Zoning Districts for Restaurants, Cafes, and Bakeries in Fayetteville
In Fayetteville, restaurants and cafes (categorized as Use Unit 13) and bakeries (categorized as Use Unit 15) are permitted by right in primary commercial and urban districts, including C-1, CS, C-2, UT, and most Downtown zones. Small-scale dining and bakery establishments are also permitted by right in the R-O and NS-L districts, provided they adhere to strict square footage limitations between 1,500 and 3,000 square feet. Standard eating places may be allowed as a conditional use in various multi-family residential (RMF) and institutional (P-1) districts upon approval by the Fayetteville Planning Commission.
Use Unit Definitions for Dining and Bakeries
The Fayetteville Unified Development Code (UDC) classifies these activities into specific "Use Units" which determine where they may be located within the municipality.
- Eating Places (Use Unit 13): Includes establishments like restaurants and cafes that provide food and entertainment, excluding drive-ins [Section 162.01].
- Neighborhood Shopping Goods (Use Unit 15): Includes bakery and pastry shops, coffee shops, and delicatessens. These are limited to buildings of 25,000 square feet or less [Section 162.01].
- Shopping Goods (Use Unit 16): Includes all uses in Unit 15 but without a building size restriction [Section 162.01].
- Limited Business (Use Unit 12a/12b): Allows for small-scale versions of these uses within residential or transitional areas. Under Unit 12a, a restaurant or café is limited to 1,500 square feet, and a bakery is limited to 2,000 square feet [Section 162.01].
- Drive-in/Drive-through Restaurants (Use Unit 18): A specific classification for restaurants designed for service to customers in automobiles [Section 162.01].
District Permissions in Fayetteville
The following table outlines where these specific use units are allowed in Fayetteville zoning districts.
| Zoning District Name | Eating Places (Unit 13) | Bakeries/Delis (Unit 15/16) | Drive-In (Unit 18) |
|---|---|---|---|
| R-O (Residential Office) | Conditional Use | Permitted (as Unit 25) | Not Allowed |
| NS-L (Neighborhood Services - Limited) | Conditional Use | Permitted (as Unit 12a) | Not Allowed |
| NS-G (Neighborhood Services - General) | Permitted by Right | Permitted (as Unit 12b) | Not Allowed |
| C-1 (Neighborhood Commercial) | Permitted by Right | Permitted by Right | Not Allowed |
| CS (Community Services) | Permitted by Right | Permitted by Right | Conditional Use |
| C-2 (Thoroughfare Commercial) | Permitted by Right | Permitted by Right | Conditional Use |
| C-3 (Central Commercial) | Permitted by Right | Not Allowed | Conditional Use |
| UT (Urban Thoroughfare) | Permitted by Right | Permitted by Right | Permitted by Right |
| UN (Urban Neighborhood) | Permitted by Right | Permitted by Right | Not Allowed |
| UC (Urban Corridor) | Permitted by Right | Permitted by Right | Permitted by Right |
| DC (Downtown Core) | Permitted by Right | Permitted by Right | Not Allowed |
| MSC (Main Street Center) | Permitted by Right | Permitted by Right | Not Allowed |
| DG (Downtown General) | Permitted by Right | Permitted by Right | Not Allowed |
| RMF (Multi-Family Districts) | Conditional Use | Not Allowed | Not Allowed |
| I-1 & I-2 (Industrial Districts) | Permitted by Right | Permitted by Right | Permitted by Right |
| P-1 (Institutional) | Conditional Use | Not Allowed | Not Allowed |
[Sections 161.13 through 161.32]
Development and Design Standards
Establishments in Fayetteville's urban districts (such as the Downtown Core or Urban Corridor) are subject to "Urban Form" regulations. These standards require buildings to be placed close to the street to encourage pedestrian activity.
Setback and Height Requirements
The following standards apply to commercial developments in key Fayetteville districts:
| Standard | C-1 (Neighborhood) | C-2 (Thoroughfare) | C-3 (Central) | UT (Urban Thoroughfare) |
|---|---|---|---|---|
| Front Setback | 15 feet | 15 feet | 5 feet (or 25' for centers) | Build-to zone (10'–25') |
| Side Setback | None | None | None | None |
| Rear Setback | 20 feet | 20 feet | 15 feet | 5 feet |
| Max Height | 5 stories | 6 stories* | 5 stories/7 stories* | 5 stories/7 stories* |
*Height varies based on proximity to residential districts and specific street frontage [Sections 161.21 through 161.25].
Specific Operational Conditions
- Enclosure: In most districts, eating places must be operated within a fully enclosed structure, though accessory off-street parking and loading are exempt from this requirement [Section 162.04].
- Sidewalk Cafes: Permitted as an accessory use (Unit 40) in many commercial and neighborhood service districts. They must maintain a minimum of 5 feet or 50% of the total sidewalk width (whichever is greater) for unobstructed pedestrian movement [Section 178.02].
- Outdoor Music: Any restaurant or cafe wishing to host outdoor music must obtain a conditional use permit for an "Outdoor Music Establishment" (Unit 35). This requires the submission of a site plan showing speaker location and noise-absorbing features [Section 163.10].
Sections Cited
- Section 161.13 - 161.32 (Zoning District Regulations)
- Section 162.01 (Use Unit Definitions)
- Section 162.04 (Enclosure of Uses)
- Section 163.10 (Outdoor Music Establishments)
- Section 164.01 (Accessory Commercial Uses)
- Section 166.24 (Nonresidential Design Standards)
- Section 178.02 (Sidewalk Cafes and Parklets)