Council approves Clarendon Crescent rezoning; neighbors voice objections over NCOD removal

Raleigh’s City Council voted unanimously Feb. 4 to approve Z3424, a rezoning application that removes the King Charles South Neighborhood Conservation Overlay District (NCOD) for three parcels on Clarendon Crescent, adds a transit overlay district (TOD) and establishes conditions that cap the site at 38 dwelling units and limit building height to three stories.

The council and staff said the request sits at the edge of an established neighborhood and adjacent to a planned New Bern Bus Rapid Transit (BRT) station; proponents argued the change enables townhome development near transit, while several neighbors urged preservation of the NCOD and expressed fears of displacement and infrastructure strain.

Why it matters: The council’s decision adjusts land‑use rules at a transit node and demonstrates how the city is balancing transit‑oriented development goals with neighborhood conservation tools. The three parcels are at an edge location near the proposed Clarendon Crescent BRT station; councilors said the location informed their decision to support the rezoning with conditions.

Council and staff summary

Planning staff explained that NCOD rules previously in place set larger minimum lot sizes, widths and setbacks and limited building height. Under the proposed zoning the parcels would be able to use transit overlay options that allow more residential building types near frequent transit, but the applicant and staff proposed limits: no more than 38 dwelling units across the three parcels and a three‑story maximum height despite TOD allowances for taller buildings.

Public comment and neighborhood concerns

Several neighbors opposed the change. Christian Anastasiades, speaking in opposition, said the NCOD “was created in 02/2005, unanimously to maintain the historical fabric and the architectural consistency of this neighborhood,” and urged the council to retain protections. Charles Putterman, who said he helped secure the NCOD, warned that “once you start invading the North Side Of Newbern Avenue with this type of project there's no end.”

Applicant and rationale

Matt Tomasulo, representing the three landowners, said the proposal would replace three nonconforming lots and enable a modern, fee‑simple townhome product close to amenities and a planned BRT stop. Tomasulo noted that the lots’ dimensions mean they do not meet NCOD lot‑width and lot‑size requirements and that the proposed rezoning would enable a single coordinated redevelopment rather than three constrained piecemeal projects.

Action taken

Council adopted a consistency statement for the rezoning and approved the zoning amendment with the adoption and effective dates described in the agenda materials. The motion passed by voice vote with councilors saying “aye”; no roll‑call tally was recorded in the public transcript and staff recorded the vote as unanimous.

Ending note

Councilors who supported the rezoning said the parcels’ location at the edge of the neighborhood and immediate proximity to the planned transit stop weighed in favor of approval; opponents said the decision removed neighborhood protections and risked incremental erosion of the NCOD.