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Article 5. Neighborhood 2 Zoning Districts: N2-A, N2-B, N2-C
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Article 5. Neighborhood 2 Zoning Districts: N2-A, N2-B, N2-C

IMPORTANT UPDATE: The most recent text amendment to the UDO is still being posted to this page. Please refer to the PDFs available for download at the top of each article for the most updated version of the UDO.

5.1 PURPOSE

The Neighborhood 2 Zoning Districts are intended to accommodate a mixture of moderate to high-intensity residential development types and may also serve as a transition between less intense residential development and higher-intensity mixed-use centers. Dwelling types permitted within these zoning districts primarily include multi-family dwellings, though lower-intensity dwellings including single-family, duplex, triplex, and quadraplex dwellings are also allowed within the N2-A or N2-B Zoning Districts, subject to the standards of the N1-E Zoning District, or as components of a multi-dwelling development.

Specific standards within each of the zoning districts address building form, orientation, and design. The Neighborhood 2 Zoning Districts also allow for select nonresidential uses, such as religious institutions, educational facilities, neighborhood commercial establishments, and limited mixed-use development.

  1. N2-A Neighborhood 2 Zoning District
    The N2-A Zoning District is intended for the development of multi-family attached dwellings. Lower-intensity residential dwellings, including single-family, duplex, triplex, and quadraplex dwellings are also allowed in the zoning district, subject to the standards of the N1-E Zoning District, or as components of a multi-dwelling development.
  2. N2-B Neighborhood 2 Zoning District
    The N2-B Zoning District is intended for the development of multi-family dwellings, including multi-family attached and multi-family stacked units. Lower-intensity residential dwellings, including single-family, duplex, triplex, and quadraplex dwellings are permitted within the zoning district, subject to the standards of the N1-E Zoning District, or as components of a multi-dwelling development.
  3. N2-C Neighborhood 2 Zoning District
    The N2-C Zoning District is intended for the development of multi-family dwellings in an urban environment with smaller setbacks and incorporation of build-to zones.

5.2 USES

Article 15 lists permitted, temporary, and accessory uses for the Neighborhood 2 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.

5.3 DIMENSIONAL AND DESIGN STANDARDS

  1. General
    1. The tables below include the dimensional and design standards for the Neighborhood 2 Zoning Districts. These standards apply to all nonresidential, mixed-use, and multi-family development within the Neighborhood 2 Zoning Districts. Other allowed dwelling types, such as single-family, duplex, triplex, and quadraplex dwellings are subject to the dimensional and design standards for the N1-E Zoning District (Section 4.3) for such dwelling type, unless they are part of a multi-dwelling development. Standards within the tables below may contain specific regulations organized by frontage type (Section 3.5).
    2. The tables below include abbreviations as follows: MF-A = Multi-Family Attached, MF-S = Multi-Family Stacked. (Additional abbreviations are described in Section 2.2.)
    3. 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 N2-A and N2-B Zoning Districts.
    4. 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.
  2. 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.

Table 5-1: Neighborhood 2 Zoning Districts Lot Standards 1

N2-AN2-BN2-C
AMinimum Lot Area – Residential (square feet)MF-A: 3,000MF-A: 3,000
MF-S: 12,000
BMinimum Lot Area – Nonresidential and Mixed-Use (square feet)12,00012,000
CMinimum Lot Width – Residential (feet)MF-A: 50MF-A: 50
MF-S: 80
DMinimum Lot Width – Nonresidential and Mixed-Use (feet)7080
EMaximum Building Coverage (%)5060
1 Lot Standards do not apply to individual sublots but do apply to the parcel on which the sublot(s) is located.
  1. 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 5-2: Neighborhood 2 Zoning Districts Building Siting Standards

