HomeMy WebLinkAbout140-04 RESOLUTION•
RESOLUTION NO. 140-04
A RESOLUTION TO ADOPT THE DOWNTOWN MASTER
PLAN COMPLETED BY DOVER, KOHL & PARTNERS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby
adopts the Downtown Master Plan completed by Dover, Kohl & Partners and requests
that implementing ordinances be prepared.
PASSED and APPROVED this 7`h day of September, 2004.
ATTEST:
By:
SONDRA SMITH, City Clerk
APPROVED:
BY: i. .iti id4/
r . .
D COODY, ayor
/�
1U���E'�'CY�O�. ,pp
F. ;FAYETTEVILLE: Ei
, ,,,,,,G70t4 :,sss�
�auuuW,,
NAME OF FILE:
CROSS REFERENCE:
Item #
Date
•
Resolution No. 140-04
Document
1
08/19/04
memo to mayor & City Council
2
draft resolution
3
Executive Summary
4
Staff Review Form
5
memo to Tim Conklin
6
7
8
9
10
11
12
13
14
15
16
NOTES:
• • 11 I
/1/D
CITY COUNCIL AGENDA MEMO 014.9W / m/
To: Mayor, City Council, Planning Commission , >tl$V1 Kik(
From: Tim Conklin, Community Planning and Engineering Services Director
Date: August 19, 2004
Subject: Adoption of the Downtown Master Plan
RECOMMENDATION
Staff recommends adoption of the Fayetteville Downtown Master Plan.
BACKGROUND
In 2003, the City hired Dover Kohl and Partners to complete a comprehensive Downtown
Master Plan for the City.
A very successful public participation charrette process was used to involve the entire
community to develop the plan with over 200 citizens attending the work in progress
meeting on January 15, 2004. This process has resulted in a tremendous amount of
interest and optimism within the community about the future of the downtown area.
SIX BASIC PRINCIPLES
Six fundamental strategies are established by the plan and are outlined in specific action
steps.
I. A superbly walkable environment should be produced and showcased as
Downtown's hallmark.
2. Downtown Living must be made a priority to get more people, including
households of moderate and upper income, living Downtown.
3. Smart Parking must be a priority, so the need can be efficiently and
sustainably met but the sense of place is enhanced, not weakened, in the
process.
4. Smart rules that outperform the existing zoning should be put in place to
attract and secure a caliber of development worthy of Downtown.
5. Special Places which are interconnected should be nurtured and celebrated as
Downtown's signature public spaces and best addresses.
6. Experience -based Economy is recognized, supported, and continues to
expand the focus on arts and culture and entertainment experiences as
Downtown's drawing card.
• •
The Downtown Master Plan is a comprehensive vision for the downtown area and
contains specific action items, management strategies, and policy recommendations to
implement the plan. The plan provides a step by step approach for implementation by
identifying specific projects as immediate, in our generation, and long term prospects.
PROPOSED IMPLEMENTATION — IMMEDIATE PROJECTS
2004
• One-way Street Conversion and On -street Parking Plan — Staff is developing
detailed plans for signage, striping, and intersection reconstruction based on the
downtown master plan recommendations. Staff will bring the estimated costs and
schedule for this project to the City Council in 2004.
• Highway 71 East Square Redevelopment District #1. Project Plan — Staff is
developing a project plan for the redevelopment district based on Downtown
Master Plan recommendations.
• New Zoning Districts - Form Based Zoning Code, Zoning Districts, Cultural and
Entertainment Overlay District, and Architectural Design Standards will be
presented to Planning Commission.
• Downtown Park - "Fay Jones Property" offer and acceptance will be brought
fonvard to City Council action.
2005
• New Code Adoption — Adoption of Form Based Zoning Code, Zoning Districts
Boundaries, Cultural and Entertainment Overlay District, and Architectural
Design Standards
• College Avenue and Block Street Preliminary Engineering Design
• New Parking Deck Location and Funding Decision — Identification of location
and funding plan
• TIE' District Discussion - Cultural and Entertainment District
• •
RESOLUTION NO.
