The Neighborhood 1 Zoning Districts respect the character and development patterns of Charlotte’s established residential neighborhoods and promote new residential neighborhood development in a manner that implements the City’s vision for the future. The N1-A through N1-E Zoning Districts allow for the development of single -family, duplex, and triplex dwellings on all lots. Additionally, quadraplex dwellings are allowed on arterial streets in these zoning districts when an affordable housing unit is provided within the dwelling. The N1-F Zoning District allows all dwelling types allowed in N1-A through N1-E Zoning Districts, as well as small-scale multi-family dwellings, and is intended for application typically on arterial streets within Neighborhood 1 Place Type.

Specific standards within each of the zoning districts address building form and promote context-sensitive, compatible neighborhood development. The Neighborhood 1 Zoning Districts also allow for select nonresidential uses, such as places of worship and educational facilities, and for the reuse of existing neighborhood commercial establishments under prescribed conditions.

N1-A Neighborhood 1 Zoning District
The N1-A Zoning District allows for the development of residential dwellings on lots of 10,000 square feet or greater.
The N1-A Zoning District is typically applied to established neighborhoods.
N1-B Neighborhood 1 Zoning District
The N1-B Zoning District allows for the development of residential dwellings on lots of 8,000 square feet or greater.
The N1-B Zoning District is typically applied to established neighborhoods.
N1-C Neighborhood 1 Zoning District
The N1-C Zoning District allows for the development of residential dwellings on lots of 6,000 square feet or greater.
The N1-C Zoning District is typically applied to established neighborhoods.
N1-D Neighborhood 1 Zoning District
The N1-D Zoning District allows for the development of residential dwellings on lots of 3,500 square feet or greater.
N1-E Neighborhood 1 Zoning District
The N1-E Zoning District allows for the development of residential dwellings on lots of 3,000 square feet or greater.
N1-F Neighborhood 1 Zoning District
The N1-F Zoning District allows for the development of residential dwellings on lots of 3,000 square feet or greater and is intended to be applied predominantly along arterials.

4.2 USES

Article 15 lists permitted, temporary, and accessory uses for the Neighborhood 1 Zoning Districts. Use definitions are found in Article 15. Prescribed conditions applicable to certain principal uses, temporary uses, and accessory uses are also found in Article 15.

4.3 DIMENSIONAL AND DESIGN STANDARDS

General
1. The tables below include the dimensional and design standards for the Neighborhood 1 Zoning Districts. Abbreviation included shall be interpreted as follows: MF = Multi-Family. (Additional abbreviations are described in Section 2.2.)
2. Where this Ordinance refers to frontages in general, a transit station, off-street public path, or public park shall not be considered a frontage within the Neighborhood 1 Zoning Districts.
3. In the tables below, where a cell contains a standard or a “.” the standard shall be applicable. Where a cell is blank and shaded, the standard shall not apply.
Lot
Lot standards govern the basic dimensions of lots, including but not limited to minimum area, width, and coverage as applicable. These standards are intended to provide a rational basis for the division, organization, and development of land within the City of Charlotte.

Article 4. Neighborhood 1 Zoning Districts Image

Table 4-1: Neighborhood 1 Zoning Districts Lot Standards ¹

		N1-A	N1-B	N1-C	N1-D	N1-E	N1-F
A	Minimum Lot Area–Residential (square feet)	10,000	8,000	6,000	3,500	3,000	3,000
B	Minimum Lot Area – Nonresidential and Mixed-Use (square feet)	12,000	12,000	12,000	12,000	12,000	12,000
C	Minimum Lot Width – Residential (feet)	70	60	50	40	30	30 MF:50
D	Minimum Lot Width – Nonresidential and Mixed-Use (feet)	70	70	70	70	70	70
E	Maximum Building Coverage (%)	Lots 10,000 square feet and greater:40 Lots Less than 10,000 square feet: 50

¹ Lot Standards do not apply to individual sublots but do apply to the parcel on which the sublot(s) is located

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.

Table 4-2: Neighborhood 1 Zoning Districts Building Siting Standards

		N1-A	N1-B	N1-C	N1-D	N1-E	N1-F
A	Min. Front Setback from Street (Measured from Right-of-Way) (feet) ^{1, 2, 3, 4, 6}	27	27	17	17	10	17
B	Min. Corner Side Setback from Street (Measured from Right-of- Way) (feet) ^{4, 5, 6}	13.5	13.5	10	10	10	10
C	Minimum Side Setback (feet)	5	5	5	5	5	5
D	Minimum Rear Setback (feet)	40	35	30	25	20	20

¹ Front setbacks shown on a plat recorded at the Register of Deeds shall supersede required zoning district front setbacks.

