A. TOD-TR Transit Transition Zoning District
1. Purpose
The TOD-TR Transit Transition Zoning District is appropriate for parcels near moderate-intensity rapid transit stations and streetcar stops to transition from higher intensity Transit Oriented Development Zoning Districts to adjacent existing neighborhoods, or in transit neighborhoods where the rehabilitation and reuse of buildings is important to preserving the existing character and scale.
The TOD-TR Zoning District’s modest maximum building heights, more relaxed design standards, expanded menu of permitted uses, and higher maximum parking limits are intended to accommodate and encourage transit oriented and transit supportive development in transit station areas where there is not a current market demand for more intense development. These station areas are generally further from Uptown. This zoning district is also intended for use in areas where adopted policy encourages the adaptive reuse of existing building stock.
The TOD-TR Zoning District may be used in any transit station area or near a streetcar stop where moderate intensity development is appropriate, but should not be used in the Uptown area (inside Interstate Highways 277 and 77).
2. Applicability
The TOD-TR Zoning District may be applied in any of the following areas:
a. Within a 1-mile walking distance of an existing rapid transit station, or within ½ mile walking distance of an existing streetcar stop.
b. Within ½ mile walking distance of an adopted Metropolitan Transit Commission alignment rapid transit station location.
c. Within ¼ mile walking distance of an adopted and funded streetcar stop.
B. TOD-CC Transit Community Center Zoning District
1. Purpose
The TOD-CC Transit Community Center Zoning District is appropriate for parcels near moderate-intensity rapid transit stations and streetcar stops. Its lower maximum building heights, and less stringent design standards are intended to accommodate and encourage transit oriented and transit supportive development in transit station areas where there is not a current market demand for more intense development. These station areas are generally further from Uptown.
The TOD-CC Zoning District may be used in any transit station area or near a streetcar stop where moderate intensity development is appropriate, but should not be used in the Uptown area (inside Interstate Highways 277 and 77). It is not intended for sites adjacent to a Neighborhood 1 Place Type unless separated by a Limited Access Highway, Parkway, Boulevard, or Avenue of at least four lanes, or a rail corridor, or by a public amenity greater than three acres in size.
2. Applicability
The TOD-CC Zoning District may be applied in any of the following areas:
a. Within ½ mile walking distance of an existing rapid transit station, or within ¼ mile walking distance of an existing streetcar stop.
b. Within ½ mile walking distance of an adopted Metropolitan Transit Commission alignment station location, and as identified in a financially constrained Metropolitan Transportation Plan (MTP) on an existing rapid transit corridor.
c. Within ½ mile walking distance of an adopted and funded Metropolitan Transit Commission alignment station location on other rapid transit corridors.
d. Within ¼ mile walking distance of an adopted and funded streetcar stop.
C. TOD-NC Transit Neighborhood Center Zoning District
1. Purpose
The TOD-NC Transit Neighborhood Center Zoning District is intended for use in existing or future transit station areas and near streetcar stops as a transition from a higher intensity TOD-UC Zoning District to adjacent existing neighborhoods, or where the rehabilitation and reuse of existing structures is important to preserving the character of established neighborhoods.
The TOD-NC Zoning District generally maintains the high level of design standards associated with the TOD-UC Zoning District, but is preferred over the TOD-UC Zoning District where less intensity is more appropriate, such as adjacent to a Neighborhood 1 Place Type, or where adopted policy recommends a lower maximum building height.
The TOD-NC Zoning District may be used in any transit station area or near a streetcar stop where moderate to high intensity transit oriented development is appropriate, but should not be used in the Uptown area (inside Interstate highways 277 and 77).
2. Applicability
The TOD-NC Zoning District may be applied in any of the following areas:
a. Within a 1-mile walking distance of an existing rapid transit station, or within ½ mile walking distance of an existing streetcar stop.
b. Within ½ mile walking distance of an adopted Metropolitan Transit Commission alignment station location.
c. Within ¼ mile walking distance of an adopted and funded streetcar stop.
D. TOD-UC Transit Urban Center Zoning District
1. Purpose
The TOD-UC Transit Urban Center Zoning District is appropriate for parcels near high-intensity rapid transit stations and streetcar stops. Of the Transit Oriented Development Zoning Districts, the TOD-UC Zoning District will permit the greatest building heights, demand the uppermost level of site and architectural design, permit the least amount of vehicle parking, and require the most urban form of streetscape and public realm. This zoning district should be used on sites closest to transit stations and a limited number of streetcar stops where the highest density and most intense uses are envisioned.
