What a multifamily site plan has to fit
A multifamily site plan fits a short list of parts onto one parcel: the residential buildings, the parking field or garage, the clubhouse and amenity area, the recreational open space, the access points and internal drives, the buffers and the land held for stormwater. Knightdale, North Carolina can take a garden walkup community of 220 to 300 units in 3-story buildings only through a rezoning, because apartments with more than four units per building are a Conditional District use in four districts and are never permitted by right [6]. That is the model program on this page, and the subject of a garden multifamily model project in Knightdale.
Five rules do most to resize it there: the 3-story, 42-foot height cap in districts below NMX; the bedroom-based parking minimum; the bedroom-based recreational open space dedication; 100 square feet of nonresidential space for each apartment; and the Water Allocation Policy's 50-point threshold [6, 7, 8, 9].
The preliminary site plan carries the site data table those rules are checked against: units and unit mix, bedroom count, gross acreage and density against the district cap, stories and height, parking required against provided, recreational open space required against provided, nonresidential square footage where the code demands it, and water allocation points [7, 8, 9]. Knightdale PUD books show the same sheet with a block for existing and proposed zoning, total project area and proposed density, and a table of the requested UDO exceptions with their section numbers [10]. The Lofts at Knightdale Station master plan set carried its water allocation points table and utility notes on the plan itself [11].
Garden, podium and wrap: where the building type changes
Land price per unit and the parking ratio decide the building type. Once surface parking at about 1 space per unit no longer fits, the program moves to a podium or a wrap; the new state caps, such as Washington's 0.5 spaces per unit and California's zero near transit, push sites back toward a garden plan or a podium without a garage, and lower the density at which a podium becomes necessary.
| Type | What sets the limit | Threshold on the record | Source |
|---|---|---|---|
| Garden walkup, surface parked | The local height and story cap | Knightdale: 42 ft and 3 stories in GR3, GR8, UR12 and RMX; 56 ft and 4 stories in NMX; 70 ft and 5 stories in TC | UDO Table 3.4 [6] |
| Garden, how a story is counted | The local story definition | Knightdale: no more than 14 ft floor to floor per story; 28.1 to 42.0 ft counts as three stories | UDO 3.3(B)(2) [6] |
| Podium ("5-over-1", "5-over-2") | IBC 510.2 horizontal building separation | 3-hour horizontal assembly; Type IA base; 2-hour shafts through the assembly; NFPA 13 sprinklers below; overall height still limited from grade plane | 2024 IBC; NFSA, August 2023 [5, 12, 13] |
In Knightdale the garden walkup also has to read as a flat-roofed building. The Apartment Building Type requires that "Roofs shall be flat and screened from view by parapet walls" and that entrances to individual units be internal to the building, and UDO 5.2(A) asks for roofs with "a predominantly flat appearance" [6]. Three stories and 42 ft are allowed in UR12 and RMX, so pitched roofs on a 3-story walkup need a PUD exception [6].
Standards that shape a garden layout (Knightdale model)
These are Knightdale rules from its Unified Development Ordinance, adopted July 21, 2021 (consolidated edition dated 05/2026); other towns set their own numbers [6].
