TOD-CC: Transit Community Center Zoning District Overview

The TOD-CC District in the City of Charlotte is established to accommodate moderate-intensity transit-supportive development near rapid transit stations and streetcar stops, typically in areas outside of the Uptown core. This district mandates a minimum building height of 24 feet and a maximum base height of 90 feet, with provisions for increased density through a voluntary bonus system. The general character is defined by an urban form with strict requirements for building orientation, ground-floor transparency, and public open space to ensure a vibrant, walkable pedestrian environment.

Purpose and Applicability

The City of Charlotte created the TOD-CC: Transit Community Center Zoning District for parcels located near moderate-intensity rapid transit stations and streetcar stops. Its primary function is to transition areas into transit-oriented environments where there is not yet a current market demand for high-intensity development [Section 13.1.B.1].

The TOD-CC District is generally applied to areas further from Uptown and is specifically restricted from being used inside the Uptown area (inside the I-277 and I-77 loop) [Section 13.1.B.2]. To protect less intensive neighborhoods, the City of Charlotte does not intend for the TOD-CC District to be applied to sites adjacent to a Neighborhood 1 Place Type unless the sites are separated by a limited-access highway, a rail corridor, a 4-lane arterial road, or a public amenity larger than three acres [Section 13.1.B.2].

Permitted Land Uses

The City of Charlotte permits a mix of residential, commercial, and institutional uses within the TOD-CC District to foster a 24-hour environment. According to the City of Charlotte Global Use Matrix, the following uses are permitted [Table 15-1]:

Residential Uses

• Multi-family attached and stacked dwellings.
• Multi-dwelling developments.
• Single Room Occupancy (SRO) residences.
• Dormitories.

Commercial and Employment Uses

• Art galleries and arts/fitness studios.
• General office and financial institutions.
• Restaurants and bars.
• Retail goods establishments and specialty food services.
• Hotels and motels.
• Personal service establishments.

Institutional and Governmental Uses

• Community centers and cultural facilities.
• Educational facilities (including university, vocational, and primary/secondary).
• Places of worship and public safety facilities.

General Character and Dimensional Standards

The City of Charlotte regulates the physical form of the TOD-CC District through minimum and maximum height requirements and building siting rules that prioritize the streetscape. Development must maintain an urban edge by placing buildings within a specific "Build-To Zone" (BTZ) relative to the street [Section 13.3].

Technical Standards for the TOD-CC District

Standard	Requirement
Minimum Building Height	24 feet [Table 13-2]
Maximum Building Height	90 feet [Table 13-2]
Maximum Height with Bonus	130 feet [Table 13-2]
Frontage Build-To Zone (BTZ)	0 to 10 feet from the frontage setback line [Table 13-1]
Min. BTZ Building Percentage	80% for most frontages; 60% for Secondary/Avenues [Table 13-1]
Minimum Side Setback	0 feet (except when abutting N1 Place Type) [Table 13-1]
Minimum Rear Setback	0 feet (except when abutting N1 Place Type) [Table 13-1]
Ground Floor Transparency (Res)	25% of wall area [Table 13-4]
Ground Floor Transparency (Non-Res)	50% of wall area [Table 13-4]

Building Articulation and Design

The City of Charlotte requires that TOD-CC District developments provide a high degree of visual interest. Buildings must include prominent entrances spaced no more than 250 feet apart and must use elements of variation, such as recesses or projections, for facades exceeding 150 feet in length [Table 13-3]. The City of Charlotte also enforces "blank wall" restrictions, ensuring that no horizontal or vertical dimension of a wall exceeds 20 feet without windows or decorative elements [Table 13-3].

Open Space and Connectivity

The City of Charlotte requires TOD-CC District developments to provide a minimum of 10% on-site open space [Table 13-8]. For commercial developments, at least 50% of that required open space must be public, while mixed-use developments must provide at least 25% as public open space [Table 13-8].

Off-Street Parking Requirements

The TOD-CC District utilizes the City of Charlotte's "Tier 3" parking system. This tier generally removes minimum parking requirements to encourage transit usage, although maximum limits still apply to prevent over-parking [Section 19.2.A.1].

Use Category (Tier 3)	Minimum Parking	Maximum Parking
Residential (General)	None required*	2 per dwelling unit
Office	None required*	1 per 250 square feet GFA
Restaurant/Bar	None required*	1 per 250 square feet GFA
Retail Goods	None required*	1 per 250 square feet GFA

*Minimums may apply if the development is within 400 feet of a Neighborhood 1 Place Type [Table 19-1].

Sections Cited

• Article 13. Transit Oriented Development Zoning Districts
• Section 13.1. Purpose and Applicability
• Section 13.3. Dimensional and Design Standards
• Section 13.4. Open Space Requirements
• Section 15.2. Global Use Matrix
• Section 16.3. Development Bonus
• Article 19. Off-Street Vehicle & Bicycle Parking
• Section 19.2. Vehicle Parking Space Requirements