TOD-UC: Transit Urban Center Zoning District Allowed and Prohibited Uses
The TOD-UC Transit Urban Center Zoning District in the City of Charlotte is designed for areas near high-intensity rapid transit stations and streetcar stops, permitting the municipality's greatest building heights and most urban forms. The district encourages an intense mix of vertical development, demanding high levels of architectural design and a robust public realm while minimizing vehicle parking. Generally, the City of Charlotte prohibits lower-intensity residential uses and heavy commercial or industrial activities within this high-density transit corridor.
Purpose of the TOD-UC District
The City of Charlotte established the TOD-UC Transit Urban Center Zoning District to support high-intensity transit-oriented development. It is intended for sites closest to transit stations where the highest density is envisioned. According to the City of Charlotte Unified Development Ordinance, this district is not intended for sites immediately adjacent to a Neighborhood 1 Place Type unless separated by a significant barrier, such as a rail corridor, a public amenity greater than three acres, or an arterial road with at least four lanes [Section 13.1.D.1].
Use Table for TOD-UC District
The following table outlines the permissions for various uses within the TOD-UC District. In the City of Charlotte, "X" indicates a use permitted by right, while "PC" indicates a use permitted subject to the prescribed conditions found in Article 15 of the Ordinance [Section 15.2.B].
Residential and Commercial Uses
| Use Category | Use Type | Permission |
|---|---|---|
| Residential | Continuum Care Retirement Community (CCRC) | X |
| Dormitory | X | |
| Dwelling – Duplex | PC | |
| Dwelling – Live/Work | X | |
| Dwelling – Multi-Family Attached Unit | PC | |
| Dwelling – Multi-Family Stacked Unit | X | |
| Dwelling – Quadraplex | PC | |
| Dwelling – Triplex | PC | |
| Group Home | PC | |
| Multi-Dwelling Development | PC | |
| Residential Care Facility | X | |
| Single Room Occupancy (SRO) | PC | |
| Commercial | Amusement Facility – Indoor | PC |
| Animal Care Facility (No outdoor component) | PC | |
| Art Gallery | X | |
| Arts or Fitness Studio | X | |
| Broadcasting Facility – No Antennae | X | |
| Convention Center | X | |
| Financial Institution | X | |
| Hotel/Motel | X | |
| Industrial Design | X | |
| Live Performance Venue – Indoor | PC | |
| Lodge/Meeting Hall | X | |
| Medical/Dental Office | X | |
| Micro-Production of Alcohol | PC | |
| Office | X | |
| Outdoor Market | X | |
| Personal Service Establishment | X | |
| Reception Facility | PC | |
| Research and Development (R&D) | X | |
| Restaurant/Bar | PC | |
| Retail Goods Establishment | X | |
| Retail Goods Showroom | X | |
| Specialty Food Service | X |
[Table 15-1]
Institutional, Industrial, and Infrastructure Uses
| Use Category | Use Type | Permission |
|---|---|---|
| Institutional | Adult Care Center | PC |
| Childcare Center (All sizes) | PC | |
| Community Center | X | |
| Cultural Facility | X | |
| Educational Facility (Pre-School, Primary, Secondary, University, Vocational) | X | |
| Government Office/Facility | X | |
| Place of Worship | X | |
| Public Safety Facility | X | |
| Public Health | Addiction Treatment Facility, Residential | X |
| Alternative Correction Facility | PC | |
| Children’s Home | X | |
| Domestic Violence Shelter | X | |
| Food Pantry | X | |
| Halfway House | PC | |
| Social Service Facility | X | |
| Industrial | Industrial, Craft | PC |
| Movie Studio | PC | |
| Transportation | Parking Structure (Principal Use) | X |
| Passenger Terminal | X | |
| Public Transit Facility | X | |
| Open Space | Cemetery | PC |
| Community Garden | PC | |
| Conservation Area | PC | |
| Public Park | PC |
[Table 15-1]
Prohibited Uses in the TOD-UC District
The City of Charlotte strictly prohibits uses that are incompatible with high-density, pedestrian-oriented transit environments. A blank, shaded cell in the Use Matrix indicates that the use is not allowed [Section 15.2.B.5].
Significant prohibited uses include:
- Low-Density Residential: Single-family dwellings, manufactured homes, and manufactured home parks [Table 15-1].
- Auto-Oriented Commercial: Car washes, vehicle dealerships (enclosed or outdoor), and major or minor vehicle repair facilities [Table 15-1].
- Heavy Commercial/Industrial: Adult uses, adult electronic gaming establishments, outdoor storage yards, quarries, salvage/junk yards, truck terminals, and waste management facilities [Table 15-1].
- Outdoor/Low-Intensity Recreation: Outdoor amusement facilities and commercial boarding stables [Table 15-1].
- Surface Parking: Principal use parking lots (as opposed to parking structures) are generally prohibited within the TOD-UC district to prioritize urban form and land efficiency [Table 15-1].
Accessory and Temporary Uses
In the City of Charlotte, the TOD-UC district also permits various accessory and temporary uses, provided they comply with specific standards.
Allowed Accessory Uses (Permitted with Conditions)
- Accessory Drive-Through (limited by specific legacy and use requirements) [Section 15.6.A].
- Accessory Shelter [Table 15-1].
- Dwelling – Accessory Unit (ADU) [Table 15-1].
- Home Occupation [Table 15-1].
- Outdoor Seating/Activity Area [Table 15-1].
Allowed Temporary Uses (Permitted with Conditions)
- Mobile Food Vendors [Table 15-1].
- Mobile Retail Vendors [Table 15-1].
- Temporary Contractor’s Office and Yard [Table 15-1].
- Temporary Outdoor Entertainment and Sales [Table 15-1].
Sections Cited
- Article 13. Transit Oriented Development Zoning Districts
- Section 13.1.D. TOD-UC Transit Urban Center Zoning District
- Section 15.1. General Use Regulations
- Section 15.2. Global Use Matrix
- Table 15-1. Use Matrix
- Section 15.6. Accessory Uses: Prescribed Conditions