R-O: Residential-Office District Use and Development Standards in Fayetteville
In the City of Fayetteville, the R-O: Residential-Office District is designed to accommodate professional offices, restaurants, and compatible residential uses at a maximum density of 24 units per acre. This district allows for traditional residential forms as well as "Urban Form" developments that prioritize pedestrian-friendly design with specific build-to zones and a maximum height of five stories. While many office and low-to-medium density residential uses are permitted by right, more intensive uses like apartments, large-scale retail, and private dormitories require a Conditional Use Permit.
Purpose of the R-O District
The City of Fayetteville established the R-O District primarily to provide areas for offices without limitation to the nature or size of the office. The district also encourages the integration of community facilities, restaurants, and compatible residential uses. A key feature of this district is the allowance for administrative approval if a developer chooses to utilize "Urban Form" design, which adheres to specific build-to zones and minimum buildable street frontage requirements to enhance the pedestrian environment [Section 161.20].
Allowed Uses in the R-O District
Uses in Fayetteville are categorized into "Use Units." The following table identifies which categories are permitted by right and which require a Conditional Use Permit (CUP) within the R-O: Residential-Office District.
Use Unit Table for R-O District
| Use Type | Permitted by Right | Conditional Use Permit (CUP) Required |
|---|---|---|
| City-wide uses by right (Unit 1) | X | |
| Government facilities (Unit 5) | X | |
| Single-family dwellings (Unit 8) | X | |
| Two-family dwellings (Unit 9) | X | |
| Limited business (Unit 12a) | X | |
| Offices, studios, and related services (Unit 25) | X | |
| Accessory dwellings (Unit 41) | X | |
| Cluster Housing Development (Unit 44) | X | |
| Short-term rentals (Unit 46) | X | |
| City-wide uses by conditional use permit (Unit 2) | X | |
| Public protection and utility facilities (Unit 3) | X | |
| Cultural and recreational facilities (Unit 4) | X | |
| Manufactured home park (Unit 11) | X | |
| Eating places (Unit 13) | X | |
| Neighborhood shopping goods (Unit 15) | X | |
| Home occupations (Unit 24) | X | |
| Multi-family dwellings (Unit 26) | X | |
| Wireless communications facilities (Unit 36) | X | |
| Clean technologies (Unit 42) | X | |
| Small scale production (Unit 45) | X | |
| Private dormitories (Unit 48) | X |
[Section 161.20]
Descriptions of Permitted Uses
- Unit 1 (City-Wide Uses): Includes public facilities, agricultural uses (field crops, orchards), and essential services like fire hydrants and sidewalks [Section 162.01(A)].
- Unit 5 (Government Facilities): Main facilities for government agencies, such as fire stations, libraries, and post offices [Section 162.01(E)].
- Unit 12a (Limited Business): Small-scale retail or service establishments intended to serve the neighborhood. Total square footage for these uses must be 3,000 square feet or less [Section 162.01(L)].
- Unit 25 (Offices and Studios): Includes medical clinics, professional offices (accountants, architects, attorneys), and various studios (art, dance, photography) [Section 162.01(Z)].
- Unit 46 (Short-term Rentals): Residential dwelling units leased to guests for periods of less than 30 consecutive days [Section 162.01(UU)].
Descriptions of Conditional Uses
- Unit 13 (Eating Places): Restaurants and cafes that do not provide dancing or live entertainment [Section 162.01(N)].
- Unit 26 (Multi-family Dwellings): Specifically refers to apartments and attached housing with more than four units [Section 162.01(AA)].
- Unit 48 (Private Dormitories): Facilities constructed specifically for the purpose of housing students [Section 162.01(WW)].
Prohibited Uses
The Fayetteville Unified Development Code generally prohibits any use in the R-O District that is not explicitly listed as a permitted or conditional use. Examples of prohibited uses in the R-O District include:
- Heavy Industrial (Unit 23): Uses with significant adverse environmental impacts like metal manufacturing or processing [Section 162.01(X)].
- Sexually Oriented Businesses (Unit 32): Adult arcades, theaters, or bookstores [Section 162.01(GG)].
- Auto Salvage and Junk Yards (Unit 39): Facilities for dismantling or storing wrecked vehicles [Section 162.01(NN)].
- Large Scale Commercial: Any retail or shopping goods use that does not fit into the "Limited Business" or "Neighborhood Shopping" categories [Section 161.20].
Development Standards for the R-O District
The R-O District allows developers to choose between standard setbacks or "Urban Form" regulations. Urban Form is intended to create a consistent building line along the street.
Density and Lot Requirements
| Standard | Requirement |
|---|---|
| Max Density | 24 units per acre |
| Lot Width Minimum (Standard) | 100 feet |
| Lot Width Minimum (2-Family) | 60 feet |
| Lot Width Minimum (3-Family+) | 90 feet |
| Lot Area Minimum (Professional Office) | 1 acre |
[Section 161.20(C)-(D)]
Setback and Height Requirements
| Feature | Standard Form | Urban Form |
|---|---|---|
| Front Setback | 15 feet | Build-to zone (10–25 feet from property line) |
| Side Setback | 10 feet | 5 feet |
| Rear Setback | 25 feet | 5 feet |
| Max Height | 5 stories | 5 stories |
| Street Frontage | N/A | 50% minimum buildable frontage |
[Section 161.20(E)-(H)]
Sections Cited
- Section 156.02 Zoning Regulations
- Section 161.20 District R-O, Residential Office
- Section 162.01 Use Units
- Section 163.02 Authority; Conditions, Procedures
- Section 164.21 Limited Business
- Section 166.24 Nonresidential Design Standards