Zoning Districts for High-Density Apartment Buildings in Raleigh
High-density apartment buildings in the City of Raleigh are primarily permitted by right in the Residential-10 (R-10) district and all Mixed Use Districts, including RX-, OX-, NX-, CX-, and DX-. While the R-10 district typically limits buildings to 3 stories, Mixed Use Districts utilize specific height designations that allow for significant density, reaching up to 40 stories in the Downtown Mixed Use (DX-) district. Additionally, the City of Raleigh provides for "Frequent Transit" and "Transit Overlay" options that permit increased heights and reduced lot sizes to encourage higher-density development near major transit corridors.
Primary Districts Allowing Apartments
In the City of Raleigh, an "Apartment" is defined as a building type constructed to accommodate three or more dwelling units that are vertically or horizontally integrated [Section 1.4.1]. The provided ordinance identifies the following districts where this high-density building type is permitted.
Residential Districts
The Residential-10 (R-10) district is the only standard residential district that allows the Apartment building type by right under the conventional development option [Section 1.4.2]. Other residential districts have strict limitations:
- Residential-2 (R-2) and Residential-4 (R-4): Apartments are prohibited unless the property is located within the Transit Overlay District (-TOD) [Section 1.4.2].
- Residential-6 (R-6): Apartments are permitted only within the Transit Overlay District (-TOD) or as part of a Conservation Development [Section 1.4.2].
Mixed Use Districts
All Mixed Use Districts in the City of Raleigh permit Apartment building types, provided they meet the specific height and frontage requirements of the parcel [Section 1.4.2]. These districts include:
- Residential Mixed Use (RX-): Intended for a variety of residential types at densities exceeding 10 units per acre [Section 3.1.1].
- Office Mixed Use (OX-): Balances office and employment uses with various housing options [Section 3.1.1].
- Neighborhood Mixed Use (NX-): Provides residential and commercial uses in a neighborhood scale (maximum 10 acres) [Section 3.1.1].
- Commercial Mixed Use (CX-): Encourages the inclusion of residential units to promote live-work environments [Section 3.1.1].
- Downtown Mixed Use (DX-): Reserved for the highest intensity development within the City of Raleigh [Section 3.1.1].
Dimensional and Density Standards
The density of apartment developments is governed by lot area, lot area per unit, and building height. The City of Raleigh applies different standards based on whether the district is purely residential or mixed-use.
Apartment Standards in Residential-10 (R-10)
For conventional development in the R-10 district, the following standards apply:
| Standard | R-10 Requirement |
|---|---|
| Minimum Lot Area | 7,500 square feet |
| Minimum Lot Width | 45 feet |
| Minimum Lot Area Per Unit | 2,500 square feet |
| Maximum Building Height | 45 feet / 3 stories |
| Minimum Outdoor Amenity Area | 10% of lot area |
[Section 2.2.4]
Apartment Standards in Mixed Use Districts
Mixed Use Districts provide more flexibility for high-density forms, particularly in the Downtown (DX-) district.
| Standard | RX-, OX-, NX-, CX- | DX- |
|---|---|---|
| Minimum Lot Area | 7,500 square feet | N/A |
| Minimum Lot Width | 45 feet | N/A |
| Max Building Height | Set by District Designation | Set by District Designation |
| Ground Story Transparency | 20% | 20% |
| Upper Story Transparency | 15% | 15% |
[Section 3.2.4]
Height Designations for High-Density Development
Mixed Use Districts in the City of Raleigh must include a height designation. These designations determine the maximum number of stories allowed for apartment buildings [Section 3.3.1].
| Height Designation | Maximum Stories | Maximum Feet |
|---|---|---|
| -3 | 3 stories | 50 feet |
| -4 | 4 stories | 68 feet |
| -5 | 5 stories | 80 feet |
| -7 | 7 stories | Set by District |
| -12 | 12 stories | Set by District |
| -20 | 20 stories | Set by District |
| -30 | 30 stories | Set by District |
| -40 | 40 stories | Set by District |
[Section 3.3.1, Section 3.3.2]
Transit-Oriented Density Options
The City of Raleigh utilizes two primary mechanisms to increase density beyond base district allowances:
- Transit Overlay District (-TOD): When applied to a Residential district, the -TOD allows the Townhouse and Apartment building types in all residential zones. It also removes the minimum lot size for Apartments [Section 5.5.1].
- Frequent Transit Development Option: This option applies to areas with high-frequency bus or transit service. It permits higher density through reduced lot dimensions and height bonuses. In Mixed Use districts, the height for apartments can be increased by 50% (up to 5 stories and 80 feet), provided that at least 20% of the units in the bonus stories are designated as affordable housing for a minimum of 30 years [Section 3.7.1].
Sections Cited
- Article 1.4. Building Types
- Sec. 1.4.1. Building Type Descriptions
- Sec. 1.4.2. Building Types Allowed by District
- Article 2.2. Conventional Development Option
- Sec. 2.2.4. Apartment
- Article 2.7. Frequent Transit Development Option
- Sec. 2.7.1. Frequent Transit Development Option
- Article 3.1. General Provisions
- Sec. 3.1.1. District Intent Statements
- Article 3.2. Base Dimensional Standards
- Sec. 3.2.4. Apartment
- Article 3.3. Height Requirements
- Sec. 3.3.1. Applicability
- Sec. 3.3.2. Building Height Standards
- Article 3.4. Frontage Requirements
- Sec. 3.4.1. Purpose and Intent
- Article 3.7. Frequent Transit Development Option
- Sec. 3.7.1. Frequent Transit Development Option
- Article 5.5. Transit Overlays
- Sec. 5.5.1. Transit Overlay District (-TOD)