Fayetteville Residential Building Height Standards
The maximum allowable height for a residential house in the City of Fayetteville is determined by the specific zoning district, typically ranging from 3 stories in standard single-family districts to as many as 14 stories in high-density urban areas. In several City of Fayetteville residential zones, the permissible height is tiered based on the building's distance from the front property line. Special overlay districts, such as the Parksdale and Center Addition Overlay District, may further restrict residential structures to a maximum of 2 stories.
Height Regulations by Zoning District
Residential building height in the City of Fayetteville is measured in stories as defined by the International Building Code [Section 161.01]. The following table outlines the maximum allowable heights across the primary residential and mixed-use districts within the City of Fayetteville.
Residential District Height Standards
| Zoning District Name | Maximum Allowable Height |
|---|---|
| R-A (Residential-Agricultural) | No maximum limit (setback penalties apply above 1 story) |
| RSF-.5, RSF-1, RSF-2, RSF-4, RSF-7, RSF-8, RSF-18 | 3 stories |
| RI-12 (Residential Intermediate, 12 Units/Acre) | 2 to 3 stories (based on setbacks) |
| RI-U (Residential Intermediate - Urban) | 2 to 3 stories (based on setbacks) |
| RMF-6, RMF-12, RMF-18 (Multi-family) | 2 to 3 stories (based on setbacks) |
| RMF-24, RMF-40 (Multi-family) | 2, 3, or 5 stories (based on setbacks) |
| NC (Neighborhood Conservation) | 3 stories |
| DC (Downtown Core) | 5 to 14 stories (based on setbacks) |
| MSC (Main Street Center) | 5 to 7 stories (based on setbacks) |
| DG (Downtown General) | 5 stories |
[Sections 161.03 through 161.32]
Tiered Height and Setback Requirements
In several City of Fayetteville districts designed with urban form in mind, the maximum height is restricted based on how close the house is to the street.
- RI and RMF Districts: For Residential Intermediate and lower-density Multi-family districts (RMF-6, RMF-12, RMF-18), a building located between 0 and 10 feet from the front property line is limited to 2 stories. If the structure is set back more than 10 feet from the front property line or a Master Street Plan right-of-way, the City of Fayetteville allows up to 3 stories [Section 161.11, 161.13, 161.14].
- High-Density Multi-family (RMF-24 and RMF-40): These districts utilize a three-tiered system. Buildings 0–10 feet from the front line are limited to 2 stories; buildings 10–20 feet away are limited to 3 stories; and buildings set back more than 20 feet may reach up to 5 stories [Section 161.16, 161.17].
- Downtown Core (DC): In the City of Fayetteville's most intense zone, buildings set back more than 20 feet from the front property line may reach a maximum height of 14 stories [Section 161.26].
Special Height Conditions and Overlays
Residential-Agricultural (R-A) District
The City of Fayetteville does not impose a specific numerical story limit in the R-A district. However, the City of Fayetteville requires that if a building exceeds one story, the portion of the building over one story must have an additional setback from any boundary line of an adjacent residential district. This additional setback must equal the difference between the total height of that portion of the building and one story [Section 161.03].
Hillside/Hilltop Overlay District (HHOD)
For properties located within the City of Fayetteville Hillside/Hilltop Overlay District, building height is measured from the lowest point of the structure at the historic grade to the highest point of the structure. If the residential structure is located on a graded pad, the height is measured from the historic grade [Section 151.01].
Neighborhood Specific Overlays
The City of Fayetteville has established specific overlays that override the base zoning height limits:
- Parksdale and Center Addition Overlay District: The maximum height of all buildings in this district shall not exceed 2 stories, regardless of the underlying zoning [Section 166.27].
- College Avenue Overlay District: The maximum height of all buildings shall not exceed 4 stories or the base zoning limit, whichever is less [Section 166.26].
Accessory Dwelling Units (ADUs)
While ADUs must generally comply with the building height of the underlying zoning district, the City of Fayetteville requires that a 2-story accessory dwelling unit must limit windows that impact the privacy of neighboring side or rear yards [Section 164.19].
Exceptions to Height Limits
The City of Fayetteville Zoning Regulation height limitations do not apply to certain architectural features that are not intended for human occupancy, including spires, belfries, cupolas, antennas, water tanks, chimneys, or ventilators [Section 164.11].
Sections Cited
- Section 151.01 - Definitions
- Section 161.01 - Application Of District Regulations
- Section 161.03 - District R-A, Residential-Agricultural
- Section 161.04 - District RSF-.5, Residential Single-Family — One-Half (½) Unit Per Acre
- Section 161.05 - District RSF-1, Residential Single-Family — One (1) Unit Per Acre
- Section 161.06 - District RSF-2, Residential Single-Family — Two (2) Units Per Acre
- Section 161.07 - District RSF-4, Residential Single-Family — Four (4) Units Per Acre
- Section 161.08 - District RSF-7, Residential Single-Family — Seven (7) Units Per Acre
- Section 161.09 - District RSF-8, Residential Single-Family — Eight (8) Units Per Acre
- Section 161.10 - District RSF-18, Residential Single-Family — Eighteen (18) Units Per Acre
- Section 161.11 - District RI-12, Residential Intermediate, Twelve (12) Units Per Acre
- Section 161.12 - District RI-U, Residential Intermediate — Urban
- Section 161.13 - District RMF-6, Residential Multi-Family — Six (6) Units Per Acre
- Section 161.14 - District RMF-12, Residential Multi-Family — Twelve (12) Units Per Acre
- Section 161.16 - District RMF-24, Residential Multi-Family — Twenty-Four (24) Units Per Acre
- Section 161.17 - District RMF-40, Residential Multi-Family — Forty (40) Units Per Acre
- Section 161.26 - Downtown Core
- Section 161.27 - Main Street Center
- Section 161.28 - Downtown General
- Section 161.29 - Neighborhood Conservation
- Section 164.11 - Height Or Setback Regulations; Exceptions And Home Protection Requirements
- Section 164.19 - Accessory Dwelling Units (ADU)
- Section 166.26 - College Avenue Overlay District
- Section 166.27 - Parksdale And Center Addition Overlay District