Heavy Manufacturing and Industrial Zoning Districts in Raleigh
In the City of Raleigh, high-impact manufacturing and heavy industrial operations are restricted almost exclusively to the Heavy Industrial (IH) zoning district. While the Industrial Mixed Use (IX-) district allows for a variety of light industrial and manufacturing activities, it is specifically designed to prohibit the more intensive "heavy" industrial uses that characterize the Heavy Industrial (IH) district [Sec. 3.1.1.G, Sec. 4.1.1.C]. The City of Raleigh also maintains several Legacy Districts, such as Industrial-1 (I-1) and Industrial-2 (I-2), which continue to exist under the older zoning code but will eventually be replaced by the current Unified Development Ordinance (UDO) designations [Sec. 1.3.4].
Primary Industrial Districts in the City of Raleigh
The City of Raleigh classifies industrial land use into two primary categories under the Unified Development Ordinance:
Heavy Industrial (IH)
The Heavy Industrial (IH) district is intended to accommodate high-impact manufacturing, industrial, and other intensive uses, including extractive and waste-related activities [Sec. 4.1.1.C]. These uses are generally considered incompatible with Residential, Mixed Use, or other Special Districts due to their potential for noise, odor, or other environmental impacts. The Heavy Industrial (IH) district allows for the "Heavy Industrial" use category by right [Sec. 6.1.4].
Industrial Mixed Use (IX-)
The Industrial Mixed Use (IX-) district is established to provide for a variety of light industrial and manufacturing uses [Sec. 3.1.1.G]. Unlike the Heavy Industrial (IH) district, the Industrial Mixed Use (IX-) district allows for a mix of retail, service, and commercial activities alongside industrial work. In this district, residential uses are permitted but are strictly limited to the upper stories of mixed-use buildings to ensure that land remains available for employment and manufacturing [Sec. 3.1.1.G.1].
Technical Development Standards
The City of Raleigh enforces specific dimensional standards for industrial buildings. The following table outlines the base requirements for the Heavy Industrial (IH) and Industrial Mixed Use (IX-) districts (assuming a General Building type).
| Standard | Heavy Industrial (IH) | Industrial Mixed Use (IX-) |
|---|---|---|
| Max Height | 50' / 3 stories | Set by district (e.g., IX-3 is 3 stories) |
| Primary Street Setback (min) | 50' | 3' |
| Side Street Setback (min) | 50' | 3' |
| Side Lot Line Setback (min) | 0' | 0' or 6' |
| Rear Lot Line Setback (min) | 0' | 0' or 6' |
| Sum of Side Interior Setbacks (min) | 40' | N/A |
| Sum of Rear and Primary Setbacks (min) | 70' | N/A |
[Sec. 4.4.1, Sec. 3.2.5]
Defining Heavy vs. Light Industrial Uses
The City of Raleigh differentiates between these uses based on the intensity of the activity and its impact on the surrounding environment.
Heavy Industrial Use Category
This category includes any facility involving dangerous, noxious, or offensive uses. Specific examples permitted in the Heavy Industrial (IH) district include:
- Asbestos and radioactive materials handling.
- Animal processing, packing, and treating.
- Automobile dismantlers and recyclers.
- Bulk storage of flammable liquids and chemicals.
- Explosives manufacturing and storage.
- Concrete batching and asphalt processing.
- Scrap metal processors and primary metal manufacturing [Sec. 6.5.1.A].
Light Industrial Use Category
This category focuses on manufacturing, assembly, repair, or servicing of industrial or business machinery and consumer products. These activities are permitted by right in both the Industrial Mixed Use (IX-) and Heavy Industrial (IH) districts [Sec. 6.1.4]. Examples include:
- Bottling facilities.
- Brewery, winery, distillery, or cidery operations.
- Transit vehicle maintenance and storage.
- Contractors' storage and maintenance yards [Sec. 6.5.2.A].
Special Requirements and Exceptions
- Legacy Districts: The City of Raleigh recognizes Industrial-1 (I-1) and Industrial-2 (I-2) as legacy districts. While no new land can be added to these districts, existing boundaries remain valid until they are rezoned to a UDO-compliant district [Sec. 1.3.4].
- Prohibited Signs: In all City of Raleigh industrial districts, off-premise signs (billboards) are prohibited, and any sign replacement must bring the structure into conformity with current UDO standards [Sec. 7.3.14.B, Sec. 7.3.15].
- Protective Yards: When a Heavy Industrial (IH) district abuts any other district, a Type B1 or B2 transitional protective yard must be installed to provide a buffer for the neighboring property [Sec. 7.2.4.A].
Sections Cited
- Sec. 1.3.4. Legacy Districts
- Sec. 3.1.1. District Intent Statements
- Sec. 3.2.5. General Building (Mixed Use)
- Sec. 4.1.1. District Intent Statements
- Sec. 4.4.1. General Building (Heavy Industrial)
- Sec. 6.1.4. Allowed Principal Use Table
- Sec. 6.5.1. Heavy Industrial
- Sec. 6.5.2. Light Industrial
- Sec. 7.2.4. Protective Yards
- Sec. 7.3.14. Off-Premise Signs
- Sec. 7.3.15. Prohibited Signs