Campus (CMP) Zoning District in Raleigh, NC
The Campus (CMP) zoning district in the City of Raleigh is a specialized designation for large institutional properties such as hospitals, colleges, and universities, requiring a minimum site area of 5 acres or one contiguous city block. The CMP District provides the City of Raleigh with a flexible framework through mandatory Master Plans, allowing for customized building placement, signage, and land uses while ensuring visual continuity and the protection of adjacent residential neighborhoods. Under default standards, development is limited to a maximum height of 50 feet or 3 stories, though these may be modified during the Master Plan approval process [Section 4.6.1].
Purpose and Intent of the CMP District
The CMP District is established by the City of Raleigh to facilitate the orderly growth of significant institutional entities while mitigating the environmental and community impacts often associated with large-scale developments. Key objectives include:
- Institutional Support: Providing dedicated space for the expansion of medical and educational facilities [Section 4.1.1.E].
- Design Flexibility: Allowing for unconventional building placement and unified site elements (like signs and landscaping) through a Campus Master Plan [Section 4.6.2].
- Community Integration: Using neighborhood transition standards to protect nearby residential areas from the scale and intensity of campus operations [Section 4.6.1.C].
- Sustainability: Encouraging the City of Raleigh's goals for reduced automobile use, energy resource conservation, and enhanced pedestrian environments [Section 4.1.1.E].
Permitted Land Uses
In the CMP District, land uses are generally focused on the primary institutional mission of the site. However, the City of Raleigh allows for a variety of supporting uses to serve the campus population.
Principal and Civic Uses
- Educational: Colleges, universities, and community colleges are permitted by right [Section 6.1.4].
- Civic: Libraries, museums, and places of worship are permitted by right [Section 6.1.4].
- Medical: Hospitals are a primary intended use, though specific standards for facilities like heliports may require special use permits [Section 6.4.8.D].
- Recreation: Public parks and greenways are permitted by right [Section 6.1.4].
Ancillary Commercial Uses
Retail, restaurant, and commercial activities are permitted within the CMP District provided they are intended primarily for the convenience of the district's employees, students, or users [Section 4.1.1.E].
Residential and Support Uses
- Group Living: Dormitories, fraternities, and sororities are allowed to support educational missions [Section 6.2.2.D].
- Supportive Housing: Multi-unit supportive housing and other care facilities are generally permitted, often subject to specific limited or special use standards [Section 6.1.4].
General Character and Standards
The character of a CMP District is defined by its ownership and its Master Plan. Each district must be under the control of a single entity with a significant governmental interest or a specific institutional focus (hospital/university). If a portion of the land is sold to a third party that does not meet these criteria, the City of Raleigh requires the property to be rezoned within 6 months [Section 4.6.1.A].
Default Dimensional Standards
Unless otherwise modified by an approved Master Plan, the following technical standards apply to all development within the CMP District:
| Standard | Requirement |
|---|---|
| Maximum Building Height | 50 feet or 3 stories |
| Minimum Primary Street Setback | 5 feet |
| Minimum Side Street Setback | 5 feet |
| Minimum Interior Side or Rear Setback | 10 feet |
| Minimum Site Area | 5 acres or 1+ contiguous city blocks |
Master Plan Modifications
The City of Raleigh allows a Campus Master Plan to modify several UDO requirements to better suit the specific needs of the institution, including:
- Height and Setbacks: Custom limits and placements for buildings [Section 4.6.3.A].
- Parking: Treating the entire campus as a single development for the purposes of sharing required parking [Section 4.6.2.C].
- Landscaping and Signage: Unified treatments that may differ from standard district requirements [Section 4.6.2.C].
- Street Layout: Modification of block lengths and street cross-sections, provided they meet City safety and service levels [Section 4.6.2.D].
Neighborhood Transitions
To ensure the character of the CMP District does not negatively impact adjacent residents, the City of Raleigh enforces Article 3.5 (Neighborhood Transitions). These regulations apply when a campus site abuts an R-1, R-2, R-4, R-6, or R-10 residential district. Requirements typically include protective yards (buffers) and specific height-plane restrictions to ensure a graduated transition between the larger campus structures and smaller residential homes [Section 4.6.1.C].
Sections Cited
- Article 1.3. Zoning Districts
- Article 3.5. Neighborhood Transitions
- Article 4.1. General Provisions
- Article 4.6. Campus (CMP)
- Article 6.1. Allowed Principal Use Table