-SHOD-1: Special Highway Overlay District -1 Regulations in Raleigh, North Carolina
The -SHOD-1: Special Highway Overlay District -1 is a corridor overlay district in the City of Raleigh designed to protect the natural scenic beauty of major access corridors by requiring significant landscaped buffers and specific development standards. Properties within this district are generally required to maintain a 50-foot wide primary protective yard and are subject to a height cap of 80 feet or 5 stories, whichever is less, regardless of the underlying zoning allowance [Sec. 5.3.1.A; Sec. 5.3.1.E].
Purpose and Applicability
The City of Raleigh establishes the -SHOD-1 to protect public investment in major access corridors and principal arterials. The district is intended to maintain the attractiveness of these gateways to encourage tourism and trade, reduce the hazards of cluttered roadside development, and ensure adequate setbacks for future roadway expansions [Sec. 5.3.1.A].
The -SHOD-1 boundaries typically extend between 1,000 and 1,500 feet deep from the outer edge of the highway right-of-way. Development within this area must be conducted according to a unified plan that coordinates landscaping, access, parking, loading, lighting, and building placement [Sec. 5.3.1.A; Sec. 5.3.1.C.3].
Lot and Use Standards
The -SHOD-1 imposes specific limitations on lot size and prohibited uses that override the underlying base zoning district.
- Minimum Gross Site Size: The minimum size for a site in the -SHOD-1 is 2 acres. This requirement does not apply to detached houses, attached houses, townhouses, apartments, cottage courts, or care facilities [Sec. 5.3.1.C.1].
- Prohibited Uses: Off-premise signs (billboards) are strictly prohibited within the -SHOD-1 [Sec. 5.3.1.B].
- Outdoor Service Facilities: Any outdoor pay window, drive-thru, or automated teller machine must be located at least 100 feet away from any property line abutting a Residential District or dwelling [Sec. 5.3.1.J].
Development Limits
The following table outlines the primary dimensional and height limitations for the -SHOD-1 overlay in the City of Raleigh.
Table: -SHOD-1 Dimensional and Height Standards
| Standard | Requirement |
|---|---|
| Maximum Building Height | 80 feet or 5 stories (whichever is less) [Sec. 5.3.1.E.1] |
| Primary Protective Yard Width | 50 feet [Sec. 5.3.1.D.2.a] |
| Yard Width (with Marginal Access Street) | 25 feet [Sec. 5.3.1.D.2.b] |
| Maximum Lighting at Residential Line | 0.4 maintained footcandles [Sec. 5.3.1.I.2] |
| Lighting Fixture Type | Full cutoff [Sec. 5.3.1.I.1] |
Protective Yard and Planting Requirements
The core requirement of the -SHOD-1 is the establishment of a protective yard along the Major Access Corridor. This yard must be established as a tree conservation area on parcels 2 acres or larger [Sec. 5.3.1.D.2.a]. If a public or private utility easement exists adjacent to the corridor, the protective yard must be provided immediately adjacent to that easement [Sec. 5.3.1.D.1.b].
Table: -SHOD-1 Planting Requirements (per 100 lineal feet)
| Plant Material Type | Minimum Quantity |
|---|---|
| Shade Trees (Deciduous) | 7 |
| Shade Trees (Evergreen) | 3 |
| Understory Trees | 6 |
| Shrubs | 32 |
| Maximum % Deciduous Shrubs | 40% |
| [Source: Sec. 5.3.1.F.1] |
Planting Specifications
- Shade Trees: Must be locally adapted species with an expected mature height of 35 feet or more. Deciduous shade trees must have a minimum 3.5-inch caliper and 14-foot height at planting [Sec. 5.3.1.F.2].
- Understory Trees: Must have an expected mature height and crown spread of at least 15 feet. They must be at least 6 feet tall at the time of planting [Sec. 5.3.1.F.3].
- Shrubs: Must be at least 24 inches tall when planted and must reach a minimum maintained height of 5 feet within 3 years [Sec. 5.3.1.F.4].
- Berms and Fences: A 3-foot high berm or a 5-foot high solid fence/wall may be used to substitute for a portion of the required shrubs, provided they are compatible with the principal building and meet specific landscaping requirements [Sec. 5.3.1.G.4; Sec. 5.3.1.G.5].
Expansions and Additions
The -SHOD-1 regulations apply to existing developments when they expand. If the gross floor area, surface area, or vehicular surface area increases by 25% or more, a protective yard at least 12 feet wide containing 25% of the standard -SHOD-1 plantings must be provided [Sec. 5.3.1.H.2.a]. For every additional percent of expansion beyond the initial 25%, the City of Raleigh requires an additional 1.5 feet of yard width and 3% of additional planting material until 100% of the standard requirements are met [Sec. 5.3.1.H.2.b].
Sections Cited
- Article 5.1. General Provisions
- Article 5.3. Corridor Overlays
- Sec. 5.3.1. Special Highway Overlay Districts (-SHOD-)
- Sec. 11.4.6. Limitation on Issuance of Permits for Construction in Floodprone Areas