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Oberlin Village Potential HOD-G

Last updated Nov. 03, 2017 - 12:57 pm
Oberlin Village

HODs are zoning overlays that preserve and enhance neighborhoods with identified historic assets. This is accomplished through a design review process that prioritizes preservation of historic building features and overall external appearance. Regulations in HODs provide specific guidance on building materials, landscaping, and architectural features. Read more about other overlay tools used to preserve neighborhood character on the Character Preservation Overlay District page.

Status Updates

City staff filed the rezoning application on October 31, 2017. Staff review will take two weeks, after which the case planner will have 45 days to place the case on the Planning Commission agenda. You may track the rezoning process at the Current Development Activity page. The proposed Oberlin Village HOD-G is zoning case Z-30-17.

View a large version of the potential Oberlin Village HOD-G and the Historic Research Report.

Process/Steps

  • Raleigh Historic Development Commission (RHDC) sponsors an investigation and report for Oberlin Village (September, 2016) at the request of the Friends of Oberlin Village.
  • Friends of Oberlin petition City Council to authorize a city-initiated rezoning petition for the potential Oberlin Village Historic Overlay District (April 4, 2017)
  • City Council authorizes staff to initiate rezoning process (June 6, 2017)
  • RHDC makes recommendation to City Council to refer the Oberlin Village investigation and report to the North Carolina Department of Cultural Resources for analysis (June 6, 2017)
  • Planning staff holds pre-application meeting (June 15, 2017)
  • Planning staff presents at Wade CAC (June 27, 2017)
  • Planning staff presents at Hillsborough CAC (June 27, 2017)
  • Planning staff hosts neighborhood meeting at Jaycee Park (July 20, 2017 and October 2, 2017)
  • Planning staff submits rezoning application (October 31, 2017)
  • Wade CAC votes on rezoning request.
  • Hillsborough CAC votes on rezoning request. (October 19, 2017)
  • Planning staff presents the rezoning case to the Planning Commission.
  • Planning Commission makes recommendation to the City Council.
  • City Council hears the rezoning case and sets the public hearing.
  • City Council holds public hearing on rezoning request.

Frequently Asked Questions

Q – Will the use of my property change as a result of HOD designation?
A – No. The HOD is an overlay district and does not regulate land use. Uses allowed by the base zoning will remain the same.

Q – Can my request to demolish a building be denied?
A – No, demolitions cannot be denied. However, the RHDC may approve the request with a demolition delay of up to 365 days to allow time to explore alternatives to loss of the building.

Q – What kinds of projects require a Certificate of Appropriateness (COA)?
A – All exterior work that would result in the change in the design, materials, or general appearance of elements of the structure or grounds requires a COA. Perhaps add a link to the COA List of Work.

Q – Can I change the exterior paint color without a COA?
A – No. A COA is needed to change paint color in the HOD-G.

Q – Are all buildings in a HOD district subject to COA review?
A – Yes. All buildings in the HOD, whether historic or not, are subject to COA review. Changes to vacant parcels also require a COA.

Q – Do I need to obtain a COA if I am adding on to an existing building?
A – Yes.

Q – Are there any materials approved for use in the HOD district that can be used in place of deteriorated historic wood?
A – Some substitute materials have been approved for use in places where the historic wood was deteriorated beyond repair and the particular feature is prone to moisture. Currently approved items include: column bases and capitals, window sills, and lowest course of siding. In all of the cases, the substitute material had a smooth paintable surface and requires COA approval.

Q – Does the construction of a deck require a COA?
A – Yes.

Q How is a COA reviewed?
A – COA Applications are reviewed using the Design Guidelines for Raleigh Historic Districts and Landmarks. For more information, see the COA process.

Q Why is the city the applicant on the rezoning request?
A – The Friends of Oberlin Village asked the city to act as the applicant because of the requirements of rezoning related to actual notice. For this reason, the city has typically been the applicant in rezoning cases that involve a large number of property owners. (Please see the next question for more details.)

Q – When the city is the applicant on a rezoning request, what is different?
A – The city is required to follow the same process as any rezoning applicant. The only difference is in regards to the notice that must be provided to owners of the property to be rezoned.

If a rezoning request is filed by someone other than the property owners of the rezoning site, the affected property owners must be notified when the rezoning case is filed and again when the City Council holds a public hearing on the case. This notification must take the form of “actual notice”, which is defined by state law in N.C. Gen. Stat. 1A-1, Rule4 (j).

Actual notice requires some verification that the recipient was contacted in person and received the notice. When the city is the applicant, actual notice is not required. Since the Friends of Oberlin do not own all of the property in the proposed district, they requested that the city act as the applicant.

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