Modification of Zoning Standards by the Neighborhood Conservation Overlay District (-NCOD)
The Neighborhood Conservation Overlay District (-NCOD) in the City of Raleigh modifies base zoning district standards by overriding specific physical and dimensional requirements with custom regulations tailored to preserve a neighborhood's existing character. Once an -NCOD is adopted by the City of Raleigh, its specific rules for lot size, setbacks, and building height supersede those of the underlying base district, except where they conflict with a Transit Overlay District (-TOD), in which case the -TOD standards take precedence.
Scope of Base District Modifications
When the City of Raleigh applies an -NCOD to a specific area, the overlay district may regulate or modify any combination of the following standards from the base zoning district [Section 5.4.3.E]:
- Dwelling Unit Area: Required minimum net area for any dwelling unit.
- Lot Size: Minimum and maximum lot sizes (this also effectively sets the maximum residential density for detached houses).
- Density: Maximum residential density for the area.
- Setbacks: Minimum and maximum required yards (front, side, and rear).
- Building Height: Maximum heights in feet or stories.
- Lot Width: Minimum and/or maximum lot width requirements.
- Building Placement: Specific requirements for where a building must be situated on a lot.
- Building Entrances: Regulations on the location and orientation of primary entrances.
- Vehicular Surface Areas: Restrictions on driveways and parking locations.
- Building Separation: Minimum required distances between structures.
Precedence and Conflicts
The -NCOD standards are designed to work in conjunction with other parts of the City of Raleigh Unified Development Ordinance. However, specific priority rules apply when conflicts arise:
- Over Base Districts: The -NCOD regulations for a specific component (e.g., a 50-foot front setback) apply instead of the base district requirement [Section 5.4.3.F].
- Infill Compatibility: If a lot is subject to the City of Raleigh’s Residential Infill Compatibility standards and an -NCOD regulates the same component, the -NCOD regulation controls [Section 2.2.7.B.2].
- Transit Overlay District (-TOD): If the standards of a -TOD conflict with an -NCOD, the -TOD standards shall control [Section 5.5.1.A.2].
- Nonconformities: Existing lots and structures are not deemed nonconforming solely because of a new -NCOD. However, if a structure is voluntarily demolished or a use is discontinued, its replacement must comply with the -NCOD regulations [Section 5.4.3.A.5].
Technical Standards by Neighborhood
The City of Raleigh has adopted unique standards for several neighborhoods. The following table illustrates how the -NCOD modifies typical dimensional standards across various designated areas:
| Neighborhood | Min Lot Size | Lot Width (Min) | Front Setback | Max Height |
|---|---|---|---|---|
| Brookhaven (South) | 20,000 sf | 100' | 50' (Min) | 2.5 stories |
| Brookhaven (North) | 14,000 sf | N/A | N/A | 2.5 stories |
| Cameron Park (Core) | 6,000 sf | N/A | Within 20% of block average (Min 20') | 38' (most lots) |
| Foxcroft | 108,900 sf | 200' | 50' (Min) | 40' |
| Glen Forest | 17,424 sf | 100' (frontage) | N/A | 35' |
| Mordecai (Dist. 1) | 7,260 sf - 14,520 sf | 50' - 100' | 35' (Min) | 35' |
| New Bern - Edenton | 4,000 sf | 30' (frontage) | 10' - 25' | 35' |
| North Hills | 14,000 sf | 90' (interior) / 110' (corner) | N/A | N/A |
| South Park | 3,000 sf - 8,000 sf | 40' - 80' | 8' - 30' | 28.7' |
[Section 5.4.3.F]
Modifications to Building Elements
The -NCOD can also modify how building elements like garages and driveways are handled. For instance, in the Cameron Park Neighborhood, no portion of a garage or carport may protrude beyond the primary facade of the principal structure. Similarly, in the North Boylan Neighborhood, new driveways onto public streets are prohibited for lots adjacent to alleys, forcing vehicular access to the rear of the property [Section 5.4.3.F.2 and F.10].
Sections Cited
- Section 2.2.7. Residential Infill Compatibility
- Section 5.1.1. District Intent Statements
- Section 5.4.3. Neighborhood Conservation District (-NCOD)
- Section 5.5.1. Transit Overlay District (-TOD)
- Section 10.2.4. Rezoning