-HOD-S: Streetside Historic Overlay District Standards and Modifications
The Streetside Historic Overlay District (-HOD-S) modifies City of Raleigh base district standards by requiring that building height and setbacks be "congruous" with neighboring historic structures within 1.5 blocks, rather than strictly following base district measurements. Unlike the General Historic Overlay District, these regulations primarily apply to the street-facing portions of a property, such as the front 25% of a vacant lot's depth or the front 50% of an existing building's depth. All exterior changes within these regulated areas require a Certificate of Appropriateness (COA) from the Raleigh Historic Development Commission [Sec. 5.4.1, Sec. 5.4.2].
Purpose and Scope of the -HOD-S Overlay
The City of Raleigh established the Streetside Historic Overlay District to protect traditional development patterns and preserve key character-defining features of historic resources as viewed specifically from the street right-of-way [Sec. 5.4.2.A].
While the General Historic Overlay District (-HOD-G) typically regulates an entire property, the -HOD-S is more limited in scope. It focuses on the "streetscape" environment.
Regulated Areas Within the -HOD-S
The standards of the -HOD-S apply only to specific geographic areas within a property's boundaries, as outlined in the table below:
| Property Element | Extent of -HOD-S Regulation |
|---|---|
| Public Right-of-Way | Entirely applicable for primary and side streets [Sec. 5.4.2.B.2.a]. |
| Vacant Lots | The first 25% of the lot depth adjacent to the public right-of-way [Sec. 5.4.2.B.2.c]. |
| Existing Primary Buildings | The first 50% of the building depth measured from the facade adjacent to the street [Sec. 5.4.2.B.2.d]. |
| Building Additions | Any addition that projects beyond the existing building's maximum front or side wall/roof plane, regardless of distance from the street [Sec. 5.4.2.B.2.e]. |
| New Construction | The entirety of any new principal building on a vacant lot [Sec. 5.4.2.B.2.f]. |
| Accessory Buildings | Any new accessory construction located within the street-facing 25% or 50% zones described above [Sec. 5.4.2.B.2.g]. |
| Historic Landmarks | The entirety of any designated Raleigh Historic Landmark and its boundary area [Sec. 5.4.2.B.2.h]. |
Modifications to Base District Standards
When a property is located within the Streetside Historic Overlay District, several core standards of the City of Raleigh Unified Development Ordinance are superseded by overlay-specific requirements.
Setbacks and Encroachments
Base district setbacks (e.g., a standard 20-foot front yard in an R-4 district) are replaced by a requirement for "congruity." New construction or additions must have setbacks that are consistent with typical well-related nearby buildings and structures within 1.5 blocks of the site [Sec. 5.4.1.E.1]. Where these historic overlay setbacks conflict with the setbacks or allowed encroachments of the underlying base district, the -HOD-S standards control [Sec. 5.4.1.E.2].
Building Height
Similar to setbacks, the maximum height allowed is not determined solely by the base district (e.g., 40 feet/3 stories). Instead, the height must be congruous with the height of typical well-related nearby buildings within the overlay district [Sec. 5.4.1.F.1]. These overlay height regulations control even if they are more restrictive than the base zoning [Sec. 5.4.1.F.2].
Signage
No sign may be erected, altered, restored, or moved within the regulated areas of the -HOD-S unless it complies with a Certificate of Appropriateness. This requirement applies in addition to the standard sign regulations found in Article 7.3 [Sec. 5.4.1.G].
Administrative and Preservation Requirements
The -HOD-S introduces mandatory review processes and maintenance standards that do not exist in standard City of Raleigh base districts.
Certificate of Appropriateness (COA)
Property owners must obtain a COA before any "exterior features" are altered. This includes:
- Changes to building materials or design.
- Installation of walls or fences.
- Changes to light fixtures, steps, pavement, or paths.
- Disturbance or removal of trees.
- Installation of above-ground utility structures [Sec. 5.4.1.C].
Demolition by Neglect
Contributing resources within the Streetside Historic Overlay District are subject to "Demolition by Neglect" provisions. The City of Raleigh requires property owners to preserve exterior features against decay and structural defects. If a structure is found to be deteriorating, the City may issue an order to repair the property to prevent its loss [Sec. 11.8.1, Sec. 11.8.2].
Demolition Delays
If a property owner applies to demolish a building within the -HOD-S, the Raleigh Historic Development Commission may delay the demolition for up to 365 days. This period is intended to allow for negotiations to find a means of preserving the structure [Sec. 10.2.15.E.1].
Sections Cited
- Article 1.3. Zoning Districts
- Article 5.1. General Provisions (Overlay Districts)
- Sec. 5.4.1. General Historic Overlay District (-HOD-G)
- Sec. 5.4.2. Streetside Historic Overlay District (-HOD-S)
- Sec. 10.2.15. Certificate of Appropriateness
- Article 11.8. Demolition by Neglect of Historic Landmarks and Structures Within Historic Overlay Districts