Transit Overlay District (-TOD) Requirements for Raleigh, North Carolina
The Transit Overlay District (-TOD) in the City of Raleigh is designed to foster intense, compact, and walkable mixed-use development surrounding planned transit stations. This overlay mandates a minimum building height of two stories for most structures and prohibits a variety of auto-oriented land uses while capping residential parking at 1.5 to 2 spaces per unit.
Intent and Applicability
The City of Raleigh applies the Transit Overlay District (-TOD) to core areas around planned transit stations as designated on the Urban Form Map or in an adopted station area plan [Sec. 5.5.1.A.1]. The primary goal is to promote a vibrant pedestrian environment by modifying underlying district standards for height, frontage, and use. Where the standards of the -TOD conflict with a Neighborhood Conservation Overlay District (-NCOD), the -TOD standards control [Sec. 5.5.1.A.2]. Properties used or owned by a government entity for park development are exempt from these provisions [Sec. 5.5.1.A.3].
Prohibited Land Uses
To ensure a pedestrian-friendly environment, the City of Raleigh prohibits the following high-impact or auto-centric uses within the -TOD, even if they are allowed in the underlying base district [Sec. 5.5.1.B]:
- Cemeteries
- Outdoor sports or entertainment facilities with more than 250 seats
- Vehicle sales and vehicle fuel sales
- Major vehicle repair and commercial vehicle repair
- Car washes
- Drive-thru facilities (except for pharmacies)
- Self-service storage
- Warehouse and distribution facilities
Additionally, limited and general outdoor storage is strictly prohibited within the -TOD [Sec. 5.5.1.G].
Residential District Standards
When the -TOD is applied to a Residential base district, the City of Raleigh enforces the following modifications [Sec. 5.5.1.C]:
- Dimensional Standards: The dimensional standards of the Residential Mixed Use (RX-) district apply to all building types.
- Building Type Expansion: Townhouse and Apartment building types are permitted in all residential districts under this overlay.
- Lot Sizes: There is no minimum lot size required for the Apartment building type.
- Multi-Unit Living: Multi-unit living is permitted in any residential base district covered by the -TOD [Sec. 5.5.1.D.1].
Building Height Requirements
The City of Raleigh requires a minimum height for most principal buildings in the -TOD to ensure high-density, urban form.
| Building Type / Context | Minimum Height | Maximum Height |
|---|---|---|
| Principal Buildings (General) | 2 Stories | Set by base district |
| Single- or Two-Unit Living | N/A | 3 Stories / 40 feet |
| Other Residential (R-Districts) | 2 Stories | 4 Stories / 60 feet |
| Open Lot | N/A | Set by district |
[Sec. 5.5.1.H.1-2]
Height Bonuses and Affordability
In Mixed-Use districts, the City of Raleigh allow for height increases if specific affordability requirements are met:
- Residential Projects: Height in stories may be increased by 50% if the additional stories are used for principal residential uses. At least 20% of the units in these newly allowed stories must be affordable for households earning 60% of the Area Median Income (AMI) or less for a minimum of 30 years [Sec. 5.5.1.H.3.a].
- Non-Residential Projects: Height in stories may be increased by 30% for principal structures that do not contain residential uses [Sec. 5.5.1.H.3.b].
Frontage and Streetscape
Excluding structures used for single and two-unit living, the City of Raleigh mandates specific frontage standards within the -TOD to improve the pedestrian experience [Sec. 5.5.1.E]:
- Urban Frontage Included: If the underlying district already includes an Urban Frontage, those standards control.
- Default to Urban Limited: If the underlying district has Parkway, Parking Limited, Detached, or no frontage, the development must meet the requirements of the Urban Limited frontage.
- Streetscape: All frontage standards applied under these rules require either a Main Street or Mixed Use streetscape [Sec. 5.5.1.E.2].
Vehicle and Bicycle Parking
The City of Raleigh restricts the amount of on-site parking in the -TOD to discourage auto-dependency and prioritize transit use [Sec. 7.1.3.B].
| Parking Category | Maximum Allowance |
|---|---|
| Residential (Studio or 1-Bedroom) | 1.5 spaces per unit |
| Residential (All other units) | 2.0 spaces per unit |
| Non-Residential Surface Parking | Cannot exceed standard UDO table limits |
[Sec. 7.1.3.B.1-2]
Natural Resource and Tree Conservation
The City of Raleigh provides several exemptions for tree conservation on smaller urban lots within the -TOD [Sec. 5.5.1.I]:
- Site Size Exemption: Tree conservation areas are not required for any site with an area less than 4 acres.
- Primary Tree Conservation: Required only when present on-site, except for areas along a Thoroughfare.
- Secondary Tree Conservation: These requirements do not apply within the -TOD.
Existing Structures and Nonconformities
Buildings and uses existing at the time the -TOD is applied are subject to specific nonconformity rules [Sec. 5.5.1.J]:
- Repair and Renovation: Like-for-like replacement and repair are permitted even if the structure does not meet current -TOD standards.
- Additions: Additions to pre-existing buildings must conform to all UDO and -TOD requirements unless a special use permit is obtained from the Board of Adjustment.
- Cessation of Use: A nonconforming use may be re-established if it has been discontinued or abandoned for fewer than 730 consecutive days.
Sections Cited
- Article 3.2. Base Dimensional Standards
- Article 3.3. Height Requirements
- Article 3.4. Frontage Requirements
- Article 5.5. Transit Overlays
- Sec. 5.1.1. District Intent Statements
- Sec. 5.5.1. Transit Overlay District (-TOD)
- Sec. 7.1.3. Specialized Vehicle Parking Requirements
- Article 7.5. Outdoor Display and Storage
- Article 9.1. Tree Conservation