City of Raleigh Neighborhood Conservation Overlay District (-NCOD) Requirements
The Neighborhood Conservation Overlay District (-NCOD) in the City of Raleigh is a character protection tool intended to preserve the specific built environment and positive image of established neighborhoods. It functions by applying neighborhood-specific development standards, such as minimum lot sizes and maximum building heights, which supersede the underlying general use district regulations to ensure compatible infill development.
Purpose and General Applicability
The City of Raleigh establishes -NCOD designations to stabilize and improve property values while reducing conflicts between new construction and existing residents [Section 5.1.1.D.3]. Within an -NCOD, no building, dwelling unit, or vehicular surface area may be constructed or altered except in strict conformity with the specific regulations adopted for that neighborhood [Section 5.4.3.A.1].
Existing lots and structures are not considered zoning nonconformities solely because an -NCOD is applied. However, any additions or alterations that exceed 25% of the total gross floor area of a building existing at the time the overlay was applied must comply with all -NCOD regulations [Section 5.4.3.A.4]. Furthermore, if a building in an -NCOD is voluntarily demolished, any replacement must comply with the overlay standards [Section 5.4.3.A.5].
Designation and Approval Process
For a neighborhood to be designated as an -NCOD within the City of Raleigh, it must meet specific locational guidelines:
- The area must be at least 15 contiguous acres (civic uses may be excluded from the acreage calculation but included for contiguity) [Section 5.4.3.B.1].
- A majority of property owners within the area must sign the petition [Section 5.4.3.B.2].
- At least 75% of the lots in the proposed area must be developed [Section 5.4.3.B.3].
- The neighborhood must have specific built environmental characteristics already adopted into the City of Raleigh Unified Development Ordinance [Section 5.4.3.B.4].
The approval process involves a neighborhood meeting, an analysis by the City of Raleigh Planning Department of predominant lot characteristics (where "predominant" means appearing on more than 75% of lots), and a public hearing before the City Council [Section 5.4.3.D].
Scope of Regulated Standards
The -NCOD overlay allows the City of Raleigh to regulate a specific set of development standards to maintain neighborhood context. These include, but are not limited to [Section 5.4.3.E]:
- Minimum net area per dwelling unit and minimum/maximum lot sizes.
- Building setbacks (often based on a comparative sample of nearby structures).
- Maximum building height and floor area ratios.
- Vehicular surface areas and distances between buildings.
- Building entrance orientation.
Neighborhood-Specific Technical Standards
The City of Raleigh has adopted specific standards for various neighborhoods. The following table summarizes key dimensional requirements for several established -NCOD areas.
Selected Neighborhood Dimensional Requirements
| Neighborhood | District/Area | Min Lot Size | Max Height | Front Setback |
|---|---|---|---|---|
| Brookhaven | South District | 20,000 sf | 2.5 stories | Min 50' |
| Brookhaven | North District | 14,000 sf | 2.5 stories | District standard |
| Cameron Park | Core Area | 6,000 sf* | 38' or 34'** | Within 20% of block average |
| Five Points East | Core Area | 13,067 sf (Max) | 35' / 2 stories | Within 10% of block average |
| Foxcroft | N/A | 108,900 sf | 40' | Min 50' |
| Glen Forest | N/A | 17,424 sf | 35' | District standard |
| King Charles | South District | 33,541 sf | 2 stories | Min 76' |
| Mordecai | District 1 | 7,260 sf*** | 35' | Min 35' |
| North Hills | N/A | 14,000 sf | District standard | District standard |
| South Park | N/A | 3,000 sf**** | 28.7' | Within 10% of block average |
*4,000 sf for townhouses. [Section 5.4.3.F.2.a.ii] **Varies by specific street location. [Section 5.4.3.F.2.a.vi] ***Max lot size of 14,520 sf also applies. [Section 5.4.3.F.8.a.i] ****Max lot size of 8,000 sf also applies. [Section 5.4.3.F.18.b]
Notable Local Requirements
- Cameron Park: New lots created by recombination cannot exceed 10,000 square feet. Attached garage entrances for corner lots must be set back at least 5 feet from the side street building facade [Section 5.4.3.F.2.a].
- North Boylan: Building height is limited to 24 feet unless specific roof pitches (5:12) and facade offsets (4-foot offsets every 25 feet) are provided, in which case height may extend to 40 feet [Section 5.4.3.F.10.c].
- Runnymede Road: The maximum building height is 24 feet at the 30-foot front yard setback line. For every 1 foot the front yard setback is increased beyond 30 feet, the building height may increase by 1 foot [Section 5.4.3.F.17.d].
- Trailwood: The maximum height is 2.5 stories and limited to 30 feet from the finished grade of the main entry floor [Section 5.4.3.F.19.e].
Relationship to Other UDO Provisions
The requirements of an -NCOD take precedence over certain other development options. For example, in a Frequent Transit Development Area, if a regulation in that section conflicts with an -NCOD regulation, the -NCOD standard controls [Section 2.7.1]. Additionally, -NCOD regulations for components like setbacks or height supersede general UDO rules of interpretation for conditional zoning [Section 1.5.6.C].
Sections Cited
- Section 1.5.6. Build-to
- Section 2.7.1. Frequent Transit Development Option
- Section 5.1.1. District Intent Statements
- Section 5.4.3. Neighborhood Conservation District (-NCOD)
- Section 10.1.8. Summary of Review Authority