N2-AN2-BN2-C
AFrontage Setback Line (from future back of curb) (feet) 1, 2
Uptown Signature242424
Main Street242424
Linear Park363636
4-5 Lane Avenue/Boulevard242420
6 or more Lane Avenue/Boulevard303024
2-3 Lane Avenue242020
Transit Station, Off-Street Public Path, Public Park 320105
Uptown Primary202020
Other – Primary202020
Uptown Signature161616
Secondary202016
Parkway (Measured from ROW)202020
Limited Access (Measured from ROW)202010
BFrontage Build-to Zone (BTZ) (from frontage setback line) (feet) 4, 5
Main Street0-20
4-5 Lane Avenue/Boulevard0-20
6 or more Lane Avenue/Boulevard0-20
2-3 Lane Avenue0-20
Transit Station, Off-Street Public Path, Public Park0-20
Other – Primary0-20
Secondary0-20
Parkway
Limited Access
CMinimum BTZ Build-To Percentage for Structure (%)
Main Street80
4-5 Lane Avenue/Boulevard80
6 or more Lane Avenue/Boulevard80
2-3 Lane Avenue80
Transit Station, Off-Street Public Path, Public Park80
Other – Primary80
Secondary80
Parkway
Limited Access
DMinimum Side Setback (feet)555
EMinimum Rear Setback (feet)
Not abutting Neighborhood 1 Place Type201010
Abutting Neighborhood 1 Place Type202020
On local and collector streets in the N2-A and N2-B Zoning Districts, measured from the existing back of curb. If there is no curb, measured from the curb location for the Residential Medium Cross Section in CLDSM. On local and collector streets In the N2-C Zoning District, measured from the existing back of curb. If there is no curb, measured from the curb location for the Residential Wide Cross Section in CLDSM. If SSI standards require the relocation of the back of curb or the back of curb is voluntarily relocated, that shall be considered the existing back of curb location.
In 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.
3 For the transit station, off-street public path, public park frontage, shall be measured from a property line or right-of-way line. If there is an easement in place for any frontage, then the measurement shall be taken from such easement. For any frontage abutting a reservation for a future frontage, the frontage setback line shall be measured from the edge of the reservation area.
If there is an existing Charlotte Water easement, other utility easement, or overhead utility clearance requirement that conflicts with the build-to zone requirement, a build-to line shall be established at the edge of the easement or the edge of the overhead utility clearance requirement closest to the build-to zone.
5 Where a lot has more than two frontages that require a build-to zone, the build-to zone shall be increased by 100% for those frontages that exceed two. Such an increase should be applied to those frontages that are lowest in the established hierarchy of frontages (Section 3.5.D).
  1. 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. 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 that use.

Table 5-3: Neighborhood 2 Zoning Districts Building Height Standards

N2-AN2-BN2-C
AMaximum Building Height – Residential(feet) 1, 24848 365
BMaximum Building Height – Nonresidential and Mixed-Use(feet) 1, 248 348 365
CMaximum Building Height with Bonus (feet) (Section 16.3)1, 2100
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 In the N2-C Zoning District, 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. Portions of a structure located between 100 and 200 feet are limited to a maximum height of 65 feet. Beyond 200 feet, the building height is limited by the maximum height of the zoning district. Building heights for all portions of a structure shall be measured from the average grade established for the whole building. This limitation does not apply to public parks of three acres or greater within a Neighborhood 1 Place Type, nor to an area of two or fewer parcels totaling no more than three acres within a Neighborhood 1 Place Type.
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.
  1. 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 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 5-4: Neighborhood 2 Zoning Districts Building Articulation Standards

N2-AN2-BN2-C
AMinimum Building Length as a Percentage of Lot Width Along Frontage (Measured at Frontage Setback Line) (%) 1
Main Street60
4-5 Lane Avenue/Boulevard60
6 or more Lane Avenue/Boulevard60
2-3 Lane Avenue60
Transit Station, Off-Street Public Path, Public Park60
Other – Primary60
Secondary40
Parkway
Limited Access
BMaximum Building Length Along a Frontage – Residential (feet) 2250400400
CMaximum Building Length Along a Frontage – Nonresidential and Mixed-Use (feet) 2400400400
DMaximum Building Length Along a Frontage with Additional Design Elements (feet) 2, 3600
EMaximum Blank Wall Area – Residential (Ground floor and upper floors; Horizontal or Vertical) (feet) 4MF: 20MF: 20MF: 20
FMaximum Blank Wall Area – Nonresidential and Mixed-Use (Ground floor and upper floors; Horizontal or Vertical) (feet)202020
GMinimum Ground Floor Height – Residential (Finished Floor Elevation to Finished Floor Elevation) (feet) 4, 5, 6, 7
Main Street10
4-5 Lane Avenue/Boulevard10
6 or more Lane Avenue/Boulevard10
2-3 Lane Avenue10
Transit Station, Off-Street Public Path, Public Park10
Other – Primary10
Secondary10
Parkway
Limited Access
HMinimum Ground Floor Height – Nonresidential and Mixed-Use (Finished Floor Elevation to Finished Floor Elevation) (feet) 5, 7
Main Street14
4-5 Lane Avenue/Boulevard14
6 or more Lane Avenue/Boulevard14
2-3 Lane Avenue14
Transit Station, Off-Street Public Path, Public Park14
Other – Primary14
Secondary14
Parkway
Limited Access
IMaximum Prominent Entry Spacing (feet) 4
Main Street250250250
4-5 Lane Avenue/Boulevard250250250
6 or more Lane Avenue/Boulevard250250250
2-3 Lane Avenue250250250
Transit Station, Off-Street Public Path, Public Park250
Other – Primary250250250
Secondary250250250
Parkway
Limited Access
  1. 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 single-family and duplex dwellings on individual lots, duplex, triplex, and quadraplex dwellings when units are on sublots, and multi-family attached units when on sublots.

