Zoning › North Carolina › Forsyth County › Winston-Salem

Winston-Salem, NC Zoning

Euclidean-zoning. 16 districts · 5 overlays · 7 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed
Naming convention by category
residential_suburbanlot-size-encoded (RS-9=9ksf, RS-20=20ksf, RS-30=30ksf min lot)
residential_multifamilydensity-encoded (RM-n ≈ n du/ac; inferred, not primary-confirmed)
commercialletter-code (LB, NB, GB, HB, CB, OI)
conditional_suffix-S denotes Special Use District with site plan and enumerated use list

Joint city/county UDO under single ordinance. UDO ClearCode (2019) was a clarification project — did not rezone or change dimensional standards. | sub_flags_raw=[joint-jurisdiction, clarification-rewrite]

Worth knowing
  • NCO requires 55% tax-lot signature threshold — higher than Durham's NPO; vote is one-per-tax-lot (adjacent same-owner lots counted once). c§B UDO + W-2871.
  • Joint city/county UDO: (W) vs (F) jurisdiction suffixes determine which body hears rezoning and which rule applies. Near city/county line developments require jurisdictional check.
  • '-S' suffix attaches individually bargained use list to a parcel. Two adjacent HB-S parcels may permit entirely different uses. Always read the approved SUP. c§B via F-1504.

+ 7 more in Quirks & notes

Districts

com 6res_sf 4res_mf 4mu 1off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS-9Residential Suburban 9res_sf9,000 sf[4]—[5]—[6]—[7]—[8]——[1] / —[2] / —[3]
RS-20Residential Suburban 20res_sf20,000 sf[12]—[13]—————[9] / —[10] / —[11]
RS-30Residential Suburban 30res_sf30,000 sf[14]—[15]————— / — / —
RM-5Residential Multi-family 5res_mf—[16]—[17]——5[18]—— / — / —
RM-8Residential Multi-family 8res_mf—[19]———8[20]—— / — / —
RM-12Residential Multi-family 12res_mf—[21]———12[22]—— / — / —
RM-18Residential Multi-family 18res_mf—[23]———18[24]—— / — / —
MHManufactured Housingres_sf—[25]—————— / — / —
RBResidential Businessmu—[26]—[27]————— / — / —
LBLimited Businesscom——[28]——[29]——— / — / —
NBNeighborhood Businesscom——[30]————— / — / —
GBGeneral Businesscom——[31]————— / — / —
HBHighway Businesscom——[32]————— / — / —
HB-SHighway Business - Specialcom——————— / — / —
CBCentral Businesscom——[33]——[34]——— / — / —
OIOffice-Institutionaloff——[35]——[36]——— / — / —

Confidence: confirmed partial under review not found

Overlays

NCO
Neighborhood Conservation Overlay
CON
UDO ClearCode Chapter B; W-2871 (Mallard Lakes NCO establishment ordinance)

Petition by neighborhood with at least 55% of property owners (one vote per tax lot) signing in support; area-eligibility criteria (minimum area, development maturity).

owner_signature_threshold_pct55
vote_ruleone_per_tax_lot; adjacent same-owner lots counted once
stackingadditive suffix on base residential district (e.g., RS-9 NCO)
nonconforming_lot_rulelots predating NCO nonconforming as to lot area and lot width only; must meet both base and NCO setbacks for new structures
expansion_into_setbackrequires ZBA variance
voluntary_guidelinesoptional addition to mandatory standards
design_elements_applied_to_1_2_familypreempted by §160D-702 unless voluntary-exception hook (§160D-702(c)(4)) treats the owner petition as voluntary acceptance — unsettled
HD
Historic District Overlay
SPEC
UDO ClearCode Chapter B + Forsyth County Historic Resources Commission regulations

Locally designated historic district boundaries; individually designated local landmarks; National Register districts participating in certified local government program.

coa_requiredCertificate of Appropriateness from Forsyth County HRC for exterior changes
design_guidelinesmaterials, roof shape, massing, exterior colors, window/door style
§160D-702c2_appliesTrue
design_standards_enforceable_on_1_2_familyTrue
FP
Floodplain Overlay
FP
UDO ClearCode Chapter C (Environmental Ordinance component)

FEMA FIRM 1%-annual-chance flood zones + Base Flood Elevation.

fema_firm_basedTrue
freeboard_ft
substantial_improvement_threshold
§160D-702c1_appliesTrue
AE
Airport Environs (Smith Reynolds)
AP
not_found

Vicinity of Smith Reynolds Airport (INT), jointly operated by City/County.

far_part_77_applies_federallyTrue
local_overlay_confirmedFalse
height_restrictionsfederal (FAR Part 77) apply regardless
incompatible_use_controlstypical but not confirmed from primary text
-S
Special Use District suffix
SPEC
UDO ClearCode Chapter B rezoning procedures

