RMF-18 Zoning Guide: Residential Multi-family in Fayetteville
In the City of Fayetteville, the RMF-18 (Residential Multi-family - Eighteen Units Per Acre) district is designed to facilitate the efficient development of multi-family housing at a medium density of up to 18 units per acre. This zoning designation allows for a variety of residential types, including single-family, duplexes, and large apartments, while maintaining strict standards for building height (typically capped at three stories) and site coverage (limited to 50% of the total lot area).
Permitted Uses in District RMF-18
The Fayetteville Unified Development Code (UDC) designates certain uses as permitted by right within the RMF-18 district. These uses do not require special discretionary approval provided they meet all underlying development standards.
- Residential Dwellings: Single-family, two-family (duplex), and three- and four-family dwellings [Section 161.15(B)(1)].
- Multi-family Dwellings: Apartment complexes and other multi-family structures [Section 161.15(B)(1)].
- Accessory Dwelling Units (ADU): Small secondary units on a single lot, subject to specific size and occupancy limits [Section 161.15(B)(1) and 164.19].
- Cluster Housing Development: Innovative housing patterns that may include variations in lot size and common open space [Section 161.15(B)(1)].
- Short-Term Rentals: Type 1 short-term rentals (owner-occupied) are permitted [Section 161.15(B)(1)].
- City-Wide Uses by Right: General public infrastructure and essential services as defined in Use Unit 1 [Section 161.15(B)(1)].
Conditional Uses in District RMF-18
In Fayetteville, conditional uses require a permit and review by the Planning Commission to ensure the use is compatible with the neighborhood and does not adversely affect the public interest [Section 163.02].
- Civic and Institutional: Cultural and recreational facilities, government facilities, and public protection/utility facilities [Section 161.15(B)(2)].
- Business and Professional: Limited business services (Use Unit 12a), professional offices (Use Unit 25), and home occupations [Section 161.15(B)(2)].
- Residential Exceptions: Manufactured home parks and private dormitories [Section 161.15(B)(2)].
- Short-Term Rentals (Type 2): Non-owner occupied short-term rentals are treated as a conditional use in RMF-18 [Section 163.18(A)].
- Communication: Wireless communications facilities [Section 161.15(B)(2)].
Prohibited Uses in District RMF-18
The Fayetteville Unified Development Code does not explicitly list "prohibited" uses by name for each district; however, any use not specifically listed as a permitted or conditional use is considered prohibited [Section 162.02(B)]. In the RMF-18 district, prohibited uses include, but are not limited to:
- Industrial: Heavy industrial manufacturing, auto salvage, and junk yards [Section 162.01].
- Commercial: General retail trade (outside of the "Limited Business" unit), automotive sales, dance halls, and sexually oriented businesses [Section 162.01].
- Agriculture: Large-scale animal husbandry or commercial agriculture (unless categorized as a city-wide use by right) [Section 162.01].
Technical Development Standards
Development in Fayetteville’s RMF-18 district must comply with specific bulk and area requirements to maintain the intended medium-density character.
Bulk and Area Regulations
| Category | Requirement |
|---|---|
| Maximum Density | 18 units per acre or less |
| Maximum Building Area | 50% of total lot area |
| Min. Lot Width (Single-family) | 40 feet |
| Min. Lot Width (Two-family) | 40 feet |
| Min. Lot Width (Three-family or more) | 75 feet |
| Min. Lot Area (Single-family) | 4,000 square feet |
| Min. Lot Area (Two-family) | 5,000 square feet |
| Min. Lot Area (Three-family or more) | 7,500 square feet |
| Min. Lot Area (Townhouse individual lot) | 2,500 square feet |
[Section 161.15(C), (D), and (G)]
Setback and Height Requirements
| Setback Location | Requirement |
|---|---|
| Front | 8-foot build-to zone (located between the front property line and a line 25 feet back) |
| Side | 5 feet |
| Rear (Standard) | 20 feet |
| Rear (No easement or alley) | 5 feet |
| Rear (Public Alley) | 10 feet from centerline |
| Max. Building Height | 2 stories (3 stories allowed in specific configurations) |
[Section 161.15(E) and (F)]
Off-Street Parking Requirements
Parking in Fayetteville's RMF-18 district is calculated based on the type of residential unit and the number of bedrooms.
| Residential Use Type | Minimum Required Spaces | Maximum Allowed Spaces |
|---|---|---|
| Single-family | 2 per dwelling unit | None |
| Duplex, Triplex, Quadplex | 2 per dwelling unit | 4 per dwelling unit |
| Townhouse | 2 per unit or 1 per bedroom (whichever is greater) | 1 per bedroom |
| Multi-family | 1 per bedroom | 1 per bedroom |
[Section 172.05, Table 3]
Sections Cited
- Section 161.15 - District RMF-18, Residential Multi-Family — Eighteen (18) Units Per Acre
- Section 162.01 - Use Units Establishment/Listing
- Section 162.02 - Interpretation
- Section 163.02 - Authority; Conditions, Procedures (Conditional Uses)
- Section 163.18 - Type 2 Short-Term Rentals In Residential Zoning Districts
- Section 164.19 - Accessory Dwelling Units (ADU)
- Section 172.05 - Standards For The Number Of Spaces By Use (Parking)