Transit Neighborhood Center (TOD-NC) Zoning in the City of Charlotte
The Transit Neighborhood Center Zoning District (TOD-NC) in the City of Charlotte serves as a moderate-intensity transition zone near rapid transit stations and streetcar stops, emphasizing the rehabilitation and adaptive reuse of existing structures. While the district permits a wide array of residential, commercial, and institutional uses by-right or with prescribed conditions, it strictly prohibits auto-centric uses such as drive-through establishments, outdoor vehicle dealerships, and principal-use surface parking lots. Development in the City of Charlotte TOD-NC is governed by Tier 3 parking requirements, which generally eliminate minimum parking mandates except when near specific neighborhood boundaries.
Purpose of the TOD-NC District
The TOD-NC Transit Neighborhood Center Zoning District is established by the City of Charlotte for use in existing or future transit station areas and near streetcar stops. It is intended to function as a transition from the higher-intensity TOD-UC (Transit Urban Center) district to adjacent existing neighborhoods [Section 13.1.C.1].
The City of Charlotte designed the TOD-NC standards to preserve the character and scale of established neighborhoods while encouraging transit-supportive development. This district is frequently applied in areas further from the Uptown core (defined as the I-277 loop) where moderate-to-high intensity is appropriate but where the preservation of existing building stock is prioritized [Section 13.1.C.1].
Allowed Residential Uses
Residential development in the TOD-NC District includes a variety of forms, ranging from single-family units to high-density multi-family structures.
| Use Type | Permission Level |
|---|---|
| Continuum Care Retirement Community (CCRC) | Permitted By-Right (X) |
| Dormitory | Permitted By-Right (X) |
| Dwelling – Duplex | Prescribed Conditions (PC) |
| Dwelling – Live/Work | Permitted By-Right (X) |
| Dwelling – Multi-Family Attached | Prescribed Conditions (PC) |
| Dwelling – Multi-Family Stacked | Permitted By-Right (X) |
| Dwelling – Quadraplex | Prescribed Conditions (PC) |
| Dwelling – Triplex | Prescribed Conditions (PC) |
| Group Home | Prescribed Conditions (PC) |
| Multi-Dwelling Development | Prescribed Conditions (PC) |
| Residential Care Facility | Permitted By-Right (X) |
| Single Room Occupancy (SRO) | Prescribed Conditions (PC) |
[Table 15-1]
Allowed Commercial and Office Uses
The City of Charlotte permits most standard commercial activities within the TOD-NC District to support a walkable, mixed-use environment.
| Use Type | Permission Level |
|---|---|
| Art Gallery | Permitted By-Right (X) |
| Arts or Fitness Studio | Permitted By-Right (X) |
| Financial Institution | Permitted By-Right (X) |
| Hotel/Motel | Permitted By-Right (X) |
| Medical/Dental Office | Permitted By-Right (X) |
| Office | Permitted By-Right (X) |
| Restaurant/Bar | Prescribed Conditions (PC) |
| Retail Goods Establishment | Permitted By-Right (X) |
| Retail Goods Showroom | Permitted By-Right (X) |
| Specialty Food Service | Permitted By-Right (X) |
| Vehicle Rental: Enclosed | Permitted By-Right (X) |
| Micro-Production of Alcohol | Prescribed Conditions (PC) |
| Nightclub | Prescribed Conditions (PC) |
| Research and Development (R&D) | Permitted By-Right (X) |
[Table 15-1]
Allowed Institutional, Governmental, and Infrastructure Uses
The TOD-NC District supports essential community services and infrastructure necessary for transit-oriented neighborhoods.
| Use Type | Permission Level |
|---|---|
| Childcare Center (All Types) | Prescribed Conditions (PC) |
| Community Center | Permitted By-Right (X) |
| Cultural Facility | Permitted By-Right (X) |
| Educational Facility (Primary, Secondary, University, Vocational) | Permitted By-Right (X) |
| Government Office/Facility | Permitted By-Right (X) |
| Place of Worship | Permitted By-Right (X) |
| Public Safety Facility | Permitted By-Right (X) |
| Public Transit Facility | Permitted By-Right (X) |
| Parking Structure (Principal Use) | Permitted By-Right (X) |
| Wireless Telecommunications | Prescribed Conditions (PC) |
[Table 15-1]
Prohibited Uses in the TOD-NC District
To maintain the pedestrian-friendly and transit-supportive nature of the district, the City of Charlotte prohibits several high-impact or auto-oriented uses. These include, but are not limited to:
- Automotive Uses: Drive-through establishments, car washes, vehicle repair facilities (minor and major), and outdoor vehicle dealerships [Table 15-1].
- Heavy Commercial: Heavy retail establishments and heavy rental/service establishments [Table 15-1].
- Industrial: General industrial, light industrial, and contractor offices with outdoor storage [Table 15-1].
- Waste/Extraction: Landfills (sanitary or LCID), recycling collection centers (as a principal use), and quarries [Table 15-1].
- Other: Adult uses, adult electronic gaming establishments, raceways/dragstrips, and truck stops [Table 15-1].
- Parking: Surface parking lots as a principal use are prohibited; parking must be provided in structures or as an accessory use behind or beside buildings [Table 15-1, Table 19-4].
Technical Standards for TOD-NC
Development within the TOD-NC District must adhere to specific intensity and parking standards defined by the City of Charlotte UDO.
Building Height
| Standard | TOD-NC Limit |
|---|---|
| Minimum Building Height | 24 feet |
| Maximum Building Height | 75 feet |
| Maximum Height with Bonus | 100 feet |
[Table 13-2]
Off-Street Parking Requirements
The TOD-NC district is classified under Tier 3 for parking requirements. Under this tier, there are no minimum off-street parking requirements for most uses, unless the development is located within 400 feet of a Neighborhood 1 Place Type [Section 19.2.A.1.c].
| Use Category | Tier 3 Minimum | Tier 3 Maximum |
|---|---|---|
| Residential (General) | None | 2 spaces per dwelling unit |
| Commercial/Office | None | 1 space per 250 sq. ft. GFA |
| Restaurant/Bar | None | 1 space per 250 sq. ft. GFA |
[Table 19-1]
Sections Cited
- Article 13. Transit Oriented Development Zoning Districts
- Section 13.1.C. TOD-NC Transit Neighborhood Center Zoning District
- Table 13-2. Transit Oriented Development Zoning Districts Building Height Standards
- Article 15. Use Regulations
- Section 15.2. Global Use Matrix
- Table 15-1. Use Matrix
- Article 19. Off-Street Vehicle & Bicycle Parking
- Section 19.2. Vehicle Parking Space Requirements
- Table 19-1. Vehicle Parking Requirements
- Table 19-4. Surface Parking Area Location and Access