-by Curtis Kasefang
This article, the second in Preservation Raleigh’s “Preservation 101” series, delves into the world of local historic districts, exploring the potential benefits and dispelling some common myths.
The Allure of Local Historic Districts
Designation as a local historic district isn’t just about preserving charming streetscapes and architectural gems. It’s a powerful tool for fostering a vibrant community and economic stability. Research consistently shows that historic preservation helps to:
- Stabilize property values: Studies indicate that homes within historic districts appreciate at rates exceeding those in non-designated areas.
- Stimulate investment: The unique character of historic districts attracts developers and entrepreneurs, leading to revitalization and economic growth.
Raleigh’s Historic Overlay Districts
Raleigh boasts eight distinct local historic districts, HODs, each with its own story to tell. From the stately residences of Blount Street to the vibrant commercial heart of Glenwood-Brooklyn, these districts celebrate the city’s rich architectural heritage. The local historic districts in Raleigh include: Blount Street, Boylan Heights, Capitol Square, Moore Square, Oakwood, Prince Hall, Glenwood-Brooklyn, and Oberlin Village.
The Raleigh Historic Development Commission (RHDC) plays a crucial role in identifying and advocating for potential historic districts.
Designation Process
A local historic district designation request may be generated by the community or RHDC. Generally, a local historic district nomination is submitted to staff, reviewed by the RHDC, and sent to the NC State Historic Preservation Office for initial review. The next stage of the process includes a public review of the nomination, which includes press release, notification to property owners within and adjacent to the district, an architectural study, public meetings, and a community vote. Upon completion of community review, RHDC may recommend the nomination to City Council for consideration and potential designation. Currently, the Mordecai Place neighborhood is involved in a stalled historic designation process.
Following designation, properties located within local historic districts are subject to an architectural and landscape design review process administered by the RHDC. The commission’s Design Guidelines assist property owners or stewards in modifying historic district properties while retaining historic character, resulting in the issuance of a Certificate of Appropriateness (COA).
Stay tuned for our next blog article which will feature detailed information about the COA process.
Prince Hall: A Case Study in Significance
Let’s take a closer look at Prince Hall, a historic district rich in cultural significance, and one that is currently under discussion. Beyond its architectural beauty, Prince Hall holds a place of national importance. It was the heart of Raleigh’s thriving Black community following the Civil War, and it played a pivotal role in the Civil Rights Movement. Prince Hall served as the birthplace of the Student Nonviolent Coordinating Committee (SNCC), a pivotal organization in the struggle for equality.
Busting the Myths: Infill and Design Flexibility
One concern regarding historic districts is their potential impact on development. A common misconception is that historic designation stifles new construction or infill within the district.
The reality? Historic districts allow for a healthy balance between preservation and responsible development. Raleigh’s Historic Design Guidelines, for example, use the term “congruity” rather than “compliance.” This allows for flexibility in design, encouraging new construction that complements the existing historic character. Sections 3.4 and 3.5 of the guidelines specifically address non-residential additions and new construction, providing clear parameters for responsible development.
The guidelines even encourage the incorporation of contemporary design elements, as long as these elements are harmonious with the overall character of the district. Ultimately, the aim is to preserve the district’s unique spirit, not to freeze it in time.
Raleigh’s design guidelines are considered a national model for their adaptability and effectiveness. While there’s always room for improvement, the current system provides a solid foundation for responsible development within historic districts.
Vacant Lots and the Power of Certainty
The issue of vacant lots within historic districts is another concern. The guidelines are designed to ensure that infill development respects the existing character. This protects residents from the potential eyesores of out-of-place McMansions.
However, a focus on vacant lots can have unintended consequences. Single-family lots inside the beltline are a valuable and limited resource. Focusing solely on them could drive up prices, hindering development opportunities.
The Infill Reality
Claims that historic designation hinders development are simply not supported by evidence. The slowdown in infill projects across Raleigh in recent years is more likely linked to the challenges posed by the COVID-19 pandemic – rising construction costs, material shortages, and economic uncertainty.
What Control is Lost Through Local Historic Designation?
Very little. This is a trade-off where the homeowner gives some control over the exterior of their property in return for the stability that comes from knowing that the surrounding properties are stable or will be improved within the existing neighborhood character.
Must Infill in a Historic District Copy Historic Styles?
No. In fact, the Design Guidelines encourage infill that is compatible in character and form with the historic properties, but discernible from those historic properties.
Are Local Historic Districts Frozen in Time?
No. A review of Real Estate records of properties within historic districts with properties of a similar age outside of historic districts shows that there is more change within the historic districts than outside the districts. That change retains the character of the district, making it virtually invisible to the casual observer.
Who Are These People on Raleigh Historic Development Commission?
They are Raleigh citizens, just like you, appointed by the City Council for their expertise in historic preservation, architecture, history, construction, development, or related topics. They receive training on the preservation process and the governing state laws. They are in no way like a homeowner’s association. Anything they undertake is from their city-council-approved work program, and all decisions they make must have a basis in facts, not opinion. The commissioners are from all over Raleigh, and no neighborhood dominates the commission.
Property Values: Fact vs. Fiction
Another myth suggests that historic designation hurts property values. However, studies consistently show the opposite. Properties located within historic districts tend to hold their value or even appreciate at a faster rate than those outside of the district.
The only scenario where historic designation might potentially impact property value would involve a situation where the designation is accompanied by downzoning (reducing allowable development density). Even then, if you look at a property in the Wake County real estate database within a historic district and you look at a similar property immediately outside of the historic district you will see the property value within the district is the same or higher than the properties outside of the historic district.
Seeing is Believing: Infill Success Stories
Let’s look at the thriving Oakwood neighborhood as an example. Despite its historic designation, Oakwood boasts numerous successful infill projects, seamlessly blending with the existing architectural fabric.
These examples demonstrate that historic districts and responsible development can coexist.
Oakwood is a stunning example of the positive impact of Local Historic Designation. We think of it as the pretty, wealthy, downtown community that we see today. It was not always that way. It was a run-down neighborhood that hosted drug dealing and prostitution in its many structures that were carved up into rooming houses and half-way houses. It was in much worse straits than pretty much any neighborhood in Raleigh is in today. Initially, a group of visionary pioneers saw its potential and started restoring homes mostly with sweat equity. Historic designation offered a sense of stability that made further, broader, reinvestment possible.
Conclusion: A Balanced Approach for a Thriving Raleigh
The debate surrounding local historic districts can be passionate. Preservation Raleigh encourages a fact-based approach. Local historic designation is a powerful tool for maintaining Raleigh’s unique character, fostering economic growth, and ensuring a vibrant future for our city.
Want to Learn More?
Explore the links below or contact Preservation Raleigh and we can help connect you with the right people!
- The Raleigh Historic Development Commission:https://rhdc.org/
- Local Historic Districts: https://rhdc.org/raleigh-historic-resources/raleigh-historic-districts
- More info from https://www.rhdc.org/preservation-services/local-historic-landmark-and-district-designation
- A Primer for Property Owners and Residents of Raleigh Historic Districts