| Standard | Value | UDO section |
|---|---|---|
| Density | GR8 8; UR12 12; RMX 18 du/ac; NMX and TC no maximum | Table 11.1(A) [8] |
| Multifamily share of the site | Minimum 5%, maximum 40% of net development area | Table 11.1(B) [8] |
| Nonresidential space | 100 sq ft per multifamily unit | 5.2(A)(2) [6] |
| Facade materials | At least 50% brick or stone; four-sided design | 6.4(F) [6] |
| Apartment setbacks | Front 0 ft minimum, 10 ft maximum; side 10 ft (0 ft at a party wall); rear 15 ft | 6.7 [6] |
| Parking location | Not in the front yard; permitted in side and rear yards; parking setback 0 ft side, 5 ft rear | 6.7 [6] |
| Parking ratio | Minimum 1.0 per bedroom up to 2.0 per unit; maximum 1.5 per bedroom up to 3.0 per unit | 7.1(G)(2)(a)(iv) [7] |
| Parking reductions | 5% for cross access; up to 10% within 900 ft of a transit stop; on-street spaces can substitute | 7.1(D), 7.1(H)(1) [7] |
| Parking lot trees | No space more than 60 ft from a canopy tree; an island at each row end | 7.4(J) [7] |
| Bicycle and EV parking | Bicycle 1 per 20 vehicle spaces, maximum 100 required; EV charging 1 per 40 vehicle spaces, minimum 2, maximum 10 | 7.1(F)(1), 7.1(I)(2)(a) [7] |
| Walkways | Building foundation walkways 10 ft minimum; sidewalks 5 ft minimum | 7.3(C) to (D) [7] |
| Buffer yards | Type A 10 ft; Type B 20 ft; Type C 30 ft; Type D 50 ft with a 6 to 8 ft masonry wall | 7.4(I) [7] |
| Tree cover area | Perimeter (ft) x 20, up to 10% of the site, on parcels over 2 acres | 7.4(M)(2) [7] |
| Recreational open space | 500 to 580 sq ft per bedroom outside 1/2 mile of a public park; multifamily defaults to 2.5 bedrooms per unit | 11.2(C)(3) to (4) [8] |
| Amenity credit | 25% off for a pool with at least 2,500 sq ft of water surface plus a clubhouse of at least 1,500 sq ft | 11.2(D)(3) [8] |
| Block length | UR12 and RMX 800 ft; NMX and TC 660 ft | Table 11.3(E)(1) [8] |
| Access points | Second access above 100 units (up to 200 if sprinklered); two separate access roads above 200 units | 11.3(E)(6)(b) [8] |
| Site lighting | 0.5 fc maximum at the property line; poles 37 ft maximum; LED 4,000 K maximum | 7.7(D) to (F) [7] |
The access rule sets the phase plan as much as the entry drives:
"Regardless of automatic sprinkler systems, all multi-family developments with more than 200 dwelling units shall have two separate open and functioning vehicular access roads." (UDO 11.3(E)(6)(b)) [8]
Two rules fix the geometry of the parking field. Landscaping and screening "shall be placed in a manner that breaks the lot into parking modules of not more than thirty-six (36) spaces," and the stated maximums "may only be exceeded if all parking is provided in a below or above-ground parking structure" [7].
Run on the 220 to 300 unit program at the default bedroom count, these rules give, by studio arithmetic on the cited standards: 22,000 to 30,000 sq ft of nonresidential space; 7.32 to 9.99 acres of recreational open space, or 5.49 to 7.49 acres after the pool and clubhouse credit; and a minimum site of 12.2 to 16.7 acres at the RMX cap [6, 8]. At 260 units on 15 acres, the open space matrix alone takes about 58% of the site before credits, or about 43% after the amenity credit (studio arithmetic) [8]. The requirement drops by 25% for the part of a site within 1/2 mile of improved, publicly dedicated open space and by 50% within 1/4 mile (UDO 11.2(C)(1)), so a site next to a Town park or greenway gains buildable land [8].
State laws that change a multifamily site plan
California Gov. Code 65863.2, Washington ESSB 5184, Texas SB 840 and Florida Stat. 166.04151(7) now set ceilings on locally required parking or allow housing by right on commercial land, and North Carolina's parking ban follows in 2027 [14, 1, 15, 16, 4]. These are the states with primary-source rules on this page; elsewhere, parking and density come from the local code.
