Charlotte TOD-NC: Transit Neighborhood Center Zoning District Guide
The City of Charlotte TOD-NC Transit Neighborhood Center Zoning District is designed to facilitate moderate to high-intensity transit-oriented development near rapid transit stations and streetcar stops. This district serves as a vital transition between the most intense urban center development and existing lower-density neighborhoods, with a base maximum building height of 75 feet that may be increased to 100 feet through the City of Charlotte’s voluntary development bonus system.
Purpose and Applicability of the TOD-NC District
The City of Charlotte established the TOD-NC Transit Neighborhood Center Zoning District to provide a transition from the higher intensity TOD-UC (Transit Urban Center) district to adjacent residential areas [Section 13.1.C.1]. Its primary goals include:
- Neighborhood Transition: Maintaining a high level of design while allowing for less intensity than the urban core, specifically when adjacent to Neighborhood 1 Place Types.
- Adaptive Reuse: Encouraging the rehabilitation and reuse of existing structures to preserve established neighborhood character and scale [Section 13.1.C.1].
- Transit Support: Creating walkable, transit-supportive environments in areas where there may not yet be a market demand for the highest levels of intensity [Section 13.1.C.1].
The City of Charlotte applies TOD-NC zoning within a one-mile walking distance of existing rapid transit stations, within a half-mile of streetcar stops, or near adopted/funded future transit station locations [Section 13.1.C.2].
Permitted and Prohibited Land Uses
The TOD-NC Transit Neighborhood Center Zoning District allows for a mix of residential, commercial, and institutional uses. Most commercial uses are permitted by-right to encourage a vibrant street life.
Residential Uses
In the City of Charlotte TOD-NC district, residential dwellings including duplexes, triplexes, quadraplexes, and multi-family attached or stacked units are permitted, typically subject to prescribed conditions to ensure compatibility with the transit-oriented environment [Table 15-1].
Commercial and Office Uses
The TOD-NC district permits a wide range of commercial activities. Key permitted uses include:
- Retail: Retail goods establishments, specialty food services, and outdoor markets [Table 15-1].
- Service: Art galleries, arts or fitness studios, personal service establishments, and medical/dental offices [Table 15-1].
- Office: General professional offices and research and development (R&D) facilities [Table 15-1].
- Hospitality: Restaurants, bars, and hotels [Table 15-1].
Prohibited Uses
The City of Charlotte prohibits several auto-centric or heavy industrial uses in the TOD-NC district to maintain its pedestrian-oriented character, including:
- Vehicle dealerships (outdoor) [Table 15-1].
- Truck stops and truck terminals [Table 15-1].
- Salvage and/or junk yards [Table 15-1].
- Manufacturing and logistics processes [Table 15-1].
Dimensional and Siting Standards
The City of Charlotte utilizes specific siting and design standards for the TOD-NC district to ensure buildings engage effectively with the public realm.
Building Siting and Setbacks
Buildings in the TOD-NC district are required to be placed close to the street, with high "build-to" requirements to define the street edge.
| Standard | Uptown Signature / Main Street | 4-5 Lane Ave/Blvd | Transit Station / Public Park | Secondary Street |
|---|---|---|---|---|
| Frontage Setback Line | 24 feet | 20 feet | 5 feet | 16 feet |
| Build-To Zone (BTZ) | 0-20 feet | 0-20 feet | 0-20 feet | 0-20 feet |
| Min. BTZ Percentage | 100% (Main) / 80% (Uptown) | 80% | 80% | 40% |
Note: Frontage Setback Lines are measured from the future back of curb [Table 13-1].
Building Height Standards
The TOD-NC district permits moderate heights with a significant bonus potential for developments that contribute to community goals like affordable housing or open space.
| Height Category | TOD-NC Standard |
|---|---|
| Minimum Building Height | 24 feet |
| Maximum Building Height | 75 feet |
| Maximum Height with Bonus | 100 feet |
Note: Height limits are restricted to 50–65 feet for portions of structures located within 100–200 feet of a Neighborhood 1 Place Type [Section 13.3, Table 13-2].
Building Design and Articulation
To ensure a high-quality pedestrian environment, the City of Charlotte mandates specific design features for all new construction in the TOD-NC district.
Transparency and Entry Requirements
Buildings must feature significant window area (transparency) and frequent, well-defined entrances.
| Transparency Requirement | Residential Use | Nonresidential / Mixed-Use |
|---|---|---|
| Ground Floor Transparency | 25% | 60% |
| Upper Floor Transparency | 15% | 15% |
Note: Ground floor transparency is measured between 3 feet and 10 feet from grade [Table 13-4].
Articulation Standards
- Maximum Building Length: 400 feet along a frontage [Table 13-3].
- Maximum Blank Wall Area: 20 feet (ground floor and upper floors) [Table 13-3].
- Prominent Entrances: Required at a maximum spacing of 250 feet for nonresidential and mixed-use buildings [Table 13-3].
Vehicle and Bicycle Parking
The City of Charlotte applies "Tier 3" parking standards to the TOD-NC district. This tier generally removes minimum off-street vehicle parking requirements to encourage transit use, while establishing maximum limits to prevent over-parking [Section 19.2.A.1].
- Vehicle Parking: Most uses have no minimum requirement. Maximums are typically set at one to two spaces per unit or 300-500 square feet of GFA, depending on the specific use [Table 19-1].
- Bicycle Parking: Required for all new developments. For example, multi-family stacked units require 1 space per 5 dwelling units, with 80% designated as long-term (secured) storage [Table 19-3].
Sections Cited
- Article 13, Transit Oriented Development Zoning Districts [Section 13.1, 13.2, 13.3]
- Article 15, Use Regulations [Table 15-1]
- Article 19, Off-Street Vehicle & Bicycle Parking [Section 19.2, Table 19-1, Table 19-3]