-HOD-G: General Historic Overlay District Regulations in Raleigh
The -HOD-G General Historic Overlay District in the City of Raleigh mandates that all exterior alterations, new construction, and demolitions receive a Certificate of Appropriateness to ensure they are "congruous" with the historic character of the district. This overlay specifically supersedes base district standards for setbacks, building heights, and signage, and exempts properties from standard residential infill compatibility rules [Sec. 5.4.1.E-G]. The City of Raleigh Historic Development Commission (RHDC) has the authority to delay the demolition of contributing structures for up to 365 days to explore preservation alternatives [Sec. 11.8.2.D.2].
Modifications to Base Zoning District Standards
The City of Raleigh applies the -HOD-G overlay to protect areas of special significance in terms of history, architecture, and culture. When the -HOD-G overlay is applied, it modifies the requirements of the underlying base zoning district as follows:
| Standard Type | -HOD-G Modification Requirement |
|---|---|
| Setbacks | Minimum and maximum setbacks must be "congruous" with the setbacks of typical well-related nearby buildings and structures within 1.5 blocks and within the overlay district [Sec. 5.4.1.E.1]. |
| Building Height | Heights must be "congruous" with the height of typical well-related nearby buildings and structures in the overlay district [Sec. 5.4.1.F.1]. |
| Signage | No sign may be erected, altered, restored, or moved without a Certificate of Appropriateness [Sec. 5.4.1.G]. |
| Residential Infill | The standard Residential Infill Compatibility rules (Sec. 2.2.7) used in other districts do not apply within Historic Districts [Sec. 2.2.7.B.3]. |
| Subdivisions | The RHDC can prevent subdivisions that are deemed "incongruous" with the special character of the district [Sec. 10.2.5.G]. |
In the event of a conflict between the setbacks or height regulations of the underlying base district and the -HOD-G congruity requirements, the -HOD-G standards shall control [Sec. 5.4.1.E.2 and F.2].
Certificate of Appropriateness (COA) Requirements
Within the -HOD-G, the City of Raleigh requires a Certificate of Appropriateness (COA) for any change to the exterior features of a property. This includes, but is not limited to:
- Buildings and structures (erection, alteration, or demolition).
- Site features such as walls, fences, light fixtures, steps, pavement, and paths.
- Trees and above-ground utility structures.
- Outdoor advertising signs.
- Designated interior features of Historic Landmarks [Sec. 5.4.1.C.1].
COA Types and Review Bodies
The review process depends on the scale of the proposed work:
- Minor Works: Small changes that do not involve substantial alterations (e.g., those listed in the RHDC's Bylaws). These are reviewed and decided by the Planning Director [Sec. 10.2.15.D.2].
- Major Works: Substantial alterations or new construction. These require a quasi-judicial evidentiary hearing and decision by the Historic Development Commission [Sec. 10.2.15.D.1].
Demolition and Demolition by Neglect
The City of Raleigh provides strict protections against the loss of historic resources within the -HOD-G overlay.
Demolition Delay
While an application for a COA to demolish a building cannot be permanently denied (except in cases of "Statewide Significance"), the Historic Development Commission may delay the effective date of a demolition COA for up to 365 days from the date of issuance. This period is intended to allow the Commission to negotiate with the owner to find a means of preserving the structure [Sec. 10.2.15.E.1].
Demolition by Neglect
Property owners in the -HOD-G are required to preserve their buildings against decay and deterioration. The RHDC may file a petition alleging "Demolition by Neglect" if a contributing resource is found to have specific defects, such as crumbling mortar, ineffective waterproofing, or rotting exterior stairs and porches [Sec. 11.8.1.B and 11.8.5]. If the City finds a building is deteriorating, the owner will be served an order to repair the structure within a reasonable time [Sec. 11.8.2.D.2].
Sections Cited
- Sec. 2.2.7.B.3. (Residential Infill Compatibility Applicability)
- Sec. 5.4.1. (General Historic Overlay District)
- Sec. 10.2.5.G. (Subdivisions in Historic Overlay District)
- Sec. 10.2.15. (Certificate of Appropriateness)
- Sec. 11.8.1. (Demolition by Neglect Applicability)
- Sec. 11.8.2. (Petition and Action for Demolition by Neglect)
- Sec. 11.8.5. (Standards for Demolition by Neglect)