What are the typical residential setbacks in Raleigh?

In R-4 zones, front setbacks are 20 feet, side 5 feet, rear 20 feet with 40% lot coverage and 35-foot height max. R-6 zones have 15-foot front setbacks, 50% coverage, and 40-foot height. R-10 zones have 10-foot front setbacks and 60% coverage. NX mixed-use zones use build-to lines instead of setbacks. DX downtown has no minimum setbacks. Check iMAPS at maps.raleighnc.gov.

What are the Missing Middle housing reforms?

Raleigh now allows duplexes and triplexes in most formerly single-family zones. Quadraplexes allowed in R-6 and denser zones. Townhouses permitted in expanded areas. Cottage courts (4-8 units around a courtyard) are a new housing type. Parking minimums eliminated in many districts. Minimum lot sizes reduced. These reforms significantly expand what can be built on residential lots.

What stream buffer requirements apply in Raleigh?

All of Raleigh is in the Neuse River Basin with 50-foot riparian buffers required along streams. Zone 1 (inner 30 feet) must remain undisturbed. Zone 2 (outer 20 feet) allows managed vegetation. Development must reduce nitrogen export beyond standard stormwater requirements. Buffers can significantly reduce buildable area. The Stormwater Division determines exact locations.

What stormwater management is required?

Projects disturbing 12,000+ sq ft need a stormwater management plan. Neuse River Basin nutrient-sensitive rules require nitrogen and phosphorus reduction beyond standard requirements. Approved BMPs include bioretention, wet ponds, sand filters, and stormwater wetlands. Stream buffer determination required.

What tree conservation is required?

Trees 10 inches+ DBH must be surveyed for regulated development. Preservation percentages (typically 10-20%) depend on zoning district. Trees in buffers have highest protection. Removed trees require replacement or Tree Conservation Fund payment. Construction barriers required at Critical Root Zones.

What historic district requirements exist?

RHDC reviews projects in historic overlay districts including Oakwood, Boylan Heights, Blount Street, Moore Square, and Capital District. Certificate of Appropriateness required for exterior work. North Carolina historic tax credits available. RHDC review adds 30-60 days.

Does Raleigh require parking for new housing?

Raleigh has eliminated parking minimums in many districts, particularly near transit and in walkable areas. Even where minimums remain, they are significantly reduced. The Missing Middle reforms further reduced parking obligations for duplexes, triplexes, cottage courts, and quadraplexes. This is part of Raleigh's progressive approach to walkable development.

How long does plan review take and how do I submit?

Submit through the online portal at raleighnc.gov/permits or walk-in at One Exchange Plaza, Suite 400. Residential 10-15 business days with express option for simple projects. Commercial 20-30 business days. RHDC historic review adds 30-60 days. Stormwater review is concurrent.

Raleigh Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Guide to creating site plans for building permits in Raleigh, including the Unified Development Ordinance and Triangle area development standards.

Raleigh Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Raleigh, North Carolina requires meeting specific requirements set by the Development Services Division within the Department of Planning and Development. Raleigh's development is governed by the Unified Development Ordinance (UDO), which modernized the city's land use regulations. Raleigh has gained national attention for its progressive "Missing Middle" housing reforms, parking minimum elimination, and strong growth management in one of America's fastest-growing metro areas.

What Is a Site Plan and Why Does Raleigh Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. Development Services requires a site plan for all building permit applications to verify compliance with the UDO and the North Carolina State Building Code. Look up your property's zoning through the city's iMAPS GIS portal at maps.raleighnc.gov.

