Update to Zoning Ordinance
Transit Oriented Development (TOD) Districts
Public Kick-off Meeting
Charlotte Trolley Museum
June 12, 2014
Charlotte’s
TOD Zoning
Regulations
Current TOD Regulations
• Purpose
– Create a compact, high-intensity mix of residential
office, retail, institutional, and civic uses
– Emphasize pedestrian circulation and transit access
– Ensure compact urban growth, transportation
choices, safe and pleasant pedestrian environment,
attractive streetscape
• Location
– Property must be within 1/2 mile of a transit station
or covered by a transit station area plan
Current TOD Regulations:
Districts Established
• Residentially Oriented
(TOD-R)
– Primarily high-density
residential, with supporting
limited nonresidential (retail,
restaurant, civic, etc.)
• Employment Oriented
(TOD-E)
– Primarily high-intensity office
uses (minimum 60% of new
development), plus supporting
residential
Current TOD Regulations:
Districts Established
• Mixed-Use Oriented
(TOD-M)
– Blend of high-density
residential, high-intensity
employment/office, civic
entertainment, and
institutional, plus limited
retail
• TOD Optional Districts
– TOD standards are
guidelines, but may be
modified (except use lists)
Current TOD Regulations:
Applicability and Exceptions
• Standards apply to all new development, plus
• Some exceptions for redevelopment:
– Change of use (non-residential to non-residential, or
residential to non-residential) with no expansion
– Expansion of less than 5% of building area or 1000 sf
(whichever is less), for both conforming &
nonconforming uses
– Creation or expansion of outdoor seating
– Major façade improvements to existing buildings
– Additional parking for existing development
Uses Allowed
By Right (sample)
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Current TOD Regulations:
Uses Allowed
Auto sales (INDOOR ONLY)
B&Bs
Civic clubs
Colleges and adult schools
Convention
Dwellings
Group homes
Hospitals and clinics
Hotels and motels
Mixed-use developments
Parks
Offices
Open-air markets
Parking lots
Personal services
Restaurants
Uses Allowed with
Conditions (sample)
•
•
•
•
•
•
•
Boarding houses and commercial
rooming houses
Bars and nightclubs (min 200 ft
from residential)
Child care centers
Mobile food vendors
Retail and personal service (over
30K sq ft per tenant)
Short-term care facilities
SRO residences
Current TOD Regulations:
Development Standards
• Minimum Setbacks
– Most parcels: determined by
streetscape plan
– On streets with single-family
zoning: 30 feet
– Some projections into setbacks
allowed (porches and stoops)
• Maximum Building Height
– Generally, base height = 40
feet
– Step-ups allowed as move
away from SF residential
– Max = 120 feet
Current TOD Regulations:
Development Standards
• Minimum residential
density
– Within ¼ mile of station: 20
dwelling units/acre
– ¼ to ½ mile of station: 15
dwelling units/acre
• Minimum floor area ratio
(FAR)
– Within ¼ mile of station: 0.75
– ¼ to ½ mile of station: 0.5
Current TOD Regulations:
Development Standards
• Parking
– Typically no minimum
requirements, except for some
residential and restaurant uses near
single-family residential zoning
– Maximums apply
– Generally shall be located to the
rear or side of buildings
• Screening and Buffers
• Outdoor Lighting
• Connectivity and
Circulation
• Urban Open Spaces
Current TOD Regulations:
Urban Design Standards
• Street Walls
• Base of High-Rise
Buildings (5+ stories)
• Top of Buildings
• Building Entrances
and Orientation
• Structured Parking
Facilities
• Canopies
• Signs, Banners, Flags,
and Pennants
Current TOD Regulations:
Urban Design Standards
• Streetscape Standards
Current TOD Regulations:
Administration
• Administrative Approval
– To offer flexibility, Planning Director may approve
changes of any development or urban design
standard
– 5% of quantitative standards
• No Development/Design Variances
– Board of Adjustment has no jurisdiction to grant
variances from development or urban design
standards
• Urban Design Review Required
– During conceptual design process
– During design development stage
Why Update the
TOD District
Regulations?
