Raleigh -SHOD-2: Special Highway Overlay District Regulations
The City of Raleigh -SHOD-2: Special Highway Overlay District -2 modifies base zoning standards by requiring a 25-foot landscaped protective yard along major access corridors and prohibiting all off-premise signage. Unlike the -SHOD-1 overlay, the City of Raleigh does not impose additional height restrictions or minimum gross site size requirements within the -SHOD-2 beyond what is already permitted by the underlying base zoning district.
Purpose and Applicability of the -SHOD-2 Overlay
The City of Raleigh established the -SHOD-2 overlay to protect and preserve the natural scenic beauty along designated major access corridors, specified principal arterials, and areas near Metro-Parks or research parks [Sec. 5.3.1.A.]. The overlay generally extends 1,000 to 1,500 feet deep from the outer edge of the highway right-of-way [Sec. 5.3.1.A.2.]. The -SHOD-2 is specifically intended to require narrower protective yards and less intensive planting compared to the -SHOD-1 overlay [Sec. 5.1.1.C.1.d.].
Modifications to Setbacks and Protective Yards
The most significant modification the -SHOD-2 overlay makes to a base district is the requirement for a mandatory protective yard. These yards must be located within the outer perimeter of the lot, parallel to the property boundary, and are exclusive of any other required setbacks [Sec. 7.2.4.C.].
| Location Condition | -SHOD-2 Required Protective Yard Width |
|---|---|
| Abutting a Major Access Corridor | 25 feet [Sec. 5.3.1.D.3.a.] |
| Adjoining a public Marginal Access Street parallel to a Major Access Corridor | 25 feet [Sec. 5.3.1.D.3.b.] |
| Abutting a Thoroughfare or Commercial Street intersecting a Major Access Corridor | 25 feet for a distance of 200 feet from the intersection [Sec. 5.3.1.D.3.c.] |
If the base zoning district requires a wider protective yard than the -SHOD-2, the more stringent (wider) requirement must be met [Sec. 5.3.1.D.1.a.].
Planting and Landscaping Specifications
The City of Raleigh requires specific planting densities within the -SHOD-2 protective yards. On parcels of two acres or larger, these yards must be established as "Primary Tree Conservation Areas" [Sec. 5.3.1.D.3.a., Sec. 9.1.4.A.1.].
| Planting Category | Requirement per 100 Lineal Feet |
|---|---|
| Shade Trees (Deciduous) | 3 [Sec. 5.3.1.F.1.] |
| Shade Trees (Evergreen) | 2 [Sec. 5.3.1.F.1.] |
| Understory Trees | 3 [Sec. 5.3.1.F.1.] |
| Shrubs | 16 [Sec. 5.3.1.F.1.] |
| Max % Deciduous Shrubs | 40% [Sec. 5.3.1.F.1.] |
Planting Standards
- Shade Trees: Must be locally adapted species with an expected mature height of at least 35 feet. Deciduous trees must have a 3.5-inch caliper at planting, while evergreens must be at least 8 feet tall [Sec. 5.3.1.F.2.].
- Understory Trees: Must be at least 6 feet tall at the time of planting [Sec. 5.3.1.F.3.b.].
- Shrubs: Must be at least 24 inches tall at planting and expected to reach a height of 5 feet within three years [Sec. 5.3.1.F.4.a.].
Height and Use Modifications
The City of Raleigh restricts certain uses and design elements within the -SHOD-2 that may otherwise be allowed in the base zoning district:
- Prohibited Signs: All off-premise signs (billboards) are strictly prohibited [Sec. 5.3.1.B.].
- Maximum Height: Buildings and structures are limited to the maximum height allowed by the underlying base zoning district [Sec. 5.3.1.E.2.].
- Unified Development: All lots and uses must be developed according to a unified plan for landscaping, access, parking, and lighting [Sec. 5.3.1.C.3.].
Environmental and Site Design Standards
The City of Raleigh applies additional site-specific regulations to properties within the -SHOD-2 overlay:
- Lighting: Exterior lighting is restricted to a maximum of 0.4 maintained footcandles when measured at the property line of a Residential District or a lot containing a dwelling or care facility [Sec. 5.3.1.I.2.].
- Outdoor Service Facilities: Any drive-thru, automated teller, or outdoor service facility must be located at least 100 feet away from an abutting Residential District or dwelling [Sec. 5.3.1.J.].
- Utilities: Water lines and other underground utilities traversing the -SHOD-2 must be installed with a bend to prevent direct sight views through the protective yard if the yard is at least 50 feet deep [Sec. 8.7.1.D.1., Sec. 8.7.4.E.1.].
- Expansions: If an existing building or vehicular surface area is expanded by more than 25%, a 10-foot wide protective yard containing 40% of the standard -SHOD-2 plantings must be provided [Sec. 5.3.1.H.3.].
Sections Cited
- Article 1.3. Zoning Districts
- Article 5.1. General Provisions
- Article 5.3. Corridor Overlays
- Article 7.2. Landscaping and Screening
- Article 8.7. Utilities
- Article 9.1. Tree Conservation