The TOD-UC Zoning District may be used in any transit station area or near a streetcar stop where high intensity transit oriented development is appropriate. It is not intended for sites adjacent to a Neighborhood 1 Place Type unless separated by a limited-access highway, parkway, boulevard, or avenue of at least four lanes, or a rail corridor, or by a public amenity, greater than three acres in size.
2. Applicability
The TOD-UC Zoning District may be applied in any of the following areas:
a. Within ½ mile walking distance of an existing rapid transit station, or within ¼ mile walking distance of an existing streetcar stop.
b. Within ½ mile walking distance of an adopted Metropolitan Transit Commission (MTC) alignment station location, and as identified in a financially constrained Metropolitan Transportation Plan (MTP) on an existing rapid transit corridor.
c. Within ½ mile walking distance of an adopted and funded Metropolitan Transit Commission alignment station location on other rapid transit corridors.
d. Within ¼ mile walking distance of an adopted and funded streetcar stop.
Article 15 lists permitted, temporary, and accessory uses for the Transit Oriented Development Zoning Districts. Use definitions are found in Article 15. Prescribed conditions applicable to certain principal uses, and accessory uses are also found in Article 15.
The tables below include the dimensional and design standards for the Transit Oriented Development Zoning Districts. Standards within the tables below may contain specific regulations organized by frontage type (Section 3.5). In the tables below, where a cell contains a standard or a “✔” the standard is applicable. Where a cell is blank and shaded, the standard does not apply.
A. General
1. Within the TOD-TR, TOD-CC, TOD-NC, and TOD-UC Zoning Districts, the following shall apply to multi-family attached residential developments:
a. If a minimum 25’ Class B landscape yard, measured from the future right-of-way line, abuts and runs parallel to an arterial street, the portion of the arterial street abutting this landscape yard shall not be considered a frontage for the standards of this article. The portion of the arterial street abutting this landscape yard shall still be considered a frontage for the standards of the remainder of this Ordinance. No parking lots shall be located between these landscape yards and permitted uses.
2. For sites with three or more frontages, see Section 3.6 for alternative standards for ground floor activation, required prominent entrances, prominent entry design, and ground floor transparency.
B. Building Siting
Building siting standards govern the placement of buildings on lots and are intended to ensure that development maintains compatibility with its surrounding context and the intent of the applicable zoning district.
| TOD-TR | TOD-CC | TOD-NC | TOD-UC | ||
|---|---|---|---|---|---|
| A | Frontage Setback Line (from future back of curb) (feet) 1,2 | ||||
| Uptown Signature | 24 | 24 | 24 | 24 | |
| Main Street | 24 | 24 | 24 | 24 | |
| Linear Park | 36 | 36 | 36 | 36 | |
| 4-5 Lane Avenue/Boulevard | 20 | 20 | 20 | 20 | |
| 6 or more Lane Avenue/Boulevard |
24
|
24 | 24 | 24 | |
| 2-3 Lane Avenue | 20 | 20 | 20 | 20 | |
| Transit Station, Off-Street Public Path, Public Park 3 | 5 | 5 | 5 | 5 | |
| Uptown Primary | 20 | 20 | 20 | 20 | |
| Other - Primary | 20 | 20 | 20 | 20 | |
| Uptown Secondary | 16 | 16 | 16 | 16 | |
| Secondary | 16 | 16 | 16 | 16 | |
| Parkway (Measured from ROW) | 20 | 20 | 20 | 20 | |
| Limited Access (Measured from ROW) | 10 | 10 | 10 | 10 | |
| B | Frontage Build-To Zone (BTZ) (from frontage setback line) (feet)4,5 | ||||
