TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, AICP, CFM, CZO - Planning & Zoning Manager
Heather Eckhardt, CZO - Planner II
DATE: February 24, 2025
RE:
Title
Adoption of Historic District Design Standards and Associated Text Amendments to the Unified Development Ordinance
end
COUNCIL DISTRICT(S):
Council District(s)
All
b
Relationship To Strategic Plan:
Goal 2: The City of Fayetteville will have a Responsive City Government supporting a diverse and viable economy.
• Objective 2.2: To invest in community places to ensure revitalization and increase quality of life.
Executive Summary:
City Council is asked to adopt changes to the Design Guidelines for Fayetteville’s Historic Districts and Local Landmarks and the associated proposed text amendments to the Unified Development Ordinance (UDO).
The proposed changes would provide conformity to updates to North Carolina General Statute 160D and require amendments to six sections of the UDO.
Background:
The City of Fayetteville, home to two local historic districts and nearly 50 local landmarks, currently uses the "Design Guidelines for Fayetteville’s Historic Districts and Local Landmarks" to review work within these areas.
To comply with the updated North Carolina General Statute 160D, effective January 2021, these guidelines must transition to Design Standards.
The City of Fayetteville utilized a Historic Preservation Fund Grant from the State Historic Preservation Office to fund contracts with the Walker Collaborative and Common Ground Urban Design + Planning. The proposed changes are the result of their work and recommendations.
Timeline:
• October 2020: City was awarded Historic Preservation Fund Grant for updated guidelines.
• December 2020: City contracted Walker Collaborative and Common Ground Urban Design + Planning.
• August 27, 2021: Final draft of Design Standards provided to staff
• April 16, 2022: Design Standards approved by Historic Resources Commission
• October 13, 2022: Community meeting (in addition to two additional community meetings prior to approval by HRC)
• May 18, 2023: Text amendments taken to Planning Commission
• April 25, 2023: Text amendments taken to Historic Resources Commission
• May 23, 2023: Design Standards and associated text amendments taken to City Council and deferred to next Work Session
• January 13, 2025: Request placed on Council agenda as Administrative Report
• January 27, 2025: Request placed on Council agenda as Consent item
• February 3, 2025: Request placed on Council agenda for Work Session for further review
Issues/Analysis:
The revision of terminology from the use of the term “guidelines” to “standards” is to assure consistency with NCGS §160D-947.
While prompted by the adoption of NCGS 160D, this effort also allowed the city to modernize the guidelines, originally adopted in 2000, which had not been updated to reflect advancements in technology or evolving community trends.
The current guidelines require applicants and staff to consult multiple sections for regulations on a single exterior feature, such as awning replacement. In contrast, the draft Design Standards consolidate information into dedicated sections for each feature, providing clear standards for preservation, repair, or replacement.
The new Design Standards ensure compliance with NCGS 160D, address the needs of Fayetteville's growing community, and offer a more streamlined, user-friendly format.
Clarity improvements in draft standards:
• The newer draft includes examples (e.g., specific materials like lattice-patterned brick and fish-scale shingles) and detailed scenarios (e.g., treatment of foundations), making it easier for staff to interpret and apply the standards consistently.
• The inclusion of procedural steps, such as appeals and compliance reviews, reduces ambiguity and ensures both staff and property owners understand the framework for approvals and reviews.
• While the document emphasizes using original materials, it allows substitute materials when originals are unavailable or impractical. This provides staff with discretion to approve alternatives without compromising historic integrity.
• The standards acknowledge the need for design compatibility when exact replacements aren't possible, enabling staff to evaluate new designs based on their appropriateness for the district.
• The draft integrates updated preservation methods and modern planning considerations, offering flexibility for staff to balance preservation with practical needs.
Standards have been reviewed by the Historic Resources Commission, representatives from the State Historic Preservation Office, and Development Services Staff, as well as by property owners and residents of the two local historic districts. The Historic Resources Commission has voted to recommend approval of the standards attached to this report.
The newer draft is both clearer and more user-friendly, which enhances staff’s ability to interpret and apply standards. While it appears more restrictive compared to the 25-year-old Design Guidelines, this is primarily because it provides additional detail. It also provides greater flexibility through allowances for substitute materials, case-by-case decisions, and clearer guidance, reducing uncertainty during the review process.
Budget Impact:
None
Options:
1. Move to adopt the Historic District Design Standards and associated Text Amendments.
2. Remand the draft version of the Historic District Design Standards and Text Amendments as submitted back to Staff for further review and modification.
Recommended Action:
Staff recommend that Council move to adopt the Historic District Design Standards and associated Text Amendments.
Attachments:
1. Historic District Design Standards
2. Proposed Text Amendments