-Contributed by Dana Deaton and Curtis Kasefang
Strolling through Raleigh’s historic districts ,you’re surrounded by beautifully preserved buildings, each with its own story to tell. If you live in one of these areas, there are some special considerations to keep in mind when making changes to your property’s exterior. This article, the third installment in our Preservation 101 series, will guide you through the Certificate of Appropriateness (COA) process, a requirement for any exterior modifications in Raleigh’s historic districts.
Do I Need a COA?
Before starting any exterior work on your property, it’s important to understand if a COA is necessary. Here’s a breakdown:
- COA Required: Properties located within a designated General Historic Overlay District (HOD-G), a regulated zone within a Streetside Historic Overlay District (HOD-S), or a Raleigh Historic Landmark (RHL) all require a COA for any exterior changes that modify the appearance or materials of the building.
- No COA Required: Maintenance projects and any activity that doesn’t change the material or appearance of your property do not require a COA.
What is the COA Process?
Think of the COA process as a zoning process where you request permission to make changes to your historic property, similar to obtaining a building permit. Your proposal will be reviewed against the City-Council-approved Design Guidelines for Historic Districts and the specific character essay for your district. These documents outline the architectural styles, materials, and overall character that the city aims to preserve within each historic area.
Getting Help with Your COA Application
The city understands that navigating the COA process can be complex. Raleigh City Staff is available to assist applicants with creating an application that meets the guidelines and has a high chance of approval.
Minor vs. Major Works
Most exterior changes are considered Minor Works and can be reviewed and approved by city staff. This type of COA is for projects like repairs, installing storm windows and doors, reshingling a roof, and removing incongruous features.
Major Work is for projects like modifications to building or site elements, construction of new structures, and additions to or demolition of historically significant structures. This requires a decision from the Raleigh Historic Development Commission’s (RHDC) COA Committee at a monthly meeting. Here, they’ll consider your plans against the design guidelines in detail.
The city has posted a work list that enumerates what work is Minor or Major. Find it here: COA List of Work.
The city also offers an additional layer of support for applicants with complicated Major Works. They can request a free consultation with the Design Review Advisory Committee (DRAC). DRAC members are former RHDC COA Committee members who can provide valuable advice on how to refine your design and application to increase your chances of approval.
The COA Hearing
If your COA cannot be approved by staff or is for a major work, it will be presented at a quasi-judicial hearing before the COA Committee of the Raleigh Historic Districts Commission. Here, facts about the proposed changes and the surrounding district are gathered and weighed against the design guidelines. By law, the Commission is biased towards approving COAs unless presented with evidence against it. Statistics show that over 97% of COAs are either approved or approved with conditions.
Preserving Historic Materials
The COA process prioritizes the retention of historic materials wherever possible. Original windows, for example, are often sturdier and more energy-efficient than modern replacements, especially when properly maintained and paired with storm windows. Additionally, they are generally less expensive and easier to repair, contributing to the overall historic character of the district.
Beyond Appearance: How COA Affects Use
It’s important to remember that the COA process is not concerned with the intended use of a property, which is determined by underlying zoning regulations. In some cases, the COA process is also used to review proposals for subdividing or recombining lots within historic districts. Here, the aim is to ensure the resulting lots can be developed in a manner compatible with the design guidelines.
Owning a property in a historic district comes with some additional responsibility, but the COA process is there to guide you. By understanding these guidelines and the available assistance, you can make informed decisions about your property while contributing to the preservation of Raleigh’s historic character. These districts are vibrant communities, and your stewardship helps maintain their unique charm for future generations. a crucial role in identifying and advocating for potential historic districts.
Want to Learn More?
Explore the links below or contact Preservation Raleigh and we can help connect you with the right people!
- Certificate of Appropriateness (COA) page from the City of Raleigh: https://raleighnc.gov/planning/services/certificate-appropriateness-coa
- COA deadlines and meeting dates for 2024: https://cityofraleigh0drupal.blob.core.usgovcloudapi.net/drupal-prod/COR10/RHDCMeetingSchedule.pdf
- The Raleigh Historic Development Commission COA page: https://rhdc.org/certificates-appropriateness
- Local Historic Districts: https://rhdc.org/raleigh-historic-resources/raleigh-historic-districts
- A Primer for Property Owners and Residents of Raleigh Historic Districts
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