Retail and Commercial Zoning in Fayetteville
Fayetteville permits retail stores and commercial shopping centers across several dedicated commercial, mixed-use, and downtown zoning districts. Neighborhood-scale retail is generally limited to 25,000 square feet in Districts like C-1 and CS, while large-scale regional shopping centers are specifically accommodated in the C-3 Central Commercial District. Many urban districts, such as the Downtown Core (DC) and Urban Thoroughfare (UT), allow for high-density retail with building heights ranging from 5 to 14 stories.
Permitted Retail Zoning Districts
The Fayetteville Unified Development Code (UDC) categorizes retail into different "Use Units." The most common for general retail are Use Unit 15 (Neighborhood Shopping Goods) and Use Unit 16 (Shopping Goods).
Neighborhood Commercial Districts
Districts intended to serve the immediate needs of surrounding residential areas include:
- C-1 (Neighborhood Commercial): Designed for convenience goods and personal services. It allows Use Unit 15 retail within buildings up to 25,000 square feet [Section 161.21].
- NS-L (Neighborhood Services - Limited): A mixed-use district of low intensity that promotes walkable, pedestrian-oriented neighborhood businesses [Section 161.18].
- NS-G (Neighborhood Services - General): A mixed-use area of medium intensity designed for neighborhood businesses [Section 161.19].
General and Thoroughfare Commercial Districts
Districts intended for broader markets and auto-oriented access include:
- C-2 (Thoroughfare Commercial): Specifically designed to encourage functional groupings of commercial enterprises catering to highway travelers [Section 161.23].
- CS (Community Services): Intended for adaptable mixed-use centers along commercial corridors. It allows Use Unit 15 and 16 retail [Section 161.22].
- UT (Urban Thoroughfare): Encourages a high concentration of commercial and mixed-use development along major thoroughfares [Section 161.24].
Downtown and Urban Mixed-Use Districts
Retail is a primary component of Fayetteville’s urban form-based zones:
- DC (Downtown Core): The most intense zone in Fayetteville, accommodating the highest density of retail, office, and professional uses [Section 161.26].
- MSC (Main Street Center): Encourages multi-story buildings with retail at the street level and residential or office above [Section 161.27].
- DG (Downtown General): A flexible zone allowing a mix of single-family homes and intense residential/business activities [Section 161.28].
- UC (Urban Corridor): Focuses on a mix of housing and commercial uses along transit corridors [Section 161.36].
Technical Development Standards
Commercial development in Fayetteville must adhere to specific bulk, area, and height regulations. Many commercial districts in Fayetteville now utilize "Urban Form" standards, which require buildings to be located within a "build-to zone" near the sidewalk rather than behind large parking lots.
| District | Front Setback / Build-to Zone | Side Setback | Rear Setback | Max Height |
|---|---|---|---|---|
| C-1 | 15 ft (Standard) or 10-25 ft (Urban) | None | 20 ft | 5 Stories |
| C-2 | 15 ft (Standard) or 10-25 ft (Urban) | None | 20 ft | 6 Stories |
| C-3 | 5 ft (CBD) / 25 ft (Shopping Center) | None | 15-25 ft | 5-7 Stories |
| CS | 10-25 ft (Build-to Zone) | None | 5 ft | 5 Stories |
| UT | 10-25 ft (Build-to Zone) | None | 5 ft | 7 Stories |
| DC | 0-25 ft (Build-to Zone) | None | 5 ft | 14 Stories |
| NS-L | 10-25 ft (Build-to Zone) | 5 ft | 15 ft | 3 Stories |
[Table data compiled from Sections 161.18, 161.21, 161.22, 161.23, 161.24, 161.25, and 161.26]
Use Unit Categorization
Fayetteville regulates the specific type of retail through Use Units, which are permitted by right or by conditional use in different districts.
Use Unit 15: Neighborhood Shopping Goods
This unit includes small-scale retail such as bakeries, bookstores, grocery stores, and pharmacies. The maximum size for a building in this unit is 25,000 square feet [Section 162.01]. It is permitted by right in:
- C-1, CS, UN, UC, UT, DC, MSC, and DG [Section 162.01].
Use Unit 16: Shopping Goods
This unit includes larger retail formats like department stores and apparel shops that serve a regional market. There is no size restriction in this unit [Section 162.01]. It is permitted by right in:
- C-2, C-3, UN, UC, UT, DC, MSC, and DG [Section 162.01].
Accessory Retail Permissions
Retail stores may also be permitted as accessory uses in certain residential and office districts under strict limitations:
- RMF and R-O Districts: Accessory commercial uses (from Use Unit 25) are permitted if they are located entirely within a multi-family or office building.
- Limitations: These uses cannot occupy more than 10% of the building's gross floor area, must have no signs visible from outside the lot, and must be located in or contiguous to the lobby [Section 164.01].
Sections Cited
- Section 151.01: Definitions
- Section 161.18: District NS-L, Neighborhood Services — Limited
- Section 161.19: District NS-G, Neighborhood Services — General
- Section 161.21: District C-1, Neighborhood Commercial
- Section 161.22: District CS, Community Services
- Section 161.23: District C-2, Thoroughfare Commercial
- Section 161.24: District UT, Urban Thoroughfare
- Section 161.25: District C-3, Central Commercial
- Section 161.26: District DC, Downtown Core
- Section 161.27: District MSC, Main Street Center
- Section 161.28: District DG, Downtown General
- Section 161.36: District UC, Urban Corridor
- Section 162.01: Establishment/Listing (Use Units)
- Section 164.01: Accessory Commercial Uses