Raleigh Planned Development (PD) District and Legacy PDD Overview
The Planned Development (PD) District in the City of Raleigh is a customized zoning tool intended to provide relief from prescriptive standards to achieve higher-quality project design and site integration. Establishments within a Planned Development District must follow a City Council-approved Master Plan, provide at least 10% of the gross site area as open space, and, for projects with multiple buildings, include at least two distinct building types in the first phase of development. While the "PDD" (Planned Development District) designation exists as a legacy district from previous codes that cannot be expanded or newly created, the active "PD" district functions as the modern equivalent under the City of Raleigh Unified Development Ordinance (UDO).
Purpose and Intent
The City of Raleigh utilizes the Planned Development District as a "relief mechanism" for projects that require flexibility not found in general use zoning districts [Sec. 4.1.1.F]. The primary objectives of the Planned Development District include:
- Achieving higher quality design than standard applications allow [Sec. 4.1.1.F].
- Ensuring development does not adversely impact the public facilities required to serve the property and surrounding area [Sec. 4.1.1.F].
- Promoting compact, well-integrated uses rather than widely separated or buffered developments [Sec. 4.7.5.B].
- Encouraging the creation of a unique, clearly identifiable "sense of place" that is compatible with the local climate and history [Sec. 4.7.5.I, L].
Permitted Land Uses and Building Types
Land uses in a Planned Development District are governed by the approved Master Plan, but the City of Raleigh imposes strict limits on how these uses may be modified from the base UDO requirements.
Use Modifications
A Planned Development Master Plan may remove an allowed use or convert a permitted/limited use into a "special use." However, the City of Raleigh prohibits the Master Plan from:
- Allowing a use that is otherwise prohibited in the UDO [Sec. 4.7.2.E].
- Converting a special use into a permitted or limited use [Sec. 4.7.2.E].
- Converting a limited use into a permitted use [Sec. 4.7.2.E].
Required Building Types
The City of Raleigh requires specific building type diversity within the Planned Development District based on the scale of the project:
| Project Configuration | Required Building Types |
|---|---|
| Single Structure PD | Must include a Mixed Use Building type [Sec. 4.7.2.C]. |
| Multiple Building PD | Must include at least one: Townhouse, Apartment, Mixed-Use Building, or General Building [Sec. 4.7.2.C]. |
| First Phase Requirement | At least 2 building types must be included in the first phase of development [Sec. 4.7.2.C]. |
General Character and Design Principles
The Planned Development District is characterized by its reliance on a comprehensive Master Plan and adherence to general design principles that prioritize the pedestrian environment and architectural harmony.
Development Standards
Unless specifically modified in the approved Master Plan, all development must conform to the general provisions of the City of Raleigh UDO [Sec. 4.7.2.A].
| Standard Category | Planned Development Requirement |
|---|---|
| Minimum Open Space | 10% of the gross site area [Sec. 4.7.2.G]. |
| Density | May be lower than the base district, but cannot exceed the maximum allowed by the base district [Sec. 4.7.2.D]. |
| Street Cross-Sections | Modifications allowed only for Sensitive, Local, and Mixed Use Streets; Major/Industrial streets cannot be altered [Sec. 4.7.2.F]. |
| Ground Sign Height | Maximum 15 feet [Sec. 4.7.3.D]. |
| Ground Sign Area | Maximum 100 square feet [Sec. 4.7.3.E]. |
Design Guidelines
When reviewing a Planned Development District application, the City of Raleigh evaluates the project against several design principles:
- Housing Variety: For projects with at least 20 residential units, a variety of housing stock must be provided to serve a range of incomes and age groups [Sec. 4.7.5.A].
- Integration: Buildings must spatially delineate streets and civic spaces while effectively masking parking lots from public view [Sec. 4.7.5.H].
- Connectivity: The project must include a variety of street types accessible to pedestrians, bicycles, and automobiles, intended to reduce the number and length of automobile trips [Sec. 4.7.5.F].
- Public Art: The City of Raleigh encourages the inclusion of public art, monuments, and water features within the district [Sec. 4.7.5.M].
Legacy PDD Status
The designation "PDD" specifically refers to the Planned Development District as it existed in the Part 10 Zoning Code. In the current City of Raleigh UDO, these are classified as "Legacy Districts." Under the UDO:
- No new PDD legacy districts may be added to the Official Zoning Map [Sec. 1.3.4].
- Existing PDD boundaries cannot be modified [Sec. 1.3.4].
- Existing PDD Master Plans are not considered nonconforming and may continue to be constructed according to their original approved plans [Sec. 10.3.3.C].
Sections Cited
- Section 1.3.4. Legacy Districts
- Section 4.1.1. District Intent Statements
- Section 4.7.1. Establishment of a PD District
- Section 4.7.2. Modification of Standards
- Section 4.7.3. Allowed Sign Modifications
- Section 4.7.5. General Design Principles