In a fast-growing city like Durham, understanding the timeline of development is essential for residents, business owners, and developers alike. To manage this complex flow, the city utilizes the Unified Development Office (UDO) system, a comprehensive tracking tool that allows customers to view applications, permits, inspections, and review comments in real-time.
Expedited Reviews for Eligible Projects
For standard projects requiring staff review, such as site plans or construction drawings, the city offers a Priority Review option for eligible applications. The current goal for these priority reviews is 15 business days, though this timeline is subject to change based on staffing levels and the volume of submittals. This “fast-track” is designed to help projects that meet specific community criteria move through the administrative process more efficiently.
Timelines for Rezoning and Public Hearings
For larger projects that require public hearings and legislative or quasi-judicial decisions, the timeline is more extended. Once a Zoning Map Change application begins the public hearing process, the Planning Commission typically has three regular cycles—roughly 90 days—to review the request and provide a formal recommendation to the governing body. Following this recommendation, the request moves to the City Council or County Board of Commissioners for a final public hearing and vote. If a rezoning request is denied, the property owner generally must wait 12 months before filing a similar application for that site.
The UDO Rewrite: A Timeline in Action
The timeline for Durham’s major UDO rewrite (the Land Development Code) provides a clear example of how legislative and legal complexities can impact schedules. The rewrite process began in February 2024 and proceeded through several phases of draft modules and community workshops throughout 2024 and 2025. The city originally anticipated starting the final adoption process in Fall 2025. By January 2026, a full proposed ordinance was released for public hearing.
Why Some Development Timelines Stretch for Years
However, the intervention of SB 382 and subsequent litigation threats from property owners forced an indefinite pause on February 20, 2026, just days before the scheduled Planning Commission hearing. There is currently no official estimate for when this process will resume, as the city waits for clarity from the state legislature, which could consider revisions to down-zoning laws as early as April. Until then, the adoption of the new code remains in a “holding pattern,” illustrating that while administrative reviews can be measured in weeks, major policy changes can take years to navigate.
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