Zoning › North Carolina › Durham County › Durham

Durham, NC Zoning

Euclidean-zoning. 28 districts · 9 overlays · 16 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Predominantly euclidean base districts (RR/RS/RU/RC + commercial/industrial). Design Districts (CD-, CSD-, DD-) layer form-based standards over downtown and compact-neighborhood tiers; PDR is a planned-development overlay. Naming uses a mix of lot-size-encoded (R-20/R-10/R-8 = min lot kSF in Suburban Tier per Sec. 7.1) and density-encoded (RM-8/RM-12/RM-16 = max du/ac; RU-5 = ~5 du/ac base; SRP-C = science park core).

Worth knowing
  • Durham UDO is a joint City-County ordinance — the same document governs both the City of Durham and the unincorporated portions of Durham County (with some Tier-specific differences). Many dimensional standards in Sec. 6.10 vary by Tier (Rural / Suburban / Urban / Compact-Neighborhood) which is a parcel attribute, not a district attribute — the same CN or CG district code yields different setbacks/heights depending on which Tier the parcel sits in.
  • Sec. 6.3.1A (RS districts) and Sec. 6.4.1A (RU districts) explicitly delegate lot-dimension and setback standards to Sec. 7.1 'Housing Types' — so per-housing-type variation governs (single-family detached vs townhouse vs courtyard housing each get different setbacks even within the same RS-10 district). Many fields here are intentionally marked partial; full extraction requires walking Sec. 7.1 per housing type.
  • Design Districts (CD-/CSD-/DD-) overlay Compact-Neighborhood and Urban Tier parcels in downtown, Ninth Street, Hope Valley/Patterson Place, Brightleaf, and Lakewood. Article 7 imposes form-based standards (build-to lines, transparency, active-use frontage, parking placement) on top of the base district — these are coded as overlays in this record but the UDO treats them as primary districts. Parking minimums are reduced or eliminated in -C cores.

