Charlotte TOD-UC: Transit Urban Center Zoning District Guide
The TOD-UC Transit Urban Center Zoning District is the City of Charlotte’s most intense transit-oriented classification, permitting the city's greatest building heights, including unlimited height in specific locations near rapid transit stations. The district mandates an urban streetscape with minimal setbacks and applies Tier 3 parking standards, which generally eliminate minimum off-street parking requirements while enforcing strict maximum limits to promote a pedestrian-active environment.
Purpose of the TOD-UC Zoning District
The TOD-UC Transit Urban Center Zoning District is intended for use on parcels located near high-intensity rapid transit stations and streetcar stops within the City of Charlotte. Of all the Transit Oriented Development Zoning Districts, the TOD-UC District permits the greatest building heights and requires the highest level of architectural and site design. Its primary objective is to create a vibrant, active City center and public realm with a dense, urban form that supports 24-hour mixed-use activity [Section 13.1.D].
General Character and Applicability
The general character of the TOD-UC District is defined by its proximity to transit and its emphasis on high-density development. The City of Charlotte applies this district to areas where the most intense uses are envisioned, specifically those closest to transit stations.
The TOD-UC District is applicable in the following areas within the City of Charlotte [Section 13.1.D.2]:
- Within a 1/2 mile walking distance of an existing rapid transit station or a 1/4 mile walking distance of an existing streetcar stop.
- Within a 1/2 mile walking distance of an adopted Metropolitan Transit Commission (MTC) alignment station location identified in a financially constrained Metropolitan Transportation Plan (MTP).
- Within a 1/2 mile walking distance of an adopted and funded MTC alignment station location on other rapid transit corridors.
- Within a 1/4 mile walking distance of an adopted and funded streetcar stop.
The district is not intended for sites immediately adjacent to a Neighborhood 1 Place Type unless the properties are separated by significant barriers such as a limited-access highway, a rail corridor, or a public amenity greater than three acres in size [Section 13.1.D.1].
Permitted Land Uses
The City of Charlotte allows a broad range of high-intensity uses within the TOD-UC District. Most residential, commercial, and institutional uses are permitted by-right (X) or subject to prescribed conditions (PC).
| Use Category | Select Examples of Permitted Uses in TOD-UC | Permission Type |
|---|---|---|
| Residential | Multi-Family Attached or Stacked, Dormitories, Live/Work Dwellings | X |
| Commercial | Art Gallery, Office, Retail Goods, Financial Institution, Hotel/Motel | X |
| Commercial | Restaurant/Bar, Nightclub, Micro-production of Alcohol | PC |
| Institutional | Community Center, Cultural Facility, Place of Worship | X |
| Industrial | Light Assembly, Research and Development (R&D) | X |
| Industrial | Movie Studio, Industrial Craft | PC |
Note: "X" indicates permitted by-right; "PC" indicates permitted with prescribed conditions; "C" indicates conditional zoning required [Section 15.2.B].
Siting and Dimensional Standards
Development in the TOD-UC District is governed by strict siting requirements to ensure a consistent urban "wall" along the street. Buildings must be located within a specific Build-To Zone (BTZ) and meet high Build-To Percentages.
Building Siting and Setbacks
| Frontage Type | Frontage Setback Line (from future back of curb) | Frontage Build-To Zone (from setback line) | Minimum BTZ Build-To Percentage |
|---|---|---|---|
| Uptown Signature | 24 feet | N/A | N/A |
| Main Street | 24 feet | 0-10 feet | 100% |
| Linear Park | 36 feet | N/A | N/A |
| 4-5 Lane Avenue/Blvd | 20 feet | 0-10 feet | 80% |
| 6 or more Lane Avenue/Blvd | 24 feet | 0-10 feet | 80% |
| Transit Station/Public Park | 5 feet | 0-10 feet | 80% |
| Secondary Frontage | 16 feet | 0-10 feet | 60% |
[Table 13-1]
Building Height Standards
The TOD-UC District features the most flexible height regulations in the City of Charlotte, allowing for significant density bonuses.
| Height Category | Standard Requirement |
|---|---|
| Minimum Building Height | 40 feet |
| Maximum Building Height | 130 feet |
| Maximum Height with Bonus | 300 feet / Unlimited* |
*The height limit is 300 feet generally with bonuses, but is unlimited if the project is located within a 1/4 mile walking distance of a rapid transit station [Table 13-2].
Parking Requirements
The TOD-UC District utilizes Tier 3 Vehicle Parking Requirements. Under this tier, the City of Charlotte prioritizes transit and pedestrian mobility over vehicle storage. For most uses, there is no minimum parking requirement. Minimums only apply if the development is within 400 feet of a Neighborhood 1 Place Type [Section 19.2.A.1].
| Use Type | Tier 3 Minimum Parking | Tier 3 Maximum Parking |
|---|---|---|
| Residential (General) | None | 2 spaces per dwelling unit |
| Office | None | 1 space per 250 square feet GFA |
| Retail Goods Establishment | None | 1 space per 250 square feet GFA |
| Restaurant/Bar | None | 1 space per 250 square feet GFA |
[Table 19-1]
Sections Cited
- Article 13: Transit Oriented Development Zoning Districts
- Section 13.1.D: TOD-UC Transit Urban Center Zoning District Purpose and Applicability
- Table 13-1: Transit Oriented Development Zoning Districts Building Siting Standards
- Table 13-2: Transit Oriented Development Zoning Districts Building Height Standards
- Section 15.2: Global Use Matrix
- Table 15-1: Use Matrix
- Section 19.2: Vehicle Parking Space Requirements
- Table 19-1: Vehicle Parking Requirements