Guide to the RI-12 Residential Intermediate Zoning District in Fayetteville

The RI-12 Residential Intermediate, Twelve (12) Units Per Acre district in the City of Fayetteville is a residential zone allowing for a maximum density of 12 units per acre through a variety of housing types, including single-family, duplex, and multi-family dwellings up to four units. Development in this Fayetteville district is governed by a build-to zone of 10 to 25 feet from the front property line and generally restricts building height to between two and three stories depending on the structure's proximity to the street [Section 161.11].

Purpose of the RI-12 District

The City of Fayetteville established the RI-12 district to facilitate the development of both detached and attached dwellings in suitable environments. This district provides a transition between lower-density and medium-density developments, aiming to minimize impact while encouraging a broad variety of housing values and types [Section 161.11(A)].

Allowed Uses by Right

Uses allowed by right (permitted uses) are those that do not require special discretionary approval from the Planning Commission, provided they meet all Fayetteville Unified Development Code standards. In the RI-12 district, these include:

Residential Dwellings: Single-family dwellings (Unit 8), two-family dwellings (Unit 9), and three- and four-family dwellings (Unit 10) [Section 161.11(B)(1)].
Accessory Dwelling Units (ADU): Secondary housing units located on the same lot as a primary residence (Unit 41) [Section 161.11(B)(1)].
Cluster Housing Development: Innovative residential patterns allowing for shared open space (Unit 44) [Section 161.11(B)(1)].
Short-Term Rentals: Residential units leased for periods of less than 30 consecutive days (Unit 46) [Section 161.11(B)(1)].
City-Wide Uses by Right: General public facilities, essential services (such as fire hydrants and utility mainlines), agricultural uses (field crop farms, orchards), and public recreation areas (parks and parkways) (Unit 1) [Section 162.01(A)].

Conditional Uses

Conditional uses in the RI-12 district require a permit and a public hearing before the Fayetteville Planning Commission. These uses are generally compatible with the neighborhood but may require specific conditions to mitigate impacts. They include:

Cultural and Recreational Facilities: Libraries, museums, schools (elementary, junior, and senior high), churches, and community centers (Unit 4) [Section 162.01(D)].
Limited Business: Small-scale retail or service establishments under 3,000 square feet, such as bakeries, florists, or professional offices (Unit 12a) [Section 162.01(L)].
Home Occupations: Business activities conducted within a dwelling by the residents (Unit 24) [Section 162.01(Y)].
Government Facilities: Main facilities of government agencies, such as fire stations or post offices (Unit 5) [Section 162.01(E)].
Public Protection and Utility Facilities: Electric regulating stations and pressure control stations (Unit 3) [Section 162.01(C)].
City-Wide Conditional Uses: Specialized facilities like bed and breakfasts or campgrounds (Unit 2) [Section 162.01(B)].
Wireless Communications Facilities: Towers and related equipment for telecommunications (Unit 36) [Section 162.01(KK)].

Prohibited Uses

The City of Fayetteville Unified Development Code operates on a permissive basis, meaning that any use not explicitly listed as "Permitted" or "Conditional" within the RI-12 district is prohibited [Section 161.01(A)]. Prohibited uses in RI-12 include, but are not limited to:

Industrial Uses: Heavy industrial manufacturing, warehousing, and wholesale trade.
Commercial Sales: Automobile sales, heavy equipment repair, and large-scale shopping centers.
Extractive Uses: Mining, rock crushing, and oil or gas extraction.
High-Impact Services: Auto salvage yards, animal feedlots, and jails.

Technical Development Standards

The following table outlines the primary bulk and area requirements for the RI-12 Residential Intermediate district in Fayetteville:

Standard	Single-Family Dwellings	Two-Family Dwellings	Three- & Four-Family
Max Density	12 units/acre	12 units/acre	12 units/acre
Min. Lot Width	50 feet	50 feet	90 feet
Min. Lot Area	5,000 sq. ft.	7,260 sq. ft.	10,890 sq. ft.
Front Setback	10–25 ft. Build-to	10–25 ft. Build-to	10–25 ft. Build-to
Side Setback	5 feet	5 feet	8 feet (Other uses)
Rear Setback	5 feet	5 feet	20 feet (Other uses)
Max Height	2-3 stories*	2-3 stories*	2-3 stories*

*Note: Building height is limited to 2 stories if the structure is located between 0 and 10 feet of the front property line or a Master Street Plan right-of-way. It may increase to 3 stories if set back greater than 10 feet [Section 161.11(F)].

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