Multiple Module Height Method (TC-22-20)
Multiple Module Height Method (TC-22-20)
Overview
This text change proposes amendments to allow for a new Multiple Module option as a method to measure height for commercial and mixed-use buildings on sloped sites. It also clarifies the standard for height measurement of structures within transition zones between commercial or mixed-use development and residentially zoned districts. Read the full ordinance.
Background Information and Current Rules
Updates to the UDO occur periodically when regulations need clarification or revision in order to achieve policy goals. One such area in need of improvement is how the UDO addresses sites with topography for commercial and mixed-use projects. Sloping terrain presents unique challenges for the design and development community, which the UDO does not adequately address.
In Fall 2017, the city hired Code Studio, LLC, as the consultant for the Hillside Development study to develop recommendations for policy guidance and code changes. Their recommendations were released to the public in Spring 2019. City staff met with stakeholders and members of the public to address concerns with the initial document and draft alternative proposals. The report was updated to represent a broader approach to hillside development that combines Code Studio’s expertise with community input. This effort resulted in the development of the report Guidelines for Hillside and Sloped Site Development in Mixed-Use Districts.
The policy guidance of the report falls into six general categories:
- Transition Zones;
- Pedestrian Access;
- Measurement of Height;
- Transparency;
- Retaining Walls; and,
- Blank Foundation Walls.
TC-20-20 is intended to address Measurement of Height and Transitions Zones.
Additional information on the Hillside Development Study, including a link to the report can be found on the City of Raleigh website.
Measurement of Height
The UDO regulates building height with stories and height limits. Developments are incentivized to flatten sloped sites, thereby maximizing the size of each allowed story, instead of stepping a building up or down with topography.
Transition Zones
The UDO provides guidance on how to mitigate the transition between residential and commercial areas by restricting the maximum building height in the transition area (Zone C) to 40 feet. In some cases, it has not been clear that the 40 feet height limit was intended to apply to not just buildings, but all structures in the Zone C. This lack of clarity has resulted in some unintended consequences.
Proposed Text Change
Measurement of Height
The proposed text change offers flexibility to the current method by introducing the Multiple Module method as an option of measurement in order to encourage buildings to follow topography. It also clarifies and reorganizes subsections of Section 1.5.7. Height to be more user-friendly and better distinguish between the various methods for measuring height, including the recent text change TC-4-20 (Infill Development Height Method).
Transition Zones
The proposed language clarifies Section 3.5.5 so that no structure in the Zone C transition area can be more than 40 feet in height, as measured from pre-development grade.
Public Meeting Schedule
This text change will likely be scheduled for discussion at Planning Commission meeting in August 2021. The Commission may act on that date or refer to the Text Change Committee for further discussion. We will be collecting comments here through July 5, 2021. Comments after this date should be submitted directly to Carter Pettibone via email.