Building Height Measurement and Regulations in Fayetteville
The City of Fayetteville Unified Development Code measures building height primarily in stories, as defined by the International Building Code, though specific measurement methods vary for properties within the Hillside/Hilltop Overlay District, the Airport Zone, or for wireless facilities. While many residential districts are limited to 3 stories, more intensive zones like the Downtown Core allow heights up to 14 stories depending on the distance from the front property line. In the Hillside/Hilltop Overlay District, height is uniquely calculated from the lowest point of the structure at the historic grade to the highest point of the structure [Section 151.01].
General Measurement Methodologies
Under the Fayetteville Unified Development Code, the method used to calculate height depends on the location and type of the structure:
- Standard Measurement: For most zoning districts, building height is measured in stories as defined by the International Building Code [Section 151.01].
- Hillside/Hilltop Overlay District: Height is measured from the lowest point of the structure at the "historic grade" (the grade prior to development) to the highest point of the structure. If a structure sits on a graded pad, the measurement still refers back to the historic grade [Section 151.01].
- Wireless Telecommunications Facilities: Height is the vertical distance from the mean elevation of the finished grade to the highest point on the tower or structure, including any antennas or antenna arrays [Section 151.01].
- Airport Zone: Height is measured as sea level elevation unless a different standard is specifically cited [Section 151.01].
Height Standards by Zoning District
The Fayetteville Unified Development Code establishes specific maximum heights for every zoning district. In several districts, the allowable height increases as the building is set further back from the property line.
Residential District Height Limits
| Zoning District | District Name | Maximum Height |
|---|---|---|
| R-A | Residential-Agricultural | No maximum limit* |
| RSF-.5 | Residential Single-family (0.5 units/acre) | 3 stories |
| RSF-1 | Residential Single-family (1 unit/acre) | 3 stories |
| RSF-2 | Residential Single-family (2 units/acre) | 3 stories |
| RSF-4 | Residential Single-family (4 units/acre) | 3 stories |
| RSF-7 | Residential Single-family (7 units/acre) | 3 stories |
| RSF-8 | Residential Single-family (8 units/acre) | 3 stories |
| RSF-18 | Residential Single-family (18 units/acre) | 3 stories |
| RI-12 | Residential Intermediate (12 units/acre) | 2 to 3 stories** |
| RI-U | Residential Intermediate - Urban | 2 to 3 stories** |
| RMF-6 | Residential Multi-family (6 units/acre) | 2 to 3 stories** |
| RMF-12 | Residential Multi-family (12 units/acre) | 2 to 3 stories** |
| RMF-18 | Residential Multi-family (18 units/acre) | 2 to 3 stories** |
| RMF-24 | Residential Multi-family (24 units/acre) | 2, 3, or 5 stories*** |
| RMF-40 | Residential Multi-family (40 units/acre) | 2, 3, or 5 stories*** |
*In the R-A District, any portion of a building exceeding one story must have an additional setback from the boundary of an adjacent residential district equal to the difference between the total height of that portion and one story [Section 161.03]. **In RI and low-density RMF districts, buildings within 10 feet of the front property line are limited to 2 stories; beyond 10 feet, they may reach 3 stories [Section 161.11]. ***In RMF-24 and RMF-40, height is 2 stories (0–10 ft from front), 3 stories (10–20 ft from front), or 5 stories (beyond 20 ft) [Section 161.16].
Commercial, Office, and Mixed-Use Height Limits
| Zoning District | District Name | Maximum Height |
|---|---|---|
| R-O | Residential-Office | 5 stories |
| NS-L | Neighborhood Services - Limited | 3 stories |
| NS-G | Neighborhood Services - General | 3 stories |
| C-1 | Neighborhood Commercial | 5 stories |
| CS | Community Services | 5 stories |
| C-2 | Thoroughfare Commercial | 6 stories |
| C-3 | Central Commercial | 5 to 7 stories |
| DC | Downtown Core | 5 to 14 stories |
| MSC | Main Street Center | 5 to 7 stories |
| DG | Downtown General | 5 stories |
| UC | Urban Corridor | 8 stories |
| UT | Urban Thoroughfare | 8 stories |
| UN | Urban Neighborhood | 3 stories |
Exceptions and Special Height Regulations
Elements Excluded from Height Limits
In many districts, specific architectural and functional elements are not restricted by the standard height limitations of the Fayetteville Unified Development Code. These include:
- Spires and belfries.
- Cupolas and chimneys.
- Antennas and water tanks.
- Ventilators and other mechanical appurtenances.
- Note: These items must be required for the structure's operation and not intended for human occupancy [Section 164.11(D)].
Home Protection Requirements
Regardless of the base zoning allowance, the City of Fayetteville enforces "Home Protection Requirements" to protect single-family residences. Any new multi-family, office, or commercial construction exceeding 24 feet in height that adjoins a single-family home in the Downtown General or Main Street Center districts must be set back at least 15 feet from the adjoining property line. Furthermore, any portion of the new building reaching 36 feet in height requires an additional 15-foot stepback from the residence's property line [Section 164.11(C)].
Fences and Accessory Structures
The Fayetteville Unified Development Code regulates the height of non-habitable structures separately:
- Front Yard Fences: Limited to a maximum height of 42 inches if located in front of the primary structure [Section 164.09(B)].
- Rear/Side Yard Fences: May reach a maximum height of 8 feet, provided they are at least 10 feet behind the principal façade [Section 164.09(B)].
- Accessory Structures: Generally limited by the specific standards of the underlying district, but those 10 feet or less in height have reduced side setback requirements (3 feet) [Section 164.02(A)].
Sections Cited
- Chapter 151: - DEFINITIONS
- 151.01 - Definitions
- 161.03 - District R-A, Residential-Agricultural
- 161.11 - District RI-12, Residential Intermediate, Twelve (12) Units Per Acre
- 161.16 - District RMF-24, Residential Multi-Family — Twenty-Four (24) Units Per Acre
- 164.02 - Accessory Structures And Uses
- 164.09 - Fences, Walls, And Vegetation
- 164.11 - Height Or Setback Regulations; Exceptions And Home Protection Requirements