Hillside/Hilltop Overlay District (HHOD) Requirements in Fayetteville
The Hillside/Hilltop Overlay District (HHOD) in the City of Fayetteville applies to all lands with slopes exceeding 15% and imposes strict development standards to protect sensitive terrain. Key requirements include a 5% increase in mandatory tree canopy preservation, a 35-foot parking lot setback from right-of-ways, and a requirement that all foundations be designed and sealed by a professional architect or engineer [Section 151.01, Section 167.04, Section 173.02].
Purpose and Applicability
The City of Fayetteville established the Hillside/Hilltop Overlay District to manage development in areas characterized by significant slopes. The regulations of the Hillside/Hilltop Overlay District supersede the underlying zoning district requirements where they are more restrictive [Section 151.01]. For properties within this district, "Building Height" is measured from the lowest point of the structure at the historic grade (prior to development) to the highest point of the structure [Section 151.01].
Dimensional and Development Standards
The City of Fayetteville mandates larger lot sizes and specific setbacks for certain districts when they fall within the Hillside/Hilltop Overlay District. For example, in the RSF-4 district, the minimum lot width and area are increased to accommodate the terrain.
Table 1: RSF-4 Lot Standards in HHOD
| Standard | Single-Family Dwelling | Two-Family Dwelling |
|---|---|---|
| Minimum Lot Width | 60 feet | 70 feet |
| Minimum Lot Area | 8,000 square feet | 12,000 square feet |
| Max. Building Height | 3 stories | 3 stories |
[Section 161.07]
Table 2: Setback Requirements (General and R-O District)
| Setback Type | R-O District Requirement | General HHOD Provision |
|---|---|---|
| Front Setback | 15 feet | Subject to Build-to Zone |
| Side Setback | 8 feet | Minimum 5 feet |
| Rear Setback | 15 feet | Minimum 5 feet |
[Section 161.20, Section 164.11]
Tree Preservation and Canopy Requirements
The City of Fayetteville enforces enhanced environmental protections in the Hillside/Hilltop Overlay District. Unlike other areas where small projects may be exempt, an abbreviated tree preservation plan is required for nearly all developments in the Hillside/Hilltop Overlay District, including construction of less than 1,200 square feet of impervious area [Section 167.04].
Table 3: Mandatory Tree Canopy Coverage
| Zoning Classification | Standard Requirement | HHOD Requirement |
|---|---|---|
| Residential Districts | 20% - 25% | 25% - 30% |
| C-1 (Neighborhood Commercial) | 20% | 25% |
| PZD (Planned Zoning District) | 25% | 30% |
Note: The HHOD requires a 5% increase over the base minimum canopy requirements for these districts. [Section 167.04]
Grading and Engineering Regulations
Grading in the Hillside/Hilltop Overlay District is subject to mandatory review by the City of Fayetteville.
- Land Disturbance Limit: The percentage of land that may be disturbed within the Hillside/Hilltop Overlay District is linked to the required tree canopy percentage [Section 169.06].
- Professional Certification: Final grading plans for land in the Hillside/Hilltop Overlay District must include a plat note stating that foundation plans must be designed, approved, and sealed by a professional architect or engineer [Section 169.08].
- Slope Stability: Cut or fill slopes in the Hillside/Hilltop Overlay District must not exceed a finish grade of 50% (2.00 horizontal to 1 vertical) and generally require approval by the City Engineer [Section 169.06].
Parking Lot Standards in HHOD
The City of Fayetteville regulates parking in the Hillside/Hilltop Overlay District to minimize visual and environmental impacts:
- Setbacks: Parking lots must be set back a minimum of 35 feet from the street right-of-way [Section 172.04].
- Lot Size: Individual parking pads are limited to a maximum of thirty (30) spaces per pad [Section 172.04].
- Separation: Each parking pad must be separated by a minimum undisturbed area of 15 feet [Section 172.04].
Building and Foundation Requirements
The City of Fayetteville requires higher levels of professional oversight for structures in the HHOD. For any single-family residence, duplex, or other structure not located within a preliminary plat or large-scale development, the builder must have foundation plans designed and sealed by an Arkansas registered professional architect or engineer [Section 173.02].
Sections Cited
- Section 151.01 - Definitions
- Section 161.07 - District RSF-4, Residential Single-Family — Four (4) Units Per Acre
- Section 161.20 - District R-O, Residential Office
- Section 164.11 - Height Or Setback Regulations
- Section 167.04 - Tree Preservation And Protection During Development
- Section 169.03 - Review And/Or Permits Required; Exceptions
- Section 169.06 - Land Alteration Requirements
- Section 169.08 - Grading Plan Submittal
- Section 172.04 - Parking Lot Design Standards
- Section 173.02 - Fire Prevention Code/Building Code