| State | Law | Effective | What it changes on the plan | Source |
|---|---|---|---|---|
| California | Gov. Code 65863.2 (AB 2097) | Signed September 22, 2022; effective January 1, 2023 | No minimum parking within one-half mile of a major transit stop | [14, 17] |
| Washington | ESSB 5184 (2025) | Adopted 2025; Renton reports a January 2027 code update deadline | Required parking capped at 0.5 per multifamily unit, 1 per single-family home and 2 per 1,000 SF of commercial | [1, 18] |
| Texas | SB 840 (2025), Local Government Code Sec. 218.002 | September 1, 2025 | Multifamily by right on commercial land in covered cities; 36 units per acre minimum, higher where the city allows more; height the greater of 45 ft or the commercial limit | [15, 2, 19] |
| Florida | Fla. Stat. 166.04151(7), the Live Local Act (county parallel 125.01055(7)) | July 1, 2023; amended 2024 (SB 328) and 2025 (SB 1730) | Multifamily allowed in commercial, industrial and mixed-use zones with at least 40% of rental units affordable for 30 years; administrative approval; parking cut 15% where criteria are met | [20, 21, 16, 22] |
| North Carolina | S.L. 2026-39 (HB 162) | Signed July 6, 2026; parking provisions January 1, 2027 | No minimum parking counts outside the coastal area; required stall size capped at 9 by 20 feet | [4] |
The state pages carry the full regime: California, Washington, Texas, Florida and North Carolina.
Parking: what each rule leaves on the sheet
California's AB 2097 still lets a city impose parking near transit if it makes written findings within 30 days, and the law does not override EV-charging or accessible-space requirements (Gov. Code 65863.2(f) and (i)) [14, 23]. A project can still provide parking voluntarily [24].
Washington's ESSB 5184, as passed by the Legislature, bars minimums outright for residences under 1,200 SF, commercial spaces under 3,000 SF, affordable housing, senior housing, child care, ground-level commercial in mixed-use buildings and changes of use [25, 1]. The Parking Reform Network lists the adoption as July 27, 2025 [26].
North Carolina's S.L. 2026-39 amends G.S. 160D-702(c)(2a) to bar requiring "an off-street parking lot to meet a minimum number of parking spaces per development or structure, regardless of occupancy or use" [4]. The ban does not apply to local governments in the coastal area defined in G.S. 113A-103, except for historic properties, and a local requirement that conflicts with the act is "void and unenforceable" under its Section 2(b) [4]. Knightdale already sets both minimums and maximums and allows administrative reductions under UDO 7.1(H) [7].
Cities moved first. Buffalo was the first major U.S. city to abolish minimums, in 2017 [27]. Austin repealed minimums for all uses citywide in 2023 (C20-2023-010), and by August 2025 more than 3,700 cities in 22 countries had reduced or eliminated parking requirements, over 100 of them removing all minimums, as NAIOP reports from Parking Reform Network data [28]. On the site data table, the parking line now shows the rule that governs the site: required against provided under a local minimum, provided against the cap under a state ceiling, and provided alone where minimums are barred. See also multifamily parking reform by state.
By right on commercial land: Texas SB 840 and Florida Live Local
Texas SB 840 took effect September 1, 2025 and allows multifamily by right on commercial land [15]. Its scope is set by population; the enrolled text of Local Government Code Sec. 218.002 reads: "This chapter applies only to a municipality with a population greater than 150,000 that is wholly or partly located in a county with a population greater than 300,000" [3]. Density is 36 units per acre minimum, higher where the city allows more [2, 19]. Height is the greater of 45 ft or the commercial height limit [19, 29]. A mixed-use residential project must be at least 65% residential by square footage, and cities may no longer require ground-floor commercial in mixed-use zones [15, 30, 29]. SB 2477 (2025) adds conversion-specific limits, including limits on impact fees [31].
Florida's Live Local Act requires cities to allow multifamily and mixed-use residential in commercial, industrial and mixed-use zones if at least 40% of rental units stay affordable for 30 years, and approval is administrative (Fla. Stat. 166.04151(7)(a), 2025) [16, 20]. Under SB 1730 (2025) the required parking reduction is 15% where the criteria are met, and parking is eliminated for mixed-use residential in a transit-oriented development area [22, 32].