| Main Street | 0-20 | 0-10 | 0-20 | 0-10 | |
| 4-5 Lane Avenue/Boulevard | 0-20 | 0-10 | 0-20 | 0-10 | |
| 6 or more Lane Avenue/Boulevard | 0-20 | 0-10 | 0-20 | 0-10 | |
| 2-3 Lane Avenue | 0-20 | 0-10 | 0-20 | 0-10 | |
| Transit Station, Off-Street Public Path, Public Park | 0-20 | 0-10 | 0-20 | 0-10 | |
| Other - Primary | 0-20 | 0-10 | 0-20 | 0-10 | |
| Secondary | 0-20 | 0-10 | 0-20 | 0-10 | |
| Parkway | |||||
| Limited Access | |||||
| C | Minimum BTZ Build-To Percentage for Structure (%) | ||||
| Main Street | 80 | 80 | 100 | 100 | |
| 4-5 Lane Avenue/Boulevard | 80 | 80 | 80 | 80 | |
| 6 or more Lane Avenue/Boulevard | 80 | 80 | 80 | 80 | |
| 2-3 Lane Avenue | 40 | 60 | 40 | 60 | |
| Transit Station, Off-Street Public Path, Public Park | 80 | 80 | 80 | 80 | |
| Other - Primary | 80 | 80 | 80 | 80 | |
| Secondary | 40 | 60 | 40 | 60 | |
| Parkway | |||||
| Limited Access | |||||
| D | Minimum Side Setback (feet) | ||||
| Not abutting Neighborhood 1 Place Type | 0 | 0 | 0 | 0 | |
| Abutting Neighborhood 1 Place Type | 10 | 10 | 10 | 10 | |
| E | Minimum Rear Setback (feet) | ||||
| Not abutting Neighborhood 1 Place Type | 0 | 0 | 0 | 0 | |
| Abutting Neighborhood 1 Place Type | 20 | 20 | 20 | 20 | |
C. Building Height
Building height standards govern the minimum and maximum heights of buildings, as applicable, and are intended to provide flexibility while maintaining transitions to adjacent areas.
| TOD-TR | TOD-CC | TOD-NC | TOD-UC | ||
|---|---|---|---|---|---|
| A | Minimum Building Height (feet) 1 | 24 | 24 | 40 | |
| B | Maximum Building Height (feet) 2,3 | 50 | 90 | 75 | 130 |
| C | Maximum Height with Bonus (feet) (Section 16.3)2,3 | 75 | 130 | 100 | 300 / Unlimited4 |
D. Building Articulation
Building Articulation standards govern the dimensions of building facade elements and entry features, and are intended to facilitate the enhancement of a pedestrian-oriented environment.
| TOD-TR | TOD-CC | TOD-NC | TOD-UC | ||
|---|---|---|---|---|---|
| A | Minimum Building Length as a Percentage of Lot Width Along Frontage (Measured at Frontage Setback Line) (%)1, 9, 10 | ||||
| Main Street | 60 | 60 | 80 | 80 | |
| 4-5 Lane Avenue/Boulevard | 60 | 60 | 60 | 60 | |
| 6 or more Lane Avenue/Boulevard | 60 | 60 | 60 | 60 | |
| 2-3 Lane Avenue | 60 | 60 | 60 | 60 | |
| Transit Station, Off-Street Public Path, Public Park | 60 | 60 | 60 | 60 | |
| Other - Primary | 60 | 60 | 60 | 60 | |
| Secondary | 40 | 40 | 40 | 40 | |
| Parkway | |||||
| Limited Access | |||||
| B | Maximum Building Length Along a Frontage (feet) 2, 11 | 400 | 400 | 400 | 400 |
| C | Maximum Building Length Along a Frontage with Additional Design Elements (feet) 2,3 | 600 | 600 | 600 | 600 |
| D | Maximum Blank Wall Area – (Ground floor and upper floor; Horizontal or Vertical; Per building) (feet)4 | ||||
| Main Street | 20 | 20 | 20 | 20 | |
| 4-5 Lane Avenue/Boulevard | 20 | 20 | 20 | 20 | |
| 6 or more Lane Avenue/Boulevard | 20 | 20 | 20 | 20 | |
| 2-3 Lane Avenue | 20 | 20 | 20 | 20 | |
| Transit Station, Off-Street Public Path, Public Park | 20 | 20 | 20 | 20 | |
| Other - Primary | 20 | 20 | 20 | 20 | |
| Secondary | 35 | 20 | 20 | 20 | |
| Parkway | 50 | 50 | 50 | 50 | |
| Limited Access | 50 | 50 | 50 | 50 | |
| E | Minimum Ground Floor Height – Residential (Finished Floor Elevation to Finished Floor Elevation) (feet)4,5,6, 7 | ||||
| Main Street | 168 | 168 | 168 | 168 | |
| 4-5 Lane Avenue/Boulevard | 10 | 12 | 12 | 12 | |
| 6 or more Lane Avenue/Boulevard | 10 | 10 | 12 | 12 | |
| 2-3 Lane Avenue | 10 | 10 | 12 | 12 | |
| Transit Station, Off-Street Public Path, Public Park | 10 | 10 | 12 | 12 | |
| Other - Primary | 10 | 10 | 12 | 12 | |
