TOD-TR: Transit Transition Zoning District in the City of Charlotte
The TOD-TR: Transit Transition Zoning District is intended for parcels near moderate-intensity transit stations and streetcar stops, serving as a buffer between higher-intensity transit development and existing residential neighborhoods in the City of Charlotte. Key standards include a base maximum building height of 50 feet (up to 75 feet with bonuses) and an emphasis on the adaptive reuse of existing building stock to preserve local character and scale. The TOD-TR district is typically applied in areas further from the Uptown core and is generally prohibited within the I-277 loop [Section 13.1.A].
Purpose and General Character
The primary intent of the TOD-TR: Transit Transition Zoning District is to accommodate and encourage transit-oriented and transit-supportive development in station areas where there is not yet a strong market demand for the most intense development levels. It provides more modest building heights and relaxed design standards compared to other Transit Oriented Development districts in the City of Charlotte [Section 13.1.A.1].
The City of Charlotte utilizes the TOD-TR designation to:
- Transition from high-intensity transit zones to adjacent residential neighborhoods.
- Encourage the rehabilitation and reuse of existing buildings.
- Manage growth in transit neighborhoods while maintaining a walkable, pedestrian-oriented environment.
Applicability
The City of Charlotte applies the TOD-TR: Transit Transition Zoning District to specific geographic areas based on their proximity to transit infrastructure:
- Within a 1-mile walking distance of an existing rapid transit station or within 1/2 mile of an existing streetcar stop.
- Within 1/2 mile walking distance of an adopted Metropolitan Transit Commission (MTC) alignment rapid transit station.
- Within 1/4 mile walking distance of an adopted and funded streetcar stop [Section 13.1.A.2].
Permitted Land Uses
The TOD-TR: Transit Transition Zoning District allows for a broad mix of residential, commercial, and select industrial uses. According to the City of Charlotte Global Use Matrix, common permissions include:
- Residential Uses: Permitted by-right or with prescribed conditions (PC) for duplexes, multi-family attached and stacked units, quadraplexes, and triplexes [Table 15-1].
- Commercial Uses: Broadly permits art galleries, offices, personal service establishments, restaurants, and retail goods establishments [Table 15-1].
- Institutional/Governmental: Community centers, educational facilities (pre-school through university), and places of worship are generally permitted [Table 15-1].
- Industrial/Research: Permits craft industrial and research and development (R&D) uses, often with prescribed conditions to ensure compatibility with the transit-oriented environment [Table 15-1].
Dimensional and Design Standards
Development within the TOD-TR: Transit Transition Zoning District must adhere to specific building siting and height regulations to ensure it acts as an effective transition zone.
Building Siting Standards
The following table outlines the required setbacks and build-to zones for the TOD-TR district in the City of Charlotte:
| Standard | TOD-TR Requirement |
|---|---|
| Frontage Setback (Main Street/Uptown Signature) | 24 feet |
| Frontage Setback (Linear Park) | 36 feet |
| Frontage Setback (4-5 Lane Avenue/Boulevard) | 20 feet |
| Frontage Setback (6+ Lane Avenue/Boulevard) | 24 feet |
| Frontage Setback (Transit Station/Public Park) | 5 feet |
| Build-To Zone (BTZ) (from frontage setback line) | 0 to 20 feet |
| Minimum Side Setback | 0 feet (except when abutting N1 Place Type) |
| Minimum Rear Setback | 0 feet (except when abutting N1 Place Type) |
[Table 13-1]
Building Height Standards
Height in the TOD-TR: Transit Transition Zoning District is regulated to maintain a moderate-intensity scale:
| Height Standard | TOD-TR Limit |
|---|---|
| Base Maximum Building Height | 50 feet |
| Maximum Height with Bonus (Section 16.3) | 75 feet |
[Table 13-2]
Off-Street Parking Requirements
The City of Charlotte assigns the TOD-TR: Transit Transition Zoning District to the Tier 3 parking system. This system is designed to minimize the impact of automobiles in transit-rich areas. Under Tier 3, most uses do not have a minimum parking requirement unless they are located within 400 feet of a Neighborhood 1 Place Type. However, maximum parking limits do apply to prevent the over-provision of on-site parking [Section 19.2.A.1.c].
Sections Cited
- Article 13. Transit Oriented Development Zoning Districts
- Section 13.1. Purpose and Applicability
- Section 13.2. Uses
- Section 13.3. Dimensional and Design Standards
- 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 16. General Development Regulations
- Article 19. Off-Street Vehicle & Bicycle Parking
- Section 19.2. Vehicle Parking Space Requirements