Shopping Center (SC) Zoning and Use Regulations in Raleigh
The Shopping Center (SC) designation is classified as a legacy zoning district by the City of Raleigh and is currently being phased out in favor of new Unified Development Ordinance (UDO) districts. Under the Raleigh UDO, the "Shopping Center" land use is permitted by right only in the Neighborhood Mixed Use (NX), Commercial Mixed Use (CX), and Downtown Mixed Use (DX) districts, provided the development maintains at least three distinct establishments and 25,000 square feet of gross floor area [Section 1.3.4, Section 6.1.4, Section 6.4.12].
Legacy Status of the SC Designation
In the City of Raleigh, the Shopping Center (SC) district is identified as a Legacy District. These districts exist within the previous Part 10 Zoning Code and remain active only until they are officially replaced by a new UDO zoning district [Section 1.3.4].
Raleigh Planning maintains strict regulations regarding the continuation of these legacy areas:
- No New Districts: No new Shopping Center (SC) legacy districts may be added to the Raleigh Official Zoning Map [Section 1.3.4].
- Boundary Restrictions: The boundaries of any existing Shopping Center (SC) legacy district cannot be modified [Section 1.3.4].
- Rules of Interpretation: If an approved zoning condition for a legacy district conflicts with UDO standards, the new UDO general use district standards (such as height, setback, and parking) are controlling if they are more stringent [Section 1.2.3.B].
Allowed and Prohibited Land Uses
Because the SC designation is a legacy district, its specific internal use list is governed by the regulations existing at the time of its adoption. However, the Raleigh UDO provides a framework for how these uses transition and how the "Shopping Center" use is treated as a modern development category.
The "Shopping Center" Use Category
The City of Raleigh defines a "Shopping Center" as a specific commercial use rather than just a zoning district. This use is permitted or prohibited in current UDO districts as follows:
| District Category | Permission for "Shopping Center" Use |
|---|---|
| Neighborhood Mixed Use (NX-) | Permitted (P) |
| Commercial Mixed Use (CX-) | Permitted (P) |
| Downtown Mixed Use (DX-) | Permitted (P) |
| Residential (R-1, R-2, R-4, R-6, R-10) | Not Permitted (--) |
| Residential Mixed Use (RX-) | Not Permitted (--) |
| Office Park (OP-) | Not Permitted (--) |
| Office Mixed Use (OX-) | Not Permitted (--) |
| Industrial Mixed Use (IX-) | Not Permitted (--) |
| Special Districts (CM, AP, IH, MH) | Not Permitted (--) |
[Section 6.1.4]
General Prohibitions in Raleigh
In all districts, including those transitioning from legacy SC status, the following are explicitly prohibited by the City of Raleigh:
- Any use not specifically listed as Permitted (P), Limited (L), or Special (S) in the UDO Allowed Principal Use Table [Section 6.1.5].
- Open dumps [Section 6.1.5.E].
- Storage of two or more unlicensed, uninspected, or wrecked vehicles (except in permitted towing yards) [Section 6.1.5.H].
Development Standards for Shopping Centers
When a property is developed under the "Shopping Center" use category in the City of Raleigh, it must adhere to specific base dimensional and operational standards.
Use Standards
To be classified as a Shopping Center use, the development must meet these criteria:
- Minimum Establishments: The center must contain at least three distinct establishments [Section 6.4.12.B.1].
- Minimum Use Mix: The center must include a minimum of one commercial or recreational use [Section 6.4.12.B.1].
- Minimum Scale: The center must contain at least 25,000 square feet of gross floor area [Section 6.4.12.B.2].
Parking Requirements
Raleigh mandates specific parking maximums and minimums for Shopping Center uses to manage traffic and intensity.
| Parking Type | Standard |
|---|---|
| Vehicle Parking (Maximum) | 1 space per 200 SF of gross floor area |
| Short-Term Bicycle Parking (Minimum) | 1 space per 5,000 SF of gross floor area (min. 4 spaces) |
| Long-Term Bicycle Parking (Minimum) | None |
[Section 7.1.2.C]
Legacy Transition Rules
For property owners currently under the SC legacy designation, the Raleigh UDO applies "Rules of Interpretation" to manage uses:
- Continuation of Use: If a conditional zoning ordinance limits uses to those of the legacy SC district, those limitations continue [Section 1.2.3.D].
- Prohibited Exception: If a use formerly allowed in the SC legacy district is explicitly not allowed in the new UDO general use zoning district, the legacy permission may be overridden [Section 1.2.3.D].
- Approval Processes: All new approval processes for properties in legacy SC districts must follow the current regulations of the Raleigh UDO [Section 1.2.3.C].
Sections Cited
- Section 1.2.3. Rules of Interpretation
- Section 1.3.4. Legacy Districts
- Section 6.1.4. Allowed Principal Use Table
- Section 6.1.5. Prohibited Uses
- Section 6.4.12. Shopping Center
- Section 7.1.2. Required Parking