Common Reasons to Update
• Improve quality of
development
– Lineup of districts
– Permitted uses
– Development standards
• Revise burdensome
procedures
• Make the code more
user-friendly
– Improved organization and
formatting
– Additional graphics
Arlington, VA
We Need Your
Feedback!
Warm-up Round…
Why did you come tonight?
52%
1. Interested in the
future of Charlotte
2. I live next to a TOD
3. I thought there
would be pizza
4. I love meetings
5. Not sure
38%
ht
t
ho
ug
Il
2%
No
t
su
re
gs
ov
e
ld
ou
w
2%
m
ee
tin
...
be
a
o
he
re
ive
Il
It
In
t
er
es
t
ed
in
th
e
fu
t
ne
xt
t
ur
eo
...
TO
D
6%
Warm-up Round…
Do you live in Charlotte?
86%
1. Yes
2. No
3. Not sure
14%
re
su
No
t
No
Ye
s
0%
Warm-up Round…
57%
41%
1. Yes
2. No
3. Not sure
re
su
No
t
Ye
s
2%
No
Do you work in or near a
Charlotte Transit Oriented
Development?
What Do You Think?
• Look at series of photographs of topics within the
following categories:
– Land use
– Community design
– Mobility
• Respond to the following questions for each topic:
1.
2.
3.
How important is this topic to you?
How well has Charlotte performed so far with TOD projects?
Should this topic be a major priority for the City of Charlotte
moving forward?
LAND USE
• Mixture of transit-supportive
uses
– Residential, office, service-oriented
retail, civic
• Appropriate density
transitions
– Highest-density uses adjacent to
transit, lower-density uses adjacent
to neighborhoods
• Mixture of housing types
– Including workforce/affordable
Mixture of Transit-Supportive Uses
Mixture of Transit-Supportive Uses
Mixture of Transit-Supportive Uses
Mixture of Transit-Supportive Uses
Mixture of Transit-Supportive Uses
Mixture of Transit-Supportive Uses
How important is this topic to you?
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
35%
6%
2%
No
t
su
n
io
op
in
re
/n
o
nt
at
all
!
nt
0%
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
0%
Ve
ry
i
1.
2.
3.
4.
5.
6.
56%
Mixture of Transit-Supportive Uses
How has Charlotte done with this issue for
current TODs?
33%
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
22%
14%
14%
12%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
4%
Ve
ry
w
1.
2.
3.
4.
5.
6.
Mixture of Transit-Supportive Uses
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
27%
8%
Ne
ith
4%
2%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
4%
St
r
1.
2.
3.
4.
5.
6.
56%
Appropriate Density Transitions
Appropriate Density Transitions
Appropriate Density Transitions
Appropriate Density Transitions
Appropriate Density Transitions
Appropriate Density Transitions
How important is this topic to you?
35%
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
30%
26%
4%
No
t
su
io
n
2%
op
in
re
/n
o
nt
at
all
!
nt
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
2%
Ve
ry
i
1.
2.
3.
4.
5.
6.
Appropriate Density Transitions
How has Charlotte done with this issue for
current TODs?
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
22%
18%
16%
14%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
2%
Ve
ry
w
1.
2.
3.
4.
5.
6.
27%
Appropriate Density Transitions
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
41%
37%
13%
7%
Ne
ith
2%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
0%
St
r
1.
2.
3.
4.
5.
6.
Mixture of Housing Types
Mixture of Housing Types
Mixture of Housing Types
Mixture of Housing Types
Mixture of Housing Types
How important is this topic to you?
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
24%
13%
No
t
su
io
n
0%
op
in
re
/n
o
nt
at
all
!
nt
2%
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
4%
Ve
ry
i
1.
2.
3.
4.
5.
6.
56%
Mixture of Housing Types
How has Charlotte done with this issue for
current TODs?
25%
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
20%
18%
9%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
5%
Ve
ry
w
1.
2.
3.
4.
5.
6.
23%
Mixture of Housing Types
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
53%
26%
12%
7%
Ne
ith
2%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
0%
St
r
1.
2.
3.
4.
5.
6.
