RMF-24: Residential Multi-family - Twenty-Four (24) Units per Acre in Fayetteville
The RMF-24 district in Fayetteville is designed to accommodate high-density residential development with a maximum allowable density of 24 units per acre. This district encourages a diverse range of housing types, from single-family homes to large-scale multi-family complexes, with building heights ranging from two to five stories depending on proximity to the street [Section 161.16].
Purpose and General Character
The primary purpose of the RMF-24: Residential Multi-family district in Fayetteville is to permit and encourage the development of a wide variety of dwelling types in suitable environments at varying densities [Section 161.16(A)]. The character of the RMF-24 district is defined by its high-density capacity and urban orientation, often requiring "urban form" design elements such as specific build-to zones rather than traditional minimum setbacks [Section 161.16(E)].
Permitted Land Uses
The Fayetteville Unified Development Code categorizes uses in the RMF-24 district into those permitted by right and those requiring a conditional use permit.
Uses Permitted by Right
The following uses are allowed by right in the RMF-24 district:
- Unit 1: City-wide uses by right
- Unit 8: Single-family dwellings
- Unit 9: Two-family dwellings
- Unit 10: Three- and four-family dwellings
- Unit 26: Multi-family dwellings
- Unit 41: Accessory dwellings
- Unit 44: Cluster Housing Development
- Unit 46: Short-term rentals [Section 161.16(B)(1)]
Conditional Uses
The following uses may be permitted in the RMF-24 district subject to Planning Commission approval:
- Unit 2: City-wide uses by conditional use permit
- Unit 3: Public protection and utility facilities
- Unit 4: Cultural and recreational facilities
- Unit 5: Government facilities
- Unit 11: Manufactured home park
- Unit 12a: Limited business
- Unit 24: Home occupations
- Unit 25: Professional offices
- Unit 36: Wireless communications facilities
- Unit 48: Private dormitories [Section 161.16(B)(2)]
Density, Bulk, and Area Regulations
Fayetteville establishes specific requirements for lot size and dimensions within the RMF-24 district based on the type of dwelling or use.
| Regulation | Single-Family | Two-Family | Three-Family or More | Professional Office |
|---|---|---|---|---|
| Max Units per Acre | 24 | 24 | 24 | N/A |
| Min. Lot Width | 35 feet | 35 feet | 70 feet | 100 feet |
| Min. Lot Area | 3,000 sq. ft. | 4,000 sq. ft. | 7,000 sq. ft. | 1 acre |
| Land Area/Unit | 3,000 sq. ft. | 2,000 sq. ft. | 2,333 sq. ft. (avg) | N/A |
Note: Individual lots for townhouses require a minimum of 2,000 square feet [Section 161.16(D)].
Setback and Height Requirements
In Fayetteville’s RMF-24 district, buildings are generally required to be placed within a specific "build-to zone" to promote an urban streetscape.
Setback Standards
| Location | Requirement |
|---|---|
| Front (Build-to Zone) | 10 feet to 25 feet from front property line |
| Side (Residential) | 5 feet |
| Rear (Residential) | 5 feet |
| Side (Other Uses) | 8 feet |
| Rear (Other Uses) | 20 feet |
Building Height Regulations
Building height in the RMF-24 district is governed by proximity to the street and adjacent districts.
- Proximity Standard: A building (or portion of a building) located between 0 and 10 feet from the front property line or any master street plan right-of-way is limited to 2 stories.
- Mid-Range: Between 10 and 20 feet from the right-of-way, the height may increase to 3 stories.
- Maximum Height: Buildings or portions of buildings set back greater than 20 feet from the master street plan right-of-way may reach a maximum of 5 stories [Section 161.16(F)].
If a building in the RMF-24 district exceeds two stories, it must have an additional setback from any side boundary line adjacent to a single-family district. This additional setback must be equal to the difference between the total height of the building and the height of two stories [Section 161.16(F)].
Off-Street Parking Requirements
Parking in the RMF-24 district is calculated based on the specific residential use type.
| Residential Use Type | Minimum Parking Spaces Required | Maximum Parking Spaces Allowed |
|---|---|---|
| Single-family | 2 per dwelling unit | None |
| Duplex, triplex, or 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 |
Note: For the RMF-24 district, the total area occupied by all buildings on a lot shall not exceed 50% of the total lot area [Section 161.16(G)].
Sections Cited
- Section 161.16: District RMF-24, Residential Multi-Family — Twenty-Four (24) Units Per Acre
- Section 172.05: Standards For The Number Of Spaces By Use (Table 3)