Fayetteville Zoning Districts for Duplexes and Multi-Family Townhomes
In the City of Fayetteville, duplexes (classified as Use Unit 9: Two-family dwellings) and multi-family townhomes are allowed by right in various intermediate and high-density residential districts such as District RI-12, District RI-U, and all RMF (Residential Multi-family) districts. While duplexes are a conditional use in many single-family districts like District RSF-4 and District RSF-18, townhomes with more than four attached units (Use Unit 26) are restricted to high-density multi-family and urban commercial zones [Section 162.01].
Districts Permitting Two-Family Dwellings (Duplexes)
The Fayetteville Unified Development Code (UDC) categorizes duplexes and townhouses with no more than two attached units under Use Unit 9. These are permitted by right or as conditional uses in the following districts:
| District Type | District Name | Permission Level |
|---|---|---|
| Agricultural | District R-A (Residential-Agricultural) | Permitted by Right |
| Single-Family | District RSF-4, RSF-7, RSF-8, RSF-18 | Conditional Use |
| Intermediate | District RI-12, District RI-U | Permitted by Right |
| Multi-Family | District RMF-6, RMF-12, RMF-18, RMF-24, RMF-40 | Permitted by Right |
| Commercial | District C-1, C-2, C-3, CS, UT | Permitted by Right |
| Urban/Downtown | District UN, UC, DC, MSC, DG | Permitted by Right |
| Specialized | District R-O (Residential Office), District NC | Permitted by Right |
[Sections 161.03 - 161.29]
Districts Permitting Multi-Family Townhomes
Multi-family townhomes are generally categorized under Use Unit 10 (Three- and four-family dwellings) or Use Unit 26 (Multi-family dwellings for more than four attached units).
Use Unit 10 (3-4 Family Dwellings)
These units are permitted by right in the following City of Fayetteville districts:
- Intermediate Residential: District RI-12, District RI-U.
- Multi-Family: District RMF-6, RMF-12, RMF-18, RMF-24, RMF-40.
- Commercial/Urban: District NS-L, District NS-G, District C-1, District CS, District C-2, District UT, District C-3, District DC, District MSC, District DG, District NC.
- Residential Office: District R-O (Only as a Permitted Use).
Use Unit 26 (4+ Multi-Family Units)
Townhomes consisting of more than four attached units are allowed in higher-density areas of Fayetteville:
- Permitted by Right: District RMF-12, District RMF-18, District RMF-24, District RMF-40, District CS, District UT, District C-3, District DC, District MSC, District DG.
- Conditional Use: District C-1, District C-2, District P-1.
[Sections 161.11 - 161.32, Section 162.01]
Dimensional Standards for Duplexes and Townhomes
Residential structures in Fayetteville must adhere to specific bulk and area regulations, which vary significantly between different zoning districts.
| Standard | District RI-12 (Duplex) | District RMF-12 (Duplex) | District RMF-24 (Duplex) |
|---|---|---|---|
| Min. Lot Width | 50 feet | 45 feet | 35 feet |
| Min. Lot Area | 7,260 sq. ft. | 6,000 sq. ft. | 4,000 sq. ft. |
| Land Area Per Unit | 3,000 sq. ft. | 3,000 sq. ft. | 4,000 sq. ft. |
| Max. Height | 2-3 stories | 2-3 stories | 2-5 stories |
[Sections 161.11, 161.14, 161.16]
Attached Townhouse Setback Standards
For zoning districts in Fayetteville that allow two, three, or other multi-family residential uses, side setbacks may be varied to permit common walls between single-family attached/townhouse dwellings. This is subject to the following criteria:
- Minimum Lot Width: 18 feet per dwelling unit.
- Infrastructure: The total number of units on the lot must conform to the minimum bulk and area requirements of the underlying zoning district [Section 164.11].
Parking Requirements
The City of Fayetteville requires specific parking ratios for different residential use types.
| Residential Use Type | Minimum Parking Spaces Required | Maximum Parking Spaces Allowed |
|---|---|---|
| Duplex, Triplex, or Quadplex | 2 per dwelling unit | 4 per dwelling unit |
| Townhouse | 2 per dwelling unit OR 1 per bedroom (whichever is greater) | 1 per bedroom |
| Multi-Family | 1 per bedroom | 1 per bedroom |
[Section 172.05]
Sections Cited
- Section 161.03 District R-A, Residential-Agricultural
- Section 161.07 District RSF-4, Residential Single-Family — Four (4) 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 161.14 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 162.01 Establishment/Listing (Use Units)
- Section 164.11 Height Or Setback Regulations; Exceptions And Home Protection Requirements
- Section 172.05 Standards For The Number Of Spaces By Use