RI: Residential Intermediate Zoning District in Fayetteville
The RI: Residential Intermediate District in Fayetteville is designed to facilitate a transition between low and medium-density residential areas by allowing a maximum density of 12 units per acre. The district permits a diverse range of housing types, including single-family, two-family, and three- to four-family dwellings, provided they meet specific bulk and area requirements such as a 5,000 square foot minimum lot size for single-family homes. Development within the RI: Residential Intermediate District is governed by "urban form" standards, which include a front build-to zone and specific height limitations based on a building's proximity to the street.
Purpose and General Character
The primary purpose of the RI: Residential Intermediate District in Fayetteville is to encourage the development of both detached and attached dwellings in environments that can sustain intermediate density levels [Section 161.11(A)]. This district serves as a strategic buffer or transition zone, providing more development potential than low-density zones while maintaining a lower impact than high-density multi-family districts. Fayetteville utilizes this district to encourage a variety of housing values and to ensure that new residential growth occurs in areas already supported by existing public facilities [Section 161.11(A)].
Permitted Land Uses
Land uses in the RI: Residential Intermediate District are categorized into those permitted by right and those requiring a conditional use permit.
Uses Permitted by Right
- Unit 1: City-wide uses by right [Section 161.11(B)(1)].
- Unit 8: Single-family dwellings.
- Unit 9: Two-family dwellings.
- Unit 10: Three-family and four-family dwellings.
- Unit 41: Accessory dwellings.
- Unit 44: Cluster Housing Development.
- Unit 46: Short-term rentals.
Conditional Uses
- Unit 2: City-wide uses by conditional use permit [Section 161.11(B)(2)].
- Unit 3: Public protection and utility facilities.
- Unit 4: Cultural and recreational facilities.
- Unit 5: Government facilities.
- Unit 12a: Limited business.
- Unit 24: Home occupations.
- Unit 36: Wireless communications facilities.
Development Standards
The RI: Residential Intermediate District imposes specific requirements on lot size, width, and density to maintain its intermediate character.
| Standard | Single-Family | Two-Family | 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. |
| Min. Land Area per Unit | N/A | N/A | N/A |
[Section 161.11(C)-(D)]
Setback Requirements
Fayetteville utilizes a "build-to zone" for the front of properties in the RI: Residential Intermediate District to promote a consistent streetscape.
| Setback Type | Standard |
|---|---|
| Front (Build-to-Zone) | 0 to 25 feet from the front property line |
| Side (Single & Two-Family) | 5 feet |
| Side (Other Uses) | 8 feet |
| Rear (Single-Family) | 5 feet |
| Rear (Other Uses) | 20 feet |
[Section 161.11(E)]
Building Height and Site Requirements
Building heights in the RI: Residential Intermediate District are restricted based on their distance from the front property line to manage the scale of the neighborhood [Section 161.11(F)].
| Condition | Maximum Height |
|---|---|
| Within 0–10 feet of front property line | 2 stories |
| Greater than 10 feet from front property line | 3 stories |
[Section 161.11(F)]
Additionally, the total area occupied by all buildings on a lot within this district must not exceed 50% of the total lot area. Accessory ground-mounted solar energy systems are not counted as buildings for the purpose of this calculation [Section 161.11(G)]. Developers must also provide a minimum buildable street frontage of 50% of the lot width [Section 161.11(H)].
Environmental and Parking Standards
Fayetteville requires a minimum tree canopy of 20% for any development within the RI: Residential Intermediate District [Section 167.04, Table 1]. Off-street parking requirements are determined by the specific housing type:
- Single-Family/Duplex: 2 spaces per dwelling unit.
- Three/Four-Family: 2 per dwelling unit or 1 per bedroom, whichever is greater.
- Multi-family: 1 per bedroom [Section 172.05, Table 3].
Sections Cited
- Section 161.11: District RI-12, Residential Intermediate, Twelve (12) Units Per Acre
- Section 167.04: Tree Preservation and Protection During Development
- Section 172.05: Standards For The Number Of Spaces By Use