TOD-CC: Transit Community Center Zoning District Use Guide for Charlotte
The City of Charlotte’s TOD-CC: Transit Community Center Zoning District is designed for areas near moderate-intensity rapid transit and streetcar stops, primarily located outside the Uptown loop. The City of Charlotte permits a high-density mix of residential, commercial, and institutional uses in this district, with maximum building heights starting at 90 feet and reaching up to 130 feet through development bonuses [Section 13.1.B, Table 13-2]. Lower-intensity uses like single-family detached homes are strictly prohibited to ensure the district remains supportive of public transit and walkable urbanism [Table 15-1].
District Purpose and Application
The City of Charlotte established the TOD-CC District to accommodate transit-oriented development in station areas where market demand may currently be moderate but requires a pedestrian-oriented form [Section 13.1.B]. This district acts as a transition between more intense urban centers and surrounding neighborhoods. In the City of Charlotte, TOD-CC is generally not intended for sites immediately adjacent to Neighborhood 1 Place Types unless they are separated by major barriers such as a four-lane avenue, a rail corridor, or a large public amenity [Section 13.1.B.1].
Allowed Residential Uses
The City of Charlotte permits several residential forms within the TOD-CC District. Uses are classified as Permitted by-right (X) or permitted with Prescribed Conditions (PC).
| Use Type | Permission |
|---|---|
| Multi-Family Stacked Dwelling | X |
| Multi-Family Attached Dwelling | PC |
| Multi-Dwelling Development | PC |
| Duplex, Triplex, and Quadraplex | PC |
| Live-Work Dwelling | X |
| Continuum Care Retirement Community (CCRC) | X |
| Dormitory | X |
| Group Home | PC |
| Residential Care Facility | X |
| Single Room Occupancy (SRO) | PC |
[Source: Table 15-1]
Allowed Commercial and Industrial Uses
The TOD-CC District encourages a vibrant mix of retail, office, and service-oriented businesses to support transit riders and local residents.
| Use Type | Permission |
|---|---|
| Office (General and Medical/Dental) | X |
| Retail Goods Establishment | X |
| Restaurant/Bar | PC |
| Hotel/Motel | X |
| Financial Institution | X |
| Art Gallery or Arts/Fitness Studio | X |
| Indoor Amusement Facility | PC |
| Micro-Production of Alcohol | PC |
| Specialty Food Service | X |
| Personal Service Establishment | X |
| Animal Care Facility | PC |
| Climate-Controlled Self-Storage | PC |
| Vehicle Dealership (Enclosed only) | X |
| Movie Studio | PC |
[Source: Table 15-1]
Allowed Institutional and Governmental Uses
Public and civic uses are integral to the TOD-CC District in the City of Charlotte to ensure station areas function as community hubs.
| Use Type | Permission |
|---|---|
| Community Center | X |
| Cultural Facility | X |
| Educational Facility (Primary, Secondary, University, Vocational) | X |
| Government Office or Facility | X |
| Place of Worship | X |
| Public Safety Facility | X |
| Childcare Center (including Large) | PC |
| Adult Care Center | PC |
[Source: Table 15-1]
Prohibited Uses
Uses that are inconsistent with a high-density, pedestrian-oriented transit environment are prohibited by the City of Charlotte in the TOD-CC District. These include, but are not limited to:
- Residential: Single-Family Detached Dwellings and Manufactured Homes [Table 15-1].
- Commercial/Auto-Oriented: Outdoor Amusement Facilities, Car Washes, Raceway/Dragstrips, and Outdoor Vehicle Dealerships [Table 15-1].
- Industrial: Agriculture (Industrial Processes), Quarries, Salvage and/or Junk Yards, and Truck Terminals [Table 15-1].
- Other: Adult Uses [Table 15-1].
Development Standards for TOD-CC
Development in the City of Charlotte’s TOD-CC District must adhere to specific siting and height requirements to maintain the urban fabric.
Building Siting and Setbacks
| Standard | Requirement |
|---|---|
| Frontage Setback Line (Uptown Signature/Main St) | 24 feet |
| Frontage Setback Line (Transit Station/Public Park) | 5 feet |
| Frontage Build-To Zone (BTZ) | 0 to 10 feet or 0 to 20 feet (varies by street) |
| Minimum BTZ Build-To Percentage | 60% to 80% (varies by street) |
| Minimum Side Setback | 0 feet (not abutting Neighborhood 1) |
| Minimum Rear Setback | 0 feet (not abutting Neighborhood 1) |
[Source: Table 13-1]
Building Height and Parking
| Standard | Requirement |
|---|---|
| Minimum Building Height | 24 feet |
| Maximum Building Height (Base) | 90 feet |
| Maximum Height with Bonus | 130 feet |
| Vehicle Parking Space Tier | Tier 3 (Generally no minimum; strict maximums) |
[Source: Table 13-2, Section 19.2.A]
Sections Cited
- Article 13, Transit Oriented Development Zoning Districts
- Section 13.1, 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
- Article 15, Use Regulations
- Table 15-1, Use Matrix
- Article 19, Off-Street Vehicle & Bicycle Parking
- Section 19.2, Vehicle Parking Space Requirements