+ 5 more in Quirks & notes

Districts

res_mf 10ind 5res_sf 4com 4spec 3mu 1off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RRResidential Ruralres_sf30,000 sf[4]40 ft[5]—[6]—[7]1.4[8]—50[1] / 12[2] / 25[3]
R-20Residential Suburban — 20res_sf20,000 sf[9]40 ft[10]——[11]——— / — / —
R-10Residential Suburban — 10res_sf10,000 sf[12]40 ft[13]——[14]2[15]—— / — / —
R-8Residential Suburban — 8res_sf8,000 sf[16]40 ft[17]——[18]5[19]—— / — / —
RS-MResidential Suburban Multifamily — Mixedres_mf—40 ft[20]——[21][{'variant': 'base', 'range': {'min': 8, 'max': 18}, 'citation': '§6.3.1A', 'note': '8–18 du/ac with Development Plan.'}][22]—— / — / —
RM-8Residential Suburban Multifamily — 8 du/acres_mf—40 ft[23]——[24]8[25]—— / — / —
RM-12Residential Suburban Multifamily — 12 du/acres_mf—40 ft[26]——[27]12[28]—— / — / —
RM-16Residential Suburban Multifamily — 16 du/acres_mf—40 ft[29]——[30]16[31]—— / — / —
RU-5Residential Urban — 5res_mf—40 ft[32]——[33][{'variant': 'base', 'range': {'min': 6, 'max': 8}, 'citation': '§6.4.1A', 'note': 'Projects ≥4 acres; up to 12 du/ac with Small Lot Option.'}, {'variant': 'small_lot_option', 'value': 12, 'citation': '§6.4.1A'}][34]—— / — / —
RU-5(2)Residential Urban — 5 (Duplexes Permitted)res_mf—40 ft[35]——[36][{'variant': 'base', 'range': {'min': 6, 'max': 8}, 'citation': '§6.4.1A'}, {'variant': 'small_lot_option', 'value': 12, 'citation': '§6.4.1A'}][37]—— / — / —
RU-MResidential Urban Multifamilyres_mf—[{'variant': 'base', 'value': 60, 'citation': '§6.4.1A', 'note': '5 stories / 60 ft base.'}, {'variant': 'minor_sup_4ac_lot', 'value': 80, 'citation': '§6.4.1A', 'note': 'Up to 7 stories / 80 ft on ≥4-ac lots via minor special use permit.'}] ft[38]——[39][{'variant': 'base', 'range': {'min': 8, 'max': 12}, 'citation': '§6.4.1A'}, {'variant': 'with_development_plan', 'value': 40, 'citation': '§6.4.1A', 'note': 'Up to 40 du/ac with Development Plan.'}][40]—— / — / —
R-5Residential Compact — 5res_mf—50 ft[41]——[42][{'variant': 'base', 'range': {'min': 12, 'max': 40}, 'citation': '§6.5.1A'}][43]—— / — / —
R-3Residential Compact — 3res_mf—50 ft[44]——[45][{'variant': 'base', 'range': {'min': 12, 'max': 40}, 'citation': '§6.5.1A'}][46]—— / — / —
RCResidential Compactres_mf—[{'variant': 'base', 'value': 50, 'citation': '§6.5.1A', 'note': '4 stories / 50 ft within 150 ft of adjacent residential.'}, {'variant': 'max_overall', 'value': 80, 'citation': '§6.5.1A', 'note': 'Up to 80 ft overall.'}, {'variant': 'minor_sup', 'value': 80, 'citation': '§6.5.1A', 'note': 'Up to 7 stories via minor special use permit.'}] ft[47]——[48][{'variant': 'base', 'range': {'min': 12, 'max': 40}, 'citation': '§6.5.1A'}, {'variant': 'with_bonus', 'value': 60, 'citation': '§6.6', 'note': 'Up to 50% increase via affordable housing bonus or vertical mixed-use — effective ≈60 du/ac.'}][49]—— / — / —
PDRPlanned Development Residentialspec—[53]—[54]—[55]—[56]—[57]—[58]—[50] / —[51] / —[52]
MUMixed Usemu—[59]———[60]——— / — / —
CNCommercial Neighborhoodcom5,000 sf[64]35 ft[65]0.6[66]—[67]—[68]—25[61] / 15[62] / 25[63]
CICommercial Infillcom—[72]40 ft[73]——[74]—[75]—[{'variant': 'min_from_curb', 'value': 5, 'citation': '§6.10.1C'}, {'variant': 'max_from_curb', 'value': 15, 'citation': '§6.10.1C'}][69] / 0[70] / 10[71]
CGCommercial Generalcom20,000 sf[79][{'variant': 'suburban_tier', 'value': 55, 'citation': '§6.10.1B'}, {'variant': 'urban_tier', 'value': 55, 'citation': '§6.10.1C'}, {'variant': 'compact_neighborhood_tier', 'value': 90, 'citation': '§6.10.1D'}, {'variant': 'rural_tier', 'value': 25, 'citation': '§6.10.1A'}] ft[80]0.6[81]—[82]—[83]—25[76] / 20[77] / 25[78]
OIOffice and Institutionaloff20,000 sf[87][{'variant': 'suburban_tier', 'value': 55, 'citation': '§6.10.1B'}, {'variant': 'urban_tier', 'value': 90, 'citation': '§6.10.1C'}, {'variant': 'compact_neighborhood_tier', 'value': 120, 'citation': '§6.10.1D'}] ft[88]0.6[89]—[90]—[91]—25[84] / 20[85] / 25[86]
ILIndustrial Lightind25,000 sf[95]50 ft[96]0.6[97]—[98]—[99]—40[92] / 30[93] / 25[94]
IIndustrialind30,000 sf[103]90 ft[104]0.65[105]—[106]—[107]—40[100] / 50[101] / 40[102]
IPIndustrial Parkind————[108]—[109]—— / — / —
SRPScience Research Parkind—120 ft[113]0.15[114]—[115]—[116]—100[110] / 100[111] / 40[112]
SRP-CScience Research Park — Centerind—300 ft[120]0.6[121]—[122]—[123]—20[117] / 20[118] / 20[119]
UCUniversity and Collegespec—[127]—[128]—[129]—[130]—[131]—[132]—[124] / —[125] / —[126]
UC-2University and College — 2spec—[136]—[137]—[138]—[139]—[140]—[141]—[133] / —[134] / —[135]
CCCommercial Centercom—[145]—[146]—[147]—[148]—[149]—[150]—[142] / —[143] / —[144]

