RSF-18: Residential Single-family - Eighteen (18) Units per Acre in Fayetteville
The RSF-18: Residential Single-family district in Fayetteville is designed to promote efficient residential development with a maximum gross density of 18 units per acre. This zoning designation primarily permits single-family detached dwellings, accessory dwelling units, and short-term rentals by right, while allowing for increased density through conditional use permits for two-family dwellings and cluster housing. Development in the Fayetteville RSF-18 district is governed by specific urban form requirements, including a "build-to zone" for front setbacks and a maximum building height of three stories.
Allowed Uses in the Fayetteville RSF-18 District
The Fayetteville Unified Development Code (UDC) categorizes allowed uses into those permitted by right and those requiring a conditional use permit.
Uses Permitted by Right
In the RSF-18 district, the following use units are permitted by right [Section 161.10(B)(1)]:
- Unit 1: City-wide uses by right: Includes agricultural activities (field crops, orchards), essential services (fire hydrants, sidewalks), and public recreation areas (parks, parkways) [Section 162.01(A)].
- Unit 8: Single-family dwellings: Standard detached residential homes [Section 162.01(H)].
- Unit 41: Accessory dwellings: Detached or attached secondary residential units (ADUs) on the same lot as a primary structure [Section 162.01(PP)].
- Unit 46: Short-term rentals: Specifically Type 1 rentals (owner-occupied) are generally permitted, while Type 2 (non-owner occupied) are subject to specific conditional requirements in residential zones [Section 161.10(B)(1), Section 163.18].
Conditional Uses
The following uses may be allowed in the RSF-18 district if approved by the Fayetteville Planning Commission [Section 161.10(B)(2)]:
- Unit 2: City-wide uses by conditional use permit: Includes B&Bs, campgrounds, and community recycling drop-off facilities [Section 162.01(B)].
- Unit 3: Public protection and utility facilities: Such as electrical regulating stations or transmission towers [Section 162.01(C)].
- Unit 4: Cultural and recreational facilities: Includes churches, libraries, museums, and schools [Section 162.01(D)].
- Unit 5: Government facilities: Includes post offices and police stations [Section 162.01(E)].
- Unit 9: Two-family dwellings: Duplexes or two-family attached units [Section 162.01(I)].
- Unit 12a: Limited business: Small-scale commercial services like daycares, salons, or tailor shops within a limited footprint [Section 162.01(L)].
- Unit 24: Home occupations: Professional or instructional services conducted within a residence [Section 162.01(Y)].
- Unit 36: Wireless communications facilities: Antennas and supporting towers [Section 162.01(KK)].
- Unit 44: Cluster Housing Development: Innovative residential layouts that allow for shared open space and higher density [Section 162.01(SS)].
Prohibited Uses and Activities
The Fayetteville UDC expressly prohibits several activities and structures within the RSF-18 district to maintain the residential character:
- Pole Signs: On-site pole signs are prohibited in all RSF districts; only monument signs are typically allowed for non-residential uses [Section 174.10(A)(2)].
- Wrecked or Abandoned Vehicles: Parking or storing wrecked or abandoned vehicles is strictly prohibited in residential districts [Section 164.14(C)].
- Pay-to-Park Operations: Commercial parking for a fee is prohibited for single-family detached homes in all zoning districts [Section 172.11(L)].
- Large Animal Husbandry: Animals like horses or cattle are not permitted unless the property is zoned Residential Agricultural (R-A) or falls under specific agricultural use units not standard to RSF-18 [Section 164.04(A)(2)].
- Africanized Honey Bees: These are specifically prohibited in the city's urban agriculture regulations [Section 164.04(C)(8)].
Development and Technical Standards
The RSF-18 district utilizes a "build-to zone" to ensure structures are oriented toward the street, creating a traditional urban form.
Bulk, Area, and Height Requirements
| Standard | Single-Family Requirement | Two-Family Requirement |
|---|---|---|
| Max Density | 18 units per acre | 18 units per acre |
| Min Lot Width | 30 feet | 30 feet |
| Min Lot Area | 2,500 square feet | 2,000 square feet |
| Max Building Area | 60% of total lot area | 60% of total lot area |
| Max Building Height | 3 stories | 3 stories |
[Section 161.10(C)-(G)]
Setback Standards
| Boundary | Setback / Build-to Zone Requirement |
|---|---|
| Front | A build-to zone located between the front property line and a line 25 feet from the front property line. |
| Side | 5 feet on both sides. |
| Side (Zero Lot Line) | Permitted on one interior side if a maintenance agreement is filed; the other side must be 10 feet. |
| Rear | 5 feet. |
[Section 161.10(E)]
Parking Requirements
| Use Type | Minimum Parking Spaces | Maximum Parking Spaces |
|---|---|---|
| Single-Family | 2 per dwelling unit | None |
| Two-Family / Duplex | 2 per dwelling unit | 4 per dwelling unit |
| Townhouse | 2 per unit or 1 per bedroom (whichever is greater) | 1 per bedroom |
[Section 172.05, Table 3]
Sections Cited
- Section 161.10 District RSF-18, Residential Single-Family — Eighteen (18) Units Per Acre
- Section 162.01 Use Units Listing
- Section 163.18 Type 2 Short-Term Rentals In Residential Zoning Districts
- Section 164.04 Urban Agriculture (Fowl, Bees & Goats)
- Section 164.14 Parking And Storage Of Certain Vehicles
- Section 172.05 Standards For The Number Of Spaces By Use
- Section 172.11 Driveway And Parking Standards For Four (4) Or Less Parking Spaces
- Section 174.10 On-Site Freestanding Signs