MECKLENBURG COUNTY ZONING ORDINANCE

MECKLENBURG COUNTY ZONING ORDINANCE

Prepared by: CHARLOTTE-MECKLENBURG PLANNING COMMISSION

600 E. Fourth Street (8th Floor) Charlotte, North Carolina (704)-336-2205 JANUARY, 1992

CODIFIED THROUGH JUNE 15, 2021 i

MECKLENBURG COUNTY ZONING ORDINANCE TABLE OF CONTENTS

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CHAPTER 1: PURPOSE AND APPLICABILITY

1.101. 1.102. 1.103. 1.104. 1.105. 1.106. 1.107. 1.108. 1.109. 1.110. 1.111. 1.112.

Title .................................................................................................... 1-1 Authority and purpose ....................................................................... 1-1 Jurisdiction......................................................................................... 1-2 Zoning Maps ...................................................................................... 1-2 Exceptions to applicability ................................................................ 1-2 Relation to other ordinances .............................................................. 1-4 Relation of this ordinance to any pending actions ............................. 1-4 Separability ........................................................................................ 1-4 Effective date ..................................................................................... 1-4 Procedures for establishing a vested right and permit choice............1-4 Conflicts of Interest ........................................................................... 1-7 Vested right certification ................................................................... 1-8

CHAPTER 2: DEFINITIONS AND RULES OF CONSTRUCTION

Part 1: Rules of construction

2.101. 2.102. 2.103. 2.104.

General rules of construction ............................................................. 2-1 Interpretation of Zoning Maps ........................................................... 2-1 Fractional requirements ..................................................................... 2-3 Additions to existing development .................................................... 2-4

Part 2: Definitions

2.201. Definitions ......................................................................................... 2-5

CHAPTER 3: DECISION-MAKING AND ADMINISTRATIVE BODIES Part 1: Board of Commissioners

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3.101. Powers and duties .............................................................................. 3-1

Part 2: Planning Commission

3.201. 3.202. 3.203. 3.204.

Powers and duties .............................................................................. 3-2 Membership; officers.........................................................................3-2 Meetings, hearings, and procedures...................................................3-2 Staff.................................................................................................... 3-3

Part 3: Board of Adjustment

3.301. 3.302. 3.303. 3.304.

Powers and duties .............................................................................. 3-4 Membership; officers.........................................................................3-4 Meetings, hearings, and procedures...................................................3-5 Staff.................................................................................................... 3-5

Part 4: Historic District Commission

3.401. 3.402. 3.403. 3.404.

Powers and duties .............................................................................. 3-6 Membership; officers.........................................................................3-6 Meetings, hearings, and procedures...................................................3-6 Staff.................................................................................................... 3-7

Part 5: Professional Staff

3.501. 3.502. 3.503. 3.504. 3.505. 3.506. 3.507. 3.508. 3.509.

Planning Commission Staff; powers and duties ................................ 3-8 Code Enforcement Department; powers and duties...........................3-8 Engineering Department; powers and duties ..................................... 3-9 Utility Department; powers and duties ............................................ 3-10 Parks and Recreation Department; powers and duties.....................3-10 Department of Health; powers and duties ........................................ 3-10 Land Use & Environmental Services Agency; powers and duties .. 3-11 Fire Marshal; powers and duties ...................................................... 3-11 Charlotte-Mecklenburg Schools Staff; powers and duties...............3-12

Part 6: Charlotte-Mecklenburg Storm Water Advisory Committee

3.601. 3.602. 3.603. 3.604.

Powers and duties ............................................................................ 3-13 Membership; officers.......................................................................3-13 Meetings, hearings, and procedures.................................................3-13 Staff.................................................................................................. 3-14

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CHAPTER 4: DEVELOPMENT APPROVAL

4.101. 4.102. 4.103. 4.104. 4.105.

4.106.

General............................................................................................... 4-1 Building permit required....................................................................4-1 Certificate of occupancy required ...................................................... 4-2 Zoning review .................................................................................... 4-2 Moratorium on the establishment or the expansion of certain land uses.............................................................................................4-2 Meetings, hearings, and procedures...................................................4-3

CHAPTER 5: APPEALS AND VARIANCES

Part 1: Provisions of General Applicability

5.101. 5.102. 5.103. 5.104. 5.105. 5.106. 5.107. 5.108. 5.109. 5.110. 5.111.

5.112. 5.113.