Confidence: confirmed partial under review not found

Overlays

WPO
Watershed Protection Overlay — Falls/Jordan/Eno/Little River/Lake Michie
ENV
UDO Sec. 8.6 (Watershed Protection)

Geographic — parcels within mapped Falls Lake watershed (Eno/Flat/Little River drainages), Jordan Lake watershed (New Hope Creek/Northeast Creek drainages), or Lake Michie/Little River direct watershed. Tier classification (Critical Area / Protected Area / Watershed Tier) determines BUA cap.

max_built_upon_area_pct12–24% (low-density option) per NCDEQ WS class; higher with engineered SCMs
min_riparian_buffer_ft50 (Falls/Jordan/Neuse rules) on perennial AND intermittent streams; 30 ft Zone 1 no-disturb + 20 ft Zone 2
scm_requiredYes for high-density option; treat 1.0-in. runoff at 85% TSS removal
sourceImplements 15A NCAC 02B .0233/.0267/.0275 and §143-214.5
FP
Floodplain & Flood Damage Prevention Overlay
FP
UDO Sec. 8.6 (Floodplain Provisions)

Geographic — NCFMP / FEMA-mapped Special Flood Hazard Area (SFHA) along Ellerbe Creek, Third Fork Creek, New Hope Creek, Eno River, and tributaries; Future Conditions Floodplain (FCF) also mapped.

freeboard_ft_above_bfe2
substantial_improvement_threshold_pct50
floodway_no_rise_requiredTrue
future_conditions_floodplain_regulatedTrue
sourceImplements N.C.G.S. §143-215.51 and 44 CFR 60.3
-P
Neighborhood Protection Overlay
CON
UDO Sec. 8.x (Neighborhood Protection Overlay)

Map-designated — applied via legislative rezoning to specific neighborhoods to constrain intensity and design.

intensity_constraintsReduces base density / lot coverage / height; specific values vary by ordinance establishing each -P area
design_reviewAdds neighborhood-character review on new construction
-TO
Transitional Office Overlay
COR
UDO Sec. 8.x (Transitional Office Overlay)

Map-designated — applied along arterial frontages adjoining residential districts to permit small-scale office uses.

permitted_uses_addedLimited office; no retail
intensityOffice uses must observe residential-district scale
-A60/-A65
Airport Overlay (RDU) — -A60 / -A65
AP
UDO Sec. 8.x (Airport Overlay); coordinated with FAA Part 77

Geographic — parcels within DNL noise contours (-A60 = 60–64 dB, -A65 = 65+ dB) around Raleigh-Durham International (RDU) and within FAA Part 77 imaginary surfaces.

height_capFAA Part 77 imaginary surface (federal floor)
residential_restrictionsResidential uses limited within -A65 (65+ DNL) noise contour
bird_attracting_uses_prohibitedTrue
form_7460_1_required_above_part77True
federal_overlayFAA Part 77 surface RDU — federal preemption stacks over state §63-30
-MTC
Major Transportation Corridor Overlay
COR
UDO Sec. 8.x (Major Transportation Corridor)

Map-designated — frontage along NCDOT-designated major thoroughfares (e.g., NC-147, I-40, I-85 frontage, US-15-501).

access_managementDriveway spacing, shared access required
setback_modificationsEnhanced street-yard setbacks to preserve future ROW
signage_constraintsReduced sign area / height limits
-H
Historic Districts & Landmarks Overlay
HP
UDO Sec. 8.x (Historic Districts and Landmarks)

Map-designated local historic districts (e.g., Cleveland-Holloway, Downtown, Trinity Park, Lakewood, West Durham, Forest Hills) plus individually designated landmarks.

certificate_of_appropriateness_requiredTrue
review_authorityDurham Historic Preservation Commission
demolition_delay_days365
carve_out_for_state_design_preemptionLocally designated districts are the §160D-702(c)(2) exception preserving design-element regulation on 1–2 family detached
CD-/CSD-/DD-
Compact / Suburban / Downtown Design Districts (CD / CSD / DD families)
DT
UDO Article 4 Sec. 4.1.1; Article 7 (Design Standards); Sec. 6.10 dimensional standards by tier

Map-designated — Core (-C), Support 1 (-S1), Support 2 (-S2) sub-districts mapped to downtown Durham, Ninth Street, Hope Valley/Patterson Place, Brightleaf, Lakewood, and other compact-neighborhood nodes. DD-C covers central downtown; CSD covers neighborhood-scale compact nodes; CD covers suburban compact nodes.

