Fayetteville Design Overlay District (DOD) Standards
The Design Overlay District in the City of Fayetteville establishes specific architectural forms and material requirements that supersede base zoning standards for nonresidential, office, and mixed-use developments. These regulations mandate minimum glazing percentages for ground-floor storefronts, restrict building materials to authentic choices like masonry and wood, and provide detailed dimensional standards for urban elements such as colonnades, balconies, and marquees to ensure a pedestrian-oriented environment.
Precedence and Applicability
The provisions of the Design Overlay District (DOD) in Fayetteville are intended to encourage superior architectural form and the use of high-quality materials. Where a conflict arises between the DOD standards and the base City of Fayetteville standards—specifically the Nonresidential Design Standards or the Office and Mixed-use Design and Development Standards—the DOD standards take precedence [Section 166.21(B)(1)].
These standards apply to all new construction, as well as additions or renovations where only the new or renovated portions must comply [Section 166.21(B)(2)]. Furthermore, other specific districts, such as the College Avenue Overlay District, are required to be constructed in accordance with the architectural standards established for the Downtown Design Overlay District [Section 166.26(C)(1)].
Dimensional Standards for Building Elements
The Fayetteville Design Overlay District permits various architectural features that may encroach into or modify the standard setbacks of a base zoning district, provided they meet specific dimensional criteria.
Building Element Requirements
| Element | Minimum Depth/Projection | Maximum Depth/Projection | Minimum Clear Height | Other Requirements |
|---|---|---|---|---|
| Marquees/Awnings (1st Floor) | N/A | To back of curb | 7 feet | Non-plasticized fabrics only |
| Balconies (Above 2nd Floor) | N/A | 4 feet from façade (max to curb) | 10 feet | Max 80% of façade length |
| Colonnades/Arcades | 8 feet | To within 18" of curb | 10 feet | 75%–100% of façade length |
| Turrets/Cupolas | N/A | 20' x 20' footprint | N/A | Height based on story count |
| Front Porches | 6 feet | N/A | N/A | 25% to 100% of façade length |
| Stoops | 4 feet | N/A | N/A | 96 inches maximum height |
| Projected Bays | N/A | 4 feet | 7 feet (2nd story) | Max 20% of façade length |
[Section 166.21(D)]
Material and Finish Standards
The Fayetteville Design Overlay District emphasizes "authenticity" in materials to encourage durable and aesthetically pleasing construction. The following material restrictions modify the standard allowances found in base districts:
- Prohibited Materials: Undersized shutters, plastic shutters, glass with reflective coatings (other than Low-E), plastic or PVC roof tiles, aluminum siding, and vinyl siding are generally prohibited. Additionally, Exterior Insulation Finish Systems (EIFS) are prohibited on the first or ground floor [Section 166.21(E)(2)-(3)].
- Permitted Masonry: Acceptable materials include brick, natural stone, and concrete masonry units (CMU) provided they have stucco or a specialized finish [Section 166.21(E)(3)-(4)].
- Windows and Trim: All windows must have visible sills on the exterior. If the building has wood or lap siding, windows must include trim with a minimum dimension of 0.75 inches by 3.5 inches [Section 166.21(E)(4)].
Fenestration and Opacity Standards
The Design Overlay District significantly modifies the transparency requirements for building façades to ensure visual interest and safety in the public realm.
Façade Transparency (Glazing) Requirements
| Use/Location Type | Required Glazing (% of Façade) | Pedestrian Level Height |
|---|---|---|
| Upper Floors (Above 1st) | 15% to 60% | N/A |
| Commercial/Storefronts (1st Floor) | 75% | 2 feet to 12 feet above sidewalk |
| Office/Institutional/Non-Residential (1st Floor) | 50% | 2 feet to 12 feet above sidewalk |
| Multi-family Residential (1st Floor) | 40% | 2 feet to 12 feet above sidewalk |
| Single/Two-family Residential (1st Floor) | 5% | 2 feet to 12 feet above sidewalk |
[Section 166.21(E)(7)]
Parking and Site Design
The DOD modifies how parking is integrated into a site to prioritize the building's relationship to the street:
- Parking Lot Location: Off-site parking lots are strictly prohibited from being located within the established build-to zone of the district [Section 172.04(C)(3)].
- Garage Screening: Any parking garage structure must utilize materials and architectural detailing found in the primary development. If a garage is located in the build-to zone, the first floor must consist of at least 15 feet of habitable area (retail, office, or lobby) for its entire length, or utilize specific approved architectural treatments [Section 166.22(C)].
Sections Cited
- Section 166.21 Downtown Design Overlay District
- Section 166.22 Parking Garages
- Section 166.26 College Avenue Overlay District
- Section 172.04 Parking Lot Design Standards