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Neighborhood Transition Requirements and Senior Housing (TC-6-20)

Neighborhood Transition Requirements and Senior Housing (TC-6-20)

This text changes aims to modify the applicability of Neighborhood Transition requirements and the standards for Congregate Care and Continuing Care Retirement Community (CCRC) uses. This text change is intended to apply appropriate exemptions to the Neighborhood Transition requirements and simplify and align Congregate Care and CCRC requirements with state and federal requirements.

>> Read the Neighborhood Transition Requirements and Senior Housing Ordinance (TC-6-20)

Background information and Current Rules:

The intent of Neighborhood Transitions is to reduce the impact of higher intensity development when located next to a low/moderate intensity residential development. They are generally applicable when a Campus or Mixed-Use district borders a residential zoning district.

Neighborhood Transitions consist of three zones:

  • Zone A: buffered protective yard
  • Zone B: use restricted area
  • Zone C: height and form restricted area

Zone A is always required, however, exemptions to Zones B and C are given to certain building types (detached and attached houses, townhouses, and apartments) in the RX (Residential Mixed-Use) district where three stories is the maximum height.

Congregate Care and CCRC uses are currently limited in occupancy to persons 62 or older, their spouses and surviving spouses.

Proposed Text Change: 

  1. The proposed text change would exempt all single-unit living, two-unit living, cottage courts, and short-term rentals (in detached house, attached house, or townhouse building types that are 50 feet in height or less) from all three Neighborhood Transition zones.
  2. The existing exemption for the RX district would be expanded to all Mixed-Use districts, provided the proposed or existing building is 50 feet in height or less, the proposed use is permitted in the RX district, and the proposed use adheres to any applicable use standards of the RX district.
  3. The proposed text change would modify the minimum age for both Congregate Care and CCRC to align with the federal Fair Housing Act's Housing for Older Persons Exemptions
  4. CCRC standards would also be modified to remove the minimum site size requirements that currently exist in Residential zoning districts; to reinforce that a Rest Home and Skilled Nursing are required components of a CCRC; and remove the requirement for a protective yard when bordering a residential use.

Public Meeting Schedule: This text change will likely be scheduled for discussion at the Planning Commission in August. We will be collecting comments here through July 27, 2020. Comments after this date should be submitted directly to the Planning Commission via email at planning.commission@raleighnc.gov.

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