Table 5-5: Neighborhood 2 Zoning Districts Transparency Standards

N2-AN2-BN2-C
AGround Floor Transparency – Residential(% of wall area between 3’ and 10’ from grade) 1, 2
Main Street252525
4-5 Lane Avenue/Boulevard252525
6 or more Lane Avenue/Boulevard252525
2-3 Lane Avenue252525
Transit Station, Off-Street Public Path, Public Park25
Other – Primary252525
Secondary252525
Parkway202020
Limited Access
BGround Floor Transparency – Nonresidential and Mixed-Use (% of wall area between 3’ and 10’ from grade) 1
Main Street505050
4-5 Lane Avenue/Boulevard505050
6 or more Lane Avenue/Boulevard505050
2-3 Lane Avenue505050
Transit Station, Off-Street Public Path, Public Park50
Other – Primary505050
Secondary505050
Parkway303030
Limited Access
CUpper Floor Transparency – Residential, Nonresidential and Mixed-Use (% of wall area per story)
Main Street151515
4-5 Lane Avenue/Boulevard151515
6 or more Lane Avenue/Boulevard151515
2-3 Lane Avenue151515
Transit Station, Off-Street Public Path, Public Park15
Other – Primary151515
Secondary151515
Parkway151515
Limited Access
1 The ground floor of residential developments is still considered residential when leasing or management offices and/or tenant facilities, such as gyms and community/party rooms associated with the development are located on the ground floor.
2 Applies only if non-convertible residential; for convertible residential, nonresidential standard applies.
  1. Site Layout Standards
    1. Residential Site Layout Standards
      The standards below establish site layout requirements for multi-family attached and multi-family stacked development within the Neighborhood 2 Zoning Districts. Multi-dwelling developments are also subject to the prescribed conditions of Article 15. Where standards below refer to a frontage, such standards do not apply to parkways or limited access roads.

Table 5-6: Neighborhood 2 Zoning Districts Residential Site Layout Standards

Multi-Family Attached When Units Not On SublotsMulti-Family StackedMulti-Family Attached When Units On Sublots
The primary pedestrian entry to each principal structure shall face a frontage or common open space1.
The primary pedestrian entry to each dwelling unit shall face a frontage or common open space1.
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.
1 Common open space shall comply with the standards of Table 16-2: Design of Open Space.
  1. Building Design Standards
    1. Residential Building Design Standards in the N2-A and N2-B Zoning Districts
      The table below establishes building design standards for multi-family attached when units not on sublots and multi-family stacked development within the N2-A and N2-B Zoning Districts.

Table 5-7: N2-A and N2-B Zoning Districts Residential Building Design Standards

Multi-Family Attached When Units Not onSublotsMulti-Family Stacked
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 units not on sublots, one of the following shall be incorporated into the design of the structure:
    1. Variation in the façade depth of adjoining dwelling units of at least 3’. Such variation shall extend the entire height of the façade.
    2. 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.
1 Zoning Administrator may allow adjustments to standards if adjacent average sidewalk grade is greater than 10% or to comply with federal and state law.
    1. Residential Building Design Standards in the N2-C Zoning District
      The table below establishes building design standards for multi-family attached when units not on sublots and multi-family stacked development within the N2-C Zoning District.

Table 5-8: N2-C Zoning District Residential Building Design Standards

Multi-Family Attached When Units Not on SublotsMulti-Family Stacked
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.
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 units not on sublots, one of the following shall be incorporated into the design of the structure:
    1. Variation in the façade depth of adjoining dwelling units of at least 3’. Such variation shall extend the entire height of the façade.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’.
    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.
    1 Zoning 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 2 Zoning Districts.
        1. A frontage shall have a minimum of one prominent entrance, as defined in this Ordinance. This does not apply to Limited Access frontages.
          1. In the case of a building located on a corner lot with two frontages, 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.
              1. A chamfered or rounded corner design.
              2. Awnings, canopies, or other covered entry features.
              3. Special paving, landscape, or lighting features.
              4. Unique architectural detailing that emphasizes the corner entry.
        2. 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. The Zoning Administrator may waive this requirement if they determine that the nature of the use does not require such pedestrian connections.
        3. 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. The Zoning Administrator may waive this requirement if they determine that the nature of the use does not require such pedestrian connections.
        4. One prominent entrance on the ground floor is required per building on a site.
        5. 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.
    1. Building Material Restrictions
      The following building material restrictions apply to nonresidential, mixed-use, and multi-family stacked buildings, and triplex, quadraplex, and multi-family attached dwellings not on sublots, in the Neighborhood 2 Zoning Districts.
      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 stacked dwelling and multi-family attached dwelling when not on a sublot (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

    5.4 OPEN SPACE REQUIREMENTS

    New construction of a principal building and expansion of a principal building 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.

    1. Residential On-Site Open Space
      On-site open space is required in the Neighborhood 2 Zoning Districts for all multi-family stacked and multi-family attached developments 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 in the N2-A Zoning District 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. Multi-family attached development in the N2-B and N2-C Zoning Districts shall provide a minimum of 150 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.
      4. Residential on-site open space shall meet the design requirements of Section 16.5.
      5. 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.
    2. Nonresidential and Mixed-Use On-Site Open Space
      1. Nonresidential and mixed-use development in the Neighborhood 2 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.

    5.5 ON-SITE PEDESTRIAN CONNECTIVITY REQUIREMENTS

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

    5.6 SUPPLEMENTAL DEVELOPMENT STANDARDS

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