OP-: Office Park Zoning Designation in the City of Raleigh
The OP-: Office Park zoning district in the City of Raleigh is primarily intended to preserve and provide land for concentrated office and employment uses, frequently acting as a land-use transition between high-intensity mixed-use areas and residential neighborhoods [Section 3.1.1]. Residential dwelling types, retail stores, and eating establishments are generally prohibited within this district, which instead prioritizes medical facilities, corporate offices, and institutions of higher education [Section 6.1.4].
Intent and Building Types
The City of Raleigh established the OP-: Office Park district to create dedicated zones for professional services and employment while maintaining compatibility with adjacent residential development [Section 3.1.1]. This compatibility is enforced through specific building type restrictions.
Allowed Building Types by Frontage
The building types permitted in the OP-: Office Park district vary depending on the specific frontage applied to the property on the Official Zoning Map.
| Building Type | General Permission in OP- | Parkway (-PK) | Detached (-DE) | Urban Limited (-UL) | Shopfront (-SH) |
|---|---|---|---|---|---|
| Detached House | Not Allowed | Not Allowed | Not Allowed | Not Allowed | Not Allowed |
| Attached House | Not Allowed | Not Allowed | Not Allowed | Not Allowed | Not Allowed |
| Townhouse | Not Allowed | Not Allowed | Not Allowed | Not Allowed | Not Allowed |
| Apartment | Not Allowed | Not Allowed | Not Allowed | Not Allowed | Not Allowed |
| General Building | Permitted | Permitted | Not Allowed | Permitted | Not Allowed |
| Mixed Use Building | Permitted | Permitted | Not Allowed | Permitted | Permitted |
| Civic Building | Permitted | Permitted | Permitted | Permitted | Permitted |
| Open Lot | Permitted | Permitted | Permitted | Permitted | Permitted |
| Tiny House | Not Allowed | Not Allowed | Not Allowed | Not Allowed | Not Allowed |
[Source: Section 1.4.2]
Allowed Principal Uses
The City of Raleigh Unified Development Ordinance (UDO) categorizes uses as Permitted by Right (P), Limited (L), or Special (S).
Permitted by Right (P)
These uses are allowed in the OP-: Office Park district without requiring special discretionary approval, provided they meet general UDO standards:
- Public/Institutional: Colleges, community colleges, and universities; Parks, open space, and greenways; Minor utilities [Section 6.1.4].
- Commercial: Health clubs; Medical facilities; Offices (professional and government); Outdoor sports or entertainment facilities with 250 seats or fewer; Overnight lodging (hotels, motels, and inns); Beauty/hair salons; Copy centers; Optometrists [Section 6.1.4].
- Industrial: Research and Development facilities [Section 6.1.4].
Limited Uses (L)
Limited uses are allowed by right in the OP-: Office Park district but must comply with specific standards:
- Social Service: Special care facilities [Section 6.1.4].
- Public/Institutional: Cemeteries; Schools (K-12); Telecommunication towers less than 250 feet in height [Section 6.1.4].
- Commercial: Day care centers; Parking facilities (as a principal use) [Section 6.1.4].
- Open/Temporary: Community gardens (including on-site sales); Produce stands [Section 6.1.4].
Special Uses (S)
Special uses require approval by the City of Raleigh Board of Adjustment following a quasi-judicial hearing:
- Public/Institutional: Telecommunication towers 250 feet in height or greater [Section 6.1.4].
- Commercial: Outdoor sports or entertainment facilities with more than 250 seats; Heliports (not serving hospitals) [Section 6.1.4].
- Industrial/Open: Detention centers, jails, or prisons; Urban farms [Section 6.1.4].
Prohibited Uses
The City of Raleigh explicitly prohibits several use categories to maintain the employment-focused character of the OP-: Office Park district:
- All Residential Living: The OP- district does not allow single-unit, two-unit, or multi-unit living, nor does it allow cottage courts or manufactured home developments [Section 6.1.4].
- Group Living: Boardinghouses, congregate care, dormitories, and rest homes are prohibited [Section 6.1.4].
- General Retail: General retail sales (antiques, clothing, groceries, etc.) and shopping centers are not permitted [Section 6.1.4].
- Eating/Drinking Establishments: Restaurants, bars, nightclubs, and taverns are entirely prohibited in the OP-: Office Park district [Section 6.1.4].
- Industrial: Heavy industrial uses, light manufacturing (except R&D), and vehicle service/repair are prohibited [Section 6.1.4].
- Specific Exclusions: Adult establishments, vehicle fuel sales, and major utilities [Section 6.1.4].
Technical Development Standards
Development in the OP-: Office Park district must adhere to base dimensional standards and parking limitations.
Base Dimensional Standards for OP-
| Standard | General Building | Mixed Use Building |
|---|---|---|
| Primary/Side Street Setback (Min) | 5 feet | 5 feet |
| Side/Rear Lot Line Setback (Min) | 0 feet or 6 feet | 0 feet or 6 feet |
| Max Building Height | Set by district | Set by district |
| Ground Story Transparency (Min) | 33% | 50% |
| Upper Story Transparency (Min) | 20% | 20% |
[Source: Section 3.2.5, Section 3.2.6]
Vehicle Parking Maximums
The City of Raleigh imposes maximum parking limits on certain commercial uses within the OP-: Office Park district to prevent over-paving.
| Use Category | Vehicle Parking (Maximum) |
|---|---|
| Office | 1 space per 200 SF of gross floor area |
| Call Center | 1 space per 100 SF of gross floor area |
| Medical/Dental Office | No maximum |
| Research & Development | No maximum |
[Source: Section 7.1.2.C]
Sections Cited
- Section 1.3.1. General Use Zoning Districts
- Section 1.4.2. Building Types Allowed by District
- Section 3.1.1. District Intent Statements
- Section 3.2.5. General Building (Base Dimensional Standards)
- Section 3.2.6. Mixed Use Building (Base Dimensional Standards)
- Section 6.1.4. Allowed Principal Use Table
- Section 6.1.5. Prohibited Uses
- Section 6.4.6. Overnight Lodging
- Section 6.4.7. Parking (Commercial Use Category)
- Section 7.1.2.C. Parking Requirements by Use