(Ord. No. S2011-014, § 2, 11-28-2011; Ord. No. S2012-016, §§ 2.1—2.3, 9-10-2012; Ord. No. S2014-020, § 2, 11/24/2014; Ord. No. Ord. No. S2020-011, § 4, 11/23/2020; Ord. No. S2023-017, § 1, 03/23/2023; Ord. No. S2024-014, § 1, 06/24/2024; Ord. No. S2024-015, § 1, 06/24/2024)

Effective on: 6/24/2024

Ord. No. S2025-002, § 1, 02/24/2025

Effective on: 2/24/2025

(Ord. No. S2023-021, § 1, 05/22/2023)

Effective on: 11/18/2013

The primary purpose of this overlay district is to ensure that development within the district boundary is compatible with the objective of promoting the Crown Coliseum Complex and establishing the image as a contemporary, vibrant retail area that is harmonious with the complex events. By ensuring that new construction and re-development is oriented to serving the users of the coliseum complex, particularly the traveling public, the economic well-being of the entire county will be maximized. 

2. b.
   Applicability and Permits Required

Except as noted in this subsection, the provisions of this section shall apply to the proposed development and re-development of properties within the Coliseum Tourism Overlay District, including any addition, remodeling, relocation or construction requiring a zoning or building permit. In the event there is a conflict between the requirements of other provisions of Chapter 30 and this overlay district, the overlay provisions shall prevail.

The boundary of the CTO is established as a layer on the Official Zoning Map, City of Fayetteville, North Carolina in digital format and is hereby adopted and made a part of the provisions of this section as if the map itself were contained herein - see Appendix for informational sketch maps. This overlay excludes the Dogwood Acres Subdivision. Further, any existing single-family detached structure legally conforming with the standards of the underlying zoning district as of date of adoption of this ordinance shall be exempted from the overlay standard.

3. c.
   Permitted Land Uses and General Requirements

   1. 1.
      ​Definitions: For the purposes of this overlay, the following definitions shall apply:​​

      1. a.
         Hotel: An establishment which provides compensated lodging on a short-term basis with access to units from interior lobbies or hallways, and provides numerous amenities intended to increase guests' lodging satisfaction.
      2. b.
         Motel: An establishment that provides short-term and long-term lodging for compensation, usually with less guest amenities than a hotel, has independent exterior entrances/exits to each unit from the off-street parking area and is typically one or two stories.
   2. 2.
      Principal Uses

To ensure the primary objective of the district is attained and, not including officially sanctioned government events, land uses within the district are limited to the following:

[1] Some commercial uses require additional separation or buffer standards or may require special use permit approval when located adjacent to or across a local street or alley from single-family residential development, in accordance with Section 30-5.K.3 Transitional Standards.

3. 3.
   Accessory Uses

To ensure the primary objective of the district is attained and, not including officially sanctioned government events, land uses within the district are limited to the following:

4. d.
   Numerical Performance Standards

The height, lot and yard setback provisions shall meet the standards of the underlying base zoning district and, where applicable, the transition standards in Section 30-5.K.

5. e.
   Signs

   1. 1.
      Signs shall meet the standards of City Code 30-5.L except in LC and CC districts, all ground and wall signs shall meet the size standards of Cumberland County's C1(P) zoning district (zoning standards, Section 1306-B.2), which are listed below. Also, an alternative signage plan may be proposed for private development of over 10 acres and for institutional and public uses regardless of size (City Code 30-5.L.10.(g)).

      1. a.
         One freestanding sign not exceeding 100 square feet in area is allowed for sites with a maximum of five occupants. Sites with more than five occupants may have an additional 10 square feet maximum area for each occupant over five, with a total maximum freestanding sign area not to exceed 200 square feet in area. 
      2. b.
         Attached signs shall not exceed two square feet in area for each front foot of structure the occupant occupies.
      3. c.
         Attached signs may be placed on any side of the building.
   2. 2.

      Billboards shall meet the standards of City Code 30-5.L.8.b.6. In addition, billboards shall be allowed only along the right-of-way of full-control or limited-control access roadways and prohibited within 1,000 feet of either side of the right-of-way of the following:

      1. a.

         U.S. Highway 301 (South Eastern Boulevard/Gillespie Street) from NC Highway 87 (Martin Luther King Jr. Freeway) south to SR 2286 (Seven Mountain Drive); and

      2. b.

         Reserved for future use.

6. f.