| Secondary | 10 | 10 | 12 | 12 | |
| Parkway | 10 | 10 | 12 | 12 | |
| Limited Access | |||||
| F | Minimum Ground Floor Height – Nonresidential and Mixed-Use (Finished Floor Elevation to Finished Floor Elevation) (feet)5,7 | ||||
| Main Street | 168 | 168 | 168 | 168 | |
| 4-5 Lane Avenue/Boulevard | 14 | 168 | 168 | 168 | |
| 6 or more Lane Avenue/Boulevard |
14
|
14 | 168 | 168 | |
| 2-3 Lane Avenue | 14 | 14 | 168 | 168 | |
| Transit Station, Off-Street Public Path, Public Park | 14 | 14 | 168 | 168 | |
| Other - Primary | 14 | 14 | 168 | 168 | |
| Secondary | 14 | 14 | 168 | 168 | |
| Parkway | 14 | 14 | 168 | 168 | |
| Limited Access | |||||
| G | Maximum Spacing for Required Prominent Entrances (feet)4 | ||||
| Main Street | 250 | 250 | 250 | 250 | |
| 4-5 Lane Avenue/Boulevard | 250 | 250 | 250 | 250 | |
| 6 or more Lane Avenue/Boulevard | 250 | 250 | 250 | 250 | |
| 2-3 Lane Avenue | 250 | 250 | 250 | 250 | |
| Transit Station, Off-Street Public Path, Public Park | 250 | 250 | 250 | 250 | |
| Other - Primary | 250 | 250 | 250 | 250 | |
| Secondary | 250 | 250 | 250 | 250 | |
| Parkway | 250 | 250 | 250 | 250 | |
| Limited Access | |||||
E. Transparency
Transparency standards govern the required amount of ground floor and upper floor transparency, and are intended to facilitate the enhancement of a pedestrian-oriented environment. These standards do not apply to multi-family attached development when units are on sublots.
| TOD-TR | TOD-CC | TOD-NC | TOD-UC | ||
|---|---|---|---|---|---|
| A | Ground Floor Transparency – Residential (% of wall area between 3’ and 10’ from grade; Per building)1,2 | ||||
| Main Street | 25 | 25 | 25 | 25 | |
| 4-5 Lane Avenue/Boulevard | 20 | 25 | 25 | 25 | |
| 6 or more Lane Avenue/Boulevard | 20 | 25 | 25 | 25 | |
| 2-3 Lane Avenue | 20 | 25 | 25 | 25 | |
| Transit Station, Off-Street Public Path, Public Park | 20 | 20 | 20 | 20 | |
| Other - Primary | 20 | 25 | 25 | 25 | |
| Secondary | 20 | 25 | 25 | 25 | |
| Parkway | 20 | 20 | 20 | 20 | |
| Limited Access | |||||
| B | Ground Floor Transparency – Nonresidential and Mixed-Use (% of wall area between 3’ and 10’ from grade; Per building)1 | ||||
| Main Street | 60 | 60 | 60 | 60 | |
| 4-5 Lane Avenue/Boulevard | 40 | 50 | 60 | 60 | |
| 6 or more Lane Avenue/Boulevard | 40 | 50 | 60 | 60 | |
| 2-3 Lane Avenue | 40 | 50 | 60 | 60 | |
| Transit Station, Off-Street Public Path, Public Park | 40 | 50 | 60 | 60 | |
| Other - Primary | 40 | 50 | 60 | 60 | |
| Secondary | 40 | 50 | 50 | 50 | |
| Parkway | 30 | 30 | 30 | 30 | |
| Limited Access | |||||
| C | Upper Floor Transparency – Residential, Nonresidential, and Mixed-Use (% of Wall Area per Story; Per building) | ||||
| Main Street | 15 | 15 | 15 | 25 | |
| 4-5 Lane Avenue/Boulevard | 15 | 15 | 15 | 25 | |
| 6 or more Lane Avenue/Boulevard | 15 | 15 | 15 | 25 | |
| 2-3 Lane Avenue | 15 | 15 | 15 | 25 | |
| Transit Station, Off-Street Public Path, Public Park | 15 | 15 | 15 | 25 | |
| Other - Primary | 15 | 15 | 15 | 25 | |
| Secondary | 15 | 15 | 15 | 15 | |
| Parkway | 15 | 15 | 15 | 15 | |
| Limited Access | |||||
F. Site Layout Standards
1. Residential Site Layout Standards
The standards below establish site layout requirements for multi-family attached and multi-family stacked buildings when allowed within the Transit Oriented Development Zoning Districts, either as standalone buildings or as components of multi-dwelling developments. These site layout requirements also apply to triplex and quadraplex buildings when these forms are components of a multi-dwelling development. Where standards below refer to a frontage, such standards apply to all frontages except parkways or limited access roads.
