Fayetteville NC: Neighborhood Conservation District Guide
The Neighborhood Conservation (NC) district in Fayetteville is a low-density residential zone that permits a maximum density of 10 units per acre and building heights up to three stories. This district is characterized by its focus on preserving established neighborhood character and maintaining a purely residential environment while allowing for small-scale residential infill and limited civic or conditional business uses.
Purpose and General Character
The Neighborhood Conservation (NC) district is designed by the City of Fayetteville to be the zone with the least activity and a lower density compared to other urban districts [Section 161.29(A)]. While the City of Fayetteville primarily intends for the Neighborhood Conservation district to be a residential zone, the regulations allow for a mix of certain compatible uses, such as civic buildings, to ensure the district serves the needs of the immediate community [Section 161.29(A)]. For the purposes of municipality-wide noise control regulations, Fayetteville classifies the Neighborhood Conservation district as a residential zone [Section 161.29(A)].
Permitted and Conditional Land Uses
The Fayetteville Unified Development Code (UDC) categorizes land uses in the Neighborhood Conservation district into those permitted by right and those requiring a Conditional Use Permit (CUP).
Uses Permitted by Right
The following uses are allowed without a special permit in the City of Fayetteville’s NC district:
- City-wide uses by right (Unit 1): General public and agricultural uses [Section 161.29(B)(1)].
- Single-family dwellings (Unit 8): Standard detached residential homes [Section 161.29(B)(1)].
- Accessory dwellings (Unit 41): Secondary small housing units on the same lot as a primary residence [Section 161.29(B)(1)].
- Short-term rentals (Unit 46): Residential units leased for periods of less than 30 consecutive days [Section 161.29(B)(1)].
Conditional Uses
The following uses may be permitted in the NC district if approved by the Fayetteville Planning Commission:
- Two-family dwellings (Unit 9): Duplexes [Section 161.29(B)(2)].
- Three-family and four-family dwellings (Unit 10): Small multi-family structures [Section 161.29(B)(2)].
- Cluster Housing Development (Unit 44): Innovative residential layouts that group homes to preserve open space [Section 161.29(B)(2)].
- Limited Business (Unit 12a): Small-scale commercial establishments designed to be compatible with residential areas [Section 161.29(B)(2)].
- Civic and Public Facilities: Including public protection facilities (Unit 3), cultural/recreational facilities (Unit 4), and government facilities (Unit 5) [Section 161.29(B)(2)].
- Home Occupations (Unit 24): Business activities conducted within a dwelling [Section 161.29(B)(2)].
- Other Services: Offices and studios (Unit 25), wireless communication facilities (Unit 36), and centers for collecting recyclable materials (Unit 28) [Section 161.29(B)(2)].
Development Standards
Development within Fayetteville's NC district must adhere to specific bulk, area, and setback requirements to maintain the "conservation" intent of the zone.
Bulk and Area Requirements
| Standard | Requirement |
|---|---|
| Maximum Density | 10 units per acre [Section 161.29(C)] |
| Minimum Lot Width | 40 feet [Section 161.29(D)(1)] |
| Minimum Lot Area | 4,000 square feet [Section 161.29(D)(2)] |
| Maximum Building Height | 3 stories [Section 161.29(F)] |
| Maximum Building Area | 60% of the total lot area [Section 161.29(G)] |
| Minimum Buildable Street Frontage | 50% of the lot width [Section 161.29(H)] |
Setback and Build-To Requirements
The City of Fayetteville utilizes "build-to" zones for the NC district to ensure buildings are placed consistently along the streetscape.
| Setback Type | Distance |
|---|---|
| Front (Build-to Zone) | Between 10 feet and 25 feet from the front property line [Section 161.29(E)] |
| Side Setback | 5 feet [Section 161.29(E)] |
| Rear Setback | 5 feet [Section 161.29(E)] |
| Rear (from alley centerline) | 12 feet [Section 161.29(E)] |
Special District Considerations
- Family Definition: In the Neighborhood Conservation district, a "family" is defined as no more than three (3) unrelated persons, unless they are all related by blood, marriage, adoption, or other legal custodial relationships [Section 151.01].
- Tree Preservation: The City of Fayetteville requires a minimum tree canopy of 20% for developments within the NC district [Section 167.04, Table 1].
- Short-Term Rentals: Type 2 short-term rentals (where the property is not occupied by a permanent resident) require a Conditional Use Permit in the NC district [Section 163.18(A)].
Sections Cited
- 151.01 - Definitions (Family)
- 161.29 - Neighborhood Conservation
- 163.18 - Type 2 Short-Term Rentals In Residential Zoning Districts
- 167.04 - Tree Preservation And Protection During Development (Table 1)