High-Density Multi-Family Residential Zoning in Fayetteville

The City of Fayetteville permits high-density apartment buildings primarily within the Residential Multi-Family (RMF) and Urban Districts, with the RMF-40 district providing the highest specific residential density at 40 units per acre. Many urban form districts, including the Downtown Core and Urban Thoroughfare, allow multi-family developments without specific unit-per-acre caps, instead regulating density through building height, which can reach up to 14 stories in the Downtown Core. For all multi-family developments, the City of Fayetteville requires a parking ratio of one space per bedroom [Section 172.05].

Primary High-Density Residential Districts

In the City of Fayetteville, the Residential Multi-Family districts are specifically designed to accommodate various levels of density. Apartments and other multi-family dwellings are classified under "Use Unit 26," which consists of developments with more than four attached units [Section 162.01 (AA)].

The following table outlines the specific requirements for the RMF-24 and RMF-40 districts:

Standard	District RMF-24	District RMF-40
Density (Max Units/Acre)	24 units per acre	40 units per acre
Max Building Height	2 to 5 stories*	2 to 5 stories*
Building Area (Max % of Lot)	50%	50%
Front Setback (Build-to)	8 feet	8 feet
Side Setback	5 feet	5 feet
Rear Setback	5 feet	5 feet

*Note: Height is graduated based on the building's distance from the front property line. Buildings 0–10 feet from the line are limited to 2 stories; 10–20 feet are limited to 3 stories; and buildings set back greater than 20 feet may reach 5 stories [Section 161.16(F) and 161.17(F)].

High-Density Urban and Commercial Districts

The City of Fayetteville also allows high-density apartment buildings in several "Urban Form" districts. These districts emphasize a traditional urban environment where multi-family uses are often integrated with commercial spaces. In many of these districts, the City of Fayetteville does not specify a maximum number of units per acre, instead utilizing building height and "build-to zones" to manage density.

Downtown and Corridor Districts

• Downtown Core (DC): This is the most intense zone in the City of Fayetteville. It allows for a maximum height of 14 stories for buildings set back more than 20 feet from the street [Section 161.26].
• Main Street Center (MSC) and Downtown General (DG): These districts allow for high-density multi-family housing with a maximum height of 7 stories for buildings set back more than 20 feet from the street [Section 161.27 and 161.28].
• Urban Thoroughfare (UT): Designed for major corridors, this district permits multi-family dwellings with a maximum height of 7 stories when sufficiently set back from the street [Section 161.24].
• Urban Corridor (UC): This district supports multi-modal transportation by allowing high-density residential and mixed-use developments up to 8 stories in height [Section 161.36].

Multi-Family Parking Requirements

Regardless of the district, the City of Fayetteville enforces strict parking requirements for multi-family dwellings to ensure adequate off-street storage of vehicles.

Residential Use Type	Minimum Parking Required	Maximum Parking Allowed
Multi-family (Use Unit 26)	1 per bedroom	1 per bedroom

Developers in the City of Fayetteville may seek a variance to reduce these numbers if they can demonstrate factors such as proximity to transit stops or the provision of secured bicycle storage [Section 172.05].

Sections Cited

• 151.01 - Definitions
• 161.16 - District RMF-24, Residential Multi-Family — Twenty-Four (24) Units Per Acre
• 161.17 - District RMF-40, Residential Multi-Family — Forty (40) Units Per Acre
• 161.24 - District UT, Urban Thoroughfare
• 161.26 - District DC, Downtown Core
• 161.27 - District MSC, Main Street Center
• 161.28 - District DG, Downtown General
• 161.36 - District UC, Urban Corridor
• 162.01 (AA) - Unit 26. Multi-Family Dwellings
• 172.05 - Standards For The Number Of Spaces By Use (Table 3)