Charlotte planners have unveiled a new series of proposed amendments to the Pedestrian Overlay District (PED) along portions of Morehead St. and East Boulevard in Dilworth. The new proposal takes into account objections raised by REBIC regarding building length and design, while also clarifying that there is no maximum residential density in any of the PED Overlays citywide.
The City will hold a Public Hearing on the proposed changes
Monday, May 19th at 6:00 pm Council Chambers, Charlotte-Mecklenburg Government Center, 600 East 4th Street, Charlotte
In summary, the new proposed PED amendments are as follows:
In the Midtown/Morehead/Cherry and East Blvd PEDs only, façade variations would be required on all buildings exceeding 250′ in length (up from 200′), to break up the appearance of long, monotonous building walls. This can be accomplished in one of three ways:
Façade Modulation of 5 SF per linear foot of a building’s street frontage. Each modulation shall have a minimum depth of 10′ from the front building line and a minimum width of 10′, and be open to the sky. The required modulations may be distributed along the building length in multiple locations, but shall occur at intervals no greater than 200′ in length.
Building Mass Separation that creates the appearance of multiple buildings. Shall be provided at a depth of at least 25′ from the front building line and a width of at least 25′. open to the sky, for at least every 200′ of a building’s street frontage.
Architectural Variation approved by the Planning Director or designee, incorporating a variety of design elements intended to reduce the apparent length of a building. These can include varied roof pitches, building heights, architectural styles, window arrangements and sizes, building materials or offset wall planes.
In the Midtown/Morehead/Cherry and East Blvd PEDs only, the multifamily parking ratio would increase from 1.0 parking places per unit to 1.25 per unit.
There will be no maximum residential density in any of the PED Districts.
To download a slide presentation with examples of how the requirements can be met, click HERE.
The PED was first approved in 1999 and has been utilized in numerous areas of the City to promote walkable, mixed-use development. In exchange for its higher-density by-right zoning, developers are required to meet enhanced building design standards and construct a pedestrian-friendly streetscape. It was adopted along Morehead Street and in the Midtown area in early 2013 as part of the Midtown/Morehead/Cherry Area Plan.
REBIC has reviewed the amendments and considers them to be an acceptable compromise that the industry can support. We remain concerned, however, about the potential for future changes to the PED, which would jeopardize the assurances property owners need about the security of their zoning rights.
A vote by Council City on the PED amendments is tentatively set for June.