   ​​Utilities

   All utilities shall be located underground except where specifically prohibited by the utility provider.
7. g.
   Development Standards
   Except as specifically provided for in this Overlay, all development shall meet the standards in City Code Article 30-5 Design Standards.  These standards provide for parking, landscaping, buffers, tree protection and open space, fencing, lighting, community form, and other standards as may be relevant, including the potential for alternative landscaping or parking plans.  However, interconnectivity between parcels within the overlay district is mandatory and shall be included on the site plan indicating the location and width of the proposed interconnecting drive areas along with all driveways to the street right-of-way.  Additionally, preservation of healthy existing trees is encouraged.  Protection of specimen trees, or mitigation to allow their removal, is required. Healthy, well-formed existing trees may be used to meet certain landscaping requirements.  
8. h.
   Nonconformities
   To ensure the primary objective of the district is attained, strict implementation of the below provisions regulating nonconformities within the district, with the exception of legal single family detached residences conforming prior to the adoption of this amendment, is paramount.  For purposes of this section, permissible repair is defined as those repairs, not replacement, that are limited to routine or ordinary maintenance and which would not result in the extension of the normal life of the structure.  Impermissible replacement is defined as maintenance, construction or re-construction of a nonconforming structure or part thereof or structure housing a nonconforming use within the district that is damaged by fire, storm or other causes including natural deterioration to an extent exceeding 40 percent of the structure’s reproducible value or its bulk (including foundations)

   1. 1.
      All nonconforming uses not carried on within a structure, except those which are specifically allowed as an accessory, ancillary or incidental to an allowed use subject to the provisions of this section, shall be discontinued within one calendar year from the effective date of this ordinance, regardless whether or not the nonconforming use status applies to structure(s) and premises in combination with the nonconforming outdoor use – any subsequent use of the land and structures placed thereon shall conform to the provisions of this section.
   2. 2.
      A nonconforming use may not be changed or expanded, or resumed if the nonconforming use has ceased for a period of 180 calendar days within the district. 
   3. 3.
      Any structure that is nonconforming due to noncompliance with dimensional requirements, but which houses an allowed use within the district may continue provided that its nonconformity is not increased, except where specifically approved by the Zoning Commission, and provided that prior to any upgrades to any nonconforming structure housing an allowed use beyond permissible repairs, the minimum landscaping and pedestrian improvements are implemented on the site.
   4. 4.
      Owners of properties within the district shall not allow for the impermissible replacement of any nonconforming structure located inside the district unless specifically approved by the City Council.
   5. 5.
      Existing, legal nonconforming uses may be expanded through the Special Use Permit process in accordance with Article 30-2.C.7 Special Use Permit.  

​​(Ord. No. S2014-011,  § 1, 8-11-2014; Ord. No. S2015-018, § 8, 12-14-2015; Ord. No. S2019-040, 1, 08/26/2019; Ord. No. S2023-013, § 1, 03/23/2023; Ord. No. S2025-014, § 1, 06/23/2025)

Effective on: 6/23/2025

2. b.
   Applicability
   A district may be established along any arterial road corridor, provided it is no larger than 125 acres in area (equivalent to a ¼ mile radius around the center of the node) and no closer than approximately two miles from another SACO District, unless otherwise specified in an adopted corridor plan.
   
   Within the SACO District, all development standards of Section 30-5 apply, unless specifically exempted herein or addressed by a different standard (for example, sidewalk width).
   
   Establishment of the overlay district may be initiated by the City or by owners of property in the specified area, in accordance with Sec. 30-2.C.1 Map Amendments.  The standards would apply to development that involves the construction of new buildings or the expansion of an existing building equal to or greater than fifty percent of the gross floor area of the original structure.
3. c.
   Allowable Uses
   The following uses shall be allowed as permitted or special uses (S) within the SACO district.  Some uses may be subject to additional requirements as noted below; such requirements may be modified by a positive recommendation from the TRC and approval by the City Manager for good cause, usually in the context of a larger development.  Ground floor uses shall not include residential, health care facility, or industrial uses except in outparcels.

4. d.
   District Standards
   Figures 30-3.H.13.d.1 through 4 illustrate some of the dimensional and form standards of this section.

   1. 1.
      General Development Form and Orientation - SACO districts shall be designed with new access ways which create a traditional urban “block” pattern with no “block “ dimension less than 400 feet in length or exceeding 800 feet in length unless specifically authorized by the city manager or his designee. On at least two sides of each “block”, a minimum of 75% of the linear frontage shall be occupied with structures and/or public open space meeting the specific standards established below. The other sides of each  “block” may be occupied with outparcels and/or parking; parking areas shall be screened from the street as described below. The intent of this section is to ensure that an urban development pattern is established and maintained on at least two sides of each “block”.

Figure 30-3.H.13.d.1:  Arterial Street with Building Frontage

Figure 30-3.H.13.d.2:  Primary Internal Access Way

Figure 30-3.H.13.d.3:  Secondary Internal Access Way

Figure 30-3.H.13.d.4:  "Block" with Major Access Points Illustrated

1.   
   2. 2.
      Specific Development Form and Orientation Standards.  Except as specifically modified or waived in this section, the dimensional and design standards of Article 30-5 shall be met in the development of a SACO district.

