(a) General description. The Charlotte Street Transition Overlay District is established to assist in the advancement and implementation of the Charlotte Street Corridor Plan (the "Plan"). The district provides for and encourages a mixture of uses, including medium density business and service uses serving several residential neighborhoods, and medium to high density residential uses. Additionally, the district encourages development which is compatible with its surroundings and provides incentives for property owners to develop property in a manner that is consistent with the goals and recommendations of the plan. This district may serve as a workplace and/or residence for many individuals and should be sensitive to a significant pedestrian population, but also provide for adequate and safe vehicular access.
(b) Permitted uses. The uses permitted within the Charlotte Street Transition Overlay District shall be those listed as permitted uses within the underlying general use zoning district(s).
(c) Prohibited uses. The uses prohibited within the Charlotte Street Transition Overlay District shall be those listed as prohibited uses within the underlying general use zoning district(s).
(d) Uses by right subject to special requirements. The uses by right subject to special requirements within the Charlotte Street Transition Overlay District shall be those listed as uses by right subject to special requirements within the underlying general use zoning district(s).
(e) Conditional uses. The conditional uses within the Charlotte Street Transition Overlay District shall be those listed as conditional uses within the underlying general use zoning district(s).
(f) Development standards.
(1) Structure size standards.
a. New structures in the Charlotte Street Transition Overlay District may have a building footprint of not more than 6,000 square feet. The gross floor area of new structures shall not exceed 12,000 square feet.
b. Existing structures may not be expanded to exceed a footprint or gross floor area of 12,000 square feet.
c. Structures may exceed the permitted structure size indicated in subsection a. above, up to 25 percent above the maximum structure size if the specific design criteria set forth in paragraph (2)b. below, are met.
(2) Design criteria.
a. General principles and intent of the design criteria:
The intent of the following design criteria is to maintain and strengthen the unique historic character of Charlotte Street by helping to ensure that new buildings are architecturally compatible with the historic character of the street and that design characteristics are employed which are consistent with the historic architectural vocabulary of the area. These characteristics include historic building forms and silhouettes, proportions, treatments, exterior materials, massing and/or architectural style. Additionally, it is intended that the front elevations and overall massing of new buildings be pedestrian scaled and related to the street.
It is not the intent that new buildings mimic historic designs, but rather that they combine elements from the historic design palette in new ways to achieve a design which is compatible with and complementary to the historic character of the street.
In general, the predominant historic style of architecture within the boundaries of the overlay district is of a residential form with pitched roofs, porches and paned windows and is less urban than the structures south of E. Chestnut Street. To a lesser degree, brick historic commercial structures exist in the corridor and these have pitched roofs and sometimes use a combination of brick and stucco.
When developing designs for new buildings, it is advisable to reference existing historic buildings or other documentation to identify elements that are to be used in the project.
b. Specific design criteria:
1. The proposed structure shall be two stories as measured from the Charlotte Street side of the building.
2. Roof forms shall be similar to those used historically within the boundaries of the overlay district. The dominant roof shapes shall be gabled or hipped. The minimum roof pitch shall be 5:12. Gable ends shall face the street. The addition of dormers is permitted. Areas of flat roofs are discouraged and shall not exceed 25 percent of the primary façade and shall be located behind a sloped roof or parapet.
3. All rooftop equipment shall be fully screened from view and the method of screening shall be integrated into the overall building design, for example within or behind pitched roofs. Ground mounted equipment shall be located to the rear of buildings and shall be screened with an enclosure compatible with the architectural style of the structure and/or evergreen plant material that provides an opaque screen.
4. Where new building façades will be wider than 35 feet, the façade surface shall be subdivided into portions not exceeding this distance by varying setbacks, roof forms and perhaps materials. This subdivision of the façade surface will break up the façade into increments similar to historic façade widths found within the boundaries of the overlay district.
