Durham Development Review Process

10 Recommendations for Development in Durham

To help both new and existing developers, owners, and design firms through the development review process in Durham, we offer the following tips to go by:

  1. Don't assume that the plan review processes and requirements in other jurisdictions are the same in Durham. For example, site plans and construction drawings are two separate review and approval processes in Durham.

  2. Understand the required approvals needed for your project. Meeting with City and/or County staff prior to the first submittal is helpful to know which of the processes will apply to your project.

  3. Most of the City or County departments involved in the review process have their own checklists showing the basic information they need on the plans. These are available at the links included on this page. Understanding and following these checklists during the plan creation will help reduce the number of comments during the first review.

  4. All agencies involved in the review process follow the submittal and re-submittal review cycles and deadlines the Planning Department has instituted. While delays may occur (such as waiting for reviews or approvals from State or Federal agencies), adhering to these schedules as much as possible is Durham's policy. Knowing the deadlines and timelines with these cycles gives the developer an idea of how long the process may take and allows an opportunity to create a realistic schedule for the project.

  5. The existing conditions on the site are important for the zoning map change, site plan, preliminary plat and construction drawing reviews. Environmental issues such as floodplain and streams and previous improvements to the site such as utilities, easements, power/telephone poles and sidewalks will come into play during the review of the proposed project. It is important that these items are clearly shown on the first plan submittal.

  6. Take the time to evaluate thoroughly the existing infrastructure serving your project (stormwater, water, sewer and streets). The adequacy of the existing infrastructure for supporting your project will play a big role in the review of the plans.

  7. Be flexible. During the review process, the design may need to be adjusted to meet the various ordinance and guideline requirements from the different departments reviewing the project. Trying to maximize the number of lots or square footage of a building, for example, without understanding the various requirements could easily result in a re-design of the project midway through the review.

  8. Once the first set of comments are issued for a project, we strongly recommend that time is taken to clearly and accurately understand the comments before the plans are resubmitted. This may require phone calls and/or meetings with staff. Submittals of revised plans to the Planning Department are allowed 3 times a month. Please take the extra time to accurately address the comments before resubmitting. Cloud the revisions on the plans, if possible, and specify in the written response to comments where the changes have been made. This will save time and helps move the case through to its final approval while reducing the risk of re-review fees.

  9. Please keep in mind that we are human and we do make mistakes, including missing some issues during the first review. We ask you to be mindful that workloads can be heavy and some issues can be very complex.

  10. Most site plans and preliminary plats contain Special Conditions. Please read and understand these conditions because they usually require that certain items be completed prior to the release of post-site plan approvals. These may include the dedication of right-of-way prior to building permit issuance or completion of road or utility improvements prior to certificates of compliance.