Master Plans

Planned Development District

Process Description:
The Department of City Planning is responsible for accepting and processing Master Plans. Master Plans are only applicable in the Planned Development overlay zoning district, (PDD) and initiated through the rezoning process, with final approval by the City Council.

Master Plans are visual exhibits that include the use of a graphic to support written zoning conditions, also known as a Master Plan Document. The written description and the graphic both work together to address specific requirements of the PDD zoning district, pursuant to City Code Part 10 Chapter 2 Section 2057. Components of a Master Plan include specifics such as, but not limited to, setbacks, height, mixed uses, pedestrian and vehicular circulation, open space, Urban Design Guidelines and how amendments to the Master Plan are reviewed. The district is unique in that it allows the establishment of customized standards for a specific development.

The master plan application (.doc) or (.pdf) must be submitted in conjunction with a rezoning application for review by the below groups. They are listed in the order they occur:

After plans are submitted to the City, a coordinating planner will be assigned to manage the review. The review team consists of staff with expertise in Planning, Transportation, Transit, Storm Water, Public Utilities, Fire, Zoning, Forestry and Greenways. City staff will verify technical compliance with city zoning and development regulations, as well as compliance with adopted development policies, standards, and guidelines of the Comprehensive Plan. Correspondence is provided through e-mail within 10-15 days of submission.

Simultaneous with the staff review, there is a requirement for a neighborhood meeting to be held by the client at least six (6) weeks prior to the scheduled public hearing. This allows for input and discussion related to pertinent issues. The client is also required to attend their local Citizen Advisory Council (CAC) meeting to discuss their project in conformance with requirements listed on the conditional use rezoning application.

Also, during the review process, a date will be scheduled for the client to attend the required Appearance Commission/Development Review Committee meeting.

The committee meets on the first and third Tuesdays of every month. All meetings begin at 4:00 p.m. in the One Exchange Plaza, Suite 809, Raleigh, NC. Plans will be evaluated in regard to the standards of their adopted checklist.

After the staff review process is complete, the coordinating planner will confirm a date for the client to attend the joint public hearing of the City Council and Planning Commission. After the public hearing, the plan will be referred to the Planning Commission for a formal recommendation. Planned Development District rezoning cases and master plans are acted upon directly by the City Council after receivng the Planning Commission's recommendation.

See the City of Raleigh Development Services Glossary for any unfamiliar terms.

Are there any prerequisites to this process?

You must be the property owner in order to file a petition for conditional use district rezoning
The property must be located within the Raleigh City Limits or Extra-Territorial Jurisdiction (ETJ)

How do I start the process?

Meet with Department of City Planning staff regarding submittal of re-zoning application as well as scheduling a Pre-submittal Conference for feedback on the proposed master plan
The master plan proposal must be submitted in conjunction with a rezoning application for Planned Development Conditional Use Overlay District in accordance with City Code Part 10 Chapter 2 Section 2057. The application contains three parts and each must be completed. See Submittal Package below.

What do I need to submit to the City?

Standard Submittal Package

Master Plan Application Package (.doc) or (.pdf)
Completed Rezoning Application (.doc) or (.pdf)
12 sets of paper documents and plan drawings
Written plan documents to be provided in 8.5" x 11" format
Fee payment
Three (3) copies of a traffic impact analysis. Documents that will assist with gathering the requirements for a traffic impact analysis are: NCDOT TIA Guidelines, NCDOT TIP Analysis Guidelines and Wake County TIA Guidelines
Digital copy of the plan set including all attachments and exhibits (.doc or .pdf versions are acceptable)
Plan sets to include but not limited to: existing conditions, proposed work, utilities, storm water, tree conservation, landscape and proposed building elevations. See the Master Plans application checklist section C. for a complete requirements list (.doc) or (.pdf )
8.5”x11” separate Stormwater Maintenace Manual (i.e. the guide for maintaining a proposed stormwater device)
Summary of site proposed stormwater quality and quantity calculations on the stormwater plan sheet
8.5”x11” separate detailed packet of proposed stormwater quality and quantity calculations

Where can I find detailed information regarding submittals?

Where do I submit my application?
Office:              City of Raleigh
Department:    City Planning
Location:          Front Desk (Note: you must meet with staff to submit rezoning applications)
Address:          One Exchange Plaza, Suite 304, Raleigh, NC 27601
Adjacent to:     219 Fayetteville Street
Phone #:          (919) 516-2626
Hours:              8:00 a.m. to 12.00 p.m. (or by established deadlines for submittal of rezoning applications)

What are the keys to success?

Contact city staff in the Department of City Planning prior to application submittal to ensure compliance with design guidelines and standards of the Comprehensive Plan
Completely and accurately fill out application(s)
Plan re-submittals should include a thorough response to all city staff comments
One (1) digital copy of the plan set including previous black line revisions to the written document to allow a comparison of documents and to track changes from one revision to another
Three (3) paper copies of the black line revisions of the written document and one (1) digital copy

What fees are involved and when do I pay them?

See Fee Schedule for the current fees associated with each rezoning review type (General Use Case, Conditional Use Case, Master Plan)
Payment types accepted are cash, MasterCard, Visa or check made payable to: City of Raleigh
Fee payments are delivered to the Department of City Planning located at One Exchange Plaza, Suite 304, Raleigh NC as part of the Standard Submittal Package (see above)

How long will this process take?
This process takes a minimum of five (5) months from the date of submittal to a joint public hearing before the Planning Commission and City Council dependant upon the complexity of the project.

Guide Home Page

For More Information Contact:
Stacy Barbour
Senior Planner
Planning Department
One Exchange Plaza, Suite 304
Raleigh, NC 27601
919-516-2631

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