5. Use building materials that are similar to those used historically. These include "pebbledash" or "rough-cast" stucco, wood shingles, and horizontal wood siding for buildings which are residential in character. Brick was typically used for original historic commercial structures, sometimes in combination with stucco above or as a foundation material for structures which are residential in character. Stone was also used, to a lesser degree, as a material at the foundation or first floor level with shingles or stucco above.
6. A minimum of 40 percent of the first floor and 20 percent of the upper floor(s) on the front façade shall have window/door fenestration. Windows shall be set to the inside of the building face wall. Tinted or mirrored glass is not permitted.
7. Skylights shall not be used on the front façades.
(3) Additional design standards. Structures which incorporate all of the design criteria in subsection (2)b. above, may further exceed the permitted structure size indicated in subsection (1) above, according to the total number of points received for incorporating the following elements in the proposed development.
Developments accumulating between 50 and 79 points shall be allowed to exceed the permitted structure size indicated in item (1) up to 50 percent above the maximum structure size. Developments accumulating 80 or more points shall be allowed to exceed the permitted structure size indicated in subsection (1) above, up to 75 percent above the maximum structure size.
a. The proposed structure is a "mixed use" building, housing two or more distinct use types (i.e. retail, office, residential, etc.); and (point totals are cumulative):
1. No single use type exceeds 75 percent of the total gross square footage of the building: 30 points.
2. If residential uses are provided which occupy at least 40 percent of the total gross square footage of the building: 40 points.
3. If residential uses are provided which occupy at least 40 percent of the total gross square footage or the building and at least 25 percent of those units are designed to have a total net square footage of 600 square feet or less: 45 points.
b. The proposed structure contains one or more of the following uses with an operable storefront entrance facing the street:
Bakeries
Barber shops and salons
Bicycle shops
Bookstores
Candy, pastry, ice cream and snack shops
Delicatessens
Florists
Fruit and vegetable markets
Gift shops
Grocery stores
Hardware/garden supply stores
Pharmacies
Restaurants
Tailors/dressmaker shops
Video rental stores
Other similar uses which serve the surrounding community and which may generate significant pedestrian activity: 20 points
c. The landscaping for the proposed development exceeds the requirements of subsections 7-11-3(f) and (g) of this Code by at least 50 percent. (Hardscape which incorporates features that are pedestrian oriented may be used in combination with or instead of landscaping along the street frontage of the lot). Examples of these features include benches, outdoor dining, planting boxes, etc. Street trees and hardscape features shall be consistent with any approved streetscape plan for the area: 20 points.
d. A connection is made between the parking area of the developing property and the parking area of one or both adjoining properties which allows for internal circulation between properties and results in there being only one drive entrance on Charlotte Street to access the developing property: 15 points.
e. Entrances to the proposed structure are defined either by front porches, if designed with a residential character, or are recessed from the primary façade and defined with awnings or canopies: 15 points
f. The proposed development is designed to sensitively preserve the principal historic structure(s) on the site. For the purposes of this section, historic buildings shall be defined as contributing structures within the boundaries of a National Register Historic District or those that are eligible for listing in the National Register of Historic Places: 20 points.
Demolition of a historic structure: Minus 20 points.
g. A minimum of 25 percent of the total number of residential dwelling units provided in a proposed single-use residential development are designed to have a total net square footage of 600 square feet or less: 20 points.
(g) Setback standards. The following minimum setbacks shall be required for uses in the Charlotte Street Transition Overlay District.
Front: | 5 ft. minimum 20 ft. maximum |
Side: | None required |
Rear: | None required |
Corner lot, street side: | 10 ft. |
The landscape and buffering standards (section 7-11-3) may require additional setback; if so, the most restrictive requirement shall apply. The minimum spacing between structures shall, in addition, be as per the Asheville Fire Prevention Code.
(h) Other standards. All other development standards for the Charlotte Street Transition Overlay District shall be the same as those required within the underlying general use zoning district(s).
(Ord. No. 2690, § 1, 4-25-00; Ord. No. 4361, § 1y, 3-23-21)