Raleigh Planned Development (PD) District Regulations
The Planned Development (PD) district in the City of Raleigh is a customized zoning category designed as a relief mechanism from the prescriptive standards of general use districts to encourage high-quality, flexible project design. A Planned Development project in the City of Raleigh must provide at least 10% of the gross site area as open space and must include a mix of building types in its initial phase if multiple buildings are proposed [Sec. 4.7.2].
Purpose of the Planned Development (PD) District
The primary intent of the City of Raleigh in establishing the Planned Development (PD) district is to provide a regulatory framework that achieves a higher quality of project design than is possible through strict application of general use districts [Sec. 4.1.1.F]. The Municipality of Raleigh uses the PD district to facilitate development that integrates into established adjacent areas while ensuring that adequate public facilities are available to serve the property and the surrounding community [Sec. 4.1.1.F].
General Character and Design Principles
The general character of a Planned Development in the City of Raleigh is defined by its integration of uses, pedestrian orientation, and emphasis on open space. The City of Raleigh evaluates PD applications based on several core design principles:
- Integration of Uses: Development should be compact and well-integrated rather than widely separated or buffered [Sec. 4.7.5.B].
- Housing Variety: For projects with at least 20 residential units, the City of Raleigh requires a variety of housing stock to serve different incomes and age groups [Sec. 4.7.5.A].
- Connectivity: Projects must include a variety of street types designed to be accessible to pedestrians, bicycles, and automobiles, with an emphasis on reducing the length of automobile trips [Sec. 4.7.5.F].
- Open Space: Open space is considered a significant element of the design and may include squares, plazas, greens, greenways, and parks [Sec. 4.7.5.J].
- Visual Identity: The City of Raleigh encourages the inclusion of public art, monuments, and sculpture to create a clearly identifiable and unique character for the development [Sec. 4.7.5.L, Sec. 4.7.5.M].
Permitted Land Uses and Building Types
Land uses within a Planned Development in the City of Raleigh are primarily determined by the approved Master Plan for that specific site. While the PD district allows for the modification of standard use regulations, there are specific limitations on how these uses are established:
- Prohibited Uses: A Master Plan cannot allow a use that is prohibited in the underlying reference district [Sec. 4.7.2.E].
- Use Conversions: The Master Plan may remove a use, convert a permitted use to a limited or special use, or convert a limited use to a special use [Sec. 4.7.2.E].
- Building Type Requirements: The City of Raleigh mandates specific building types based on the project structure:
- Single Structure: Must include a mixed-use building type [Sec. 4.7.2.C].
- Multiple Buildings: Must include at least one townhouse, apartment, mixed-use building, or general building. Additionally, at least two different building types must be included in the first phase of development [Sec. 4.7.2.C].
Technical Development Standards
The Planned Development (PD) district allows for the modification of many standards found in the Raleigh Unified Development Ordinance, including residential and mixed-use district standards, use regulations, and general development standards [Sec. 4.7.2.B].
General PD Standards
| Requirement | Standard |
|---|---|
| Minimum Open Space | 10% of gross site area [Sec. 4.7.2.G] |
| Maximum Density | Cannot exceed the maximum density of the base district [Sec. 4.7.2.D] |
| Building Type (Single Building) | Mixed-use building type required [Sec. 4.7.2.C] |
| First Phase Requirement | Minimum of 2 building types (for multi-building projects) [Sec. 4.7.2.C] |
Signage Standards (Ground Signs)
Within a PD district, the City of Raleigh allows modifications to ground signage as part of an approved common signage plan [Sec. 4.7.3].
| Ground Sign Metric | Maximum Allowed |
|---|---|
| Maximum Height | 15 feet [Sec. 4.7.3.D] |
| Maximum Sign Area | 100 square feet [Sec. 4.7.3.E] |
| Signage Allocation | 75 sq. ft. per 200 feet of street frontage (nonresidential/mixed-use) [Sec. 4.7.3.B] |
| Minimum Setback | No minimum setback requirement [Sec. 4.7.3.C] |
Modifications to Streets and Access
The City of Raleigh permits certain modifications to street standards within a PD district, provided the Level of Service (LOS) does not fall below "D" [Sec. 4.7.2.F].
- Street Types: Modifications to street cross-sections may only be requested for Sensitive, Local, and Mixed Use Streets. Major Streets, Industrial Streets, Service Streets, and Accessways may not be modified [Sec. 4.7.2.F].
- Cross-Access: The City of Raleigh generally requires internal vehicular circulation and cross-access between abutting lots to manage traffic efficiently [Sec. 8.3.5.D].
Sections Cited
- Sec. 4.1.1. District Intent Statements
- Sec. 4.7.1. Establishment of a PD District
- Sec. 4.7.2. Modification of Standards
- Sec. 4.7.3. Allowed Sign Modifications
- Sec. 4.7.5. General Design Principles
- Sec. 8.3.5. Site Access