A RESOLUTION TO ADOPT THE DOWNTOWN MASTER
PLAN COMPLETED BY DOVER, KOHL & PARTNERS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section l: That the City Council of the City of Fayetteville, Arkansas hereby
adopts the Downtown Master Plan completed by Dover, Kohl & Partners and requests
that implementing ordinances be prepared.
PASSED and APPROVED this 7th day of September, 2004.
APPROVED:
01/40
By:
DAN COODY, Mayor
ATTEST:
By:
SONDRA SMITH, City Clerk
£ao;sig uo �uip�mg
•
31(5 s o o° m 3 J
� S
a m 5 o w .m 2
gnqa,u• < d n_ C
0 N w �O 3 N 3 9 N
3 0
d
n °. -3 w o° a. d
d N _
N w m 5 C n < p
d
_ _ -+. 0 'S < 3 m ins'
s a m w 0 3 a -o
r
d
N
= d3= o n. m m n. ,� C 3
N d �
3 o d N c < aO
a-
°:
Od
- 9 3 .O
S < w C
O w A
0- Q 0 O. d d 0-
H < d
= m 7 4 N n C
d m? s d 3 3
o �
n a
away; ay; anoge `aaueleg
f 3 `<
£° d a< 3 d
y -o O
01 m 3 m
w � m ? F ccn -c m
m— QFc,- r? °
O
w
C n n.
rt O
000 � C O �. � C 0 � <
"4, (=n m (o d = d
m rt S a m
a £ 0-'_ 0- m m gym'°
n u O V1 cr 'p n S' <
3$ ° ° 3° 'Cl— 0 9^
O 3
- mo o a d
O" n O d
0 3 C 00 N 7 00 = d <<
Lc"
3' o d 731,"-,9
m CI -D, 3 `< -v°
d ''''T'ic?,
O - ° n m
O O
S n C b y �'
'o n d S N y = y
o O
3• < O n = 7 c r. y O
C = 3 T
0°
3 < o (y° d V' < oD O
m n . w y
O N S = 3 y
0 o N y a
°, m 5 o
_ = E A
0.
" 3 2 ° 09 v " m m o 3 3 H m
m 5 N. y y m 3 d 3050 m' O rt
m
C
O S o d -o a n. 3 m o o o
^7 m d= 0 n N ._ _
F 9 -. Q g on F y Q
R° o N 0 F a o=
'S7 m ^ a 'Es 'a °° d -(D-n H c d m
yoo dtim F -' = 0-
_ o m
r;6°
y N rt O.
o o r. - 00 m o.
• 2 w o oa n y F
• m 5 C d
o °
w r?%'
3,m
ti F
o a • n. ° 07 N o° o° B ° m _rt 3
= a � a c
d N Ci x = w w d m
r°
n
d ^C d N
a
c • mO a s m9.` -`-<`„c
c 3 0 _ R ° x o 0
a° 0-
d� ^ O A C C d vo N rt d
w `° ° o.
Six fundamental strategies are established by the plan.
sajdizulad a►seg
zueid a CyM
Lewwns ani1.n3ax3
O
i
0
6
5
1,00Z '0£ IWdV
uo►;e;uauiaiduJi
•
3 0< c v 8- ' c O o G a 5 'v
g 2* o' °c ° F; n .a m °' G
A c 'D m °. o
0 W 3 < -
° H r' ° G a G N n° -. 7 C
S d y O
m m` _ n 3 d 3 a o
° p > > ° o` RD CT,
°'
"Sm hvja-
'
C d
3 E 3 O O 0n
nO0<O5'o,
0 A
O n
7
1.1 O 2. G n G < 7 7,
a '. S mRI. 0= O r: , y "
n
o o � `D 2 ° °'. w m o ,2,--m°
"n Q° 3 �
3 O 5 m O
N O 0o N O a 3 E G O N S
R
2 S m O= a 3 G G �' a C7
rt 0 < d 3 o0
1
w .b a 0 0 G O ° _ _o
f
ET o d 3 D a rte, '
n ° G D 8- a< G E- a A
S m ° ° °
^N _ G a
o ` m D . °
°J° m"
m' o
03CO 3 3= m
n. SOOS Oa w °
- nm
0
mCrN.
