RMF-24: Residential Multi-Family Zoning Regulations in Fayetteville
The RMF-24: Residential Multi-Family district in Fayetteville allows for high-density residential development with a maximum density of 24 units per acre. It permits a wide variety of housing types by right, including multi-family complexes, townhouses, and short-term rentals, while allowing for specific commercial uses like professional offices through a conditional use process. Development within this Fayetteville district is subject to a tiered height system that scales from two to five stories depending on the structure's distance from the front property line.
Allowed Uses in the RMF-24 District
In the City of Fayetteville, the RMF-24 district categorizes allowed uses into those permitted by right and those requiring a conditional use permit.
Uses Permitted by Right
The following use units are permitted by right within the RMF-24 district of Fayetteville:
- Unit 1: City-wide uses by right. Includes field crop farms, fisheries, forests, public parks, and essential services like fire hydrants and sidewalks [Section 162.01(A)].
- Unit 8: Single-family dwellings. [Section 161.16(B)(1)].
- Unit 9: Two-family dwellings. [Section 161.16(B)(1)].
- Unit 10: Three- and four-family dwellings. [Section 161.16(B)(1)].
- Unit 26: Multi-family dwellings. [Section 161.16(B)(1)].
- Unit 41: Accessory dwellings. [Section 161.16(B)(1)].
- Unit 44: Cluster housing development. [Section 161.16(B)(1)].
- Unit 46: Short-term rentals. [Section 161.16(B)(1)].
Conditional Uses
The following uses may be permitted in the Fayetteville RMF-24 district subject to the approval of a conditional use permit by the Planning Commission:
- Unit 2: City-wide uses by conditional use permit. Includes bed and breakfast facilities, campgrounds, and community recycling drop-off facilities [Section 162.01(B)].
- Unit 3: Public protection and utility facilities. Includes electric regulating stations and pressure control stations [Section 162.01(C)].
- Unit 4: Cultural and recreational facilities. Includes museums, cemeteries, and schools [Section 162.01(D)].
- Unit 5: Government facilities. Includes courts of law, fire stations, and post offices [Section 162.01(E)].
- Unit 11: Manufactured home parks. [Section 161.16(B)(2)].
- Unit 12a: Limited business. Specialized retail and personal services under 3,000 square feet [Section 162.01(L)].
- Unit 24: Home occupations. [Section 161.16(B)(2)].
- Unit 25: Professional offices. Includes accountants, architects, and medical clinics [Section 162.01(Z)].
- Unit 36: Wireless communications facilities. [Section 161.16(B)(2)].
- Unit 48: Private dormitories. [Section 161.16(B)(2)].
Prohibited Uses
Any use not specifically listed as permitted by right or by conditional use is prohibited in the RMF-24 district [Section 161.01(A)]. Specifically, the Fayetteville Unified Development Code prohibits:
- Basement Foundations: Construction of basement foundations in any special flood hazard area is prohibited [Section 168.10(N)].
- Gated Streets: Generally not allowed in most residential subdivisions [Section 171.02(D)].
- Certain Signs: Prohibited signs include revolving, rotating, or moving signs; roof signs; and any signs on utility poles or trees [Section 174.08].
- Commercial Vehicles: Parking or storing wrecked or abandoned vehicles within residential districts is prohibited [Section 164.14(C)].
Development Standards for RMF-24
Fayetteville has established specific density, bulk, and area requirements for the RMF-24 district.
Bulk and Area Regulations
| Standard | Requirement |
|---|---|
| Max Units per Acre | 24 units [Section 161.16(C)] |
| Min Lot Area (Single-family) | 3,000 square feet [Section 161.16(D)(2)] |
| Min Lot Area (Two-family) | 4,000 square feet [Section 161.16(D)(2)] |
| Min Lot Area (3-family or more) | 7,000 square feet [Section 161.16(D)(2)] |
| Min Lot Area (Townhouses) | 2,000 square feet [Section 161.16(D)(2)] |
| Min Lot Width (Single/Two-family) | 35 feet [Section 161.16(D)(1)] |
| Min Lot Width (3-family or more) | 70 feet [Section 161.16(D)(1)] |
| Minimum Buildable Street Frontage | 50% of the lot width [Section 161.16(H)] |
Setback and Height Requirements
| Feature | Front Setback | Side Setback | Rear Setback |
|---|---|---|---|
| Single & Two-Family | 0 to 25 feet (Build-to Zone) | 5 feet | 5 feet |
| Other Permitted Uses | 0 to 25 feet (Build-to Zone) | 8 feet | 20 feet |
Note: In the Fayetteville RMF-24 district, building height is restricted based on the distance from the front property line: 2 stories maximum if within 10 feet, 3 stories maximum if between 10 and 20 feet, and 5 stories maximum if greater than 20 feet [Section 161.16(F)].
Parking Requirements
| 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 (greater) | 1 per bedroom |
| Multi-family | 1 per bedroom | 1 per bedroom |
Sections Cited
- Section 161.01 - Application of District Regulations
- Section 161.16 - District RMF-24, Residential Multi-Family — Twenty-Four (24) Units Per Acre
- Section 162.01 - Establishment/Listing
- Section 164.14 - Parking and Storage of Certain Vehicles
- Section 168.10 - Provisions for Flood Hazard Reduction
- Section 171.02 - General Provisions
- Section 172.05 - Standards for the Number of Spaces by Use
- Section 174.08 - Prohibited Signs