Two more state rules matter to a multifamily site. In North Carolina, a local government may not down-zone land without the written consent of every affected owner under G.S. 160D-601(d) as amended by S.L. 2024-57, and the UNC School of Government reported in February 2026 that the bar is still in place [33]. On an existing apartment lot in California, ADUs get ministerial approval on lots with multifamily dwellings, and units that qualify under Gov. Code 66323 cannot be blocked by local standards (Gov. Code 66310 to 66342, per ABAG's checklist dated July 1, 2025) [34].
Approval paths, and where an unsealed concept plan is accepted
Four patterns cover the multifamily approvals in the record:
| Path | Example | Discretion | What happens | Source |
|---|---|---|---|---|
| Administrative by right | Texas SB 840 | None if standards are met | No zoning change or variance may be required for a qualifying project | [35] |
| Administrative by right with an affordability set-aside | Florida Live Local | None if standards are met | Oakland Park approves "without discretionary review by boards or commissions," while local design, stormwater and landscaping standards still apply | [20] |
| Rezoning despite a by-right option | Austin, C14-2025-0089 | High | The applicant pursued a negotiated rezoning instead of the SB 840 route | [36] |
| Legislative rezoning with a Master Plan | Knightdale, Conditional District or PUD | High | Joint Town Council and Land Use Review Board hearing, then a Council decision; construction drawings approved administratively | [37] |
In Fort Myers Beach, a Live Local application carries a written analysis of which 166.04151(7) provisions apply, which local rules are claimed to be preempted, and the basis for any parking reduction [38].
Knightdale's path runs in 13 steps: development inquiry, sketch plan, traffic impact analysis, neighborhood meeting, pre-application meeting, rezoning and Master Plan submittal, staff review, Development Review Committee, resubmittal, joint public hearing, Land Use Review Board recommendation, Council decision, then construction drawings and permits [37]. The Development Review Committee "does not take a vote until the Town Council takes action" [37]. Every 2021 to 2026 apartment approval found in the Town's records went through a PUD rezoning [39, 40, 41, 42]. Observed time from Council approval to approved construction drawings ran from about 12 months (Elevate Riverview, February 16, 2022 to February 2023) to about 45 months (The Lofts at Knightdale Station, September 16, 2020 to June 27, 2024) [39, 43].
North Carolina statute adds three rules to any multifamily schedule. The applicant has a right to a pre-submittal meeting scheduled within 5 business days of the request, and a city must decide a commercial or multifamily building permit on sealed plans within 45 days unless both agree otherwise, after which the applicant may elect third-party review by a certified engineer or architect and the city must "refund or waive all applicable plan review and permit fees" (G.S. 160D-1110.1) [44]. A denied or withdrawn rezoning may be refiled with no waiting period (S.L. 2025-94 Section 11, effective October 6, 2025) [33]. A site-specific vesting plan vests for 2 years, with a local option of up to 5 (G.S. 160D-108.1); Knightdale's UDO 1.7(C)(1)(a) sets two years, which Council may extend to "not exceeding five (5) years" [45, 6].
Seals, stage by stage. Knightdale's first plan review is the Sketch Plan, a staff courtesy review that "can be submitted at any time and does not follow a submittal schedule," and the FY23 fee schedule names it "Sketch Plan Review (Site Plan & Subdivision Courtesy Review)" [37, 46]. The FY25 schedule sets a $300 submittal fee, with staff engineer and planner time billed hourly as needed [47]. The seals the Town's code names sit on engineering work: stormwater management plans are prepared by "a qualified licensed North Carolina Professional Engineer or registered surveyor, soil scientist, or landscape architect," close-out as-builts "certify, under seal," and floodproofing is certified by an engineer or architect (UDO 9.4(C)(2), 9.4(C)(5), 9.5(D)(3)(b)) [48]. Its Chapter 13 requires a redevelopment site plan for a nonconforming site to be "signed and sealed by a professional engineer or landscape architect licensed in North Carolina" [49]. At state level, G.S. 89C-25(1) provides that the engineering licensing chapter does not prevent the practice of architecture or landscape architecture [50], and Gaston County's UDO Section 5.2.1(A) encourages, without requiring, a site plan prepared by a licensed engineer, architect, landscape architect or land surveyor [51]. For the general question, see where unsealed site plans are accepted and do I need an architect for a site plan.