Q -' O C = f•
E. a 3 gxaOa `° a 3 m < 3 O N s- g. 'O d
CD
3a s a rt 0 3
Goo
G N
asanop alp ,Geis
m P 07
m° m m 9 C 2 8,
p 7 G G
0 —
"-5 'O P-
ID
O G G `G 'To
3 Q G G
7 a 2 ."+ ,< G d o 0 d
m p N d'2 g X
O G
3 � p a Q y -. 0) O^ n
3 y
w
O H O m
m ao 3 G o -s3
n -p N
— Q. m O 3 m o0 7
a C `< O. N = O y G
G n S 3 8i .D 0 8-
w d N m h m g
p O r.
3 0 3
C fi 00 °^ 'O 'D G 3
m R n
Om-�G n
;-
g4,
C 3,i S
a ca= o s a3rx
0 o i]-
5'
p m m y d4G s
co d ° d " F
�' O' ° 00 E.
C n _ 0
00 00 i< O
P-
STAFF RE. FORM - NON-FINANCIAL OBLIOTION
x AGENDA REQUEST
For the Fayetteville City Council Meeting of: September 7, 2004
FROM:
Tim Conklin
Name
CP&E CP&E
Division Department
ACTION REQUIRED: Resolution approval.
SUMMARY EXPLANATION:
Adoption of the Downtown Master Plan completed by Dover, Kohl & Partners and recommeded by the
Planning Commission.
STAFF RECOMMENDATION: Approval.
Division Head Date
i413/0/
City Attorney Date
gam ai'
Department Director Date
Finance & Internal Services Dir. Date
inistrative Officer
42,
I
0:1324
Date
Date
Received in Mayor's Office
Cross Reference:
Previous Ord/Res#:
Orig. Contract Date:
Orig. Contract Number:
New Item:
yt
Date e /"
Yes No
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
City Clerk Division
DEPARTMENTAL CORRESPONDENCE
s
113 West Mountain
Fayetteville, AR 72701
Telephone: (479) 575-8323
To: Tim Conklin
Community Planning & Engineering Services Director
From: Clarice Buffalohead-Pearman
City Clerk Division
Date: September 13, 2004
Re: Res. 140-04
Attached is the resolution passed by City Council on September 7, 2004 approving the Downtown Master
Plan prepared by Dover, Kohl & Partners. These items will be recorded in the city clerk's office and
microfilmed.
If anything else is needed please let the clerk's office know. Thanks.
/cbp
attachments
cc: Nancy Smith, Internal Auditor
Downtown District
A New District for the
City of Fayetteville's
Unified Development Code
Prepared by:
Dover, Kohl & Partners
April 30, 2004
4®P.,-.4
FAYETTEVILLE DOWNTOWN MASTER PLAN
Fayetteville, Arkansas
-1— f F Nka vs
Idealized Buillout E • -•-•
TITLE XV UNIFIED DEVELOPMENT CODE
161.26 District D-1, Downtown District
(A) Purpose. The City of Fayetteville seeks to create a
Downtown District based upon traditional standards for
city building. In January 2004 the City of Fayetteville
created a plan for the Downtown District through a design
charrette process involving the community and a team of
design professionals. The Downtown District is form -
based and categorizes areas of Downtown into specific
transect zones based on the Downtown Master Plan.
Traditional urban design conventions have been applied
to create a pallette of building and thoroughfare types that
form the framework for the Downtown District. These
design conventions are derived from a number of sources
in planning literature. Where approvals, interpretations,
and judgements are left to the discretion of City officials,
these officials shall use the following texts for guidance
as to best practices:
Civic Art by Hegemann and Peets;
Great Streets by Allan B. Jacobs;
The Charter of the New Urbanism by Congress for the
New Urbanism;
AIA Graphic Standards. 9th Edition'
The Lexicon of the New Urbanism by Duany et al,
Congress for the New Urbanism;
Shared Parking, by Barton-Aschman Associates, The
Urban Land Institute;
The American Vignola: A Guide to the Making of
Classical Architecture by William R. Ware.