| Multi-family Attached When Units Not on Sublots | Multi-family Stacked | Multi-family Attached When Units on Sublots | Triplex & Quadraplex Buildings in MDDs | |
|---|---|---|---|---|
|
The primary pedestrian entry to each principal structure abutting a frontage shall face the frontage. On corner lots, the primary pedestrian entry may be oriented to either frontage. If a principal structure abuts both a frontage and common open space perpendicular to the frontage, the primary pedestrian entry may face the common open space1 if it meets the following: 1. The common open space has a minimum width of 50' for the length of the common open space provided. 2. The common open space has a maximum length of 500'. Principal structures not abutting a frontage do not have to orient primary pedestrian entries to a frontage or common open space. |
✔ | ✔ | ||
|
The sidewalls of each principal structure abutting a frontage shall be oriented perpendicular to the frontage. On corner lots, sidewalls may be oriented to either frontage. If a principal structure abuts both a frontage and common open space, the sidewalls may orient perpendicularly the common open space1 if it meets the following: 1. The common open space has a minimum width of 50' for the length of the common open space provided. 2. The common open space has a maximum length of 500'. Principal structures not abutting a frontage do not have to orient primary pedestrian entries to a frontage or common open space. |
✔ | ✔ |
1 Common open space shall also comply with the standards of Table 16-2: Design of Open Space.
G. Building Design Standards
1. Nonresidential and Mixed-Use Building Design Standards
The following design standards apply to nonresidential and mixed-use buildings in the Transit Oriented Development Zoning Districts.
| TOD-TR | TOD-CC | TOD-NC | TOD-UC | |
|---|---|---|---|---|
| Building Base and Entrance Design | ||||
|
For building over 90' in height, the base of the building shall be clearly differentiated from the remainder of the building with an emphasis on providing design elements that will enhance the pedestrian environment. 1. This differentiation shall occur somewhere within the bottom third of the building, but no higher than 50’ above grade. 2. Elements such as, but not limited to, cornices, corbeling, molding, stringcourses, ornamentation, changes in material or color, recessing, architectural lighting, and other sculpturing of the base shall be provided to clearly differentiate the base from the remainder of the building. |
||||
| Main Street | ✔ | ✔ | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ | ✔ | ✔ |
| Other - Primary | ✔ | ✔ | ✔ | ✔ |
| Secondary | ✔ | ✔ | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ | ✔ | ✔ |
| Limited Access | ||||
|
A frontage shall have a minimum of one prominent entrance, as defined in this Ordinance. The number of prominent entrances required shall be determined by the building length along the frontage and the maximum spacing in G of Table 13-3. In the case of a building located on a corner lot with two frontages, one prominent entrance located on the corner may count as a required prominent entrance for both frontages, subject to the following: 1. A prominent corner entry shall include design features that reinforce intersections as key locations for pedestrian activity. Two of the following shall be included: a. A chamfered or rounded corner design. |
||||
| Main Street | ✔ | ✔ | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ | ✔ | ✔ |
| Other - Primary | ✔ | ✔ | ✔ | ✔ |
| Secondary | ✔ | ✔ | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ | ✔ | ✔ |
| Limited Access | ||||
| A minimum of one ground floor entrance along each frontage facing facade, except for a Limited Access frontage, shall include a pedestrian connection between doors and adjacent pedestrian facilities, where such facilities are present or are required by this Ordinance.1 | ||||
| Main Street | ✔ | ✔ | ✔ | |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ | ✔ | |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ | ✔ | |
| 2-3 Lane Avenue | ✔ | ✔ | ✔ | |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ | ✔ | |
| Other - Primary | ✔ | ✔ | ✔ | |
| Secondary | ✔ | ✔ | ✔ | |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ | ✔ | |
| Limited Access | ||||
| All ground floor entrances along each frontage facing facade, except for a Limited Access frontage, shall include a pedestrian connection between doors and adjacent pedestrian facilities, where such facilities are present or are required by this Ordinance.1 | ||||
| Main Street | ✔ | |||
| 4-5 Lane Avenue/Boulevard | ✔ | |||
| 6 or more Lane Avenue/Boulevard | ✔ | |||
| 2-3 Lane Avenue | ✔ | |||
| Transit Station, Off-Street Public Path, Public Park | ✔ | |||
| Other - Primary | ✔ | |||
| Secondary | ✔ | |||
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | |||
| Limited Access | ||||
| Where a building contains multiple tenant spaces on the ground floor abutting a frontage, each tenant space shall have a prominent entrance including a pedestrian connection between doors and adjacent pedestrian facilities, where such facilities are present or are required by this Ordinance.1 | ||||
