Master Plans

Process Description:
The Department of City Planning is responsible for accepting and processing Master Plans. Master Plans are only applicable in the Planned Development and 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 benefits of a Master Plan include potential flexibility and customization of zoning and subdivision regulations to support a specific project type or concept. In addition, upon approval of the request, the applicant may proceed to the Inspections Department for permitting. All final plans are approved through an administrative process where the plans are reviewed in accordance with the final conditions of the Master Plan. This process is based on the applicant making a large investment at the beginning of the process and allow for the project to be implemented by administration upon approval.

All information associated with a case is available to the public. Citizens can stay informed and follow the progression of a filed Planned Development Master Plan zoning case by visiting the City of Raleigh's website. Information is provided under our "Business" Community. Submittal information with updated conditions and related documents are posted. If the case includes large size files which cannot be posted to the website, the public may acquire all documentation associated with the case by contacting the Planning Department and speaking with the designated case planner for the project to acquire additional information. All information associated with a case is available to the public.

Currently, there are no acreage requirements or prerequisites in order to qualify for a request of the Overlay district; however, there is a minimal amount of information required on the zoning and Master Plan application. The information is provided in the form of a checklist to address details about the development concept and any alternates or exceptions that are included with the proposal. The information is required in full to process the case and due based on application deadlines.

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

• City staff - Current Planning Services
• Appearance Commission - Development Review Committee
• Joint Public Hearing of City Council and Planning Commission
• Raleigh Planning Commission
• City Council

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, Stormwater, 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 of the Planning Commission. This allows for input and discussion related to pertinent issues. The client is also required to attend their local Citizens 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 Site Plan 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 Raleigh Planning Commission. After the public hearing, the plan will be referred to the Raleigh 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 Raleigh 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 rezoning 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?

Where can I find detailed information regarding submittals?

• Urban Design Guidelines
• Rezoning Brochure
• Public Utilities Handbook
• Streets, Sidewalk and Driveway Access Handbook
• Stormwater Manual
• Solid Waste Handbook

Where do I submit my application?

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 Development 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.<>