Raleigh Zoning Guide: IH – Heavy Industrial District
The IH: Heavy Industrial District in the City of Raleigh is intended for high-impact manufacturing, industrial, and waste-related operations that are generally incompatible with residential or mixed-use areas. Buildings within the IH: Heavy Industrial District are limited to a maximum height of 50 feet or 3 stories and require significant buffering, including a mandatory 50-foot primary street setback. This district primarily accommodates intensive uses that may produce smoke, noise, or odors, and it prohibits all forms of household and group living.
Purpose and General Character
The IH: Heavy Industrial District is established by the City of Raleigh to accommodate high-impact manufacturing, industrial, extractive, and waste-related uses. These activities are characterized by their potential to generate smoke, odor, noise, glare, fumes, vibration, or other impacts that may be dangerous or offensive. Due to these characteristics, the City of Raleigh designates the IH: Heavy Industrial District as a zone that is not compatible with nearby Residential, Mixed Use, or other Special Districts [Section 4.1.1.C; Section 6.5.1.A].
The general character of the IH: Heavy Industrial District is defined by large-scale operations, significant outdoor storage, and infrastructure-heavy site designs. The district functions as a land use transition between heavy industrial areas and more intensive mixed-use districts when appropriate [Section 3.1.1.G.3].
Permitted Land Uses
Land uses in the IH: Heavy Industrial District are strictly focused on industrial and utility operations. The City of Raleigh prohibits residential uses in this district, with the exception of a caretaker’s residence when it is accessory to a permitted principal use [Section 6.1.4; Section 6.7.3.A].
Industrial and Commercial Uses
The core of the IH: Heavy Industrial District consists of intensive industrial activities. Permitted and limited uses include:
- Heavy Industrial: Asbestos materials, animal processing, chemical storage, explosives, primary metal manufacturing, and scrap metal processing [Section 6.5.1.A].
- Waste-Related Service: Landfills, animal waste processing, and solid or liquid waste transfer stations [Section 6.5.8.A].
- Vehicle Service: Major and minor vehicle repair, commercial vehicle repair, and car washes [Section 6.5.6.A].
- Warehouse and Distribution: Bulk storage of nonflammable liquids, freight terminals, and warehouses [Section 6.5.7.A].
- Resource Extraction: Mining, dredging, and stockpiling of aggregate materials [Section 6.6.2.A].
Public and Institutional Uses
The City of Raleigh allows specific public infrastructure within the IH: Heavy Industrial District, such as:
- Utilities: Major utilities, electrical substations, and water or wastewater treatment plants [Section 6.3.3].
- Telecommunication Towers: Permitted subject to specific height and setback standards [Section 6.3.3.C; Section 6.3.3.D].
- Civic: Police, fire, and EMS stations [Section 6.1.4].
Base Dimensional Standards
Development in the IH: Heavy Industrial District must adhere to specific lot and building requirements to ensure safety and adequate separation from the public right-of-way.
IH: Heavy Industrial District Development Standards
| Standard | Requirement |
|---|---|
| Max Building Height | 50' or 3 stories [Section 4.4.1.D1] |
| Min Primary Street Setback | 50' [Section 4.4.1.B1] |
| Min Side Street Setback | 50' [Section 4.4.1.B2] |
| Min Side Lot Line Setback | 0' [Section 4.4.1.B3] |
| Sum of Side Interior Setbacks (Min) | 40' [Section 4.4.1.B4] |
| Min Rear Lot Line Setback | 0' [Section 4.4.1.B5] |
| Sum of Rear and Primary Street Setbacks (Min) | 70' [Section 4.4.1.B6] |
| Min Parking Setback (Primary/Side Street) | 10' [Section 4.4.1.C1; Section 4.4.1.C2] |
| Min Parking Setback (Side/Rear Lot Line) | 10' [Section 4.4.1.C3; Section 4.4.1.C4] |
Landscaping and Protective Yards
The City of Raleigh requires robust buffering for properties within the IH: Heavy Industrial District to mitigate the impact of heavy industrial activities on the surrounding environment.
- Transitional Protective Yards: A Type B1 or B2 transitional protective yard must be established whenever an IH: Heavy Industrial District abuts any other zoning district [Section 4.4.1.F; Section 7.2.4.A.1.b].
- Street Protective Yards: A Type C1 or C2 street protective yard must be installed along all property lines that abut a public right-of-way [Section 4.4.1.F].
- Resource Extraction Buffering: For resource extraction uses, the City of Raleigh requires walls, closed fences, or berms between overburden storage areas and adjoining properties not controlled by the operator [Section 6.6.2.B.1].
Sections Cited
- Section 3.1.1. General Provisions (Mixed Use District transition)
- Section 4.1.1. District Intent Statements
- Section 4.4.1. General Building (IH District)
- Section 6.1.4. Allowed Principal Use Table
- Section 6.3.3. Utilities
- Section 6.5.1. Heavy Industrial
- Section 6.5.6. Vehicle Service
- Section 6.5.7. Warehouse & Distribution
- Section 6.5.8. Waste-Related Service
- Section 6.6.2. Resource Extraction
- Section 6.7.3. Additional Standards for Specific Accessory Uses
- Section 7.2.4. Protective Yards