What the engineer of record adds
The preliminary plan is the program and layout brief; the engineer and architect of record build the sealed set on it. Knightdale's stages split the work this way:
| Stage | The preliminary plan carries | The engineer or architect of record adds | Source |
|---|---|---|---|
| Stormwater concept (UDO 9.4(C)(1)(b)) | The graphic items: topography, streams, soils, buffers, existing vegetation, limits of clearing, roads, buildings and parking, the natural resources inventory and the locations held for stormwater control measures | Stormwater control measure sizing and calculations | [48] |
| Rezoning and Master Plan | Site data table, yield, unit mix, bedroom count, open space and parking calculations, water allocation points, PUD exception table | Outside the site plan: the traffic impact analysis, required where the project generates 150 or more new peak hour trips (UDO 11.3(D)(2)) | [8, 9] |
| Landscape and lighting | Buffer types, tree save areas, tree cover area | Photometrics and planting schedules | [7] |
| Construction drawings, approved by staff or the Development Review Committee | Nothing new | Grading, utilities, the stormwater permit application, the erosion and sediment control plan | [52, 48] |
| Stormwater permit (UDO 9.4(C)(2)) | Nothing new | Full design, the operation and maintenance agreement and the performance security | [48] |
| Floodplain (UDO 9.5(D)(2)) | Special Flood Hazard Area limits | Elevation certificates and the no-rise analysis | [48] |
| Close-out (UDO 9.4(C)(5)) | Nothing new | Sealed as-builts | [48] |
In North Carolina, final drawings by a licensed engineer "shall, when issued, be certified and stamped with the seal" [53]. A site that disturbs one acre or more needs NCG010000 construction stormwater coverage, and an erosion and sedimentation control plan "must be submitted at least 30 days before land disturbance begins on any site involving over one acre" [54, 55]. Once a local government approves that plan, S.L. 2023-142 requires it to let land disturbance begin "notwithstanding that other development approvals ... have not yet been obtained" [56]. The 2018 North Carolina State Building Code governs, and the 2024 code may be used as an alternative method at the owner's request [33]. NCDOT generally asks for a traffic impact study at 3,000 vehicles per day and charges no fee for a driveway permit [57].
The Knightdale record: approvals and constraints
The Town approved every comparable apartment-heavy PUD found for 2021 to 2026, and one large apartment PUD was withdrawn [58]:
| Project | Program | Zoning | Outcome | Source |
|---|---|---|---|---|
| Elevate Riverview at Riverview Commons (ZMA-10-21) | 364 apartments plus 30 townhomes; pool, clubhouse, pickleball, dog park, trails | About 28 ac, RMX to NMX PUD | Approved February 16, 2022; construction drawings approved February 2023 | [39] |
| Parkstone-Dewitt Mixed-Use (ZMA-15-21) | 290 apartments, a 124-room hotel and 29,200 sq ft of commercial | About 14 ac, HB-CD to NMX PUD | Approved | [40] |
| Union Park (ZMA-13-22) | About 100 apartments with single-family, townhome and condo units, up to 500,000 sq ft of commercial and a community park | About 90 ac, RT to NMX and TC PUD | Approved | [41] |
| The Lofts at Knightdale Station (ZMA-1-20) | 195 apartments and 12,000 sq ft of retail and office | PUD | Approved September 16, 2020; construction drawings approved June 27, 2024 | [43] |
| Boulder Ridge (ZMA-3-24) | Apartment-led PUD | About 34.11 ac, HB to NMX-PUD | Withdrawn by the applicant September 15, 2025 | [58] |
By studio arithmetic, Elevate Riverview is about 14.1 du/ac (394 units on about 28 ac), and Parkstone-Dewitt is about 26 du/ac on its residential portion, above the RMX cap and in NMX, which has no maximum [39, 40, 8]. Parkstone-Dewitt's residential portion is about 11 ac east of Parkstone Towne Blvd, plus a hotel site of about 3 ac [40]. A 2016 predecessor case on the Parkstone land shows the older garden form: 350 units in "13 3-story buildings" with a clubhouse, 722 parking spaces and three wet ponds, with a requested exception for "Parking areas will be provided in pods not to exceed 50 parking spaces" [59].
