Use Regulations for the Planned Development (PD) District in Raleigh
In the City of Raleigh, allowed and prohibited uses within a Planned Development (PD) District are not defined by a static list in the Unified Development Ordinance but are instead established through a project-specific Master Plan [Section 4.7.1]. While the Master Plan provides flexibility, the City of Raleigh strictly prohibits a Planned Development (PD) District from authorizing any use that is categorized as "prohibited" within the underlying base zoning districts [Section 4.7.2.E].
Determining Allowed and Prohibited Uses
Because a Planned Development (PD) District is intended as a "relief mechanism from the prescriptive standards of a general use zoning district," the specific list of what can be built is negotiated and codified during the rezoning process [Section 4.7.2.F].
Use Modification Constraints
The City of Raleigh Unified Development Ordinance sets strict boundaries on how a Planned Development (PD) District Master Plan may alter use regulations:
| Action Type | Permission Status in PD District |
|---|---|
| Removing an Allowed Use | Permitted via Master Plan [Section 4.7.2.E] |
| Converting Permitted to Special Use | Permitted via Master Plan [Section 4.7.2.E] |
| Converting Permitted to Limited Use | Permitted via Master Plan [Section 4.7.2.E] |
| Authorizing a Prohibited Use | Strictly Prohibited [Section 4.7.2.E] |
| Making a Special Use "Permitted" | Strictly Prohibited [Section 4.7.2.E] |
| Making a Limited Use "Permitted" | Strictly Prohibited [Section 4.7.2.E] |
Mandatory Building Type Requirements
The City of Raleigh requires specific building types to be included based on the scope of the Planned Development (PD) District:
- Single Structure PD: If the district consists of only one building, it must be a Mixed Use building type [Section 4.7.2.C].
- Multiple Building PD: Must include at least one of the following: townhouse, apartment, mixed-use building, or general building. At least two of these types must be included in the first phase of development [Section 4.7.2.C].
General Prohibitions in the City of Raleigh
Under Section 6.1.5, certain activities are prohibited across all districts, including any Planned Development (PD) District:
- Unauthorized Commercial/Industrial Use: Any use of a "prima fascia" business, commercial, or industrial character not otherwise specifically allowed in the base districts (R-1, R-2, R-4, R-6, R-10, RX-, OP-, or OX-).
- Open Dumps: Strictly prohibited throughout the Municipality.
- Unlicensed Vehicles: Storage of two or more unlicensed, uninspected, or wrecked vehicles (except as allowed for temporary towing yards).
- Specific School Offices: Administrative personnel offices located outside of a school site within a Residential District.
The PDD Legacy Designation
The "PDD" (Planned Development District) is classified by the City of Raleigh as a Legacy District [Section 1.3.4].
- No New Districts: The City of Raleigh no longer allows new PDD districts to be added to the Official Zoning Map.
- No Boundary Changes: Existing PDD boundaries cannot be modified.
- Transition: These districts exist under the previous "Part 10 Zoning Code" and are slated for eventual replacement by current UDO designations [Section 1.3.4].
Technical and Development Standards
While uses are customized, a Planned Development (PD) District in the City of Raleigh must adhere to the following mandatory standards:
| Feature | Standard Requirement |
|---|---|
| Open Space | At least 10% of the gross site area [Section 4.7.2.G] |
| Residential Density | Cannot exceed the maximum density of the underlying district [Section 4.7.2.D] |
| Ground Sign Height | Maximum 15 feet [Section 4.7.3.D] |
| Ground Sign Area | Maximum 100 square feet [Section 4.7.3.E] |
| Street Standards | Modifications only allowed for Sensitive, Local, and Mixed Use Streets [Section 4.7.2.F] |
Sections Cited
- Section 1.3.4. Legacy Districts
- Section 1.4.2. Building Types Allowed by District
- Section 4.7.1. Establishment of a PD District
- Section 4.7.2. Modification of Standards
- Section 4.7.3. Allowed Sign Modifications
- Section 6.1.4. Allowed Principal Use Table
- Section 6.1.5. Prohibited Uses