Authority of Mecklenburg CountyBoard of Adjustment ..................5-1 Initiation of an appeal or variance......................................................5-2 Filing of notice of appeal ................................................................... 5-2 Filing of variance petition .................................................................. 5-3 Determination of completeness..........................................................5-3 Staff review........................................................................................5-3 Notice and hearing ............................................................................. 5-3 Standards for granting a variance.......................................................5-4 Standards for granting an appeal........................................................5-5 Action by the Board of Adjustment ................................................... 5-5 Effect of grant of variance or reversal or modification of administrative decision .................................................................. 5-6 Rehearing ........................................................................................... 5-6 Appeal from Board of Adjustment.....................................................5-6

Part 2: Special Provisions for Appeals and Variances with respect to S.W.I.M. (Surface Water Improvement and Management) Stream Buffers, and Watershed Buffers Regulated by a Watershed Overlay District which are within a S.W.I.M. Stream Buffer

5.201.

5.202. 5.203. 5.204. 5.205. 5.206. 5.207. 5.208.

Authority of Charlotte-Mecklenburg Storm Water Advisory Committee..........................................................................5-8 Initiation of an appeal or variance......................................................5-9 Filing of notice of appeal ................................................................... 5-9 Filing of variance petition ................................................................ 5-10 Determination of completeness ....................................................... 5-10 Staff review......................................................................................5-10 Notice and hearing ........................................................................... 5-11 Standards for granting a variance.....................................................5-11

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5.209. 5.210. 5.211.

5.212. 5.213.

Standards for granting an appeal......................................................5-12 Action by the Storm Water Advisory Committee ............................ 5-12 Effect of grant of variance or reversal or modification of an administrative decision .................................................................... 5-13 Rehearing ......................................................................................... 5-13 Appeal from the Storm Water Advisory Committee ....................... 5-13

CHAPTER 6: AMENDMENTS

Part 1: Provisions of General Applicability

6.101. 6.102. 6.103. 6.104. 6.105. 6.106.

6.107. 6.108. 6.109. 6.110. 6.111. 6.112. 6.113.

Purpose .............................................................................................. 6-1 Authority ............................................................................................ 6-1 Initiation............................................................................................. 6-1 Preliminary meeting with staff...........................................................6-2 Filing of petitions...............................................................................6-2 Procedures for rezonings proposed by someone other than the property owner, Planning Commission or Board of Commissioners .................................................................................. 6-2 Staff review........................................................................................6-3 Withdrawal and amendment of petition.............................................6-3 Notice of hearing ............................................................................... 6-4 Hearing .............................................................................................. 6-5 Action by Board of Commissioners...................................................6-6 Effect of denial of petition ................................................................. 6-7 [RESERVED] .................................................................................... 6-7

Part 2: Conditional Districts

6.201. 6.202. 6.203. 6.204. 6.205. 6.206. 6.207. 6.208.

Conditional districts; purpose ............................................................ 6-8 Plans and other information to accompany petition........................... 6-8 Required community meeting before public hearing.......................6-10 Approval of conditional zoning district ........................................... 6-11 Conditions to approval of petition ................................................... 6-11 Effect of approval ............................................................................ 6-11 Alterations to approval .................................................................... 6-12 Review of approval of a conditional zoning district ........................ 6-13

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CHAPTER 7: NONCONFORMITIES

7.101. 7.102. 7.103. 7.104 7.105.

Purpose; applicability ........................................................................ 7-1 Nonconforming uses .......................................................................... 7-1 Nonconforming structures ................................................................. 7-2 Nonconforming accessory uses and accessory structures .................. 7-3 Nonconforming vacant lots................................................................7-3

CHAPTER 8: ENFORCEMENT

8.101. 8.102. 8.103. 8.104 8.105. 8.106.

Enforcement by Zoning Administrator..............................................8-1 Zoning Administrator procedures ...................................................... 8-1 General enforcement provisions ........................................................ 8-1 Criminal Penalties..............................................................................8-2 Citations ............................................................................................. 8-2 Civil judicial remedies ....................................................................... 8-3

CHAPTER 9: GENERAL DISTRICTS

Part 1: Table of Uses and Hierarchy of Districts

9.101. 9.102.

Table of uses ...................................................................................... 9-1 Hierarchy of districts ......................................................................... 9-1

Part 2: Single Family Residential Districts (R-3, R-4, R-5, R-6 and R-8)

9.201. 9.202. 9.203. 9.204. 9.205.