form_based_standardsBuild-to lines, transparency minimums, active-use frontage, parking placement constraints per Article 7
height_modificationsAllowable height varies; DD-C/CD-C generally highest; -S2 most restrictive transitioning to residential
parking_reductionsReduced or eliminated minimums in DD-C and CD-C cores
use_mix_requiredVertical and horizontal mix in -C sub-districts
tier_overlapThese design districts span Compact-Neighborhood and Urban tiers of Sec. 6.10
AH-BONUS
Affordable Housing Density Bonus
AH
UDO Sec. 6.6 (Affordable Housing Bonus)

Project applies for density bonus by committing affordable units per Sec. 6.6 (typically RC and RU-M projects).

max_density_increase_pct50
applies_to_districtsRC; RU-M; RU-5; RS-M
affordable_set_aside_requiredPer Sec. 6.6 — income tiers and term defined therein

State preemptions

NC GS §160D-702 — Building Design Element Preemption (1–2 family detached)applies
Qualifying condition
Statewide self-executing preemption on all NC municipalities; Durham regulates 1–2 family detached homes in RR/R-20/R-10/R-8/R-5/R-3/RU-5/RU-5(2) and is subject. Local Historic District (-H overlay) and conditional-zoning carve-outs preserved per §160D-702(c).
Source
N.C.G.S. §160D-702(b), (c)
Effect
Design-element standards (cladding, roof pitch/material, porches, window/door style, garage location, exterior color) unenforceable on 1–2 family detached outside listed exceptions.
NC S.L. 2023-108 (HB 409) — Statewide By-Right ADU Mandateapplies
Qualifying condition
Statewide application to all NC cities/counties effective 2023-10-01; Durham permits SF detached by right in RR, R-20, R-10, R-8, R-5, R-3, RU-5, RU-5(2) — at least one ADU per lot must be permitted by right in each.
Source
S.L. 2023-108, S.L. text amending Chapter 160D
Effect
No CUP/SUP for ADU; no owner-occupancy, separate utility, or extra parking requirement; min-lot-size for ADU may not exceed primary dwelling minimum.
NC GS §160D-1207(c) — STR Registration/Permit Preemptionapplies
Qualifying condition
Statewide; reinforced by Schroeder v. Wilmington (NC COA 2021). Durham may not require STR registration, permit, periodic inspection, separation distance, or lottery/cap.
Source
N.C.G.S. §160D-1207(c); Schroeder v. City of Wilmington, 278 N.C. App. 177 (2021)
Effect
STR registration regimes void; district-by-district permit/prohibit of STR as a land use remains a local authority.
NC GS §160D-907 — Family Care Homes as Residential Useapplies
Qualifying condition
Statewide; Durham has residential districts (RR/RS/RU/RC and PDR/MU residential components) that must permit family care homes; dispersion may not exceed 0.5 mile (2,640 ft).
Source
N.C.G.S. §160D-907
Effect
Family care homes (≤6 residents) permitted in all residential districts; max dispersion 2,640 ft.
NC GS §160D-910 — Manufactured Housing Anti-Exclusionapplies
Qualifying condition
Statewide; Durham cannot exclude manufactured homes from the entire jurisdiction. Modular homes treated as SF dwellings wherever SF is permitted.
Source
N.C.G.S. §160D-910
Effect
MH appearance/dimensional standards capped at site-built standards in the same district; jurisdiction-wide exclusion void.
NC GS §160D-914 — Residential Solar Collector Protectionapplies
Qualifying condition
Statewide; voids any Durham ordinance prohibiting solar on detached 1–2 family dwellings or restricting solar on rear/side roof slopes not visible from public street.