COMMUNITY DESIGN
• Buildings oriented to public
streets or open spaces
– Minimize setbacks, parking to the rear
• Pedestrian-friendly building
design
– Windows and doors at street level
• Pedestrian-friendly streetscape
– Street trees, benches, pedestrian-scale
lighting
• Usable open spaces
– Plazas, fountains, public art, play areas
Buildings Oriented to Public
Streets or Open Spaces
Buildings Oriented to Public
Streets or Open Spaces
Buildings Oriented to Public
Streets or Open Spaces
Buildings Oriented to Public
Streets or Open Spaces
Buildings Oriented to Public
Streets or Open Spaces
How important is this topic to you?
76%
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
13%
io
op
in
o
re
/n
su
2%
n
all
!
at
nt
No
t
im
po
rta
im
No
t
No
t
2%
nt
2%
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
4%
Ve
ry
i
1.
2.
3.
4.
5.
6.
Buildings Oriented to Public
Streets or Open Spaces
How has Charlotte done with this issue for
current TODs?
29%
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
16%
16%
10%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
2%
Ve
ry
w
1.
2.
3.
4.
5.
6.
27%
Buildings Oriented to Public
Streets or Open Spaces
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
64%
23%
9%
Ne
ith
2%
0%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
2%
St
r
1.
2.
3.
4.
5.
6.
Pedestrian-Friendly Building Design
Pedestrian-Friendly Building Design
Pedestrian-Friendly Building Design
Pedestrian-Friendly Building Design
Pedestrian-Friendly Building Design
How important is this topic to you?
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
15%
7%
4%
No
t
su
io
n
0%
op
in
re
/n
o
nt
at
all
!
nt
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
2%
Ve
ry
i
1.
2.
3.
4.
5.
6.
72%
Pedestrian-Friendly Building Design
How has Charlotte done with this issue for
current TODs?
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
26%
17%
12%
10%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
5%
Ve
ry
w
1.
2.
3.
4.
5.
6.
31%
Pedestrian-Friendly Building Design
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
27%
Ne
ith
2%
2%
0%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
2%
St
r
1.
2.
3.
4.
5.
6.
66%
Pedestrian-Friendly Streetscape
Pedestrian-Friendly Streetscape
Pedestrian-Friendly Streetscape
Pedestrian-Friendly Streetscape
Pedestrian-Friendly Streetscape
Pedestrian-Friendly Streetscape
How important is this topic to you?
78%
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
13%
io
op
in
o
re
/n
su
0%
n
all
!
at
nt
No
t
im
po
rta
im
No
t
No
t
3%
nt
3%
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
5%
Ve
ry
i
1.
2.
3.
4.
5.
6.
Pedestrian-Friendly Streetscape
How has Charlotte done with this issue for
current TODs?
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
22%
22%
15%
10%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
0%
Ve
ry
w
1.
2.
3.
4.
5.
6.
32%
Pedestrian-Friendly Streetscape
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
15%
Ne
ith
0%
2%
2%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
5%
St
r
1.
2.
3.
4.
5.
6.
76%
Usable Open Spaces
Usable Open Spaces
Usable Open Spaces
Usable Open Spaces
Usable Open Spaces
How important is this topic to you?
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
24%
5%
No
t
su
n
io
op
in
re
/n
o
nt
at
all
!
nt
im
po
rta
im
No
t
No
t
2%
0%
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
2%
Ve
ry
i
1.
2.
3.
4.
5.
6.
66%
Usable Open Spaces
How has Charlotte done with this issue for
current TODs?
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
23%
21%
19%
9%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
0%
Ve
ry
w
1.
2.
3.
4.
5.
6.
28%
Usable Open Spaces
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
24%
Ne
ith
2%
2%
0%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
5%
St
r
1.
2.
3.
4.
5.
6.
66%
MOBILITY
• Multi-modal environment that
emphasizes pedestrians and
bicyclists
• Interconnected street network
– Require smaller blocks, or provide
mid-block crossings of larger blocks
• Minimize parking
– Set parking maximums, rather than
minimums
– Shared parking and other alternatives
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
How important is this topic to you?