In the case of conflict between the standards set forth in
the Downtown District and any other local land
development regulation, these standards shall apply.
(B) Definitions.
(1) Appurtenances: Architectural
features consisting of awnings,
marquees, porches, stoops,
balconies, turrets, cupolas,
balconies, colonnades, and
arcades.
(2) Arcade: A colonnade composed of
a counterthrusting arches.
(3)
Awning: A flexible roof -like cover
that extends out from an exterior
wall and shields a window,
doorway, sidewalk, or other space
below from the elements.
(4) Balcony. An open habitable portion
of an upper floor extending beyond
a building's exterior wall that is not
supported from below by vertical
columns or piers but is instead
supported by either a cantilever or
brackets.
CD161:26.1
DRAFT April 30, 2004
(9)
Baluster. A short vertical member
use to support a railing or coping.
Balustrade: A railing together with
its supporting balusters or posts,
often used at the front of a parapet.
Block: A combination of building
lots, the perimeter of which abuts
streets.
Build -to line: A build -to line
identifies the precise horizontal
distance from a street right-of-way
that the building shall be built to, in
order to create a uniform line of
buildings along the street.
Build -to Zone: A build -to zone is a
range of allowable distances from a
street right-of-way that the building
shall be built to in order to create a
moderately uniform line of buildings
along the street.
(10) Building frontage: The vertical side
of a building which faces the
primary space or street and is built
to the Build -to line.
(11) Building Height A limit to the
vertical extent of a building
measured in stories from the mean
elevation of the finished grade or
sidewalk at frontage line, whichever
is higher, to the eave of the roof, or
comice for a building with a
parapet. Permitted building heights
vary according to transect zone.
The maximum number of stories is
inclusive of habitable roofs and
exclusive of true basements.
(12) Civic Building: Structure used
primarily for public education,
cultural performances, gatherings
and displays administered by non-
profit cultural, educational,
govemmental, and religious
organizations.
(13) Colonnade: A roofed structure,
extending over the sidewalk, open
to the street except for supporting
columns or piers.
(14) Cornice: projecting horizontal
decorative molding along the top of
a wall or building.
TITLE XV UNIFIED DEVELOPMENT CODE
(15) Cupola: A domelike structure
surmounting a roof or dome, often
used as a lookout or to admit light
and air.
(16) Curb Radius: The curved edge of
street paving at an intersection,
measured at the inside travel edge
of the travel lane.
(17) Dwelling, live/work: A dwelling unit
within which an at-home business is
encouraged. Businesses are
limited to a maximum of two
employees that do not dwell in the
principal or accessory dwelling unit.
(18) Dwelling, rowhouse: An attached
single-family dwelling unit located
on land owned by the unit owner
and situated in a row of two (2) or
more similar horizontally attached
dwelling units, each unit having its
own separate water, sanitary
sewer, ventilation and heating
system, inclusive of separate utility
service lines and meters, and which
is separated from attached adjacent
dwelling units by a fire-resistant
common wall.
(19) Expression Line: A horizontal line,
the full width of a facade, expressed
by a material change or by a
continuous projection not less than
two (2) inches nor more than one
(1) foot deep.
(20) Frontage Line: The property line or
lines of a lot which coincide with a
right-of-way or other public open
space.
(21) Habitable Space: Building space
whose use involves human
presence. Habitable space
excludes parking garages, self-
service storage facilities,
warehouses, and display windows
separated from retail activity.
(22) Liner Building: A building built in
front of a parking garage, cinema,
supermarket etc., to conceal large
expanses of blank wall area and to
face the street space with a facade
that has doors and windows.
(23) Lintel: a horizontal beam that
supports the weight of the wall
above a window or door.
CD161:26.2
DRAFT April 30, 2004
(24) Marquee: A permanently roofed
architectural projection the sides of
which are vertical and are intended
for the display of signs and which is
supported entirely from an exterior
wall of a building.