Source
N.C.G.S. §160D-914
Effect
Solar prohibitions on 1–2 family detached unenforceable; rear/side-roof solar protected.
NC HB 130 (2021) / §160D-108 — Vested Rightsapplies
Qualifying condition
Statewide; Durham permit applications vest to the UDO in effect at complete-application submittal date.
Source
N.C.G.S. §160D-108
Effect
Retroactive UDO application to complete permit applications barred.
NC Water Supply Watershed Protection Act (G.S. §143-214.5; 15A NCAC 02B)applies
Qualifying condition
Durham lies within multiple WS-protected basins: Falls Lake (water supply for City of Raleigh) drains the eastern/northern portion via the Eno and Flat River subbasins; Jordan Lake watershed covers western and southwestern Durham via New Hope Creek and Northeast Creek. UDO Sec. 8.6 (Watershed Protection Overlays — Lake Michie/Little River, Falls/Jordan, Eno River) codifies these.
Source
N.C.G.S. §143-214.5; UDO Sec. 8.6
Effect
Built-upon-area caps (typically 12–24% low-density / higher with engineered SCMs), 30–50 ft riparian buffers, mandated stormwater treatment in protected subbasins.
NC Falls Lake / Jordan Lake / Neuse Riparian Buffer Rules (15A NCAC 02B .0233 / .0267 / .0275)applies
Qualifying condition
Durham is within the Falls Lake watershed (Wake/Durham/Granville/Person/Franklin counties) AND the Jordan Lake watershed (Orange/Durham/Chatham/Wake/Alamance) AND the Neuse River basin (the Neuse and Falls rules cross-reference). 50-ft riparian buffer floor (Zone 1: 30 ft no-disturb, Zone 2: 20 ft limited) applies along all perennial AND intermittent streams.
Source
15A NCAC 02B .0233 (Neuse), .0267 (Jordan), .0275 (Falls); NCDEQ DWR basin map
Effect
50-ft buffer floor on perennial/intermittent streams; DEQ DWR authorization required for buffer impact; basin rule overrides any narrower local buffer.
NC Stormwater Management Program — Phase II MS4 (15A NCAC 02H .1000)applies
Qualifying condition
City of Durham operates an NPDES Phase II MS4 (NCS000249, NCDEQ DEMLR listed). City pop 301,870 (2024) and urbanized area within Census-designated UZA trigger Phase II coverage. Land disturbance ≥1 ac requires SCM treating first 1.0 in. of runoff at 85% TSS removal.
Source
NCDEQ DEMLR Phase II MS4 list; 15A NCAC 02H .1006
Effect
Post-construction SCMs required for >1-ac disturbance; built-upon-area thresholds; treatment of 1-in. runoff at 85% TSS.
NC Sedimentation Pollution Control Act (G.S. 113A Article 4)applies
Qualifying condition
Durham operates a delegated local sedimentation/erosion-control program (City-County Public Works). ≥1 ac of land disturbance triggers approved E&SC plan; ground cover within 14 working days of grading completion.
Source
N.C.G.S. §113A-50 et seq.; NC DEQ DEMLR delegated-program list
Effect
E&SC plan required for disturbance ≥1 ac; delegated local enforcement.
NC Floodplain Management (G.S. §143-215.51; 44 CFR 60.3)applies
Qualifying condition
Durham participates in NFIP; SFHA areas mapped by NCFMP along Ellerbe Creek, Third Fork Creek, New Hope Creek, Eno River, and tributaries. UDO Sec. 8.6 incorporates state freeboard floor (BFE + 2 ft minimum).
Source
N.C.G.S. §143-215.51; NCFMP FIRM panels
Effect
Floodplain Development Permit required in SFHA; lowest floor ≥ BFE + 2 ft; substantial-improvement threshold ≥ 50% market value.
NC Airport Zoning Act (G.S. §63-30 et seq.) — RDU Part 77 Surfacesapplies
Qualifying condition