²The following alternative setback standards may be used for an established blockface that is at least 25% developed or has at least four existing dwellings:

A single-family, duplex, or triplex dwelling in an established blockface may be located no closer to the street than the two closest residential buildings on the same blockface.
In no case shall the minimum setback be less than ten feet or intrude into a required clear sight triangle at an intersection (Section 16.1).

³In the case of a lot abutting both a local or collector street and a parallel arterial street (through lot), buildings shall orient toward the local or collector street.

⁴In no case shall any building entry be located closer than six feet to an existing or proposed off-street public path or shared use path.

⁵When the corner side setback is located along an arterial street, the corner side setback shall be subject to the minimum front setback dimension for the zoning district.

⁶Street includes public and network-required private streets. For network-required private streets, front setback is measured from the back of curb, and shall be as indicated for the zoning district, plus an additional 14 feet.

Building Height
Building height standards govern the maximum heights of buildings, as applicable, and are intended to provide flexibility while maintaining appropriate transitions to adjacent areas.

Table 4-3: Neighborhood 1 Zoning Districts Building Height Standards
		N1-A	N1-B	N1-C	N1-D	N1-E	N1-F
A	Maximum Building Height – Residential (feet)¹	48	48	40	40	40	48
B	Maximum Building Height – Nonresidential and Mixed-Use (feet) ^{1, 2, 3}	48	48	48	48	48	48

¹ The height and location of structures may be restricted by the limitations set forth in the Code of Federal Regulations (CFR) Title 14 Part 77: Safe, Efficient Use, and Preservation of the Navigable Airspace. A notice of proposed construction FAA Form 7460-1 must be filed with the FAA for construction or alteration that impacts any of the imaginary surfaces as defined in 14 CFR Part 77 or is more than 200 feet in height above the ground at its site at least 45 days prior to construction. The Aviation Department Planning Division may serve as a point of contact for information regarding building notification requirements and obstruction evaluation.^‍
² The maximum building height of any structure within 200 feet from the lot line of residential uses or vacant land in a Neighborhood 1 Place Type is limited as follows: Portions of a structure within the first 100 feet are limited to a maximum height of 50 feet. Building heights for all portions of a structure shall be measured from the average grade established for the whole building.
³ Building height may be increased by one foot for each additional one foot of building setback from required side and rear setbacks to a maximum height of 65 feet.

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1. Maximum Sidewall Height for Duplexes and Triplexes
  All duplex and triplex buildings within the Neighborhood 1 Zoning Districts shall meet the maximum sidewall height regulations below.
  1. The sidewall height for all duplex and triplex buildings is limited to 20 feet. The sidewall height may be increased above 20 feet if the average height of the facing sidewalls of the single-family, duplex, or triplex buildings on both sides of the lot exceeds 20 feet. In such case, the sidewall height of the subject duplex or triplex building may be increased up to this average height.
    1. Sidewalls shall be measured from the finished floor elevation at the ground floor to the eave or, if no eave is present on the building, to the bottom of the finished roof plane.
    2. For a lot that does not have single-family, duplex, or triplex buildings on both sides of the lot, the two closest single-family, duplex, or triplex buildings on the same blockface are used for averaging.
    3. When a sidewall height of greater than 20 feet is proposed, a sidewall height survey of the relevant single-family, duplex, or triplex buildings is required at the time of plan submittal.
  2. If no single-family, duplex, or triplex buildings exist on the same blockface as a new duplex or triplex building under development, the maximum building height for the zoning district controls.
2. Building Height Plane for Duplexes and Triplexes
  In addition to the maximum building height requirement for the zoning district, all duplex and triplex buildings within the Neighborhood 1 Zoning Districts shall meet the building height plane regulations below.
  1. One additional foot of height, above the maximum permitted sidewall height at the required minimum side setback, is allowed for each additional one foot in distance the portion of the building is located from the required minimum side setback. This establishes a building height plane of 45 degrees. The building height plane does not allow an increase in the maximum sidewall height. Buildings may not exceed the maximum building heights of the zoning district.
  2. Dormers and gable ends may extend into and through the 45 degree building height plane but shall comply with the maximum building height. The cumulative width of dormers extending into and through the building height plane shall be limited to 25% of the depth of the sidewall.

