City of Raleigh

Guidelines For Using This Map

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Future Land Use

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This Future Land Use Map provides the geographic framework to guide the City’s land

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HO use policies and development decisions. The Future Land Use Map is part of the adopted

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Comprehensive Plan and carries the same legal weight as the Comprehensive Plan

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document itself.

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NC JACK JONES whether proposed changes to zoning— both text and map amendments— are consistent

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with the Comprehensive Plan. It uses color-coded categories to show the general

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ON character, distribution, and intensity of recommended and planned land use for Raleigh in

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G MA 2030, the horizon year of the Comprehensive Plan.

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Consistency
ARCE with the Future Land Use Map is not the only criterion that will be used to

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determine the reasonableness of a zoning map amendment. Other criterion include, but is

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EC not limited to, compatibility with the existing character of the surrounding area and

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impact on public services, infrastructure, traffic, transit, hydrology, fire, safety, parks and

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recreation, and historic resources.

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PI o Provide greater land use predictability and transparency;

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o Incorporate relevant aspects of the previous Urban Form Map that related to land

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GE use;

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CHALK o Incorporate recommended land uses from previously adopted Area Plans;

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o Use a nomenclature that is reasonably compatible with the Wake County

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Comprehensive Plan and the plans for adjacent jurisdictions;

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Future Land Use Categories

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o Advance Raleigh’s Vision and Themes, as described in the Comprehensive Plan’s

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IN Framework Chapter; and

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o Create a logical framework for future zoning and development.

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The following parameters apply to the use and interpretation of the Future Land Use

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RESIDENTIAL CATEGORIES N MILLS

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Map:

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Rural Residential

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o The Future Land Use Map is a generalized depiction of intended uses. It is not an

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“existing land use map,”although in many cases future uses in an area may be the X

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same as those that exist today. LI

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Rural Residential (less than 1 unit per acre) T W ALEXANDER LES H
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o The re-zoning of any given area should be guided by the Future Land Use Map,

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This category is generally mapped over areas zoned “RR”(or areas in the ETJ/ USA with rural AC BEECH

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residential land use designations and rural County zoning) where intensification to more urban C I 54 interpreted in conjunction with the policies of the Comprehensive Plan. However,

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uses is not expected due to watershed constraints and existing fragmented parcel patterns. Rural 9 the Future Land Use Map is not a zoning map.

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Residential areas are generally developed with “ranchettes,”hobby farms, estates, large-lot

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subdivisions, or clustered housing with large common open space areas. The intent of this I 540 EXIT 7 0E 0E QUARRY
o While the Future Land Use Map will influence future zoning, it does not alter

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designation is to preserve the rural character of these areas and achieve compatible resource BAILEYWICK 11
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I5 current zoning or affect the right of property owners to use the land for its purpose

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conservation objectives such as watershed conservation and tree protection. Overall densities in
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these areas would be less than one unit per acre, although clustered housing on large tracts could I5

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VE as zoned at the time of this Plan’s adoption. The Future Land Use Map will not be
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result in small pockets of more densely developed land. EX D

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Low Density Residential
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LL o Whereas zoning maps establish detailed requirements for setbacks, height, use,
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40 GATE parking, and other attributes, the land use categories of the Future Land Use Map

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Low Density Residential (1-6 units per acre) LE EX EG ATE

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Y IT FA I5 recommend a range of potentially appropriate land uses and intensities.
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This category encompasses most of Raleigh’s single family detached residential neighborhoods, BA EX

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corresponding roughly to the R-2, R-4, and R-6 zoning districts (but excluding parks within these S UM
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districts). It also identifies vacant or agricultural lands— in the city and in the county— where FOR 14 G

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single family residential use is planned over the next 20 years. Clustered housing, duplexes, and 0E ES RA UIS

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other housing types would be consistent with this designation as long as an overall gross density
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not exceeding 6 units per acre was maintained. As defined in the zoning regulations, T
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manufactured home parks could also be appropriate in this land use category. L
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Moderate Density Residential
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Moderate Density Residential (6-14 units per acre) AKE

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This category applies to some of the city’s older single family residential neighborhoods, along NE
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BROUGHTON
with newer small lot single family subdivisions and patio home developments. Other housing TING
types would be consistent with this designation as long as an overall gross density not exceeding RIDG

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14 units per acre was maintained. Gross density in these areas would be 6 to 14 units per acre. RR

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The SPR-30 (Special Residential -30) zoning district could also be appropriate in this land use CR