70%
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
18%
5%
No
t
su
io
n
0%
op
in
re
/n
o
nt
at
all
!
nt
3%
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
5%
Ve
ry
i
1.
2.
3.
4.
5.
6.
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
How has Charlotte done with this issue for
current TODs?
33%
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
23%
15%
n
io
re
/n
su
10%
op
in
o
Po
or
ly
el
l
ve
ry
w
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
10%
Go
el
l
10%
Ve
ry
w
1.
2.
3.
4.
5.
6.
Multi-Modal Environment that
Emphasizes Pedestrians and Bicyclists
This topic is a major priority for the City
of Charlotte moving forward:
80%
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
10%
Ne
ith
5%
0%
3%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
3%
St
r
1.
2.
3.
4.
5.
6.
Interconnected Street Network
Interconnected Street Network
Interconnected Street Network
Interconnected Street Network
Interconnected Street Network
How important is this topic to you?
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
62%
23%
8%
5%
No
t
su
n
io
op
in
re
/n
o
nt
at
all
!
nt
0%
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
3%
Ve
ry
i
1.
2.
3.
4.
5.
6.
Interconnected Street Network
How has Charlotte done with this issue for
current TODs?
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
25%
20%
18%
8%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
0%
Ve
ry
w
1.
2.
3.
4.
5.
6.
30%
Interconnected Street Network
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
11%
Ne
ith
5%
8%
0%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
0%
St
r
1.
2.
3.
4.
5.
6.
76%
Minimize Parking
Minimize Parking
Minimize Parking
Minimize Parking
Minimize Parking
How important is this topic to you?
Very important!
Important
Neutral
Not important
Not important at all!
Not sure/no opinion
18%
5%
No
t
su
io
n
3%
op
in
re
/n
o
nt
at
all
!
nt
3%
po
rta
im
No
t
No
t
im
po
rta
ra
l
Ne
ut
nt
po
rta
Im
m
po
rta
nt
!
5%
Ve
ry
i
1.
2.
3.
4.
5.
6.
66%
Minimize Parking
How has Charlotte done with this issue for
current TODs?
Very well
Good
Neither good nor bad
Not very well
Poorly
Not sure/no opinion
18%
16%
16%
8%
n
io
op
in
o
Po
or
ly
el
l
ve
ry
w
su
re
/n
No
t
No
t
Ne
ith
er
go
o
d
no
rb
ad
od
Go
el
l
3%
Ve
ry
w
1.
2.
3.
4.
5.
6.
39%
Minimize Parking
This topic is a major priority for the City
of Charlotte moving forward:
Strongly agree
Agree
Neither agree nor disagree
Disagree
Strongly disagree
Not sure/no opinion
64%
21%
Ne
ith
5%
5%
3%
Ag
re
no
e
rd
isa
gr
ee
Di
St
sa
ro
gr
ng
ee
ly
No
di
ts
sa
ur
gr
e/
ee
no
op
in
io
n
er
ag
re
e
on
g
ly
a
gr
ee
3%
St
r
1.
2.
3.
4.
5.
6.
BONUS QUESTION:
What does it mean to “raise the bar” for
development in Charlotte? (select all that apply)
Better designed buildings
More building diversity
Better land uses
Increased mobility
Interesting site design
Neighborhood protection
Faster approvals
Not sure/no opinion
18%
15%
14%
13%
12%
8%
2%
Be
tte
rd
e
M sign
or
ed
e
b
bu
ild u ild
i
in
g d ngs
Be
i
tte ver
si
rl
In
an ty
cr
d
e
In
us
te ase
Ne res d m es
t
ig
hb ing obi
lit
s
or
y
ho ite
od de
sig
p
n
Fa rot
e
s
No ter ctio
a
n
ts
ur ppr
e/
o
no val
op s
in
io
n
1.
2.
3.
4.
5.
6.
7.
8.
19%
Questions and
Discussion
Reminder
Stay Updated:
CharlottePlanning.org
Transit
Oriented
Development
Revisions
Thank You!
Alan Goodwin
Planning Coordinator
agoodwin@charlottenc.gov
(704) 432-3418