**BUILDING HEIGHT PLANE (DUPLEX AND TRIPLEX)**

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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. The following standards apply only to building façades facing a frontage, except for Limited Access. The standards below apply to all uses unless a use has a specific standard. When only specific uses are cited, then the standard applies only to those uses.

Table 4-4: Neighborhood 1 Zoning Districts Building Articulation Standards

		N1-A	N1-B	N1-C	N1-D	N1-E	N1-F
A	Maximum Building Length – Residential (feet)						MF: 150
B	Maximum Building Length – Nonresidential and Mixed- Use (feet)	300	300	300	300	300	300
C	Maximum Blank Wall Area – Residential (Ground floor and upper floors; Horizontal or Vertical) (feet)						MF¹: 20
D	Maximum Blank Wall Area – Nonresidential and Mixed- Use (Ground floor and upper floors; Horizontal or Vertical)(feet)	20	20	20	20	20	20
E	Maximum Prominent Entry Spacing – Residential (feet)						MF¹: 250
F	Maximum Prominent Entry Spacing – Nonresidential and Mixed-Use (feet)	250	250	250	250	250	250

¹ Does not apply to Multi-Family Attached When Units are on Sublots.

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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. The following standards apply only to building façades facing a frontage, except for Limited Access. These standards do not apply to multi-family attached development on sublots. The standards below apply to all uses unless a use has a specific standard. When only specific uses are cited, then the standard applies only to those uses.

Table 4-5: Neighborhood 1 Zoning Districts Transparency Standards
		N1-A	N1-B	N1-C	N1-D	N1-E	N1-F
A	Ground Floor Transparency – Residential (% of wall area between 3’ and 10’ from grade)						MF: 25
B	Ground Floor Transparency – Nonresidential and Mixed-Use (% of wall area between 3’ and 10’ from grade)	30	30	30	30	30	30
C	Upper Floor Transparency – Residential (% of Wall Area per Story)						MF: 15
D	Upper Floor Transparency – Nonresidential and Mixed-Use (% of Wall Area per Story)	15	15	15	15	15	15

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Site Layout Standards
1. Residential Site Layout Standards
  The table below establishes site layout standards for multi-family attached, multi-family stacked, and triplex and quadraplex development both when located on and when not located on sublots. Multi-dwelling developments are also subject to the prescribed conditions in Article 15.

Table 4-6: Neighborhood 1 Zoning Districts Residential Site Layout Standards

	Multi-Family Attached When Units Not On Sublots	Multi-Family Stacked	“Multi-Family Attached & Triplex / Quadraplex When Units On Sublots	Triplex / Quadraplex When Not On Sublots
The primary pedestrian entry to each principal structure shall face a frontage.		✔		✔
The primary pedestrian entry to each dwelling unit shall face a frontage or common open space.	✔
Principal structures abutting a frontage shall be oriented with all building sidewalls perpendicular to the frontage. On corner lots, sidewalls may be oriented perpendicularly to either frontage.			✔

Building Design Standards
1. Residential Building Design Standards
  The table below establishes building design standards for multi-family stacked, and multi-family attached, triplex and quadraplex development when not on sublots within the Neighborhood 1 Zoning Districts.

RESIDENTIAL BUILDING DESIGN STANDARDS
(MULTI-FAMILY STACKED AND MULTI-FAMILY ATTACHED, TRIPLEX AND QUADRAPLEX DEVELOPMENT WHEN NOT ON SUB LOTS)

Table 4-7: Neighborhood 1 Zoning Districts Residential Building Design Standards

	Multi- Family Attached When Not On Sublots	Multi- Family Stacked	Triplex / Quadraplex When Not On Sublots
The primary pedestrian entry shall be a prominent entrance along a frontage as defined by this Ordinance, except for a Limited Access frontage. In the case of a building with multiple exterior entrances to individual units within the structure, this requirement applies to all exterior entrances along a frontage.	✔	✔	✔
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	✔	✔	✔
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 dwellings when 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. b. Architectural features, such as balconies, bay windows, or other elements along the façade of each dwelling unit, subject to the standards of Article 18. 2. For multi-family stacked dwellings 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’.	✔	✔
Windows, doors, porches, or other architectural features are required on all frontage-facing facades to avoid the appearance of blank walls.	✔	✔	✔

¹Zoning Administrator may allow adjustments to standards if adjacent average sidewalk grade is greater than 10% or to comply with federal and state law.

1. Nonresidential and Mixed-Use Building Design Standards
  The following design standards apply to nonresidential and mixed-use buildings in the Neighborhood 1 Zoning Districts.

