acres in Arrowhead, arguing that the area is a critical wildlife corridor, borders Duke Forest, has inadequate infrastructure, and that the proposal does not meet Policy 166 criteria. They noted that the landowner placed the property in the Voluntary Agricultural District in April 2023, contradicting development plans.
• Affected homeowners: Several residents from Southeast Durham reported severe damage from blasting and construction (cracked foundations, contaminated wells, structural damage). They expressed frustration with lack of accountability and the burden of proving damages. They called for a pause on development until oversight and enforcement improve.
• Other speakers: A representative from the Upper Neuse Riverkeeper presented water quality data showing 65% of sampled waters in Lick Creek failed to meet standards. An attorney for the Nunn and Quinn families (historic African American landowners) argued for equity, noting that their land is surrounded by development but lacks sewer service. A brickmason and a retired attorney urged the boards to provide recourse for homeowners harmed by blasting.

Discussion Items

• Staff Presentation (Lisa Miller, Sarah Long): Staff provided an overview of the plan’s components: community goals, growth management strategy (UGB and Future Growth Areas), 20 place types, policies, and implementation. They noted that the UGB reduces the developable area by 10.8 square miles compared to the 2005 suburban tier, primarily due to infrastructure and environmental constraints. The plan accommodates an estimated 143,000 housing units at full build-out, exceeding the projected need of 60,000 units by 2050. Staff highlighted policy edits to Policy 164 (biennial UGB assessment) and Policy 165 (criteria for map changes), which were added to address concerns about flexibility. The Planning Commission unanimously recommended approval on June 13, 2023, with the policy 165 edit.
• Staff then reviewed six contested areas: Five areas where property owners requested UGB inclusion (Stagville/Old Oxford, Farrington Mill, Patterson, Cheek/Redwood, Hamlin) and one Future Growth Area (Kemp Road) recommended for partial retraction due to updated fire service information. Staff recommended no change to the five areas, citing infrastructure constraints, and recommended retracting the northwest corner of the Kemp Road FGA.
• No board discussion occurred: The mayor and chair explained that the evening was a listening session only; each board will discuss the plan separately at their regular meetings.

Key Outcomes

• Public hearing closed at 10:13 p.m. after approximately 50 in-person speakers and several online speakers.
• No votes or decisions were made at the joint meeting.
• Next steps: The city and county will each consider adoption of the final comprehensive plan at their regular business meetings, anticipated in October 2023.
• Notable discrepancy: The transcript ends with the mayor stating "1013 on the last day of August the year 2023," but the instruction specifies the meeting date as September 5, 2023. This summary uses the provided date per the instruction.