Planning Commission Hearing
This is the second step in getting a parcel rezoned. Once the plan has been studied by the Durham City/County Planning Department (Step 1), a public hearing is held to allow comments from both sides. The Planning Commission then makes a recommendation to the Governing Body (City Council or Board of County Commissioners) that has jurisdiction over the parcel. At the Governing Body Hearing (Step 3), the rezoning is approved or denied.
About the Planning Commission
The Durham Planning Commission has 14 members; 7 are appointed by the City Council or and 7 by the Board of County Commissioners. Members serve three-year terms, and can serve up to two consecutive terms. Among other responsibilities, they review and make recommendations regarding zoning map changes.
The Planning Commission holds zoning hearings once a month at the City Council chambers of City Hall.
- Planning Commission pages on the City's website (with calendar)
- Planning Commission pages on the County's website
- Planning Commission roster with contact info
- Agendas and Minutes online (Staff Reports are linked from agendas)
The Planning Commission is often sympathetic to neighbors. Several of members have a background in neighborhood activism. Sometimes, though, they'll decide that a property has a "best use" (i.e. shopping centers at a major intersection)
The newly adopted Durham 2030 Comprehensive Plan is supposed to guide zoning decisions. But the plan can be amended to allow other uses.
About the Hearing
At the hearings, the Staff Report is presented, and each side is given 10 minutes to present their case. The Commission then votes to recommend that the Governing Body approve or deny the rezoning. That recommendation is no guarantee of the Governing Body's vote.
Being Heard
People speaking for or against a case should arrive early. Speakers must sign up before the hearing begins, in the order they plan to speak. This hearing is formal, with rules of order and decorum. Speakers should address the body with "Good evening Mr. Chairman, and members of the Commission..."
Tip: A good way to get a feel for these formal hearings is to watch the broadcasts of City Council meetings on public-access TV channels.
Rehearse the presentation beforehand, and make sure all points can be covered in the allotted time. Have speakers sit at the front, near the podium. Make posters large enough to be seen from 30-40 feet away. Have someone to manage the visual aids, so that the speaker doesn't have to, and have visuals ready to display.
Neighborhoods may be told that they don't need to bring a big group to the hearing. But in fact, having a sizeable group of concerned neighbors in the audience DOES make difference in the vote.
The Planning Department has put together a useful list of tips for effective presentations at public hearings.
Send 'em Email
Contacting individual Planning Commission members via email also seems to be helpful. Neighbors only have 10 minutes to speak at the meeting, but important concerns can be raised in letter-writing campaigns too.
See also tips for effective letters & emails and Planning Commission contact info.
Minutes & Agendas
The Planning Commission meeting minutes include comments from individual Commissioners explaining why they voted the way they did. A great way to get a feel for who's who.