Required Site Plan Elements

Property boundaries with dimensions and total lot area
Setbacks per UDO district standards
Existing and proposed structures with dimensions, height, and use
Lot coverage and impervious surface calculations
Parking spaces per UDO (reduced or eliminated in many districts)
Tree conservation areas per the tree conservation ordinance
Stormwater features per the Stormwater Management Manual
Stream buffers (Neuse River Basin rules apply citywide)
Landscaping and screening
North arrow and scale
Wake County PIN

Raleigh Zoning and Setback Requirements

R-4 (Residential, 4 units/acre): Front 20 feet, side 5 feet, rear 20 feet. Lot coverage max 40%. Height max 35 feet.
R-6 (Residential, 6 units/acre): Front 15 feet, side 5 feet, rear 20 feet. Lot coverage max 50%. Height max 40 feet.
R-10 (Residential, 10 units/acre): Front 10 feet, side 5 feet, rear 15 feet. Lot coverage max 60%. Height max 45 feet.
R-10W (Residential, 10 units/acre, wide): Front 10 feet, side 5 feet, rear 15 feet. Lot coverage max 60%.
NX (Neighborhood Mixed-Use): Build-to lines replacing setbacks, minimal side setbacks, mixed-use buildings encouraged with ground-floor commercial.
DX (Downtown Mixed-Use): No minimum setbacks, maximum density, tallest buildings allowed.
CX (Commercial Mixed-Use): Build-to lines, auto-oriented or pedestrian-oriented options.
IX (Industrial Mixed-Use): Flexible standards for industrial and flex-space.

Missing Middle Housing Reforms

Raleigh has implemented significant "Missing Middle" zoning reforms that fundamentally changed residential development:

Duplexes and triplexes allowed in most residential zones that previously allowed only single-family detached homes
Townhouses permitted in expanded areas beyond traditional multi-family zones
Cottage courts: Small-scale cluster housing (typically 4-8 small detached units around a shared courtyard) allowed as an alternative development pattern
Quadraplexes: Allowed in R-6 and denser zones
Parking minimums eliminated: Raleigh eliminated minimum parking requirements in many districts, particularly near transit and in walkable areas
Reduced lot sizes: Minimum lot sizes reduced across many zones to allow more diverse housing types
These reforms significantly expand what can be built on residential lots — always check the UDO for your specific district

Neuse River Buffer Requirements

All of Raleigh is in the Neuse River Basin and subject to nutrient-sensitive watershed rules that are among the most stringent in the Southeast:

50-foot riparian buffers along perennial and intermittent streams: Zone 1 (inner 30 feet) must remain undisturbed; Zone 2 (outer 20 feet) can be managed vegetation
Stormwater nitrogen reduction: Development must reduce nitrogen export to meet Neuse River basin targets — this exceeds standard stormwater requirements
Stormwater management plan: Required for projects disturbing 12,000+ sq ft of land
Phosphorus limits: Additional nutrient controls for certain development types
Stream buffer determination: The city's Stormwater Division determines exact buffer locations based on stream surveys
Buffers can significantly reduce buildable area on properties near streams — always check before purchasing or designing

Tree Conservation Requirements

Raleigh's Tree Conservation Ordinance requires:

Tree survey: All trees 10 inches+ DBH must be shown on the site plan for regulated development
Conservation percentage: Development must preserve a minimum percentage of existing tree canopy based on zoning district (typically 10-20%)
Protected trees: Trees in required buffers and conservation areas have the highest protection
Mitigation: Removed trees require replacement planting or payment into the Tree Conservation Fund
Tree protection during construction: Barriers required at Critical Root Zone of retained trees

Historic Preservation

Raleigh Historic Development Commission (RHDC) reviews projects in local historic overlay districts
Historic districts: Including Oakwood, Boylan Heights, Blount Street, Moore Square, and Capital District
Certificate of Appropriateness required for exterior work in historic overlay districts
North Carolina historic tax credits available for certified rehabilitation
RHDC review adds 30-60 days

How to Submit Your Site Plan

Online Portal

Submit through Raleigh's online permitting portal at raleighnc.gov/permits for electronic plan review.

In-Person

Walk-in at One Exchange Plaza, 1 Exchange Plaza, Suite 400.

Permit Fees and Timeline

Fees: Based on construction cost per Development Services fee schedule; includes plan review and building permit fees
Impact fees: Transportation impact fees for new construction in some areas
Timeline: Residential 10-15 business days. Express residential available for qualifying simple projects. Commercial 20-30 business days. RHDC review adds 30-60 days. Stormwater review concurrent.

Creating Your Raleigh Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Raleigh property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for Development Services submission.