| Main Street | ✔ | ✔ | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ | ✔ | ✔ |
| Other - Primary | ✔ | ✔ | ✔ | ✔ |
| Secondary | ✔ | ✔ | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ | ✔ | ✔ |
| Limited Access | ||||
| A minimum of one prominent entrance on the ground floor is required per building on a site. | ✔ | ✔ | ✔ | ✔ |
| Pedestrian-oriented ground-floor designs are encouraged, including arcades, galleries, colonnades, outdoor dining areas, and outdoor plazas. When integrated into the overall building design, such features are considered to meet any required build-to percentage. | ||||
| Main Street | ✔ | ✔ | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ | ✔ | ✔ |
| Other - Primary | ✔ | ✔ | ✔ | ✔ |
| Secondary | ✔ | ✔ | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ | ✔ | ✔ |
| Limited Access | ||||
2. Residential Building Design Standards
The following design standards apply to multi-family attached when units not on sublots and multi-family stacked development in the Transit Oriented Development Zoning Districts.
| Multi-family Attached When Units Not on Sublots | Multi-family Stacked | |
|---|---|---|
| Facade Modulation | ||
|
Structures shall incorporate elements of variation on any façade facing a frontage, public open space, or common open space. Variation shall be achieved as follows: 1. For multi-family attached buildings when units are not on sublots, one of the following shall be incorporated into the design of the structure: a. Variation in the façade depth of adjoining dwelling units of at least 3’. Such variation shall extend the entire height of the façade. 2. For multi-family stacked buildings 150’ or more in length, recesses or projections of the façade of at least 1’ in depth, and no less than 10’ in width are required at intervals of no more than 60′ linearly. This shall not be required on any portion of a multi-family stacked building 50’ or more in height above average grade. |
||
| Main Street | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ |
| Other - Primary | ✔ | ✔ |
| Secondary | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ |
| Limited Access | ||
| Building Base and Entrance Design | ||
|
A frontage shall have a minimum of one prominent entrance, as defined in this Ordinance. The number of prominent entrances required shall be determined by the building length along the frontage and the maximum spacing in G of Table 13-3. In the case of a building located on a corner lot with two frontages, one prominent entrance located on the corner may count as a required prominent entrance for both frontages, subject to the following: 1. A prominent corner entry shall include design features that reinforce intersections as key locations for pedestrian activity. Two of the following shall be included: a. A chamfered or rounded corner design. |
✔ | ✔ |
| The primary pedestrian entry shall be a prominent entrance along a frontage as defined by this Ordinance, except for a Limited Access frontage, or along a common open space as per Table 13-5 above. In the case of a building with individual units with multiple exterior entrances, at least one of the entrances for each individual unit shall be a prominent entrance and that entrance shall be located on the highest frontage classification as per the hierarchy in Section 3.5.D. | ||
| Main Street | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ |
| Other - Primary | ✔ | ✔ |
| Secondary | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ |
| Limited Access | ||
| All ground floor entrances to individual units on a frontage with a sidewalk shall be between 1’ and 5’ above the grade of the adjacent sidewalk when located within 10’ of the back of sidewalk. Residential units located below the grade of the adjacent sidewalk are permitted to have below-grade entrances, which shall be between 1’ and 3’ below the grade of the adjacent sidewalk.1 | ||
| Main Street | ✔ | ✔ |
| 4-5 Lane Avenue/Boulevard | ✔ | ✔ |
| 6 or more Lane Avenue/Boulevard | ✔ | ✔ |
| 2-3 Lane Avenue | ✔ | ✔ |
| Transit Station, Off-Street Public Path, Public Park | ✔ | ✔ |
| Other - Primary | ✔ | ✔ |
| Secondary | ✔ | ✔ |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | ✔ |
| Limited Access | ||
| Arcades, galleries, colonnades, outdoor plazas, outdoor dining areas, or similar pedestrian-oriented ground floor designs may be incorporated into facades. When provided, such features that are in line with the building facade above the ground floor are considered to meet any required build-to percentage. | ||
| Main Street | ✔ | |
| 4-5 Lane Avenue/Boulevard | ✔ | |
| 6 or more Lane Avenue/Boulevard | ✔ | |
| 2-3 Lane Avenue | ✔ | |
| Transit Station, Off-Street Public Path, Public Park | ✔ | |
| Other - Primary | ✔ | |
| Secondary | ✔ | |
| Parkway (when only frontage or adjacent to shared-use path) | ✔ | |
| Limited Access | ||
1 Zoning Administrator may allow adjustments to standards if adjacent average sidewalk slope is greater than 10% or to comply with federal and state law.