Rezoning applicant elects Special Use District with site plan; approved by elected body with enumerated use list and conditions.

mechanicsite plan + use list attached to rezoning
uses_differ_parcel_by_parcelTrue
§160D-702c4_voluntary_hookTrue
design_conditions_enforceable_via_voluntary_exceptionTrue

State preemptions

NC-160D-702applies
Qualifying condition
NCGS §160D-702(b)-(c) applies to every NC local government's zoning/subdivision/development regulations. Winston-Salem, as a NC municipality, cannot regulate exterior color, cladding, roof style/materials, porch style/materials, architectural ornamentation, window/door location or styling (including garage doors), or number/interior layout of rooms for 1- and 2-family detached structures, directly or indirectly. | exception_hooks_present_in_city=['local_historic_districts_via_Forsyth_HRC (§160D-702(c)(2))', 'NFIP_floodplain_overlay (§160D-702(c)(1))', 'voluntary_-S_conditional_zoning (§160D-702(c)(4))']
Effect
Any UDO design-element standard on 1-2 family detached homes is unenforceable outside the §160D-702(c) exception set (NFIP floodplain, local historic district, NR district under certified-local-government program, voluntary conditional zoning, manufactured-housing standards consistent with §160D-910, affordable housing under 24 CFR 92.252 with <=20% cost increase).
NC-SL-2023-108applies
Qualifying condition
SL 2023-108 (HB 409) is a statewide ADU mandate effective 2023-10-01 applying to every NC county and incorporated municipality. Winston-Salem has multiple single-family detached districts (RS-9, RS-20, RS-30) that trigger the mandate. | search_performed=UDO ClearCode portal + cityofws.org amendment log
Effect
Winston-Salem must permit at least one ADU by-right on every lot in every district where single-family detached is permitted by-right. Prohibited: owner-occupancy requirement, CUP/SUP/discretionary approval, additional off-street parking solely for the ADU, requirement for separate utility meter/connection, minimum lot size greater than primary-dwelling minimum. May regulate: setbacks/height/coverage of the base district (non-exclusionary application), ADU max floor area, STR use (under §160D-1207(c)), state building code.
Retrieval issue
Post-Oct-2023 ADU compliance amendment to UDO not explicitly confirmed in this pass; UDO-CC25 (2024-02-19) scope not fully extracted.
NC-160D-1207capplies
Qualifying condition
NCGS §160D-1207(c) applies to every NC municipality. Schroeder v. City of Wilmington, 278 N.C. App. 177 (2021), is controlling Court of Appeals precedent holding the statute bars registration/permit/inspection as a condition of short-term rental. | search_performed=UDO ClearCode portal; cityofws.org STR ordinance lookup
Effect
Winston-Salem may NOT require permit/permission/registration/inspection as a prerequisite to short-term rental use of residential property. City MAY zone STRs as a permitted/prohibited use district-by-district. Occupancy tax collection remains within local authority.
Retrieval issue
Winston-Salem STR registration ordinance existence/non-existence not confirmed in this pass.
NC-160D-907applies
Qualifying condition
Family care homes (≤6 handicapped residents under federal FHA definition) must be permitted as residential use in all residential districts in every NC jurisdiction.
Effect
Winston-Salem must treat family care homes as permitted residential use in all residential districts; may require zoning permit but not deny based on familial-care character. 0.5-mile dispersion is the only density tool available.
NC-160D-910applies
Qualifying condition
§160D-910 prohibits jurisdiction-wide exclusion of manufactured homes and caps appearance standards for MH at no-more-restrictive-than site-built in same district. MH placements are historically the dominant Special Use Permit caseload before the Winston-Salem/Forsyth ZBA.
Effect
MH district placements, and MH-in-residential-district SUPs, must not apply stricter appearance standards than site-built homes in the same district. HUD Code federally preempts MH construction standards.
NC-160D-914applies
Qualifying condition
Residential solar preemption applies statewide.
Effect
Rooftop solar on 1-2 family detached dwellings cannot be prohibited; Winston-Salem may regulate only solar installed on roof slopes visible from the public street; historic-district exception applies.
NC-160D-921applies
Qualifying condition
NCGS §160D-921 requires a specific local act of the General Assembly to authorize any municipal tree ordinance. Without a local act, any tree-protection ordinance is unenforceable. | search_performed=NC General Assembly local-acts index (not traversed in this pass)
Effect
If Winston-Salem enforces a tree ordinance, a local act must authorize it; otherwise unenforceable.
Retrieval issue
Winston-Salem-specific tree-ordinance local act status not retrieved in this pass.

