Raleigh Streetside Historic Overlay District (-HOD-S) Requirements
The -HOD-S: Streetside Historic Overlay District in Raleigh, North Carolina, regulates the preservation of historic resources by focusing specifically on features visible from the street right-of-way. Property owners within this district must obtain a Certificate of Appropriateness (COA) before performing any construction, alteration, or demolition on the portion of the property subject to review. While the overlay limits its jurisdiction primarily to the "streetside" environment, new principal buildings on vacant lots are reviewed in their entirety to ensure they are congruous with the neighborhood's character.
Intent and Purpose
The Raleigh City Council establishes the -HOD-S to protect traditional development patterns and preserve the key character-defining features of historic resources [Section 5.4.2.A.1]. Unlike the General Historic Overlay District (-HOD-G), which regulates entire properties, the -HOD-S is intended to apply only to structures and features as they are viewed from the adjacent street, excluding alleys [Section 5.1.1.D.2.c].
Jurisdiction and Applicability
The -HOD-S regulations do not apply to every square foot of a property. The Raleigh Unified Development Ordinance defines specific "Subject to Review" areas where a Certificate of Appropriateness is required [Section 5.4.2.B.2]:
| Feature or Area of Lot | -HOD-S Review Applicability |
|---|---|
| Public Right-of-Way | Includes primary and side streets. |
| Front Yard Area | The area between the public right-of-way and the facade of any existing primary building. |
| Vacant Lot Depth | The first 25% of the depth of the lot area adjacent to the public right-of-way. |
| Existing Principal Buildings | The first 50% of the depth of the building measured from the street-facing facade. |
| Building Additions | Any addition that projects beyond the existing building's maximum front/side wall and roof plane envelope. |
| New Construction | The entirety of any new principal building construction on a vacant lot. |
| Accessory Buildings | The entirety of any new accessory building located within the specified front yard or lot depth areas. |
| Historic Landmarks | The entirety of a designated Historic Landmark and its boundary if located within the -HOD-S. |
Certificate of Appropriateness (COA)
In Raleigh, North Carolina, a COA is a mandatory permit required prior to any other building or development permits for properties within the -HOD-S [Section 5.4.1.C.2].
Regulated Activities
A COA is required for the following activities within the reviewed portions of the property:
- Erection of new buildings or structures.
- Alteration, restoration, or moving of existing features.
- Demolition of buildings or appurtenant features.
- Changes to site features, including walls, fences, light fixtures, steps, pavement, and paths.
- Removal of trees.
- Installation or modification of outdoor advertising signs [Section 5.4.1.C.1].
Exemptions from COA
No Certificate of Appropriateness is required for:
- Ordinary maintenance or repair that does not involve a change in design, material, color, or outer appearance.
- Emergency construction or demolition required for public safety as certified by the Development Services Director.
- Repair of streets, sidewalks, and above-ground utility service lines following equipment failure or accidental damage [Section 5.4.1.C.3].
Development Standards
All work performed within the Raleigh -HOD-S must adhere to the "Design Guidelines for Raleigh Historic Districts and Landmarks" [Section 5.4.1.H.1].
Setbacks and Height
- Setbacks: Minimum and maximum setbacks must be "congruous" with the setbacks of typical, well-related nearby buildings within 1.5 blocks. If the underlying zoning district setbacks conflict with these historic standards, the historic standards control [Section 5.4.1.E].
- Height: Building heights must be congruous with nearby structures in the overlay district. More restrictive height requirements between the underlying district and the historic standards will prevail [Section 5.4.1.F].
Signage
No sign may be erected, moved, or altered within the -HOD-S unless it complies with a COA [Section 5.4.1.G]. Specific building signs (Wall, Projecting, Awning, and Window) and ground signs are permitted subject to the standards in Article 7.3 [Section 7.3.2].
Demolition and Maintenance
Raleigh, North Carolina, enforces strict rules against "Demolition by Neglect" within the -HOD-S. Property owners are required to preserve contributing resources against decay, deterioration, and structural defects [Section 11.8.1.B].
Demolition Approval
Demolition of a structure in the -HOD-S cannot be denied unless it has "Statewide Significance" as defined by the National Register of Historic Places [Section 5.4.1.E.3]. However, the Historic Development Commission may delay the authorization of a demolition COA for up to 365 days to negotiate the preservation of the structure [Section 5.4.1.E.1].
Maintenance Standards
Owners must repair exterior features found to be deteriorating, including:
- Leaning or buckling exterior walls and foundations.
- Deteriorated flooring, roofs, or chimneys.
- Ineffective waterproofing (broken windows/doors).
- Rotting holes and decay of exterior stairs, porches, or architectural details [Section 11.8.5.A].
Sections Cited
- Section 5.1.1. District Intent Statements
- Section 5.4.1. General Historic Overlay District (-HOD-G)
- Section 5.4.2. Streetside Historic Overlay District (-HOD-S)
- Section 7.3.2. Signs Allowed by District
- Section 10.1.8. Summary of Review Authority
- Section 10.2.15. Certificate of Appropriateness
- Section 11.4.4. Limitations on Issuance of Permits
- Section 11.8.1. Applicability (Demolition by Neglect)
- Section 11.8.5. Standards (Demolition by Neglect)