Transit Overlay District (-TOD) Standards and Modifications in the City of Raleigh
The Transit Overlay District (-TOD) in the City of Raleigh transforms base districts into intense, walkable mixed-use hubs by requiring a minimum height of 2 stories, allowing multi-unit living in all residential districts, and prohibiting auto-centric uses like car washes and most drive-thrus. This City of Raleigh overlay specifically caps residential parking at 2 spaces per unit and mandates the use of Urban Limited frontage standards unless a more intensive Urban Frontage is already in place [Section 5.5.1].
Purpose and Application
The Transit Overlay District (-TOD) is intended to foster intense, compact, and walkable mixed-use development in core areas around planned transit stations. When the Transit Overlay District is applied to a property, it modifies the underlying base district's standards for height, frontage, use, and parking to ensure a vibrant pedestrian core [Section 5.5.1.A]. In the event of a conflict between the Transit Overlay District standards and the base zoning district, the Transit Overlay District standards control [Section 5.5.1.A].
Use Modifications and Prohibitions
The City of Raleigh Transit Overlay District explicitly prohibits several uses that are typically allowed in base districts, particularly those that are auto-oriented or low-intensity. Conversely, the Transit Overlay District expands permissions for residential density.
Prohibited Uses in the Transit Overlay District
Regardless of whether the base district allows them, the following uses are not permitted within the Transit Overlay District:
| Use Category | Prohibited Specific Uses |
|---|---|
| Public & Institutional | Cemetery |
| Commercial | Outdoor sports or entertainment facility (>250 seats), Vehicle sales, Vehicle repair (major or commercial), Car wash, Vehicle Fuel Sales |
| Commercial (Continued) | Drive-thru facility (with the exception of pharmacies), Self-Service Storage |
| Industrial | Warehouse & Distribution |
| Other | Limited and general outdoor storage |
[Section 5.5.1.B, Section 5.5.1.G]
Residential Permissions
When the Transit Overlay District is applied to any Residential base district in the City of Raleigh, the following modifications occur:
- Multi-unit Living: Permitted in any residential base district [Section 5.5.1.D].
- Building Types: Both Townhouse and Apartment building types are permitted in all residential districts within the Transit Overlay District [Section 5.5.1.C].
- Dimensional Standards: The standards for the Residential Mixed Use (RX-) district apply to all building types, and there is no minimum lot size for the Apartment building type [Section 5.5.1.C].
Height Requirements
The Transit Overlay District establishes both minimum heights to ensure density and maximum height bonuses to encourage affordable housing and intensive development.
Minimum and Maximum Height Standards
| Standard | Requirement in the Transit Overlay District |
|---|---|
| Minimum Height | 2 stories (Except for single- or two-unit living and Open Lots) |
| Residential Base District Max | 3 stories and 40 feet (for single- and two-unit living) |
| Other Residential Building Types | 4 stories and 60 feet |
| Mixed-Use District Max | As defined in Article 3.3, but subject to bonuses below |
[Section 5.5.1.H]
Height Bonuses in Mixed-Use Districts
In Mixed-Use districts, the City of Raleigh Transit Overlay District allows for significant height increases:
- Residential Bonus: Height in stories may be increased by 50% if the additional stories are used for principal residential uses and a minimum of 20% of the units in those newly allowed stories are reserved for households earning 60% or less of the Area Median Income (AMI) for at least 30 years [Section 5.5.1.H].
- Non-Residential Bonus: Height in stories may be increased by 30% for principal structures that do not contain residential uses [Section 5.5.1.H].
Frontage and Streetscape
The City of Raleigh Transit Overlay District mandates specific urban frontages to ensure a pedestrian-friendly environment. Except for structures used for single- and two-unit living, the following frontage rules apply:
- If the base district already includes an Urban Frontage (Urban Limited, Urban General, Shopfront, Green, or Green Plus), those standards continue to control.
- If the base district has Parkway, Parking Limited, or Detached frontage (or no frontage at all), the development must meet the requirements of the Urban Limited (-UL) frontage.
- All developments within the Transit Overlay District must utilize a Main Street or Mixed Use streetscape [Section 5.5.1.E].
Parking Standards
The Transit Overlay District limits the amount of on-site parking to reduce vehicle dependency and maximize land use for development.
Specialized Vehicle Parking Requirements
| District/Use Type | Maximum Parking Allowed |
|---|---|
| Residential Units | 2 on-site spaces per dwelling unit |
| Studio/1-Bedroom Units | 1.5 spaces per dwelling unit |
| Nonresidential Uses | Surface parking may not exceed the standard UDO maximums |
[Section 7.1.3.B, Section 5.5.1.F]
Tree Conservation
The City of Raleigh provides relief from standard tree conservation requirements within the Transit Overlay District to facilitate higher density:
- Site Size Relief: Tree conservation areas are not required for any site with an area of less than 4 acres.
- Secondary Areas: Secondary Tree Conservation Areas do not apply within the Transit Overlay District [Section 5.5.1.I].
Sections Cited
- Section 1.3.3. Overlay Districts
- Section 1.5.3. Outdoor Amenity Area
- Section 3.3. Height Requirements
- Section 3.7.1. Frequent Transit Development Option
- Section 5.1.1. District Intent Statements
- Section 5.5.1. Transit Overlay District (-TOD)
- Section 7.1.3.B. Specialized Vehicle Parking Requirements
- Section 8.5.2. Streetscape Types
- Section 9.1. Tree Conservation