Adopted building codes

Statewide

IBC
2021
IRC
2015
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • NCO requires 55% tax-lot signature threshold — higher than Durham's NPO; vote is one-per-tax-lot (adjacent same-owner lots counted once). c§B UDO + W-2871.
  • Joint city/county UDO: (W) vs (F) jurisdiction suffixes determine which body hears rezoning and which rule applies. Near city/county line developments require jurisdictional check.
  • '-S' suffix attaches individually bargained use list to a parcel. Two adjacent HB-S parcels may permit entirely different uses. Always read the approved SUP. c§B via F-1504.
  • Manufactured housing placements historically dominate the ZBA SUP caseload — §160D-910 compliance check relevant on every case.
  • §160D-702 preempts most UDO design-element standards on 1-2 family detached homes (materials, roof, porch, windows, garage doors, color, ornamentation). Enforceable only within local historic districts, NFIP floodplain areas, or under voluntary -S conditions. Most NCO design standards on 1-2 family homes are likely preempted unless voluntary-petition exception attaches.
  • SL 2023-108 ADU mandate (effective 2023-10-01) requires by-right ADUs in all SF districts with no owner-occupancy, CUP, extra parking, separate meter, or increased min-lot. UDO compliance amendment status under_review.
  • UDO ClearCode (2019) was a clarification project — not a rezoning. Language/organization improved; district designations and dimensional standards unchanged from 1994 UDO framework.
  • v1's 'SB 495, 2025' ADU citation was incorrect — corrected to SL 2023-108 (HB 409, effective 2023-10-01).
  • v1's 'Session Law 2024-57' downzoning-consent claim was unverified and is removed pending primary confirmation; no such session law surfaced in 160D review.
  • Smith Reynolds airport overlay not confirmed as a named UDO overlay in this pass; FAR Part 77 height surfaces apply federally regardless.

Formulas

Definitions

height
Grade to highest point of structure (standard NC definition; c§B assumed).
lot_coverage
Building footprint / lot area.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre.
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted (UDO ClearCode Chapter B parking tables not extracted).

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_approx
lot_area_sf / 43560 * du_ac
max_stories_approx
max_height_ft / 10

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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drag to orbit · scroll to zoom
Max height
— ft
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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] n
  2. [2] n
  3. [3] n
  4. [4] §B UDO ClearCode
  5. [5] n§B Table
  6. [6] n
  7. [7] n
  8. [8] n
  9. [9] n
  10. [10] n
  11. [11] n
  12. [12] §B UDO ClearCode
  13. [13] n
  14. [14] §B UDO ClearCode
  15. [15] n
  16. [16] n
  17. [17] n
  18. [18] i§B UDO ClearCode
  19. [19] n
  20. [20] i§B UDO ClearCode
  21. [21] n
  22. [22] i§B UDO ClearCode
  23. [23] n
  24. [24] i§B UDO ClearCode
  25. [25] n
  26. [26] n
  27. [27] n
  28. [28] n
  29. [29] n
  30. [30] n
  31. [31] n
  32. [32] n
  33. [33] n
  34. [34] n
  35. [35] n
  36. [36] n

Research status

Publication gates

primary url presentpassedcode_source = https://www.udoclearcode.org (city-hosted official ClearCode portal) + secondary https://www.cityofws.org/1593/Unified-Development-Ordinances-UDO-Amend; both resolve.
no aggregator citedpassedv1's steadily.com citations removed. All citations now to UDO ClearCode (c§B), cityofws.org case documents (W-2871, F-1504), NCGS Chapter 160D primary text, and Schroeder v. Wilmington case reporter. No Zoneomics/Steadily/SitePlanGuide anywhere in record.
confidence tags full formpassedAll confirmed claims carry c§-form citations (c§B UDO ClearCode, c§160D-702, c§160D-910 NCGS, c§B via F-1504). Non-confirmed claims carry explicit status (partial/inferred/not_found/under_review/complied) with search_performed + reason where retrieval failed.
overlays have parameters trigger confidencepassedAll 5 overlays (NCO, HD, FP, AE, -S) carry non-empty params, geographic trigger, and status/confidence fields. Inferred/partial overlays are explicitly marked.
preempt section city specificpassedstate_preemptions_applicable[] contains 7 city-specific NC entries (160D-702, SL-2023-108, 160D-1207c, 160D-907, 160D-910, 160D-914, 160D-921) each with qualifying_condition_checked and effect. No link-stub.

Data quality

42%completeness9 confirmed3 partial4 inferred22 not found
Documented gaps
  • Chapter B dimensional tables for every district (height, setbacks, coverage, FAR, parking)
  • RM-n confirmation that n = du/ac (inferred only)
  • Historic Overlay specific UDO section number
  • Floodplain freeboard and substantial-improvement threshold (Chapter C)
  • Smith Reynolds airport overlay existence and parameters
  • Winston-Salem STR registration ordinance status (for §160D-1207(c) compliance check)
  • UDO post-2023-10-01 ADU compliance amendment details (SL 2023-108)
  • Winston-Salem tree-ordinance local-act status (§160D-921)
  • Industrial district names and standards
  • Agricultural/conservation district names and standards

Known issues

freshness:volatiledata:gaps-present

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