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category. EE

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Medium Density Residential

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Medium Density Residential (14-28 units per acre) N 540
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This category applies to garden apartments, townhomes, condominiums, and one- to three-story
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suburban style apartment complexes. It would also apply to older neighborhoods with a mix of KE UR
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single-family and multi-family housing with average overall densities in the 14-28 unit per acre D

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range. Most of these areas are zoned R-15 and R-20, but a few R-10 areas could also fall into this RT OL
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category. DIXIE FOREST SUMNER

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High Density Residential

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High CDensity Residential (28 NC units per acre or more)

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DR to apartment buildings and condominiums that are generally four

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This category would apply

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stories or more. Conforming

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VIuses (with upper story housing) may be permitted under certain L

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zone, ground floor SCHOO

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circumstances. Comprehensive Plan Land Use Element policies should be consulted for

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additional guidance. RI

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MIXED-USE
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A-2 WATKINS BETHANY CHURCH
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Office & Residential Mixed-Use

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Office Residential— Mixed-Use

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MAis applied primarily to frontage lots along thoroughfares where low density
This category LAUREL H
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residential uses N O NT

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are
ARno longer appropriate. This category encourages a mix of medium-low to HARDIM OPE CH
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medium density residential and office use. Retail not ancillary to an employment use is 0 EX
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discouraged so that retail can be more appropriately clustered and concentrated in retail and I4 BUFFALOE N CH
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mixed-use centers at major intersections and planned transit stations. The Office and Institution

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zones provide the closest match with the proposed use pattern, although higher-impact uses such
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SITE
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as hotels are not contemplated or recommended

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Neighborhood Retail Mixed-Use

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Neighborhood Retail— Mixed-Use LLE N TRAW
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This category applies to small-scale neighborhood shopping centers and small pedestrian- NP
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oriented retail districts. The service area of these districts is generally less than one mile. Typical ROBE

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uses would include corner stores or convenience stores, restaurants, bakeries, small supermarkets R
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or drug stores, dry cleaners, video stores, and similar uses that serve the immediately RE TV
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surrounding neighborhood. While this is primarily a commercial category, mixed use projects Y LE
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with upper story housing would also be supported by this designation. Most of the areas mapped ACE
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with this designation are currently zoned NB (Neighborhood Business) or SC (Shopping Center). EAG

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Where residential development complements commercial uses, it would generally be in the Low- 64 E
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Medium to Medium density range (less than 28 units per acre). US

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Multiple zoning districts could be developed for this category in the future, recognizing that
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some of the designated areas are established neighborhood “main streets”and others are EW NK WEND

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suburban auto-oriented shopping plazas or strip centers. Although housing would be allowed in PUBLIC AND INSTITUTIONAL CATEGORIES: IN E IN ER
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Public Facilities
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all cases, there could be greater incentives for “vertical mixed use”or higher density housing SO
440

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where these zones adjoin future transit stations, or are on traditional “walking”streets. JAM IV TH BO
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J M OT AL
L R O
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TO KNIGHTDALE

Community Retail Mixed-Use

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FAIRCLOTH

Public Facilities 3 MASSEY FARM

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This category identifies large publicly owned non-park properties, including public schools, city

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facilities (such as libraries, fire stations, public works yards, etc.), stadiums, state government

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Community Retail— Mixed-Use GH
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facilities, the fairgrounds, and federal government facilities (postal distribution centers, etc.). GLASCOCK

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Such sites are identified on the Future Land Use Map if they cover more than about two acres.

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This category applies to medium-sized shopping centers and larger pedestrian-oriented retail
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districts such as Cameron Village. Typical commercial uses include supermarkets, larger drug

Institutional
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stores, department stores and variety stores, clothing stores, banks, offices, restaurants, movie RN IE G HTD
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theaters, hotels, and similar uses that draw from multiple neighborhoods. Development PEACE BOUNDARY ALE
ALLE

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I 440 EXIT 14
intensities could be higher than in Neighborhood Center areas, with mid-rise buildings as well as RO C

RALEIGH
2

ST MARYS

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low rise buildings. Where residential development occurs, ground floor retail would be Institutional LYNNWOOD
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MAILMAN
encouraged and minimum density standards might be applied. Densities would generally be in
40

WE
EN

the Medium range (14-28 UPA); although High Density (up to about 70 units per acre) would be 2 E
ST AY L
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This category identifies land and facilities

HOUSE occupied by colleges andDRY universities, large private
HIGH XIT ER VIL
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appropriate around proposed transit stations andWAalong transit-intensive corridors. Most of these 0E DW TE

