RI-U: Residential Intermediate - Urban District Guide for Fayetteville
The Residential Intermediate - Urban (RI-U) district in the City of Fayetteville is designed for walkable, high-density residential living with a minimum lot width of 18 feet and no minimum required lot area. The district allows for building coverage of up to 60% of the lot area and permits building heights of up to three stories, provided specific setbacks are met.
Purpose and General Character
The RI-U district is established by the City of Fayetteville to promote and encourage the development of both detached and attached dwellings in suitable urban environments. The district's primary intent is to provide a variety of housing options that remain compatible in scale with single-family homes while meeting the demand for walkable, urban lifestyles [Section 161.12(A)].
Characterized by its "urban form" regulations, the RI-U district utilizes a "build-to zone" rather than standard minimum setbacks to ensure that buildings are positioned closer to the street, fostering a more defined and active streetscape. This district also supports environmental sustainability through a 15% minimum tree canopy requirement for new developments [Section 167.04(C)].
Permitted Land Uses
The Fayetteville Unified Development Code (UDC) categorizes uses within the RI-U district into those permitted by right and those requiring a conditional use permit.
Uses Permitted by Right
The following uses are allowed in the RI-U district without a conditional use permit:
- City-wide uses by right: General public and essential services (Use Unit 1).
- Single-family dwellings: Individual detached homes (Use Unit 8).
- Two-family dwellings: Duplexes (Use Unit 9).
- Three- and four-family dwellings: Small multi-unit structures (Use Unit 10).
- Accessory dwellings: Secondary units on a single lot (Use Unit 41).
- Cluster housing development: Innovative groupings of small units (Use Unit 44).
- Short-term rentals: Lodging for periods of less than 30 days (Use Unit 46).
Conditional Uses
The following uses may be permitted in the RI-U district subject to Planning Commission approval:
- Multi-family dwellings: Larger apartment or condo structures (Use Unit 26).
- Limited business: Small-scale commercial establishments compatible with residential areas (Use Unit 12a).
- Private dormitories: Housing specifically constructed for students (Use Unit 48).
- Public and cultural facilities: Includes utility facilities (Use Unit 3), cultural/recreational facilities (Use Unit 4), and government facilities (Use Unit 5).
- Home occupations: Professional services or businesses conducted within a residence (Use Unit 24).
- Wireless communications facilities: Telecommunications towers and equipment (Use Unit 36).
Development Standards
Development in the RI-U district must adhere to specific "Urban Form" standards to maintain the desired community character.
Bulk and Area Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Width | 18 feet |
| Minimum Lot Area | None |
| Density (Units per acre) | None |
| Maximum Building Area | 60% of total lot area |
Setback and Build-to Zone Requirements
The RI-U district utilizes a build-to zone for the front of the property to ensure consistent street framing.
| Location | Requirement |
|---|---|
| Front (Build-to Zone) | Between 10 and 25 feet from front property line |
| Side (Single & Two-Family) | 5 feet |
| Side (Other Uses) | None |
| Rear (Other Uses) | 5 feet |
| Rear (From centerline of an alley) | 12 feet |
Building Height and Frontage
Building height in the RI-U district is regulated by proximity to the street to prevent an overbearing presence on the sidewalk.
- Height Limit (0–10 feet from front property line): Maximum of 2 stories.
- Height Limit (Greater than 10 feet from front line): Maximum of 3 stories.
- Minimum Buildable Street Frontage: 50% of the lot width must be occupied by the building facade within the build-to zone [Section 161.12(F) and (H)].
Sections Cited
- Section 160.01 Establishment Of Districts
- Section 161.12 District RI-U, Residential Intermediate — Urban
- Section 163.18 Type 2 Short-Term Rentals In Residential Zoning Districts
- Section 167.04 Tree Preservation And Protection During Development