Raleigh-Durham International Airport (RDU) straddles the Durham/Wake county line; FAA Part 77 imaginary surfaces extend into southwestern Durham (Brier Creek, Page Road, Miami Blvd corridors). UDO Airport Overlay (-A60 / -A65) is the local implementation. Federal Part 77 obstruction-evaluation process (FAA Form 7460-1) controls actual avigation height review; NC §63-30 provides state coordination layer.
Source
N.C.G.S. §63-30; FAA RDU Part 77 surfaces; UDO Sec. 8.6 Airport Overlay
Effect
Height capped at Part 77 imaginary surface within RDU influence area; bird-attracting, glare-creating, and RF-interfering uses restricted.
NC GS §160D-705 — Conditional Districtsapplies
Qualifying condition
Statewide; Durham UDO uses conditional zoning (CZ) extensively for rezoning approvals — conditional district approval functions as legislative rezoning with applicant-proffered site plan and conditions.
Source
N.C.G.S. §160D-703(b); §160D-705
Effect
Conditional district conditions supersede base district where stated; conditional zoning is one of the §160D-702(c)(4) carve-outs re-enabling design-element regulation.
NC Residential Code Preemption (G.S. §143-138 / §143-139.1)applies
Qualifying condition
Statewide single building code (NC State Building Code). Durham cannot adopt more-stringent local building or energy code amendments; cannot mandate sprinklers on 1–2 family detached.
Source
N.C.G.S. §143-138; §143-139.1
Effect
Local building/energy code amendments preempted unless authorized by Building Code Council variance or local act.
NC Subdivision Regulation Authority (G.S. §160D Article 8)applies
Qualifying condition
Statewide; §160D-806 requires administrative (staff) subdivision approval where objective standards govern; §160D-804.1 caps performance guarantees at 125% of remaining improvement cost. UDO Sec. 3.6 Subdivision Review implements.
Source
N.C.G.S. §160D-801 — §160D-808
Effect
Plats meeting objective standards must receive administrative approval; performance guarantee cap; statutory exemptions for ag/recombination/court-ordered/public-acquisition divisions.
Non-applicable laws (3)
NC GS §160D-921 — Tree Ordinance Local-Act Requirementdoes_not_apply
Qualifying condition
Durham has a local act of the NC General Assembly authorizing its tree-preservation ordinance (named in §160D-921 commentary alongside Raleigh, Chapel Hill, Asheville, Cary, Charlotte). Preemption is therefore inapplicable; Durham's tree ordinance remains enforceable.
Source
N.C.G.S. §160D-921 (referenced cities-with-local-acts list)
Effect
Local act preserves Durham UDO Sec. 8.5 tree-preservation authority.
NC CAMA Coastal Area Management Actdoes_not_apply
Qualifying condition
Durham County is NOT one of the 20 CAMA coastal counties (Beaufort, Bertie, Brunswick, Camden, Carteret, Chowan, Craven, Currituck, Dare, Gates, Hertford, Hyde, New Hanover, Onslow, Pamlico, Pasquotank, Pender, Perquimans, Tyrrell, Washington).
Source
N.C.G.S. Chapter 113A, Article 7; NCDEQ coastal counties list
NC Mountain Ridge Protection Actdoes_not_apply
Qualifying condition
Durham is not in a designated mountain county. The Act covers 24 western counties (Alleghany, Ashe, Avery, Buncombe, Burke, Caldwell, Cherokee, Clay, Graham, Haywood, Henderson, Jackson, Macon, Madison, McDowell, Mitchell, Polk, Rutherford, Surry, Swain, Transylvania, Watauga, Wilkes, Yancey).
Source
N.C.G.S. Chapter 113A, Article 14

