TO: Planning Commission
THRU: Development Services
FROM: Scott Walters - Senior Planner
DATE: January 20, 2026
RE:Title
ALT24-01: Revision to Approved Alternative Sign Plan as requested by Fayetteville State University located at 1200 Murchison Road.
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COUNCIL DISTRICT(S):
Council District(s)
2 - Malik Davis
b
Relationship To Strategic Plan:
The proposed action supports multiple goals and objectives of the City of Fayetteville Strategic Operating Plan FY 2022 and Goals 2027, as outlined below:
Goal 1: Safe and Secure Community
Objective 1.2 - To ensure traffic and pedestrian safety
• The proposed development pattern supports orderly, planned growth along an established corridor, allowing traffic circulation, access management, and pedestrian connectivity to be evaluated and improved through the site plan and permitting process.
• By encouraging development that conforms to adopted standards, the City can ensure appropriate driveway placement, internal circulation, sidewalks, and pedestrian accommodations that enhance overall safety for both vehicles and pedestrians.
Goal 2: Responsive City Government Supporting a Diverse and Viable Economy
Objective 2.4 - To sustain a favorable development climate to encourage business growth
• The request demonstrates the City’s commitment to responsive, proactive planning by aligning zoning regulations with current market conditions and long-range policy guidance.
• By providing appropriate zoning to accommodate office, institutional, and commercial uses, the City is supporting reinvestment, job creation, and economic diversification within an established urban area.
• This action reinforces Fayetteville’s position as a community that is open to responsible development and private investment, while still ensuring compatibility and adherence to adopted standards.
Goal 4: Desirable Place to Live, Work, and Recreate
Objective 4.5 - To ensure a place for people to live in great neighborhoods
• The proposed zoning supports the creation of employment, service, and institutional uses in close proximity to existing neighborhoods, helping to strengthen the live-work balance and reduce travel distances.
• By promoting reinvestment in developed corridors and encouraging compatible land uses, the City is helping to stabilize surrounding neighborhoods, enhance property values, and improve overall quality of life.
• The request aligns with the City’s vision for complete, well-connected neighborhoods that offer access to jobs, services, and amenities within a reasonable distance.
Executive Summary:
Fayetteville State University has requested a revision to its previously approved Alternative Sign Plan in order to address evolving and campus-wide signage needs. As the University continues to enhance its facilities, campus identity, and wayfinding systems, updates to the approved signage framework are necessary to ensure consistency, visibility, and effective communication across the campus environment.
In March 2024, Fayetteville State University received approval for an Alternative Sign Plan to install sixty (60) banners, each approximately five (5) square feet in area, along an existing wrought iron fence. That request also included thirteen (13) larger banners, each approximately 105.7 square feet, to be installed on alternating brick fence panels. This initial request was presented to and approved by the appropriate review body at the March 19, 2024 meeting.
Subsequently, in July 2025, the University requested a revision to the approved plan to allow for additional wall-mounted signage, including approximately 360.46 square feet of signage on the Residence Hall Building and 215.40 square feet of signage on the Health & Wellness Building. These additions were reviewed and approved at the July 21, 2025 meeting and were intended to enhance building identification, campus branding, and visitor orientation.
The current application seeks approval of a comprehensive, campus-wide “Master Sign Plan.” This plan is intended to consolidate and coordinate all exterior signage elements into a unified signage system that reflects the University’s branding, improves wayfinding, and enhances the overall campus experience. The Master Sign Plan addresses building-mounted lettering, wayfinding signage, parking identification signage, directional signage, and other navigational and informational elements throughout the campus. It presents both building-specific signage needs and broader campus-wide considerations, ensuring a cohesive, consistent, and well-integrated approach to signage that supports students, faculty, staff, and visitors alike.