The constraints that most often take land from a Knightdale apartment site:
| Constraint | Rule | Source |
|---|---|---|
| Neuse riparian buffers | 50 ft on each side of streams, ponds and lakes: Zone 1 is 30 ft, Zone 2 is 20 ft; the entire Town and ETJ lie in the Neuse basin | 15A NCAC 02B .0714; UDO 9.2(A) [60, 48] |
| Water allocation | 50 points required; multifamily earns 20 base points; allocation lost after 12 months without progress | Water Allocation Policy [9] |
| Special Highway Overlay | 50 ft building setback and 50 ft Type D buffer along I-540 and US 64 Bypass / I-87 | UDO 4.2(C) [6] |
| Quarry Overlay | Within up to 1,000 ft of a quarry parcel, residential is limited to 1 du/ac on 1-acre lots | UDO 4.1(A) to (B) [6] |
| Tree save, Tier 1 | Left undisturbed: floodways, stream buffers, buffer yards, slopes over 25%, wetlands | UDO Table 7.4(H)(1) [7] |
| Stormwater nitrogen | Target 3.6 lb/ac/yr; multifamily may load up to 10 lb/ac/yr on site if it buys offsets for the rest | UDO 9.4(G) [48] |
Zone 1 of the Neuse buffer must "extend landward a distance of 30 feet on all sides of the stream" [60]. Public opposition in Knightdale's recent residential cases has centered on traffic, pedestrian safety, tree loss and "overcrowding" [61, 62].
Architecture counts in the allocation as well. The Village Gate utility allocation awarded 15 Water Allocation bonus points for "Residential Architectural Standards for House & Townhouse Ch. 5," so architecture offered above the minimum earned allocation points [63]. That is where apartment renderings earn their place in the rezoning book. For the state and metro layer, see multifamily site plans in North Carolina and Raleigh-Durham; the sibling hubs are mixed-use, senior living and single-family and townhome site plans.
Frequently asked questions
Can I build apartments on commercial land in Texas without rezoning?
What density does Texas SB 840 allow?
What is Washington's parking cap for apartments?
Can a North Carolina town still require minimum parking?
Until January 1, 2027, yes. After that date, not outside the coastal area, except for historic properties there, and a required stall cannot exceed 9 by 20 feet unless it is accessible, parallel or diagonal (S.L. 2026-39) [4].
What makes a podium legal?
How many units fit on 15 acres in Knightdale?
How much open space does a garden apartment community need in Knightdale?
500 to 580 sq ft per bedroom outside 1/2 mile of a public park, at a default of 2.5 bedrooms per unit, less 25% for a pool with at least 2,500 sq ft of water surface plus a clubhouse of at least 1,500 sq ft [8].
Sources
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- 58)Boulder Ridge (ZMA-3-24), Town of Knightdale, NC. Accessed 2026-10-10.
- 59)Staff Report, ZMA-7-16 (August 17, 2016), Town of Knightdale, NC. Accessed 2026-10-10.
- 60)15A NCAC 02B .0714, Neuse River Basin riparian buffer rule, North Carolina Office of Administrative Hearings. Accessed 2026-10-10.
- 61)Knightdale residents fight back on rezoning that would build up to 300 homes, WRAL. Accessed 2026-10-10.
- 62)Proposed Knightdale development moves to town council despite opposition from some residents, CBS17. Accessed 2026-10-10.
- 63)Village Gate Utility Allocation Agreement staff report, Town of Knightdale, NC. Accessed 2026-10-10.