Industrial Zoning and Use Regulations in the City of Raleigh: I-2 Legacy and IH Designations
The I-2: Industrial-2 zoning designation is classified as a Legacy District within the City of Raleigh and is no longer being added to the Official Zoning Map or allowed to have its boundaries modified [Section 1.3.4]. Under the City of Raleigh Unified Development Ordinance, these legacy industrial areas generally transition to the IH: Heavy Industrial designation, which is intended for high-impact manufacturing and industrial activities that are not compatible with residential or mixed-use districts [Section 4.1.1, Section 1.3.1].
The Status of I-2: Industrial-2 in the City of Raleigh
The I-2 Industrial-2 designation is part of the legacy zoning code that existed prior to the adoption of the current City of Raleigh Unified Development Ordinance (UDO). According to the UDO, legacy districts will eventually be replaced with modern UDO zoning districts [Section 1.3.4]. If a property currently has conditional zoning that references the I-2 legacy district, those specific use limitations continue, provided the use is still allowed in the corresponding UDO general use district [Section 1.2.3].
Because the I-2 district represents high-impact industrial operations, the modern UDO equivalent for such intensive land use is the IH: Heavy Industrial district [Section 4.1.1].
Allowed Principal Uses in the IH (Heavy Industrial) District
The City of Raleigh permits a wide range of industrial, utility, and specific commercial activities within the Heavy Industrial (IH) district. Uses are categorized as Permitted (P), Limited (L), or requiring a Special Use Permit (S) [Section 6.1.3].
| Use Category | Specific Use | Permission Level |
|---|---|---|
| Industrial | Heavy Industrial (General) | Permitted (P) |
| Light Industrial (General) | Permitted (P) | |
| Brewery, Winery, Distillery, Cidery | Permitted (P) | |
| Light Manufacturing | Permitted (P) | |
| Research & Development | Permitted (P) | |
| Self-Service Storage | Permitted (P) | |
| Vehicle Service (Car wash, Minor/Major repair) | Permitted (P) | |
| Warehouse & Distribution | Permitted (P) | |
| Waste-Related Service | Permitted (P) | |
| Wholesale Trade | Permitted (P) | |
| Commercial | Office (General) | Permitted (P) |
| Vehicle Sales/Rental | Permitted (P) | |
| Passenger Terminal | Permitted (P) | |
| Parking Facility | Limited (L) | |
| Animal Care (Indoor) | Limited (L) | |
| Adult Establishment | Special Use (S) | |
| Airfield / Heliports | Special Use (S) | |
| Public/Institutional | Civic (General) | Permitted (P) |
| Minor Utilities | Permitted (P) | |
| Major Utilities | Special Use (S) | |
| Telecommunication Tower (>= 250 ft) | Special Use (S) | |
| Residential/Social | Emergency Shelter Type A or B | Limited (L) |
| Special Care Facility | Limited (L) | |
| Open Uses | Resource Extraction | Limited (L) |
[Section 6.1.4]
Use Standards for Specific Heavy Industrial Activities
The City of Raleigh defines the "Heavy Industrial" category as any facility involving dangerous, noxious, or offensive uses, or those producing significant smoke, noise, glare, or vibration [Section 6.5.1]. Examples include:
- Asbestos and radioactive materials processing.
- Chemical, explosives, and metal manufacturing.
- Petroleum products and rubber manufacturing.
- Scrap metal processors and sawmill operations.
- Trailer leasing and auction vehicle brokerage.
Prohibited Uses in the Heavy Industrial (IH) District
To preserve the industrial capacity of these areas and protect public health, the City of Raleigh prohibits several categories of use within the IH designation.
- Residential Living: All forms of household living, including single-unit, two-unit, and multi-unit living, are strictly prohibited [Section 6.1.4].
- Residential Housing Patterns: Cottage courts, conservation developments, and compact developments are not permitted [Section 6.1.4].
- Most Group Living: Boardinghouses, congregate care, dormitories, and rest homes are prohibited [Section 6.1.4].
- Sensitive Public Uses: Schools (K-12), day care centers, and hospitals are not permitted [Section 6.1.4, Section 5.2.1].
- Commercial Recreation: Health clubs and sports academies are generally excluded from the IH designation [Section 6.1.4].
Base Dimensional Standards for IH (Heavy Industrial)
Development in the IH district must adhere to specific setbacks and height limitations to manage the impact of heavy industrial buildings on the City of Raleigh's infrastructure.
| Standard Category | Requirement |
|---|---|
| Lot Area (Minimum) | n/a |
| Lot Width (Minimum) | n/a |
| Primary Street Setback | 50' |
| Side Street Setback | 50' |
| Side Lot Line Setback | 0' |
| Sum of Side Interior Setbacks | 40' |
| Rear Lot Line Setback | 0' |
| Sum of Rear and Primary Street Setbacks | 70' |
| Max Height (Stories/Feet) | 3 stories / 50' |
[Section 4.4.1]
Sections Cited
- Section 1.2.3. Rules of Interpretation
- Section 1.3.1. General Use Zoning Districts
- Section 1.3.4. Legacy Districts
- Section 4.1.1. District Intent Statements
- Section 4.4.1. General Building (Heavy Industrial)
- Section 6.1.3. Key to Use Table
- Section 6.1.4. Allowed Principal Use Table
- Section 6.1.5. Prohibited Uses
- Section 6.5.1. Heavy Industrial (Use Category)