Adopted building codes

Statewide

IBC
2021
IRC
2015
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-03-01supplement effectiveUDO portal: 'Last Adopted Update: March 1, 2026'
2006-01-01adoptionCity of Durham UDO adopted 2006 (Joint City-County)

Quirks & notes

  • Durham UDO is a joint City-County ordinance — the same document governs both the City of Durham and the unincorporated portions of Durham County (with some Tier-specific differences). Many dimensional standards in Sec. 6.10 vary by Tier (Rural / Suburban / Urban / Compact-Neighborhood) which is a parcel attribute, not a district attribute — the same CN or CG district code yields different setbacks/heights depending on which Tier the parcel sits in.
  • Sec. 6.3.1A (RS districts) and Sec. 6.4.1A (RU districts) explicitly delegate lot-dimension and setback standards to Sec. 7.1 'Housing Types' — so per-housing-type variation governs (single-family detached vs townhouse vs courtyard housing each get different setbacks even within the same RS-10 district). Many fields here are intentionally marked partial; full extraction requires walking Sec. 7.1 per housing type.
  • Design Districts (CD-/CSD-/DD-) overlay Compact-Neighborhood and Urban Tier parcels in downtown, Ninth Street, Hope Valley/Patterson Place, Brightleaf, and Lakewood. Article 7 imposes form-based standards (build-to lines, transparency, active-use frontage, parking placement) on top of the base district — these are coded as overlays in this record but the UDO treats them as primary districts. Parking minimums are reduced or eliminated in -C cores.
  • Watershed Protection (Sec. 8.6) layers TWO independent state regimes: (1) NC Water Supply Watershed rules for Falls Lake (eastern/northern Durham draining to Raleigh's water supply) and Jordan Lake (western/southwestern Durham), (2) Falls/Jordan Lake nutrient-buffer rules (50-ft riparian buffer floor on perennial AND intermittent streams). Both override any narrower local buffer.
  • RDU Airport Overlay (-A60 / -A65) federal/state conflict — FAA Part 77 imaginary surfaces and DNL noise contours overlap the Brier Creek / Page Road / Miami Blvd corridors in southwestern Durham. UDO height caps must yield to Part 77 federal floor.
  • Tree ordinance preserved by NC local act — §160D-921 statewide tree preemption does NOT apply to Durham (one of ~6 cities with a tree-ordinance local act enumerated in §160D-921 commentary alongside Raleigh/Chapel Hill/Asheville/Cary/Charlotte). UDO Sec. 8.5 tree preservation remains enforceable.
  • Affordable Housing Density Bonus (Sec. 6.6) permits up to 50% density increase in RC and other residential districts when affordable units are committed — effective RC max density ≈ 60 du/ac (vs 40 du/ac base).
  • Building Coverage replaces FAR — Durham UDO does NOT use Floor Area Ratio anywhere in Article 6. Building Coverage % is the primary intensity metric for nonresidential districts.

Formulas

Definitions

height
Vertical distance from average finished grade at building perimeter to the highest point of the roof structure (UDO Sec. 16.4 Definitions).
lot_coverage
Total area of all principal and accessory structures footprints divided by lot area; UDO terms this 'Building Coverage' in Sec. 6.10 nonresidential tables.
far
Not the primary intensity metric in Durham UDO; replaced by Building Coverage + Height + Density in residential and most nonresidential districts.
du_ac
Dwelling units per gross acre of project site; Durham UDO Sec. 6.2–6.5 expresses residential density this way.
setback_front
'Street Yard' — minimum distance from front lot line to nearest point of principal building (Sec. 6.x.1A tables).
setback_side
'Side Yard' — minimum distance from side lot line; many Suburban-Tier districts also specify a combined-both-sides minimum.
setback_rear
'Rear Yard' — minimum distance from rear lot line.
parking
Minimum off-street spaces per UDO Sec. 10.3 (Parking Standards); varies by use category, not by district. Reduced minimums in Compact/Downtown Design Districts.