(25) Mullions: Strips of wood or metal
that separate and hold in place the
panes of a window.
(26) Parapet: A low guarding wall at the
edge of a roof, terrace, or balcony.
(27) Paseo: A cross -block, primarily
pedestrian passage connecting one
right-of-way or paseo to another.
Paseos shall be designed for
pedestrian comfort, either shaded
by trees or by the buildings that line
the space.
(28) Plaza: An unroofed public open
space with a majority of paved
surface. Plazas are fronted with
buildings.
(29) Principal Facade (For purposes of
placing buildings along build -to
lines or build -to zones): The front
plane of a building not including
stoops, porches, or other attached
architectural features.
(30) Rear Access Lane: A publicly or
privately owned secondary way that
affords access to the side or rear of
abutting property.
(31) Shared Parking: A system of
parking, typically applied to
buildings of differing uses that each
have peak parking demands at
different times within a 24 hour
period, thereby allowing some
parking spaces to be shared.
(32) Square: An open space
surrounded by streets or other
vehicular passages.
(33) Stoop: A small platform and / or
entrance stairway at a house door,
commonly covered by a secondary
roof or awning.
(34) Storefront: The portion of a building
at the first story of a retail frontage
that is made available for retail use.
(35)
(36)
TITLE XV UNIFIED DEVELOPMENT CODE
Story. A floor level within a building.
Streetwall: The vertical surface of a
building or structure that faces
public open space.
(37) Structured Parking: Layers of
parking stacked vertically.
(38) Thoroughfare: A group of walkable
streets.
(39) Thoroughfare, Alley: A traditional,
pedestrian scale thoroughfare
serving working functions of
loading, service and employee
pedestrian access at the rear of
commercial and mixed-use
buildings.
(40) Thoroughfare, Boulevard: A
principle traditional thoroughfare
designed to encourage pedestrian
mobility while traversing a
community. Boulevards generally
have center medians, street trees,
sidewalks and parallel parking.
Where higher traffic volumes occur,
Multi -way Boulevards are specified
with center travel lanes, adjacent
medians and lower speed, outside
access lanes. The outer lanes and
medians are pedestrian friendly and
the center lanes serve motor
vehicle mobility.
(41) Thoroughfare, Lane: A traditional,
walkable thoroughfare serving the
pedestrian mobility and access
needs at the rear of residential and
mixed-use units.
(42) Thoroughfare, Main Street: A
traditional thoroughfare with
features that encourage pedestrian
movement, serving a compact mix
of land uses. Main Streets have
parallel parking on both sides and,
where the uses are more compact
and activity is more intense, angle
(or diagonal) parking is specified.
(43) Thoroughfare, Road: A general
traditional 'thoroughfare found in a
less dense urban setting. Typically,
parking is not adjacent to the travel
way and curbs are rare.
(44) Thoroughfare, Street: A general,
traditional thoroughfare serving
pedestrian mobility, with two or four
travel lanes and parking generally
on one or two sides.
(45) Transect: A categorization system
that organizes all elements of the
urban environment on a scale from
rural to urban. Any lot in the
manmade environment belongs to a
certain transect zone, which will
describe the character and intensity
of construction upon that lot. The
transect zones for the Downtown
District are identified on the
Regulating Plan.
(46) Turret A small tower or tower -
shaped projection on a building.
(C) Regulating Plan.
(1) The Downtown District is divided into four
designated transect zones, as shown on the
Regulating Plan. The transect zones reflect the
character of the streets in the various places within
the Downtown District. The transect zones are
identified as:
(1) Regional Core
(2) Main Street / Center
(3) Downtown General
(4) Neighborhood Conservation
The development regulations for properties within
each of the transect zones are described in Section
161.26(D), Urban Standards.
(2) In addition to identifying the transect zones, the
Regulating Plan identifies the Cultural and
Entertainment Overlay District, which lies within the
Main Street / Center transect zone. Exceptions
apply to properties within the Cultural and
Entertainment Overlay District and are described in
Section 161.26(D)(5), Cultural and Entertainment
Overlay District.