Single family districts established; purposes ................................... 9-20 Uses permitted by right .................................................................... 9-20 Uses permitted under prescribed conditions .................................... 9-20 Permitted accessory uses and structures .......................................... 9-24 Development standards for single family districts...........................9-26

Part 3: Multi-family Residential Districts (R-8MF, R-12MF, R-17MF, R-22MF and R-43MF)

9.301. 9.302. 9.303. 9.304. 9.305.

Multi-family districts established; purposes .................................... 9-32 Uses permitted by right .................................................................... 9-32 Uses permitted under prescribed conditions .................................... 9-33 Permitted accessory uses and structures .......................................... 9-40 Development standards for multi-family districts ........................... 9-42

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Part 4: Urban Residential Districts (UR-1, UR-2, UR-3 and UR-C)

9.401. 9.402. 9.403. 9.404. 9.405. 9.406. 9.407. 9.408.

Urban Residential districts; location; purpose ................................. 9-45 Established ....................................................................................... 9-46 Uses permitted by right .................................................................... 9-46 Uses permitted under prescribed conditions .................................... 9-47 Accessory structures ........................................................................ 9-49 Area, yard and height regulations .................................................... 9-49 Development standards for various uses ......................................... 9-51 Off-street parking and loading standards ......................................... 9-56

Part 5: Institutional District (INST)

9.501. 9.502. 9.503. 9.504. 9.505.

Institutional district established; purpose ........................................ 9-58 Uses permitted by right .................................................................... 9-58 Uses permitted under prescribed conditions .................................... 9-59 Permitted accessory uses and structures .......................................... 9-63 Development standards for the institutional district ........................ 9-64

Part 6: Research Districts (RE-1 and RE-2)

9.601. 9.602. 9.603. 9.604. 9.605.

Research districts established; purposes .......................................... 9-66 Uses permitted by right .................................................................... 9-66 Uses permitted under prescribed conditions .................................... 9-68 Permitted accessory uses and structures .......................................... 9-71 Development standards for research districts .................................. 9-71

Part 7: Office Districts (O-1, O-2 and O-3)

9.701. 9.702. 9.703. 9.704. 9.705.

Office districts established; purposes .............................................. 9-75 Uses permitted by right .................................................................... 9-75 Uses permitted under prescribed conditions .................................... 9-76 Permitted accessory uses and structures .......................................... 9-82 Development standards for office districts ...................................... 9-83

Part 8: Business Districts (B-1, B-2, B-D and BP)

9.801. 9.802. 9.803. 9.804. 9.805.

Business districts established; purposes .......................................... 9-87 Uses permitted by right .................................................................... 9-88 Uses permitted under prescribed conditions .................................... 9-93 Permitted accessory uses and structures ........................................ 9-100 Development standards for business districts ................................ 9-101

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Part 8.5: [RESERVED]

Part 9: [RESERVED]

Part 10: [RESERVED]

Part 11: Industrial Districts (I-1 and I-2)

9.1101. 9.1102. 9.1103. 9.1104. 9.1105.

Industrial districts established; purposes ....................................... 9-113 Uses permitted by right .................................................................. 9-113 Uses permitted under prescribed conditions .................................. 9-120 Permitted accessory uses and structures ........................................ 9-125 Development standards for industrial districts .............................. 9-126

CHAPTER 10: OVERLAY DISTRICTS

Part 1: Purpose

10.101. Purpose ............................................................................................ 10-1

Part 2: Historic Districts (HD-O)

10.201. 10.202. 10.203. 10.204. 10.205. 10.206. 10.207. 10.208. 10.209. 10.210. 10.211. 10.212. 10.213. 10.214. 10.215.

10.216. 10.217. 10.218. 10.219.

Purpose ............................................................................................ 10-1 Designation of Historic Districts ..................................................... 10-1 Certificate of Appropriateness required...........................................10-2 Exterior features...............................................................................10-3 Minor works.....................................................................................10-3 Duration of Certificate of Appropriateness ..................................... 10-3 Interior arrangement ........................................................................ 10-4 Procedure ......................................................................................... 10-4 Notice............................................................................................... 10-4 Standards.......................................................................................... 10-5 Ordinary maintenance......................................................................10-7 Demolition or removal.....................................................................10-7 Appeal to Zoning Board of Adjustment...........................................10-7 Enforcement..................................................................................... 10-8 Submission of a site plans and compliance with the Zoning Ordinance and other applicable laws ............................................... 10-8 Revocation of building permit ......................................................... 10-8 Citations ........................................................................................... 10-9 Civil Penalty .................................................................................... 10-9 Denial or revocation of certificate of compliance and occupancy 10-10

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