H. Building Materials
The following building materials are limited to 25% of each façade along a frontage. They may also be used as a component of construction when not a surface finish material without limitation. These restrictions do not apply to multi-family attached dwellings when units are on sublots or to accessory buildings less than 1,000 square feet or greater than 250’ from a street, platted right-of-way, or public open space establishing the frontage, as defined by Article 2 of this Ordinance.
1. Corrugated metal siding, either galvanized or with a painted finish. An alternative metal siding may exceed the limit outlined above if the metal siding is deemed a more decorative surface finish material as approved by the Zoning Administrator.
a. The reuse of pre-fabricated shipping containers is permitted and is not subject to this limitation, subject to compliance with the building code and other applicable codes
2. Exterior insulation finishing systems (EIFS) is prohibited on the ground floor of a multi-family dwelling (the 25% permission does not apply). This does not apply to multi-family attached dwellings when units on sublots.
3. Plain concrete masonry units (CMU) having no integral color pigment or improved exterior surface finish. For this standard the application of paint does not qualify as an improved exterior surface finish.
4. Plastic
5. T-111 composite plywood siding
6. Vinyl
A. New construction of a principal building of 1,000 square feet or greater and/or expansion of a principal building by 5,000 square feet or 20% of the building area, whichever is less, is required to provide on-site open space, except for development on sites of one-half acre or less in size.
B. The design of open space shall meet the design requirements of Section 16.5.
C. Based on the site area, development shall provide on-site open space as follows:
| TOD-TR | TOD-CC | TOD-NC | TOD-UC | |
| Total On-Site Open Space | Development shall provide a minimum of 10% on-site open space. | Development shall provide a minimum of 5% on-site open space. | ||
| Public On-Site Open Space (% of Total On-Site Open Space) | ||||
| Commercial Development | A minimum of 50% of the on-site open space shall be public open space for commercial developments. | |||
| Mixed-Use Development1 | A minimum of 25% of the on-site open space shall be public open space for mixed-use developments. | |||
1 For the purposes of required public on-site open space a development shall be considered mixed-use when no more than 25% of the ground floor area is nonresidential.
D. Residential on-site open space may be provided as land dedicated to Mecklenburg County Park and Recreation, a fee-in-lieu provided to Mecklenburg County Park and Recreation, or a combination thereof in accordance with the requirements of Section 16.5.
E. Nonresidential and mixed-use on-site open space may be provided as land dedicated to Mecklenburg County Park and Recreation, a fee-in-lieu provided to Mecklenburg County Park and Recreation, or a combination thereof in accordance with the requirements of Section 16.5.
F. For projects with multiple phases, the open space required for each phase, per this Section, shall be installed prior to completion of that phase.
Standards for required on-site pedestrian connectivity are found in Section 16.6.
A. General Development Standards
General development standards are found in Article 16.
B. Accessory Structures
Standards for accessory structures are found in Article 17.
C. Architectural Features
Standards for architectural features are found in Article 18.
D. Off-Street Parking
Standards for off-street parking and bicycle parking are found in Article 19.
E. Landscaping and Screening
Landscaping and screening standards are found in Article 20.
F. Loading and Service
Standards for loading spaces and service areas are found in Article 21.
G. Signs
Standards for signs are found in Article 22.
H. Drainage
Standards for drainage are found in Article 24.