(3) The Regulating Plan also identifies future alley
locations. These locations are intended to be
schematic to allow flexibility in the design of the site
plan as properties are redeveloped over time.
Future alleys shall:
• be a minimum of twenty (20) feet wide;
• connect to existing streets or existing alleys;
and
• not dead-end unless shown on the Regulating
Plan.
(4) Alleys may be deeded to the City of
Fayetteville, or may remain under private
ownership.
CD161:26.3
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(5) A property intemal to a block that redevelops
prior to its neighbors is not required to construct an
alley; however, the site plan shall reflect rear or
side setbacks that provide enough room for the
future connection when neighboring properties do
redevelop.
(6) When the future alley location shown on the
Regulating Plan passes between two properties,
each property owner is only responsible for half of
the alley. If one of these two property owners
chooses to redevelop first, he or she may elect to
provide the entire alley, or may seek the
cooperation of the neighbor for the other half.
(7) Providing the alley may be avoided, at the
discretion of the Planning Commission, upon
receipt of agreements with neighboring properties
granting vehicular cross access through existing
drives or parking lots. Exceptions to alleys may
also be granted if the construction of the alley
negatively affects buildings of historical or cultural
significance, or if topographic conditions make the
construction too steep and therefore unsafe.
CD161:26.4
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(8) Regulating Plan.
CD161:26.5
DRAFT April 30, 2004
Downtown District (D -I1
NCultural and Entertainment Overlay
District
Proposed Alleys
Regional Core
Main Street / Center
Downtown General
Neighborhood Conservation
OD)
TITLE XV UNIFIED DEVELOPMENT CODE
Urban Standards. The Urban Standards establish
the physical and functional relationships between
buildings. The standards set forth rules related to
building placement (setbacks, build -to lines, lot
coverage, lot frontage), uses, and height.
Additional requirements and opportunities
regarding affordable housing may apply in the
Downtown District [see Section 161.26(G)].
The Downtown District is based on the transect.
The Downtown District is divided into four
designated transect zones as shown on the
Regulating Plan, Section 161.26(C)(8):
(1) Regional Core
(2) Main Street / Center
(3) Downtown General
(4) Neighborhood Conservation
Additionally, special standards apply to the
Cultural and Entertainment Overlay District,
located within the Main Street / Center transect
zone.
(1) Regional Com.
(a) Purpose. Development is most
intense, and land use is densest in
this transect zone. The character
of the Regional Core is more urban
than the Main Street l Center and
is on a major thoroughfare. Uses
are primarily destination retail,
entertainment venues, offices, and
multi -family residential.
(b) Uses.
(1) Permitted uses.
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Govemment facilities
Unit 12
Offices, studios and related services
Unit 13
Eating places
Unit 14
Hotel, motel, and amusement facilities
Unit 15
Neighborhood shopping goods
Unit 16
Shopping goods
Unit 19
Commercial recreation, small sites
Unit 25
Professional offices
Unit 26
Multi -family dwellings
Unit 29
Dance halls
Unit 34
Liquor stores
Note: Any combination of above uses
is permitted upon any lot within this
zone. Conditional uses shall need
approval when combined with pre -
approved uses.
(2) Conditional uses.
Unit 2
City-wide uses by conditional use permit
Unit 35
Outdoor music establishments
Unit 36
Wireless communication facilities
(c Density. None.
(d Bulk and area regulations. None.
(e Setback regulations.
Front
Buildings shall be built up
to a build -to line that runs
along the front property
line.
Side, facing street
Buildings shall be built up
to a build -to line that runs
along the side property
line.
Side, intemal
None
Rear, without easement
or alley
5 ft.
Rear, from center line of
an easement or alley
12 ft.
Note: If the Regulating Plan shows an
alley along the rear, side, or across a
property line, adjustments to setbacks
might be necessary. See Section
161.26(C)(3)-(8).
(f) Minimum buildable street frontage.
80% of lot width.
(g) Height regulations. Minimum height
is 3 stories. Maximum height is 12
stories.
(2) Main Street / Center.
