Planned Zoning District (PZD) Regulations in Fayetteville

The Fayetteville Planned Zoning District (PZD) is a flexible zoning category designed to permit comprehensively planned single-use or mixed-use developments through a simultaneous zoning and development review process [Section 151.01]. This district has no minimum or maximum tract size requirements and allows for any use identified in the municipal Use Units, provided the specific master plan is approved and enacted by the Fayetteville City Council [Section 161.35].

Purpose and Intent of the PZD

The primary intent of the Fayetteville Planned Zoning District is to encourage high-quality, innovative development that may not be possible under conventional zoning categories. According to the Unified Development Code, the Planned Zoning District is used to facilitate redevelopment, economic development, and cultural enrichment [Section 161.35(B)].

The Fayetteville Municipality utilizes the PZD to achieve several specific planning objectives:

Flexibility: Allowing for a distribution of land uses and densities that differ from standard regulations [Section 161.35(B)(1)].
Compatibility: Ensuring the development is compatible with surrounding land uses [Section 161.35(B)(2)].
Variety: Providing for a variety of housing types, employment opportunities, and commercial services within a single project [Section 161.35(B)(4)].
Preservation: Encouraging the protection of natural features, such as steep topography, woodlands, and open spaces [Section 161.35(B)(7-8)].

Permitted Land Uses

The Fayetteville Planned Zoning District is unique in that it does not have a pre-defined list of permitted uses. Instead, an applicant may propose any use from the City of Fayetteville's established Use Units (Chapter 162). These may be approved as permitted or conditional uses by the City Council during the rezoning process [Section 161.35(C)(2)].

Common use units available for inclusion in a Planned Zoning District include:

Residential: Single-family, multi-family, and cluster housing [Section 162.01].
Commercial: Neighborhood services, retail, and eating places [Section 162.01].
Civic: Cultural and recreational facilities, and government facilities [Section 162.01].
Specialized: Short-term rentals (Type 1 and Type 2) [Section 164.26].

Development and General Character

The character of a Fayetteville Planned Zoning District is established by a mandatory master plan and specific design standards submitted at the time of rezoning. Because it is an "urban form" district, it often encourages traditional town forms with buildings oriented toward the street. In some cases, the City Council may even permit an expanded definition of "family" within a PZD, allowing up to five unrelated persons to reside together with proper safeguards [Section 151.01].

PZD Development Standards

Unlike standard districts with fixed dimensions, the Planned Zoning District uses a customized approach:

Standard	PZD Requirement
Minimum/Maximum Tract Size	No minimum or maximum [Section 161.35(A)(2)]
Residential Density	Determined based on the site context, surrounding development, and the Future Land Use Plan [Section 161.35(C)(3)]
Building Setbacks	No fixed minimum; determined based on proximity to adjacent properties during review [Section 161.35(C)(4)]
Building Height	No fixed maximum; determined during review to ensure adequate light, air, and safety [Section 161.35(C)(5)]
Building Area (Lot Coverage)	Reviewed based on guidelines for the conventional district that most closely depicts the proposed project [Section 161.35(C)(6)]

Rezoning and Approval Process

Property is rezoned to a Planned Zoning District through a legislative act by the Fayetteville City Council. Each individual PZD is assigned a project number or label and is governed by its own specific set of boundaries, design standards, and zoning regulations as adopted in the enabling ordinance [Section 161.35(C)(1)].

Applications are reviewed for adherence to the City's Future Land Use Plan and the impact of the proposed density on the specific site and its neighbors [Section 161.35(C)(3)]. Once a PZD is approved, any significant changes to the master plan require a major modification review by the Planning Commission or City Council [Section 166.01(D)].

Sections Cited