RSF-1 Zoning District Guide: Residential Single-family - One Unit per Acre in Fayetteville
The RSF-1 district in Fayetteville is designed to encourage very low-density residential environments, limiting development to one single-family detached dwelling per acre. In the City of Fayetteville, RSF-1 requires a minimum lot size of 35,720 square feet and strictly regulates land use to protect the character of established low-density neighborhoods.
Allowed Uses in the RSF-1 District
The Fayetteville Unified Development Code (UDC) categorizes allowed activities into uses permitted by right and those that require a conditional use permit.
Uses Permitted by Right
The following uses are allowed in the RSF-1 district without requiring special discretionary approval, provided they meet standard building and development codes:
- Unit 1: City-wide uses by right. This includes public facilities such as field crop farms, forests, orchards, and essential services like fire hydrants and sidewalks [Section 162.01(A)].
- Unit 8: Single-family dwellings. Traditional detached single-family houses [Section 162.01(H)].
- Unit 41: Accessory dwellings. Secondary, complete housekeeping units (ADUs) located on the same lot as a primary structure [Section 164.19].
- Unit 46: Short-term rentals. Property leased or rented for periods of less than thirty consecutive days [Section 164.26].
Conditional Uses
The following uses may be permitted in the RSF-1 district only after review and approval by the Fayetteville Planning Commission:
- Unit 2: City-wide uses by conditional use permit. This includes specialized facilities like airports, bed and breakfasts, campgrounds, and plant nurseries [Section 162.01(B)].
- Unit 3: Public protection and utility facilities. Including electric regulating stations and transmission towers [Section 162.01(C)].
- Unit 4: Cultural and recreational facilities. Such as churches, libraries, museums, and schools [Section 162.01(D)].
- Unit 5: Government facilities. Main facilities for government agencies [Section 162.01(E)].
- Unit 24: Home occupations. Businesses conducted within a dwelling by the residents, subject to strict traffic and size limitations [Section 163.08].
- Unit 36: Wireless communications facilities. Antennas and supporting towers [Section 163.13].
- Unit 44: Cluster Housing Development. A design that allows for varied housing patterns while maintaining overall density limits [Section 164.22].
Prohibited Uses in the RSF-1 District
Fayetteville’s zoning logic is generally permissive; any use not explicitly listed as permitted or conditional is prohibited in the RSF-1 district. Key examples of prohibited uses include:
- Multi-family Dwellings: Buildings containing three or more units (e.g., apartments) are not allowed, as RSF-1 is strictly for single-family detached units [Section 161.05].
- Two-family Dwellings (Duplexes): These are excluded from the permitted use table for RSF-1 [Section 161.05].
- Manufactured Homes: Unlike the R-A district, manufactured homes (Unit 37) are not listed as an allowed use in RSF-1 [Section 161.05].
- General Commercial/Industrial: Most commercial retail, heavy industrial, and manufacturing activities are excluded to preserve the residential nature of the district.
- Gated Streets: Most new residential subdivisions in Fayetteville are prohibited from constructing gates across streets to maintain community connectivity [Section 171.02(D)].
Development Standards for RSF-1
Developments in the RSF-1 district must adhere to specific "Bulk and Area" regulations and setback requirements to maintain the intended low-density character of Fayetteville.
Bulk and Area Requirements
| Standard | Requirement |
|---|---|
| Maximum Density | 1 unit per acre |
| Minimum Lot Width | 150 feet |
| Minimum Lot Area | 35,720 square feet |
| Minimum Land Area per Dwelling | 35,720 square feet |
Setback and Height Requirements
| Feature | Minimum Setback / Limit |
|---|---|
| Front Setback | 35 feet |
| Side Setback | 20 feet |
| Rear Setback | 35 feet |
| Maximum Building Height | 3 stories |
[Section 161.05]
Specialized Regulations
Urban Agriculture
In the RSF-1 district, residents are permitted to keep certain animals, such as chickens (fowl) and bees, subject to conditions. For example, a maximum of four fowl are allowed on lots of 5,000 square feet or smaller, with additional birds allowed for larger acreage [Section 164.04].
Parking Standards
Single-family residences in the RSF-1 district are required to provide a minimum of two off-street parking spaces per dwelling unit [Section 172.05].
Sections Cited
- Section 161.05 - District RSF-1, Residential Single-Family — One (1) Unit Per Acre
- Section 162.01 - Establishment/Listing (Use Units)
- Section 163.08 - Home Occupations
- Section 163.13 - Wireless Communications Facilities
- Section 163.18 - Type 2 Short-Term Rentals
- Section 164.04 - Urban Agriculture
- Section 164.19 - Accessory Dwelling Units (ADU)
- Section 164.22 - Cluster Housing Development
- Section 171.02 - General Provisions (Streets)
- Section 172.05 - Standards For The Number Of Spaces By Use