(a) Purpose. A greater range of uses
is expected and encouraged in the
Main Street / Center. Day care,
post offices, libraries, small
neighborhood retail, live -work
units, and places of worship are
located here. The Center is more
spatially compact and is more
likely to have some attached
buildings than Downtown General
or Neighborhood Conservation.
Multi -story buildings in the Center
are well-suited to accommodate a
mix of uses, such as apartments or
offices above shops. Lofts,
live/work units, and buildings
designed for changing uses over
time are appropriate for the Main
Street / Center. The Center is
within walking distance of the
CD161:26.6
DRAFT April 30, 2004
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
TITLE XV UNIFIED DEVELOPMENT CODE
surrounding, primarily residential
areas.
(b) Uses.
(1) Permitted uses.
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three-family dwellings
Unit 12
Offices, studios and related services
Unit 13
Eating places
Unit 14
Hotel, motel, and amusement facilities
Unit 15
Neighborhood shopping goods
Unit 16
Shopping goods
Unit 19
Commercial recreation, small sites
Unit 25
Professional offices
Unit 26
Multi -family dwellings
Unit 29
Dance halls
Unit 34
Liquor stores
Note: Any combination of above uses
is permitted upon any lot within this
zone. Conditional uses shall need
approval when combined with pre -
approved uses.
(2) Conditional uses.
Unit 2
City-wide uses by conditional use permit
Unit 28
Center for collecting recyclable materials
Unit 35
Outdoor music establishments
Unit 36
Wireless communication facilities
(c Density. None.
(d Bulk and area regulations.
(1) Lot width minimum.
All unit types
118 ft.
(2) Lot area minimum. None.
(e) Setback regulations.
Front
None
Side, facing street
Buildings shall be built up
to a build -to line that runs
along the side property
line.
Side, internal
None
Rear, without easement
or alley
5 ft.
Rear, from center line of
an easement or alley
12 ft
Note: If the Regulating Plan shows an
alley along the rear, side, or across a
property line, adjustments to setbacks
might be necessary. See Section
161.26(C)(3H8).
(f) Minimum buildable street frontage.
75% of lot width.
(g) Height regulations. Minimum height
is 2 stories. Maximum height is 6
stories. Above four stories there shall
be a stepback of the building's principal
facade of no less than 15 ft.
(3) Downtown General.
(a) Purpose. Downtown General is a
flexible transect zone, and it is not
limited to the concentrated mix of
uses found in the Regional Core or
Main Street / Center. Downtown
General includes properties in the
neighborhood that are not
categorized as identifiable centers,
yet are more intense in use than
Neighborhood Conservation.
There is a mixture of single-family
homes, rowhouses, apartments,
and live/work units. Activities
include a flexible and dynamic
range of uses, from public open
spaces to less intense residential
development and businesses
(b) Uses.
(1) Permitted uses.
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three-family dwellings
Unit 12
Offices, studios and related services
Unit 13
Eating places
Unit 15
Neighborhood shopping goods
Unit 25
Professional offices
Unit 26
Multi -family dwellings
Note: Any combination of above uses
is permitted upon any lot within this
zone. Conditional uses shall need
approval when combined with pre -
approved uses.
(2) Conditional uses.
Unit 2
City-wide uses by conditional use permit
Unit 28
Center for collecting recyclable materials
Unit 36
Wireless communication facilities
CD161:26.7
DRAFT April 30, 2004
TITLE XV UNIFIED DEVELOPMENT CODE
(c) Density.
I Residential units per acre j 4 to 24
(d) Bulk and area regulations.
(1) Lot width minimum.
Dwelling (all unit types) 1 18 ft.
(2) Lot area minimum. None.
(e) Setback regulations.
Front
The principal facade of a
building shall be built within
a build -to zone that is
located between a line 5
feet from the front property
line and a line 20 ft from
the front property line.
Side, facing street
5 ft.
Side, intemal
None
Rear, without easement
or alley
5 ft.
Rear, from center line of
an easement or alley
12 ft.
