Knightdale Zoning

Executive Summary: The 2026 Knightdale Development Framework

Market Dynamics

Knightdale, North Carolina, is experiencing significant population growth and economic expansion. The town's population has more than doubled since 2000, and is projected to be 21,829 in 2026, growing at an annual rate of 6.85%. Between 2022 and 2023, the population increased by 2.12%, and the median household income grew by 15.5% to $91,638. This growth is fueled by Knightdale's proximity to Raleigh and its desirable mix of housing and business options. Recent development has been substantial, with significant home construction occurring between 2000 and 2019. This rapid growth creates market pressure for diverse housing options and increased commercial services.

Political & Development Climate

The Knightdale City Council is actively shaping the town's future through strategic planning and policy implementation. The council unanimously adopted the KnightdaleNext V.2 2035 Comprehensive Plan, which serves as the official guide for future growth, development, and conservation. The council prioritizes intentional growth, focusing on growing inward to optimize land use and infrastructure investments. Recent zoning text amendments and plan updates demonstrate a commitment to aligning development regulations with state statutes and community design standards. The council also emphasizes inclusive and equitable growth, promoting affordable housing options and ensuring geographic equity in park access.

Key Drivers

• Driver 1: Population Growth: Knightdale's rapid population increase necessitates careful planning to accommodate new residents while preserving the town's character.
• Driver 2: Strategic Planning: The KnightdaleNext 2035 Comprehensive Plan guides development decisions, emphasizing community character, quality development, and infrastructure.
• Driver 3: Housing Innovation: Amendments to the Unified Development Ordinance (UDO) and focus on "missing middle" housing aim to diversify housing options and address affordability.

Strategic Growth Corridors

Primary Commercial Arteries

Key commercial arteries in Knightdale include major highways like US-64 and US-264, which provide access to Raleigh and other regional destinations. These corridors are vital for commercial development and economic activity. The town's Unified Development Ordinance (UDO) focuses on managing vehicle accommodation areas along these routes to minimize stormwater runoff, pollution, and traffic congestion. Strategic planning aims to balance commercial development with pedestrian connectivity and environmental protection.

Redevelopment Nodes

Knightdale is focusing on infill development and conservation neighborhoods around activity centers. The Town Center (TC) District is a key redevelopment node, with specific regulations designed to promote compact, mixed-use development. The Central Business District also benefits from flexible parking requirements, allowing developers to contribute to a public parking fund instead of providing on-site parking. These strategies aim to revitalize the downtown area and create vibrant, walkable spaces.

• Opportunity: Infill development within the TC District can create a denser, more walkable downtown core, attracting businesses and residents.
• Constraint: Balancing redevelopment with the desire to maintain Knightdale's small-town character requires careful planning and community engagement.

Detailed Zoning District Analysis

The city's land use is governed by the following primary classifications, as outlined in the Unified Development Ordinance (UDO):

Residential Districts

Knightdale's residential districts range from low-density to medium-density, with specific standards for each. The Rural Transition (RT) district serves as a holding zone for rural areas expected to transition to more intense uses. General Residential Low Density (GR3) districts accommodate existing low-density neighborhoods and allow for new mixed-density residential development up to 3 dwelling units per acre. General Residential Medium Density (GR8) districts allow for higher density development. Recent zoning text amendments (ZTA-2-24) revised the approval process for Accessory Dwelling Units (ADUs), permitting them by-right in every residential zoning district, promoting diverse housing options.

Commercial & Mixed-Use

Knightdale's zoning regulations include commercial and mixed-use districts to support economic development and create vibrant, mixed-use areas. The Neighborhood Mixed-Use (NMX) and Town Center (TC) districts encourage a mix of residential, commercial, and civic uses. These districts often have specific design standards to ensure compatibility and promote walkability. The UDO also includes standards for vehicle accommodation areas to mitigate the impacts of parking lots and loading areas on the surrounding environment.

Industrial & Special Purpose

Industrial zones in Knightdale accommodate manufacturing, warehousing, and other industrial activities. The UDO regulates industrial development to minimize environmental impacts and ensure compatibility with neighboring uses. Special purpose districts, such as Planned Unit Developments (PUDs), allow for flexible development approaches that can incorporate a mix of uses and innovative design features. These districts often require a master plan approval process to ensure consistency with the town's comprehensive plan.

Recent Code Amendments & Trends

Regulatory Updates

Knightdale regularly updates its Unified Development Ordinance (UDO) to remain current with standards, best practices, and North Carolina General Statutes. Recent updates include ZTA-4-24, which addresses stormwater management and driveway setbacks. These amendments align the UDO with state regulations, such as the Neuse River Nutrient Management Strategy, and clarify environmental development regulations. The Town Council unanimously adopted the KnightdaleNext V.2 2035 Comprehensive Plan on July 17, 2024, which serves as the official guidance statement for future growth and development.

Housing Innovation

Knightdale is exploring innovative housing solutions to address affordability and diversify housing options. The town recently revised its ADU approval process, allowing them by-right in all residential zoning districts. "Missing Middle" housing types, such as townhomes and duplexes, are also gaining attention, with recommendations to expand opportunities for these housing types in the UDO. These initiatives aim to create a wider range of housing choices and promote inclusive, equitable growth. Knightdale staff participated in conversations with Wake County, Cary, and Raleigh to review affordable housing challenges and opportunities.

Infrastructure & Concurrency

Utility Capacity

Knightdale merged its utilities with the City of Raleigh Public Utilities Department (Raleigh Water), which provides water and sanitary sewer services to Knightdale and surrounding areas. Raleigh Water manages approximately 2,500 miles of water distribution lines, serving over 450,000 people. The majority of the drinking water comes from Falls Lake and is treated at the Benton and Dempsey plants. Maintaining adequate utility capacity is crucial to support Knightdale's continued growth.

Impact Fees & Permits

Knightdale requires developers to obtain various permits for construction and development activities. While municipalities in North Carolina face restrictions on charging impact fees for future services, Knightdale may finance public enterprises through taxes, borrowing, and other revenues. A Transportation Impact Analysis (TIA) is required for zoning map amendments or master plan submittals that are expected to generate 150 or more new peak hour trips. The town also collects fees for engineering, consulting, and legal review services.