Allowed and Prohibited Uses in Fayetteville’s Planned Zoning District (PZD)

The Planned Zoning District (PZD) in the City of Fayetteville is a flexible, comprehensively planned designation that allows for any use identified in the city's established Use Units, provided the specific mix of uses is approved by the Fayetteville City Council. There are no pre-defined prohibited uses; however, all proposed developments must demonstrate compatibility with the surrounding neighborhood and the City of Fayetteville’s Future Land Use Plan through a rigorous simultaneous zoning and development review process [Section 161.35, Section 166.01].

Permitted and Conditional Uses in the PZD

The City of Fayetteville does not provide a restricted list of "permitted by right" uses for the Planned Zoning District. Instead, the code specifies that all uses identified within the City of Fayetteville Unified Development Code (UDC) Section 162 (Use Units 1 through 48) may be allowed as either permissible or conditional uses [Section 161.35(C)(2)].

The inclusion of these uses depends entirely on the applicant's proposed master plan and the subsequent approval of the Fayetteville City Council. This flexibility is intended to encourage mixed-use developments and redevelopment projects that might not fit into conventional single-use districts [Section 161.35(B)].

Common Use Units Available for PZD Proposals

While any Use Unit can be proposed, the following are often integrated into City of Fayetteville PZD projects:

Residential Uses: Single-family, two-family, multi-family, and cluster housing [Section 162.01].
Commercial/Retail: Neighborhood shopping, general business, and eating places [Section 162.01].
Professional Services: Offices, studios, and medical clinics [Section 162.01].
Specialized Uses: Short-term rentals (Type 1 or Type 2) and accessory dwelling units [Section 163.18, Section 164.19].

Use Limitations and Prohibited Activities

While the Planned Zoning District is designed for flexibility, the City of Fayetteville imposes specific limitations to protect residential integrity and public safety:

Family Definition and Fraternities: In a City of Fayetteville PZD, the definition of "family" does not include fraternities, sororities, clubs, or institutional groups. Furthermore, if a PZD includes structures housing five unrelated persons, the Fayetteville City Council may require specific safeguards, such as buffering from other residential districts and strict adherence to multi-family parking requirements [Section 151.01].
Traffic and Neighborhood Impact: The Fayetteville Planning Commission and City Council may effectively prohibit specific use densities if the applicant's PZD proposal would cause "unreasonable traffic into an adjoining residential neighborhood" [Section 151.01].
Design Prohibitions: All buildings in a PZD with commercial or office elements are prohibited from using specific materials, including untreated concrete precision block, vinyl siding, wood fiber board, and unfinished pressure-treated wood [Section 166.24(D)].

PZD Development Standards

Because the Planned Zoning District does not have fixed standards like conventional zones in the City of Fayetteville, requirements are determined on a case-by-case basis during the review of the zoning plan.

Development Category	Standard in the Planned Zoning District (PZD)
Minimum Tract Size	No minimum or maximum tract size required [Section 161.35(A)(2)].
Residential Density	Determined by the City Council based on surrounding development and the Future Land Use Plan [Section 161.35(C)(3)].
Building Setbacks	No minimums; determined based on the proximity to existing or prospective developments [Section 161.35(C)(4)].
Building Height	No maximum; determined based on the need to provide adequate light, air, and neighborhood protection [Section 161.35(C)(5)].
Building Area (Coverage)	Proposed lot coverages should correspond to the conventional district that "most depicts" the proposed development [Section 161.35(C)(6)].

Criteria for Approval

The City of Fayetteville evaluates a PZD application based on its ability to meet the following objectives:

Variety: Providing a mix of housing types and employment opportunities [Section 161.35(B)(4)].
No Negative Impact: Ensuring the development does not negatively affect the future development of the surrounding area [Section 161.35(B)(5)].
Natural Features: Minimizing disruption to existing natural features and amenities [Section 161.35(B)(8)].
Connectivity: Facilitating traffic and pedestrian movement through a walkable, urban form [Section 166.08].

Sections Cited