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**NONRESIDENTIAL AND MIXED-USE BUILDING DESIGN STANDARDS**

1. 1. A frontage shall have a minimum of one prominent entrance, as defined in this Ordinance. This does not apply to Limited Access roads.
    1. In the case of a building with two frontages located on a corner, one prominent entrance located on the corner may satisfy this requirement for both frontages, subject to the following:
      1. Each frontage shall not require more than one prominent entry.
      2. 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 chamfered or rounded corner design. Awnings, canopies, or other covered entry features. Special paving, landscape, or lighting features. Unique architectural detailing that emphasizes the corner entry.
  2. One prominent entrance on the ground floor is required per building on a site.
  3. A minimum of one ground floor entrance along each frontage facing façade, 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. The Zoning Administrator may waive this requirement if they determine that the nature of the use does not require such pedestrian connections, for example warehouse and distribution centers, airports, truck and rail freight terminals, and other similar uses.
  4. Pedestrian-oriented ground-floor designs are encouraged, including arcades, galleries, colonnades, outdoor dining areas, and outdoor plazas.
Building Material Restrictions
The building material restrictions apply to the following development in the Neighborhood 1 Zoning Districts: nonresidential development, mixed-use buildings, multi-family stacked, and triplex, quadraplex, and multi-family attached when not on sublots.
1. 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.
  1. Corrugated metal siding; however, 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 in item 1 above does not apply)
  3. Plain concrete masonry units (CMU)
  4. Plastic
  5. T-111 composite plywood siding
  6. Vinyl

4.4 OPEN SPACE REQUIREMENTS

New development and expansion of buildings by 5,000 square feet or 20% of the building area, whichever is less, is required to provide open space as specified in this section.

Residential On-Site Open Space
On-site open space is required in the N1-F Zoning District for all multi-family development in accordance with the following:
1. For multi-family stacked developments, a minimum of 10% of the lot area shall be designed as on-site open space. Such open space may be private open space, common open space, public open space, or any combination thereof.
2. Multi-family attached development shall provide a minimum of 250 square feet of open space per dwelling unit. Such open space may be private open space, common open space, public open space, or any combination thereof.
3. Residential on-site open space shall meet the design requirements of Section 16.5.
4. 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.
Nonresidential and Mixed-Use On-Site Open Space
1. Nonresidential and mixed-use development in the Neighborhood 1 Zoning Districts is required to provide on-site open space, except for developments on sites of one-half acre or less in size.
2. Development shall provide a minimum of 10% of the total lot area in on-site open space. Such open space may be common open space, public open space, or any combination thereof.
3. Nonresidential and mixed-use on-site open space shall meet the design requirements of Section 16.5.
4. 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.

