Heavy Industrial (IH) Zoning Regulations in Raleigh
The Heavy Industrial (IH) district in the City of Raleigh is established to accommodate high-impact manufacturing, industrial, and extractive activities that are typically incompatible with residential or mixed-use areas due to their operational intensity. Development in the Heavy Industrial (IH) district is limited to a maximum height of 50 feet or 3 stories and requires significant primary street setbacks of 50 feet [Section 4.1.1.C, Section 4.4.1]. Residential uses and most consumer-facing commercial activities are strictly prohibited to preserve the City of Raleigh’s industrial economic base [Section 6.1.4].
Allowed Principal Uses
The City of Raleigh Unified Development Ordinance (UDO) categorizes uses within the Heavy Industrial (IH) district as Permitted (P), Limited (L), or Special (S). Limited uses must meet specific standards, and Special uses require approval by the Board of Adjustment.
Industrial and Manufacturing Uses
The following industrial activities are permitted by right in the Heavy Industrial (IH) district:
- Heavy Industrial: Includes facilities involving dangerous or noxious uses, such as asbestos processing, animal processing, chemical manufacturing, explosives, and primary metal manufacturing [Section 6.5.1].
- Light Industrial: Manufacturing and assembly of products with lower environmental impacts [Section 6.5.2].
- Light Manufacturing: Industrial operations conducted entirely within a fully-enclosed building [Section 6.5.3].
- Brewery, Winery, Distillery, and Cidery: Permitted as an industrial use [Section 6.1.4].
- Research & Development: Laboratories and pilot plants for testing new products [Section 6.5.4].
- Self-Service Storage: Facilities for private storage of personal property [Section 6.5.5].
- Warehouse & Distribution: Storage and movement of goods, including bulk storage and freight terminals [Section 6.5.7].
- Waste-Related Service: Landfills, animal waste processing, and waste incineration [Section 6.5.8].
- Wholesale Trade: Sale or rent of products to other businesses, not open to the general public [Section 6.5.9].
Commercial and Service Uses
- Permitted (P): Office (integrated with industrial functions), Passenger Terminal (railroad stations, bus terminals), and Vehicle Sales/Rental [Section 6.1.4].
- Limited (L): Parking Facilities (as a principal use) and Animal Care (indoor only) [Section 6.1.4].
- Special (S): Adult Establishments, Outdoor Animal Care, and Towing Yards for Vehicles [Section 6.1.4].
Public and Institutional Uses
- Permitted (P): Civic assembly and Minor Utilities (e.g., stormwater facilities, sustainable energy systems) [Section 6.1.4].
- Limited (L): Cemeteries, Telecommunication Towers (less than 250 feet), and Government Water/Wastewater treatment plants [Section 6.1.4].
- Special (S): Major Utilities and Telecommunication Towers (250 feet and greater) [Section 6.1.4].
Open Uses
- Permitted (P): Restricted Agriculture [Section 6.1.4].
- Limited (L): Community gardens, Plant nurseries, Produce stands, and Resource Extraction (e.g., mining, stockpiling aggregate) [Section 6.1.4, Section 6.6.2].
Prohibited Uses
In the City of Raleigh, any use not explicitly listed as permitted, limited, or special in the IH district is prohibited. Key prohibited categories include:
- Residential Uses: All household living, including single-unit, two-unit, multi-unit, and cottage courts [Section 6.1.4].
- Group Living: Boardinghouses, congregate care, and retirement communities [Section 6.1.4].
- Social Services: Emergency shelters and most supportive housing [Section 6.1.4].
- Education and Health: Schools (K-12), colleges, and health clubs [Section 6.1.4].
- Recreation: Indoor and outdoor recreation, golf courses, sports academies, and stadiums [Section 6.1.4].
- Hospitality: Hotels, motels, bed and breakfasts, and short-term rentals [Section 6.1.4].
- Food and Retail: Restaurants, bars, and most retail sales (excluding vehicle sales) [Section 6.1.4].
- Urban Farms: Prohibited within the industrial context of the IH district [Section 6.1.4].
Technical Standards for the IH District
The City of Raleigh mandates specific dimensional and parking requirements to ensure that industrial development is properly buffered from public rights-of-way and adjacent properties.
Dimensional Standards
| Standard | Requirement |
|---|---|
| Max Height | 50 feet / 3 stories |
| Min Primary Street Setback | 50 feet |
| Min Side Street Setback | 50 feet |
| Min Side Lot Line Setback | 0 feet |
| Min Sum of Side Interior Setbacks | 40 feet |
| Min Rear Lot Line Setback | 0 feet |
| Min Sum of Rear and Primary Street Setbacks | 70 feet |
[Reference: Section 4.4.1]
Parking Requirements
The following maximums apply to vehicle parking in the City of Raleigh's IH district. There are generally no minimum vehicle parking requirements for industrial uses, though bicycle parking is required.
| Use Category | Vehicle Parking (max) | Short-Term Bicycle Parking (min) | Long-Term Bicycle Parking (min) |
|---|---|---|---|
| Heavy Industrial | No maximum | None | None |
| Light Manufacturing | No maximum | None | None |
| Warehouse & Distribution | No maximum | None | None |
| Vehicle Sales/Rental | No maximum | None | None |
| Office | 1 space per 200 SF | 1 per 10,000 SF | 1 per 5,000 SF |
[Reference: Section 7.1.2.C]
Sections Cited
- Section 4.1.1. District Intent Statements
- Section 4.4.1. General Building (Special Districts)
- Section 6.1.4. Allowed Principal Use Table
- Section 6.1.5. Prohibited Uses
- Section 6.5.1. Heavy Industrial
- Section 6.5.2. Light Industrial
- Section 6.5.3. Light Manufacturing
- Section 6.5.4. Research & Development
- Section 6.5.5. Self-Service Storage
- Section 6.5.7. Warehouse & Distribution
- Section 6.5.8. Waste-Related Service
- Section 6.5.9. Wholesale Trade
- Section 6.6.2. Resource Extraction
- Section 7.1.2. Required Parking
- Section 7.2.4. Protective Yards