Durham Council Debates Major Annexation and Zoning Changes

The council debated two controversial zoning cases including one for Moriah Ridge that tested their commitment to the urban growth boundary. 42mins

Environment Parks & Recreation Planning & Zoning Public Engagement
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Durham City Council on YouTube
Tuesday, February 3rd, 3035
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Alex Rosen
Durham, North Carolina
As the Executive Director of See Gov, I focus on how to best achieve our mission of expanding thoughtful and consistent participation in democracy. I develop See Gov's technology, work to grow our impact, and find ways to sustain our nonprofit. I live in Durham, NC and make highlight reels for Durham and other See Gov pilot communities.
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In This Video
  • Peyton Burgess from the Planning Department presents a request for a utility extension agreement, voluntary annexation, and zoning map change for a parcel of land. 
  • Mayor Williams calls up speakers signed up for the public hearing. Tammy Sawyer begins by expressing concerns about the annexation, focusing on housing variety and environmental impact. 
  • Pam Williams continues the public comments, discussing concerns about car-centric development and lack of transportation options in the proposed area. 
  • Wanda Allen raises issues about the floodplain and Greenway connectivity, urging the council to require the developer to build a Greenway trail. 
  • Pam Andrews discusses the tree canopy distribution and environmental concerns related to the development, emphasizing the need for tree preservation throughout the site. 
  • Tom Johnson responds to the public's concerns, detailing the project's commitments to environmental sensitivity, housing diversity, and future amenities. 
  • Mayor Williams closes the public hearing and invites comments from the council. Councilmember Baker asks about constructing a Greenway trail, and the applicant agrees to consider it. 
  • Mayor Williams discusses the importance of due diligence and clarifies the City Council's role in development decisions. 
  • Mayor Williams addresses the large number of speakers signed up for the meeting, suggesting a spokesperson or reduced speaking time to manage the session efficiently. 
  • Mayor Williams calls the meeting back to order, emphasizes the importance of community interaction, and outlines the procedure for the public hearing, including time limits for speakers. 
  • Aaron Cain from the planning department presents a zoning map change request for five parcels of land on Pickett Rd, detailing the proposed changes and the Planning Commission's recommendation for denial. 
  • Councilmember Rist asks about stormwater management requirements, and Aaron Kane provides an explanation of the city's stormwater control measures. 
  • Nil Ghosh introduces himself and the applicant, Ascension, highlighting the positives of the project, including the site location and limited environmental impact due to previous clearing. 
  • Nil Ghosh discusses the diversity of uses in the area and how the project will complement the existing community, aligning with the comprehensive plan's designations. 
  • Ghosh addresses environmental concerns, emphasizing the project's consistency with policies and new commitments to energy efficiency and accessibility. 
  • Ghosh acknowledges community concerns about traffic and environmental impacts, providing data on road capacity and clarifying the project's minimal impact on flooding. 
  • Ghosh elaborates on the project's environmental considerations, including impervious surface limits and tree preservation, and highlights the project's contribution to housing needs. 
  • Ghosh outlines additional commitments, such as securing easements for a multi-use path and contributing financially to its completion, and addresses bird-friendly design considerations. 
  • Mayor Williams calls the first group of in-person speakers, starting with Betsy Ross, who presents a petition against the rezoning and raises concerns about traffic and environmental impact. 
  • Richard Grusen criticizes the project for lacking planning and design innovation, particularly in terms of green building and stormwater management. 
  • Jennifer Marr, representing the New Hope Bird Alliance, highlights the park's ecological value and the potential negative impact of the development on local wildlife and bird species. 
  • Michael Ulku-Steiner from Durham Academy expresses support for a 15-minute city vision but opposes the current project proposal due to its lack of connectivity to Sandy Creek Park. 
  • David Schulz, a physician, argues against increasing traffic density in the area, citing safety concerns and the Planning Commission's previous vote against the proposal. 
  • Patrick Emerson and Brooks Emmanuel speak about the environmental impact of the development on Sandy Creek, emphasizing the need to protect natural spaces and biodiversity. 
  • Mayor Williams closes the public hearing and invites the applicant to respond. The applicant addresses concerns about environmental impact, traffic, and the development's alignment with city plans. 
  • Mayor Williams invites comments from council members, and Councilmember Freeman begins discussing the potential for a continuance to address specific concerns about a development project. 
  • Councilmember Baker asks about the $300,000 commitment for a trail project, and Nil Ghosh explains the complexities and costs associated with the trail development. 
  • Mayor Pro Tem Middleton continues discussing the impact of development on neighborhoods, the need for equitable access to parks, and the complexities of making decisions that shape the city. 
  • Mayor Pro Tem Middleton concludes his remarks by addressing the potential outcomes of the council's decision and the importance of shaping development to align with community values. 
  • Councilmember Rist expresses appreciation for community engagement and discusses the benefits and concerns of the proposed development, including affordable housing, parking, and stormwater management. 
  • Mayor Williams elaborates on the complexities of balancing development with community needs, addressing concerns about flooding, and the legal constraints faced by the council. 
  • Nil Ghosh discusses the possibility of a continuance and the issues that need resolution, including sidewalk connectivity and window treatments. 
  • Staff suggests moving the continuance date to March 17th, and Nil Ghosh agrees to this timeline. 
  • The council agrees to a continuance to March 17th, with a focus on connectivity and green building commitments. 
  • Mayor Williams officially declares the public hearing open until March 17th and takes a short break before proceeding to the next agenda item. 
  • Andy Lester from the planning department presents a staff report on a utility extension agreement, voluntary annexation, and initial zoning map change for Mariah Ridge. He provides details about the parcels involved, zoning changes, and fiscal impact analysis. 
  • Nil Ghosh discusses the jurisdictional issues and the consent judgment between Durham and Chapel Hill, explaining the project's alignment with the urban growth boundary and the need for Durham's utilities. 
  • Ghosh explains the annexation and rezoning process, highlighting the project's consistency with place type maps and the commitment to conservation and open space. 
  • Ghosh elaborates on the project's design, including housing types, walkability, and green building standards, emphasizing the project's alignment with the 15-minute community concept. 
  • Ghosh concludes his presentation by addressing community concerns, the project's benefits, and its alignment with the Comprehensive Plan, inviting questions from the council. 
  • Daniel Kashusko, a blueberry farm owner, discusses the lack of engagement from the developers and urges the council to consider the desires of municipal neighbors and the community's land use plans. 
  • Wanda Roden and Kelly McGregor express concerns about the annexation, highlighting issues of displacement, financial strain, and lack of communication from developers. They emphasize the importance of adhering to community plans. 
  • Rob Levinsky argues against the development, citing contradictions with Durham's comprehensive growth plan. 
  • Tammy Swaya questions the need for additional housing units given current development statistics. 
  • The public hearing is closed, and Councilmember Baker announces his intention to vote against the proposal, citing concerns about setting a precedent for urban growth boundary expansion. 
  • Councilmember Rist discusses the merits and challenges of the proposed development, with a focus on urban growth boundaries and future planning considerations. 
  • Councilmember Risk continues discussing the area's development potential and challenges, including transit planning and the type of development desired. 
  • Councilmember Middleton concludes by expressing reluctance to proceed with the case, warning that external forces may influence future outcomes. 
  • Mayor Williams discusses the area's growth potential and the importance of having complete information for decision-making, acknowledging the applicants' efforts. 
  • The council moves to vote on annexing Moriah Ridge into the City of Durham, but the motion fails. The meeting is adjourned. 
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