Note: If the Regulating Plan shows an
alley along the rear, side, or across a
property line, adjustments to setbacks
might be necessary. See Section
161.26(C)(3)-(8).
(f) Minimum buildable street frontage.
50% of lot width.
(g) Height regulations. Minimum height
is 1 story. Maximum height is 4 stories.
(4) Neighborhood Conservation.
(a) Purpose. The Neighborhood
Conservation transect zone has
the least activity and a lower
density than the other transect
zones. Although Neighborhood
Conservation is the most purely
residential transect zone, it can
have some mix of uses, such as
civic buildings. Neighborhood
Conservation serves to promote
and protect neighborhood
character.
(b) Uses.
(1) Permitted uses.
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Govemment facilities
Unit 8
Unit 9
Unit 24
Single-family dwellings
Two-family dwellings
Home occupations
(2) Conditional uses.
Unit 2
City-wide uses by conditional use permit
Unit 28
Center for collecting recyclable materials
Unit 36
Wireless communication facilities
(c Density.
I Residential units per acre 1
4
(d) Bulk and area regulations.
(1) Lot width minimum.
Dwelling (all unit types) 1 40 ft.
(2) Lot area minimum. None.
(e) Setback regulations.
Front
The principal fayade of a
building shall be built within
a build -to zone that is
located between a line 5
feet from the front property
line and a line 20 ft. from
the front property line.
Side, facing street
5 ft.
Side, internal, 4 adjoining
a similar use unit.
None
Side, intemal, if adjoining
a different use unit
5 ft.
Rear, without easement
or alley
5 ft.
Rear, from center line of
an easement or alley
12 ft.
(5)
CD161:26.8
DRAFT April 30, 2004
Note: If the Regulating Plan shows an
alley along the rear, side, or across a
property line, adjustments to setbacks
might be necessary See Section
161.26(C)(3)-(8).
(f) Minimum buildable street frontage.
40% of lot width.
(g) Height regulations. Minimum height
is 1 stories. Maximum height is 3
stories.
Cultural and Entertainment Overlay
District.
(a) Purpose. The Cultural and
Entertainment Overlay District is a
designated area within the Downtown
District in which entertainment venues
and cultural activities are encouraged.
The Overlay District lies within the Main
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
TITLE XV UNIFIED DEVELOPMENT CODE
Street / Center transect zone. To foster
a cultural and entertainment
environment in Downtown Fayetteville,
special standards apply.
(b) Signage & Lighting. To emphasize that
the Cultural and Entertainment Overlay
District is a lively center of activity for
Fayetteville, more flexibility is permitted
for the design of creative signage.
Signage shall comply with the
requirements of the underlying zone with
the following exceptions:
• Maximum gross area of signs on a
given facade shall not exceed 30% of the
facade area.
• Maximum area of any single sign
mounted perpendicular to a given facade
shall not exceed 75 sq. ft.
(c) Noise Regulations.
Performance of music shall be permitted
both indoors and outdoors throughout the
Cultural and Entertainment Overlay
District.
Outdoor music performances within
200 ft. of residential uses shall conclude
by 11:00 pm.
No indoor or outdoor performances
may be audible by residential uses after
11:00 pm or before 11:00 am.
(d) Parking Regulations. See Section
161.26(F), Parking, for requirements and
exceptions related to parking in the
Cultural and Entertainment Overlay
District.
(E) Architectural Standards. This section specifies
building materials, details and configurations. Building
designs which strictly comply with these standards are
to be considered approved for matters of aesthetics
and shall not require further discretionary review for
architectural character or appearance. Building
designs which do not comply with these standards
may be permitted, but only after review and approval
by a board of three local design professionals
appointed by the City Council. The appointed board is
referred to in this ordinance as the "Board of
Architects". The board members shall serve for
rotating two-year terms. The Board members shall
render a decision within 30 days following the
submittal of an application for building permit. If the
Board does not review an application within 30 days
following the submittal of an application for building
permit, the application shall be considered approved
for matters of aesthetics. Building designs that are
denied approval by the Board may be permitted by
majority vote of the City Council.
CD161:26.9
DRAFT April 30, 2004