RMF-40 Residential Multi-Family Zoning in Fayetteville
The RMF-40: Residential Multi-family - Forty (40) Units per Acre zoning district in Fayetteville is intended to protect existing high-density residential areas and encourage new development of this type. This district permits a maximum density of 40 units per acre and allows for a variety of residential forms by right, including multi-family apartments, while requiring conditional use permits for non-residential integrations like professional offices or limited businesses [Section 161.17].
Permitted Uses in RMF-40
In Fayetteville, the RMF-40 district categorizes allowed activities into Use Units. The following uses are permitted by right, meaning they do not require special discretionary approval as long as they meet standard building and development codes.
Residential and Primary Uses (By Right)
The RMF-40 district focuses primarily on high-density residential living. The following are allowed by right:
- City-wide uses by right (Use Unit 1): Includes public facilities, essential services, agricultural uses, and open land uses such as parks, sidewalks, and field crop farms [Section 162.01(A)].
- Single-family dwellings (Use Unit 8): Traditional detached homes [Section 162.01(H)].
- Two-family dwellings (Use Unit 9): Duplexes and two-unit townhouses [Section 162.01(I)].
- Three- and four-family dwellings (Use Unit 10): Small-scale multi-family structures [Section 162.01(J)].
- Multi-family dwellings (Use Unit 26): Including apartments, convalescent homes, fraternity/sorority houses, and multi-unit townhouses [Section 162.01(AA)].
- Accessory dwellings (Use Unit 41): Secondary units located on the same lot as a principal dwelling [Section 162.01(PP)].
- Cluster Housing Development (Use Unit 44): Innovative housing arrangements designed to preserve open space [Section 162.01(SS)].
- Short-term rentals (Use Unit 46): Residential units leased for periods of less than 30 consecutive days [Section 162.01(UU)].
Conditional Uses in RMF-40
Conditional uses are those that may be appropriate in the RMF-40 district but require a Conditional Use Permit (CUP) and approval from the Fayetteville Planning Commission to ensure they do not negatively impact the surrounding neighborhood [Section 163.02].
Regulated and Non-Residential Uses (By Conditional Use Permit)
- City-wide uses by conditional use permit (Use Unit 2): Includes higher-impact facilities such as campgrounds, community recycling drop-off centers, and water recreation areas [Section 162.01(B)].
- Public protection and utility facilities (Use Unit 3): Such as electric regulating stations and pressure control stations [Section 162.01(C)].
- Cultural and recreational facilities (Use Unit 4): Including museums, cemeteries, churches, and schools [Section 162.01(D)].
- Government facilities (Use Unit 5): Including libraries, post offices, and police stations [Section 162.01(E)].
- Manufactured home park (Use Unit 11): Subject to specific design and acreage requirements [Section 162.01(K)].
- Limited business (Use Unit 12a): Small-scale commercial services like daycares, dry cleaning, or specialized retail (e.g., florists, bakeries) [Section 162.01(L)].
- Home occupation (Use Unit 24): Businesses operated within a residence by the occupants [Section 162.01(Y)].
- Professional offices (Use Unit 25): Includes offices for accountants, architects, doctors, and realtors [Section 162.01(Z)].
- Wireless communications facilities (Use Unit 36): Towers and antennas [Section 162.01(KK)].
- Private dormitories (Use Unit 48): Facilities constructed specifically for housing students [Section 162.01(WW)].
Prohibited Uses
The Fayetteville Unified Development Code dictates that any use not specifically listed as a permitted or conditional use within the RMF-40 district is prohibited [Section 162.01]. Prohibited uses in RMF-40 include, but are not limited to:
- Heavy industrial and manufacturing operations.
- Auto salvage and junk yards.
- Large-scale commercial retail (Shopping goods).
- Sexually oriented businesses.
- Animal husbandry and commercial livestock operations.
- Wrecking and demolition services.
Development Standards for RMF-40
All developments within the RMF-40 district must adhere to specific density and spatial requirements.
Bulk, Area, and Setback Requirements
| Standard | Requirement |
|---|---|
| Max Density | 40 units per acre or less |
| Min Lot Width (Manufactured Home Park) | 100 feet |
| Min Lot Area (Manufactured Home Park) | 3 acres |
| Min Lot Area (Fraternity/Sorority) | 1 acre |
| Front Setback (Build-to Zone) | 10 to 25 feet from front property line |
| Side Setback | 8 feet |
| Rear Setback | 20 feet (5 feet for single-family residences) |
Building Height Regulations
The RMF-40 district utilizes a tiered height system based on the building's distance from the front property line:
- 0 to 10 feet from front line: Maximum height of 2 stories.
- 10 to 20 feet from front line: Maximum height of 3 stories.
- Greater than 20 feet from front line: Maximum height of 5 stories [Section 161.17(F)].
Parking Requirements
Parking for the RMF-40 district is determined by the specific use of the structure as defined in the Fayetteville parking ratios table.
| 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 |
[Section 172.05, Table 3]
Sections Cited
- Section 161.17: District RMF-40, Residential Multi-Family — Forty (40) Units Per Acre
- Section 162.01: Establishment/Listing (Use Units)
- Section 163.02: Authority; Conditions, Procedures (Conditional Uses)
- Section 172.05: Standards For The Number Of Spaces By Use (Parking)