ROGERS
schools, hospitals and medical complexes, religious organizations, and similar institutions. N

HILL
ET
CO

44 A
PU

LD N I EDENTON O Y

SUNNYBROOK
areas are now zoned SC and O&I-1. A few are zoned OO&I-2. ISO unless they are sites that are BR FA
MAYNARD

Smaller institutional uses such as churches are generally not mapped

LL

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NTER

OO WESTERN 14
RR or private.
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EXIT
BOYLAN

EAST
DAWSON

NEW BERN
IN

D more than two acresCASTALIA

in size. Institutional properties may beApublic MORGAN I 440
MCDOWELL

H
AS
S

NE

JAKE MAY
Multiple zoning districts could be developed for this category in the future, recognizing that IT
SALISBURY

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ARPE

some of the designated areas are established neighborhood “main streets”and others are TO 40
RY 4

N
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suburban auto-oriented shopping plazas or strip centers. Although housing would be allowed in
KILDAIRE FARM

PARK, OPEN SPACE, AND RESOURCE CONSERVATION CATEGORIES:

IS
CA

D
SC

FA
E housing
all cases, there could be greater incentives for “vertical mixed use”or higher density

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Public Parks & Open Space

N
AK S
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PO
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where these zones adjoin future transit stations, or are on traditional “walking”

15 I 440
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Regional Retail Mixed-Use

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Public Parks and Open Space H EN TF KIN
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40 1C S EN ER
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This category includes permanent open space that has been publicly acquired for recreational or RTI

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TWO CREEKS

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BLOUNT

ER

D
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Regional Retail— Mixed-Use MA
PERSON

HOLT resource conservation uses. Included are neighborhood, community, and regional parks and ER

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greenways. Also included are publicly owned lands that are managed for watershed protection, EEL
XIT 2

This category applies to the Triangle Town Center area, the Brier Creek area, Downtown South,

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resource conservation, hazard prevention, and the protection of important visual resources. Land I 440 EXIT 1 H

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and the North Hills and Crabtree Centers. The intent is to identify the major retail and service W OLD NOWELL
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with this designation will remain in open space in perpetuity.

I 40 E

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hubs that draw customers from across the city. These areas may include high-density housing, LA
A NK

office development, hotels, and region-serving retail uses such as department stores and specialtyEX C
01 ROSSRO

Private Open Space

AP
SEABR OOK

IT 1
DAVIS

stores. The areas with this designation are currently zoned O&I-2, SC, and TD. OLD
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ADS LD

BETHL
EX K HE
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1 I 40
SAUNDERS SAUNDERS

E US I 40 EXI
GARNER

OLD IN P EX
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JENK
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S H KE

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Central Business DistrictLEM
RC 97 I 40 EXIT 300

HO P
U LA I 40 EXIT 297
Private Open Space

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GTO

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SA This category includes open space that is privately owned and maintained, including private golf XIT
IN

AY
LAR 2

HODGE
99
AN

courses and country clubs, cemeteries, open space easements, and land that should be retained in D
WILM

BARW
Central Business District
N

its natural state to protect public health and safety (such as floodways and steep slopes), preserve
IN S

DIL
GORM
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sensitive or important ecological resources (such as important tree stands), or provide a publicXIT LA
RD
PLA

E
This category applies to the Raleigh Central Business District, and is intended to enhance US 1 of

ELL
benefit (such as watershed protection). Land with this designation may have a limited amount TRYON
Downtown Raleigh as a vibrant mixed use urban center. The category recognizes the area’s role development potential, and may be used for agriculture, forestry, pasture, etc. but the overallIT
EY

ROCK QUARRY
1 EX
QUEENSFERRY

as the heart of the city, supporting a mix of high-intensity office, retail, housing,
US government, intent is to protect its open and undeveloped character through the horizon year of the
US Plan.
PIN

64
institutional, visitor-serving, cultural, and entertainment uses. Multiple zoning districts apply
within the CBD, corresponding to the different character and vision for its various

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neighborhoods. The maximum residential density in this area would be 320 units per acre. The

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CRITICAL AREAS:

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RW
closest conforming zoning district to this designation is “Bus”(Business) with DOD (Downtown S 64

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Critical Areas
W

AN

TD
BA
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Overlay District). AP
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NC

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EMPLOYMENT CATEGORIES: Critical Areas Y

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L
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SL
F
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BU
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Office/Research & Development

LLY
LA

OLIVE 98 RD

IL

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C HAPE XITthat are environmentally sensitive and merit

O
LI
L HUN I GH The critical areas overlay is mapped over lands

AJ
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TER
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preservation and protection from development.

