Fayetteville C-1: Neighborhood Commercial Zoning District Guide
The C-1 Neighborhood Commercial district in Fayetteville is designed to provide local convenience goods and personal services to surrounding residential areas, emphasizing a transition to a walkable urban form. The district allows for a maximum building height of five stories and requires a minimum buildable street frontage of 50% for developments utilizing urban form standards. While there is no minimum parking requirement for non-residential uses, the total site coverage by buildings and pavement is capped at 80% of the development site.
Purpose of the C-1 District
The primary intent of the C-1: Neighborhood Commercial district is to provide a location for businesses that serve the daily needs of residents in nearby neighborhoods. The City of Fayetteville established this district to encourage administrative approval for developments that adopt an urban form, specifically through the use of build-to zones and minimum street frontage requirements. By prioritizing these elements, the City of Fayetteville aims to ensure that commercial activities are integrated into the neighborhood fabric in a manner that supports pedestrian access and maintains residential character [Section 161.21(A)].
General Character and Design
The character of the C-1: Neighborhood Commercial district is defined by its relationship with the surrounding community. For the purposes of noise control, the C-1 district is classified as a residential zone, reflecting its proximity to homes [Section 161.21(A)].
Developments in the C-1 district are subject to the following character-defining standards:
- Urban Form: Developers are encouraged to use a "build-to zone" where the building is placed close to the street to create a defined "street wall" [Section 161.21(E)].
- Site Coverage: A maximum of 80% of the development site may be covered by buildings, parking lots, and other impermeable surfaces [Section 166.25(D)(1)].
- Design Standards: All new construction or expansions of 25% or more in the C-1 district are subject to the Fayetteville Nonresidential Design Standards. This includes requirements for building articulation, high-quality materials (prohibiting vinyl siding and unpainted CMU), and pedestrian-oriented elements like porches, awnings, or balconies [Section 166.24].
- Landscaping: A 15-foot wide landscaped area is generally required along the front property line, though this can be eliminated in favor of pedestrian-oriented elements if the building is set back less than 15 feet [Section 177.04(D)(2)].
Permitted Land Uses
The City of Fayetteville permits a wide array of uses in the C-1 district, organized by Use Units. These uses are categorized as "Permitted" (by right) or "Conditional" (requiring Planning Commission approval).
Permitted Uses (By Right)
The following uses are allowed in the C-1 district without special permits, provided they meet standard code requirements:
- Residential: Single-family, two-family, and three/four-family dwellings; cluster housing; accessory dwelling units [Section 161.21(B)(1)].
- Retail & Service: Neighborhood shopping, eating places (including those with drive-ins/drive-throughs), and gasoline service stations [Section 161.21(B)(1)].
- Office & Studio: Professional offices, studios, and related services [Section 161.21(B)(1)].
- Civic & Industrial: Government facilities, sidewalk cafes, small-scale production, and city-wide uses by right (Use Unit 1) [Section 161.21(B)(1)].
- Lodging: Short-term rentals [Section 161.21(B)(1)].
Conditional Uses
The following uses may be permitted in the C-1 district only after review and approval by the Fayetteville Planning Commission:
- Commercial: General shopping goods (Use Unit 16), liquor stores, and outdoor music establishments [Section 161.21(B)(2)].
- Public/Institutional: Cultural and recreational facilities, wireless communications facilities, and public protection/utility facilities [Section 161.21(B)(2)].
- Specialty: Clean technologies and city-wide uses by conditional use permit [Section 161.21(B)(2)].
Technical Development Standards
Development in the C-1 district must follow either "Standard" or "Urban Form" setback regulations. The choice of standards significantly impacts the placement of the building on the lot.
Dimensional Requirements
| Standard | Requirement |
|---|---|
| Max Building Height | 5 Stories |
| Max Site Coverage | 80% |
| Min. Buildable Street Frontage | 50% of the lot width |
Setback Requirements
| Location | Standard Setbacks | Urban Form Setbacks |
|---|---|---|
| Front | 15 feet | Build-to zone between 10 and 25 feet |
| Side | None | None |
| Side (Contiguous to Residential) | 10 feet | 15 feet |
| Rear | 20 feet | None |
| Rear (Contiguous to Residential) | 20 feet | 15 feet |
| Front (Parking allowed between building/street) | 50 feet | N/A |
Parking and Signage
There is no minimum number of parking spaces required for non-residential uses in the C-1 district. However, if parking is provided, it is generally intended to be located to the side or rear of buildings to maintain the urban streetscape [Section 172.05(A); Section 172.04(C)(4)].
Signage in the C-1 district is regulated to maintain neighborhood aesthetics:
- Monument Signs: One sign is permitted per lot, not to exceed 50 square feet in area and 6 feet in height [Section 174.10(B)].
- Wall Signs: Limited to one per tenant per building side, with the area not to exceed 16 square feet (or up to 50 square feet when adjoining a nonresidential use or street right-of-way) [Section 174.12(C)].
Sections Cited
- Chapter 161: Zoning Regulations
- Chapter 164: Supplemental Zoning Regulations and Specialized Development Regulations
- Chapter 166: Development
- Chapter 172: Parking and Loading
- Chapter 174: Signs
- Chapter 177: Landscape Regulations