      1. a.
         Principal SACO development (a minimum of two sides of each block):

         1. 1.
            Façade orientation and design.  Facades shall be oriented to the adjoining street or access way and shall comply with the design standards of Article 30-5I or Article 30-5.J.  Any façade in view from a public space, street, or access way shall include at least three of the same design features as the front facade. Other facades  shall contain at least two of the three façade features of the front façade.
         2. 2.
            Access way design.  Access ways shall be designed to appear as an extension of the public street network and are encouraged to include parallel or angle parking with landscaped bulb-outs at the terminus of each parking area and at corners.  Marked crosswalks shall be provided at each corner and may be provided at mid-block locations.  Street trees shall be provided approximately every 35 feet in approved tree pits with silva cells to accommodate tree roots.   Low impact development may be part of the access way design as approved by the city manager.  Utility placement is not to conflict with street trees.  Sidewalks of at least 12 feet in width shall be provided on both sides of each street or access way where there are primary or secondary building frontages and a minimum of five feet elsewhere. 
         3. 3.
            Setbacks.

            1. a.
               Front. Structures shall be set back a minimum of 12 feet and a maximum of 20 feet from the edge of curb, except courtyards not to exceed 50% of the depth and width of each structure may be provided.  Courtyards shall contain landscaping and street furniture designed to complement the pedestrian environment.
            2. b.
               Side. None, except 35 feet from adjoining residentially-zoned property, and except for additional required setbacks for taller structures as provided in subsection v below.
            3. c.
               Rear.  None, except 35 feet from adjoining residentially-zoned property, and except for additional required setbacks for taller structures as provided in subsection v below.
         4. 4.
            Streetyard, bufferyard and landscaping.  Street trees shall be provided as required under “Street Design”, above. Site and building landscaping (Article 30-5.B.4(b)) is waived for principal SACO development. Out parcels are not exempted from this requirement. Vehicular use landscaping (Article 30-5.B.4(c)) and property perimeter landscape buffers (Article 30-5.B.4(d) shall be provided.
         5. 5.
            Height.  Generally, a minimum of two stories and a maximum of four stories.  The city manager may allow one-story development for big-box anchor structures, theaters and grocery stores.  The city manager may allow mixed-use/residential and tourist accommodation structures up to eight stories provided such structures are located a minimum of 75 feet from adjoining residentially-zoned property.
         6. 6.
            Density.  A maximum of 45 dwelling units per acre unless a greater density is approved at the time the SACO district is mapped. 
         7. 7.
            Parking and other vehicular use areas.  Shall be provided in accordance with Article 30-5, except, in order to accommodate a flexible mix of uses, the developer may provide a minimum of one space per 300 square feet of gross floor area and shall not exceed a maximum of one space per 250 square feet of gross floor area.  Parking lots shall be consolidated and circulation systematized to avoid smaller sized parking lots divided by arbitrary lot lines with landscape buffers.
         8. 8.
            Curbcuts.  No more than one per each side of a “block”, located a minimum of 200 feet from any corner or crosswalk except as specifically authorized by the city manager or his designee.
         9. 9.
            Open Space/Parkland.  Open space / parkland shall be as approved in the master plan.  See Article 30-5.C for guidance. 
      2. b.
         Outparcel development:
         Development of outparcels shall comply with the applicable dimensional requirements of the underlying zoning district and the applicable development standards of Article 30-5.
      3. c.
         Transitional Standards:
         Transitional standards in Article 30-5.K shall not apply to the SACO district.
      4. d.
         Parking lots:
         All parking areas shall comply with the applicable development standards of Article 30-5.
      5. e.
         Parking Structures:
         Structured parking facilities shall be designed to encourage and complement pedestrian-scale interest and activity, and shall be designed so that motorized vehicles parked on all levels of the facility inside are screened from public view from the street and/or from adjacent residentially-zoned property. Decorative elements such as grillwork or louvers may be utilized to accomplish this objective.

         1. 1.
            Openings at the street level are limited to vehicular entrances, pedestrian access to the structure, and ventilation openings. All such openings shall be decorative and be an integral part of the overall building design.
         2. 2.
            Liner uses are encouraged. 
         3. 3.
            Parking structures shall meet the requirements of the city manager for controlled gate locations.
         4. 4.
            Parking structures shall be subject to the setback and streetscape requirements of the SACO District where such structures are part of the principal SACO development.

(Ord. No. S2014-017, § 1, 10-27-2014; Ord. No. S2023-018A, § 1, 03/23/2023)

Effective on: 10/27/2014