General Historic Overlay District (-HOD-G) Regulations in Raleigh
The -HOD-G General Historic Overlay District in the City of Raleigh requires a Certificate of Appropriateness for nearly all exterior alterations, new construction, and demolitions to preserve the historic character of designated areas. Within the City of Raleigh, dimensional standards for -HOD-G properties—specifically height and setbacks—are not fixed numeric values but must be "congruous" with well-related nearby buildings within a 1.5-block radius. The City of Raleigh may delay the demolition of any contributing structure within the -HOD-G district for up to 365 days to explore preservation alternatives.
Purpose and Applicability
The -HOD-G General Historic Overlay District is established by the City of Raleigh to safeguard properties that possess special significance in terms of history, architecture, archaeology, or culture. The primary objective is to ensure that any new construction or modification is compatible with the historic context of the district and that the integrity of the City's significant resources is preserved [Sec. 5.4.1.B].
This overlay district applies to all properties designated as such by the Raleigh City Council, as well as all individual Raleigh Historic Landmarks [Sec. 5.4.1.A].
The Certificate of Appropriateness (COA) Process
Within the City of Raleigh -HOD-G district, property owners must obtain a Certificate of Appropriateness (COA) before beginning various types of work. This requirement is in addition to any other necessary building or zoning permits [Sec. 5.4.1.C].
Required Work for COA
A COA is required for the following activities:
- Erection, alteration, or restoration of any building, wall, fence, or light fixture.
- Modification of site features, including steps, pavement, and paths.
- Removal or planting of trees.
- Installation of any type of outdoor advertising sign.
- Moving or demolishing a structure.
- Changes to designated interior features of a Historic Landmark [Sec. 5.4.1.C].
Exemptions from COA
The City of Raleigh does not require a COA for:
- Ordinary maintenance or repair that does not change design, material, color, or outer appearance.
- Demolition or alteration certified by the Development Services Director as necessary for public safety due to an unsafe condition.
- Emergency repair of public infrastructure (streets, sidewalks, utility lines, or traffic signs) [Sec. 5.4.1.C.3].
Development Standards
Development within the -HOD-G General Historic Overlay District must prioritize the historic character of the surrounding context. When the requirements of the -HOD-G district conflict with the underlying general use zoning district, the more restrictive historic standards shall control [Sec. 5.4.1.E.2].
| Category | City of Raleigh -HOD-G Requirement |
|---|---|
| Setbacks | Must be congruous with the setbacks of typical well-related nearby buildings and structures within 1.5 blocks [Sec. 5.4.1.E.1]. |
| Building Height | Must be congruous with the height of typical well-related nearby buildings and structures within the overlay district [Sec. 5.4.1.F.1]. |
| Signs | Must be erected, altered, or moved in compliance with a valid COA [Sec. 5.4.1.G]. |
| Materials | Guided by the Design Guidelines for Raleigh Historic Districts and Landmarks [Sec. 5.4.1.H]. |
Prohibited Activities and Demolition
The City of Raleigh prohibits the demolition by neglect of any contributing building or site feature within the -HOD-G district. Property owners are legally required to preserve these features against decay and structural defects [Sec. 5.4.1.D].
Demolition Delays
When a property owner applies for a COA to demolish or destroy a structure in the -HOD-G district, the Raleigh Historic Development Commission may delay the effective date of the certificate for up to 365 days. During this period, the City may negotiate with the owner or other parties to find a way to preserve the building. If the Commission finds the structure has no particular significance, it may waive the delay period [Sec. 10.2.15.E].
Pending Designations
If the Raleigh Historic Development Commission has recommended a property for landmark status or an area for -HOD-G designation, demolition may be delayed for up to 180 days while the Raleigh City Council takes final action [Sec. 10.2.15.E.2].
Sections Cited
- Sec. 5.4.1. General Historic Overlay District (-HOD-G)
- Sec. 5.4.1.A. Applicability
- Sec. 5.4.1.B. Purpose and Objectives
- Sec. 5.4.1.C. Certificate of Appropriateness Required
- Sec. 5.4.1.D. Prohibited Activities
- Sec. 5.4.1.E. Setbacks
- Sec. 5.4.1.F. Height
- Sec. 5.4.1.G. Signs
- Sec. 5.4.1.H. Historic Development Standards
- Sec. 10.2.15. Certificate of Appropriateness
- Sec. 10.2.15.E. Demolition of Buildings, Structures and Sites