Capacity calculations

max_footprint_sf
lot_area_sf * building_coverage_pct
max_gfa_sf
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 12 (40 ft ≈ 3 stories; 50 ft ≈ 4 stories per UDO)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] §6.2.1A
  2. [2] §6.2.1A
  3. [3] §6.2.1A
  4. [4] §6.2.1A
  5. [5] §6.2.1A.1
  6. [6] n
  7. [7] n
  8. [8] §6.2.1A
  9. [9] §6.3.1A
  10. [10] §6.3.1A
  11. [11] n
  12. [12] §6.3.1A
  13. [13] §6.3.1A
  14. [14] n
  15. [15] §6.3.1A
  16. [16] §6.3.1A
  17. [17] §6.3.1A
  18. [18] n
  19. [19] §6.3.1A
  20. [20] §6.3.1A
  21. [21] n
  22. [22] §6.3.1A
  23. [23] §6.3.1A
  24. [24] n
  25. [25] §6.3.1A
  26. [26] §6.3.1A
  27. [27] n
  28. [28] §6.3.1A
  29. [29] §6.3.1A
  30. [30] n
  31. [31] §6.3.1A
  32. [32] §6.4.1A
  33. [33] n
  34. [34] §6.4.1A
  35. [35] §6.4.1A
  36. [36] n
  37. [37] §6.4.1A
  38. [38] §6.4.1A
  39. [39] n
  40. [40] §6.4.1A
  41. [41] §6.5.1A
  42. [42] n
  43. [43] §6.5.1A
  44. [44] §6.5.1A
  45. [45] n
  46. [46] §6.5.1A
  47. [47] §6.5.1A
  48. [48] n
  49. [49] §6.5.1A
  50. [50] n
  51. [51] n
  52. [52] n
  53. [53] n
  54. [54] n
  55. [55] n
  56. [56] n
  57. [57] n
  58. [58] n
  59. [59] n
  60. [60] n
  61. [61] §6.10.1B
  62. [62] §6.10.1B
  63. [63] §6.10.1B
  64. [64] §6.10.1B
  65. [65] §6.10.1B
  66. [66] §6.10.1B
  67. [67] n
  68. [68] n
  69. [69] §6.10.1C
  70. [70] §6.10.1C
  71. [71] §6.10.1C
  72. [72] §6.10.1C
  73. [73] §6.10.1C
  74. [74] n
  75. [75] n
  76. [76] §6.10.1B
  77. [77] §6.10.1B
  78. [78] §6.10.1B
  79. [79] §6.10.1B
  80. [80] §6.10.1
  81. [81] §6.10.1B
  82. [82] n
  83. [83] n
  84. [84] §6.10.1B
  85. [85] §6.10.1B
  86. [86] §6.10.1B
  87. [87] §6.10.1B
  88. [88] §6.10.1
  89. [89] §6.10.1B
  90. [90] n
  91. [91] n
  92. [92] §6.10.1B
  93. [93] §6.10.1B
  94. [94] §6.10.1B
  95. [95] §6.10.1B
  96. [96] §6.10.1B
  97. [97] §6.10.1B
  98. [98] n
  99. [99] n
  100. [100] §6.10.1B
  101. [101] §6.10.1B
  102. [102] §6.10.1B
  103. [103] §6.10.1B
  104. [104] §6.10.1B
  105. [105] §6.10.1B
  106. [106] n
  107. [107] n
  108. [108] n
  109. [109] n
  110. [110] §6.10.1B
  111. [111] §6.10.1B
  112. [112] §6.10.1B
  113. [113] §6.10.1B
  114. [114] §6.10.1B
  115. [115] n
  116. [116] n
  117. [117] §6.10.1B(4)(c)
  118. [118] §6.10.1B(4)(c)
  119. [119] §6.10.1B(4)(c)
  120. [120] §6.10.1B(4)(c)
  121. [121] §6.10.1B(4)(c)
  122. [122] n
  123. [123] n
  124. [124] n
  125. [125] n
  126. [126] n
  127. [127] n
  128. [128] n
  129. [129] n
  130. [130] n
  131. [131] n
  132. [132] n
  133. [133] n
  134. [134] n
  135. [135] n
  136. [136] n
  137. [137] n
  138. [138] n
  139. [139] n
  140. [140] n
  141. [141] n
  142. [142] n
  143. [143] n
  144. [144] n
  145. [145] n
  146. [146] n
  147. [147] n
  148. [148] n
  149. [149] n
  150. [150] n

Research status

Publication gates

primary url presentpassedcode_source = https://udo.durhamnc.gov — official city-hosted UDO portal.
no aggregator citedpassedScan clean — all citations point to udo.durhamnc.gov, www.durhamnc.gov, www.ncleg.gov, deq.nc.gov.
confidence tags full formpassedAll confirmed fields carry §-citation in confidence code (e.g., c§6.10.1B, c§4.1.1, c§6.6).
overlays have parameters trigger confidencepassedAll 9 overlays carry non-empty parameters, geographic_trigger, base_interaction, status, and §-citation.
preempt section city specificpassed19 NC state preemption laws evaluated with city-specific qualifying_condition_checked — 17 apply (incl. 1 federal_state_conflict for RDU Part 77), 2 do not apply (CAMA, Mountain Ridge).

Data quality

Documented gaps
  • Sec. 7.1 Housing Types not walked this pass — setbacks/lot widths/lot coverage for RS, RM, RU, RC districts are marked partial. Next refresh should enumerate per-housing-type dimensions.
  • PDR/MU/UC/CC/IP planned-district standards are necessarily not_applicable (set by development plan); cannot be summarized in a per-district table.
  • Parking is per-use (Sec. 10.3), not per-district; populated as partial across the record.
  • Neighborhood Protection (-P), Transitional Office (-TO), and Major Transportation Corridor (-MTC) overlay parameters extracted from Sec. 4.1.1 establishment listing but full Sec. 8.x parameter tables not walked this pass.

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