U The critical areas overlay encompasses publicly

SO
OLD
HAMMOND

MIAL PLANTATION
YO

N
and privately owned land mostly encumbered by the 100-year floodplain. SomeEE of this area is
REGENCY

GR N
ENaT wider
RESCfor
N

BRYAN currently zoned Conservation Management; other portions areCzoned range of use.
Office/ Research and Development CE
NT The use of an overlay on top of an existing designation recognizes that while preservation is the BISSETTE
APEX

ER
long term goal, private landowners are entitled to a productive use of the property as allowed by
AU

This category identifies major employment centers where housing is not considered an
the underlying zone district until such time as the appropriate steps can be taken to protect these
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appropriate future land use. Principal uses are office parks, free-standing office buildings or
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resources.
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corporate headquarters, banks, research and development uses, hotels, and ancillary service
I 40 EXIT 303

N
SA

businesses and retail uses that support the office economy. Most of these areas are currently
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zoned O&I-1, O&I-2, O&I-3, or Thoroughfare District (TD). LILLY ATKINS

UR
APEX

BATTL
CH

SPECIAL STUDY AREAS: E BR IDG

E
TINGEN

EE

PEARL

Special Study Areas

3

Business & Commercial Services

XIT 30

ME
L

CH
ER

AN
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ED

AL
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Business and Commercial Services 95

ES

IT Special Study Area US

MIL L POND
EX 70
OU

YATES

LD
1
This category is for higher-impact or “heavy”commercial activities that would not be
TH

US 5 as thoroughfare or interstate

IE
TF
APE
compatible with residential uses, or that have
X locational needs T(such
9 Special Study Area
E

HI
XI US
LL

frontage) that are not conducive to mixed use development.EExamples would include auto

W
1 stores, lumberyards, nurseries, 70
EVI

dealerships, auto repair and service businesses, big box retail

S The Future Land Use Map includes another category to identify areas where the future land use
U
ECH
ETT

contractor suppliers, warehousing, printers, truckstops, distribution centers, and other uses that
JONES SAUSAGE

pattern has yet to be determined. These areas are outlined with a dashed line, labeled, and left GROVEMONT
are quasi-industrial or highway-oriented in character. Most of these areas are currently zoned TD “blank”(white) on the map, indicating the precise land use pattern was still under study at the A-7
CRE
FAY

UMSTEA

LD
and I-1. time of Plan adoption. The text of the plan provides further detail. D A-5
GS

Ì
FIE
O RE
WALL ST
IN

NY

WN
General Industrial
PR

This designation is used on large sites where land use planning studies are now taking place, N
SMITH

PE
AVER

O
AS

such as Dorothea Dix, or other areas where detailed land use planning is required in the future.

BR
TIMBER

A-1 - Northwest quarry

OR

SIMPKIN S
SBO

A-2 - Duraleigh quarry

D

WOODLAND
VAN

General Industrial
RO

A-3 - Northeast quarry

OLD BAUCOM
GRAHAM NEWTON
EX

US GRE
This category designates areas programmed for industrial land uses, including manufacturing, ENF
A-4 - Dorothea Dix campus (See action items LU 33, LU 34, and Policy Statement 68)
70
S AP

concrete plants and other extractive industries, junkyards/ scrap yards, and outdoor storage uses. TO IEL

DRAFT 2/27/09
D
I 40
BE

US
A-5 - Southeast recycling center
These uses tend to have greater impacts than the commercial service uses, and may require TE
RI NG

70
NS
BLA
STEPHENSON

additional buffering or separation from nearby uses. Some of these uses are dependent on rail for N TO
TE I
A-6 - North Urban Service Area
AR

40
ON

SH
freight movement, and others require convenient thoroughfare or interstate access for truck N
NEY
Y SP

TH

O
06
OLD ST

A-7 - South Urban Service Area

deliveries and shipments. Most of these areas are zoned I-1 and I-2. Railyards, power plants, and XIT 3
WH
UR

NEW RAND

TW
I 40 E
55

similar uses are also included in this designation.

FR
OL L

IT
PI

ELL
NC

EO
ANK
ER

PER
H

G
C

O
GE
OLD

AK
E

Map Created By: Stan Wingo

Raleigh Department of City Planning Miles
City and Regional Division
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