4.5 ALTERNATIVE RESIDENTIAL DEVELOPMENT OPTIONS

Conservation Residential Development
A conservation residential development permits a reduction in lot size in exchange for the provision of open space beyond the requirements of this Ordinance, allowing for efficient use of land and preservation of natural resources.
1. Applicability
  Conservation residential development is permitted in the N1-A, N1-B, N1-C, and N1-D Zoning Districts. A conservation residential development shall be a minimum of two acres in area.
2. Development Standards
  1. Site Layout
    1. All lots within a conservation residential development shall front on a street or a common open space.
    2. The maximum number of lots permitted within a conservation development is determined by the gross acreage of the site divided by the minimum lot area of the zoning district.
    3. Lots within the conservation development shall meet the requirements of the underlying zoning district with the exception of the following:
      1. Minimum lot area and minimum lot width may be reduced by 50%.
      2. Maximum building coverage does not apply to lots of 5,000 square feet or less in lot area.
    4. Minimum setbacks apply as follows:
      1. A minimum side setback of five feet applies to all lots within a conservation residential development.
      2. A minimum corner side setback of ten feet applies to all corner lots within a conservation residential development.
      3. Front and rear setbacks may be reduced by 50% for all lots within the conservation residential development, unless otherwise specified below.
      4. When a lot within a conservation residential development fronts on a common open space, the front setback shall be measured from the property line abutting the common open space.
      5. Where a lot within the conservation residential development abuts adjacent property, minimum side and rear setbacks are required in accordance with zoning district standards.
      6. Where a lot within the conservation residential development abuts a street at the perimeter of the conservation residential development, minimum front setback and minimum lot width is required in accordance with zoning district standards.
    5. All buildings within a conservation residential development shall front on a street or a common open space. When a conservation residential development is developed as buildings on individual lots that front on a common open space, such frontage is considered to meet any requirement for frontage on a street. However, all applicable emergency access requirements must be met.
  2. Common Open Space
    1. In addition to any open space or tree save otherwise required by this Ordinance, 10% of the site area of a conservation residential development shall comprise common open space, and at least 50% of the common open space shall be tree save per the requirements and allowances of Article 20. Common open space shall be designed as follows:
      1. The required common open space, excluding any designated tree save area, shall have a minimum width of at least 30 feet in all dimensions. Dimensions of designated tree save area are subject to the requirements of Article 20.
      2. Common open space, excluding any tree save, may be improved for recreational use or left in a natural state. No more than 50% of common open space shall be covered by water. Areas of common open space designated as tree save shall not be covered by water.
      3. Structures located within any common open space shall be accessory to any recreational use of the space. Structures located in designated tree save areas are subject to the requirements of Article 20.
    2. Common open space may be conveyed as follows:
      1. To Mecklenburg County in support of the Mecklenburg County Park and Recreation Department, if accepted by the County.
      2. To a conservation organization approved by the City, if accepted by the designated organization.
      3. To one or more homeowner’s associations.
    3. Common open space cannot be sold and has no future development rights.
Voluntary Mixed-Income Residential Development
A voluntary mixed-income residential development allows for an increase in development intensity in exchange for the provision of a mixture of affordable and market-rate housing units, expanding housing options and opportunities within the City.
1. Applicability
  Voluntary mixed-income residential development is permitted in the N1-A, N1-B, N1-C, and N1-D Zoning Districts.
2. Development Bonus
  In exchange for setting aside affordable housing units, voluntary mixed-income residential developments may receive a bonus allowing for the development of property in accordance with the standards of a zoning district of greater intensity as follows:
  1. Property zoned the N1-A Zoning District may be developed in accordance with the standards of the N1-B Zoning District.
  2. Property zoned the N1-B Zoning District may be developed in accordance with the standards of the N1-C Zoning District.
  3. Property zoned the N1-C Zoning District may be developed in accordance with the standards of the N1-D Zoning District.
  4. Property zoned the N1-D Zoning District may be developed in accordance with the standards of the N1-E Zoning District.

An example of a calculation of bonus lots is as follows: If the N1-A Zoning District allows 100 lots and the N1-B Zoning District allows 128 lots, then there are 28 bonus lots. (128 lots minus 100 lots).

1. Affordability Set-Aside
  1. All units constructed on 50% of the bonus lots accommodated through the development bonus shall be developed as affordable units set aside for households earning 80% Area Median Income (AMI) or less. The period of affordability shall be 15 years for rental properties and the City or a nonprofit shall have first right of refusal for for-sale properties.
  2. AMI averaging is permitted; however, no unit designated as affordable shall be set aside for households earning more than 100% AMI.
  3. For lots on arterial streets, any affordable units required for a quadraplex dwelling are in addition to the required number of affordable units in item a above.
2. Development Standards
  1. A minimum contiguous development site of one acre is required for a voluntary mixed-income residential development. No fewer than two affordable units may be developed as part of a voluntary mixed-income development receiving a development bonus.
  2. Development standards applicable to a voluntary mixed-income development shall be those of the zoning district achieved through the development bonus.
  3. Affordable housing units provided as a component of the voluntary mixed-income residential development shall be distributed throughout the development, not concentrated in any one structure or area of the site, unless the total affordable housing units in the development is five or fewer.
3. Compliance and Monitoring
  Voluntary mixed-income residential developments are subject to monitoring to ensure continued compliance with the standards of this section, and in accordance with Section 2.1 of the UDO Zoning Administration Manual.

4.6 ON-SITE PEDESTRIAN CONNECTIVITY REQUIREMENTS

Standards for required on-site pedestrian connectivity are found in Section 16.6.

4.7 SUPPLEMENTAL DEVELOPMENT STANDARDS

General Development Standards
General development standards are found in Article 16.
Accessory Structures
Standards for accessory structures are found in Article 17.
Architectural Features
Standards for architectural features are found in Article 18.
Off-Street Parking
Standards for off-street parking and bicycle parking are found in Article 19.
Landscaping and Screening
Landscaping and screening standards are found in Article 20.
Loading and Service
Standards for loading spaces and service areas are found in Article 21.
Signs
Standards for signs are found in Article 22.
Drainage
Standards for drainage are found in Article 24.

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Article 4. Neighborhood 1 Zoning Districts: N1-A, N1-B, N1-C, N1-D, N1-E, N1-F

4.1 PURPOSE