Frequently Asked Questions

What are the typical residential setbacks in Raleigh?: In R-4 zones, front setbacks are 20 feet, side 5 feet, rear 20 feet with 40% lot coverage and 35-foot height max. R-6 zones have 15-foot front setbacks, 50% coverage, and 40-foot height. R-10 zones have 10-foot front setbacks and 60% coverage. NX mixed-use zones use build-to lines instead of setbacks. DX downtown has no minimum setbacks. Check iMAPS at maps.raleighnc.gov.
What are the Missing Middle housing reforms?: Raleigh now allows duplexes and triplexes in most formerly single-family zones. Quadraplexes allowed in R-6 and denser zones. Townhouses permitted in expanded areas. Cottage courts (4-8 units around a courtyard) are a new housing type. Parking minimums eliminated in many districts. Minimum lot sizes reduced. These reforms significantly expand what can be built on residential lots.
What stream buffer requirements apply in Raleigh?: All of Raleigh is in the Neuse River Basin with 50-foot riparian buffers required along streams. Zone 1 (inner 30 feet) must remain undisturbed. Zone 2 (outer 20 feet) allows managed vegetation. Development must reduce nitrogen export beyond standard stormwater requirements. Buffers can significantly reduce buildable area. The Stormwater Division determines exact locations.
What stormwater management is required?: Projects disturbing 12,000+ sq ft need a stormwater management plan. Neuse River Basin nutrient-sensitive rules require nitrogen and phosphorus reduction beyond standard requirements. Approved BMPs include bioretention, wet ponds, sand filters, and stormwater wetlands. Stream buffer determination required.
What tree conservation is required?: Trees 10 inches+ DBH must be surveyed for regulated development. Preservation percentages (typically 10-20%) depend on zoning district. Trees in buffers have highest protection. Removed trees require replacement or Tree Conservation Fund payment. Construction barriers required at Critical Root Zones.
What historic district requirements exist?: RHDC reviews projects in historic overlay districts including Oakwood, Boylan Heights, Blount Street, Moore Square, and Capital District. Certificate of Appropriateness required for exterior work. North Carolina historic tax credits available. RHDC review adds 30-60 days.
Does Raleigh require parking for new housing?: Raleigh has eliminated parking minimums in many districts, particularly near transit and in walkable areas. Even where minimums remain, they are significantly reduced. The Missing Middle reforms further reduced parking obligations for duplexes, triplexes, cottage courts, and quadraplexes. This is part of Raleigh's progressive approach to walkable development.
How long does plan review take and how do I submit?: Submit through the online portal at raleighnc.gov/permits or walk-in at One Exchange Plaza, Suite 400. Residential 10-15 business days with express option for simple projects. Commercial 20-30 business days. RHDC historic review adds 30-60 days. Stormwater review is concurrent.

How to Create a Site Plan in Raleigh

Look Up Your Property Information: Use iMAPS at maps.raleighnc.gov to find your zoning district, stream buffers, tree conservation requirements, historic overlay status, and lot dimensions. Note your Wake County PIN.
Determine Allowed Uses and Density: Under Missing Middle reforms, check if duplexes, triplexes, quadraplexes, or cottage courts are allowed in your zone. Determine setbacks, lot coverage, height, and parking requirements for your specific district.
Create Your Site Plan: Enter your Raleigh address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per UDO standards for your zone district.
Include All Required Elements: Ensure your site plan includes boundaries, setbacks, lot coverage, impervious surface, tree conservation areas with trees 10 inches+ DBH, Neuse River stream buffers, stormwater features, landscaping, and north arrow with scale.
Prepare Supporting Documents: Prepare tree survey and conservation plan. Prepare stormwater management plan with Neuse Basin nitrogen and phosphorus calculations for regulated projects. For historic districts, prepare RHDC application.
Submit Through Online Portal: Upload plans through the online portal at raleighnc.gov/permits. Pay fees including transportation impact fees if applicable. Track status online.
Manage Review and Obtain Permit: Respond to Development Services reviewer comments. Attend RHDC meetings if in a historic district. Once approved, pay remaining fees, receive permit, and schedule inspections.