The development process consists of eight key stages. These range from planning for how and where the city grows in the future to ensuring that today's construction meets our community's needs and is safe. The first three stages are legislative planning steps, meaning that Raleigh's City Council considers and votes on any proposed changes. The following five stages are administrative, meaning that City staff review proposed projects for compliance with adopted laws and standards. Learn more about the development process and view performance metrics below.
The Comprehensive Plan is Raleigh’s long-term policy roadmap that looks ahead 20 years into the future. It helps determine how the city grows, where people live, where new infrastructure is built, and how everyone gets around. The current Comprehensive Plan covers 2009 to 2030, and the City is currently working on a new version, Reflecting Raleigh, to prepare for the next 20 years. The Comprehensive Plan can be amended for a variety of reasons.
Voluntary annexation is when a property owner asks to officially join the City of Raleigh. If City leaders agree to the request, the property becomes part of the city limits. The City of Raleigh is then responsible for providing the property with essential services, such as police and fire protection, water and sewer access, parks, solid waste collection, and street maintenance. In exchange for these services, the property owner begins to pay city property taxes.
Zoning is the act or process of how land is used in the City of Raleigh. Zoning divides the city into areas for different uses, like homes or businesses, to keep development organized and compatible. Raleigh uses zoning regulations and the Zoning Map to determine what can be built and where. To find out how a property can be used or what can be built, start by checking its zoning. The zoning district assigned to a property can be changed through a process called rezoning.
A Subdivision is the formal process of splitting a single piece of land into smaller lots. This process ensures that new lots have the necessary infrastructure, like roads and water lines, to support the community. When a subdivision is approved, a very detailed map called a plat is recorded with Wake County. The plat lays out exactly where one lot ends, and another begins. This allows for the individual development and sale of land for residential and non-residential purposes. Examples of residential subdivisions include single-family homes and townhomes.
After land is divided into lots, the Site Review process is how the City makes sure a project follows all local rules and safety laws. Most big construction projects and apartment buildings must go through this check to ensure they are safe for the community. Once a project passes Site Review and gets its permits, then the land can be prepared, and construction can begin.
Administrative Site Review
Site Permit Review
When a homeowner or developer wants to build or make changes to any structure or building, they must first get a Building Permit. These permits are legal documents that ensure the project is safe, follows City rules, and meets the required building code standards.
Once a construction project begins, the City will perform Residential Inspections or Commercial Inspections. These are in-person visits from city experts to ensure the work being done matches the approved plans. Inspectors check everything from the foundation to the roof, the electrical, plumbing, and mechanical systems, and compliance with environmental regulations.
When a developer starts a project, the City requires a Surety, similar to an insurance policy. After construction finishes, the closeout process is when City staff ensures everything was built correctly and all bills were paid. Once the project has met these standards, the city returns the developer's deposited money. This process protects taxpayers from repair costs while allowing the developer to use their money for new projects.