-MPOD: Metro-Park Overlay District Standards for Raleigh, North Carolina
The -MPOD: Metro-Park Overlay District protects the integrity of large natural parks in the City of Raleigh by limiting building heights to 45 feet (2.5 stories) within 1,000 feet of the park and capping total site impervious surface coverage at 45%. This overlay district further mandates a 32-foot wide primary tree conservation buffer along park boundaries for sites of two acres or larger and prohibits activities that emit detectable odors or utilize outdoor speakers within 500 feet of the park property.
Purpose and Applicability
The Metro-Park Overlay District (-MPOD) is established by the City of Raleigh to preserve and protect the integrity of large natural parks that serve the citizens of Raleigh, the region, and the state. The -MPOD applies to land located approximately 1,000 to 1,500 feet deep from the boundary of a designated Metro-Park [Sec. 5.1.1.B.2]. These regulations apply to all construction, establishment, or alteration of buildings and structures within the district boundaries [Sec. 5.2.2.A].
Modified Dimensional Standards
The -MPOD modifies the underlying base zoning district standards for the City of Raleigh regarding height and setbacks to ensure development is compatible with the scale and character of the natural park.
Height Limitations
Buildings and structures within 1,000 feet of a Metro-Park boundary are subject to strict height and story maximums. For buildings located further than 1,000 feet, the City of Raleigh allows additional height only if the building is set further back from the 1,000-foot line [Sec. 5.2.2.D.3].
| Location Relative to Park Boundary | Maximum Building Height | Maximum Number of Stories |
|---|---|---|
| Within 1,000 feet | 45 feet | 2.5 stories |
| Greater than 1,000 feet | 45 feet + 1 foot for every 25 feet of additional setback from the 1,000-foot line | Per base district |
Setbacks and Buffer Yards
The City of Raleigh requires specific environmental buffers for developments within the -MPOD to protect the park's natural edge.
- Primary Tree Conservation Area: For any site two acres or larger that abuts a Metro-Park boundary, a 32-foot wide primary tree conservation area is required along the entire length of the property boundary [Sec. 5.2.2.D.1].
- Prohibited Encroachments: No tree or land-disturbing activity, animal pens, septic systems, stormwater facilities, or vehicular surface areas are permitted within 32 feet of the Metro-Park boundary [Sec. 5.2.2.D.1].
Watercourse Buffers
Sites two acres or larger with watercourses that drain into a Metro-Park must establish primary tree conservation areas based on the drainage area [Sec. 5.2.2.D.2].
| Watercourse Drainage Area | Required Primary Tree Conservation Area Width |
|---|---|
| 25 acres or more | 50 feet [Sec. 9.2.3.A.3.a] |
| 5 acres to less than 25 acres | 25 feet [Sec. 9.2.3.A.3.b] |
Impervious Surface Coverage
The City of Raleigh limits the intensity of development within the -MPOD by restricting built-upon area. These limits exclude public streets [Sec. 5.2.2.E.2].
| Coverage Level | Requirement |
|---|---|
| Maximum Total Coverage | 45% of the lot area |
| Coverage exceeding 30% | Allowed only if identified pollutants (nitrogen/phosphorous) are reduced by at least 25% |
Use Restrictions and Prohibited Activities
The -MPOD permits all uses allowed in the underlying base district but prohibits specific activities that would degrade the park experience [Sec. 5.2.2.B-C]:
- Odor: Any use that emits a detectable odor at the Metro-Park boundary for more than 15 minutes in a single day or more than two days in a calendar month is prohibited.
- Noise: The use of outdoor speakers is prohibited within 500 feet of a Metro-Park boundary.
- Hazardous Waste: Above-ground storage of hazardous waste is prohibited, except for quantities up to 55 gallons stored inside a fully impervious structure.
Supplemental Regulations
Development within the -MPOD must adhere to stricter site lighting and building design standards [Sec. 5.2.2.E]:
- Lighting Intensity: Exterior lighting cannot cause illumination exceeding 0.4 footcandles measured at the Metro-Park boundary.
- Lighting Design: All fixtures must be "full-cutoff." External illumination of building facades facing the park is prohibited, except for lighting required for entrances, exits, or loading docks.
- Rooftops: Rooftops must be uniform in color and constructed of non-reflective materials.
Existing Structures and Nonconformities
Structures and uses existing at the time the -MPOD was first applied are not deemed zoning nonconformities solely because of the overlay. However, expansions to these existing structures are limited to no more than 25% of the total gross floor area that existed when the overlay was applied [Sec. 5.2.2.G].
Sections Cited
- Section 5.1.1. District Intent Statements
- Section 5.2.2. Metro-Park Overlay District (-MPOD)
- Section 9.2.3. Watercourse Buffers