Background:
Owner: Fayetteville State University
Applicant: Tina Raines, Fayetteville State University
Zoning District: UC - University College
Property Address: 1200 Murchison Road
Acreage: ±133.52 acres
Existing Land Use: University Campus
Adjoining Land Uses & Zoning:
• North: Single Family 6 (SF-6) and Mixed Residential 5 (MR-5) - Established residential neighborhoods
• East: Single Family 6 (SF-6) - Low-density residential
• South: Single Family 6 (SF-6) and Mixed Residential 5 (MR-5) - Residential
• West: Mixed Residential 5 (MR-5), Office & Institutional (OI), and Limited Commercial (LC) - Residential and commercial uses
The subject property encompasses the main campus of Fayetteville State University and is zoned UC - University College, a district specifically intended to accommodate institutional, educational, and campus-related uses. The surrounding land use pattern is predominantly residential, with a mix of single-family and moderate-density residential zoning districts, and transitions to office and limited commercial uses along major corridors to the west. This context reflects a well-established institutional setting embedded within surrounding neighborhoods, where campus development and improvements are expected to remain compatible with adjacent residential areas through appropriate buffering, design, and scale.
Issues/Analysis:
Section 30-5.L.10.g - Alternative Signage Plan
Pursuant to Section 30-5.L.10.g of the Unified Development Ordinance (UDO), the Planning Commission may, at its discretion, approve an Alternative Signage Plan for certain development projects. An approved plan may allow signs of different sizes, types, locations, placements, and heights than otherwise permitted under the UDO.
The purposes of this section are to:
a. Permit creativity in sign design and placement to address site issues and constraints associated with topography, pedestrian orientation, wayfinding, and other conditions unique to the development; and
b. Encourage comprehensive signage plans for large developments that promote an integrated, coordinated, and visually cohesive approach to sign design and placement.
Fayetteville State University has submitted a campus-wide Signage Master Plan (Attachment A) to serve as an Alternative Signage Plan. The Unified Development Ordinance currently permits banners on private light poles. While the University’s long-term goal is to install private poles for pole banners, ongoing construction and campus redevelopment activities make this impractical at this time. As an interim and complementary solution, the University proposes installing banners along the existing perimeter wrought iron fence and on existing brick fence panels. These banners are intended to reinforce institutional branding, highlight educational opportunities, and improve visibility along major campus edges.
The Planning Commission has the authority to impose conditions on an Alternative Signage Plan to address any concerns related to the number, size, or placement of proposed signage.
Section 30-5.L.10.g identifies five standards to be considered. Each is addressed below with the applicant’s rationale and staff analysis.
1. The extent to which the proposed signage plan deviates from the sign allowances otherwise applicable in this Article
The applicant states that Fayetteville State University is undergoing significant physical transformation through new construction, modernization of existing facilities, program relocations, and the continued evolution of campus districts. These changes necessitate a comprehensive update to the exterior signage environment to ensure that campus users can navigate efficiently and that building identities remain clear, consistent, and aligned with institutional branding.
The proposed Campus Signage Master Plan establishes a framework for updated building identification signage, enhanced campus wayfinding, consistent parking and vehicular signage, and the introduction of building address numbering. It identifies planning square footage ranges for new building-mounted lettering, campuswide signage refresh needs, and a cohesive approach to navigational clarity as new buildings come online.
Staff Analysis:
While the proposed plan deviates from the standard sign allowances in terms of placement, size, and type, these deviations are justified by the unique scale, complexity, and institutional character of the campus. Large university campuses are specifically contemplated under the Alternative Signage Plan provisions, and the proposed deviations are consistent with the intent of providing flexibility for comprehensive, coordinated signage systems.
2. The rationale provided by the applicant for the deviations
The applicant notes that exterior signage is a critical component of the University’s physical identity, supporting daily navigation, shaping first impressions, reinforcing branding, and ensuring clarity for students, visitors, staff, and emergency responders. As buildings open, close, change function, or undergo renovation, signage must be updated to remain accurate and effective.
