Fayetteville Urban Thoroughfare (UT) Zoning District Overview
The UT: Urban Thoroughfare district in Fayetteville is a high-intensity commercial and mixed-use zone that allows for buildings up to seven stories in height. Key requirements include a mandatory 50% minimum buildable street frontage and a front build-to zone established between 10 and 25 feet from the property line.
Purpose and General Character
The Fayetteville Urban Thoroughfare (UT) district is specifically designed to accommodate the needs of residents in surrounding communities by encouraging a concentration of commercial and mixed-use development [Section 161.24(A)]. While automobile-oriented development is prevalent within this district, the Fayetteville Unified Development Code intends for these areas to maintain a traditional urban form with enhanced functionality and aesthetic appearance along major corridors [Section 161.24(A)].
A defining feature of the Urban Thoroughfare district is its flexibility, allowing for a wide range of commercial uses while providing standards that facilitate administrative approval if a developer adheres to the specified urban form, such as build-to zones and street frontage minimums [Section 161.24(A)].
Permitted and Conditional Land Uses
The Fayetteville Unified Development Code categorizes uses in the Urban Thoroughfare district into "Use Units" which are either permitted by right or allowed only upon the granting of a conditional use permit.
Permitted Uses (By Right)
The following Use Units are permitted by right in the Fayetteville Urban Thoroughfare district [Section 161.24(B)(1)]:
- Residential: Use Unit 8 (Single-family dwellings), Use Unit 9 (Two-family dwellings), Use Unit 10 (Three- and four-family dwellings), Use Unit 26 (Multi-family dwellings), Use Unit 41 (Accessory dwellings), Use Unit 44 (Cluster housing development).
- Commercial/Office: Use Unit 13 (Eating places), Use Unit 14 (Hotel, motel and amusement services), Use Unit 16 (Shopping goods), Use Unit 17 (Transportation trades and services), Use Unit 18 (Gasoline service stations and drive-in/drive-through restaurants), Use Unit 19 (Commercial recreation, small sites), Use Unit 24 (Home occupations), Use Unit 25 (Offices, studios and related services), Use Unit 34 (Liquor store), Use Unit 40 (Sidewalk cafes), Use Unit 45 (Small scale production), Use Unit 46 (Short-term rentals).
- Civic/Public: Use Unit 1 (City-wide uses by right), Use Unit 4 (Cultural and recreational facilities), Use Unit 5 (Government facilities).
Conditional Uses
The following Use Units may be permitted in the Urban Thoroughfare district subject to Planning Commission approval [Section 161.24(B)(2)]:
- Public/Utility: Use Unit 2 (City-wide uses by conditional use permit), Use Unit 3 (Public protection and utility facilities), Use Unit 36 (Wireless communications facilities).
- Industrial/Trade: Use Unit 21 (Warehousing and wholesale), Use Unit 28 (Center for collecting recyclable materials), Use Unit 42 (Clean technologies), Use Unit 43 (Animal boarding and training).
- Other: Use Unit 20 (Commercial recreation, large sites), Use Unit 29 (Dance halls), Use Unit 33 (Adult live entertainment club or bar), Use Unit 35 (Outdoor music establishments), Use Unit 38 (Mini-storage units), Use Unit 48 (Private dormitories).
Technical Development Standards
Development in the Fayetteville Urban Thoroughfare district must comply with specific bulk, area, and height requirements designed to maintain an urban streetscape.
Bulk and Area Regulations
| Standard | Requirement |
|---|---|
| Density | None [Section 161.24(C)] |
| Lot Width Minimum (Single-family) | 18 feet [Section 161.24(D)(1)] |
| Lot Width Minimum (All other types) | None [Section 161.24(D)(1)] |
| Lot Area Minimum | None [Section 161.24(D)(2)] |
| Minimum Buildable Street Frontage | 50% of the lot width [Section 161.24(G)] |
Urban Form Setback Requirements
Buildings in the Urban Thoroughfare district must be located within a designated "build-to zone" to ensure they engage directly with the street.
| Setback Location | Requirement |
|---|---|
| Front (Build-to Zone) | Between 10 feet and 25 feet from the front property line [Section 161.24(E)] |
| Side and Rear | None [Section 161.24(E)] |
| Contiguous to Single-family District | 15 feet (Side or Rear) [Section 161.24(E)] |
Building Height Regulations
Maximum building heights in the Urban Thoroughfare district are determined by the building's distance from the front property line or master street plan right-of-way (ROW) [Section 161.24(F)].
| Distance from ROW / Front Property Line | Maximum Building Height |
|---|---|
| 10 feet to 15 feet | 5 stories |
| Greater than 15 feet | 7 stories |
Note: If a building exceeds two stories, any portion of the structure exceeding that height must provide an additional setback from any side boundary line that adjoins a single-family district. This setback must equal the difference between the total height of that portion of the building and two stories [Section 161.24(F)].
Sections Cited
- Section 160.01 - Establishment of Districts
- Section 161.24 - District UT, Urban Thoroughfare