Neighborhood Conservation Overlay District (NCOD) for the North Ridge West
In April 2018, residents of the North Ridge West neighborhood in Northwest Raleigh submitted a petition to City Council requesting consideration for a neighborhood built environmental characteristics and regulations analysis.
This analysis was the first step in the potential creation of a Neighborhood Conservation Overlay District (NCOD). NCODs are zoning overlays that preserve and enhance the general quality and appearance of neighborhoods by regulating built environmental characteristics such as lot size, lot width, setbacks, building height, and vehicular surface area.
NCODs generally apply more restrictive standards than base zoning districts. More information about NCDODs and other overlay tools used to preserve neighborhood character is available on the Character Preservation Overlay Districts page.
On January 22, 2019, City Council approved a rezoning request to apply the North Ridge West NCOD to the North Ridge West neighborhood. View the official ordinance.
On December 4, 2018 City Council received the Planning Commission recommendation and scheduled a public hearing to consider the request.
On November 27, 2018 Planning Commission reviewed the request and recommended approval.
On September 4, 2018, City Council approved TC-4-18, a text change which adopted a set of neighborhood-specific regulations into the Unified Development Ordinance (UDO). The standards are:
North Ridge West NCOD
a. Minimum lot size: 20,000 square feet.
b. Minimum lot width - an interior lot: 100 feet.
c. Minimum lot width - corner lot: 151 feet.
d. Front yard setback: Minimum of 49 feet.
e. Side yard setback: Minimum of 11 feet.
f. Side street setback: 35 feet.
g. Maximum building height: 29 feet.
h. Maximum residential density: 2.2 dwellings per acre.
For these regulations to be effective, a rezoning must take place to apply them to a specific area. Council has directed staff to initiate a rezoning to apply the newly adopted standards to the area depicted in the map above.
- Citizens submit a petition to City Council requesting consideration for an analysis of neighborhood built environmental characteristics and regulations (April 3, 2018)
- City Council directs staff to complete the built environmental characteristics and regulations analysis (April 3, 2018)
- Planning staff present results of the analysis at a neighborhood meeting (May 16, 2018)
- Planning staff presents the analysis and a summary of the neighborhood meeting to City Council and Council decides whether to authorize a text change to incorporate the neighborhood characteristics and regulations into the Unified Development Ordinance (UDO) (June 5, 2018)
- The text change public hearing process occurs (results in approval or denial)
- If the text change is adopted, a rezoning petition may then be submitted to apply the NCOD characteristics to a specific area
- Rezoning petition must be signed by 51% of the property owners within the NCOD area
- Petitions must be received within 4 years of the adoption of the NCOD characteristics and regulations into the UDO
On June 5, 2018, Planning staff presented the findings from the Built Environmental Characteristics analysis to City Council. At the meeting, the Council authorized the applicant to initiate the text change process.
The Planning staff has completed the built environmental characteristics report and its supporting data requested by the North Ridge West residents including lot size, width, setbacks, building height and distance between dwellings.
On May 16, 2018, Staff hosted a neighborhood meeting to present the findings of the North Ridge West NCOD study, and discuss the process for a potential rezoning for the creation of an NCOD. The neighborhood meeting is a pre-submittal requirement of the rezoning process. The meeting consisted of a presentation about the study findings, the text change, and rezoning processes, followed by a question and answer period. A summary of discussion topics has been prepared and will be submitted with the rezoning application.