The Signage Master Plan focuses on building-mounted lettering, wayfinding signage, parking identification signage, and other navigational elements. It presents both building-specific signage needs and campuswide considerations to support a coherent and unified signage system.
Staff Analysis:
Staff finds the applicant’s rationale to be well-founded and consistent with best practices for institutional campuses. The proposed deviations are driven by operational needs, campus legibility, and public safety considerations rather than aesthetic preference alone, and therefore meet the intent of the ordinance.
3. The extent to which the signage plan promotes City goals for wayfinding, pedestrian orientation, and business identification
The applicant states that the exterior building signage aligns with the University’s vision for clearly identifying the campus perimeter to the community and emergency responders, while also clearly indicating building uses.
Staff Analysis:
The proposed plan strongly supports City goals related to wayfinding and pedestrian orientation. Improved building identification, directional signage, and perimeter visibility enhance navigability for pedestrians, drivers, visitors, and first responders. The plan contributes to a more legible, user-friendly campus environment and supports the City’s broader objectives for safe, accessible, and well-organized institutional development.
4. The degree to which the signage plan creatively and effectively addresses site-specific issues and constraints
The applicant states that the proposed signage allows branding signage to be attached to buildings, positioned outside the street right-of-way, and visible to the public.
Staff Analysis:
The University campus presents unique constraints, including large block sizes, internal street networks, multiple building entries, and a perimeter defined by fencing rather than traditional street frontage. The proposed approach creatively utilizes existing building facades and fence infrastructure to enhance visibility and wayfinding without encroaching into public rights-of-way. This strategy effectively responds to the physical and functional characteristics of the site.
5. The degree to which the signage plan creates a unified, attractive, and effective approach to development signage
Beyond building identification, the Signage Master Plan outlines a comprehensive refresh of the broader campus signage environment, including:
• Updated pedestrian directories
• Updated directional blade signage
• New vehicular directional signage
• Refreshed parking lot identification signage
• Removal of outdated or redundant signs
• Installation of additional signage where gaps exist
Staff Analysis:
This systematic, campuswide approach ensures consistency in design, messaging, and placement, creating a cohesive experience from campus entry points through internal pathways. The plan promotes visual order, reduces clutter, and enhances overall campus aesthetics while improving functional communication. Staff finds that the plan meets the ordinance’s intent to encourage integrated, attractive, and effective signage systems for large developments.
Summary
Staff finds that the proposed Campus Signage Master Plan meets the intent and standards of Section 30-5.L.10.g. The plan thoughtfully addresses the unique scale and complexity of the Fayetteville State University campus, promotes wayfinding and pedestrian orientation, supports institutional branding, and establishes a unified, coherent signage framework. The requested deviations are justified, limited in scope, and consistent with the purpose of the Alternative Signage Plan provisions.
Budget Impact:
The proposed Campus Signage Master Plan for Fayetteville State University does not create any direct fiscal impact on the City of Fayetteville’s General Fund. All costs associated with the design, fabrication, installation, and maintenance of the proposed signage will be borne by the University. No new public infrastructure, capital expenditures, or City-funded improvements are required as a result of this request.
Options:
Pursuant to Section 30-5.L.10.g of the Unified Development Ordinance, the Planning Commission may approve, approve with conditions, or deny the proposed Alternative Signage Plan, in whole or in part. The Commission has the authority to establish reasonable conditions as part of any approval to address design, placement, scale, or other site-specific considerations.
Possible Motions:
• Approve the proposed signage plan as submitted
• Approve with conditions as determined by the Commission
• Deny the proposed signage plan
Recommended Action::Recommended Action
Staff recommends approval of the Alternative Sign Plan request as described above. Based on the information and materials submitted, the application adequately addresses and satisfies Findings 1 through 5 of Section 30-5.L.10.g of the Unified Development Ordinance. The proposed signage plan provides a cohesive, functional, and visually consistent approach to campus-wide signage while effectively addressing site-specific constraints and wayfinding needs.
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Attachments:
1. Application
2. Attachment A