RMF-6 Zoning: Residential Multi-Family (6 Units per Acre) in Fayetteville
The RMF-6 district in Fayetteville allows for a maximum residential density of six units per acre and is designed primarily to provide low-density multi-family housing that serves as a transition between single-family neighborhoods and higher-density areas. Key development standards include a mandatory build-to zone for front setbacks between 0 and 25 feet and a building height limit of up to three stories depending on the structure's proximity to the front property line [Section 161.13].
Purpose and District Character
The RMF-6, Residential Multi-family — Six (6) Units Per Acre district is established within the City of Fayetteville to encourage the development of multi-family residences at a low density. The district is intended to create housing that is appropriate for its immediate context while serving as a strategic buffer between traditional single-family residential areas and more intensive high-density developments [Section 161.13(A)].
Land Use Regulations
Fayetteville code defines the types of developments allowed in the RMF-6 district through "Use Units." These are categorized as either permitted by right or requiring a conditional use permit.
Permitted Uses (By Right)
The following uses are allowed in Fayetteville's RMF-6 district without a conditional use permit:
- Residential Dwellings: Single-family, two-family, three-family, four-family, and multi-family dwellings.
- Specialized Housing: Cluster housing developments and accessory dwellings.
- City-Wide Uses: Standard city-wide uses allowed by right.
- Lodging: Short-term rentals [Section 161.13(B)(1)].
Conditional Uses
The following uses may be permitted in the RMF-6 district subject to Planning Commission approval:
- Commercial and Office: Limited business (Use Unit 12a), professional offices, and home occupations.
- Civic and Public Facilities: Public protection and utility facilities, cultural and recreational facilities, and government facilities.
- Residential Variants: Manufactured home parks and private dormitories [Section 161.13(B)(2)].
Development Standards
Fayetteville requires all RMF-6 developments to adhere to specific bulk, area, and setback regulations to maintain the district's transitional character.
Bulk and Area Requirements
The minimum lot width and area vary significantly depending on the specific type of use being developed within the RMF-6 district.
| Standard | Single-Family | Two-Family | Three-Family or More | Professional Office |
|---|---|---|---|---|
| Min. Lot Width | 50 feet | 50 feet | 90 feet | 100 feet |
| Min. Lot Area | 6,000 sq. ft. | 7,000 sq. ft. | 9,000 sq. ft. | 1 acre |
| Max. Density | 6 units/acre | 6 units/acre | 6 units/acre | N/A |
Note: Manufactured home parks require a 3-acre minimum site area [Section 161.13(D)].
Setback and Height Requirements
The RMF-6 district utilizes an "urban form" approach to front setbacks, requiring buildings to be placed within a specific range of the front property line.
| Setback Location | Requirement |
|---|---|
| Front (Build-to Zone) | 0 feet to 25 feet from front property line |
| Side (Single & Two Family) | 5 feet |
| Side (Other Uses) | 8 feet |
| Rear (Single Family) | 5 feet |
| Rear (Other Uses) | 25 feet |
Building height in Fayetteville's RMF-6 district is restricted based on the structure's distance from the front property line or Master Street Plan right-of-way.
- 2 Stories: Maximum height if a portion of the building is located between 0 and 10 feet from the front property line.
- 3 Stories: Maximum height for buildings or portions of buildings set back greater than 10 feet from the front property line [Section 161.13(F)].
Additional Regulations
- Building Area: The total area occupied by all buildings on a lot in the RMF-6 district shall not exceed 50% of the total lot area. Accessory ground-mounted solar energy systems are excluded from this calculation [Section 161.13(G)].
- Minimum Buildable Street Frontage: For developments in this district, 50% of the lot width must be occupied by the building frontage [Section 161.13(H)].
- Transition Setbacks: If a building in RMF-6 exceeds two stories, the portion of the building over two stories must have an additional setback from any side boundary line adjacent to a single-family district. This additional setback must equal the difference between the total height of that portion of the building and two stories [Section 161.13(E)].
Sections Cited
- Section 151.01 Definitions
- Section 161.13 District RMF-6, Residential Multi-Family — Six (6) Units Per Acre
- Section 172.05 Standards For The Number Of Spaces By Use (Table 3)